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Planning Report
kha
DEVELOPMENT
M A N A G E R S
TOWN PLANNING REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
(EXTENSION TO SUPERMARKET)
3 LANYANA WAY, NOOSA HEADS
COLES GROUP PROPERTY DEVELOPMENTS LTD
FILE NUMBER: 11469 MAY 2013
P LA N N I N G | S U R VEY I NG | P R O JEC T MANAGEMENT | COURT APPEALS
Sunshine Coast Suite 1, Corner Surf Road & Gardak St Alexandra Headland Qld 4572
PO Box 6380, Maroochydore BC Qld 4558
p | 07 5443 2844 f | 07 5443 7146 w | www.kenhicks.com.au
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KHA Development Managers 11469 TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY ................................................................................................. 3 2.0 INTRODUCTION ........................................................................................................... 4 3.0 SITE DESCRIPTION ...................................................................................................... 5 4.0 PROPOSED DEVELOPMENT .......................................................................................... 7 5.0 STATE ASSESSMENTS ................................................................................................... 8 5.1 SOUTH EAST QUEENSLAND REGIONAL PLAN ................................................................... 8 5.2 REGIONAL ECOSYSTEM MAPPING ..................................................................................... 8 6.0 THE NOOSA PLAN ....................................................................................................... 10 6.1 LAND USE DEFINITION .................................................................................................... 10 6.2 LEVEL OF ASSESSMENT .................................................................................................... 10 6.3 OVERLAYS ......................................................................................................................... 11 6.4 NOOSA HEADS LOCALITY ................................................................................................. 12 6.5 PLANNING SCHEME CODES .............................................................................................. 12 7.0 CONCLUSION ............................................................................................................. 13 ATTACHMENT 1: Code Assessment prepared by KHA Development Managers Supporting Documentation Proposal plans prepared by Mode Design Traffic Report prepared by TTM Consulting Material Change of Use – Supermarket Extension 3 Lanyana Way, Noosa Heads Page 2 of 13
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KHA Development Managers 11469
1.0 EXECUTIVE SUMMARY
SITE DETAILS
Local Authority Sunshine Coast Regional Council
Address 3 Lanyana Way, Noosa Heads 4567
Property Description Lot 54 on RP139776
Site Area 2.824 Hectares
Registered Landowner Noosa Fair (Holdings) Pty Ltd
Current Use Noosa Fair Shopping Centre
SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATION
Land Use Category Urban Footprint
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan
Locality Noosa Heads
Zone Business Centre
Overlays • Bushfire Hazard; and
• Biodiversity
APPLICATION DETAILS
Applicant Coles Group Property Developments Ltd
C/- KHA Development Managers
Application Type Material Change of Use for Extension to existing Supermarket
Proposal Retail business Type 2 Shop and salon (extension to existing Coles
Supermarket)
Level of Assessment Impact
Referral Agencies Department of Transport and Main Roads
• Within 400m of a Public Passenger Transport Facility
PROJECT TEAM
Town Planning KHA Development Managers
Architecture Mode Design
Traffic Engineering TTM Consulting
Material Change of Use – Supermarket Extension
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KHA Development Managers 11469 2.0 INTRODUCTION This Town Planning Report has been prepared to support a development application for Material Change of Use for an extension to an existing Supermarket (Retail Business Type 2 Shop & salon) at 3 Lanyana Way, Noosa Heads, described as lot 54 on RP139776. The site is subject to the Noosa Plan and included within Noosa Heads Locality with a zoning of Business Centre. The site is included in the ‘Urban Footprint’ under the South East Queensland Regional Plan 2009-2031. The proposed Material Change of Use for an extension to an existing supermarket (Retail Business Type 2 Shop & salon) is subject to Impact Assessment under the applicable Assessment Table for the Noosa Heads Locality. The purpose of this Town Planning Report is to describe the characteristics of the subject site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This Town Planning Report should be read in conjunction with the accompanying covering letter, IDAS development application forms, proposal plans and traffic report. Material Change of Use – Supermarket Extension 3 Lanyana Way, Noosa Heads Page 4 of 13
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KHA Development Managers 11469 3.0 SITE DESCRIPTION The subject site is located at 3 Lanyana Way, Noosa Heads and legally described as Lot 54 on RP139776. The allotment is 28,240m² in area and has a road frontage to Lanyana Way of approximately 200 metres and a road frontage to Wyandra Street of approximately 75 metres. The existing development comprises Noosa fair Shopping Centre with all site access from Lanyana Way. Coles Supermarket is the centres anchor tenant, with a variety of smaller retail stores and offices. Figure 1 – Aerial Photo; subject site shown in red Source: Neapmap, 2012 The surrounding area is currently characterised by commercial and retail premises, low density residential housing and vegetated bushland. Directly to the south of the site and surrounding the Business Centre are residential neighbourhoods generally consisting of detached houses. To the west of the site is Pinnaroo Rotary Park which is heavily vegetated. Land uses directly adjoining the north of the site include a Council owned car park and the Noosa Heads Bowls Club. To the east of the site, along the length of Lanyana Way is the Noosa Junction business centre. Material Change of Use – Supermarket Extension 3 Lanyana Way, Noosa Heads Page 5 of 13
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KHA Development Managers 11469
SUBJECT SITE
Figure 2 – Context of subject site Source: Google Maps (Google Inc.) www.google.com/maps
Material Change of Use – Supermarket Extension
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KHA Development Managers 11469 4.0 PROPOSED DEVELOPMENT This application seeks a Development Permit for a Material Change of Use for Retail business Type 2 Shop and salon, for an extension to the existing Noosa Fair Coles supermarket to be established in accordance with the attached Proposal Plans prepared by Mode Design. The proposed extension will allow for an improved supermarket offering to be provided. Trading hours will remain as existing and no additional staff are proposed. BUILT FORM The proposed extensions to the Coles supermarket will provide additional retail floor space and back of house area along with a new amenities block. The extensions to the existing supermarket are located on the eastern and western sides of the building, contributing an additional 590m2 to the total gross floor area giving the supermarket a total gross floor area of 4,440m2. The proposed extensions will integrate with the existing site development and maintain the current built form/height and will not exceed 6.5 metres above ground level. The existing amenities will be relocated and expanded (30m2) and include end of trip facilities. The proposed extensions will increase existing site GFA from 7,250m2 to 7,870m2. ACCESS AND PARKING A total of 387 car spaces will be provided with the extension including 6 disabled spaces and 5 motor bike spaces. 13 unsecured bicycle spaces and 8 secured bicycle space will be provided. The 2 existing separate crossovers will be maintained for vehicle and service vehicle access. LANDSCAPING Existing landscaping is to be retained where possible and is generally sited along all boundaries and street frontages. No additional landscaping is proposed or required. SERVICING The existing servicing arrangement and loading dock will be maintained. Refuse/waste bins will be relocated to be within the western portion of the proposed extension. Sufficient on site manoeuvring for a Waste Collection Vehicle is provided with the carpark area. INFRASTRUCTURE The site is currently connected to all essential urban infrastructure. Stormwater will be collected and treated on site and discharged into a legal point of discharge as per the current situation. Internal water, sewer, telecommunication and electrical connections are established. Material Change of Use – Supermarket Extension 3 Lanyana Way, Noosa Heads Page 7 of 13
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KHA Development Managers 11469 5.0 STATE ASSESSMENTS 5.1 SOUTH EAST QUEENSLAND REGIONAL PLAN Figure 3: South East Queensland Regional Plan Land Use Designation. The site is identified within the South East Queensland Regional Plan as being within the Urban Footprint. Assessment of the applicable provisions of the Regional Plan indicates that the proposed development is an appropriate urban scale of development. Assessment against the regulatory provision is not triggered and referral is not required. 5.2 REGIONAL ECOSYSTEM MAPPING The subject site is identified as containing a small area of remnant vegetation that is a least concern regional ecosystem seen in the figure below. No vegetation removal is required as such referral is not triggered. Figure 4: Regional Ecosystem Map. 5.3 PUBLIC PASSENGER TRANSPORT FACILITY The subject site is within 400m of a Public Passenger Transport Facility, seen in the figure below. The development is therefore referrable to the Department of Transport and Main Roads as a Concurrence Agency. Material Change of Use – Supermarket Extension 3 Lanyana Way, Noosa Heads Page 8 of 13
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KHA Development Managers 11469 Figure 5: DTMR Trigger Mapping Material Change of Use – Supermarket Extension 3 Lanyana Way, Noosa Heads Page 9 of 13
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KHA Development Managers 11469
6.0 THE NOOSA PLAN
The site is located in the Noosa Heads Locality and the Business Centre Zone (Zone Map ZM6).
SUBJECT SITE
Figure 6: Extract from Zone Map ZM6 Source: Noosa Plan (www.sunshinecoast.qld.gov.au)
6.1 LAND USE DEFINITION
The proposed development is defined under the Noosa Plan as follows:
Retail business means the conduct of a business activity, where goods or services are displayed
or offered for sale to the public. The term includes the following types:
Type 2 Shop & salon - The use of premises for an activity that is generally found in a
shopping complex, strip or centre. The use includes a shop, hairdressing salon, appliance
repairs, alterations, dry cleaning and a café with dining facilities for up to 10 people.
Comment: The proposed development will be established in accordance with the above definition.
6.2 LEVEL OF ASSESSMENT
The applicable extract from the Table of Development Assessment for the Noosa Heads Locality and the
Business Centre Zone is included below.
Column 1 Column 2 Column 3
Defined use or use Assessment category Relevant assessment criteria -
class applicable code if development
is self-assessable or requires
code assessment
Business Uses -
Consistent use Self-assessable if one of the If self-assessable Column 2 of
All Commercial following and not involving any Table 14.5, Acceptable Solutions
business; new buildings or the expansion of S1.1 to S9.2 of the Business Uses Code
or buildings or outdoor use area
All Entertainment and providing the building has already If code assessable—
dining business; been approved for one of these a) Noosa Heads Locality Code;
or uses and no additional tenancies and
Retail business Type 1 are being created— b) Business Uses Code; and
Local, Type 2 Shop a) Commercial business c) Landscaping Code; and
and salon, Type 4 Types 1 or 2; or d) Engineering Works Codes.
Showroom, Type 5 b) Entertainment and dining
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KHA Development Managers 11469
Vehicle uses, Type 6 business Type 1; or
Hardware store or c) Retail business Types 1 or 2
Type 7 Garden and
lifestyle centre. Code Assessable if—
Inconsistent use a) one of the following and not
Those Business Uses involving any new buildings or
listed in Section 9.32 the expansion of buildings or
outdoor use area but not
complying with Column 2 of
Table 14.5, Acceptable
Solutions S1.1 to S9.2 of the
Business Uses Code—
i) Commercial business
Types 1 or 2; or
ii) Entertainment and
dining business; or
iii) Retail business Types
1,4, 5, 6 or 7; or
iv) Retail business Type 2
if not exceeding 2,000m2
GFA
Impact assessable if—
a) Home-based business; or
b) Industrial business; or
c) Retail business Type 2 if
exceeding 2,000m2 GFA; or
d) Retail business Type 3
Comment: The existing supermarket already exceeds 2,000m2 as such the application is subject to
Impact Assessment.
6.3 OVERLAYS
Overlays recognise a wide range of environmental features and values and need to be given particular
consideration in the assessment of applications under the Noosa Plan.
Mapping Comment
Biodiversity
The site is identified as containing a small area
of environmental enhancement area. As no
development or vegetation removal is
proposed in this area assessment against the
Biodiversity Overlay is not required.
Material Change of Use – Supermarket Extension
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KHA Development Managers 11469
Bushfire
The site is identified as containing a Medium
Bushfire Hazard area. The proposal is
however for an extension of an existing
developed site. The proposed extension does
not increase the sites bushfire risk to people or
property and is not considered to trigger the
need for assessment against the Natural
Hazards Overlay Code.
6.4 NOOSA HEADS LOCALITY
The relevant Overall Outcomes of the locality are as follows:
a) New uses and works are located, designed and managed to—
i be compatible with other uses and works;
ii maintain the safety of people and works;
iii avoid significant adverse impacts on the amenity enjoyed by users of other premises,
including acoustic and visual qualities; and
iv avoid significant adverse effects on the natural environment;
For the Business Centre Zone, the Noosa Junction Business Centre—
i accommodates significant Retail business, Commercial business, Entertainment and dining
business, and Community Uses that provide residents and visitors with a range of goods and
services including some higher order services; and
ii accommodates uses that do not detract from the role of the Shire Business Centre as the
principal business centre for Noosa;
iii incorporates a mix of business uses and upper level employee housing which reduces
commuting pressures and creates a vibrant environment with opportunities for both day and
night time casual surveillance
Comment: The site is located within the Business Centre Zone. The proposal does not introduce a new
use but rather provides for an extension to an existing supermarket which will improve the existing
offering by enhancing the availability of goods and services for the local community. The proposal will
not detract from the role of the Noosa Business Centre.
6.5 PLANNING SCHEME CODES
In accordance with the applicable Assessment Table, the proposal is assessable against the following
planning scheme codes:
- Noosa Heads Locality Code;
- Business Uses Code;
- Landscaping Code;
- Engineering Works Codes.
Comment: An assessment of the proposed development against the applicable Specific outcomes and
Probable solutions of the applicable Planning Scheme Codes has been included in Attachment 1. The
proposal generally achieves compliance with all applicable probable solutions. Where a Probable
Solution is not met an alternative solution demonstrating compliance with the corresponding Specific
Outcome is achieved.
Material Change of Use – Supermarket Extension
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KHA Development Managers 11469
7.0 CONCLUSION
This Town Planning Report has been prepared to support a development application for Material
Change of Use for extension to an existing Supermarket (Retail Business Type 2 Shop & salon) at 3
Layana Way, Noosa Heads. Under the Noosa Plan the site is included within Noosa Heads Locality and
Business Centre Zone.
The proposal is for extension of Coles supermarket within Noosa Fair Shopping Centre. The proposal
has been designed with a building form, scale, and bulk compatible to the existing and surrounding
development.
The proposal is supported on the following grounds:
• The proposal does not introduce a new use but rather provides for an extension to an existing
supermarket;
• The proposal will provide for an enhanced supermarket offering providing community benefit;
• The proposed use is a consistent use supported by the Noosa Plan;
• The proposal demonstrates compliance with the overall outcomes of the Noosa Heads Locality;
• The proposal demonstrates compliance with the applicable planning scheme codes. Where
probable solutions are not met a suitable alternative solution is achieved, demonstrating
compliance with the relevant specific outcome.
Approval of the application is warranted.
Material Change of Use – Supermarket Extension
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ATTACHMENT A CODE ASSESSMENT [OCR of page images] ATTACHMENT A CODE ASSESSMENT
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NOOSA HEADS LOCALITY CODE
Specific Outcomes Probable solutions Proposal
9.9 Effects of use
Am enity Complies
O1 Uses are located, designed and No solution provided. The proposed extension to the
operated to avoid significant supermarket will not cause
adverse changes to the light, air significant changes to the amenity
quality, noise, accessibility, or other of the surrounding area.
conditions enjoyed by users of
associated, adjoining or nearby
uses.
M ajor road netw ork Complies
O2 The visual amenity and No solution provided. The visual amenity of the road
character surrounding the major network will not be impacted upon.
road network, including Sunshine Existing vegetation along road
Beach Road (David Low Way), frontages is to be retained.
Eenie Creek Road, Noosa Drive and
Noosa Parade, is protected and
enhances the entrances to Noosa
Heads through—
a) retaining and enhancing the
visual and physical separation of
Noosa Heads from neighbouring
localities;
b) ensuring future development
does not encroach upon existing
vegetation within the road reserve;
and
c) utilising dense landscaping and
earth mounding (rather than
fencing and walls) for visual
screening and noise attenuation;
AND
O3 Development generates traffic Complies
demands that are consistent with The proposed extension will
the future capacity of the road generate traffic consistent with the
network. future road network.
Scenic vistas Complies
O4 Aesthetic and cultural values of No solution provided. The proposal is for an extension to
the natural landscape are an established building. The
maintained through protecting proposal will have minimal impact
important scenic vistas— on scenic vistas.
a) from the streets, beaches and
other public spaces;
b) to the ocean, river, coastal
lowlands and the vegetated
backdrop of Noosa Hill;
c) within Little Cove– vistas over
Laguna Bay and to the Noosa
National Park and the vegetation
stands, part of the hills and sand
dunes;
d) within Cooloola and Weyba Park
Estates– the scenic view of Noosa
National Park and Weyba Creek;
and
e) within Noosa Sound– vistas
across Noosa River.
M obile business uses Not applicable
O5 Business Uses located within No solution provided. The proposal is not for a mobile
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Specific Outcomes Probable solutions Proposal the road reserve or on the beach business use. (particularly in the vicinity of Hastings Street, Noosa Main Beach and Noosa National Park) offer goods and services that directly benefit visitors and complement the range of visitor experiences available in the locality, such as mobile food vendors and learn to surf classes. 9.10 Built form Density Not applicable O6 The density of development No solution provided. No residential component is within the site area— proposed. a) is compatible with surrounding development; b) does not exceed— i. for the Semi-Attached Housing Zone: A. for sites between 500m2 and 599m2 inclusive — 4.8 persons; B. for sites 600m2 or more — 6.6 persons or 100 persons per hectare whichever is the higher; ii. for the Attached Housing Zone—a maximum population density of 160 persons per hectare, with the following exceptions:- A. Lot 603 on SP188270 in Serenity Close, where the allowable population density is 250 persons per hectare B. Lot 889 SP203086 being the Viridian Noosa Resort in Viewland Drive where the allowable population density is 100 persons per hectare; iii. Business Centre Zone—a maximum population density of 100 persons per hectare; and iv. Visitor Mixed Use Zone—a maximum population density of 280 persons per hectare; and v. for the Community Services Zone maximum population density of 320 persons per hectare exclusively for the purposes of Residential Aged Care and 160 persons per hectare for any other form of Retirement & Special Needs Housing; and c) has a low site impact to enhance the opportunity to maintain natural site characteristics, including native vegetation and natural landforms. Height Complies O7 Buildings and other structures— S7.1 Buildings and other structures The proposed extensions have a a) present a building height have a maximum building height maximum height of less than 6.5m. consistent with structures on of— adjoining and surrounding land; a) for the Business Centre Zone– b) do not exceed a maximum 12m; or building height of—i For the b) for the Visitor Mixed Use Zone— Business Centre Zone– 3 i. Northern side of Hastings Street—
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Specific Outcomes Probable solutions Proposal
storeys; A. within 7m of the Hastings St
or alignment – 6m;
ii For the Visitor Mixed Use Zone— B. balance area of site – 15m with a
A. Northern side of Hastings 12m presentation to the
Street— beach; or
• within 7m of the Hastings St ii. Southern side of Hastings
• alignment – 2 storeys; or Street—
• balance area of site – 4 A. within 10m of the Hastings St or
• storeys with a 3 storey Noosa Drive alignments – 6m;
• presentation to the beach; or B. balance area of site – 15m; or
• B. Southern side of Hastings c) for Attached Housing Zone—12m
• Street— with the exception of Lot 603 on
• within 10m of the Hastings St; SP188270 in Serenity Close, where
or a maximum height of 15m is
• Noosa Drive alignments – 2 permitted; or
storeys; or d) for any other zone— 8m;
• balance area of site – 4 storeys;
or
iii For Attached Housing Zone — 3
storeys with the exception of Lot
603 on SP188270 in Serenity Close,
where a maximum height of 4
storeys is permitted; or
iv For any other zone— 2 storeys;
c) do not visually dominate the
street or surrounding spaces;
d) preserve the amenity of
surrounding land;
e) respect the scale of surrounding
vegetation;
f) respond to the topography of the
site by minimising cut and fill (eg.
stepping down the site or using a
suspended pole construction); and
g) maintain a mature vegetated
skyline.
Setbacks Complies
O8 Buildings and other structures S8.1 Buildings and structures The proposal maintains a minimum
are appropriately designed and comply with the minimum setbacks setback of 6m to the frontage in
sited to— identified in Schedule 1 - Minimum accordance with Schedule 1.
a) provide amenity for users of the Boundary Setbacks.
premises as well as preserve the
visual and acoustic amenity of
adjoining and nearby properties;
b) provide adequate distance from
adjoining land uses
c) preserve any existing vegetation
that will buffer the proposed
building;
d) allow for landscaping to be
provided between buildings;
e) maintain the visual continuity
and pattern of buildings and
landscape elements within the
street;
f) protect public safety and property
within erosion prone areas by
ensuring such areas are maintained
largely free of development; and
g) help protect the natural
character and visual amenity of
coastal areas and watercourses.
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Specific Outcomes Probable solutions Proposal Site cover, gross floor area and Complies plot ratio The proposed extension to the O9 The site cover, gross floor area No solution provided. eastern and western sides of the and plot ratio of buildings and other existing supermarket maintains a roofed structures— similar building bulk, scale and a) results in a building scale that is height to that of the existing compatible with surrounding building and surrounding development; developments. The proposal does b) does not present an appearance not involve the removal of of excessive bulk to adjacent vegetation and as such will maintain properties, roads or other areas in the existing landscaping along all the vicinity of the site; boundaries. There is no change to c) maximises the retention of access or stormwater arrangements existing vegetation and allows for proposed. soft landscaping between buildings; d) allows for adequate area at ground level for outdoor recreation, entertainment, clothes drying and other site facilities; and e) facilitates onsite stormwater management and vehicular access. O10 Site cover— Not applicable a) for a class 1 or class 10a The site is within the Business structure within the Detached Centre Zone. Housing Zone, does not exceed— i for a single storey building - 50%; or ii for a building of 2 or more storeys - 50% on the ground floor and 30% for the upper storey(s), or 40% for all storeys for a building of 2 or more storeys; b) for other classes within the Detached House Zone does not exceed 40%; c) for the Semi-Attached Housing Zone does not exceed 40%; d) for the Attached Housing Zone does not exceed 40%; or e) for the Visitor Mixed Use Zone does not exceed 45%; O11 For Multiple housing Type Not applicable 2, buildings have a maximum plot The proposal is for an extension to ratio of 0.45:1. an existing supermarket. O12 For Multiple housing Type 3 Not applicable or 4, Visitor The proposal is for an extension to accommodation Type 4 and the an existing supermarket. accommodation unit component of an Entertainment and dining business Type 3 (hotel)—the maximum a gross floor area is equivalent to the maximum allowable population in persons multiplied by 40m2. O13 For the Visitor Mixed Use Zone Not applicable the maximum a gross floor area is The site is within the Business equivalent to the maximum Centre Zone.
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Specific Outcomes Probable solutions Proposal
allowable population in persons
multiplied by 40m2, provided that
gross floor area
does not exceed a total of
13,600m2.
O14 For the Neighbourhood Centre Complies
Zone and the Business Centre Zone, The site area of 28,240m2 allows a
the maximum plot ratio does not maximum plot ratio / GFA of
exceed – 9,472m2 (ie [email protected] =
a) 0.8:1 for the first 2,000m2 of site 1600m2 + [email protected] =
area; plus 7872m2). The proposed GFA with
b) 0.3:1 for the balance of the site the extensions will total 7,870m2,
area in excess of 2,000m2. which is less than the allowable
maximum.
Roof form
O15 Roof forms— S15.1 The main roof of the building Complies - Specific Outcome
a) contribute positively to the local has a roof pitch no less than 5 The roof form of the extension
skyline; degrees and has minimum 600mm needs to integrate with the existing
b) complement the character of the eaves to at least 75% of the building and roof from. While the
locality; perimeter of the building; roof from of the extension is not
c) use soft and articulated, pitched, pitched (other than the amenities
skillion or curved roof forms; AND block at the rear), this roof form is
d) avoid low pitched (eg. less than consistent with and complementary
5 degrees) or box profiles/parapets; of the existing site character. The
and extension will however improve the
e) do not create opportunities for existing roof from by providing
residents to overlook the private increased vertical articulation. The
open space areas of neighbouring extensions do not create
properties. S15.2 Buildings and structures do opportunities for overlooking to
not include roof top terraces. neighbouring properties.
Complies
No rooftop terraces are proposed.
Flooding and drainage
O16 Buildings and other works are S16.1 For new buildings or Not applicable
designed and sited to— structures or additions of more than The site is not flood prone or
a) provide flood free access to 50m2 gross floor area to an existing subject to minimum floor levels.
premises and flood free habitable building or structure, floor levels for
areas; habitable rooms are not less than
b) allow only minor, short term and the specified minimum floor levels;
infrequent flooding of non-habitable
areas; AND
c) ensure carparking areas can be S16.2 Where Council infrastructure Complies
adequately drained; is available— The existing infrastructure is
d) ensure drainage does not a) any drainage (from buildings and sufficient to accommodate the
adversely impact upon other land) flows to that infrastructure; additional building area.
premises; and and
e) ensure filling or excavation does b) the infrastructure has the
not adversely impact upon other capacity to accept any additional
premises by— loading.
i. causing ponding of water on the
site or nearby land; AND
ii. increasing flooding, which
adversely affects the safety or use S16.3 For Residential Uses— Not applicable
of any land upstream and a) where slab on ground No residential uses are proposed.
downstream; and construction is used, filling does not
iii. adversely affecting the flow of extend more than 1m beyond the
water in any overland flow path. building footprint and access to car
parking areas, measured from the
outer walls of the building ; or
b) the design consists of a
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Specific Outcomes Probable solutions Proposal
suspended floor construction;
AND
S16.4 Car parking and Complies
maneuvering areas are constructed Mechanical pumping is not required
at a level that permits the parking to drain carparking areas.
area to drain from the site by
gravity means, without the need for
mechanical pumping; or
S16.5 Basements for residential Not applicable
uses have flood immunity above the No residential uses are proposed.
Q100 where alternative means to
mechanical pumping are used to
achieve such immunity; or
S16.6 Basements for non- Not applicable
residential uses have flood No basements are proposed.
immunity above the Q100 that may
be achieved by means of
mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites and ridgelines S17.1 Buildings and associated Not applicable
O17 Development on sloping access ways are not constructed on The site is not a sloping site.
sites— land with a slope greater than 1 in
a) is responsive to the natural 4 (25%);
topography of the site and AND
minimises cut and fill;
b) does not visually dominate the S17.2 Buildings are of split level Not applicable
hill slope or design that step down the slope or As above.
interrupt the skyline; have a suspended floor
c) is integrated with the natural site construction;
characteristics including vegetation; AND
and
d) for Multiple housing, takes the S17.3 Cut or fill is less than 2m in Not applicable
form of small separate buildings; depth; As above.
AND
AND
S17.4 The distance between the Not applicable
ground and the lowest part of the As above.
floor of the building does not
exceed 3m to avoid large under
building areas;
AND
S17.5 Buildings do not present as Not applicable
more storeys than is allowed in the As above.
relevant zone.
Not applicable
O18 On steep slopes or ridgelines S18.1 No solution provided As above.
which are visible from the major
road network, areas of public open
space, the Noosa River or the
beaches—
a) new buildings and structures
including outbuildings, are designed
so as not to dominate or detract
from the scenic and
environmental qualities of the site
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Specific Outcomes Probable solutions Proposal and its setting; and b) the external colour scheme of buildings is designed to blend with the natural elements of its surroundings. Public transport node O19 An accessible and safe public S19.1 A public transport node is Complies transport node is established and located within Noosa Heads as No changes are proposed to operated within Noosa Heads that— identified in Schedule 5 — Map 1. existing public transport nodes. a) links public transport services to Existing public transport is currently other centres on the Sunshine provided. Coast; and b) forms part of an integrated transport network that is accessible via pedestrian and bicycle pathways. 9.11 Environment, conservation and recreation Environm ental and cultural Complies heritage values No solution provided The proposal will not result in O20 There are no significant significant adverse impacts on the adverse effects on biodiversity, natural environment. native vegetation, habitats, landscape quality, water quality or The proposal will not have any cultural heritage values, including adverse effects on the existing those related to— natural drainage of the site. a) changes to natural drainage; b) disturbance to any of the The site is not subject to wetlands, wetland systems; landslide or erosion. c) management of landslide and fire risk; d) erosion and the transport of No impacts to fauna habitat will sediments off site; result. e) unmanaged public access; f) changes to fauna habitat and behaviour; and g) disturbance of buildings and features, including natural features, of cultural heritage significance. Open space netw ork O21 The integrated open space S21.1 Open space corridors and Not applicable network is established, enhanced existing native vegetation in areas The site is not identified on Map 4 and protected throughout the indicated in Schedule 5 – Map 4 are as containing open space corridors. locality to— protected from fragmentation and a) provide for both passive and encroachment by development. active recreational pursuits; b) provide connectivity for pedestrians and cyclists; c) provide access to community uses and buildings, public open space and recreation areas, the beaches, Noosa National Park and Noosa River; d) provide habitat connectivity for wildlife; e) protect watercourses and drainage lines; f) protect vegetation on steep slopes; and g) form a scenic backdrop for residential development. AND
Page 22
Specific Outcomes Probable solutions Proposal
O22 Physical and visual links S22.1 No solution provided Not applicable
between public open space areas The site dos not provide any
and watercourses are retained. physical or visual links between
public open space areas and
watercourses.
Pedestrian and bicycle
pathw ays
O23 Safe and convenient S23.1 Pedestrian and bicycle Not applicable
pedestrian and bicycle pathways are pathways are provided and retained The site is not identified on Map 2
provided and retained between and where indicated in Schedule 5 – as containing pedestrian or bicycle
around key destinations. Map 2; pathways.
AND
S23.2 Contributions toward a Not applicable
Pathways Network are provided in Standard infrastructure charges will
accordance with PSP20. apply.
Recreational opportunities
O24 Key recreation focal points, No solution provided. Complies
including Noosa National Park, The proposal does not impact
Noosa River foreshore and mouth, recreation focal points.
Noosa Main Beach and Lion’s Park
are maintained without significant
changes to their landscape
character, including as a result of
increased infrastructure.
W atercourses
O25 The environmental, economic, No solution provided. Complies
amenity and transportation values the proposal will not impact on the
of the Noosa River system are Noosa River System.
protected.
Division 21—Specific Outcomes and Probable Solutions for the Business Centre
Zone
Specific Outcomes Probable solutions Proposal
3.31 Consistent Uses
O72 The following defined uses No solution provided Complies
and use classes are consistent uses The proposal is identified as a
and are located in the Business consistent use.
Centre Zone—
a) Commercial business;
b) Entertainment and dining
business;
c) Retail business Types 1, 2, 4,
5, 6 or 7;
d) Education Type 3 or 4;
e) Emergency service Type 1;
f) Wellbeing Type 2;
g) Transport Types 1 or 2;
h) Ancillary dwelling unit; and
i) Multiple Housing Type 4
consisting of small
dwelling units
9.32 Inconsistent Uses
O73 The following defined uses No solution provided Complies
and use classes are inconsistent The proposal is not identified as an
uses and are not located in the inconsistent use.
Business Centre Zone—
a) All Agricultural Uses;
b) Home-based business;
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Specific Outcomes Probable solutions Proposal
c) Industrial business;
d) Retail business Type 3;
e) Education Types 1 or 2;
f) Emergency service Type 2;
g) Open space;
h) Wellbeing Types 1, 3 or 4;
i) Service and utility;
j) Transport Types 3 or 4;
k) Detached house;
l) Community residence;
m) Multiple housing if not Type
4 consisting of small dwelling units;
and
n) Visitor accommodation
9.33 Effects of Use
Amenity No solution provided Complies
O74 Development maintains the The proposed supermarket
amenity, vitality and character of extension will maintain the existing
the Noosa Junction commercial strip amenity, vitality and character of
by— the Noosa Junction commercial
a) the inclusion of Retail and strip.
Commercial business uses and
Entertainment and dining business
uses that serve as a focal point for
residents and visitors;
b) preserving its low key and low
density nature; and
c) siting and designing off street
parking areas to the rear of
buildings or basements and
integrating parking spaces with
plantings.
M ixed use developm ent S75.1 Where multiple housing Not applicable
O75 Uses on the ground floor (small dwelling units) or ancillary The proposal is not a mixed use
contribute to the function of the dwelling units are incorporated, development
business centre. residential uses are not located on
AND the ground floor but are located
O76 Residents do not compete with above business or community uses;
customers for carparking spaces. and
S75.2 Separate identifiable Not applicable
residential entrances are provided The proposal is not a mixed use
for any residential uses; development
AND
S76.1 Resident carparking is Not applicable
limited to one space per dwelling The proposal is not a mixed use
unit or accommodation unit. development
and
S76.2 Resident carparking is not Not applicable
located in the road reserve or The proposal is not a mixed use
between the residential or business development
building and the principal street
frontage.
Function of the Shire Business Complies
Centre The proposal is for the extension of
O77 Uses within the Noosa an established supermarket within
Junction Business Centre do not the Noosa Junction Business Centre.
detract from the function of the The proposal does not introduce a
Shire Business Centre as the new use nor change the function of
principal business centre in the the existing supermarket and will
former Noosa Shire. not detract from the Shire Business
Centre as the principal business
centre in the former Noosa Shire.
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Specific Outcomes Probable solutions Proposal
Streetscape & character S78.1 Uses on the ground floor— Complies – Specific outcome
O78 Buildings and structures are a) have at least 50% transparent The design of the extensions is
sited and designed to— glazing limited by the existing built form
a) integrate with the established to the front wall; and building location. The
pattern and scale of the business b) have their main entrance facing extensions will however improve the
centre; the street; and existing elevation treatment by
b) present a high quality c) include outdoor dining or seating introducing increased vertical
streetscape incorporating building areas. articulation. Being well setback
elements that define the street and from the street frontage and with
public spaces as well as create no change proposed to existing
human scale and visual interest; streetscape landscaping, the
c) contribute to their setting proposal integrates with the
including the skyline; established pattern and scale of the
d) retain and enhance pedestrian business centre and will not have
links between buildings and public any impact upon the existing
open spaces; streetscape and character.
e) provide front building alignments
consistent with neighbouring
premises, except where retaining
existing trees and providing for tall
canopy trees and outdoor dining
areas;
f) present changes in colours,
textures and materials to break up
the building façades; and
g) present articulation in building
facades to avoid large blank
Pedestrian w alkw ays S79.1 Street awnings are— Not applicable
O79 Street awnings are designed a) at least 2.5m in depth; The existing built form is well
and located to— b) provided along the full frontage setback from the street and does
a) provide continuous weather of the building; not include any street awnings.
protection to pedestrians; c) setback a minimum of 500mm Due to the existing built form
b) maintain the continuity and style from the kerb; and constraints it is not possible to
of adjacent awnings, especially in d) are no more than 500mm higher provide any street awnings.
relation to height, scale, form and or lower than adjacent awnings that
materials; are less than 2m away or are no
c) provide a feeling of enclosure more than 3m in height.
and human scale for pedestrians so
as to contribute to a “sense of
place”;
d) have an adequate clearance
distance from the kerb to prevent
obstruction; and
e) contribute to an attractive
streetscape environment.
Comment: The proposal generally achieves compliance with all applicable probable solutions of the
Noosa Heads Locality Code. Where a Probable Solution is not met an alternative solution
demonstrating compliance with the corresponding Specific Outcome is achieved.
BUSINESS USES CODE
Specific Outcomes Probable solutions Proposal
TABLE 14.8 FOR ALL BUSINESS USES
Electricity infrastructure
O18 The development does not S18.1 No solution provided Complies
adversely impact on existing or The proposal does not adversely
future electricity supply impact on existing or future
infrastructure; electricity supply infrastructure
AND
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Specific Outcomes Probable solutions Proposal
O19 All uses and works maintain an S19.1 Development for uses Not applicable
adequate safe distance from adjacent to or within 50m of an Site is not within 50m of an
electrical infrastructure including existing electricity substation electricity substation.
substations, overhead powerlines, incorporates noise attenuation
power poles and transformers. measures to mitigate noise impacts;
AND
S19.2 Buildings and structures Complies
(including swimming pools, sheds, The proposed extensions are not
tennis courts and outbuildings) are constructed under overhead
not constructed under overhead electricity lines or within electricity
electricity transmission lines, or easements.
within electricity easements.
N oise
O20 Development is designed and No solution provided Complies
sited to avoid noise emissions that Noise will be in keeping with the
unreasonably diminish the amenity surrounding area and what is
of the area or surrounding uses. already experienced on site.
M echanical plant and S21.1 Mechanical plant and Complies
equipm ent and storage equipment are— Existing mechanical plant and
areas a) located more than 2m from equipment is appropriately sited
O21 Mechanical plant and any property boundary; and screened from view.
equipment (including air b) where located at ground level,
conditioning equipment) and screened by fencing 1.5m in
storage areas are designed and height or dense vegetation of at
located to— least 1.5m in width incorporating
a) avoid adverse visual impacts grouped trees and shrubs with
when viewed from the street and maximum separation distance of
adjoining properties; and 1m measured from the centre of
b) visually integrate with the the tree or scrub; and
building design. c) are visually integrated into the
line and plane of the building and
roof design and do not project
beyond the height or width of the
building when viewed from the
street and adjoining properties;
AND
S21.2 For Industrial business Not applicable
and Retail business Type 3, The proposal is for an extension to
materials stored outside of a Retail type 2.
building do not exceed 4m in height
or half the height of the on-site
buildings whichever is the greater.
Safety and security
O22 All property boundaries are S22.1 Boundaries are identified by Complies
clearly identifiable with public and such means as - Boundaries are easily identified
private spaces clearly defined. a) fencing; or through landscaping, pathways,
b) changes in surface materials or roads and the like.
levels; or
c) landscape treatments;
AND
S22.2 Loading and storage areas Complies
are well lit or can be locked after Loading and storage areas are well
hours. lit.
O23 All premises and access routes S23.1 All premises are identified by Complies
are clearly identifiable to all the provision of the street number The site is easily identifiable.
persons, particularly emergency in a prominent location, preferably
services personnel. near the site entry, (i.e. on the kerb
or letterbox or by signage on the
building or site).
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Specific Outcomes Probable solutions Proposal
O24 All building entries are S24.1 The number of entrances Not applicable
designed to be obvious and easily and exits are limited and main No change to the entrance/exit
identifiable sites to enable external building entrances/exits are located points of the existing shopping
areas to be monitored. at the front of the site, in view of centre or supermarket is proposed.
the street. Where this is not
possible, due to site or existing
building constraints, a well defined
path is provided to the
entrance/exit;
AND
S24.2 All entrances/exits to Complies
buildings, are well lit and signed, Entrance/exit points are well lit and
and signage includes hours of signed.
operation;
AND
S24.3 Entrances/exits are located Complies
to provide a direct link to driveways Entrance/exit points are within close
and carparking areas; proximity to car parking areas and
AND driveways.
S24.4 Recessed doorways are Complies
avoided where the recess is of Recessed doorways are not
sufficient size to conceal a person. proposed.
Where recessed doorways are
unavoidable, measures are used to
enhance
safety, as follows—
a) good lighting installed;
b) strategically placed mirrors
installed;
c) angled approaches provided; or
d) gates which restrict access
provided.
O25 Uses are arranged within S25.1 Windows and main Not applicable
buildings and on sites to enable entrances are positioned to allow The proposal is for an extension
external areas to be monitored. for casual surveillance. only, with no change to the existing
building orientation and position.
O26 Communal open space, S26.1 Communal open spaces, Not applicable
including congregation and seating including congregation and seating The proposed extensions do not
areas, is located where it can be areas are situated where they are in include any communal open space
monitored. the line of sight of windows, doors areas.
and/or balconies of buildings, or
can beseen from a street or other
public space.
O27 Buildings and structures are S27.1 Buildings or structures that Complies
designed to minimise opportunities are visible from a public street or The extensions to the existing
for vandalism. laneway— supermarket are able use anti-
a) avoid the use of solid fences graffiti paint if required.
and blank walls which attract
graffiti. Where solid blank
surfaces are unavoidable,
measures in the form of
landscaping, creepers, murals,
vandal resistant paint,
etc are used;
b) use toughened glass, security
screens and other measures (but
not including security shutters
that obscure the view of
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Specific Outcomes Probable solutions Proposal
shopfronts) are used in windows
which are provided at ground
level, to deter break and enters;
and
c) use hardy vandal proof
materials and anti-graffiti paint
are used in the construction of
buildings.
O28 Lighting of appropriate S28.1 Lighting of appropriate Not applicable
intensities is provided to maximise intensities is provided which The proposal does not involve any
safety. satisfies the requirements of change to existing shopping centre
Australian Standard AS1158: Public lighting.
Lighting Code, unless otherwise
specified in this Code;
AND
S28.2 External lighting of a As above.
graduated intensity is provided
which starts at a lower level of
brightness at the perimeter of the
site and rises to a higher level at
the entrance to buildings or at the
centre of the site;
AND
S28.3 Lighting is directed onto the Not applicable
site and away from neighbouring The proposal does not involve any
properties; change to existing shopping centre
AND lighting.
S28.4 Vandal-resistant lighting is Not applicable
used in public and publicly The proposal does not involve any
accessible areas. change to existing shopping centre
lighting.
O29 Public toilets are designed and S29.1 Public toilets are located in Complies
constructed to— high traffic areas; A new amenities block is proposed
a) ensure the safety of all people AND in close proximity to the Coles
using them; and supermarket, specialty stores and
b) take advantage of informal courtyard.
surveillance from adjoining uses
and activities, discouraging non- S29.2 Features that may legitimise Complies
legitimate uses. loitering, such as seating or public No features which would encourage
telephones are not located within loitering are located in direct
20m of toilet entrances; proximity to the amenities block.
AND
S29.3 Entrances to public toilets Complies
are visible from the street, footpath The proposed amenities block is
and other activity areas on the site visible from the existing public
or adjoining sites. courtyard area.
O30 Premises have accessibility to S30.1 Safe and convenient Complies
public transport. pathway access is provided from The site has access to nearby public
the site to link to existing pathway transport facilities via the existing
networks that services public pathway network.
transport facilities;
OR
S30.2 Direct pathway access is As above
provided to the public transport
facility if the facility is contained on
site or within 50m from the
property boundary.
O31 Business Uses are designed S31.1 Safe and convenient cycle Complies
and constructed to encourage users access to and from the site from Bicycle use on the site is
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Specific Outcomes Probable solutions Proposal
of the development to access the the existing road and bicycle encouraged with provision for 13
site by means of foot or bicycle network, and safe bicycle unsecured bicycle spaces and 8
through provision of appropriate movement within the site is secured bicycle spaces. Access to
end-of trip facilities including bicycle provided; and from the site is considered safe
parking and shower/change rooms. AND and convenient via existing road
infrastructure.
S31.2 Secure and convenient Complies- Specific Outcome
parking space for bicycles is Appropriate bike parking is provided
provided on site in accordance with for a supermarket. 13 unsecured
AS2890.3 Bicycle Parking Facilities bicycle spaces and 8 secured bicycle
and Figure 14-1 Minimum spaces are provided. Refer traffic
Requirements for Bicycle Parking; report.
AND
S31.3 Where at least 5 bicycle Complies
parking spaces are required in A new amenities block is proposed
accordance with Figure 14-1 which provides appropriate bicycle
Minimum Requirements for Bicycle end of trip requirements.
Parking, end-of-trip cycle facilities
are provided at the following rate:
a) 1 locker per 2 bicycle parking
spaces; and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle
spaces or part thereof;
AND
S31.4 Bicycle parking spaces and Complies
cyclist facilities are designed in Bicycle parking spaces and cyclist
accordance with AUSTROADS Guide facilities are designed in accordance
to Traffic Engineering Practice, Part with AUSTROADS.
14 – Bicycles, Section 10;
AND
S31.5 On-site pedestrian facilities Not applicable
such as seating and shade The proposal is for an extension to
structures are provided in the existing supermarket. The
developments for the convenience existing pedestrian facilities
of persons walking to the site. provided on site are considered
Figure 14-1 Minimum sufficient.
Requirements for
Bicycle Parking
Site facilities
O32 Waste storage areas, external 32.1 Waste storage areas, external Complies
storage areas and loading docks do storage areas and loading docks are The waste storage area is to be
not detract from the visual amenity situated to the rear of the building relocated to within the western
of the streetscape or cause or under the ground; portion of the extension. Loading
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Specific Outcomes Probable solutions Proposal
nuisance to adjoining properties. OR areas to remain behind the main
S32.2 With the exception of the face of the building and screened
access way, waste storage areas, through the use of existing
external storage areas and loading landscaping.
docks are visually screened by
landscaping or fencing.
Environm ent & heritage values
O33 There are no significant No solution provided. Complies
adverse effects on the biodiversity, The proposed supermarket
natural vegetation, native wildlife, Advisory note extension will not result in
habitats, landscape quality, water PSP24 – Effluent Disposal details significant adverse impacts on the
quality or heritage values, including requirements for the design and natural environment.
those related to— siting of effluent disposal systems
a) changes to natural drainage; where located outside a sewerage
b) disturbance to any of the service area. Compliance with
wetland systems; PSP24 will be considered as part of
c) management of landslide and Council’s assessment of the
fire risk; plumbing and
d) erosion and the transport of drainage application.
sediments offsite;
e) unmanaged public access;
f) effluent disposal4;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and
features, including natural
features, of heritage significance.
Comment: The proposal generally achieves compliance with all applicable Probable Solutions of the
Business Uses Code. Where a Probable Solution is not met an alternative solution demonstrating
compliance with the corresponding Specific Outcome is achieved.
LANDSCAPING CODE
The overall outcome is the achievement of a high quality of landscape design that—
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and
locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and cultural
values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to protect
and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of
stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density commensurate
with building height, bulk and scale to buffer development and conflicting land uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: No additional landscaping is proposed or considered necessary. All existing landscaping is
to be maintained. No assessment against the Code is required.
Page 30
ENGINEERING WORKS CODES
DRIVEWAYS AND CARPARKING CODE
The purpose of this code is to ensure:
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a
property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and non-motorised
transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe
and functional and meet the reasonable requirements of the particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Adequate monetary contributions are made in circumstances where Council considers the
provision of external parking will fulfill the parking demand generated by the development
and will not have an adverse impact on existing public parking; and
h) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment: Existing site access and service vehicle arrangements will be maintained. Carparking will
remain generally consistent with existing arrangements with the exception of some carpark removal
required to facilitate the proposed extension. The development will not lead to any adverse safety or
road condition impacts in the locality. A total of 387 parking spaces are provided along with 21 bicycle
spaces.
Refer to the Traffic Engineering Report prepared by TTM Consulting.
EARTHWORKS CODE
The purpose of this code is to ensure:
a) To ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to—
i. land stability (including differential settlement or expansion in reactive soils);
ii. contamination of land;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss of native remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: Minimal earthworks are proposed for the extension and are only associated with building
works. Further details will be provided as part of a subsequent building works application.
EROSION CONTROL CODE
The purpose of this code is to ensure:
a) there is no significant environmental harm caused by the effects of erosion and sediment
transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance of land is minimised.
Comment: Minimal earthworks are proposed for the extension and are only associated with building
works. Further details will be provided as part of a subsequent building works application.
Page 31
EXISTING SERVICES CODE
The purpose of this code is to ensure:
a) Existing Council owned underground infrastructure is protected from potential or actual
damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design of the development.
Comment: The site is currently serviced by all required urban services. The proposal will be able to
achieve compliance to all Specific Outcomes of the Existing Services Code. Existing Council
infrastructure will be protected, or replaced at the developer’s cost if damaged.
TRANSPORT ROADS AND DRAINAGE CODE
The purpose of this code is to ensure:
a) Development is consistent with the intentions of the strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor
vehicle travel;
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of
the private car;
iv. vensure that vehicle access to the development does not compromise the capacity and
safety of the road system;
v. not increase the scale of the road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole of life cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i.e. through sufficient
kerb storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key
development style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or
convey the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and j) Road and
drainage infrastructure does not create any adverse impacts upon environmental values
associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: The proposal is for relatively minor extension to an existing shopping centre. The site is
appropriately serviced by the existing transport network with no change required.
WASTE MANAGEMENT CODE
The purpose of this code is to ensure:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe
and ecologically sustainable manner and without environmental nuisance;
Page 32
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose
of waste generated by the development.
Comment: The existing shopping centre has appropriate waste management arrangements in
place. The proposed extension to the supermarket does not require the provision of any additional
waste management arrangements.
WATER SENSITIVE DESIGN CODE
The purpose of this code is to ensure:
a) all urban development has suitable treatment and reuse systems for all site run-off;
b) all urban development reduces the need for mains water by utilizing run-off from appropriate
areas for applications such as toilet flushing and garden maintenance;
c) pipeless stormwater management systems are utilised;
d) downstream ecosystems, properties and infrastructure are not adversely impacted by either
quantity, levels of inundation or water quality changes caused by development; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Comment: The proposed extension will connect to the existing drainage system.