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Attachment C Noosa Heads
Attached to the e-mail Cover letter, IDAS plans, Att C & D , Plans DA01.02 - DA07.02 1 of 4 MCU16/0143.
Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871 Applicant: CBD Settlers Cove Pty Ltd _________________________________Attachment Attachment C: Noosa Heads Locality Code Attachment C - page 1
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Specific Outcomes and Probable Solutions for the Noosa Heads Locality
Table1
column 1 column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Compliance
Effects of use
Amenity
O1 Uses are located, designed and operated No solution provided. Complies - proposed use and design are
to avoid significant adverse changes to the consistent with the uses envisaged for the
light, air quality, noise, accessibility, or other area. Site located in a commercial zone
conditions enjoyed by users of associated, and surrounded by commercial uses
adjoining or nearby uses. including a service station, offices and
transport depot.
Proposed use is orientated to faces south
towards the existing commercial uses of
Noosa Junction. Existing buildings,
vegetation and existing carparking areas
effectively screen the premises from the
residential properties 55 metres to the
north.
Major road network
O2 The visual amenity and character No solution provided. Complies - proposal involves the
surrounding the major road network, including upgrading of the existing building on site
Sunshine Beach Road (David Low Way), Eenie which will enhance the character of the
Creek Road, Noosa Drive and Noosa Parade, area. The use of the premises for a
is protected and enhances the entrances to cafe/restaurant will reduce the visual
Noosa Heads through— dominance of vehicle related uses on the
a) retaining and enhancing the visual and streetscape and provide a more
physical separation of Noosa Heads from interesting and active streetfront.
neighbouring localities;
b) ensuring future development does not
encroach upon existing vegetation within the
road reserve; and
c) utilising dense landscaping and earth Existing road system able to cater for the
mounding (rather than fencing and walls) for demands of the use.
visual screening and noise attenuation;
O3 Development generates traffic demands
that are consistent with the future capacity of
the road.
Scenic vistas
O4 Aesthetic and cultural values of the natural No solution provided. Proposal utilises existing building and
landscape are maintained through protecting does not impact on scenic vistas. As
important scenic vistas— detailed above the use of the premises for
a) from the streets, beaches and other a cafe/restaurant will reduce the visual
public spaces; dominance of vehicle related uses on the
b) to the ocean, river, coastal lowlands and streetscape and provide a more
the vegetated backdrop of Noosa Hill; interesting and active streetfront.
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.
Mobile business uses
O5 No solution provided. Not applicable
Built form
Density
O6 The density of development within the No solution provided Not applicable.
site area—
a) is compatible with surrounding
development and
Attachment C - page 2
Page 3
column 1 column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Compliance
b) does not exceed;
- Business Centre Zone—a maximum
population density of 100 persons per hectare;
and
Height
O7 Buildings and other structures— S7.1 Buildings and other structures do not Existing building utilised for proposed use
a) present a building height consistent with exceed a maximum building height of— ; and is well below 12 metre height limit.
structures on adjoining and surrounding - Business Centre Zone–12m
land;
b) do not exceed a maximum building
height of—
For the Business Centre Zone– 3storeys;
or;
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
O8 Buildings and other structures are S8.1 Buildings and structures comply with Complies – existing building utilised which
appropriately designed and sited to— the minimum setbacks identified in Schedule complies with setbacks for commercial
a) provide amenity for users of the 1 - Minimum Boundary Setbacks: uses.
premises as well as preserve the visual and
acoustic amenity of adjoining and nearby In the Noosa Heads Locality—
properties Frontage - no setback required for the
b) provide adequate distance from adjoining ground floor and 2m for the second
land uses storey and 6m for the third storey.
c) preserve any existing vegetation that will Other boundaries—3m from
buffer the proposed building; boundaries that adjoin
d) allow for landscaping to be provided land in a residential zone.
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.
Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot No solution provided Complies - proposal involves the utilisation
ratio of buildings and other roofed structures— and renovation of an existing building on
a) results in a building scale that is the site.
compatible with surrounding development;
b) does not present an appearance of Building complies with height
excessive bulk to adjacent properties, roads requirements.
or other areas in the vicinity of the site;
c) maximises the retention of existing Minimal existing vegetation on site.
vegetation and allows for soft landscaping Commercial zone enables buildings to be
between buildings; built to side boundaries.
d) allows for adequate area at ground level
for outdoor recreation, entertainment, Existing stormwater and drainage systems
clothes drying and other site facilities; and on site to be utilised.
e) facilitates onsite stormwater
management and vehicular access.
O10
O11
O12
Attachment C - page 3
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column 1 column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Compliance
O13
O14 For the Neighbourhood Centre Zone and
the Business Centre Zone, the maximum plot
ratio does not exceed – Existing building utilised on site and is well
a) 0.8:1 for the first 2,000m2 of site area; plus below plot ratio requirements.
b) 0.3:1 for the balance of the site area in
excess of 2,000m2..
Roof form
015 Roof forms— S15.1 The main roof of the building has a Existing building to be utilised which has a
a) contribute positively to the local skyline; roof pitch no less than 5 degrees and has flat roof. Existing awning surrounding
b) complement the character of the locality; minimum 600mm eaves to at least 75% of roof presents as an eave and provides
c) use soft and articulated, pitched, skillion or the perimeter of the building; AND articulation to the roof.
curved roof forms; S17.2 Buildings and structures do not include
d) avoid low pitched (eg. less than 5 degrees) roof top terraces.5
or box profiles/parapets; and
e) do not create opportunities for residents to
overlook the private open space areas
of neighbouring properties.
Flooding and drainage1
O16 Not applicable
Sloping sites and ridgelines
O17 Not applicable - not a steep site
O18
Public transport node
O19 Not applicable
Environment, conservation and recreation
Environmental and cultural heritage values
O20 There are no significant adverse effects on No solution provided Complies - the development is consistent
biodiversity, native vegetation, habitats, with the pattern of development envisaged
landscape quality, water quality or cultural for the area. Existing infrastructure and
heritage values, including those related to— buildings to be utilised.
a) changes to natural drainage;
b) disturbance to any of the wetland
systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments
off site;
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 network
O21 The integrated open space network is S21.1 Open space corridors and existing The development does not impact on the
established, enhanced and protected native vegetation in areas indicated in adjoining public open space corridor to the
throughout the locality to— Schedule 5 – Map 4 are protected from rear of the site.
a) provide for both passive and active fragmentation and encroachment by
recreational pursuits; development.
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 Not applicable
1
Council has mapping of minimum floor levels and flood levels for some parts of the Shire. Contact the Land Development Section of Noosa
Shire Council.
Attachment C - page 4
Page 5
column 1 column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Compliance
development. S22.1 No solution provided
AND
O22 Physical and visual links between public
open space areas and watercourses are
retained..
Pedestrian and bicycle pathways
O23 Safe and convenient pedestrian and S23.1 Pedestrian and bicycle pathways are Not applicable -the site is within close
bicycle pathways are provided and retained provided and retained where indicated in proximity to pedestrian and bicycle routes.
between and around key destinations. Schedule 5 – Map 2;
AND
S23.2 Contributions toward a Pathways
Network are provided in accordance with
PSP20.
Recreational opportunities
O24 Key recreation focal points, including No solution provided Site fully serviced - No additional
Noosa National Park, Noosa River foreshore infrastructure required.
and mouth, Noosa Main Beach and Lion’s Park
are maintained without significant changes to
their
landscape character, including as a result of
increased infrastructure.
Watercourses
O25 The environmental, economic, amenity No solution provided Not applicable
and transportation values of the Noosa River
system are protected.
Attachment C - page 5