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Tewantin and Doonan Locality Code
TEWANTIN AND DOONAN LOCALITY (Division 16)
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
12.9 Effects of Use
Amenity
O1 Complies with the Specific Outcomes
Uses are located, designed and operated to avoid No solution provided. The development is an extension of an existing
significant adverse changes to the light, air quality, aged care facility and will not impact on any
noise, accessibility, or other conditions enjoyed by adjoining properties. The development will not
users of associated, adjoining or nearby uses. emit any significant light or air emissions and will
not impact on the accessibility of neighbouring
properties.
Major road network
O2 Complies with the Specific Outcome
The function of, and visual amenity and No solution provided. The site is located on Cooroy-Noosa Road. The
character surrounding the major road network, development is primarily located internal to the site
including Eumundi Noosa Road, Beckmans Road, and will not impact on the function or visual
Cooroy Noosa Road, Poinciana Avenue, amenity of Cooroy-Noosa Road. A traffic report
Moorindil Street, Emu Mountain Road, Doonella has been prepared and is included in Appendix G.
Street, Memorial Avenue, Sidoni Street, Walter
Hay Drive, Sunrise Road and McKinnon Drive is
protected and enhanced
12.10 Built Form
Density
O3 No solution provided Complies with the Specific Outcome
The density of development within the site The site is 4.05 ha in area. The proposed
area population on the site will be much less than the
a) is compatible with surrounding development; density of 320 persons per hectare.
b) does not exceed The development is set back from the native
i. for the Semi-Attached Housing Zone 1 vegetation on the eastern portion of the site and
dwelling unit per 300m2 of site area, with a from the Q100 line.
maximum population density of 100 persons
per hectare; and
ii. for the Attached Housing Zone a
maximum population density of 100 persons
per hectare; and
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
iii. for the Business Centre Zone maximum
population density of 100 persons per hectare
with the exception of a visitor hostel at the
Royal Mail Hotel site (Lot 1 on RP845244 &
Lot 3 on RP40197) which has an allowable
population density of 320 persons per hectare
exclusively for such a use; and
iv. for the Community Uses Zone maximum
population density of 320 persons per hectare
exclusively for the purposes of Residential
Aged Care and 160 persons per hectare for
any other form of Retirement & Special
Needs Housing; and
c) has a low site impact to enhance the opportunity
to maintain natural site characteristics, including
native vegetation and natural landforms.
Scenic vistas
O4 S4.1 Not Applicable
Aesthetic and cultural values of the natural No prescribed solution The site provides no important scenic values, but
landscape are maintained through protecting will maintain the aesthetic qualities of that part of
important scenic vistas - the site located within the Q100 flood zone which
a) from the streets, beaches and other public is heavily vegetated.
spaces;
b) to the ocean, river, coastal lowlands and the
vegetated backdrop of Noosa Hill;
c) with Little Cove vistas over Laguna Bay and
to the Noosa National Park and the vegetation
stands, part of the hills and sand dunes;
d) within Cooloola and Weyba Park Estates the
scenic view of Noosa National Park and
Weyba Creek; and
e) within Noosa Sound vistas across Noosa
River.
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
Mobile business uses
O5 S5.1 Not Applicable
Business uses located within the road reserve or on No prescribed solution The site is not located within the road reserve or
the beach (particularly in the vicinity of Hastings on the beach.
Street, Noosa Main Beach and Noosa National
Park) offer goods and services that directly benefit
visitors and complement the range of visitor
experiences available in the locality, such as mobile
food vendors and learn to surf classes.
9.10 Built form
Density
O6 S6.1 Complies with the Performance Criteria
The density of development within the site area No prescribed solution. The development will provide for an increase in
a) is compatible with surrounding development GFA on the subject site, the majority of which will
b) does not exceed be located towards the centre of the site away from
i. for the Semi-Attached Housing Zone 1 neighbouring properties. The development is
dwelling unit per 300m2 of site area with a compatible with the existing operations on the site
maximum population density of 100 and is a use compatible with a residential
person per hectare; and neighbourhood as it is residential in nature.
ii. for the Attached Housing Zone
maximum population density of 160
persons per hectare, with the exception of
Lots 55-61 on RP90598 and Lots 81-85 on
RP92518 at the corner of Noosa Drive
and Grant Street where the allowable
population density is 320 person per
hectare exclusively for the use of a visitor
hostel;
iii. Business Centre Zone a maximum
population density of 100 persons per
hectare; and
iv. Visitor Mixed Use Zone a maximum
population density of 280 persons per
hectare; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native vegetation and
natural landforms.
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
Height
O7 S7.1 Complies with the Probable Solutions
Building and other structures Buildings and other structures do not exceed a The building height is a maximum of 6.0m for the
a) present a building height consistent with maximum building height of special care and the administration building will be
structures on adjoining and surrounding land; a) for the Business Centre Zone 12m; or 8m in height, which is below existing height.
b) do not exceed a maximum building height of b) for the Visitor Mixed Use Zone -
i. for the Business Centre Zone 3 storeys; i) northern side of Hastings Street
or A. within 7m of the Hastings St alignment
ii. for the Vistor Mixed Use Zone 6m
A. northern side of Hastings Street B. balance area of site - 15m with a 12m
within 7m of the Hastings Street alignment 2 presentation to the beach; or
storeys; or ii) southern side of Hastings Street
balance area of site 4 storeys with a 3 storey A. within 10m of the Hastings Street or
presentation to the beach; or Noosa Drive alignments 6m
B. southern side of Hastings Street B. balance area of site 15m; or
within 10 m of Hastings Street or Noosa Drive c) for Attached Housing Zone 12m; or
alignments 2 storeys; or d) for any other zone 8m
balance area of site 4 storeys; or
iii. for Attached Housing Zone 3 storeys; or
iv. for any other zone 2 storeys;
c) do not visually dominate the street or
surrounding spaces;
d) preserve the amenity of surrounding land
e) respect the scale of surrounding vegetation;
f) respond to the topography of the site by
stepping down the slope or supported above
ground level;
g) maintain a mature vegetated skyline.
Setbacks
O8 S8.1 Complies with the Probable Solution
Buildings and other structures are appropriately Buildings and structures comply with the minimum From Schedule 1 Minimum Boundary Setbacks,
designed and sited to - setbacks identified in Schedule 1 Minimum the requirements for Multiple Housing Type 3
a) provide amenity for users of the premises as Boundary Setbacks. (Retirement and special needs), the requirements
well as preserve the visual and acoustic are:
amenity of adjoining and nearby properties; Frontage 6m for 2 storey buildings or for 3 storey or 4
b) preserve any existing vegetation that will storey buildings 6m for the first 2 storeys and 10m for
buffer the proposed building; any storey thereafter
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
c) allow for landscaping to be provided between Side boundaries half the building height in metres
buildings; calculated at that same point provided that on any gable roof
d) maintain the visual continuity and pattern of the calculation shall be measured to half the height of the
buildings and landscape elements within the gable
street; Rear boundary 6m for 2 storey buildings or for 3 storey or
e) protect public safety and property within 4 storey buildings 6m for the first 2 storeys and 8m for
erosion prone areas by ensuring such area are any storey thereafter
maintained largely free of development; and Where there are 2 or more buildings proposed to be
f) protect the natural character and visual developed on one site, the distance between any part of a
amenity of coastal areas and watercourses. building and any part of another building on the same site
shall not be less than 1.5m plus 0.5m for each storey of the
building with the greatest number of storeys.
The buildings and structures are set back more
than 6m from the site frontage.
The buildings and structures are set back more
than 6m from the rear boundary.
The buildings and structures are set back 10m
from the side boundaries, which is more than half
the building height.
Erosion Prone Areas
O9 S9.1 Not Applicable
Erosion prone areas remain undeveloped, with the Development is not located within an erosion The development is not located within an erosion
exception of temporary or relocatable structures prone area, as shown on Schedule 5 Map 5, prone area.
for safety and recreational purposes; except for temporary or relocatable structures for
or safety and recreational purposes.
O10 S10.1 See above
Where existing development is located within an No prescribed solution.
erosion prone area -
a) Future uses are not at a greater intensity than
the existing level; and
b) Building works do not extend further seaward
than the existing building alignment for the
neighbouring properties.
O11 S11.1 See above
Siting , design and materials used within the For premises within an erosion prone area as
erosion prone areas do not cause any significant shown on Schedule 5 Map 5, building and
adverse impacts on the coastal resources of the structures, including cantilevers, swimming pools,
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
location nor interrupt the natural cycles of erosion retaining walls and landscaped terraces
and accretion of beaches. a) comply with the relevant building setback
lines;
b) are set back a minimum of 2.5m from any side
boundary, if a detached house;
c) are set back a minimum of 2.5m from
structures on adjoining premises, if for vehicle
accommodation;
d) are set back a minimum of 5m from the
seaward boundary to allow for planting;
e) do not extend seaward of the existing seaward
building alignment of adjoining properties.
Site cover
O12 S12 Complies with the Specific Outcome
The site cover of buildings and other roofed For the Detached House Zone and Semi-Attached The proposed site cover is 20.12%. The site cover
structures - Housing Zone soft landscaping is provided and is appropriate and provides for development in
a) is of a scale that is compatible with retained over a minimum of 20% of the site area. keeping with the scale of surrounding low-medium
surrounding development; density development. The majority of the existing
b) does not exceed vegetation will be retained, in particular that which
i. for the Detached Housing Zone 40% is below the Q100 flood line. The development
ii. for the Semi-Attached Housing Zone will provide sufficient space for services, car
40% parking, landscaping and recreation spaces.
iii. for the Attached Housing Zone 40%
iv. for the Visitor Mixed Use Zone 45%
c) does not present an appearance of bulk to
adjacent properties, roads or other areas in the
vicinity of the site;
d) maximises the retention of existing vegetation
and allows for additional deep planting
between buildings;
e) allows for adequate area at ground level for
outdoor recreation, entertainment clothes
drying and other site facilities; and
f) facilitates onsite stormwater management and
vehicular access.
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
Roof form
O13 S13.1 Complies with the Probable Solution
Roof forms The main roof of the building has a roof pitch no The roof will have a maximum pitch of 10 degrees.
a) contribute positively to the local skyline; less than 12 degrees and has roof forms a
b) complement the character of the locality; minimum of 600mm wide;
c) use soft and articulated, pitched, skillion or And
curved roof forms;
d) avoid low pitched (i.e. less than 12 degrees) or S13.2 Complies with the Probable Solution
box profiles without eaves; and Roof top terrace areas to buildings and structures There are no roof top terrace areas proposed.
e) do not create opportunities for residents to are avoided.
overlook the private open space areas of
neighbouring properties.
Flooding and drainage
O14 S14.1 Complies with the Probable Solutions
Buildings and other works are designed and sited Floor levels for habitable rooms are not less than The proposed development is located well above
to the specified minimum floor levels; the Q100 flood line. The drainage over the site will
a) provide flood free access to premises and And not be impeded by the development.
flood free habitable areas; Species identified in Table 6.1 of PSP3 Landscape
b) allow only minor, short term and infrequent Plants;
flooding of non-habitable areas; a) grouping plants in mulched beds;
c) ensure drainage does not adversely impact b) minimising impervious surfaces;
upon other premises; and c) using semi-pervious paving types as a
d) ensure filling or excavation does not adversely alternative to pervious surfaces; and
impact upon other premises by d) draining hard surfaces areas to pervious areas.
i. causing ponding of water on the site or S14.2
nearby land; Where Council infrastructure is available
ii. increasing flooding, which adversely a) any drainage (from buildings and land) flows
affects the safety or use of any land to that infrastructure; and
upstream and downstream; and b) the infrastructure has the capacity to accept
iii. adversely affecting the flow of water in any any additional loading.
overland flow path.
Sloping sites and ridgelines
O15 S15.1 Not Applicable
Development on sloping sites Buildings and associated accessways are not Whilst the site is sloping, the building platform will
a) is responsive to the natural topography of the constructed on land with a slope greater than 1 in not be sloping.
site, by stepping along or with the slope of the 3;
site without the need for extensive cut and fill; and
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
b) does not visually dominate the hill slope or S15.2
interrupt the skyline; Buildings are of split level design that step down
c) is integrated with the natural site characteristics the slope or have suspended floor construction;
including vegetation; and and
d) for multiple housing, takes the form of small
separate buildings; S15.3
and Cut or fill is less than 1.2m in depth;
and
S15.4
The distance between the ground and the lowest
part of the floor of the building does not exceed
3m;
and
S15.5
Buildings present no more than 2 or 3 storeys at
any on point.
O16 S16.1 Not Applicable
On steep slopes or ridgelines which are visible No prescribed solution Whilst the site is sloping, the building platform will
from the major road network, areas of public open not be sloping.
space, the Noosa River or the beaches
a) new buildings and structures including
outbuildings, are designed so as not to
dominate or detract from the scenic and
environmental qualities of the site and its
setting; and
b) the external colour scheme of buildings is
designed to blend with the natural elements or
its surroundings.
Public transport node
O17 S17.1 Not Applicable
An accessible and safe public transport node is A public transport node is located within Noosa The subject site is not located within Noosa Heads.
established and operated within Noosa Heads that Heads as identified in Schedule 5 Map 1.
-
a) links public transport services to other centres
in the Shire and to key destinations outside the
Shire; and
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
b) forms part of an integrated transport network
that is accessible via pedestrian and bicycle
pathways.
9.11 Environment, conservation and recreation
Environmental and cultural heritage values
O18 S18.1 Complies with the Specific Outcomes
There are no significant adverse effects on No prescribed solution The development will not have any significant
biodiversity, native vegetation, habitats, landscape adverse effects on the environmental and cultural
quality, water quality or cultural heritage values, heritage values.
including those related to
a) changes to natural drainage;
b) disturbance to any of the wetland systems;
c) management of landslip and fire risk;
d) erosion and the transport of sediments off site;
e) unmanaged public access;
f) changes to fauna habitat and behaviour; and
g) disturbance of buildings and features,
including natural features, of cultural heritage
significance.
Open space network
O19 S19.1 Complies with Probable Solution
The integrated open space network is established, Open space corridors and existing native The site is not located within the open space
enhanced and protected throughout the locality to vegetation in areas indicated in Schedule 5 Map 4 corridors. The site has existing native vegetation
are protected from fragmentation and located on the eastern portion of the subject site.
a) provide for both passive and active encroachment by development. The development requires the removal of some
recreational pursuits; trees. However the majority of the native
b) provide connectivity for pedestrians and vegetation will be retained.
cyclists;
c) provide access to community uses and
buildings, public open space and recreation
areas, the beaches, Noosa National Park and
Noosa River;
d) provide habitat connectivity for wildlife;
e) protect watercourses and drainage lines;
f) protect vegetation on steep slopes; and
g) form a scenic backdrop for residential
development.
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
Pedestrian and bicycle pathways
O20 S20.1 Complies with the Probable Solution
Safe and convenient pedestrian and bicycle Pedestrian and bicycle pathways are provided and The development will not affect the ability for
pathways are provided and retained between and retained where indicated in Schedule 5 Map 2 pedestrian and bicycle pathways to be provided at
around key destinations. and the site frontage. The development can be
conditioned appropriately to provide contributions
S20.2 towards such infrastructure.
Contributions toward a Coastal Major Pathways
Network are provided in accordance with PSP20
Coastal Major Pathways Contributions.
Recreational opportunities
O21 S21.1 Complies with the Specific Outcome
Key recreation focal points, including Noosa No prescribed solution The development will not impact upon any key
National Park, Noosa River foreshores and mouth, recreation focal points.
Noosa Main Beach and Lion s Park are maintained
without significant changes to their landscape
character, including as a result of increased
infrastructure.
Division 22 Specific Outcomes and Probable Solutions for the Community Services Zone
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
12.32 Consistent uses
O75 Complies with the Specific Outcome
The following defined uses and use classes are No solution provided The proposed use is Multiple Housing Type 3.
consistent uses and are located in the Community
Services Zone
a) All Community Uses;
b) Commercial business Type 1 where at 3
32 Doonella Street described as Lot 903 on
T1631 and Lot 32 on RP893427;
c) Commercial business Types 2 and 3;
d) Entertainment & dining uses where on land
bounded by Poinciana Avenue, Pelican Street,
Doonella Street and Diyan Street.
e) All Infrastructure Uses;
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
f) Ancillary dwelling unit; and
g) Multiple housing Type 3.
12.33 Inconsistent uses
O76 Not Applicable
The following defined uses and use classes are No solution provided The use is consistent.
inconsistent uses and are not located in the
Community Services Zone
a) All Agricultural Uses;
b) Commercial business Type 1 where not
located on Lot 903 on T1631 and Lot 32 on
RP893427;
c) Entertainment and dining business where
not located on land bounded by Poinciana
Avenue, Pelican Street, Doonella Street and
Diyan Street;
d) Home based business;
e) Industrial business;
f) Retail business;
g) Detached house;
h) Multiple housing Types 1, 2, 4 or 5; and
i) Visitor accommodation.
12.34 Effects of use
Land uses
O77 Not Applicable
Uses found within the Community Services Zone, No solution provided The development does not face any of the listed
fronting Pelican Street, Poinciana Avenue, roads.
Memorial Avenue, Doonella Street and Sidoni
Street
a) support the functions of the Business Centre
and include a range of important community
services which serve the Tewantin and
Doonan locality as well as the wider region;
and
b) are focused on emergency services,
information centres; medical centres, social
and infrastructure uses, and in the case of the
Tewantin-Noosa RSL Club, entertainment and
dining uses; AND
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS
O78
Community uses that are more land intensive are
found elsewhere in the locality.
O79 Complies with the Specific Outcome
Uses are located, designed and operated to No solution provided The development is a well-established long term
a) provide focal points for the community; community facilities which provides a focal point
b) relate to the setting and heritage of the locality; for the community and is designed and operated in
and keeping with the locality.
c) be accessible and functional for a wide range
of users and uses.
Residential Uses
O80 Complies with the Specific Outcome
Retirement and Special Needs Housing provides No solution provided The retirement uses provide will provide both care
secure housing for people with limited mobility in a respectful setting for residents as well as
while allowing residents to interact with their providing opportunities for residents to interact
surrounding neighbourhood with their neighbourhood.
Co-location of community uses
O81 Complies with Specific Outcome
Buildings are designed and sited to encourage co- No solution provided. The buildings form an extension to the existing
location of a range of community uses. residential facility. It is set within a residential
neighbourhood and is suitably close to other
community uses (shops, recreation facilities and
the like).
Visual amenity
O82 Complies with the Specific Outcome
Where land adjoins the major road network or land in No solution provided The development is well setback from the Noosa-
a residential zone, appropriate buffers are Cooroy Road and provide sufficient buffers.
incorporated into development to avoid visual and
acoustic impacts.
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