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Attachment F Mary River catchment Locality code
Development Permit for Other Change to an Educational Establishment at 35 Rules Road, Pomona and described as Lot 6 on RP484414 ________________________________Attachment F Attachment F: Mary River Catchment Locality Noosa Council Page 1
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Development Permit for Other Change to an Educational Establishment at 35 Rules Road, Pomona and described as Lot 6 on
RP484414
Division 15—Specific Outcomes and Probable Solutions for the Mary River Catchment Locality
Table 8.10
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
Amenity
O1 Uses are located, designed and operated No solution provided. The proposed extensions are located adjacent
to avoid significant adverse changes to the to the existing buildings on the site and are well
light, air quality, noise, accessibility or other separated from adjoining uses by existing
conditions enjoyed by users of associated, vegetation and the sloping landform. It is noted
adjoining or nearby uses. that the proposed use provides for the teaching
of meditation which is undertaken in a quiet and
unobtrusive manner and will not impact on the
surrounding area.
Scenic amenity
O2 Important scenic vistas including those to No solution provided. The extensions are not visible to the road
and from Mt Cooroora, Mt Pinbarren and Mt network or surrounding properties and have
Cooran are protected and uninterrupted to been located to maximise retention of
maintain aesthetic and cultural values of the vegetation on site. The extensions do not have
natural landscape any impact on scenic vistas.
Major road network
O3 The function of, and visual amenity and No solution provided. The site is accessed from Rules Road which
character surrounding the, major road connects to Reserve Street. which is designated
network, including Reserve Street, Summit as part of the major road network. Preliminary
Street, Pomona–Kin Kin Road, Louis Bazzo discussions with Main Roads indicates the
Drive, Greenridge–Pinbarren Road and intersection is capable of supporting the
Traveston– Cooran Road is protected and proposal subject to minor widening.
enhanced.
Density
O4 The density of development within the No solution provided The extension proposes to increase the number
site area— of students and servers and teachers on the
a) is compatible with surrounding site.
development; b) does not exceed—
i. for the Semi-Attached Housing Zone— 1 The building design of the student
dwelling unit per 500m2 of site area; and accommodation buildings is considered
ii. for the Village Mix Zone— 1 dwelling unit compatible with the height and character of
per lot; and existing structures on site. The buildings are
iii. for the Community Services Zone within located in a landscape setting and well setback
the town of Pomona—320 persons per from the boundaries of the site.
hectare exclusively for the purposes of
Residential Aged Care and 160 persons per The proposed extension maintains the natural
hectare for any other form of Retirement & site characteristics and retains significant
Special needs housing; and vegetation on site where feasible.
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native vegetation
and natural landforms
Height
O5 Buildings and other structures— S5.1 Buildings and other structures have Proposed new structures comply with height
a) are low rise and present a building height a maximum building height of— requirements:
consistent with structures on adjacent land; a) if in the Rural or Rural Settlement
b) do not exceed a maximum height of 2 Zone—8m, or 9m where the pitched roof Accommodation: 1 storey and 3.6 m to
storeys; but no other part of the building or 4.2m
c) do not visually dominate the street, structure exceeds 8m; or Meditation hall: 1 storey and 7.93m
surrounding spaces or the existing skyline; b) if in the Industry Zone—10m
d) preserve the amenity of surrounding land, c) in all other zones—8m. Mini Meditation hall: 1 storey and 6.5m
including existing sunlight to neighbouring
properties; Single Meditation hall: 2 storey and no
e) respect the scale of the surrounding change to height
vegetation; and
Off compound meditation building: 1 storey
f) ensure that development responds to the
and 4.2m
topography and minimises cut and fill (eg. by
stepping down the slope or using suspended
floor construction).
Noosa Council Page 2
Page 3
Development Permit for Other Change to an Educational Establishment at 35 Rules Road, Pomona and described as Lot 6 on
RP484414
Setbacks
O6 Buildings and other structures are S6.1 Buildings and structures comply with Complies
appropriately designed and sited to— the minimum building setbacks identified
a) provide amenity for users of the premises in Schedule 1 - Minimum Boundary
as well as preserve the visual and acoustic Setbacks.
amenity of adjoining and nearby land uses;
b) preserve any existing vegetation that will Frontage—10m
buffer the proposed building from adjoining Other boundaries—
uses; a) Standard—
c) allow for landscaping to be provided i 6m for sites less than 1ha; or
between buildings; and ii otherwise 10m;
d) maintain the visual continuity and pattern b) Exception—20m from boundaries that
of buildings and landscape elements within adjoin land in an Open Space
the street. Conservation Zone.
Site cover & gross floor area & plot ratio
O7 The site cover, gross floor area and plot No solution provided The proposed extension is of a character that is
ratio of buildings and other roofed consistent with the existing development form
structures— a) results in a building scale on site which is small buildings located within
that is compatible with surrounding landscaped grounds. The development is
development; located to the centre of the site with well
b) does not present an appearance of bulk to established vegetated setbacks to the
adjacent properties, roads or other areas in boundaries. The centre is not visible to the
the vicinity of the site; adjoining rural properties to the north, east and
c) maximises the retention of existing west, rural residential properties to the south
vegetation and allows for soft landscaping and is not visible to the public realm.
between buildings;
d) allows for adequate area at ground level The proposal maintain the vegetated
for outdoor recreation, entertainment, characteristics of the site with the bulk of the site
clothes drying and other site facilities; and retained in its natural state.
e) facilitates onsite stormwater management
and vehicular access. The development maximises the retention of
vegetation and provides landscape gardens
around the buildings and to the boundaries of
the site.
All services and infrastructure are able to be
contained on site.
Complies
O8 Site cover does not exceed—
a) for a class 1 or class 10a building within
the Detached Housing Zone, —
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 - 40%; or Not applicable
c) for the Semi-Attached Housing Zone–
40%.
The Code does not detail a specific density of
O9 For Multiple housing Type 2 buildings development for the rural zone in which the site
have a maximum plot ratio of 0.45:1. is contained. The proposed new buildings are
located around the existing structures on site
O10 For Multiple housing Type 3, Visitor with existing vegetation retained where possible.
accommodation Type 4 and the It is noted that the bulk of the site is to be
accommodation unit component of an retained in its natural vegetated state.
Entertainment and dining business Type 3—
the maximum gross floor area is equivalent Not applicable
to the maximum allowable population in
persons multiplied by 40m2 .
O11 For the Village Mix Zone, plot ratio
does not exceed 1.0:1.
Noosa Council Page 3
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Development Permit for Other Change to an Educational Establishment at 35 Rules Road, Pomona and described as Lot 6 on
RP484414
Flooding and drainage
O12 Buildings and other works are S12.1 For new buildings or structures or Complies – All buildings located above known
designed and sited to— additions of more than 50m2 gross floor flood areas.
a) provide flood free access to premises and area to an existing building or structure,
flood free habitable areas; floor levels for habitable rooms are—
b) allow only minor, short term and a) for areas where minimum floor levels
infrequent flooding of non-habitable areas; are available—not less than the specified
c) ensure carparking areas can be level; b) for areas where flood modelling is
adequately drained; available—a minimum of 300mm above
d) ensure drainage does not adversely the modelled flood level; and
impact upon other premises; and c) for areas where flood modelling is not
e) ensure filling or excavation does not available, a minimum of 300mm above the
adversely impact upon other premises by— highest known flood level; AND
i. causing ponding of water on the site or
nearby land; S12.2 Where Council infrastructure is No Council infrastructure on site.
ii. increasing flooding, which adversely available—
affects the safety or use of any land a) any drainage (from buildings and land)
upstream and downstream; and flows to that infrastructure; and
iii. adversely affecting the flow of water in b) the infrastructure has the capacity to
any overland flow path. accept any additional loading; AND
S12.3 Car parking and maneuvering Complies
areas are constructed at a level that
permits the parking area to drain from the
site by gravity means, without the need for
mechanical pumping; or
S12.4 Basements for residential uses No basement proposed
have flood immunity above the 1%AEP
defined flood event where alternative
means to mechanical pumping are used
to achieve such immunity; or
S12.5 Basements for non-residential uses No basement proposed
have flood immunity above the 1%AEP
defined flood event 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
O13 On sloping sites, buildings and S13.1 Buildings are of split level design Complies. Buildings have been designed to
structures are designed to maximise the use that step down the slope or have a minimise earthworks and cut and fill on the site.
of natural slope and minimise the need for suspended floor construction; AND
cut and fill. S13.2 Cut or fill is less than 2m in depth;
AND
S13.3 The distance between the ground
and the lowest part of the floor of the
building does not exceed 3m.
Roof form
O14 Roof forms— S14.1 With the exception of Industrial Proposed buildings have a pitched roof form
a) contribute positively to the local skyline; buildings, the main roof of the building has and eaves. Most of the buildings have eaves
b) complement the low rise character of the a roof pitch no less than 5 degrees and however the small accommodation buildings
locality; has minimum 600mm eaves to at least have eaves less than 600mm. As detailed by
c) use simple traditional roof designs, such 75% of the perimeter of the building; AND the photograph below the proposed
as hipped, gabled and skillion; and accommodation buildings will complement the
d) do not create opportunities for residents to S14.2 Buildings and structures do not existing buildings on site and provide a cohesive
overlook the private open space areas of include rooftop terraces form of development across the site. The
neighbouring properties. reduced eave in combination with the pitched
roof form provides an appropriate form of
development on site.
Noosa Council Page 4
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Development Permit for Other Change to an Educational Establishment at 35 Rules Road, Pomona and described as Lot 6 on
RP484414
Environment and cultural heritage values
O15 There are no significant adverse effects No solution provided The proposed extensions have been located
on biodiversity, native vegetation, native within existing cleared areas of the site and
fauna habitat, landscape quality, water around the existing buildings on site to minimise
quality or cultural heritage values, including impacts on the environment. Specialist reports
those related to— have been undertaken and include a Flora and
a) changes to natural drainage; fauna assessment report (Attachment G) and a
b) disturbance of the remnant vegetation or Bushfire Management Plan (Attachment H).
wetland systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off
site;
e) unmanaged public access;
f) effluent disposal63;
g) changes to fauna habitat and behaviour;
and
h) disturbance of buildings and features,
including natural features of cultural heritage
significance.
Open space network
O16 An integrated open space network is S16.1 Open space corridors and existing Existing native vegetation corridors to be
established, enhanced and protected native vegetation in areas indicated in retained on site.
throughout the locality to— Schedule 5 – Map 3 are protected from
a) provide for both passive and active fragmentation and encroachment by
recreational pursuits; development.
b) provide connectivity for pedestrians,
cyclists, and horse riders;
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development
Noosa Trail Network
O17 A comprehensive network of bridle trails S17.1 No solution provided Proposal does not affect the trail network.
and pedestrian and bicycle links is S18.1 Development includes linkages to
established, enhanced and protected or between existing or future components
incorporating road reserves, State forests, of the Noosa Trail Network, as indicated in
Council owned land and private lands Schedule 5 – Map 2; AND
consistent with the lifestyle and outdoor S18.2 Development does not have an
recreation needs of Noosa’s residents and adverse impact on the access functions of
visitors; AND the Noosa Trail Network as indicated in
O18 Existing and future pedestrian, bridle Schedule 5 – Map 2, including severing of
trail or bicycle linkages are retained as part existing or future linkages; or
of a Shire wide trail network S18.3 Alternative linkages to those
indicated in Schedule 5 – Map 2 are
provided; AND S18.4 Linkages to the
Noosa Trail Network are designed and
constructed in accordance with— a)
Australian Standard 2156.1 Walking
Tracks Part 1: Classification and Signage
to a minimum of a Class 4 Standard; and
b) Australian Standard 2156.2 Walking
Tracks Part 2: Infrastructure Design.
Pedestrian and bicycle pathways
O19 Safe and convenient pedestrian and S19.1 Pedestrian and bicycle pathways Proposal located in a rural zone and no formal
bicycle pathways are provided and retained are provided and retained where indicated pathways located in the surrounding area.
between and around key destinations in the Priority Infrastructure Plan in Part
including— 15; AND
a) within Pomona, including the Pomona S19.2 Contributions toward pedestrian
State Primary School, Pomona State High and bicycle pathways are provided in
School, the town centre, showgrounds and accordance with the Priority Infrastructure
sport and recreation facilities; and Plan in Part 15.
b) within Cooran, including Cooran State
Primary School, sporting and associated
facilities at Railway Road and Bridge Street,
and the village centre.
Noosa Council Page 5
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Development Permit for Other Change to an Educational Establishment at 35 Rules Road, Pomona and described as Lot 6 on
RP484414
Division 22—Specific Outcomes and Probable Solutions for the Rural Zone
Table 8.17
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Sloping sites & ridgelines
65 Development on sloping sites— S65.1 Buildings and associated accessways Complies
a) is responsive to the natural topography of the are not constructed on land with a slope
site and minimises the need for cut and fill (eg. greater than 1 in 4 (25%); AND
by stepping down the site or using suspended S66.1 Buildings present no more than 2 Complies - buildings not more than two
floor construction); storeys at any one point when viewed from storeys and not visible to the road or
b) does not visually dominate the hill slope or the road or other public space; AND public realm.
interrupt the skyline; S66.2 On properties with a slope exceeding Not applicable.
c) is integrated with the natural site 1 in 4 (25%) or located on ridgelines visible
characteristics including vegetation; AND from the major road network the roofline of
O66 The landscape character and visual buildings should not protrude above the
amenity quality of hill slopes and ridgelines are ridgeline or tree canopy
retained.
Incompatible uses
O67 New dwelling units are to provide for No solution provided Not applicable – no industrial uses in the
sufficient buffer area between the premises and surrounding area.
existing Industrial business uses on other
premises to avoid any potential adverse
amenity impacts on residents.
Environmental values
O68 The environmental values of land are No solution provided Proposed buildings and works have been
protected from adverse impacts as a designed to maintain existing vegetation
consequence of development on or adjacent to where possible and enhance the natural
that land. attributes of the site. The development is
located in a cleared and landscaped
portion of the site away from existing
significant vegetation.
Noosa Council Page 6