Attachment H - Code Responses · MCU22/0171

Page 2

Separate entrances are provided for each
dwelling via a foyer entrance at ground level.
Unit entrances are clearly identifiable and
safe.

Parking areas are provided at both ground
level and basement, with an oversupply of
resident spaces within the basement. Visitor
parking is most appropriately provided at
ground level adjacent to the pedestrian
entrance.

Private open space areas of each unit are only
accessible to the respective unit owners.

Not applicable – no adjacent business uses

Fixed screening and window hoods have been
adopted along both sides of the building for
privacy of residents and adjacent properties,
and as practical articulation to break up
building form

The whole of the development site is
considered to be a private space shared by
two units. Each unit overlooks adjacent public
spaces (to the south and north) providing
casual surveillance without impacting on
adjacent properties. Sun sails and fixed
screening has been used to ensure protection
of privacy from adjacent property owners.
The property will be fenced with clearly
identifiable pedestrian entrances.

Page 3

Pedestrian entrances are clearly identifiable
from each of the site frontages. Vehicle
access is proposed via an access easement
providing legal access to Mill Street. This shall
be appropriately marked, it is anticipated the
address and mailbox will be located on
Gympie Terrace.

Any visitor accessing the site will not impact
or have access to private open space areas of
residents.
Not applicable – proposal is for a dual
occupancy




A total of 71% of the site is made up of soft
landscaping, both at ground level and within
planters at each building level.




Not applicable




Private open space significantly exceeds code
requirements as follows:
Ground Floor – 168.5m2
First Floor – 67m2

Page 4

Not Applicable




All private open space is general flat


Confirmed – development proposes access
via Mill Street


Confirmed – safe vehicle movements can be
provided via Mill Street


Vehicle parking significantly exceeds the code
requirements with a total of five (5) parking
spaces within the basement and two (2)
unallocated spaces at ground level
The basement has been designed to achieve
immunity from the AEP, with a flood gate
provided at the property boundary.

Page 5

Landscaping Code

 Performance Outcomes                         Acceptable Outcomes   Comments
 Amenity


                                                                    Please refer to the Landscape Concept
                                                                    Plans and fly-through provided as
                                                                    Attachment E to this submission.
                                                                    Landscaping has been designed to
                                                                    complement the built form and ensure
                                                                    the visual amenity and landscape
                                                                    character of the site is of a high quality.




 Water Efficiency and Stormwater Management

Page 6

The planting palettes include endemic
flora specifically chosen to promote
biodiversity and reinforce sense of place.
The majority of the species types are
native and occur within the outer region
and have also been selected based upon
their availability within the local nursery
industry.

The basement does not extend above
ground with planting proposed the full
length of each side boundary via both
natural ground and raised planters.
Natural pervious paving has been utilised
for pedestrian access down each
boundary interspersed by landscaping.
As the landscaping approach relies on
native vegetation a low maintenance
regime including minimal watering will
be required.

Page 7

Automatic watering systems will ensure
landscaping is maintained with minimal
ongoing maintenance.

The landscaping approach is reliant on
both deep planting outside of the
basement footprint together with
planters at each level, used to ensure
built form is softened and privacy of
residents and adjoining properties is
protected. The landscaping approach
combines with the building materiality to
create a natural sub tropical
environment for residents.




Both Gympie Terrace and Chaplain Park
are proposed to be landscaped with
mature species to ensure softening of
building form and create a sub tropical
environment.

Similar species to what exists within the
street and adjacent park have been
utilised to create a blending and
continuation of the existing natural
environment.

Page 8

Please refer to the landscape concept
plans provided as Attachment E to this
submission. Landscaping integrates with
the built form to create an environment
that is both practical and enjoyable for
residents. Feature fencing, raised
planters, natural materials and pervious
paving has been adopted throughout the
design. In particular, please refer to the
fly-through created by Conlon Group
forming Attachment E.

Page 9

Landscaping has been provided to blend
and hide the tile-stone feature fencing,
with both low height planting and
mature trees forming the basis of the
landscape approach at the interface of
Gympie Terrace and Chaplain Park.
Common species have been used to
ensure the development integrates with
existing planting along these frontages.
Please refer to the Landscape Concept
Plans and fly-through prepared by
Conlon Group forming Attachment E to
this submission.


The landscape approach has been
informed by the orientation of the site,
the need to maintain and direct outlooks
towards the Noosa River and ensuring
privacy and amenity for residents and
adjoining properties. The landscape
approach adopts low maintenance sub
tropical species proven within the
surrounding environment.



Pervious paving, deep planting and reuse
of stormwater where possible ensures
the landscaping and stormwater

Page 10

management approaches have been
appropriately integrated. Please refer to
the landscape concept plans prepared by
Conlon Group provided as Attachment E
to this submission.

The proposed development is for a dual
occupancy within the Medium Density
Zone. The landscape approach has been
appropriately integrated within the built
form and stormwater management
approach to ensure quality of water is
maintained.


Not applicable

Page 11

Please refer to the landscape concept
plans prepared by Conlon Group
provided as Attachment E to this
submission. The landscape approach
adopts appropriate native species that
are proven within the location to ensure
continuation of the surrounding natural
environment, low ongoing maintenance
and integration with the built
environment.




Not applicable.

Page 12

Vehicle parking is provided within the
basement.
The ground level parking and driveway
area has been extensively landscaped
with a the setback zone with native
groundcovers, shrubs and a feature
Banksia on the western end to frame the
architecture and screen the basement
entry. Gardens consist of native species
including Westringia, Diannella, Ficinia,
Casurina, and Viola before transitioning
to more lush native ferns closer to the
entry

Page 13

Appropriate species selection along the
site frontage ensures connection to
infrastructure is not compromised.
Landscape design and construction
including with regard to plant selection,
root barriers (etc) will be dealt with as
part of the detailed design at
Operational Works phase.

Page 14

         Not applicable – no landscaping is
         intended to convert to Council
         maintenance or ownership.
Design
         Complies. The proposal is for a dual
         occupancy sited and designed
         appropriately for the medium density
         residential zone.

         The building has been appropriately
         sited and designed to maximise solar
         orientation, access to breezes and
         available outlooks. The environment
         created for residents is of an
         indoor/outdoor lifestyle which relies on
         the abundant planting alongside and
         within living areas on each floor level.
         Higher ceilings and fixed screening
         directs views north towards the Noosa
         River with soft landscaping making up
         71% of the available site area. Please
         refer to the Landscape Concept Package

Page 15

Mallee

GROUP

Town Planning | Development

 

 

 

 

 

provided as Attachment E to this
submission.

 

 

Page 16

Medium Density Residential Zone Code

 Performance Outcomes                      Acceptable Outcomes   Comments
 Role and Function
                                                                 The proposed dual occupancy presents a high
                                                                 quality architectural form that will meet the needs
                                                                 of its residents in a premium location along the
                                                                 Noosa River esplanade.


                                       .
                                                                 The development is not intended as an alternative
                                                                 housing product however, is able to meet special
                                                                 needs requirements with a lift providing access to
                                                                 each floor


                                                                 Not applicable – no secondary dwelling is
                                                                 proposed




                                                                 Not applicable – proposal is for a dual occupancy

Page 17

The proposed development is for a residential use
within the Medium Density Area

No adverse changes to amenity of the
neighbourhood will occur as a result of the
development

Page 18

             Not applicable – no home based business is
             proposed


             Not applicable – proposal is not for short term
             accommodation



             Outdoor living areas are oriented toward the
             Noosa River and Chaplain Park rather than
             overlooking adjoining properties, with the use of
             fixed sun screens ensuring privacy of adjacent
             properties.

             Waste storage areas are located within the
             basement and so screened entirely from view from
             any public frontage



             Not applicable – proposal is for a dual occupancy




Built Form

Page 19

Complies. The maximum height of the
development is 8.0m from finished surface level,
determined in accordance with the Flood Search
Certificate.

Complies. Maximum portion of exposed external
façade will not exceed 8.0m




The proposed development is for a dual occupancy
on land within the Medium Density Residential
Zone. The proposed development does not
present the appearance of bulk to the street,
particularly with the limited width of the building
and site. A high degree of building articulation
including sails, window hoods, screening and use
of alternate textures and materials have been
adopted within the design – please refer to the
Architectural Statement forming Attachment D to
the submission. The proposed development is of a
scale consistent with the immediately adjoining
building, also developed as a dual occupancy.
The site cover of the building is 42% inclusive of
the upper level pool and private open space areas.
The site cover is considered to be acceptable given
the limited width of the site which results in a
minimal building width of 7.8m presenting to each
public frontage. The development achieves all
required setbacks despite the limited width of the
site and delivers a high level of articulation and
building variation so as not to present the
appearance of bulk. Please refer to the

Page 20

Architectural Statement forming Attachment D to
the submission.
The plot ratio for the development is 0.45:1. The
plot ratio is considered to be acceptable in the
context of the site’s history and existing approval
(MCU13/0211) which delivers a plot ratio of
0.45:1. In consideration of the limited presentation
of the building to the public realm and the
remainder of the building being treated with a
range of lightweight design elements and
articulation, the building form has been
appropriately broke up to reduce its scale and
bulk. The building is not considered to represent
an overdevelopment of the site, and achieves all
required building setback, landscaping and private
open space parameters to deliver a high quality
development overlooking the Noosa River.

Page 21

         The proposed development achieves all required
         site, front and rear setbacks in accordance with
         AO12.1 of the code. Whist it is acknowledged the
         ground level swimming pool is at a height of 1.8m,
         this has been set back 1.2m within the site
         boundary in order to soften this façade with deep
         planting. The pool wall will present as a fence to
         the adjacent park area, consistent with what
         would be expected of this frontage, albeit a 1.8m
         fence would be on boundary. The height of the
         pool and deck are required to integrate with the
         ground floor unit which requires an FFL of 2.7m
         AHD. In this instance, the proposal is considered to
         comply with the minimum boundary setbacks of
         the code.




         Complies – the site is not located within 4.5m of a
         revetment wall.




Design

Page 22

The proposed development delivers a high quality
built form with a design that is intended to
emulate the sleek features of the yachts that can
be seen on the Noosa River, giving particular
consideration to the site’s location between the
historical Noosa River Slipway and Noosa River
Yacht Club.

Page 23

The primary entrance of the building from Gympie
Terrace is easily recognisable with this interface
overlooked by the transparent foyer and ground
level and upper level balcony.


Maximum unarticulated wall lengths do not
exceed 15.0m with a range of design elements
including window hoods, screening elements and
variable finishes including glass and upper level
weatherboard. Please refer to the Architectural
Statement forming Attachment D to this
submission for further detail on the building
design.




Not applicable – site is not a corner site




Not applicable – proposal is for a dual occupancy.

Page 24

Not applicable – basement is proposed with
basement door not visible from the street

Not applicable



Not applicable – garage will not be visible from the
street



Maximum opening width of basement does not
exceed 6.0m in width

A relaxation is sought in relation to basement side
boundary setbacks which exceed the building
setbacks. Being entirely below ground however,
the basement is not considered to present any
impact on the street or adjoining properties. The
basement visually integrates within the building
with landscaping screened to site boundaries.

Page 25

Complies. The front fence addressing Gympie
Terrace presents a stepped appearance with
landscaping proposed both in front and behind this
wall. Similarly, the fence addressing Chaplain Park
(being the outer edge of the pool) is set back
within the site 1.2m with soft landscaping provided
to boundary to soften this frontage.




Complies. The fence addressing Gympie Terrace is
a maximum of 1.8m in height.

The area between the front and rear fences are
proposed to be landscaped with sub tropical
species to soften the appearance of the façade.
Please refer to the Landscape Concept Package
provided as Attachment E to this submission.



Please refer to the Architectural Plans provided as
Attachment C to this submission. The building
designs adopts a range of lightweight features
emulating the characteristics of the Noosa River
Yachts, in acknowledgement of the site’s position
between the Noosa River Yacht Club and Slipway.
Gympie Terrace is addressed with an open foyer t
ground level and balcony and second level. This
façade has been treated with a range of
lightweight elements including architectural CHS
out-riggers, window hood eaves extending from
side boundaries and transparent balustrading with
sun shade privacy screen. Materials and finishes

Page 26

                     complement the surrounding area and integrate
                     with the existing built environment.

                     Complies.
                     The roof pitch sweeps to the north a 5 degrees. All
                     windows to the east and west have 600mm deep
                     window hoods reminiscent of the iconic window
                     hoods on the traditional Queenslanders.
                     When calculating the overall coverage to the
                     perimeter of the building (being 77m) the eaves
                     add up to 58 metres equating to 75% of the
                     perimeter of the building. The development does
                     not include a roof top terrace.
Safety and Amenity
                     The orientation of the site ensures private open
                     space areas of adjoining properties are not
                     affected and maintain full access to sunlight. The
                     development directs views and outlooks towards
                     the north over Chaplain Park and the Noosa River,
                     with high tension cables supporting privacy
                     screens which block visibility to adjoining
                     properties from each of the rear balconies. With
                     regard to potential overlooking from the upper
                     level pool, being 1.0m deep combined with 550
                     high planters along each boundary any overlooking
                     will be prevented, moreover with planters being
                     densely landscaped. In this way, views are directed
                     towards the most appropriate outlook over the
                     river.
                     Along each side boundary, windows have been
                     designed and located so they do not impact on
                     adjoining properties, with a range of treatments
                     used to maintain privacy including perforated
                     screen mesh, landscaping and window placement.
                     Please refer to the Architectural Plans and
                     Statement provided as Attachment C and D to this
                     submission.

Page 27

As above. Please refer to the Architectural Plans
and Statement provided as Attachment C and D to
this submission.




Fixed external screens and planters have been
used to ensure privacy of adjacent private open
space areas.



The building design considers a range of fixed
screens and sun shade devices to complement the
buildings appearance and add to the range of
materials used. Please refer to the Architectural
Plans and Statement provided as Attachment C
and D to this submission.

Page 28

Not applicable – no communal outdoor
recreational areas are proposed. Each unit will only
share driveway areas and entry foyer.




Not applicable




All mechanical plant shall be appropriately located
and screened from view. Waste storage areas are
located within the basement including pool
equipment and services.

Page 29

Environment, heritage and scenic amenity

                                           Not applicable – proposal will result in the
                                           extraction of material from the site.

                                           An erosion and sediment control plan will be
                                           prepared at the time of Operational Works



                                           Not applicable – site does not adjoin a heritage
                                           place.

Page 30

                          Not applicable – site is flat




Earthworks and drainage

                          Able to comply. All excavation will be designed and
                          undertaken in accordance with the Operational
                          Works approval.

Page 31

Noosaville Local Plan Code

 Performance Outcomes                                    Acceptable Outcomes   Comments
 Development in the Noosaville Local Plan Area generally
                                                                               The proposed development is for a dual
                                                                               occupancy located along the Noosa River. The
                                                                               proposal will augment the range of
                                                                               accommodation options available within the
                                                .                              plan area
                                                                               As above. The proposed dual occupancy will
                                                                               provide a high level of amenity and adopts a
                                                                               design that is focused around the sub tropical
                                                                               lifestyle and natural amenity of Noosaville

Page 32

No applicable – the development site is not
identified as a key gateway or corner




Not applicable – the development is not
adjacent to a primary streetscape treatment
area




Not applicable – the site is not a key
development site

Page 33

The proposed development addresses Gympie
Terrace with landscaping treatment that will
span its full frontage. Landscaping along the
front of the fence is proposed (to footpath) in
addition to the front garden planting to depths
exceeding 3.0m.



Not applicable – no existing mature trees are
present on the site to be retained

Page 34

                             The proposed development presents as a
                             lightweight building with a high degree of
                             transparency and articulation to both Gympie
                             Terrace and Chaplain Park. The building façade
                             is limited to approximately 7.8m width and is
                             not considered to present a bulky appearance,
                             assisted by articulation features including
                             window hoods, screening, sails and feature
                             outrigger columns. The building height is
                             consistent with surrounding development, with
                             the design ensuring protection of amenity of
                             adjacent private open spaces through fixed
                             screens and shading devices that direct the
                             primary outlook to Chaplain Park and Noosa
                             River.

                             Please refer to the Architectural Statement
                             provided as part of Attachment D to this
                             submission.

                             The building incorporates a range of design
                             features that present to both of the frontages.
                             The design philosophy is informed by the
                             yachts that use the Noosa River, and so
                             elements including sails, outrigger columns
                             with stainless balustrading wires all combine to
                             deliver a lightweight, highly intricate and
                             slender building that offers the resident with
                             an indoor/outdoor living arrangement. The low
                             profile roof reinforces the sleek lines of a yacht
                             without being overbearing. Open balconies
                             shaded by variable and adjustable sails will
                             provide shade and weather protection and
                             with appropriate lighting will present a warm
                             glow to public spaces during the evening and
                             night.
Built Form and Streetscape

Page 35

                       Not applicable proposal is for a Dual Occupancy




Centres and Services


                       Not applicable proposal is for a Dual Occupancy




                       Not applicable – site is not within the Noosa
                       Business Centre

Page 36

Mallee

GROUP

Town Planning | Development

 

 

(a) | commercial and professional office space for a range of
sectors;

(b) digital economy;
(c) _ tertiary education;
(d) health and medical uses;

(e) retail uses including one only discount department store,
supermarkets, large format retail showrooms and specialty
retail;

(f) entertainment activities;

(g) | environmental industries;

(h) research and technology industries;

(i) small dwellings in a mixed-use format;
(j) community and civic functions;

(k) high quality community open space and
0) a sub-regional transit centre.

Editor’s note— The Noosa Business Centre is the only Major
Regional Activity Centre in Noosa Shire designated in the South
East Queensland Reaional Plan.

 

 

PO10 No acceptable outcome provided.

Development in the District Centre zone:

(a) provides a range of business, entertainment, health and Not applicable — site is not within the District
wellbeing activities to service the needs of residents and Centre
visitors;

(b) includes small dwellings as part of mixed-use
development;

(c) retains more intensive uses between Mary Street and
Gibson Road, with less intensive uses at the edges of the
zone providing a transition to adjoining residential areas;

(d) on the southern side of Gibson Road is primarily used for
large format retail; and

(e) does not detract from the role and function of the larger
centres of the Noosa Business Centre and Noosa
Junction.

 

 

 

 

Page 37

Not applicable – site is not within the
Neighbourhood Centre Zone



Not applicable



Not applicable




Not applicable – the site is not within the
Tourist Accommodation Zone

Page 38

Not Applicable – the site is not within the Low
or Medium Impact Industry Zone




Not applicable – site is not within the
Community Facilities Zone

Page 39

 

Mallee

GROUP

Town Planning | Development

 

 

community uses which foster social interaction, learning, health
and fitness and artistic and creative pursuits.

A016.3

The Noosa Hospital, located at Goodchap Street:

(a) _ is the primary medical focus for the coastal part of Noosa
Shire;

(b) is developed and operated to provide for maximum co-
location of hospital and allied health care services;

(c) makes efficient use of the site;
(d) incorporates employee and visitor parking on-site

(e) is supported by additional health care services at Lot 1 on
RP900855 on the corner of Goodchap Street and Eumundi-
Noosa Road.

AO16.4

Key sites developed for educational establishments, child care
centres, places of worship and community uses are well
connected and easily accessible from throughout Noosaville and
the broader area they service.

AO16.1

The Noosa Business Centre includes the provision for a sub-
regional transit facility integrated within the major centre to provide
for public transport, park and ride or other transit related
infrastructure.

AO16.2
Wallace Park, located off Eumundi Noosa Road is developed for a
wide range of indoor sport and recreation, community care and

 

Not Applicable

Not Applicable

Not Applicable

 

 

Housing Choice

 

 

Page 40

                     Not applicable – site is not within the Major
                     Centre or District Centre Zone




                     Not Applicable


                     Not Applicable


Visitor Facilities
                     Not Applicable




                     Not Applicable – proposed development is not
                     for visitor accommodation purposes

Page 41

 

Mallee

GROUP

Town Planning | Development

 

PO22

Commercial development on and adjacent to the Noosa River is

designed to —

(a) provide for uses for marine facility purposes including water
transport and boat hire;

(b) | be compatible with the scenic values of the waterway;

(c) provide a high level of amenity, including ensuring low
ambient noise levels;

(d) not increase the overall scale and intensity of commercial
operations;

(e) use materials, natural finishes and colours that blend with
the surrounding natural landscape; and

(f) reflect the character and setting of the waterfront locality
(such as timber and tin construction with a traditional
pitched roof design).

s

PO22

Commercial development on and adjacent to the Noosa River is

designed to —

(a) provide for uses for marine facility purposes including water
transport and boat hire;

(b) | be compatible with the scenic values of the waterway;

(c) provide a high level of amenity, including ensuring low
ambient noise levels;

(d) not increase the overall scale and intensity of commercial
operations;

(e) use materials, natural finishes and colours that blend with
the surrounding natural landscape; and

(f) reflect the character and setting of the waterfront locality
(such as timber and tin construction with a traditional
pitched roof design).

Proposal is not for commercial development.

 

PO23

Commercial development on and adjacent to the Noosa River is
not increased or expanded beyond existing building footprints and
structures within existing lease areas.

AO23.1

No additional commercial leases are created on or adjacent to the
Noosa River and no additional areas are added to the current
commercial leases.

AO23.2

Development does not increase the overall building footprint,
gross floor area or height of buildings or structures associated
with commercial jetties.

Not applicable

 

 

PO24

The loading and unloading of passengers and boat docking is
confined to the commercial lease areas of the respective
commercial operation.

No acceptable outcome provided.

Not applicable

 

PO25

Parking of vehicles and boat trailers and the loading and
unloading of goods or passengers does not impede on public
open space in the vicinity of the river.

 

A025
The loading and unloading of passengers, goods and water craft

is confined to the commercial lease areas of the respective
commercial oneration

 

Not applicable

 

 

Page 42

                                                Not relevant to current application



                                                Not relevant to current application


Access & Connectivity
                                                The development proposes access via an
                                                easement over the adjacent property (126
                                                Gympie Tce) enabling access from Mill Street
                                                rather than Gympie Terrace.
                                                Not applicable



                                                The development supports Gympie Terrace
                                                pedestrian and cycle link through not
                                                proposing vehicle access directly onto Gympie
                                                Terrace



Environment, natural resources and recreation
                                                Not applicable – site is not within a habitat
                                                area

Page 43

                  Not applicable – site is not identified as an
                  ecological link or open space area




Natural Hazards
                  Not applicable

Page 44

Sustainable Building Design Code

 Performance Outcomes                         Acceptable Outcomes   Comments
 Energy Efficiency
                                                                    The development has
                                                                    been designed with
                                                                    specific regard to
                                                                    energy efficiency and
                                                                    proposes to utilise
                                                                    solar and battery for
                                                                    main source of power,
                                                                    in addition to adoption
                                                                    of sub tropical design
                                                                    principles.
 Water Efficiency and Stormwater Management
                                                                    The development does
                                                                    not propose to increase
                                                                    the impervious area of
                                                                    the site and so there
                                                                    will be no increase in
                                                                    stormwater being
                                                                    discharged from the
                                                                    site. As a result, the
                                                                    design does not
                                                                    currently propose
                                                                    rainwater storage or
                                                                    reuse.

Page 45

              Development proposes
              shared driveway with
              access gained from
              adjacent access
              easement, ensuring
              minimisation of
              hardstand areas.
              Complies.




Landscaping
              The development
              proposes 71% of the
              site to consist of soft
              landscaping exceeding
              code requirements
              Multi level landscaping
              has been incorporated
              throughout the
              building – please refer
              to the Landscape
              Concept plans forming
              Attachment E
Design

Page 46

The design is premised
on the site’s location
adjacent to the Noosa
River and adopts sub
tropical design
principles. Please refer
to the Architectural
Plans forming
Attachment C and
Architectural
Statement forming
Attachment D
Please refer to the
Architectural Plans
forming Attachment C
and Architectural
Statement forming
Attachment D. The
development shall
achieve a highly
efficient energy rating
with adoption of sub
tropical design
principles evident
throughout the design.