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Development Application part 2 Application Forms REC11/0145
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Page 2
LAN D PARTN E RS
built environment consultants
Lv
Application Report
Reconfiguring a Lot
This Planning Report has been prepared by LandPartners Limited on
behalf of Astronomer Pty Ltd, to accompany an application seeking a
Development Permit f o r te ] Recnnfigurang n I c t (One (1) into ThrPP (31
Lots and Access Easement), subject to Code Assessment at 21 Webb
Road, Sunshine Beach on land described as Lot 2 on RP234161.
21 Webb Road, Sunshine Beach
13 December 2011
Report for Lodgement
Planning - Titling - Urban Design - Mapping & GIS - Surveying
13 Railway Terrace, Milton QLD 4064
PO Box 3916, Soulh Brisbane BC QLD 4101
T: 61 7 3842 1000 F: 61 7 3842 1001
E: [email protected]
Page 3
LANDPARTNERS
Table of Contents
1.0 Executive Summary ............................................................................................................. 1
1.1 Summary ............................................................................................................................... 1
2.0 Synopsis ........................................................................................................................... 2
3.0 The Proposal ..................................................................................................................... 3
3.1 Application Details ................................................................................................................. 3
3.2 Details of Proposal ................................................................................................................. 3
3.3 Supporting Information ........................................................................................................... 5
4.0 Key Issues & Opportunities .................................................................................................. 6
4.1 Site Characteristics ................................................................................................................. 6
4.2 Overview ............................................................................................................................... 8
P
5.0 Development Assessment .................................................................................................... 9
5.1 Assessment Overview ............................................................................................................. 9
5.2 South East Queensland Regional Plan ...................................................................................... 9
Vegetation Management Act ..........................................................................................
5.4 South East Queensland Regional Coastal Management Plan ................................................... 10
5.5 State Planning Policies .......................................................................................................... 10
5.6 Temporary Local Planning Instruments ................................................................................... 10
5.7 Noosa Plan Planning Scheme - Zone ..................................................................................... 10
5.8 The Noosa Plan- Locality Plan .............................................................................................. 1 1
5.9 Noosa Plan - Overlays ......................................................................................................... 12
5.10 Noosa Plan Planning Scheme -Applicable Codes ................................................................... 12
5.11 Noosa Plan Planning Scheme - Overlay Codes ....................................................................... 12
5.12 The Noosa Plan- Planning Scheme Policies ............................................................................ 13
5.13 Infrastructure Charges .......................................................................................................... 13
fl 6.0 Referral Agencies ............................................................................................................. 14
6.1 Sustainable Planning Regulation 2009 ................................................................................... 14
7.0 Conclusion ...................................................................................................................... 15
7.1 Recommendation ................................................................................................................. 15
Appendix A : LandPartners Limited's Assessment of Relevant Codes .................................................. 17
Appendix B : Proposed Plan ......................................................................................................... 75
Appendix C : Title Documents ...................................................................................................... 76
Appendix D Relevant Searches ................................................................................................... 77
Appendix E : Slope Stability Assessment ........................................................................................ 86
Appendix F : Vegetation Assessment ............................................................................................. 87
Appendix G Bushfire Assessment ............................................................................................... 88
Appendix H Engineering Assessment .......................................................................................... 89
Page 4
LANDPARTNERS
1.0 Executive Summary
1.1 Summary
This report has been prepared by LandPartners Limited on behalf of Astronomer Pty Ltd
in support of an application seeking a Development Permit for a Reconfiguring a Lot
(One (1) into Three (3) Lots and Access Easement), subject to Code Assessment at 21
Webb Road, Sunshine Beach on land described as Lot 2 on RP234161.
The site is within the Detached Housing Zoning and within the Eastern Beaches Locality
Plan of the Noosa Plan. The proposed reconfiguration represents a positive planning
outcome that achieves a high level of compliance with the applicable development
codes. The development proposes compatible lot sizes and can be easily serviced by all
urban infrastructure.
It is recommended the Sunshine Coast Regional Council approve the proposed
application, subject to reasonable and relevant conditions, as:
• The proposed reconfiguration implements appropriate mitigation measures to
--ensure minimal impact on surrounding land uses;
• The intensity and scale of the proposed reconfiguration is designed to reflect the
surrounding land uses and maintain the character of the local environment;
• The proposed development is considered to comply with or provide appropriate
solutions to the requirements in the relevant provisions of the Noosa Plan, and
should be supported by Council in this instance.
BRSS6220.002 Report for Lodgement 1
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kURPARTNERS
2.0 Synopsis
Application Details
Applicant: Astronomer Pty Ltd
C/- LandPartners Limited
Relevant Town Planning The Noosa Plan
Scheme:
Description of Proposal: Reconfiguring a Lot (One (1) into Three (3) Lots and
Access Easement)
Approval Type: Development Permit
Level of Assessment: Code Assessment
Referral Agencies: DERM - Erosion Prone Area
Applicable DEO's: Residential Uses
P
Infrastructure and Services
Applicable Codes: Eastern Beaches Locality Code
Reconfiguring a Lot Code
Landscaping Code
Engineering Works Codes
Applicable Overlay Codes: Natural Hazards Overlays Code
Natural Resources Overlay Code
Biodiversity Overlay Code
Owners' Name: Astronomer Pty Ltd A.C.N. 050 412 907 Trustee
Under Instrument 707151471
Site Details
Site Address: 21 Webb Road, Sunshine Beach
fl
Site Description: Lot 2 on RP234161
Easements: Nil
(Refer to Title Documents included in Appendix C)
Total Area of Site: 2,653m2
Local Government Area: Sunshine Coast Regional Council
Zone: Detached Housing Zone
Locality Plan: Eastern Beaches Locality Plan
South East Queensland Urban Footprint
Regional Plan:
Report Status
Project Director: Shane Smith
Author: Angus Green
Reviewed by: John Finglas
Date: 13 December 2011
BRSS6220.002 Report for Lodgement
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LANDPARTNERS
3.0 The Proposal
3.1 Application Details
LandPartners Limited has prepared this Application Report in support of an application
seeking a Development Permit for a Reconfiguring a Lot (One (1) into Three (3) Lots
and Access Easement) at 21 Webb Road, Sunshine Beach on land described as Lot 2 on
RP234161. This application is supported by proposal plans prepared by LandPartners
Limited, included in Appendix B.
In accordance with the Level of Assessment Table for the Detached Housing Zone of the
Eastern Beaches Locality (Division 12 - Table 7.10) of the Noosa Plan, the proposed
reconfiguration will be subject to Code Assessment, and therefore public notification will
not be required in accordance with the Sustainable Planning Act 2009.
fl In accordance with s260 of the Sustainable Planning Act 2009, it is considered this
application is properly made, and should be accepted by Council.
3.2 Details of Proposal
As previously identified, this development application is seeking to permit a
reconfiguration to occur on the subject site. The proposed residential reconfiguration
creates three (3) allotments which are compatible with the surrounding residential land
pattern and intent of the Detached Housing Zoning and Eastern Beaches Locality Plan.
The following table provides a breakdown of the propose reconfiguration;
Real Property Description Lot 2 RP234161
Existing Lots One. 1
Site Area m2 2653m2
Proposed Lots Three (3)
Average Lot Size 884m2
P Range of Lot Sizes 800m2 - 1053m2
The proposed allotments achieve access via a reciprocal easement. The proposed
layout achieves a high level of compliance with the requirements of the Reconfiguring a
Lot Code and most notably the minimum lot sizes and dimensions as specified in table
14-68.
Servicing
An Engineering Assessment has been prepared by DMC Enterprises Pty Ltd (Appendix
H) to illustrate how the proposed allotments will achieve water reticulation, sewer
reticulation and stormwater drainage.
• Water Reticulation;
Water reticulation could be provided to the new allotments through a common services
trench along the proposed access easements boundary, due to the diameter of the
existing main and the level of the proposed building area.
• Sewer Reticulation;
An existing sewer manhole and gravity reticulation main (1 50mm) is located within
Webb Road. It is noted that this size main should be sufficient to service the increase
demand caused by the proposed additional allotments. The attached Engineering
Assessment identifies how the new allotments will be serviced.
BRSS6220.002 Report for Lodgement
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LANRPOT N E R S
• Stormwater Drainage;
The attached Engineering Assessment recommends that the current outlet discharging in
Ed Webb Park be maintained. Roofwater pits and pipe proposed along the rear
boundary of the proposed new allotments could discharge into the existing outlet.
Overlays
It is acknowledged that the site is affected by the following Council overlays;
• Bushfire Hazard Overlay;
The majority of the site is included within the medium Bushfire Hazard overlay. As
detailed within the attached Bushfire Assessment undertaken by The Consultancy
Bureau, ground truthing in accordance within State Planning Policy 01/03 reveals that
there is a very low risk of bushfire risk.
• Landslide Hazard Area Overlay;
The entire site is situated within the Landslide Hazard Area overlay. In support of the
proposed development a Slope Stability Assessment has been prepared by SCG
C Consulting Engineers. Based on an assessment of the proposed development against
the Guidelines for Landslip Management Framework as provided by the Australian
Geomechanics Society in their journal of March 2007, the subject site is considered to a
low risk of landslip. The Slope Stability Assessment contains additional construction
ability at subsequent deve!GpMeRt GtG1996.
• Coastal Protection Area Overlay;
The site is located within the Coastal Protection Area Overlay. An assessment has been
undertaken against Table 13.17 of the Natural Hazards and Natural Resources
Overlays Code. The proposal achieves a high level of compliance with the Acceptable
Solutions. Furthermore in support of the proposed development a Vegetation
Assessment prepared by Bio Track Pty Ltd has been included within Appendix F.
• Acid Sulfate Soil Overlay;
The entire site is included within the Acid Sulfate Soil Overlay, however the criteria for
Code Assessment do not apply and consequently the A.S.S Overlay is exempt from
assessment.
9
• Environmental Areas Overlay;
The site is located within the Environmental Protection Area of the Environmental Areas
Overlay. The proposal achieves a high level of compliance with the relevant Acceptable
Solutions of the Biodiversity Overlay Code and where compliance with the Acceptable
Solution cannot be met the proposal complies with the relevant Performance Criteria.
Furthermore in support of the proposed development a Vegetation Assessment
prepared by Bio Track Pty Ltd has been included within Appendix F.
BRSS6220.002 Report for Lodgement
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LANRP!RTNERS
3.3 Supporting Information
The following information has been attached to this Application Report as Appendices
for Council consideration:
• Appendix A : LandPartners Limited's Assessment of Relevant Codes, Prepared by
LandPartners Limited;
• Appendix B : Proposed Plan, Prepared by LandPartners Limited;
• Appendix C : Title Documents, Lot 2 on RP234161;
• Appendix D : Relevant Searches, Lot 2 on RP23416;
• Appendix E : Slope Stability Assessment, Prepared by SCG Consulting Engineers;
• Appendix F : Vegetation Assessment, Prepared by Bio-Track Pty Ltd;
• Appendix G : Bushfire Assessment, Prepared by The Consultancy Bureau; &
• Appendix H : Engineering Assessment, Prepared by DMC Enterprises Pty Ltd.
P
P
BRSS6220.002 Report for Lodgement
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LANDPARTNERS
4.0 Key Issues & Opportunities
4.1 Site Characteristics
The following is an assessment of the Site Characteristics of Lot 2 on RP234161.
Location
As illustrated on Figure 1 and Figure 2 below, the subject site is located at 21 Webb
Road, Sunshine Beach. The total area of the subject site is 2,653m2, which is currently
owned by Astronomer Pty Ltd. The subject site is bounded by detached residential
dwellings on residential land.
Figure 1 - Location of Subject Site
(Source : PlanXchange)
Figure 2 - Aerial Photograph of Subject Site
(Source : Sunshine Coast Regional Council PD Online)
BRSS6220.002 Report for Lodgement
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LANDPARTNERS
Current Use of the Site
As shown on Figure 2 above, an existing residential dwelling is currently located on Lot
2 on RP234161.
Topography
The site falls away from Webb Road to the southern beach side.
Flooding
The subject site is not identified as being subject to the Flood Hazard Overlay. The
proposed development will ensure the future construction of residential dwellings will
achieve the appropriate flood immunity levels.
Existing Vegetation
• Some vegetation is located on the subject site, however, it is considered that the
vegetation is not significant vegetation and is not identified as being a Regional
Ecosystem. The site contains vegetation located within the Environment Protection Area
Overlay. The attached report prepared by BioTrack Pty Ltd undertakes a study of the
vegetation located within the EPA overlay. The report concludes that the vegetation is
considered to have a low ecological value for the following reasons;
• It does not form a intact floral community
• There is no contiguous canopy
• There is no linkage to other vegetation
• The area is highly modified
• It is very close to dwellings
• The trees are unlikely to be used for roosting or nesting
• The species have a low to modest source of food for birds and other animals
• Pets used by the owner will deter wildlife
• With the existing land management it is probable the endemic trees would be
displaced by exotic flora as they die from natural causes
C
Some vegetation will be required to be removed to ensure the vegetation will not have a
negative impact on the proposed development. However, as the vegetation proposed to
be removed is not significant vegetation, the subject site is identified for urban
purposes, and appropriate landscape areas are proposed, the removal of this
vegetation is considered appropriate in this instance. The attached Vegetation
Assessment includes a replating recommendation for an additional 26 trees.
Contaminated Land
The subject site is not included within the Environmental Management Register or
Contaminated Land Register. A search of the abovementioned registers was undertaken
by LandPartners Limited, with the results included within Appendix D of this application.
Acid Sulfate Soils
The subject site is identified within the low potential for Acid Sulfate Soils overlay,
however the proposed development does not activate any referral triggers, therefore
this overlay is exempt from assessment;
BRSS6220.002 Report for Lodgement 7
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IANDPARTNERS
4.2 Overview
Following the assessment of this application, the following key issues have been
highlighted and appropriately addressed as follows.
Suitability of the Subject Site for the Proposed Development
The subject site is considered appropriate for the proposed reconfiguration, with the
proposed development considered to maintain the established and proposed character
of the surrounding location. The site is currently included within the Detached Housing
Zone of the Eastern Beaches Locality Plan. The proposed development creates
residential allotments which are consistent with minimum lot sizes and can be serviced
by all urban infrastructure.
E
Access
The proposed allotments achieve access via a 5m access easement running along the
southern boundary of the adjoining Lot 1 on RP234161 . The development illustrates a
high degree of comp iance with Planning Scheme Policy 5 - trigineering Design
Standards and provides safe access and ingress and a suitably sized easement to
service the proposed allotments.
The proposed easement contains a gradient of less than 20% and a width of 4.5m-5m.
This is consistent with the PSP5.
The easement caters for three allotments in total which is acknowledged to marginally
exceed the PSP5 standards; however based on 7 vehicle movements per day (vpd) per
allotment the development totals 21 vpd. This only exceeds the 20vpd requirement by
1 vpd and should be considered appropriate in this instance.
Air Quality and Noise Emissions
The proposed reconfiguration is not considered to cause negative air quality or noise
emissions on surrounding properties. Any further land uses will be required to comply
with the applicable standards, and minimise the negative impact on surrounding land
uses.
Services and Infrastructure
The proposed reconfiguration will be connected to appropriate urban services, include
an reticulated water supply network, reticulated sewage network, telephone service, and
electricity supply.
The attached Engineering Assessment (Appendix H) provides details of the proposed
allotments connection to reticulated water, reticulated sewer and stormwater drainage.
BRSS6220.002 Report for Lodgement 8
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LANRPAFTNERS
5.0 Development Assessment
5.1 Assessment Overview
In accordance with the Level of Assessment Table for the Detached Housing Zone of the
Eastern Beaches Locality (Division 12 - Table 7.10) of the Noosa Plan, the proposed
reconfiguration is subject to Code Assessment. In accordance with s313 of the
Sustainable Planning Act 2009, the following matters are required to be assessed for an
application subject to Code Assessment:
(a) the State planning regulatory provisions;
(b) the regional plan for a designated region, to the extent it is not identified in the
planning scheme as being appropriately reflected in the planning scheme;
(c) any applicable codes, other than concurrence agency codes the assessment
manager does not apply, that are identified as a code for IDAS under this or
fl another Act;
(d) State planning policies, to the extent the policies are not identified in-
(i) any relevant regional plan as being appropriate reflected in the regional
plan; or
(ii) the planning scheme as being appropriately reflected in the planning
scheme;
(e) any applicable codes in the following instruments-
(i) a structure plan;
(ii) a master plan;
(iii) a temporary local planning instrument;
(iv) a preliminary approval to which section 242 applies;
(v) a planning scheme;
(f) if the assessment manager is an infrastructure provider - the priority
infrastructure plan;
(g) the common material;
(h) any development approval for, and any lawful use of, premises the subject of the
application or adjacent premises;
(i) any referral agency response for the application; and
(I) the purpose of any instrument containing an applicable code.
5.2 South East Queensland Regional Plan
Lot 2 on RP234161 is included within the Urban Footprint of the South East Queens/and
Regional P/an. The application is seeking to allow a reconfiguration to be located on
the subject site, which is considered appropriate within the Urban Footprint. As detailed
within the South East Queens/and Regional P/an, the proposed development will allow
for urban land uses within the Urban Footprint, which should be considered appropriate
and is considered to comply with the intent of the South East Queensland Regional Plan.
5.3 Vegetation Management Act 1999
No vegetation identified as mapped remnant vegetation is located on the subject site.
The proposed layout ensures no significant vegetation will be cleared from the subject
site, and is considered appropriate in this instance.
BRSS6220.002 Report for Lodgement
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A LANDPARTNERS
5.4 South East Queensland Regional Coastal Management Plan
The subject site is identified in an Erosion Prone Area.
5.5 State Planning Policies
The following State Planning Policies have been adequately addressed within the Noosa
Plan:
• SPP 2/02: Planning and Managing Development Involving Acid Sulfate Soils;
n SPP 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide;
It is considered the appropriate State Planning Policies have been adequately addressed
within Council's Planning Scheme.
5.6 Temporary Local Planning Instruments
There is no current Temporary Local Planning Instruments have been adopted by the
5.7 Noosa Plan Planning Scheme - Zone
As previously identified, the subject site is included within the Detached Housing Zone of
the Noosa Plan.
The intent of the Detached Housing Zone is to -single detached housing prevails that
maintains
• a low impact, low density development form of domestic scale;
• a high level of residential amenity and design quality;
• a coastal building style that integrates with the landscape and topography and
respects the local climatic conditions; and
• landscaping amongst buildings, retaining trees and vegetation wherever practical.
The proposed development is considered to comply with the intent of the Detached
Housing Zone and provide appropriate mitigation measures to minimise impact on the
surrounding land uses, and should be considered appropriate in this instance.
In accordance with the Level of Assessment Table for the Detached Housing Zone within
the Eastern Beach Locality Plan, a reconfiguration is identified as being subject to Code
Assessment. Therefore, this application will be required to undertake Code Assessment,
public notification of this application will not be required in accordance with the
Sustainable Planning Act 2009. It is considered the proposed development reflects the
intent and overall outcomes of the Detached Housing Zone and should be considered
appropriate in this instance.
BRSS6220.002 Report for Lodgement
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LANRP TNERS
5.8 The Noosa Plan- Locality Plan
The subject site is included within the Eastern Beach Locality Plan of Council's Planning
Scheme. The overall intent of the Locality Plan is to;
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;
iv avoid significant adverse impacts on the natural environment, including native habitat
removal, fragmentation and attrition; and
v protect the natural beach experience and overall visual amenity for beach users;
b) The Eastern Beaches Locality retains its primary role as a residential area, though
continues to provide some visitor accommodation and a range of local retail and
commercial functions at Sunshine Beach, Sunrise Beach and Peregian Beach;
c) The scale and form of buildings and other structures are-
/ designed to be responsive to the informal beachside character of the locality, being
low rise buildings, with pitched or curved roofs and building materials that blend with
the dune and coastal landscape;
iii integrated into the topography and native vegetation of the dune system which
dominates the locality; and
iv consistent with the amenity and safety expectations of the community;
d) Residential development is characterised by-
i low impact buildings of a domestic scale within densely landscaped settings;
ii building designs that are well articulated and that use design elements, materials that
respect the coastal landscape character;
iii building designs that avoid hard lines and boxy shapes characteristic of
Mediterranean/Tuscan influenced design;
iv Detached housing and Duplexes as the dominant development form; and
v low rise Multiple housing development that is limited to the areas within the vicinity of
the Sunshine Beach neighbourhood centre;
11 e) Emphasis is placed on the protection and retention of low cost accommodation
consistent with maintaining a diversity of accommodation types for visitors to the
locality;
f) Where development is not served by sewerage infrastructure, there is no adverse
impact on ground and surface water quality, human health and amenity as a
consequence of the on-site disposal of effluent;
g) The environmental and cultural heritage values of the locality are conserved and well
managed;
h) Areas of native remnant or regrowth vegetation, including their biodiversity and
habitat values are protected;
The proposed development is not considered to be in conflict with the Eastern Beaches
Locality Plan with the development proposing consistent lot sizes and dimensions and
the proposal should be considered appropriate in this instance.
An assessment of the Eastern Beach Locality Plan Code has been undertaken by
LandPartners Limited and is included within the Appendix A.
BRSS6220.002 Report for Lodgement
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LANRtARTNERS
5.9 Noosa Plan - Overlays
Lot 2 on RP234161 is identified as being included within the following Council Overlay
Maps:
• Landslide Hazard Area Overlay;
• Coastal Protection Area Overlay;
• Environmental Area Overlay;
• Acid Sulfate Soils Overlay; &
• Bushfire Hazard Overlay.
It is considered that the proposed layout has been designed to accommodate the
constraints of the subject site, including Council's Overlay Codes, which have been
incorporated into the layout of the proposed development.
As the subject site is included within Council's Overlay Maps identified above, an
assessment of the proposed development against the following Council Overlay Codes
is required in this instance:
• Biodiversity Code;
• Natural Hazards Overlays ; and
• Natural Resources Overlay Code Overlay Code.
An assessment of the proposed development against the abovementioned Overlay
Codes has been undertaken by LandPartners Limited, included in Appendix A. It should
be noted that the relevant Overlay Codes do not change the level of assessment for the
proposed development.
5.10 Noosa Plan Planning Scheme -Applicable Codes
As identified within the Level of Assessment Table for the Detached Housing Zone, the
• following Codes are identified as Codes relevant to the proposed development:
• Eastern Beaches Locality Code;
• Reconfiguring a Lot Code;
• Landscaping Code; &
• Engineering Works Codes.
An assessment of the abovementioned Codes has been undertaken by LandPartners
Limited and is included in Appendix A.
5.11 Noosa Plan Planning Scheme - Overlay Codes
A number of Overlay Codes have been identified within the Primary Codes applicable
to the proposed development. A review of the Noosa Plan has been undertaken, and
the following are identified as Secondary Codes applicable to this application:
• Natural Hazards Overlays Code;
• Natural Resources Overlay Code; &
• Biodiversity Overlay Code.
An assessment of the abovementioned Codes has been undertaken by LandPartners
Limited included in Appendix A.
BRSS6220.002 Report for Lodgement 12
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LANDPARTNERS
5.12 The Noosa Plan- Planning Scheme Policies
A number of Planning Scheme Policies have been identified within the Noosa Plan and
relevant Codes, and have been identified as being applicable to the proposed
development. The relevant Planning Scheme Policies include:
• PSPO5 Engineering design standards-roads, drainage and earthworks;
• PSPO6 Engineering design standards-Water and sewerage; and
• PSP18 Ecological Assessment Guidelines.
The above Planning Scheme Policies are considered to have been appropriately
assessed as part of LandPartners Limited's assessment of the relevant Codes, included
in Appendix A. No further assessment against these documents is considered necessary
in this instance.
• 5.13 Infrastructure Charges
Infrastructure charges are to be paid in accordance with the Sunshine Coast Regional
Council Adopted Infrastructure Charges Resolution. In accordance with the Adopted
Infrastructure Chnrnac Racnlutian, a reconfiguration will attract an Infrastructure
Changes in accordance with the following table.
Table 2: Adopted Charge for Reconfiguring a Lot
Adopted charge for Adopted charge for water Adopted charge for
sewerage network ($ per supply network ($ per lot) transport, community
lot) purposes and stormwater
networks ($ per lot)
9,380 4,620 12,000
11
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LANRPARTNERS
6.0 Referral Agencies
6.1 Sustainable Planning Regulation 2009
In accordance with the Sustainable Planning Regulation 2009 and as identified on the
Assessment Checklist submitted as part of this application, the proposed development
triggers referral to the following agencies:
The Department of Environment and Resource Management (Concurrence
Agency)
It is noted that the subject site is included within the distributor-retailer's geographic
area, however, in accordance with the SEQ Water Act, jurisdiction has been delegated
to the Local Government. (Sustainable Planning Act 2009, Schedule 7, Table 3, Item
26).
A copy of the IDAS Checklist 1 - Development Assessment Checklist and IDAS Checklist
3 - Reconfiguring a Lot have been submitted as part of this application.
fl
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LANRP!RTNERS
Conclusion
6.2 Recommendation
This application is seeking a Development Permit for a Reconfiguring a Lot (One (1) into
Three (3) Lots and Access Easement) at 21 Webb Road, Sunshine Beach on land
described as Lot 2 RP234161. The proposed reconfiguration will create two additional
allotments.
It is recommended Council approve the proposed development subject to reasonable
and relevant conditions, as:
• The proposed reconfiguration implements appropriate mitigation measures to
E •
ensure minimal impact on surrounding land uses;
The intensity and scale of the proposed reconfiguration is designed to reflect the
surrounding land uses and maintain the character of the local environment;
• The proposed development is considered to comply with or provide appropriate
solutions to the requirements in the relevant provisions of the Sunshine Coast
Regional Gouneil Planning doeuments, and should be supported by Council iA
this instance.
A full assessment of the proposed development has been carried out by LandPartners
Limited against the Noosa Plan documents, and all other relevant legislation.
This Application Report, together with the accompanying Proposed Plans and specialist
reports, demonstrate the application before Council seeking a Development Permit for
a Reconfiguring a Lot (One (1) into Three (3) Lots and Access Easement) should be
supported by the Noosa Plan subject to reasonable and relevant conditions, and that
approval of this application is warranted.
`J
Page 19
Appendix A : LandPartners Limited's Assessment of Relevant
Codes
Prepared by LandPartners Limited
The following is an assessment of the proposed development against the relevant sections of the
Noosa Plan:
Relevant Codes
• Eastern Beaches Locality Code
• Reconfiguring a Lot Code
• Landscaping Code
• Engineering Works Codes
Overlay Codes
f: • Biodiversity Code
• Natural Resources Overlay Code
• Natural Hazards Overlays Code
P
BRSS6220.000 Report for Lodgement 17
Page 20
Eastern Beaches Locality Code
Amenity
01 Uses are located, designed and operated to No solution provided.
avoid significant adverse changes to the light, air
quality, noise, accessibility or other conditions
enjoyed by users of associated, adjoining or
nearby uses. _
Compliance
01 Complies - The proposed development create three new residential allotments which will
ultimately be developed for detached residential uses. Any amenity impacts are considered
negligible.
Character and function of the David Low Way
02 The vegetated character of the David Low No solution provided
Way is protected and new development
recognises and protects the function, capacity
and efficiency of the David Low Way as the
major north-south lin throughout the coastal part
of Noosa.
Compliance
02 Not Applicable - The development is not located on David Low Way.
7.10 Built form
Density
03 The density of development within the site No solution provided
area-
a) is compatible with surrounding development;
and
b) does not exceed-
i. for the Detached Housing Zone and the Rural
Settlement Zone -
1 Detached house per lot with the exception of
Lot 163 on RP897370, Pacific Avenue, Sunshine
Beach which has an allowable population
density of 320 persons per hectare exclusively for
the purpose of a visitor hostel
Compliance
03 Not Applicable - The proposal is for a residential subdivision.
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tANDPARTNERS
Height 54.1 Buildings and other structures have a
04 Buildings and other structures- maximum height of -
a) are low rise and present a building height a) if in the Attached Housing Zone and
consistent with structures on adjoining and located in Sunshine Beach-12m;
surrounding land; b) if in the Visitor Mixed Use Zone-
b) do not exceed a maximum height of- 1 2m, except for Lots 75-77 Heron
Street, Peregian Beach-8m;
i. For the Attached Housing Zone c) if in the Open Space Recreation Zone
within Sunshine Beach-3 storeys; or the Community Services Zone and
ii. For the Visitor Mixed Use Zone-3 used for an indoor sporting
storeys, except for Lots 75-77 P9311 Heron complex-1 1 m;
Street, Peregian Beach-2 d) if in the Rural Settlement Zone-8m,
storeys; or or 9m where the pitched roof but no
iii. For any other zone- 2 storeys; other part of the building or structure
c) do not visually dominate the street, adjacent exceeds 8m; or
properties, surrounding spaces or the existing
skyline; e) in all other zones- 8m.
d) preserve the amenity of surrounding land,
including existing sunlight to neighbouring
properties; and
e) respect the scale of the dune and coastal
vegetation.
arnprrunce
04 Not Applicable - The proposal is for a residential subdivision.
Setbacks 55.1 Buildings and structures comply with
05 Buildings and other structures are the minimum building setbacks identified in
appropriately designed and sited to- Schedule 1 - Minimum Boundary Setbacks.
a) provide amenity for users of the premises as
well as preserve the visual and acoustic
privacy of adjoining and nearby properties;
b) provide adequate distance from adjoining
uses;
c) preserve any existing vegetation that will
buffer the proposed building;
d) allow for landscaping to be provided between
buildings and street frontages and between
neighbouring buildings;
e) maintain the visual continuity and pattern of
buildings and landscape elements within the
street; and
f) protect the natural character and visual
amenity of the beachfront.
Compliance
05 Not Applicable - The proposal is for a residential subdivision.
Site cover, gross floor area and plot ratio
06 The site cover, gross floor area and plot ratio
of buildings and other roofed structures-
a) results in a building scale that is compatible
with surrounding development;
b) does not present an appearance of excessive
bulk to adjacent properties, roads or other
areas in the vicinity of the site;
c) maximises the retention of existing vegetation
and allows soft landscaping between
buildings;
d) allows for adequate area at ground level for
BRSS6220.000 Report for Lodgement 19
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LANDPARTNERS
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management and
vehicular access.
Compliance
06 Not Applicable - The proposal is for a residential subdivision.
07Site cover -
a) for a class 1 or class IOa structure within the
Detached 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
P 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-
nn SunshineBeach35%; or
ii otherwise-40%; or
e) for the Visitor Mixed Use Zone does not
exceed 35%
f) for the Community Services Zone does not
exceed 50%
Compliance
07 Not Applicable - The proposal is for a residential subdivision.
08 For Multiple Housing Type 2 buildings have
a maximum plot ratio of-
b) 0.6:1 if in the Attached Housing Zone located
in Sunshine Beach or
c) 0.45:1 otherwise.
Compliance
08 Not Applicable - The proposal is for a residential subdivision within the Detached Housing
Zoning.
09 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4 or the accommodation No solution provided
unit component of an Entertainment and dining
business Type 3 (hotel)-the maximum gross
floor area is equivalent to the maximum
allowable population density in persons
multiplied by 40m2, provided that Lots 75-77 on
P9311 Heron Street, Peregian Beach, have a
maximum gross floor area of 1,200rn2.
Compliance
09 Not Applicable - The proposal is for a residential subdivision within the Detached Housing
zoning.
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LANDPARTNERS
010 For the Neighbourhood Centre Zone the
maximum plot ratio is as follows- No solution provided
a) 0.8:1 for site areas up to and including
2000m2; and
b) 0:3:1 for that area of a site in excess of
2,000m2.
Compliance
08 Not Applicable - The proposal is for a residential subdivision within the Detached Housing
zoning. .
flooding and drainoge63 511. 1 For new buildings or structures or
011 Buildings and other works are designed additions of more than 50m2 gross floor area
and sited to- to an existing building or structure, floor
a) provide flood free access to premises and levels for habitable rooms are-
flood free habitable areas; a) for areas where minimum floor levels
b) allow only minor, short term and infrequent are available-not less than the
E flooding of non-habitable areas; ' specified level;
c) ensure carparking areas can be adequately b) for areas where flood modelling is
drained; available-a minimum of 500mm
d) ensure drainage does not adversely impact above the modelled flood level; and
upon other premises; and c) for areas where flood modelling is not
e) ensure filling or excavation does not
adversely impact upon other premises by- the highest known flood level;
i. causing ponding on the site or nearby AND
land; S11.2Where Council infrastructure is
ii. increasing flooding, which adversely available-
affects the safety or use of any land a) any drainage (for buildings and land)
upstream and downstream; flows to that infrastructure; and
iii. adversely affecting the flow of water in b) the infrastructure has the capacity to
any overland flow path; and accept any additional loading.
iv. falling towards the frontage or other AND
boundaries without sufficient retention 511.3 Car parking and maneuvering 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
511.4 Basements for residential uses have
flood immunity above the Q 100 where
alternative means to mechanical pumping
are used to achieve such immunity; or
511.5 Basements for non-residential uses
have flood 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._
Compliance
011 Not Applicable - The proposal is for a residential subdivision within the Detached Housing
zoning.
Roof form 512.1 The main roof of the building has a roof
pitch no less than 5 degrees and has
012 Roof forms- minimum 600mm eaves to at least 75% of
the perimeter of the building;
a) contribute positively to the local skyline; AND
b) complement the beachside character of the 512.2 Buildings and structures do not include
locality;
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LANDPARTNERS
c) use soft and articulated pitched or curved roof roof top terraces.
forms;
d) avoid low pitched (eg. less than 5 degrees) or
box profiles/parapets; and
e) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Compliance
012 Not Applicable - The proposal is for a residential subdivision within the Detached Housing
zoning.
Sloping sites 513.1 Buildings and associated
013 Development on sloping site accessways are not constructed on land
a) is responsive to the natural topography of the with a slope greater than 1 in 4 (25%);
site and minimises cut and fill; AND
b) does not visually dominate the hill slope or 513.2 Buildings are of split level design that
interrupt the skyline; step down the slope or have suspended
P c) is integrated with the natural site floor construction;
characteristics including vegetation; and AND
d) for Multiple housing, takes the form of small 513.3 Cut or fill is less than 2m in depth;
separate buildings. AND
513.4 The distance between the ground
and the lowest part of the floor of the
building does not exceed 3m to avoid large
under-building areas;
AND
513.5 Buildings present no more than-
a) if in the Visitor Mixed Use Zone - 3
storeys at any one point when viewed
from the street; or
b) if in any other Zone - 2 storeys at any one
point when viewed from the street
Compliance
S13.1 Complies - The proposed access easement does not exceed a gradient of 25%.
• 513.2 Not Applicable - The proposal is for a residential subdivision.
Si 3.3 Complies - The proposed cut/fill will not exceed 2m in depth.
S13.4 Not Applicable The proposal is for a residential subdivision.
Al 3.5 Not Applicable T"e orooo;.^l --or :i residential subdivision.
7.11 Environment, Conservation and Recreation
Environment and cultural heritage values
014 There are no significant adverse effects on No solution provided
biodiversity, natural vegetation, native fauna
habitat, landscape quality, water quality or
cultural heritage values, including those related
to-
o) changes to natural drainage;
b) changes to natural coastal processes;
c) disturbance of the dune system and wetland
system;
d) management of landslide and fire risk;
e) erosion and the transport of sediments off
site;
f) unmanaged public access;
g) effluent disposal64;
h) changes to fauna habitat and behaviour; and
BRSS6220.000 Report for Lodgement 22
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k NRP!!TNERS
i) disturbance of buildings and features,
including natural features of cultural heritage
significance.
Compliance
014 Complies - The proposed development does not propose significant adverse effects on the sites
biodiversity, natural vegetation, native fauna habitat, landscape quality, water quality or cultural
heritage.
The attached vegetation assessment identifies the site as containing a low ecological value for the
following reasons;
• it does not form a intact floral community
• it there is no contiguous canopy
• there is no linkage to other vegetation
• the area is highly modified
• it is very close to dwellings
• the trees are unlikely to be used for roosting or nesting
• the species have a low to modest source of food for birds and other animals
• pets by land owners will deter wildlife
• With the existing land management it is probable the endemic trees would be displaced by
exotic flora as they die from natural causes
The site does not contain any cultural heritage. The development proposes a significant amount of
replanting which improves the landscape quality. The proposal does not alter the natural drainage
natural coastal processes of the subject site. The proposal does not alter the dune system or a
wetland. The attached landslide and bushfire reports identify the site as low risk. The erosion and
sediment control is considered to minimal given that no excavation is proposed other than servicing
trenches are proposed. This can be appropriately conditioned through siltation fencing.
Open space network 515.1 Open space corridors and existing native
075 An integrated open space network is vegetation in areas indicated in Schedule 5 -
Pi established, enhanced and protected throughout Map 4 are protected from fragmentation and
the locality to- encroachment by development. native vegetation
a) provide for both passive and active in areas indicated in Schedule 5 - Map 4 are
recreational pursuits; protected from fragmentation and encroachment
b) provide connectivity for pedestrians and by development.
cyclists,
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
a) form a scenic backdrop
Compliance
S15.1 Complies - The subject site does not contain any vegetation identified on Map 4 of Schedule
5.
Pedestrian and bicycle pathways 516. 1 Pedestrian and bicycle pathways are
076 Safe and convenient pedestrian and bicycle provided and retained where indicated in
pathways are provided and retained between Schedule 5 - Map 2;
and AND
throughout key destinations including- 576.2 Contributions toward a Pathways
a) an east-west link between the beach and the Network are provided in accordance with PSP20.
northern end of Lake Weyba via Burgess
Creek;
h) a north-south link between the Noosa
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LAN I ARTNERS
National Park to the north of the locality and
the former Shire boundary near Peregion
Beach; and
c) links within and around Sunrise and Sunshine
Beach linking business and community uses
with residential development.
Compliance
016 Not Applicable - The proposal is for a residential subdivision.
Beach access points
017 Access points to the sensitive foredune No solution provided
systems are defined and controlled by the
establishment of key access nodes which are
designed and sited having regard to the
potential adverse impacts on-
a) visual amenity;
b) dune stability;
c) natural habitat; and
d) water quality;
fl AND
Compliance
0 17 Not Applicable - No beach access proposed as part of this development.
018 Access to the foredune system and
beachfront is via formalised communal beach No solution provided
accesses, rather than individual informal tracks.
Compliance
018 Not Applicable - No beach access proposed as part of this development.
Aircraft safety65 519.1 Uses involving disposal of putrescible
019 Wildlife, including birds and bats, are not waste are not located within 13km of the
attracted into the operational airspace of the Sunshine Coast Airport; (See Map M7-1 below)
Sun;iune Coast Airport in significant numb^3rs;
Compliance
019 Not Applicable - The application is for a residential subdivision.
020 Physical obstructions do not adversely affect 520. 1 Uses involving aviation activities, including
the operational airspace of the Sunshine Coast parachuting and hot air ballooning, are not
Airport; located within 15km of the Sunshine Coast
Airport; (See Map MA2 below) ---
Compliance
020 Not Applicable - The application is for a residential subdivision.
021 Emissions do not significantly affect air 521. / None of the following is permitted within
turbulence, visibility or engine operation in the 15km of the Sunshine Coast Airport- smoke,
operational airspace of the Sunshine Coast ash, steam, dust or gaseous plumes exceeding
Airport. 4.3m Per second. (See Map 7-2 below)
Compliance
021 Not Applicable - The application is for a residential subdivision.
Division 16-Specific Outcomes and Probable Solutions for the Detached Housing Zone
7.12 Consistent Uses
022The following defined uses and use classes
are consistent uses and ore located in the No solution provided
Detached Housing Zone-
a) Commercial business Type 1 if an estate
BRSS6220.000 Report for Lodgement 21t
Page 27
sales office
b) Home-based business Types 1 or 2;
c) Detached house;
d) Community residence;
e) Multiple housing Type 1;
f) Visitor accommodation Type 1; and
g) Visitor Accommodation Type 4 if a visitor
hostel on Lot 163 on RP897370, Pacific
Avenue, Sunshine Beach
Compliance
022 Complies - The development is for a residential subdivision and the proposed allotments will
ultimately be development residential dwellings.
7.13 Inconsistent Uses
C 023The following defined uses and use classes
are inconsistent uses and are not located in the No solution provided
Detached Housing Zone-
a) All Agricultural Uses;
b) Commercial business unless Type 1 and
an em-re sates offl^;
c) Entertainment and dining business;
d) Home-based business Type 3;
e) Industrial business
f) Retail business;
g) All Community Uses;
h) All Infrastructure Uses;
i) Ancillary dwelling unit;
j) Multiple housing Types 2, 3, 4 or 5;
k) Visitor accommodation Types 2 or 3; and
I) Visitor Accommodation Type 4 if not a
visitor hostel on Lot 163 on RP897370,
Pacific Avenue, Sunshine Beach.
Compliance
E
023 Complies - The proposed use is not located above.
7.14 Effects of Use
Visitor Hostel
024 Lot 163 on RP897370, Pacific Avenue, No solution provided.
Sunshine Beach is used as Visitor
accommodation Type 4 exclusively for a visitor
hostel.
Compliance
024 Not Applicable - To this application.
7.15 Built form
Streetscape character and visual amenity 525. 1 For buildings and other structures-
025 Buildings and other structures provide for a) the maximum wall length is 15m; and
visual interest and amenity by- b) each external wall plane incorporates at least
BRSS6220.000 Report for Lodgement 25
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LANDPARTNERS
a) staggering or separating continuous walls one design element to add visual interest and
into smaller sections to vary the elevation; amenity such as windows, pergolas, sun shading
and devices, ba/conies or a change of building
b) providing well articulated building forms material.(See Figure 7.1 which illustrates how a
with strong vertical design features. combination of design features such as varying
materials, finishes, horizontal and vertical
articulation, break up building bulk and create
interest and shadow lines. Awnings create
interest and the roof profile aims to reduce
building bulk by sloping to perimeter gutters).
Compliance
S25.1 Not Applicable - The development is for a residential subdivision.
026 Buildings and structures- 526.1 The main entrance of the building faces
a) are at a scale and nature complementary and is recognisable from the street;
and respectful to the surroundings; AND
b) maintain the visual amenity of adjoining Figure 7.1-Use of design features to break up
and surrounding development; building bulk
c) are designed to address the street and
contribute positively to the streetscape
character; and
d) are not visually dominated by garages or
carports.
AND
Compliance
S26.1 1 Not Applicable - The development is for a residential subdivision.
027 Buildings give the physical appearance of
being one detached house. 527. 1 No solution provided
Compliance
027 Not Applicable - To this application.
Garages and carporis 528. 1 Garages and carports-
028 Garages and carports are designed and a) have a front boundary setback of at
sited to visually integrate with the building and least 6m; and
avoid dominating the street. b) adopt a roof form and building style similar to
that of the building; and
P J
c) present a minimum width to the
streetscape (the total width of
garage doors is no more than 6m or
50% of the frontage width,
whichever is the lesser, where the
structure faces the street); or
d) that are visible from, but do not face
the street, include windows or other
articulation and have a 6m landscaped buffer
between the structure and the road frontage.
Compliance
028 Not Applicable - To this application.
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LANDPARTNERS
Reconfiguring a Lot Code
column 1 column 2
Specific Outcomes Probable solutions (if code assessable)
1 14.183 Lot Size and Dimensions
01 Lots have the appropriate area and S1.1 If for reconfiguration other than community
dimensions to provide for- title subdivision, Council will require the
a) the intended use and, if not intended to be following-
used by the Council or State for community a) Minimum lot area and minimum average
infrastructure, conservation purposes or width consistent with the relevant provisions of
public utilities including road widening are not Table 14-68; and
less than the minimum sizes specified in b) If for residential development-
Table 14-68; and 1) the minimum house site area is not less than
b) if for residential development- that specified in Table 14-69; and
C s) a house site area of not less than that
specified in Table 14-69; and
ii) if not in a sewerage service area
disposal area is provided.
effluent
ii) if not within a sewerage service area,
an effluent disposal area;
c) if for community title subdivision, the minimum
lot sizes for the intended use are not less than
identified for the relevant zone specified in
Table 14-68;
d) siting and construction of buildings to
minimise risk of soil erosion, landslide,
flooding and bushfire;
e) siting and construction of buildings to
minimise detrimental impacts of effluent
disposal and water quality impacts;
f) retention of natural environmental values,
including native vegetation;
g) retention of cultural features and protect views
to cultural features;
h) minimisation of earthworks or retaining walls
associated with building construction on
C sloping sites;
i) private and public open space and on-site
landscaped areas; and
j) convenient vehicle access and on-site parking,
loading and manoeuvring areas.
Compliance
S1.1 Complies - The development contains a minimum lot size of 800m2 and a 17m average width
which is consistent with the requirements in table 14-68. The residential allotments are located 100%
above the ARI flood level. The proposed allotments are capable of achieving connection to reticulated
sewer.
14.184 Noosa North Shore Locality
02 No additional lots are created within the
No solution provided.
Noosa North Shore Locality.
Compliance
02 Not Applicable - To this application.
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LANDPARTNERS
14.185 Lake Macdonald Water Supply Catchment Area
03 No additional lots are created within the
Lake Macdonald Water Supply Catchment No solution provided.
identified on Overlay Maps OM3.5 and OM9.5.
Compliance
03 Not Applicable - To this application.
14.186 Lot layout
04 Subdivision of land For residential 54.7 Lots are arranged to front streets and
development provides for a neighbourhood with public open space;
a AND
strong and positive identity through- 54.2 Rear lots have views over public open
• a) legible streets and open space networks; space;
b) integrating prominent site features, including AND
landmarks, native vegetation and views into S4.3 Lots intended for urban settlement are
the design; located within 1 km of retail or commercial uses
c) the location of community, retail and or land within a commercial zone.
commercial facilities at focal points either
within convenient walking distance for
residents where the development is urban
settlement or within reasonable vehicular
proximity;
d) the location of lots intended for urban
settlement within proximity of retail and
commercial facilities;
e) shared use of public facilities by adjoining
communities;
f) enhancement of personal safety and
minimisation of potential for crime, vandalism
and fear by maximising opportunities for
casual surveillance of public spaces; and
g) establishment of a sense of place.
S Compliance
S4.1 Complies - The proposed development seeks to subdivision an existing rear allotment.
S4.2 Complies - The proposed rear lots have views towards Sunshine Beach.
A4.3 Complies -The development is located within 500m to the south of the retail and commercial
uses on Duke Street.
05 House site areas are-
a) located at least 50m from any land including No solution provided.
within a national park, conservation park,
state forest reserve, nature refuge,
coordinated conservation area or wilderness
area; and
b) not located on steep slopes.
Compliance
05 Complies - Future residential dwellings can be appropriated located on the proposed allotments.
The site is not within close proximity to a national park, conservation park, state forest reserve, nature
refuge, coordinated conservation area or wilderness area.
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LANDPARTNERS
The subject site is not located on steep slopes.
06 Lots for residential development are designed 56.1 A variety of lot sizes and shapes is provided
to ensure variety in residential streetscapes. within the subdivision.
Compliance
S6.1 Complies - The subdivision contains a variety in lot sizes and shapes. The proposed lots range
from 800m2 to 1053m2.
O7The street network- 57.1 Where involving the construction of a new
a) has design features, which convey the primary road, road planning and design S pports the
function of each type of street and encourage hierarchy and functional aspects identified in
driver behaviour, speeds and traffic volumes that Sections 2 and 3 of PSP5 Engineering Design
are safe and appropriate to that function; Standards - Roads, Drainage and Earthworks;
b) provides a high level of internal accessibility AND
both within the site and to external sites and S7.2 Road and pathway planning and design is
appropriate external connections for vehicles, in accordance with, in order of precedence-
pedestrian and cycle movements; a) Noosa Integrated Local Transport Plan;
c) deters through-traffic from residential areas b) Queensland Transport's Shaping Up
and creates safe conditions for local road c) Queensland Design Code for Residential
• users, pedestrians and cyclists; Streets;
d) incorporates street junctions and access to d) AUSTROADS Guide to Traffic Engineering
lots that are located and spaced to facilitate Practice;
safe and convenient vehicle movements; e) Sections 2 and 3 of PSP5 Engineering
e) provides for street widths and lengths that Design Standards- Roads, Drainage and
optimise the cost effectiveness of the network Earthworks;
and the provision of public utilities; f) The Noosa Cycling and Walking
f) provides for road reserve widths not less than Network Development Plan; or
the minimum identified Section 2.3 of PSPS g) A combination of the principles in these
Engineering Design Standards - Roads, documents;
Drainage and Earthworks; AND
g) minimises the extent of earthworks required S7.3 The achievement of multiple
by being sympathetic to the terrain; connections for all roads and streets
h) has no significant adverse effects on habitat (excluding culs-de-sac) within the
corridors or areas of significant native subdivision and to adjoining subdivisions;
vegetation; AND
i) does not create noise attenuation difficulties; 57.4 Road networks provide connectivity
j) incorporates pedestrian and cyclist crossings between residential areas, both internally
at intersections or where required to access and to adjoining sites, using access roads
high activity nodes and public transport; AND
k) has regard to the potential for conflict S7.5The length of a cul-de-sac does not
between vehicles, pedestrians and cyclists; exceed 200m in urban areas and 500m in
and rural areas;
AND
I) incorporates on-road cycling facilities. 57.6 The layout uses street and road
design, including variations in carriageway
width, as a traffic calming measure to
encourage lower traffic speeds. (Note:
Carriageway widths are identified in Section
2.3 of PSP5 Engineering Design Standards
- Roads, Drainage and Earthworks.)
AND
S7.70n-road cycling treatment is utilised
to provide safe and continuous movement of
cyclists along a roadway such as--
a) sealed shoulders;
b) wide kerbside lane;
c) exclusive or peak period bicycle lane;
d) advisory treatments such as Bicycle
Awareness Zone;
e) shared parking / bicycle lane;
BRSS6220.000 Report for Lodgement 29
Page 32
f) contra flow bicycle lone; or
g) bus/bicycle lane;
AND
57.8The provision of bicycle lanes at
intersections is generally in accordance with
AUSTROADS Part 14, section 5 and Manual
of Uniform Traffic Control Devices (MUTCD) Part
9.
Compliance
Not Applicable - No new roads proposed.
08 The development contains a pathway system 58. 1 Subdivision design and layout provides for
that encourages walking and cycling and walking and cycling routes designed and
provides a safe environmentfor users, and is-- constructed in accordance
a) a stable, smooth surface, including across with-
driveways, sections and joins; a) Sections 2 and 3 of PSF5 Engineering Design
b) easily maintained; Standards - Roads, Drainage and Earthworks;
c) of a width and longitudinal gradient to cater b) AUSTROADS Parts 13 and 14; and
for projected usage c) The Noosa Cycling and Walking Network
d) inclusive of clear sight-lines for safe use; Development Plan;
e) be free of any obstructions such as fences,
signage and bollards. AND
58.2 If within 1 km of the Pathways Network
identified on Map 2 of Schedule 5, the
subdivision design and layout includes
pathways-
a) located in accordance with the
Pathways Network identified on Map 2
of Schedule 5; or
b) linking to the Pathways Network
identified on Map 2 of Schedule 537;
AND
58.3 Pedestrian routes are planned to
provide clear, safe connections between
residential, open space, transit stops and
retail areas, and are located along, or are
visible from, streets or other public spaces;
AND
C 58.4 Primary pedestrian routes border the
frontages of residential, public parks and
business uses;
AND
58.5 Pedestrian routes through parking lots
or at the rear of lots are avoided;
AND
58.6 Pedestrian and cycle path
infrastructure is designed and constructed
to-
a) have sign posting, particularly where
they are commuter and recreational
paths, and incorporate pavement
markings and line work in accordance
with AUSTROADSPart 14 Bicycles,
Section 9;
b) have navigational signs generally in
accordance with the Manual for
Uniform Traffic Control Devices Bicycle
Directional Signage Guidelines, and
Australian Standard 1742.9: 2000
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Page 33
LANDPARTNERS
Manual of Uniform Traffic Control
Devices Bicycle Facilities;
c) be clearly delineated by pavement
markings and warning signs when an
on-road bicycle lane;
d) incorporate kerb ramps at all
intersections and designated
crossings;
e) have refuge islands on all roads with
median strips;
f) have holding rails for cyclists at the
intersection of district collector, subarterial
and arterial roads that are
positioned in accordance with
Australian Standard 1 742.9:2000 -
Manual of Uniform Traffic Control
Devices Bicycle Facilities, and
C AUSTROADS Part 14 Bicycles
Section 9;
g) have marked bicycle lanes, bicycle
awareness zones or storage boxes;
and
h) 'Rr= lude li g htin g io p odosirii;im and c y cle
pathways to local government
requirements and in accordance with
Australian Standard 1583.1 Road
Lighting - Pedestrian area (Category
P) lighting.
Compliance
08 Not Applicable - The development is for an infill subdivision and does not propose any pathway
systems.
O9The subdivision layout is designed to facilitate 59. 1 Where there is no relevant approved
linkages with adjoining sites in the immediate master plan, concept plan, or site analysis
area. plan, subdivision design incorporates future
road, street, cycleway and pedestrian path
and open space connections to adjoining sites.
E Compliance
S9.1 Complies - The proposal is for an infill subdivision and proposes a logical layout.
010 Where the lots are to be used for Industrial
business or Commercial business uses, the No solution provided.
layout provides for appropriate buffer areas, to
mitigate possible impacts on nearby residences
or other noise sensitive uses.
Compliance
010 Not Applicable - The proposal is for a residential use.
011 For lots in the Rural Settlement Zone-a
sealed access to the nearest urban settlement is No prescribed solution.
available.
Compliance
0 11 Not Applicable - The proposed is in the Detached Housing Zone.
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IAN l!!RTNERS
14.187 Water supply for fire fighting
012 An adequate and accessible water supply is 512.1 For development in a water service
provided for fire fighting purposes. area, water mains within the development
shall comply with the:
a) Queensland Water Resource Commission -
Guidelines for Planning and Design of Urban
Water Supply Schemes; and
b) Australian Standard 2419 and the Water
Providers Network Model Criteria;
AND
512.2 Facilitate the connection of fire services
that comply with the requirements of the Building
Code of Australia.
Compliance
S12.1 Complies - The subject site will be serviced with reticulated water in accordance within the
Queensland Water Resource Commission Guidelines for Planning and Design of Urban Water
Supply Schemes and the Australian Standard 2419.
Al 2.2. Complies - The proposed development will achieve connection of fire services in accordance
with the Building Code of Australia.
14.188 Energy efficiency 513.1 For Community Title Development or
urban residential development each lot
013 The street and lot orientation facilitates the contains n rertnngVlnr house city aran
construction of energy efficient buildings that where the long axis faces true North or is no
respond to the local climate conditions. more than 20 degrees off true north and has
minimum dimensions of-
AND a) if the lot is between 450m2 and 599m2-
l0m x 15m; or
b) if the lot is less than 450m2 - 9m x 1 5m.
AND
513.2 Community Title Development lots
are generally rectangular in shape and have
a maximum slope of-
a) 1 in 10 (10%); and b) 1 in 20 (5%) when
measured from the front to the rear of the lot.
Compliance
S13.1 Performance Solution - The proposed lot sizes are sufficient to support future residential
dwellings that take advantage of micro climatic conditions.
S13.2 Not Applicable - The proposed development is not a Community Title Development.
014 For residerrlial development, the subdivision
design provides for the maximum practicable 514.1 No Solution provided
number of lots with house site areas that-
a) maximise solar access to the north in winter;
b) minimise solar access to the east and west in
the summer;
c) maximise access to any prevailing summer
breezes; and
d) minimise exposure to prevailing winter winds.
Compliance
014 Complies - The proposal layout features allotments which are compliant with the minimum lot
sizes and widths and therefore future residential dwelling can be designed to take advantage of
micro climatic conditions.
BRSS6220.000 Report for Lodgement 32
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14.189 Infrastructure
015 Each lot is capable of being serviced by 515. 1 All lots are connected to power supply and
appropriate levels of- telecommunications services;
a) water supply; AND
b) reticulated sewerage;
c) stormwater drainage;
d) power supply; and
e) telecommunications;
AND
Compliance
S15.1 Complies - The proposed allotments can achieve connection to power supply and
telecommunication services
016 The design and provision of public services 516.1 For lots in urban settlements-power
and utilities, including sewerage, water, supply and communications infrastructure are
electricity, provided underground;
street lighting and telecommunication services- OR
a) meets the needs of users; 516.2 For lots elsewhere-power supply
b) ensures health, safety and convenience of the and communications infrastructure are
community; provided underground unless-
c) protects the natural environmental values of a) located in the Rural Zone or Rural
the site and surrounds, including visual Settlement Zone and where not in a
amenity and native vegetation; Bushfire Hazard Area as defined on
d) are cost effective over their life cycle; Overlay Maps OM 1.4-OM9.4;
e) minimises adverse impacts to the b) new low voltage lines can be strung
environment (including the amenity of the from poles carrying existing high
local area) in the short and long term; and voltage lines; or
f) ensures that the existing systems are c) no extensions to the existing
upgraded or relocated to be capable of reticulation network is necessary; or
supporting the proposed development; d) it is necessary to cross a body of water;
AND
516.3 Street lighting is provided in
accordance with Section 3.19 of PSP5
Engineering Design Standards - Roads,
Drainage and Earthworks;
AND
516.4 For lots not within a sewerage service
C area-the lot has sufficient area and other
attributes to ensure sustainable on-site sewerage
disposal;
Compliance
S16.1 Complies - Services will be provided underground along the easement.
516.2 Not Applicable - The subject site is within an urban settlement.
S16.3 Not Applicable - The development is an infill development and street light will not be
proposed.
S16.4 Complies - The proposed allotment will achieve connection to the reticulated sewer service.
F0/7 Essential public utilities are available and 517.1 Components of the infrastructure that
maintain their function during flood events up to are likely to fail or may result in contamination
a 1% AEP(1:100 year AR4 flood event. are-
a) located above the level of a 1 % AEP
(1 :100 year AR4 flood event; or
b) designed and constructed to exclude
water inundation or infiltration and resist
hydrostatic and hydrodynamic forces as a result
of inundation.
Compliance
517.1 Not Applicable - To this application.
BRSS6220.000 Report for Lodgement 33
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Electricity supply infrastructure 518.1 Building footprints are situated clear
018 Uses and works maintain a safe distance of any power easements on-site;
from electrical infrastructure including AND
substations, overhead power lines, power poles 518.2 Building footprints are not less than
and transformers. 50m from an existing fenced electricity
substation.
Compliance
Al 8.1 Complies - No power easements are locate d on-site-
S18.2 Complies - There is no fenced electricity sub station within close proximity.
14.190 Earthworks and stormwater management
019Stormwater run-off is managed so as not to
cause any adverse impacts on the built or natural No solution provided
environment including changes in quality,
quantity or location of stormwater discharges.
Compliance
019 Not Applicable - The proposal does not alter the existing stormwater run-off and proposes no
additional hardstand. As identified in the attached Engineering Assessment the proposed allotment
can achieve discharge through existing outlet.
does No prescribed solution.
not adversely impact on-
a) watercourses, drainage lines and wetlands; or
b) vegetation on land identified on Biodiversity
Overlay Maps OM 1.1 -OM9.1; or
c) water levels on properties elsewhere.
Compliance
020 Not Applicable - No significant filling or exaction proposed.
14.191 Landscaping and visual amenity
021 Land development responds to the 521.1 The natural landform and landscape are
distinctive landscape character of the site by not modified to accommodate the development.
utilising the natural features of the site, which
include-
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
e) views.
Compliance
S21.1 Complies - The proposal does not alter the and form and landscape.
022 Native vegetation, including individual 522.1 Buffersof existing native vegetation
mature trees are retained, protected, maintained around site boundaries and environmentally
and supplemented, with particular consideration sensitive areas are retained and reinforced
given to- through additional planting;
a) roadsides; AND
b) the amenity of adjoining land uses; and 522.2 For reconfiguring in the Rural Zone and
c) the protection of environmentally sensitive Rural Settlement Zone- a) a l0m landscaped
BRSS6220.000 Report for Lodgement 34
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LANDPARTNERS
I areas. buffer area is provided along road frontages;
b) clearing and disturbance to vegetation is
minimised around road works, laying of services
and utilities and construction of property
entrances;
c) revegetation of disturbed areas occurs after
completion of works; and
d) planting of clusters of trees along the
road reserves to form a tree canopy cover is
provided
Compliance
S22.1 Performance Solution - The existing site containing only two remnant trees. The proposal seeks
to remove these trees, however proposes significant amount of replanting as detailed in the
• Vegetation Assessment prepared by BioTrack Pty Ltd.
S22.2 Not Applicable - The site is within the Detached Housing Zone.
023 Buildings and other structures do not have a 523. 1 All lots include a building envelope
significant adverse impact upon the visual that enables buildings and structures to be
amenity of surrounding areas. sited so they do not-
a) protrude above ridgelines; or
b) result in the unnecessary removal of
vegetation from the site.
Compliance
523.1 Performance Solution - The proposed allotment comply with the minimum size and width
dimensions and it is reasonable to assume that each lot can adequately support a appropriately sized
residential dwelling.
14.192 Open space and environmental protection
024 Public open space provides for a diverse 524. 1 A minimum of 10% of the total site
range of passive and active quality recreational area, is provided as public open space;
opportunities including sport to meet the outdoor AND
recreational needs of the community. 524.2 Active Park/and or open space
linkage to Active Parkland is provided within
500m of all residential, commercial or
industrial allotments;
AND
524.3 Active Parklandis provided within 5km
of allotments within the rural settlement zone.
OR
524.4 Park contributions are paid in
accordance with PSP12 Public Open Space
Contributions;
S25.1 A park has direct road frontages of a
minimum of 25% of the total allotment
boundary of the park to provide physical
access and visibility;
AND
525.2 Land intended for public open space
complements existing adjacent and
surrounding open space areas and physical
linkages to these areas are provided;
AND
525.3 Open space is provided adjacent to
watercourses, with roads servicing the linear
parkland and lots located on the opposite
side of the road to the watercourse.
AND
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LANDPARTNERS
S25.4 Public open space has good
connectivity for users via pedestrian and
cycle paths.
Compliance
S24.1 Not Applicable - The proposed development is for an infill subdivision and the provision of
public open space is not required.
S24.2. Not Applicable - The proposed development is for an infill subdivision.
S24.3 Not Applicable - The proposed development is for an infill subdivision.
S24.4 Performance Solution -- Infrastructure Contributions will be paid in accordance with the
Adopted Infrastructure Charges Strategy 201 1.
026 Land provided for active ecreation areas is S26.1 Active parkland is of a compact shape
of a physical standard and condition suitable for free of irregular boundaries;
the intended uses and is not subject to physical AND
other constraints including contamination, S26.2 Active parkland is located on land
environmental or biophysical constraints or that is exclusive of-
legislative protection that would encumber its a) flood inundation below the 20% AEP
use. (1:5 year ARI level);
b) land affected by stormwater or
overland flow discharge from adjacent
allotments;
c) drainage reserves and detention
basins, which cannot be shown to
safely and effectively contribute to the
, emwo. k of pm ks a, id open space
areas;
d) land with a slope, or subject to cut and
fill with a batter slope, that exceeds a
slope of 1 in 67 (15%);
e) areas of land less than 15m wide, such
as access and service and utility
easements;
f) land required to serve primarily as a
buffer area to any existing development
or major transport corridor; and
g) power easements;
AND
S26.3 At least 10% of the total open space
provision for active parkland is exclusive of
fl
flood inundation below the 11% AEP (1:100
year ARI level or the highest recorded flood
level, whichever is the greatest;
AND
S26.4 Recreational facilities (including
playgrounds, pergolas, barbeques etc.) are
setback a minimum of 30m from the top of
the bank of any watercourse and 1 Om from
the top of the bank of any drainage line;
Compliance
026 Not Applicable - No parkland is proposed by this development.
027 Active park/ands will provide a diverse 27.1 Active park/and in all areas except industrial
range of recreational opportunities for all age areas will contain at least:
groups and are designed as attractive and a) children's play facilities catering for
enjoyable, functional and safe places to recreate various ages;
and meet. b) a soft fall surface where required;
c) a shade cover over any play equipment;
d) picnic table/s with seats;
e) seating;
f) landscaping;
AND
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LANDPARTNERS
27.2 Landscaping is designed to create
^.wn c n^.uur r.J^G4^u iy -H." i ^F-u Lu c/+3 a.u w rv
suit the type, setting and purpose of the
particular park.
Compliance
027 Not Applicable - No parkland is proposed b this development.
028The natural environmental and cultural 528.1 Land in the Open Space Conservation
values of land in the Open Space Conservation zone is retained in one contiguous lot.
Zone are not adversely affected by subdivision,
and land in freehold tenure in this zone is not
subdivided.
Compliance
S28.1 Not Applicable - The development does not contain any land within the Open Space
Conservation zone.
029 Lands with high biodiversity values which 529.1 Lands with high biodiversity values
warrant conservation status are formally are transferred to public ownership.
protected for the long terra.
Compliance
P S29.1 Not Applicable - The land does not contain high biodiversity values.
030 Buffers are provided incorporating 530. 1 A buffer of no less than 5m is
development setback/s from the stream that will provided to all development adjacent to
ensure that the development does not result in a either Stream orders 1, 2 or 3 where not
negative impact upon the long-term viability of within the Riparian Buffer Area on the
the stream. io iversi y Overlay Maps (with
measured from the centreline of the stream).
Compliance
530.1 Not Applicable - No streams are located on the subject site.
14.193 Road and rail corridors
031 Lots for residential development are not 531.1 Lots intended for residential
subjected to high traffic noise levels from the development are separated by a minimum
major road network or rail corridors. of-
a) 40m from the property boundary of roads
within the major road network; and
b) 80m from the property boundary of rail
corridors;
OR
E 531.2 Development in the vicinity of road
corridors meets the following external design
criteria for roads in the major road network-
54dB(A)L10 (l8hours) based on predicted traffic
volumes ten years hence;
OR
531.3 Development in the vicinity of rail
corridors meets the following external design
level noise criteria-
a) 65dB(a), assessed as the 24hour
average equivalent continuous Aweighted
sound pressure level; and
b) 87dB(A), assessed as a single event
maximum sound pressure level.
Compliance
S31.1 Complies - The site is over 40m from a major road network and over 80m from a property
boundary of a rail corridor.
S31.2. Complies - The subject site is not in the vicinity of a road corridor and meets the external
noise criteria.
S31.3. Complies - The subject site is not in the vicinity of a rail corridor.
BRSS6220.000 Report for Lodgement 37
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14.194 Access easements
032Access easements are in appropriate 532.1 Access easements are designed in
locations for safe access and egress, and supply accordance Sections 2 and 3 of PSP5
appropriate widths and levels of service for the Engineering Design Standards - Roads,
number of vehicles that will utilise them. Drainage and Earthworks.
Compliance
S32.1 Performance Criteria - The proposed allotments achieve access via a 5m access easement
running along the southern boundary of the adjoining Lot 1 on RP234161. The development
illustrates a high degree of compliance with Planning Scheme Policy 5 - Engineering Design
Standards and provides safe access and engress and a suitably sized easement to service the
proposed allotments.
The proposed easement contains a gradient of less than 204, and a width of 4.5m-5m. This is
consistent with the PSP5.
The easement caters for three allotments in total which is acknowledged to marginally exceed the
PSP5 standards; however based on 7 vehicle movements per day (vpd) per allotment the
development totals 21 vpd. This only exceeds the 20vpd requirement by 1 and should be
considered appropriate in this instance.
14.195 Traffic
033 Traffic generated by the development is 533. 1 Any required upgrading of external
within the acceptable capacity of external roads roads to the necessary standard to cater for
and does not have an adverse impact upon the the expected traffic numbers is undertaken
'_nlnctiorrr . 4t.
Compliance
^ S33.1 Complies - Any required upgrading of external roads to the necessary standard to cater for the
expected traffic numbers is undertaken at no cost to Council.
No upgrading is expected to be required.
14.196 Noosa Trail Network
034A comprehensive network of trails is 534.1 The proposal includes linkages to
established incorporating road reserves, State existing or planned components of the
forests, Council owned land and private lands Noosa Trail Network (refer Schedule 5, Map
consistent with the lifestyle and outdoor 3-Noosa Trail Network);
recreation needs of the Shire's residents and OR
visitors. 534.2 The proposal includes linkages
between existing or planned components of
the Noosa Trail Network (refer Schedule 5,
E
Map 3-Noosa Trail Network).
Compliance
034 Not Applicable - To this application.
035The proposal does not have an adverse 535. 1 Existing or potential pedestrian,
impact on the Noosa Trail Network. horse trail or bicycle movement linkages are
retained or enhanced; or
535.2 Alternative linkages are provided;
AND
535.3 Linkages and associated
infrastructure are designed, located and
constructed in accordance with-
a) Australian Standard 2156.1 Wa/king
Tracks Part 1: Classification and
Signage to a minimum of a Class 4
Standard; and
b) Australian Standard 2156.2 Wa/king
Tracks Part 2: Infrastructure Design.
Compliance
035 Not Applicable - To this application.
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/
LANDPARTNERS
evm .n.^.•..•.^ v.n•mdni.
14.197 Cooroibah Locality
Protection of existing residential amenity, road 536. I Each new allotment in the Rural
safely and access points Settlement Zone has 1 ha free of flood
036 The existing residential amenity of the estate hazard or biodiversity values as indicated on
is maintained without impacting on the natural overlay maps OM2.1 and OM2.3;
landform and landscape; AND
AND 536.2 House site areas on adjoining lots
are separated by not less than 50m.
Compliance
036 Not Applicable - To this application.
037The number of access points providing 537. 1 Shared driveways are provided;
access to lots from McKinnon Drive is maintained AND
or reduced. 537.2 No additional driveways are provided
from McKinnon Drive
Compliance
Pi 037 Not Applicable - To this application.
Table 14.67-Community title development
Compliance
Not Applicable - To this application.
Landscaping Code
The Landscaping Code is not considered relevant in this instance given that the proposed
development is for a Reconfiguration of a Lot application. Any future development on the site will
require compliance with the Landscaping Code. A Vegetation Assessment has been included as
part of this application which contains details about the proposed replanting (Appendix F).
Engineering Works Codes
column t column 2
Specific Outcomes Pro bable solutions (i1 cods asce cabI4
Driveways and Carparking Code
14.113 General
07 Vehicular access does not adversely impact 51.1 Vehicular access is located and designed in
on safety, capacity and operations of the existing accordance with AUSTROADSGuide to Traffic
or planned road network, the proposed Engineering Practice requirements for sight
driveway, cycleways or pedestrian pathway distance and Section
systems. 3 of AS2890. 1 Parking facilities;
AND
51.2 Only one footpath crossing is provided;
AND
51.3 Driveways, other than within any
setback have a maximum grade in
accordance with Section 3 of AS/NZS 2890.1
BRSS6220.000 Report for Lodgement 39
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LANDPARTNERS
Compliance
S1.1 Complies - The existing site access remains.
Si .2 Complies - Only one footpath crossing is proposed.
S1.3 Complies - The driveway grade is in accordance within AS2890.1
02 Driveways and crossovers- 52.1 Design of the driveway across the
a) are suitable and safe for their intended use; footpath is in accordance with Council's
and Standard Drawings 9002 or 9005 as
appropriate for the particular type of
b) match Council infrastructure. development as annotated on the drawings;
AND
52.2 Driveways are designed and
constructed in accordance with Council
Standard Drawings 9014, 9019, 9020,
9021, as appropriate for the particular type
of development as annotated on the drawings;
AND
S2.3 The change in grades in the driveways and
ramps is in accordance with Section 3 of
AS2890. 1 Parking Facilities.
Compliance
S2.1 Complies - The existing driveway access remains.
S2.2 Complies - The existing driveway access remains.
S2.3 Complies - The existing driveway access remains.
driveways across pedestrian footpaths is commercial zoned areas include shared
minimised, driveways and parking areas;
AND
53.2 Driveways are located so they abut
existing driveways of adjoining
development where practicable and
reciprocal easements are created to reduce the
sealed driveway width.
Compliance
S3.1 Not Applicable - The site is in a residential zone.
S3.2 Complies - The existing driveway location remains.
O4 Vehicular access does not adversely impact 54. 1 Footpath and kerb crossings are
on the capacity, operations and maintenance of located clear of existing stormwater inlet
the existing infrastructure; structures, water and sewerage
infrastructure fittings, any other exiting utility
AND infrastructure, existing landscaping and
vegetation.
05 Vehicular access does not adversely impact
on the integrity of existing landscaping or native 55.1 No solution provided
vegetation.
Compliance
S4.1 Complies - The existing footpath crossing remains and is clear of existing stormwater inlet
structures, water and sewerage infrastructure fittings, any other existing utility infrastructure, existing
landscapn and ve etation.
06 Driveway run-off is filtered prior to leaving S6. 1 For-
the premises. a) Ancillary dwelling unit, Multiple housing Types
1 or 2 if less than 5 carparking spaces, Visitor
accommodation Type 1 and Homebased
business Type 3-the driveway is formed to drain
to landscaped areas; and
b) for other uses-grease and oil arrestors or
stormwater quality improvement devices are
incorporated into the design to treat run-off prior
to run-off exiting from the premises.
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,3 LANDPARTNERS
Compliance
S6.1 Not Applicable - The application is for a residential subdivision.
Table 14-50 - Carparking and manoeuvring
O7Sufficient carparking is provided to S7.1 The number of parking and loading
accommodate the number and type of vehicles bays is not less than the minimum number
likely to be generated by the development having specified in Table 14-51 Vehicle Parking
regard to the specifics of the use including- Requirements;
a) the type and intensity of land use; OR
b) any existing parking available on the site; S7.2 If insufficient carparking spaces are
c) hours of operation; provided on-site a monetary contribution is
d) likely numbers of users; made to Council in accordance with Section
e) the peak parking demand periods of uses on 6 of PSPI 3 Contributions in lieu of provision of
the site; and off-street carporking.
f) the availability of alternative carparking.
Compliance
O7Not Applicable - The application is for a residential subdivision.
08The layout of the development provides 58.1 Parking bays, manoeuvring areas,
adequate, clearly defined and easily accessible- queuing areas, loading, setdown and
a) on-site vehicle parking and manoeuvring pickup areas and driveways are designed
areas; and to the standards set out in Sections 2 and 3
b) loading and manoeuvring areas for delivery of Australian Standard AS 2890.1 Parking
and service vehicles Facilities (Part 1: Off-street Carparking) and
AS 2890.2 - Off-street Parking (Part 2:
Commercial Vehicles);
AND
S8.2The number of loading bays is not
less than the minimum number specified in
Table 14-51.
Compliance
08 Not Applicable - The application is for a residential subdivision.
O9Parking areas are located where they will not S9. 1 Carparking areas are accessed from
unduly conflict with pedestrians and will not rear laneways where practicable.
dominate the streetscape.
Compliance
09 Not Applicable - The application is for a residential subdivision.
010 Provision is made for a reasonable number 510.1 Carparking spaces are provided for
of on site carparking spaces identified and people with disabilities at the rate specified
reserved for people with disabilities. in Section 2.4.5 of AS 2890. 1 - Parking
Facilities (Part 1: Off-street Carparking).
Compliance
010 Not Applicable - The application is fora residential subdivision.
071 Access and egress points do not impact on 511.1 Vehicle manoeuvring areas are
the safety and operations of the road system. provided in accordance with Section 3 of
AS 2890. 1 Parking Facilities (Part 1: Offstreet
Carparking) so vehicles enter and
leave the site in a forward gear.
Compliance
011 Not Applicable - The application is for a residential subdivision,
O12 Parking areas are designed to - 512.1 At locations where pedestrian and
a) provide a progressive reduction in speed vehicle conflicts are likely to occur -
between the external road and internal parking a) sight distances of at least 2.5 seconds
spaces; of travel time at the designated speed
b) ensure lower speeds near areas of high are provided;
pedestrian activity through the use of b) splayed corners on structures are
appropriate road geometry or devices incorporated;
BRSS6220.000 Report for Lodgement 41
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LANDPARTNERS
designed to limit speed; and c) landscaping is designed to allow clear
c) maintain sight distances which are appropriate views;
for the likely operating speeds in all areas of d) sign placement ensures that views
potential pedestrian/vehicle and vehicle/vehicle are not impeded;
conflict; 513.1 In large open car parks with greater
013A clearly defined pedestrian network is than 200 car parking spaces, a pedestrian
provided that - path between parking spaces is provided
a) is located in areas where people will choose to on every second aisle;
walk; 514.1 No probable solution identified;
b) ensures that pedestrian movement through car 515.1 Lighting is provided in accordance
parking areas or structures are along aisles with Australian Standard 1158.1:1997 -
rather than across them; Road Lighting - Vehicular Traffic (Category
014 Provision is made for pedestrian and V) Lighting - Performance Installation and
vehicular queues at conflict points; Design Requirements.
015 Par king areas are lit to provide security for
night-time users.
Compliance
012 Not Applicable - The application is for a residential subdivision.
016 I n mixed use areas of Business centres 516.1 Resident carparking is limited to one
residents do not compete with customers for space per dwelling unit or accommodation
carparking spaces. unit.
AND
516.2 Resident carparking is not located in
or business building and the principal street
frontage.
Compliance
016 Not Applicable - To this application.
017Car parking areas are landscaped to- No solution provided
a) provide shade;
b) maximise infiltration of stormwater run-off;
c) define parking areas;
d) reduce direct visibility of car parking areas
from external viewpoints;
;often views of hardstand areas
Compliance
. 0 17 Not Applicable - To this application.
018 Development with the potential to generate No solution provided
significant traffic and parking impacts gives
appropriate consideration to transport and land
use issues.
Compliance
018 Not Applicable - To this application.
Motor Cycles & Motor Scooters 519. 1 For Commercial businesses,
019 Designated Motor cycle or motor scooter Entertainment & dining business,
parking spaces reduce the reliance on cars. Industrial business Types 1 and 2, Retail
business Types 2, 4, 5, 6 and 7,
Education Types 1 and 2, Open Space,
Wellbeing Uses and Transport Types 1,
2, 3 and 4 motor cycle parking spaces
accord with Planning Scheme Policy
PSP26 Motor Cycle & Motor Scooter
Parking
Compliance
019 Not Applicable - To this application.
020 Carparks are designed to ensure run-off is 520.1 Grease and oil arrestors or
treated to remove pollutants prior to leaving the stormwater quality improvement devices
premises. are incorporated into the design to treat
run-off prior to it leaving the premises.
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LANDPARTNERS
Compliance
020 Not Applicable - To this application.
021 Carparking areas are designed to ensure No solution provided
drainage without the use of pumps or other
electrical apparatus.
Compliance
021 Not Applicable - To this application
022 Site layout and building design provides for 522.1 Below ground components of
soft landscaping to be established. buildings, including car parks, do not
extend beyond the above ground footprint
to allow for the provision of landscaping,
particularly within building setbacks.
Compliance
022 Not Applicable - To this application.
Education Types 1, 2 or 3 523. 1 Paved setdown areas are provided
023Carporking and setdown areas are within the site;
designed and located to facilitate their safe and AND
efficient use. S23.2 For a minimum of 50% of carparking
spaces, pedestrian access to buildings is
not across or through driveways, carparks,
I setdown or manoeuvring areas;
AND
rn n n/" 1 . 1 . I ._
Compliance
023 Not Applicable - To this application.
Earthworks Code
column 1 column 2
Specific outcomes Probable solutions (if aodeamwnabk)
14.120 Effects of works
Drainage 51.1 The finished surface gradient of any
01 Finished surface levels ensure land is free filled or excavated area is within the range
draining. 0.5% to 1.5% and drains to Council's
stormwater infrastructure where available
or where stormwater infrastructure is not
available, toward the street.
Compliance
S1.1 Not Applicable - No filling or excavation is proposed.
Hydraulics No solution provided.
02 Any change to the level of the land does not
have an adverse flooding impact on the flooding
and drainage characteristics off-site.
Compliance
02 Not Applicable - The level of the land does not change.
Geotechnical considerations For assessable development-
03 Earthworks do not result in geotechnical 53. 1 Filling works are undertaken in
instability on the premises or nearby premises. accordance with Section 2.8- Filling of Site
of Council's PSG - Engineering Design
Standards- Roads and Drainage &
Earthworks
AND
53.2Where the filling is for residential
commercial or industrial purposes the
works comply with Sections 3 to 6 of AS
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A LAND NakFNERS
3798 - Guidelines for earthworks on
commercial & residential development.
Compliance
03 Not Applicable - No filling proposed.
Local amenity S4. I The following control measures are
04 Earthworks do not cause disturbance to the implemented-
amenity of the neighbouring land. a) regular water spraying of exposed
areas to suppress dust;
b) provision of dust stabilised or
sealed internal roads;
c) protective covering of exposed
areas that are left for more than 2
weeks; and
d) if there is no valid development
permit for the site, disturbed areas
are revegetated using species
identified in PSP3 - Landscaping
Plants and Guidelines;
AND
54.2 Earthworks are undertaken only
during the hours of lam to 6pm, Monday to
Friday and lam to 6pm on Saturday. No
work is undertaken on Sunday or public
law YS--
Compliance
04 Not A pp licable - No earthworks prop osed.
Vegetative Waste S5. I Cleared vegetation is transported offsite
05 Vegetation cleared from a development site for disposal in an approved green
is disposed of in an environmentally responsible waste disposal facility;
manner. OR
55.2 Cleared vegetation is mulched on-site
and reused for landscaping of the finished
development;
OR
55.3 Cleared vegetation is disposed of for
the purpose of firewood. (Note: Disposal of
vegetative waste by burning off is not an
acceptable method of disposal).
E
Compliance
S5.1 Complies - Any cleared vegetation will be removed off site for disposal in an approved green
waste disposal facility.
S5.2 Complies - The development complies with S5.1
S5.3 Complies - The development complies with S5.1
Managing contamination risk S6.1 The fill material is solid clean earth,
06 Materials used as fill are suitable for free of putrescible or refuse material, vegetation,
development of the land and filling or excavation acid sulfate soils, building or
works do not result in the contamination of land. construction material or other material or
contaminants;
AND
S6.2 The site is not on the contaminated land
register.
Compliance
S6.1 Not Applicable - No filling is proposed
S6.2 Complies - The site is not located on the Contaminated Land Register
Haulage activity and amenity No solution provided
O7 Haulage of material to and from a site
ensures-
a) minimal disturbance to neighbouring
properties
BRSS6220.000 Report for Lodgement 44
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__ RIL RTNERS
and properties along the haulage route; and
b) Council's road infrastructure including
pavements is not-adversely affected.
Compliance
07 Not Applicable - No haulage of material is proposed.
08 Extent of earthworks Earthworks are 58.1 All earthworks, including cut and fill
contained within the subject batters, retaining walls etc are contained
property. within the subject site.
Compliance
09 Not Applicable - No earthworks proposed.
Sloping sites 59.1 Cut or fill is less than 2rn in depth
090n sloping sites, excavation or filling are relative to the natural ground surface.
designed to maximise the use of natural slope
and minimise the need for cut and fill.
Compliance
59.1 Complies - No cut or fill is proposed.
Environmental protection No solution provided.
010 Earthworks minimise any adverse impact
upon groundwater, watercourses, drainage lines,
wet/ands, and native vegetation.
Compliance
010 Complies - No earthworks proposed as part of this development.
Dams 1511. 1 Where the site is in the Rural Zone-
L)am oca ion and construction does no! a) fiia land hus u slope of less iltun 2596
impact upon neighbouring properties in terms (1:4); and
of- b) the earthworks including cut and fill
a) hydrology; batters and retaining walls are setback
b) alteration of existing overland flowpaths and a minimum of 50m from the property
patterns; boundary; and
c) landslide or failure of dam wall; and c) the size of the lot is greater than 5
d) effluent disposal areas. Hectares;
AND
S11.2Where the site is in the Rural
Settlement Zone or the Rural Zone where
the lot is less than 5 Hectares-
a) the land has a slope of less than 1 :6;
and
b) the earthworks including cut and fill
batters and retaining walls are setback
a minimum of 20m from the property
boundary; and
c) involving less than 500m3 of material;
AND
511.3 For all other zones- No solution
provided.
Compliance
S1 1.1 Not Applicable - The site is not within a rural zoning.
S1 1.2 Not Applicable - The site is not within a rural zoning.
S1 1.3 Not Applicable - No dam is proposed as part of this application.
BRSS6220.000 Report for lodgement 45
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LANDPARTNERS
Erosion and Sediment Control Code
column i column 2
Specific Outcomes Probable solutions rif wale assessable)
14.125 Effects of works
Erosion and sediment control S1. 1 Site disturbance is limited to building
01 Development minimises erosion and areas, their surrounds and other use areas;
transport of sediments off-site. AND
51.2 Sediment barriers are provided
throughout and downslope of disturbed
areas to prevent sediment washing into
gutters, drains and watercourses either on
or off the site;
AND
S1.3All stockpiles including sand, soil or
building materials are within the premises
and contained within individual sediment
barriers;
AND
51.4 Sediment basins are provided where
the site contains fine or dispersive soils;
OR
S1.5A stormwater catchpit incorporating a
ctnrmwnter rntrhpit protection device is
installed so that all runoff from disturbed
areas flows to the catchpit;
AND
51.6 For buildings,
o) temporary or permanent downpipes
are connected to the stormwater
system before laying the roof; or
b) localised erosion is avoided by
directing flow from downpipes over
non-erosive areas.
Compliance
S1.1 Complies - No soil disturbance other than serving trenches is proposed.
S1.2 Complies - Sediment barriers can be appropriately conditioned.
S1.3 Complies - Sediment barriers can be appropriately conditioned.
S1.4 Not Applicable- Sediment basins are not appropriate in this instance.
Si .5 Not Applicable- A stormwater catchpit is not appropriate in this instance.
Si .6 Not Applicable No building is proposed.
Storm water runoff 52.1 Diversion drains or bunds are
O2Stormwater is diverted around disturbed designed and constructed to drain
upstream run-off around the disturbed site;
areas.
AND
52.2 Discharge from the diversion drains
do not cause run-off impacts to other
properties;
OR
S2.3AIternative methods, as described in
the Institution of Engineers Australia
(Queensland Division) Soil Erosion and
Sediment Control - Guidelines for
Queensland Construction Sites, are used
Compliance
S2.1 Complies - There will be minimal soil disturbance proposed as part of the development and
diversion drains can be conditioned is considered necessary.
S2.2 Complies - This can be appropriately conditioned.
A2.3 Complies - This con be appropriately conditioned.
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LANDPARTNERS
Existing Services Code
column 1 column 2
Specific Outcomes Probable solutions (iif ceasabk
Setbacks and easements S1. / The footing of any structure or
01 Development near a sewer, water main, building is located clear of the zone of
stormwater drain, overland flow path or associated influence but no closer than 1.5rn
structure does not- (measured horizontally) from infrastructure
a) adversely affect the function of the service; including sewers, water mains and
b) place an additional load on the service; and stormwater structures;
c) unduly increase future maintenance costs AND
S7.2 No building or structure overhangs
the zone of influence;
AND
S1.3Finished surface levels maintain a
minimum of 600mm of cover, but no greater
than 3m of cover to the underground
infrastructure;
AND
S1.4If the existing surface level is altered,
surface level services including manholes
and inspection points are altered to match
the new surface level;
AND
S1.5AIterations are constructed in
accordance withPSP6 -Engineering Design
Standards - Water and Sewerage and
Section 4 of PSP5 -Engineering Design
Standards - Roads, Drainage and
Earthworks;
OR
Si .6 Existing services are relocated and
the design and construction of the relocated
services is in accordance with PSP6 -
Engineering Design Standards - Water
and Sewerage and Section 4 of PSP5 -
Engineering Design Standards - Roads,
Drainage and Earthworks.
Compliance
S1.1 Not Applicable - No building proposed
51.2 Not Applicable - No building proposed
Si .3 Not Applicable - No alteration to the ground level is proposed.
S1.4 Not Applicable - No alteration to the ground level is proposed.
S1.5 Complies - Alterations are constructed in accordance with PSP6 and section4 of PSP5.
A1.6 Complies - Any relocated services will be constructed in accordance with PSP6 and section 4 of
PSP5.
02 Maintenance access is provided to all sewers, S2. 1 A registered easement in favour of
water mains, stormwater drains, overland flow paths Council is created over all underground
and associated structures. infrastructure located in private property;
AND
S2.2 The width of the easement is the greater of 3m or
the width of the zone of influence;
AND
S2.3The easement is centred over the centreline of the
infrastructure.
Compliance
S2.1 Complies - An easement will be created over the proposed infrastructure.
S2.2 Complies - The easement will be 5m in width.
S2.3 Complies - The easement will be centred over the centreline of the infrastructure.
BRSS6220.000 Report for Lodgement 47
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LANDPARTNERS
Transport, Roads and Drainage Code
column 1 column 2
Specific Outcomes Probable solutions ('if code a ss ssobk)
14.145 Strategic Transport Network
01 Traffic generation from the development is S1.1 Where the development leads to the
considered in a localised and a Shire wide need to increase transport infrastructure in
context to ensure that- the Shire, the development contributes to
a) the transport network has the capacity to the transport network in accordance with
safely and efficiently accommodate projected the requirements of Infrastructure Charges
movements; and/or Plans (ICP); and where developments
b) the development includes measures to requires infrastructure not included in the
upgrade the transport network to meet the ICP, the development upgrades the
imposed demands. infrastructure at no cost to Council.
Ll
Advisory note
Council may for some development
require the preparation of a Transport
Impact Assessment Report. Planning
Scheme Policy PSP1 details matters to be
addressed in the Report.
Compliance
S1.1 Complies - The development will be charged in accordance with Adopted Infrastructure
Charges Resolution.
02 The street network has high street 52. 1 Road planning and development
connectivity, both within the development and to design facilitates as many pedestrian and
the surrounding local area. cycle movements as possible and provides
for future connectivity and integration with
adjoining sites;
AND
S2.2Arterial and sub-arterial roads are
designed so they con operate with high
volumes of traffic during peak times;
AND
52.3 Collector and local streets are
provided to support short trips for local
traffic moving in and between
neighbourhoods. Local traffic is channelled
towards collector streets to ensure that
traffic volumes on local street are kept low;
AND
S2.4 Collector and local streets are
designed to discourage through traffic;
AND
S2.5A collector street is provided parallel
to arterials particularly where they pass
through town centres;
AND
52.6 Appropriate width of road and verge
is provided to allow streets to perform their
designated functions in the street network;
AND
S2.7A network of local streets focused
towards an activity centre or school is
provided for safe and efficient pedestrian
BRSS6220.000 Report for Lodgement 48
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s LANDPAR [NERS
and bike access to the school, safe
conditions for school buses, setdown
facilities, with on-site parking where
practical;
AND
52.8 Passive surveillance is maximised by
designing streets to enable development to
front all streets and roads, including
arterials;
AND
S2.9Streets near Public Passenger
Transport facilities are orientated to
optimise the walkable catchments within
800 metres walking distance;
AND
S2.70The street network has no more
than 15 percent of lots fronting cul-de-sacs.
The maximum cul-de-sac length is 120 m;
AND
52.11 Street stubs to adjacent future
development areas are provided at
spacings of 200 m or closer to enable
future street connections to be made;
Awn
S2. 12 Street block lengths are not more
than 240 m long, and predominantly around
150-180 m long. Street block lengths are
generally shorter closer to town and
neighbourhood centres;
AND
S2.13 Direct, safe and attractive
pedestrian and cycle routes are provided
within and through the development and
connect to bus stops.
Compliance
02 Not Applicable - The development is for a small infill subdivision and no roads are proposed as
part of the development.
E
03 Development is designed - 53.1 Higher density development is
a) To encourage travel by community transport, concentrated along public transport Routes;
walking and cycling rather than by private car; AND
and S3.2There is provision for bus routes
b) To maximise accessibility via existing and through development sites;
planned community transport facilities AND
53.3 Bus routes are located to maximise
patronage catchment and to consider
personal safety, lighting and traffic
management;
AND
S3.4At least 90 percent of all residents are
located within 400 metres of an existing or
planned bus route;
AND
53.5 Pedestrian and cycle movement is
provided within local streets to and through
development;
AND
53.6 Attractive and safe pedestrian and
cycle connections are provided with shade
BRSS6220.000 Report for Lodgement 49
Page 52
kTNERS
.4
trees, graded walking and cycle paths and
lighting;
AND
53.7 Buildings and pedestrian entrances
are oriented to the street;
AND
53.8 Pathways have ramps at all kerb
corners for wheelchair and pram access;
AND
53.9 Every development has convenient
and prominent pedestrian entrances that
cater for all pedestrians including older
people, children and the mobility and vision
impaired;
AND
53. 10 Expanses of ground level blank
walls along street frontages, and large
driveways and entrances to carparks are
C avoided;
AND
53.11 Bus routes are not be located away
from activity centres; and
AND
S3 12 Facilities for boardinq and exiting
community transport facilities are
incorporated into developments;
AND
53.13 Pedestrian and cycle routes within
or adjacent to the development are
overlooked by adjoining buildings, make
use of views and attractive sights, have
lighting and are signposted;
AND
S3.74 Suitable car restraint measures are
adopted within the development such as
lower speed limits or traffic calming measures to
support greater pedestrian
and cycle movement;
C
AND
53.15 Traffic management devices on
potential bus routes are provided in
accordance with the Self-assessable code
for undertaking road works on local
government roads, under the Transport
Planning and Coordination Regulation
2005;
AND
53.16 Streets identified as potential bus
routes are-
a) collector streets and subarterial/
arterial roads which provide
highly accessible and relatively direct
routes wherever practical;
b) those that provide for the shortest and
most direct route for an efficient
public transport service; and
c) those that can efficiently service
adjoining development areas.
BRSS6220.000 Report for Lodgement 50
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LANDPARTNERS
..^„ .,.^,....,, ....mow,:.
Compliance
03 Not Applicable - The development is for a small infill subdivision and no roads are proposed as
part of the development.
04 Development access does not compromise No solution provided.
the functions of particular roads as indicated in
the road hierarchy, and does not adversely
impact on the safety, capacity and operations of
the road system.
Compliance
04 Complies - The development is for a small infill subdivision and does not compromise the
functions of particular roads as indicated in the road hierarchy and does not adversely impact on the
safety, capacity and operations of the road system.
14.146 Pedestrian and Cycle Path Infrastructure
05 Pedestrian and cycle path infrastructure is S5. 1 Consideration is given to existing and
provided - future pathway linkages and pathways link
a) to form an integrated component of the to the Local and Regional Cycle Network.
movement network and the open space 55.2 Direct and accessible linkages are
system; provided into the site.
b) to encourage walking and cycling; 55.3 Pathway and landscape works are
c) to add variety and visual interest; provided to a high standard to Council
d) to conserve street trees, vegetation and other specifications and assessed for compliance
significant features; with local government cycling facility design
e) to allow equitable access to public areas and standards.
community ; -9-6. d.-PE-0121VOGY6 We PIPOVid-A-d- in rater fn
f) with adequate lighting where subject to high shared use and cater for both commuting
night time usage; and recreational usage and exceed
g) in locations where there is casual surveillance; minimum standards.
h) or widened at potential conflict points;
i) to incorporate-
s) street tree planting to enhance the
streetscape;
ii) directional signage that is visible
under all conditions.
Compliance
05 Not Applicable - The development is for a small infill subdivision and pedestrian and cycle path
infrastructure is not required.
06 Pedestrian and cycle path infrastructure is 56. 1 Pedestrian and cycle path
designed and constructed to - infrastructure is designed and constructed -
a) provide a stable, smooth surface, including d) in accordance with AUSTROADS
across driveways, sections and joins; Part 14 - Bicycles, Section 6;
b) be easily maintained; e) to comply with local government
c) a width and longitudinal gradient to cater for design standards.
projected usage, including nearby- f) to have navigational signs in
i) high activity nodes; accordance with Council 'Wayfinding'
ii) public transport; signage specifications.
iii) centres; g) to incorporate -
d) provide clear sight-lines for safe use; i) kerb ramps at all intersections and
e) be free of any obstructions such as fences, designated crossings;
i) signage and bollards. ii) refuge islands on all roads with
median strips;
iii) holding rails for cyclists at the
intersection of trunk collector, subarterial
and arterial roads that are
positioned in accordance with -
A. Australian Standard 1 742.9:
2000 - Manual of Uniform
Traffic Control Devices -
Bicycle Facilities; and
B. AUSTROADS Part 14 -
BRSS6220.000 Report for Lodgement 51
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LANDPARTNERS
Bicycles - Section 9; and
C. AUSTROADS Part 13 -
Pedestrians.
Compliance
06 Not Applicable - The development is for a small infill subdivision and pedestrian and cycle path
infrastructure is not required.
Table 14-59 - Roads and drainage
O7Roads and pedestrian and cycle paths are 57.1 Road planning and design supports
planned and designed to support the hierarchy the hierarchy and functional aspects
and identified in Sections 2 and 3 of PSF5
functional aspects identified in Sections 2 and 3 Engineering Design Standards - Roads,
of Drainage and Earthworks;
PS15 Engineering Design Standards - Roads, AND
Drainage and Earthworks and to ensure that- S7.2 Road and pathway planning and
a) design and alignment of the roads, design is in accordance with, in order of
intersections and all associated works- precedence-
i. provides a safe environment for all a) Noosa Integrated local Transport
users; Man;
ii. is adequate for the design speed b) Queensland Transport's Shaping Up;
environment; c) Queensland Design Code for
iii. is adequate for predicted traffic Residential Streets;
volumes; and d) AUSTROADS Guide to Traffic
4. .1. M66F;teiAq_ the r-A-fe 9121d AffiCiAA1 Engineering Practice;
functioning of the road network without e) Sections 2 and 3 of PSP5 Engineering
the use of traffic signals; Design Standards - Roads, Drainage
v. is compatible with existing roads; and Earthworks; or
vi. is easily maintained by Council f) the Noosa Cycling and Walking
equipment; and Network Development Plan;
vii. where appropriate, has the ability to OR
accommodate public transport services; g) A combination of the principles in
b) road pavement surfaces- these documents.
i. are durable enough to carry AND
estimated wheel loads of travelling and 57.3 On-road cycling treatment is utilised to
parked vehicles; provide safe and continuous movement of
ii. provide for the safe passage of cyclists along a roadway, such as--
vehicles, pedestrians, cyclists, and a) sealed shoulders;
discharge of stormwater run-off from b) wide kerbside lone;
contributing catchments and the c) exclusive or peak period bicycle lane;
preservation of all weather access; d) advisory treatments such as Bicycle
c) kerb and channel- Awareness Zone;
i. controls vehicle movement by e) shared parking / bicycle lone;
delineating the carriageway for all users; f) contra flow bicycle lane; and
ii. conveys road pavement run-off to g) bus/bicycle lane.
stormwater drainage in a manner that S7.4 The provision of bicycle lanes at
allows the road to be trafficable in Q 100 intersections is generally in accordance with
ARI local rainfall events; and AUSTROADS Part 14, section 5 and the
d) verges and footpaths provide- Manual of Urban Traffic Control Devices
d. safe access for pedestrians and (MUTCD) Part 9.
cyclists clear of obstructions;
ii. an access area for vehicles onto
properties;
iii. a corridor allocated for services and
utilities; and
iv. additional amenity for minor roads.
Compliance
07 Not Applicable - No roads are proposed as part of this development.
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LANDPARTNERS
O8Stormwater drainage infrastructure is S8. I Stormwater drainage planning, design
planned, designed and constructed to- and construction is in accordance with
a) be accessible, cost effective and easily Section 4 of PSPS Engineering Design
maintainable; Standards - Roads, Drainage and Earthworks;
b) protect downstream capacity; AND
c) protect downstream water quality; S8.2As Constructed data is submitted in
d) maximise on-site stormwater retention and accordance with Section 6 of PSP5
retardation; and Engineering Design Standards - Roads,
e) convey run-off to stormwater drainage in a Drainage and Earthworks;
manner that allows roads to be trafficable in AND
Q100 ARI local rainfall events. S8.3Stormwater drainage planning, design
and construction is in accordance with the
Queensland Urban Drainage Design
Manual.
Compliance
S8.1 Complies - The stormwater drainage will be designed and constructed in accordance with
section 4 of the PSP5 Engineering Design, Standards - Roads, Drainage and Earthworks.
S8.2 Complies - As constructed data will be submitted in accordance with section 6 of PSP5
Engineering Design Standards - Roads, Drainage and Earthworks.
S8.3 Complies - Stormwoter drainage planning, design and construction is in accordance with the
Queens/and Urban Drainage Design Manual.
09 Roads and stormwater drainage S9.1 Roads and stormwater drainage
_^ astrurture s cnnstructPrt in nrrarrtnnrp
a) in accordance with appropriate engineering with-
standards; and a) Sections 2, 3 and 4 of PSP5
b) to minimise adverse environmental impacts, Engineering Design Standards -
including from run-off and erosion. Roads, Drainage and Earthworks;
b) Queensland Design Code for
Residential Streets;
c) AUSTROADS,; or
d) A combination of the principles in
these documents;
AND
59.2 Erosion and sediment control
measures are designed and implemented in
accordance with the Institution of Engineers
Australia (Queensland Division) Soil Erosion
and Sediment Control - Guidelines for
Queensland Construction Sites.
Compliance
09 Not Applicable - No roads are proposed as part of this development application.
Environmental Protection 510.1 Roads and stormwater drainage
010 Roads and stormwater drainage follow the edge of existing disturbed areas, or
infrastructure alternatively, these works are co-located
are located and aligned so as to- within a combined utility corridor;
a) minimise disturbance to native vegetation AND
and/or other habitat areas; 510.2 Roads avoid native vegetation and
b) protect and maintain wildlife corridor provide for fauna underpasses and
movements and the safety of native fauna; associated fencing where appropriate;
c) minimise changes to the hydrological regime, AND
including drainage patterns, run-off and water 510.3 Road infrastructure within or adjacent
quality; to native habitat incorporates fences which
d) avoid crossing watercourses, drainage lines allow for protected wildlife movement and
and wetlands, but where such crossings are controls unrestricted access of domestic
unavoidable, disturbed areas are reinstated cats and dogs;
and revegetated on completion of works; and AND
e) minimise bulk earthworks. 510.4 Native vegetation is protected from
BRSS6220.000 Report for Lodgement 53
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/^ LANDPARTNERS
clearing or construction activities by-
a) clearly marking vegetation to be
retained with flagging tap;
b) installing protective fencing around the
dripline of vegetation; and
c) ensuring stock piling, storage and
vehicle parking occur outside the areas
of vegetation to be retained;
AND
510.5 Low impact construction techniques
are used around areas of vegetation to be
retained to minimise interference with the
vegetation.
Compliance
S10.1 Not Applicable - No roads are proposed as part of this application.
510.2 Not Applicable - No roads are proposed as part of this application.
S10.3 Not Applicable - No roads are proposed as part of this application.
510.4 Not Applicable - No roads are proposed as part of this application. Native vegetation
0 proposed for retention will be protected using the above methods.
510.5 Not Applicable - No construction is proposed.
011 Roads and stormwater drainage No solution provided
infrastructure is proven to be suitable for its use
Compliance
011 Not Applicable - To this application.
012Alignment of stormwater drainage 512. 1 The location, design and construction
infrastructure is to allow for easy access for the of stormwater drainage structures is in
ongoing maintenance by Council. accordance with Sections 4 and 5 of PSF5,
Engineering Design Standards - Roads,
Drainage and Earthworks;
AND
512.2 Where infrastructure is located on
private land an easement is dedicated over
the infrastructure in accordance with Section
4 of PSP5, Engineering Design Standards -
11 Roads, Drainage and Earthworks.
Compliance
512.1 Complies - Stormwater drainage will be constructed in accordance with section 4 & 5 of the
PSP5. The Engineering Assessment has been included within Appendix H, which details the intended
method of stormwater discharge through roof water pits and pipe along the rear boundary of the
proposed new allotments.
S12.2 Complies - Any infrastructure on private land will be covered by an easement in accordance
with PSP5.
14.148 Frontage works
013 Development is provided with external 513.1 The following infrastructure
roadworks along the full extent of the frontage of components already exist at the frontage of
the site to an appropriate standard having the site or are provided at the developer's
regard to the specified function of the road. expense-
a) full width sealed road;
b) concrete kerb and channel where
appropriate;
c) forming and grading to footpaths;
d) vehicular kerb and footpath crossings;
e) a constructed bikeway;
f) a constructed footpath;
g) a constructed carriageway;
BRSS6220.000 Report for Lodgement 54
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LAND PARTNERS
h) required alterations to public utility
mains, services or installations;
i) construction of any required alterations
to public utility mains, services or
installations;
j) stormwater drainage works; and
k) installation of electrical conduits;
AND
513.2 Road and drainage design and
construction is in accordance with Sections
3 and 4 of PSP5 Engineering Design
Standards - Roads, Drainage and
Earthworks.
Compliance
S13.1 Complies - The proposal is for an infill subdivision and contains a frontage to Council's
standards.
S13.2 Complies - No road is proposed as part of this application.
14.149 Road and rail corridors
014 Noise sensitive uses including residential 514.1 Noise sensitive uses including
uses are not subjected to high traffic noise levels residential uses are separated by a
from the major road network or rail corridors. minimum of-
a) 40m from the property boundary of
and
b) 80m from the property boundary of rail
corridors;
OR
514.2 Development in the vicinity of road
corridors meets the following external design
criteria for roads in the major road network-
a) 54dB(A)L10 (18hours) based on predicted
traffic volumes ten years hence;
AND
514.3 Development in the vicinity of rail
level noise criteria-
a) 65dB(a), assessed as the 24hour
average equivalent continuous Aweighted
sound pressure level; and
b) 87dB(A), assessed as a single event
maximum sound pressure level.
Compliance
014 Complies - The subject site is not in the vicinity of road or rail corridor.
14.150 Staged development
015Staged development is planned, designed No solution provided.
and constructed to ensure that-
a) each stage of the development can be
constructed without interruption to services
and utilities provided to the previous stages;
b) the infrastructure provided is capable of
servicing the entire development; and
c) the materials used are consistent throughout
the development.
Compliance
015 Not Applicable - The application is not staged.
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LANRP!RTNERS
14.151 Alterations to services and utilities
016 Any alterations or repairs to infrastructure 516.1 Any alterations or repair to
as a result of the development are made at no infrastructure as a result of the development
cost to council. are completed at the developer's expense.
Compliance
S16.1 Complies - Any alterations or repair to infrastructure as a result of the development are
completed at the developer' expense.
Waste Management Code
column 1 column 2
Specific Outcomes Probable solutions (if co& a ab )
Waste separation S1.1 Construction, operational and demolition
01 Development that generates several classes works are planned and managed in accordance
of waste is designed so waste is collected, stored PSP1131;
and disposed of in a safe and ecologically AND
sustainable manner. S1.2Adequate area is provided for on-site
for the collection and separate storage of
recyclable, non-recyclable, vegetative and
streams during construction, operational and
demolition works;
AND
Compliance
S1.1 Not Applicable - The development is for an infill subdivision.
S1.2 Not Applicable - The development is for an infill subdivision.
1
021N3.ite storage areas provide for adequate 52.1 Waste storage areas allow for the
separation of all recyclable and non-recyclable separate storage of different waste materials
materials. for reuse or recycling by-
a) providing sufficient area to store all
recyclable material and recycling
containers required; and
b) sign posting the types of waste stored.
Compliance
S2.1 Not Applicable - The development is for an infill subdivision and contains sufficient area for
waste storage areas.
Design and location of waste storage areas 53. 1 Waste storage areas are designed
O3 Waste storage areas are located so that they and maintained in accordance with PSP9;
are convenient and safe to use and provide for AND
convenient and safe collection by service I 53.2 Waste storage areas are designed and
vehicles; located so they-
AND a) are easily accessed and convenient to
O4 The location and methods of waste storage use;
minimises any adverse impacts on adjoining or b) have unobstructed access for the
nearby properties; collection of the waste by service
vehicles;
AND c) provide for sufficient space for safe
O5 Waste storage areas are designed for ease of entry and exit and servicing by
maintenance and ease of access for cleaning; Council's contractor without the need
AND for manual handling;
d) are clear of carparking bays, loading
bays and similar areas;
e) are clear of Footpaths and pedestrian
access;
f) are capable of being serviced by the
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O
LANDPARTNERS
e. ..qI..-....w.p.m.
collection vehicle without impeding
traffic flow; and
g) have a level area provided for the
storage of waste and recyclable
materials in standard waste
containers;
AND
53.3 For uses that do not comprise a
caretaker's residence or central
management, the maximum distance
between waste storage areas and the
kerbside is-
a) for Multiple housing Type 3 - 40m;
b) for other uses - 70m; and
53.4 Pathways used to transport bins-
a) have a maximum grade of 1:15; and
b) are free of steps, stairs or other
impediments;
C: AND
S4. 1 Waste storage areas are-
a) integrated with the building design,
where possible;
b) setback a minimum of 2m from side
and rear properly boundaries:
c) screened so that bins are not visible
from neighbouring properties or
passing vehicular and pedestrian
traffic; and
d) not located directly adjacent to
dwelling units on the site on
neighbouring properties;
AND
55.1 Waste storage areas are constructed
of impermeable, durable and non-textured
materials and surfaces so that they are
easily cleaned;
AND
S5.2A minimum distance of 0.5m2 distance
LJ
is provided between and around waste
storage bins to allow for manoeuvring and
washing of bins.
AND
Compliance
05 Not Applicable - The proposal is for an infill residential subdivision.
06 Waste storage areas provide a safe and 56.1 No solution provided.
secure environment for users through-
a) appropriate siting and access;
b) the provision of lighting; and
c) restricting access to the general public by
making the area clearly identifiable as private
space leg. through landscaping, change of
paving material or fencing, rather than locking
the area.
Compliance
06 Not Applicable - The proposal is for an infill residential subdivision.
Water management for waste storage areas S7. 1 The waste storage area -
O7Waste storage areas are designed to contain j a) is bunded and graded so that washwater and
and appropriately dispose of leakage from bins 1 bin leakage are drained to the sewer or an on-
and wastewater from bin washing site effluent disposal system via a gully within the
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LANDPARTNERS
storage area;
b) has a bund wall with a maximum height
of 100mm;
c) is serviced by a conveniently located
hosecock and backflow prevention
device, and connected to a water
supply; and
d) is roofed or otherwise covered if the
storage area is-
1) more than 1 m2; or
ii) storing wet waste; or
iii) storing other waste with a high potential to
cause pollution if washed or leaked from the
bins, including waste oil or putrescibles.
Compliance
07 Not Applicable - The proposal is for a residential subdivision
C: Water Sensitive Design Code
1cobmr l column 2
Specific Oukort M 6 - Rut 4:;; 1 t 0 L' 2 z. - - 1 14.'^ "*I., abteIso it ans. of coafer a able)
Water reuse S1. 1 Development complies with the water
01 Development uses a combination of quality standards in Table 2 of the SEQ
detention and retention systems to capture run- Regional Plan Implementation Guideline No.
off from areas on the site; 7 for Water Sensitive Urban Design;
Compliance
S1.1 Not Applicable - Table 2 of the SEQ Regional Plan Implementation Guideline No. 7 for Water
Sensitive Urban Design does not apply to the proposed development given that it is for very low-
density development.
02 Water storage devices must have sufficient 52. 1 No solution provided
capacity having regard to local rainfall pattern
and the catchment area of roof or other hard
standing surface;
Compliance
02 Not Applicable - The development is for an infill subdivision and water storage devices will be
included as part of future development.
03 Captured water is utilised for all non-potable 53. 1 Captured water is plumbed to be
uses on site; available for all external uses including
gardening, irrigation, ponds, filling swimming
pools and outdoor cleaning, as well as all
ground floor toilet cisterns and washing
machine cold taps;
AND
53.2 Where the captured water is used for
toilet flushing and/or laundry use, an
automatic or manual interchange device that
allows alternate use of captured water or the
reticulated water supply is installed to
ensure that there is a continual supply of
water for sanitary flushing and laundry use.
Compliance
03 Not Applicable - The development is for an infill subdivision and water storage devices will be
included as part of future development.
04 On-site detention does not adversely impact S4. 1 No solution provided
on water requirements downstream of the site
where the water is required to sustain the ecology
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L4NDPARTNERS
and hydrology of downstream systems
(environmental flows ;
Compliance
04 Not Applicable - The development is for an infill subdivision and water storage devices will be
included as part of future development.
05 Within the Shire Business Centre site, as S5. 1 No solution provided
shown on Map SBC, on-site detention measures
are contained within the developed areas of the
site, clear of drainage lines and Open Space
Precincts.
Compliance
05 Not Applicable - The development is for an infill subdivision and water storage devices will be
included as part of future development.
Run-off treatment S6. I Development complies with the
06 Run-off that leaves the site is treated so as i water quality standards in Table 2 of the
not to adversely impact on the ecology and SEQ Regional Plan Implementation
hydrology of downstream environmental flows; Guideline No. 7 for Water Sensitive Urban
AND Design.
Compliance
S6.1 Not Applicable - Table 2 of the SEQ Regional Plan Implementation Guideline No 7 for WSUD is
not applicable given the very low density of proposed development.
07Within the Shire Business Centre site, as 57. 1 Development complies with the
shown on Map SBC- water quality standards in Table 2 of the
b) drainage lines are only used for final polishing Guideline No. 7 for Water Sensitive Urban
of run-off. Design.
Compliance
S7.1 Not Applicable - Table 2 of the SEQ Regional Plan Implementation Guideline No 7 for WSUD is
not applicable given the very low density of proposed development.
Town water supply connections 58.1 A suitable backflow prevention device
O8Backflow devices or similar systems ensure is installed to protect the potable water
water reuse facilities have no impact on the i within the reticulated water supply in
quality of the town mains water. accordance with AS/NZS 3500:2003
Plumbing and Drainage.
Compliance
08 Not Applicable - The development is for an infill subdivision and water storage devices will be
included as part of future development.
E Use ofnatural treatments and systems S9. 1 & 510.1 Development complies with
09 Natural treatment strategies, including grass the water quality standards in Table 2 of the
swales and bio-retention systems, vegetated SEQ Regional Plan Implementation
filtration strips and gross pollutant traps, are Guideline No. 7 for Water Sensitive Urban
used wherever practicable; Design.
AND
010 Within the Shire Business Centre, as shown
on Map SBC- where necessary, drainage lines
are ecologically enhanced to ensure that the
water quality polishing functions are of high
standard.
Compliance
09-10 Not Applicable - The development is for an infill subdivision and water storage devices will be
included as part of future development.
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LANDPARTNERS
Water Supply & Sewerage Reticulation Code
column 1 column 2
Specific Outcomes Probable solutions (if code assessable}
14.164 Design and construction (water)
01 Water supply infrastructure- S1. 1 Water supply infrastructure is
a) meets the needs of the users; designed in accordance with PSP6 -
b) is designed to be compatible with existing Engineering Design Standards - Water and
infrastructure; and Sewerage and As Constructed data
c) is designed using materials that are suitable submitted in accordance with PSP6-
for the use, durable, easy to maintain and Engineering Design Standards - Water and
cost effective, taking into account the whole of Sewerage.
life cycle cost and Council's maintenance
inventory.
7 Compliance
S1.1 Complies - The water supply infrastructure will be constructed in accordance with PSP6
Engineering Design Standards - Water and Sewerage and As Constructed data will be submitted in
accordance with PSP6 - Engineering Design Standards - Water and Sewerage.
02 Water supply infrastructure is constructed- S2.1 Water supply infrastructure is
constructed in accordance with PSf1S -
standards; and Engineering Design Standards - Water and
b) to minimise adverse environmen/alimpacts. Sewerage,-
AND
52.2 Erosion and sediment control
measures are designed and implemented in
accordance with the Institution of Engineers
Australia (Queensland Division) Soil Erosion
and Sediment Control - Guidelines for
Queensland Construction Sites.
Compliance
S2.1 Complies - The water supply infrastructure will be constructed in accordance with PSP6
Engineering Design Standards - Water and Sewerage.
S2.2 Complies - Erosion and sediment control measures will be designed and implemented in
accordance with the Institution of Engineers Australia (Queensland Division) Soil Erosion and
Sediment Control - Guidelines for Queensland Construction Sites. Given the small scale of the
development this can be appropriately developed.
03 Water supply infrastructure is proven to be No solution provided.
suitable for its use prior to Council accepting the
dedicated asset.
Compliance
03 Complies - The water supply infrastructure will be in accordance with Council requirements.
04 Water supply infrastructure is provided with No solution provided.
all suoooiting technical documentation
Compliance
04 Complies - This can be appropriately conditioned.
05 Where buildings or other structures are in 55. 1 The footing of any building or structure
proximity to State or Council's water supply is located clear of the zone of influence but
infrastructure, provision is made to protect the no closer than 1.5m (measured horizontally)
infrastructure from physical damage and to allow from infrastructure including sewers, water
ongoing maintenance by Council mains and stormwater structures;
AND
55.2A registered easement in favour of
Council is created over all underground
infrastructure located in private property;
AND
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IANDPARTNERS
55.3 The width of the easement is the
greater of 3m or the width of the zone of
influence;
AND
55.4 The easement is centred over the
centreline of the infrastructure.
Compliance
05 Not Applicable - No building is proposed as part of the development.
O6Alignment of water supply infrastructure 56.1 Infrastructure is designed and
allows for easy access for the ongoing constructed on the preferred alignments in
maintenance by Council. accordance with PSP6 Engineering Design
Standards - Water and Sewerage.
Compliance
06.1 Complies - The provision of infrastructure will be designed and constructed on the preferred
alignments in accordance with PSP6 Engineering Design Standards - Water and Sewerage.
O7Any alterations or repairs to infrastructure as 57.1 Any alterations or repair to
a result of the development are made at no cost infrastructure as a result of the development
to Council. are completed at the developer's expense.
Compliance
S7.1 Complies - Any alterations or repair to infrastructure a result of the development
completed at the developers expense.
Table 14-63 Sewerage reticulation
14.165 Design and construction (sewer)
a) meets the needs of the users; designed in accordance with PSP6
b) is designed to be compatible with existing Engineering Design Standards - Water and
infrastructure; and Sewerage.
c) is designed using materials that are suitable
of the use, durable, easy to maintain and cost
effective, taking into account the whole of life
cycle cost and Council's maintenance
inventory.
Compliance
S8.1 Complies - Sewer reticulation infrastructure is designed in accordance with PSP6.
09 Sewerage reticulation infrastructure is S9.1 Sewerage reticulation infrastructure is
constructed- constructed in accordance with PSP6 -
a) in accordance with appropriate engineering Engineering Design Standards - Water and
standards; and Sewerage and As Constructed data
b) to minimise adverse environmental impacts submitted in accordance with PSP6 -
Engineering Design Standards - Water and
Sewerage;
AND
S9.2 Erosion and sediment control
measures are designed and implemented in
accordance with the Institution of Engineers
Australia (Queensland Division) Soil Erosion
and Sediment Control - Guidelines for
Queensland Construction Sites.
Compliance
S9.1 Complies - Sewerage reticulation infrastructure is constructed in accordance with PSP6 -
Engineering Design Standards - Water and Sewerage and As Constructed data submitted in
accordance with PSP6 - Engineering Design Standards - Water and Sewerage.
S9.2 Complies - Erosion and sediment control measures can be conditioned as part of the approval.
010 Sewerage reticulation infrastructure is No solution provided.
proven to be suitable for its use prior to Council
accepting the dedicated asset.
Compliance
010 Complies - Sewer infrastructure will be constructed to Councils standards.
011 Sewerage reticulation infrastructure is No solution provided.
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IANDPARTNERS
..awnw•m e••wun^
provided with all supporting technical
documentation.
Compliance
01 1 Complies - All required supporting technical documentation will be provided.
012 Where buildings or other structures are S12.1 The footing of any structure or
developed adjacent to Council's sewerage building is located clear of the zone of
reticulation infrastructure, satisfactory provision is influence but no closer than 1.5m (measured
made to protect the infrastructure from physical horizontally) from infrastructure including
damage and to allow ongoing maintenance by sewers, water mains and stormwater
Council. structures;
AND
S12.2 A registered easement in favour of
Council is created over all underground
infrastructure located in private property;
AND
S12.3 The width of the easement is the
greater of 3m or the width of the zone of
influence;
AND
512.4 The easement is centred over the
centreline of the infrastructure.
Compliance
S17 1 Not Applicable
Si 2.2 Complies - An easement will be provided over any Council infrastructure.
512.3 Complies - The width of the easement will be compliant with S 12.3.
Si 2.4 Complies - The easement will be centred over any underground infrastructure.
013 Alignment of sewerage reticulation 513.1 Infrastructure is constructed on the
infrastructure is to allow for easy access for the preferred alignments in accordance with
ongoing maintenance by Council. PSP6 -Engineering Design Standards -
Water and Sewerage.
Compliance
13.1 Complies - Infrastructure is constructed on the preferred alignments in accordance with PSP6.
014 Any alterations or repairs to infrastructure 514.1 Any alterations or repair to
as a result o the development are made at no infrastructure as a result of the development
cost to Council, are completed at the developer's expense.
Compliance
S14.1 Complies - Any alterations or repair to infrastructure as a result of the development are
I completed at the developer's expense.
Biodiversity Overlay Code
columns 1 column2
Specific Outcomes Probable solutions (if code assessable)
13.9 Vegetation retention and conservation
Environmental Protection Area & Si. 1 An Ecological Assessment Report
Environmental Enhancement Area prepared in accordance with Planning Scheme
Vegetation & Riparian Buffer Area Policy 18 - Ecological Assessment Guidelines
01 Vegetation of local origin local origin on demonstrates that the flora on the premises
premises identified as- does not constitute Environmental Protection
a) Environmental Protection Area or Area or Environmental Enhancement Area
Riparian Buffer Area on the Biodiversity vegetation.
Overlay Maps OM1.1 to OM9.1, is OR
retained and conserved in its present S1.2Where constructing a Detached House;
BRSS6220.000 Report for Lodgement 62
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form or improved to ensure its ongoing or Community residence interference with
contribution to the natural resources and vegetation does not extend beyond-
biological diversity of the former Noosa a) 30m of a building or 1 Om of a structure on
Shire; and lots greater than l Oha; or
b) Environmental Enhancement Area 10 on b) 1 Om of a building or structure on lots 1 Oho
Biodiversity Overlay Maps OM1.I - or less but more than 0.3ho; or
OM9.1, is protected from the impacts of c) 3m of a building or structure on lots 0.3ha
development by- or less.
i. avoiding edge effects;
ii. avoiding fragmentation; and
iii. maintaining vegetation in manageable and
viable configurations.
AND
Compliance
Sl.1 Performance Solution - The attached Vegetation Assessment identifies the EPA overlay as
containing a low ecological value for the following reasons;
it does not form a intact floral community
it there is no contiguous canopy
there is no linkage to other vegetation
the area is highly modified
it is very close to dwellings
the trees are unlikely to be used for roosting or nesting
the species have a low to modest source of food for birds and other animals
• With the existing land management it is probable the endemic trees would be displaced
• by exotic flora as they die from natural causes
The proposed development recommends a substantial amount of replanting totalling 26 trees. This is
considered a vast improvement to the existing situation.
Si .2 Not Applicable - The application is for an infill subdivision.
02 For the purpose of Reconfiguring a Lot 52. 1 Where interference with vegetation on
new lots are only created where they minimise the premises is for the purpose of
the fragmentation and maximise the retention of
existing vegetation. Reconfiguring a Lot-
a) new boundaries to lots do not transect
and fragment existing vegetation;
b) new lots are created to allow for suitable
7 house site areas or other future buildings
and works to be located within existing
cleared areas or areas of low ecological
value; and
1 c) building envelopes are designated for each lot.
Compliance
S2.1 Performance Solution - The new boundaries are acknowledged to transect the EPA overlay
however as identified within the attached Vegetation Assessment this area contains a low ecological
value. This area is identified to contain four tree species. Two of these species are exotic species
planted for landscaping purposes. The proposed lots are suitably sized to support the future
construction of residential dwellings.
03 Interference with vegetation only occurs 53. 1 No solution provided
where-
a) no other suitable cleared or partially
cleared area is available on the
premises;
b) the development minimises the total
footprint within which all activities,
buildings, structures, driveways and
other works are contained; and
c) the development is located in areas of
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LANDPARTNERS
low ecological value over other areas, to the
greatest extent practicable.
Compliance
03 Complies - The attached vegetation assessment identifies the EPA overlay has containing a low
ecological value and has proposed dwelling contains significant additional replanting. The proposal
is for a reconfiguration and no building is proposed. The proposed allotments will achieve access via
the existing driveway.
Wetlands S4. 1 A minimum separation distance of 100m
04 Wetlands are protected from removal or is provided between a wetland and any adjacent
degradation and any adverse impacts on development or use.
wetlands are prevented, minimised or
mitigated by-
a) maintaining adequate separation between
the wetland and any adjacent
development or use 12;
b) minimising any modification of the natural
characteristics of the wet/and, including
the topography, surface and groundwater
hydrology, water quality and flora and
fauna species;
c) preventing any new development within
wetlands;
d) minimising access to the wp//nnri,
e) minimising impacts associated with pest
insect control and invasion by undesirable
plant species; and
f) providing for the rehabilitation and replanting
of degraded wetlands.
Compliance
S4.1 Complies - The development is not within 100m from a wetland.
Riparian Buffer Area 55.1 No new development occurs on, or partly
05 The biodiversity and ecosystem values on, premises indicated as Riparian Buffer Area
of watercourses, drainage lines, wetlands and on Biodiversity Overlay Maps OM 1.1 to
adjacent riparian zones are protected by- OM9.1, except for-
a) avoiding any new development in the a) temporary use of the land; or
riparian buffer area; b) infrastructure which provides access to a
b) retaining aquatic and terrestrial habitat watercourse for recreational purposes;
11
in riparian zones; OR
c) maintaining wildlife corridors along 55.2 Where constructing a Detached house
watercourses and drainage lines for or Community residence and on an allotment
native fauna movement; situated wholly within the Riparian Buffer Area,
d) avoiding edge effects and incompatible a) fronting the Noosa River - development
uses in riparian zones; is setback a minimum of 40m from mean
e) maintaining bank stability by minimising high water spring or as otherwise
bank erosion and slumping; prescribed by the Environmental
f) maintaining water quality by filtering Protection Agency's Erosion Prone Area
sediments, nutrients and other Maps; 13
pollutants; and b) not fronting the Noosa River -
g) removing undesirable plant species and development is located outside the
replacing them with vegetation of local origin; riparian zone and setback a suitable
distance from the watercourse having
regard to the development constraints of
the property and the need to protect
environmental and riparian values;
OR
55.3 For Animal husbandry on premises in
the Rural Zone-
I a) stock proof fencing is installed along
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jjjLk,nl!ARTNERS
watercourses at a distance of no less
than 10m from the top of the bank;
b) stock watering points are located no less
than 15m away from the top of the bank
of watercourses; and
c) stock crossing points across
watercourses are defined and controlled
with stock proof fencing,
to prevent stock from damaging riparian
vegetation or banks to watercourses;
OR
55.4 Recreational facilities (including
playgrounds, pergolas, barbeques etc) are
setback a minimum of 30m from the top of the
bank of a watercourse and 1 Om from the top of
the bank of a drainage line;
OR
55.5 For Forestry uses the cultivated area is
separated from watercourses by a distance not
less than the distances identified below,
measured from high water mark or the top of
the bank, whichever is the greater distance-
Feature Distance
Stream order 1 or 2 5 m
Stream order 3 or 4 10 m
Stream order greater than 4 20 m
AND
55.6 Where Forestry is carried out on that
part of premises indicated as Riparian Buffer
Area and outside the separation distances
specified in 55.5-
a) species planted are of local origin and are
harvested through sustainable harvesting;
and
b) any undesirable plant species are replaced by
vegetation of local origin.
Compliance
05 Not Applicable - The site is not within a riparian buffer area.
Koala Habitat Areas 14 S6. 1 and S7. I Koala sensitive development
06 Development is designed, constructed design and measures are implemented in
and operated to avoid adverse impacts on accordance with Section 6 Policy 1 - Koala
koalas and koala habitat and includes sensitive design as contained in the Nature
measures to assist the survival of koala Conservation (Koala) Conservation Plan 2006
populations in the area. and Management Program 2006 - 2016.
AND
Compliance
06 Not Applicable - The site is not within a Koala Habitat Area.
O7Development provides for koala 56. 1 and 57. 1 Koala sensitive development
movement across the landscape through its design and measures are implemented in
design and layout by incorporating koala accordance with Section 6 Policy 1 - Koala
sensitive development sensitive design as contained in the Nature
Conservation (Koala) Conservation Plan 2006
and Management Program 2006 - 2016.
Compliance
07 Not Applicable - The site is not within a Koala Habitat Area.
Open space networks & wildlife corridors 58. 1 Vegetation is enhanced through
08 Open space networks and wildlife revegetation and vegetation maintenance in
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LANDPARTNERS
w+.M ++.•rwrwwl wwwwMYwL
corridors are maintained and embellished to areas indicated in Schedule 5 on Map 4 - Open
provide for viable connectivity between Space Networks.
vegetation by protecting and replanting AND
vegetation of local origin- 58.2 Existing wildlife corridors are retained and
a) along watercourses, drainage lines and embellished to a minimum width of 100m.
ridgelines; and
b) as linkages between areas of remnant
vegetation, including-
i. across property boundaries;
ii. to areas of national park, conservation park,
State forest or reserve; and
iii. into adjoining local government areas.
Compliance
08 Not A pp licable - To this a pp lication.
Scenic amenity S9. 1 and 510.1 Vegetation is retained and
O9The scenic amenity and vegetated enhanced-
character of the locality and its watercourses, a) within 30m of prominent ridgelines and
drainage lines, sloping land and ridgelines is hillslopes;
retained and enhanced; b) in gullies;
AND c) along watercourses and drainage lines;
010 Vegetation which makes a positive and
contribution to the streetscape or major road
network is retained. d) within l Om of road reserves.
Compliance
S9.1 & 510.1 Complies - The site is not situated on a prominent ridgeline or hillslope, gully or along
a watercourses and drainage line. No vegetation is proposed to be removed within I Om of the road
reserve.
Habitat trees 511. 1 No clearing of koala habitat trees
011 Habitat trees (including dead trees) and greater than 4m in height or with a diameter
recruitment habitat trees are protected for native greater than 100mm at 1.3m above the
fauna habitat, where practicable. ground;
AND
S11.2 No clearing of other habitat trees or
recruitment habitat trees.
Compliance
Si 1 .1 Not Applicable -No clearing of koala habitat trees is proposed.
S1 1 .2 Not Applicable - No clearing of other habitat trees or recruitment habitat trees.
Lake Macdonald No solution provided.
012 Vegetation within 400m of the full
ponded water within Lake Macdonald is
retained.
Compliance
012 Not Applicable - To this application.
Steep slopes No solution provided.
013 Vegetation on steep slopes is retained
and managed to avoid erosion and landslide
and to protect natural resources and values.
Compliance
013 Not Applicable - The subject site is not identified as a steep slope containing a longitudinal
gradient of approximately 1:1 1 m.
Engineering and site works 514.1 Works, including roads, driveways,
014 Development is sited and designed to- fences, sewer lines and other infrastructure-
a) provide adequate separation distance a) do not transect areas of vegetation; or
between the vegetation to be protected b) are co-located within a combined utility
and the development to avoid corridor; and
disturbing, destabilising and c) provide for fauna underpasses, speed
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LANDPARTNERS
deoxygenbting any tree or altering the reduction devices and associated
drainage; fencing, lighting and warning signs,
b) avoid traversing or fragmenting where appropriate;
vegetation or habitats for significant flora AND
and fauna species; and 514.2 Development within or adjacent to
c) avoid creating barriers to faunal areas of vegetation, incorporate fauna friendly
movement. fences;
AND
514.3 Vegetation is protected from
interference resulting from clearing or
construction activities by-
a) clearly marking vegetation to be retained with
flagging tape;
b) installing protective fencing around the
dripline of the vegetation and avoid
filling and excavation in these fenced
areas; and
c) ensuring stock piling, storage and
vehicle parking occur outside the
identified vegetation areas;
AND
14.4 Low impact construction techniques are
used around vegetation to minimise
interference with the vegetation.
Compliance
514.1 Complies -All services will be located within a trench in the existing access driveway. No fences
are proposed as part of this development. No roads are proposed as part of this development.
S14.2 Complies - The development is for an infill subdivision and fauna friendly fences can be
conditioned as part of any development approval.
S14.3 Complies - Vegetation to be retained will be clearly marked, protected by fencing and no
stockpiling/storage will occur outside the identified vegetation area.
Si 4.4 Not Applicable - The proposal is for an infill subdivision.
Filling and excavation No solution provided.
015 Vegetation is not adversely impacted
upon by earthworks and changes to the
hydrological regime, including changes to
7round water levels, flooding levels, run-off
and tidal hydraulics.
Compliance
015 Not Applicable - No filling or excavation proposed.
13.10 Vegetation management
Replanting and rehabilitation 516.1 Landscaping complements and
016 Vegetation is enhanced through the supports important habitats by-
following measures: a) utilising native plants of local origin;
a) siting landscaped areas to complement b) utilising suitable plant species identified
and enhance existing vegetation; in PSP3 - Landscaping Plants and
b) removal of all species likely to displace Guidelines;
native flora species or degrade fauna c) replicating adjacent remnant habitats,
habitat; including understorey vegetation;
c) replanting and rehabilitating 15 degraded d) creating or enhancing linkages between
habitat; and existing habitats;
d) replacing any vegetation removed with e) avoiding the use of Undesirable Plant
suitable replacement vegetation of local Species listed in Table 9.1 of PSP3
origin. Landscaping Plants and Guidelines; and
f) planting riparian zones to filter
stormwater run-off and provide for
wildlife habitat;
BRSS6220.000 Report for Lodgement 67
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LANDPARTNERS
AND
516.2 Vegetation removed is replaced with-
a) the equivalent number of trees or plants
of local origin; or
b) twice the number of trees or plants of
local orlin.
Compliance
S16.1 Complies - The attached vegetation assessment includes replanting recommendations
including;
• plant six Pondanus pedunculats
• plant 20 Casuarina equisetiflia
• plants are to be well established specimens in 200mm pots with a minimum height of
500mm
• plants are to be sourced from endemic (local) seed stock if this is practical
• plants are to be protected by plastic trees sleeves with three timber stakes and mulched for a
diameter of 100cm
• prickly pear and asparagus vine is to be removed in the area 20m each of the east
boundary.
S16.2 Complies -The proposal recommends replanting 26 trees which is well in excess of the
requirements.
Fire management No solution provided
017 Fire management measures are
adopted based on ecological principles,
a) maintain and enhance biodiversity;
b) minimise threat of fire to the natural
environment, life and property; and
c) provide for effective use and
maintenance of buildings and structures.
Compliance
017 Complies - The attached Bushfire Assessment identifies the site as being low risk from both
internally risk and external risk.
Natural Hazards Overlay Code
Column 1 col=12
n Specific outcomes Acceptable solutions (if self.ossessable)
Ptobabre solutions (iif code assessable)
13.32 Effects of use
General 51.1 The proposed development is not
01 Development is located to ensure it does not located in a landslide hazard area as
compromise the safety of people, property or indicated on Overlay Maps OM1.3-0M9.335;
hazardous materials manufactured or stored in OR
bulk by increasing risk of landslide; 51.2 The development site is not subject to
AND landslide, either internally or from sloping
land above the site {eg. slopes are less than
1 in 10 (10%)
AND
51.3 Development, including necessary
earthworks within Precinct F of the Nooso
Springs site, improves the stability of any
non-natural landform so it is not at risk from
landslide either on the site or from sloping
land above the site.
Compliance
Si .1 Not Applicable - The proposal complies with 51.2
Si .2 Complies - A Slope Stability Assessment (Appendix E) has been included within the report which
identifies the site as low risk of landslip. This assessment uses the Guidelines for Landslip Risk
BRSS6220.000 Report for Lodgement 68
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LNRPARTNERS
Management Framework as provided by the Australian Geomechanics Society. The report also
includes Hazard Mitigation - Construction Recommendations for the future development of the
proposed allotments.
S1.3 Not Applicable - The subject site is not within precinct f of the Noosa Springs Site.
02 Development, including accessways is 52. 1 No solution provided
designed and constructed to-
a) minimise impacts on the natural landform;
b) minimise risk to people and property from
landslide;
c) avoid any potential instability and associated
problems, including long term stability of the site
and long term stability of the development.
Compliance
02 Complies - The development is for a residential subdivision and does not impact on the natural
landform. The attached slope stability report includes construction recommendations for the future
development of the proposed lots.
Protection of Infrastructure and Community 53.1 Community Uses and Infrastructure
Uses Uses are not located in a landslide hazard
03Community Uses and Infrastructure Uses area as indicated on Overlay Maps OM1.3-
including that identified below, are able to OM9.3;
function OR
effectively during and immediately after landslide S3.2The community infrastructure
events- development-
r,) t in any new building
b) Hospitals; work other than an addition to an
c) Education Type 4 uses, including stores for existing building;
valuable records or items of historic or cultural b) does not involve vegetation clearing;
significance; and and
d) Service and utility uses, including electricity c) does not alter ground levels or
substations, major electrical depots and water stormwater conditions;
treatment plants. OR
S3.3The development includes measures
that ensure-
a) the long term stability of the site;
b) access to the site will not be impeded
by a landslide event; and
c) the community infrastructure will not
be adversely affected by landslides
originating on sloping land above the
site36.
Compliance
03 Not Applicable - No Community Uses and Infrastructure Uses are proposed by the development.
Table 13.9 Bushfire hazard areas
13.33 Effects of use and works
New Uses 54. 1 The use is sited on land that is not in a
04 The proposed use does not compromise Medium or High Bushfire Hazard Area38;
the safety of people or property from bushfire. OR
54.2 The use is sited on land that is determined
as low bushfire risk by a site specific bushfire
hazard assessment.3
Compliance
04 Not Applicable - The proposal is for a Reconfiguration of a Lot.
Protection of Infrastructure and Community 55.1 Community Uses and Infrastructure
Uses Uses are not located in a High or Medium
05 Community Uses and Infrastructure Bushfire Hazard Area identified on Overlay Maps
Uses, including that identified below, are able OM 1 .4 to OM9.4;
to function effectively during and immediately OR
after bush fire events- S5.2 Building work will not involve more than an
a) Emergency service facilities; additional 20m2 of gross floor area to an
BRSS6220.000 Report for Lodgement 69
Page 72
b) Hospitals; existing
c) Education Type 4 uses, including stores building;
for valuable records or items of historic or OR
cultural significance; and 55.3Where located in a High or Medium
d) Service and utility uses, including Bushfire Hazard Area identified on Overlay
electricity substations, major electrical Maps OM1.4 to OM9.4, uses are designed to
depots and water treatment plants. function effectively during and immediately after
bushfire events40,
Compliance
05 Not Applicable - No community uses and infrastructure uses are proposed.
Hazardous materials S6. 1 Hazardous materials are not manufactured
06 Public safety and the environment are not and stored on the site
adversely affected by the detrimental impacts
of bushfire on hazardous materials
manufactured or stored in bulk.
Compliance
S6.1 Not Applicable - No hazardous materials are stored on the site.
13.34 Siting, design and construction
fl 07Uses and works including building works 57.1 Uses and works including building works
are sited, designed and constructed to- are sited-
a) minimise the number of people and a) on lots greater than 2500m2;
property subject to bushfire risk; and i) in locations of lowest hazard within
b) maximise the protection of people and the lot (Figure 13.5 provides
guidance): and
front. ii) to achieve setbacks from hazardous
vegetation of 1.5 times the
predominant mature canopy tree
height or 1 Om whichever is the
greater; and
iii) 10m from any retained vegetation
strips or small areas of vegetation;
and
iv) so that the elements of the
development least susceptible to
fire are sited closest to the bushfire
hazard;
b) on lots 2500m2 or less - to maximise
setbacks from hazardous vegetation37
Compliance
07 Not Applicable - No buildings are proposed a art of this development.
13.35 Water supply for fire fighting
O8An adequate and accessible water supply 58. 1 For premises not in a water service area-
is provided for fire fighting purposes. each lot has an accessible dam, swimming pool
or water tank accessible by the fire brigade that
contains at least 5000 litres of water
Compliance
S8.1 Complies - The site is in a water service area.
13.36 Vehicle access and fire trails
Firebreaks and fire access tracks S9. 1 Firebreaks are provided by-
09 Firebreaks or fire access tracks provide- a) a cleared road reserve not less than 20m
a) adequate access for fire fighting and wide located around the perimeter of the
other emergency vehicles; and development;
b) adequate width to minimise the risk of OR
fire crossover. b) fire access tracks between the
development and surrounding vegetated
lands that-
i. are a minimum cleared width of 6m;
ii. have a maximum grade of 1 in 8
(12.5%) ;
BRSS6220.000 Report For Lodgement 70
Page 73
IAND^^:RtriERS
iii. have a formed pavement;
iv. have access at each end and in other
locations where necessary;
v. have passing areas and turning areas;
vi. have clearly identified access points
for emergency vehicles; and
vii. are located on public land or within
access easements that are granted in
favour of the Sunshine Coast Regional
Council and the Queensland Fire and
Rescue Service.
Compliance
59.1 Not Applicable - Refer to S 1 1.1.
13.37 Reconfiguring a Lot
General 510. 1 The proposed lots are not located on land
010 The safety of people and property are that is subject to Medium or High Bushfire
maintained by Hazard on overlay maps OM1.4-0M9.442;
a) Locating house site areas and other OR
C sensitive uses on that part of the land 510.2 The proposed lots are sited on land
least affected by the bushfire hazard; determined as low bushfire risk by a site specific
and bushfire hazard assessment.43
b) fire mitigation methods are used that are AND
adequate for the Potential Bushfire S10.3Additional lots are not created where their
Hn7nrd rating of th individual site. only vehicular access route is through a Medium
having regard to - or High Bushfire Hazard area shown on overlay
i. vegetation type; maps OM1.4-OM9.4
ii. slope;
iii. aspect;
iv. on-site and off-site fire hazard
implications of the development;
v. bushfire history;
vi. conservation values of the site; and
on)oing mainte nance.
Compliance
S10.1 Not Applicable - The proposal complies with S10.2.
510.2 Complies - The subject site is located within the Medium Bushfire Hazard overlay map. A
Bushfire Assessment has been undertaken which identifies the potential bushfire risk as very low due
to the extensive development in the Sunshine Beach area and the narrow foreshore reserve. As
assessment against the SPP 01 /03 provides a methodology for ground truthing the Potential Bushfire
Hazard of any site and immediate surrounds. As this site is not carrying any assessable vegetation, it
therefore scores less than 2 and no further assessment is required.
S10.3 Complies - The proposed lots achieve vehicle access via the existing handle which is outside
the bushfire overlay. Furthermore the attached Bushfire report identifies the site as being a very low
risk. Based on this it is clear vehicles can exit safely the site in the unlikely event of a bushfire.
BRSS6220.000 Report for Lodgement 71
Page 74
LAN l!A!TNERS
Firebreaks and fire access tracks 511.1 Firebreaks are provided by-
011 Firebreaks or fire access tracks provide- a) a cleared road reserve not less than 20m
a) adequate access for fire fighting and wide located around the perimeter of the
other emergency vehicles; and subdivision, between the created lots and
b) adequate width to minimise the risk of surrounding vegetated lands;
fire crossover. OR
b) fire access tracks (may be in the form of an
access easement) between the created
lots and surrounding vegetated lands
that-
i. are a minimum cleared width of 6m;
ii. have a formed pavement;
iii. have access at each end and in other
locations where necessary;
iv. have passing areas and turning areas;
v. have clearly identified access points for
emergency vehicles; and
vi. are located on public land or within
access easements that are granted in
favour of the Sunshine Coast Regional
Council and the Queensland Fire and
Rescue Service.
Compliance
considered appropriate. Furthermore a Bushfire Hazard Assessment identifies the site as very low risk
and states that bushfire is not a limiting factor for the proposed subdivision.
Road network 512. 1 Culs-de-sacs or no-through roads are not
012 Roads provide for the safe and effective used in the street network unless-
evacuation of users of premises and access by a) a perimeter road reserve with a minimum
Emergency services. reserve width of 20m and a formed width of not
less than 6m is provided; or
b) cul-de-sacs or no-through roads are
provided with fire trails or access
easements, capable of being navigated by
conventional vehicles, that link to through
roads (see Figures 13.3 and 13.4);
AND
512.2 Roads have a maximum grade of 1 in 8
(12:5%).
Compliance
012 Not Applicable - No roads are proposed as part of this development application.
Lot design 513.1 Each residential Iot-
013 Lot design and building siting minimises a) includes a house site area, identified on the
bushfire hazard to people and property having plan of subdivision;
regard to slope, aspect, existing vegetation and b) is of sufficient size and dimensions to
adequate separation from hazardous accommodate a dwelling and ancillary
buildings and use areas;
c) for lots more than 2,500m-
i. conform with the principles for house
site numbers 1, 2 or 3 shown in Figure
13.5; and
ii. are separated from hazardous
vegetation for a distance the minimum
of 1.5 times the predominant mature
canopy height or 10m, whichever is the
greater; and
d) for lots less than 2,500m2, maximise
separation of buildings from hazardous
vegetation
BRSS6220.000 Report for Lodgement 72
Page 75
LANDPARTNERS
S13.2 Residential lots are designed so that their
size and shape allow for efficient emergency
access to buildings for fire fighting appliances
(e.g. by avoiding long narrow lots with long
access driveways).
Figure 13.5-House sites in bushfire hazard
areas
Compliance
13.1 Performance - The proposed allotments are suitably sized to ensure future houses can be
constructed. The Bushfire Assessment identifies the site as being very low risk and consequently there
will be no bushfire requirements for the sitting of future dwellings.
Table 13.10 Flood Hazard areas
Compliance
Not Applicable - To this application.
Table 13.12 Acid sulfate soil areas
Compliance
Not Applicable - To this application.
Natural Resources Overlay Code
column 11 cotumr 2
Probable solutions (if code a nwaN d
Table 13.17 Coastal Protection Areas
016 The siting and design of development and 516.1 A mix of native landscaping, such as
materials used within the Coastal Protection ground covers, shrubs and trees, is provided for
Area, as identified on the Natural Resources a width of 5m from the seaward or rear
Overlay Maps, do not cause any significant boundary of the site to provide adequate
adverse impacts on the coastal resources of the landscape buffering to protect the coastal dune
location nor interrupt the natural cycles of system.
erosion and accretion of foreshore areas and
beaches. AND
Compliance
516.1 Complies - The development is for a reconfiguration and this can be included as part of any
future development.
1-1
077 Buildings, structures and works within the 517.1 A mix of native landscaping, such as
Coastal Protection Area that are visible from the ground covers, shrubs and trees, is provided for
beach- a width of 5m from the seaward or rear
a) are designed to protect the character of the boundary of the site to provide adequate
beachfront when viewed from the water landscape buffering to protect the character of
and integrate with the surrounding natural the beachfront.53
landscape and skyline vegetation (see
Figure 13.6); and
b) are finished predominately in colours and
hues of the surrounding natural landscape
Compliance
S17.1 Complies - The development is for a reconfiguration and this can be included as part of any
future development.
018 Buildings and other structures including S18. 1 No solution provided.
swimming pools and retaining walls do not
extend seaward of the coastal building line51
except-
a) uncovered and unenclosed cantilevered
balconies that do not extend greater than
3m seaward of the coastal building line;
BRSS6220.000 Report for Lodgement 73
Page 76
UINDPARTNERS
and
b) are setback a minimum of 6m from the
seaward boundary (See Figure 13.7).
AND
Compliance
018 Not Applicable - The proposal is for a reconfiguration.
019 Where a coastal building line does not exist
on properties fronting the beachfront or a reserve
adjoining the beachfront- buildings, other
structures and retaining walls are setback a
minimum of 6m from the seaward boundary of
the site
AND
Compliance
019 Not Applicable - The proposal is for a reconfiguration.
020 Rear fences adjacent to the beachfront 520.1 Rear fences adjacent to the beachfront
C within the Coastal Protection Area are designed within the Coastal Protection Area incorporate
and sited to be sympathetic with the visual the following-
amenity of the beachfront and do not degrade a) no more than 1.2m in height; and
the natural beachfront character. b) open construction (ie at least 50%
transparent);
c) lightweight materials lie timber); and
d) dark colours to blend with the natural
landscape.
AND
520.2 Gates are not installed in fences to gain
direct access to the beachfront.
Compliance
020 Not Applicable - The proposal is for a reconfiguration.
E
BRSS6220.000 Report for Lodgement 74
Page 77
LANDPARTNERS
Appendix B : Proposed Plan
Prepared by LandPartners Limited
is
C
BRSS6220.000 Report for Lodgement 75
Page 78
CLIENT
ASTRONOMER PTY LTD
LEGEND N/A EXISTING CAR PARKING
PROJECT
SITE BOUNDARY TBA PROPOSED NOMINAL
CAR PARKING (Refer toLandPartners PROPOSED
N/A STAGE BOUNDARY
2 Small Lot Plan BR- -.000-M) RECONFIGURATION
60 s APISf1IJ F----l EXISTING BUILDING
-- (To be removed)
N/A PROPOSED STORM WATER
OF LOT 2 ON RP 234161
DETENTION AREA
H 61
-----
N/A
DRAINAGE LINE
EXISTING DAM
N/A LAND DEDICATED FOR
COMMUNITY PURP OSES
^^^ SUNSHINE TCOAST REGIONAL COUNCIL
g Q100 FL000UNE I NOOSA DISTRICT
V NIA PROPOSED
RESIDENTIAL LOTS I NOTES
p (i) This plan was prepared or the purpose and exclusive use of
602 % N/A EXISTING EASEMENT ASTRONOMER PTY L TD t o accompany an app l ca t ion t o SUNSHINE
Ae4812 `3A^ Fq COAST REGIONAL COUNCIL for approval to reconfigure the land
described in the plan andsnottobcuscdforany Other purpose of by
f9^- , `11A - / PROPOSED any other person or corporation.
RP151243 ACCESS EASEMENT
() LandPanners Limited accepts no responsibility for any Ion or damage
suffered howsoever arising to any person or corporation who may use
or rely on(i this plan in contravention of the terms of the clause or
clauses (il),tlll) or (rv) hemof.
hCrcof
W34161 (r i ) Th e contours shown i n the plan are su it able on l y b r the purposes of
this applcafion. The accuracy of ft contours hr nor been verified and
no rohence should be placed upon such contours for any other purpose
I other than the purpose of the appficaton for reconfigurabah,
0
aLrP5615 00 Tlq dmamions, areas. number of bit. Brae and location of
_ -` -orovemaNS B flood ntormaton (d shown) are approximate only and
may vary.
(n) The pion may not be coped unless these notes are rlduocd
STAGE No OF NEW ROAD AREA OF TOTAL
0 9 f /i I LOTS PARK AR A
0/17 TOTAL 3 - - 0.2653 ha
599 r y 1 Ir
RP16112 ( • 1a W
O ; I r ^ ^ ,^ r^l
598 Ille 5m 0 15 25m
9^If2 , aj>
SCALE 1:500 @ A3
= _ -80 m 2
597 159
Rwerrz _l aaQa9ree ^
LANDPARTNERS
It built environment consultants
NOTE:
SURROUNDING 596 3m 2
INFORMATION IS DCDB RPaeru "S o,uwncma
Kay t^^ t0n642 • zn
24844 v n ao aaa (07)3W 130
Sox 3918 a mo(g^rardDarrers;a-^.
CONTOUR INFORMATION DERIVED Sm,ingnsbra3CQ.f' T , owrsc. ..,
FROM DETAIL SURVEY BY
9
KINM O RLEY & A SSOC . PTY LTD LEVEL DA T UM ASSUMED
DRAWING NO . 05072-a s'y
595
DATED 24/ 06/ 2005. BASE ORIGIN DETAIL SURVEY AY
RP48112 K IMMO RL Y. y A s0 Pr LT
Drawing o. 050 Y2a % ated 24/06/2ofi5
CONTOUR INTERVAL
PROPOSED RETAINING WALL .
L OC ATION, INF O RMATI O N REFER T O CO MP UTER FILE
PLANNING REPORT APPENDIX E 622000A0
SLOPE STABILITY ASSESSMENT DRAWN nA DATE 3n2/2otf
PREPARED BY SCG CONSULTING
ENGINEERS 22 NOVEMBER 2011. CHECKED DATE
594
eeverz APPROVED DATE
PLAN NUMBER REV
^:bl_^ ^ v_ " , ' 1 + .1 a Lq^VQr^ ^__ ' ^^ ' ;kb1 1^ti6n^QUIRc ^+ rS cnaL ' 7D^EM[N r OF'UR F PLANSr', THE DEPT OPEN /RON4yfN/&RE.SOURCEMANAGEMENT BRSS 6220 . 000-01 A
Page 79
LANDPARTNERS
Appendix C : Title Documents
Lot 2 on RP234161
r.
BRSS6220.000 Report for Lodgement 76
Page 80
CURRENT TITLE SEARCH
ENVIRONMENT AND RESOURCE MANAGEMENT, QUEENSLAND
R c.luest No: 12909570
Search Date: 13/12/2011 11:42 Title Reference: 18010158
Date Created: 09/08/1990
Previous Title: 14869209
REGISTERED OWNER
Dealing No: 707151471 03/11/2003
ASTRONOMER PTY LTD A.C.N. 050 412 907
TRUSTEE
UNDER INSTRUMENT 707151471
ESTATE AND LAND
Estate in Fee Simple
LOT 2 REGISTERED PLAN 234161
County of MARCH Parish of WEYBA
Local Government: SUNSHINE COAST
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 11805207 (POR 28)
2. MORTGAGE No 713049609 11/02/2010 at 11:29
NATIONAL AUSTRALIA BANK LIMITED A.B.N. 12 004 044 937
ADMINISTRATIVE ADVICES - NIL
UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (ENVIRONMENT AND RESOURCE MANAGEMENT) [2011)
Requested By: D APPLICATIONS ABR
Page 1/1
The text continues on page 81.
Used in these records
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