Council archive · source document
Appendix 5- Response to Planning Scheme Codes · MCU17/0027
Attached to the e-mail Engineering plans, Landscape Plan and Response to Code (Email 2 of 2) MCU17/0027 & OPW17/0119.
Appendix 2- Response to Planning Scheme Codes
Division 15—Specific Outcomes and Probable Solutions for the Noosa Heads Locality
(1) Effects of Use
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
Amenity AO1 Complies
O1 Uses are located, No solution provided. The proposed use is located,
designed and operated to designed and operated to avoid
avoid significant adverse
significant adverse changes to the
changes to the light, air
quality, noise, accessibility, light, air quality, noise,
or other conditions enjoyed accessibility, or other conditions
by users of associated, enjoyed by users of associated,
adjoining or nearby uses. adjoining or nearby uses. It is
important to note that the
proposal is low impact in nature.
Major road network AO2 Not Applicable
O2 The visual amenity and No solution provided. The proposed development will
character surrounding the be in keeping with the
major road network,
neighbourhood’s amenity.
including Sunshine Beach
Road (David Low Way),
Eenie Creek Road, Noosa
Drive and Noosa Parade, is
protected and enhances the
entrances to Noosa Heads
through—
a) retaining and enhancing
the visual and physical
separation of Noosa Heads
from neighbouring
localities;
b) ensuring future
development does not
encroach upon existing
vegetation within the road
reserve; and
c) utilising dense
landscaping and earth
mounding (rather than
fencing and walls) for visual
screening and noise
attenuation;
AND
O3 Development generates AO3 Complies
traffic demands that are No solution provided. The proposed development is not
consistent with the future considered to generate a
capacity of the road significant amount of traffic. The
network. negligible increase in traffic will be
consistent with the future capacity
of the road network. It is important
to note that the proposal is low
impact in nature.
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Scenic vistas AO4 Not Applicable
O4 Aesthetic and cultural No solution provided.
values of the natural
landscape are maintained
through protecting
important scenic vistas—
a) from the streets, beaches
and other public spaces;
b) to the ocean, river,
coastal lowlands and the
vegetated backdrop of
Noosa Hill;
c) within Little Cove– vistas
over Laguna Bay and to the
Noosa National Park and the
vegetation stands, part of
the hills and sand dunes;
d) within Cooloola and
Weyba Park Estates– the
scenic view of Noosa
National Park and Weyba
Creek; and
e) within Noosa Sound–
vistas across Noosa River.
Mobile business uses AO5 Not Applicable
O5 Business Uses located No solution provided.
within the road reserve or
on the beach (particularly in
the vicinity of Hastings
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.
(2) Built Form
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
O6 The density of AO6 Complies
development within the site No solution provided. The proposed development is
area— compatible with surrounding
a) is compatible with
development and is in keeping
surrounding development;
b) does not exceed— with the neighbourhood
i. for the Semi-Attached character. The development will
Housing Zone: not exceed the specified
A. for sites between 500m2 maximum density for the Semi-
and 599m2 inclusive — 4.8 Attached Housing Zone.
persons;
B. for sites 600m2 or more
— 6.6 persons or 100
persons per hectare
whichever is the higher;
ii. for the Attached Housing
Zone—a maximum
population density of 160
persons per hectare, with
the following exceptions:-
A. Lot 603 on SP188270 in
Serenity Close, where the
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allowable population
density is 250 persons per
hectare
B. Lot 889 SP203086 being
the Viridian Noosa Resort in
Viewland Drive where the
allowable population
density is 100 persons per
hectare;
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
v. for the Community
Services 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.
Height AO7 Complies
O7 Buildings and other S7.1 Buildings and other structures have The proposed building does not
structures— a maximum building height of— exceed 8m in height.
a) present a building height
a) for the Business Centre Zone–12m; or
consistent with structures
on adjoining and b) for the Visitor Mixed Use Zone—
surrounding land; i. Northern side of Hastings Street—
b) do not exceed a A. within 7m of the Hastings St alignment
maximum building height – 6m;
of— B. balance area of site – 15m with a 12m
i For the Business Centre presentation to the beach; or
Zone– 3 storeys; or
ii. Southern side of Hastings Street—
ii For the Visitor Mixed Use
Zone— A. within 10m of the Hastings St or
A. Northern side of Hastings Noosa Drive alignments – 6m;
Street— B. balance area of site – 15m; or
• within 7m of the Hastings c) for Attached Housing Zone—12m with
St alignment – 2 storeys; or the exception of Lot 603 on SP188270 in
• balance area of site – 4 Serenity Close, where a maximum height
storeys with a 3 storey
presentation to the beach; of 15m is permitted; or
or d) for any other zone— 8m;
B. Southern side of
Hastings Street—
• within 10m of the Hastings
St or Noosa Drive
alignments– 2 storeys; or
• balance area of site – 4
storeys; or
iii For Attached Housing
Zone — 3 storeys with the
exception of Lot 603 on
SP188270 in Serenity Close,
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where a maximum height of
4 storey is permitted; 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
minimising cut and fill (eg.
stepping down the site or
using a suspended pole
construction); and
g) maintain a mature
vegetated skyline.
Setbacks AO8 Complies
O8 Buildings and other S8.1 Buildings and structures comply The development complies with
structures are appropriately with the minimum setbacks identified in all setback requirements
designed and sited to—
Schedule 1 - Minimum Boundary identified in Schedule 1 -
a) provide amenity for users
of the premises as well as Setbacks. Minimum Boundary Setbacks.
preserve the visual and
acoustic amenity of
adjoining and nearby
properties;
b) provide adequate
distance from adjoining
land uses
c) preserve any existing
vegetation that will buffer
the proposed building;
d) allow for landscaping to
be provided between
buildings;
e) maintain the visual
continuity and pattern of
buildings and landscape
elements within the street;
f) protect public safety and
property within erosion
prone areas by ensuring
such areas are maintained
largely free of development;
and
g) help protect the natural
character and visual
amenity of coastal areas
and watercourses.
Site cover, gross floor area AO9 Complies
and plot ratio No solution provided. The proposed building scale is
O9 The site cover, gross compatible with the surrounding
floor area and plot ratio of
development. The proposal
buildings and other roofed
structures— provides soft landscaping
a) results in a building scale between buildings and allows for
that is compatible with an adequate area at ground floor
surrounding development; for outdoor recreation,
b) does not present an entertainment, clothes drying
appearance of excessive and other site facilities. There is
bulk to adjacent properties,
sufficient area for vehicular
roads or other areas in the
vicinity of the site; access and stormwater
c) maximises the retention management facilities.
Page 5
of existing vegetation and
allows for soft landscaping
between buildings;
d) allows for adequate area
at ground level for outdoor
recreation, entertainment,
clothes drying and other
site facilities; and
e) facilitates onsite
stormwater management
and vehicular access.
O10 Site cover—
AO10 Alternative
a) for a class 1 or class 10a
structure within the No solution provided. The applicant proposes a minor
Detached Housing Zone, relaxation on the building
does not exceed— footprint. The building footprint
i for a single storey building has 41% coverage of the site.
- 50%; or
ii for a building of 2 or more
storeys - 50% on the ground
floor and 30% for the upper
storey(s), or 40% for all
storeys for a building of 2 or
more storeys;
b) for other classes within
the Detached House Zone
does not exceed 40%;
c) for the Semi-Attached
Housing Zone does not
exceed 40%;
d) for the Attached Housing
Zone does not exceed 40%;
or
e) for the Visitor Mixed Use Complies
Zone does not exceed 45%;
AO11
O11 For Multiple housing
Type 2, buildings have a No solution provided.
maximum plot ratio of
0.45:1.
O12 For Multiple housing AO12 Not Applicable
Type 3 or 4, Visitor No solution provided.
accommodation Type 4 and
the accommodation unit
component of an
Entertainment and dining
business Type 3 (hotel)—
the maximum a gross floor
area is equivalent to the
maximum allowable
population in persons
Not Applicable
multiplied by 40m2.
O13 For the Visitor Mixed AO13
Use Zone the maximum a No solution provided.
gross floor area is
equivalent to the maximum
allowable population in
persons multiplied by 40m2,
provided that gross floor
area does not exceed a total
of 13,600m2. AO14 Not Applicable
O14 For the Neighbourhood No solution provided.
Centre Zone and the
Business Centre Zone, the
maximum plot ratio does
not exceed –
a) 0.8:1 for the first 2,000m2
of site area; plus
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b) 0.3:1 for the balance of
the site area in excess of
2,000m2.
Roof form AO15 Complies
O15 Roof forms— S15.1 The main roof of the building has a
a) contribute positively to roof pitch no less than 5 degrees and has
the local skyline;
minimum 600mm eaves to at least 75%
b) complement the
character of the locality; of the perimeter of the building;
c) use soft and articulated, AND Complies
pitched, skillion or curved S15.2 Buildings and structures do not The development will not include
roof forms; include roof top terraces. roof top terraces.
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.
Flooding and drainage59 AO16 Complies
O16 Buildings and other S16.1 For new buildings or structures or Floor levels for habitable rooms
works are designed and additions of more than 50m2 gross floor are not less than the specified
sited to—
area to an existing building or structure, minimum floor levels.
a) provide flood free access
to premises and flood free floor levels for habitable rooms are not
habitable areas; less than the specified minimum floor
b) allow only minor, short levels;
term and infrequent AND Complies
flooding of non-habitable S16.2 Where Council infrastructure is The stormwater infrastructure
areas; available— can accept any additional
c) ensure carparking areas
a) any drainage (from buildings loading. Stormwater will be
can be adequately drained;
d) ensure drainage does not and land) flows to that drained into the existing field
adversely impact upon infrastructure; and inlets which are located at the
other premises; and b) b) the infrastructure has the rear of the site. No mechanical
e) ensure filling or capacity to accept any additional pumping is required. The entire
excavation does not loading. site is above the Q100 flood line.
adversely impact upon c) AND
other premises by—
i. causing ponding of water d) S16.3 For Residential Uses—
on the site or nearby land; e) a) where slab on ground
ii. increasing flooding, construction is used, filling does
which adversely affects the not extend more than 1m
safety or use of any land beyond the building footprint
upstream and downstream; and access to car parking areas,
and
measured from the outer walls
iii. adversely affecting the
flow of water in any of the building ; or
overland flow path. f) b) the design consists of a
suspended floor construction;
g) AND
h) S16.4 Car parking and Complies
manoeuvring 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
i) S16.5 Basements for residential Not Applicable
uses have flood immunity above
the Q100 where alternative
means to mechanical pumping
are used to achieve such
immunity; or
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j) S16.6 Basements for non- Not Applicable
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.
Sloping sites and ridgelines AO17 Complies
O17 Development on S17.1 Buildings and associated access
sloping sites— ways are not constructed on land with a
a) is responsive to the
slope greater than 1 in 4 (25%);
natural topography of the
site and minimises cut and AND
fill; S17.2 Buildings are of split level design Complies
b) does not visually that step down the slope or have a
dominate the hill slope or suspended floor construction;
interrupt the skyline; AND
c) is integrated with the S17.3 Cut or fill is less than 2m in depth; Alternative
natural site characteristics
AND The development involves a
including vegetation; and
d) for Multiple housing, stepped cut and fill. Each step
takes the form of small interval has a height less than
separate buildings; 2m.
AND
O18 On steep slopes or S17.4 The distance between the ground
ridgelines which are visible and the lowest part of the floor of the Alternative
from the major road
network, areas of public building does not exceed 3m to avoid The development involves a
open space, the Noosa large under building areas; stepped cut and fill. Each step
River or the beaches— AND interval has a height less than
a) new buildings and S17.5 Buildings do not present as more 2m.
structures including storeys than is allowed in the relevant
outbuildings, are designed zone. Complies
so as not to dominate or
The development will not exceed
detract from the scenic and
environmental qualities of S18.1 No solution provided two storeys.
the site and its setting; and
b) the external colour
scheme of buildings is Complies
designed to blend with the
natural elements of its
surroundings.
Public Transport Node AO18 Not Applicable
O19 An accessible and safe S19.1 A public transport node is located
public transport node is within Noosa Heads as identified in
established and operated
Schedule 5 — Map 1.
within Noosa Heads that—
a) links public transport
services to other centres on
the Sunshine Coast; and
b) forms part of an
integrated transport
network that is accessible
via pedestrian and bicycle
pathways
(3) Environment, conservation and recreation
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
Environmental and cultural AO20 Complies
heritage values No solution provided. There will be no significant
O20 There are no significant adverse effects on biodiversity,
Page 8
adverse effects on native vegetation, habitats,
biodiversity, native landscape quality, natural
vegetation, habitats, drainage, water quality or cultural
landscape quality, water
heritage values.
quality or cultural heritage
values, including those
related to—
a) changes to natural
drainage;
b) disturbance to any of the
wetland systems;
c) management of landslide
and fire risk;
d) erosion and the transport
of sediments off site;
e) unmanaged public
access;
f) changes to fauna habitat
and behaviour; and
g) disturbance of buildings
and features, including
natural features, of cultural
heritage significance.
Open space network AO21 Complies
O21 The integrated open S21.1 Open space corridors and existing
space network is native vegetation in areas indicated in
established, enhanced and
Schedule 5 – Map 4 are protected from
protected throughout the
locality to— fragmentation and encroachment by
a) provide for both passive development.
and active recreational
pursuits;
b) provide connectivity for
pedestrians and cyclists;
c) provide access to
community uses and
buildings, public open
space and recreation areas,
the beaches, Noosa
National Park and Noosa
River;
d) provide habitat
connectivity for wildlife;
e) protect watercourses and
drainage lines;
f) protect vegetation on
steep slopes; and
g) form a scenic backdrop
for residential development.
AND
O22 Physical and visual AO22 Not Applicable
links between public open S22.1 No solution provided.
space areas and
watercourses are retained.
Pedestrian and bicycle A023 Not Applicable
pathways S23.1 Pedestrian and bicycle pathways Providing a path onsite would not
O23 Safe and convenient are provided and retained where be in keeping with the amenity of
pedestrian and bicycle
indicated in the Priority Infrastructure the surrounding development.
pathways are provided and
retained between and Plan in Part 15;
around key destinations. AND Not Applicable
S23.2 Contributions toward pedestrian Providing a path onsite would not
and bicycle pathways are provided in be in keeping with the amenity of
accordance with the Priority Infrastructure the surrounding development.
Plan in Part 15.
Page 9
Recreational opportunities AO24 Not Applicable O24 Key recreation focal No solution provided. points, including Noosa National Park, Noosa River foreshore and mouth, Noosa Main Beach and Lion’s Park are maintained without significant changes to their landscape character, including as a result of increased infrastructure. Watercourses A025 Not Applicable O25 The environmental, No solution provided. economic, amenity and transportation values of the Noosa River system are protected.
Page 10
Specific Outcomes, probable solutions and acceptable solutions for the Residential
Uses Code
(1) For All Residential Uses
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
Electricity supply AO1 Complies
O1 S1.1 No solution provided
infrastructure O1 The
development does not AO2
Not Applicable
adversely impact on S2.1 Development for uses adjacent to or
existing or future electricity within 50m of an existing electricity
supply infrastructure; AND substation incorporates noise attenuation
O2 measures to mitigate noise impacts; AND
All uses and works S2.2 Buildings and structures (including Complies
maintain an adequate safe swimming pools, sheds, tennis courts or
distance from electrical outbuildings) are not constructed under
infrastructure including overhead electricity transmission lines, or
substations, overhead within electricity easements; AND
powerlines, power poles S2.3 A minimum separation distance is Complies
and transformers. maintained from the electricity
transmission line to the closest boundary
of habitable buildings and child activity
areas, as follows— a) 20m for
transmission lines up to 132kV; b) 30m
for transmission lines between 133kV
and 275kV; and c) 40m for transmission
lines greater than 275kV.
Hot Water Systems AO3 Complies
O3 S3.1 All hot water systems installed are—
Hot water systems are a) solar systems; or b) electric heat pump
installed and operated to
systems; or c) natural gas or LPG
support the efficient use of
natural resources and systems; or d) any combination of a), b)
minimise consequent or c).
pollution such as
greenhouse gas emissions.
Water supply and AO4 Not Applicable
conservation S4.1 & S5.1 For a Class 1 building15 The proposed development will be
O4 other than a Detached house or Multiple connected to a reticulated water
On-site water storage is
Housing Type 1, outside a reticulated supply which can be connected at
designed and operated to
support the efficient use of water service area, a rainwater tank is to the subject site frontage. One
water; be installed with the following minimum water meter will be utilised for the
storage capacities— a) Where no more development.
AND than 3 bedrooms – 45,000 litres; or b)
O5 On-site water storage is Where more than 3 bedrooms – 60,000
adequate for occupants litres; AND c) There is to be on the lot a
every day use and fire
dam, swimming pool or water tank
fighting purposes.
accessible for use by the fire brigade that
contains at least 5,000 litres of water.
Advisory note The 5,000 litres required
can be included within the water required
in S4.2 or S5.1 providing it is accessible
for the purpose of fire fighting at all times
and not used for other domestic
purposes.
Erosion and sediment AO6 Complies
control No solution provided. The development will not cause
O6 erosion or result in the transport
Development does not
Advisory Note Persons undertaking of sediments off-site.
cause erosion or result in
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transport of sediments off- development, including building work, are
site. required under the Environmental
Protection (Water) Policy 1997 (EPP) to
ensure that sediment and other material
including building waste, sawdust,
concrete, cement or paint are not
deposited or released into a roadside
gutter, stormwater drain or waterway, or
into a place where it could reasonably be
expected to move or be washed into a
roadside gutter, stormwater drain or
waterway and are not washed from the
site. Council enforces the EPP and
penalties may apply.
Safety and security AO7 Complies
O7 S7.1 The building entrance is clearly The building entrance is clearly
For Multiple Housing Types identifiable and visible from the street, identifiable and visible from the
2, 3 and 4, buildings and
footpath and driveway; AND street and driveway.
outdoor spaces are
designed to protect the
personal security and safety S7.2 The internal path network has clear Complies
of residents by allowing for sightlines to the dwelling entry and street The internal driveway has clear
natural surveillance. access points; AND sightlines to the dwelling entry and
street access points.
S7.3 Visitors have direct access to the Complies
entrance without passing through private Visitors have direct access to the
outdoor living areas. entrance without passing through
private outdoor living areas.
Emergency access AO8 Not Applicable
O8 No solution provided.
For Multiple housing Type
3, 4 & 5, site design and
layout ensures efficient
access and egress for
emergency vehicles.
Basement drainage AO9 Complies
O9 S9.1 Enclosed car parking and Enclosed car parking is provided
Buildings and access works manoeuvring areas are constructed at a on the ground level. Stormwater
are designed and sited to
level that permits the parking area to can drain from the parking area
protect persons and
property in the event of a drain from the site by gravity means, without the need for mechanical
flood and power failure. without the need for mechanical pumping.
pumping.
Separation of incompatible AO10 Complies
uses S10.1 Bedroom windows are at least 3m
O10 away from shared driveways or
Development is designed to
carparking areas of adjacent dwelling
minimise noise carrying
between dwelling units or units or accommodation units.
accommodation units by
locating noise sensitive
spaces such as bedrooms
away from noise generating
areas of the development,
such as carparking areas or
mechanic plant and
equipment or recreational
facilities.
Mechanical plant & AO11 Complies
equipment S11.1 Mechanical plant and equipment,
O11 including pool and spa pumps, pool
Mechanical plant and
heaters, air-conditioning units and
Page 12
equipment associated with refrigeration units are— a) where located
Residential Uses are at ground level, screened by fencing
designed and located so as 1.5m in height or dense vegetation of at
not have an adverse impact
least 1.5m in width incorporating grouped
on the visual amenity of the
site or surrounding areas. trees and shrubs with maximum
separation distance of 1m measured from
the centre of the plant; and b) for Multiple
housing Type 2, 3 & 4 are visually
integrated into the line and plane of the
building and roof design and do not
project beyond the height or width of the
building when viewed from the street and
adjoining properties.
Ancillary recreation uses AO12 Not Applicable
O12 S12.1 If the use involves ancillary use of
Ancillary recreation uses, outdoor courts including tennis courts,
such as outdoor tennis
half courts and netball courts—the use
courts and half netball
courts, do not have an complies with the requirements in Section
adverse effect on the 2 of PSP8 Tennis and Other Courts; AND
amenity enjoyed by users of
adjacent or nearby premises S12.2 Any lit tennis court or sports court Not Applicable
nor do they cause is located at least 60m from the external
unreasonable disturbance wall of an existing or approved residential
to local fauna through light
dwelling on an adjacent or nearby lot (as
emissions by ensuring that
all lighting devices are measured from the centre line of the
limited to those designed court); AND Complies
and installed to: a) minimise S12.3 The vertical illumination resulting
light spillage on from direct, reflected or other incidental
neighbouring premises; b) light emanating from the site does not
preserve an acceptable exceed 8 lux when measured at any point
degree of lighting amenity
at the neighbouring 1.5m outside the boundary and at any
premises; c) provide covers level from ground level upward; AND Complies
or shading around lights; d) S12.4 Any flood lighting is restricted to
direct lights downwards; e) the types that give no upward component
position lights away from of light where mounted horizontally (i.e. a
possibly affected areas; and full cut off luminaire).
f) enable brightness of
lights to be adjusted to low
levels.
O13
Noise originating from the AO13 Not Applicable
use of the tennis court does S13.1 The court is not used between the
not have a detrimental effect hours of 10:00pm and 6:30am the
on the amenity of the area
following day
or cause nuisance to
neighbouring residents.
Privacy AO14 Complies
O14 S14.1 Transparent doors and windows
For Multiple Housing Types are designed and located so they do not
2, 3 and 4, building and
directly face transparent doors or
structures are designed and
sited to ensure the visual windows or the private open space areas
privacy of residents of the of other dwelling units within 10 metres;
development and AND
neighbouring properties is S14.2 Planter boxes, louvre screens, Complies
protected. Figure 14-3 pergolas, landscaping and architectural
Privacy Measures
Page 13
design of balconies are used to screen
the ground floor private open space of
dwelling units or accommodation units
from upper level units (refer to Figure 14-
3 Privacy Measures which illustrates how
trees, awnings, screens, fences and
planter boxes reduce minimise the ability
to directly look into neighbouring homes
and yards).
Access to Sunlight AO15 Complies
O15 S15.1 Development does not reduce
For Multiple housing, sunlight to at least 50% of the private
buildings and structures are
open space areas of any adjoining
designed and sited so as
not to unreasonably residences to less to than 2 hours
diminish the existing between 9am and 3pm on any day of the
sunlight to adjoining year; OR
residences and associated S15.2 Not Applicable
private open space areas; Where overshadowing by existing Overshadowing is not an issue.
structures and fences occurs to more
AND
than 50% of the private open space
areas of any adjoining residences,
sunlight is not further reduced by more
than 20%. (See Figure 14-4—Preventing
overshadowing)
AO16 Not Applicable
O16
Multiple housing is S16.1 No solution provided.
designed and sited to
minimise the extent of
shadows cast on solar
photovoltaic cells on roofs
of adjoining buildings.
Page 14
Sloping sites S17.1 Buildings and structures on sloping Alternative
O17 sites— a) Have a maximum distance of The development involves a
On sloping sites, buildings 3m between the ground and the lowest stepped cut and fill. Each step
and structures are designed
part of the floor of the building or the interval has a height less than 2m.
to maximise the use of the
natural topography and building incorporates undercroft skirting
minimise the need for cut or screening (eg. timber battens) to the
and fill. full height of any undercroft area higher
than 3m above ground level at the
perimeter of the building; b) are of split
level design that step down the slope or
have suspended floor construction; c)
limit the amount of cut or fill to less than
2m in depth relative to natural ground
level; and d) do not result in the spread of
fill beyond the footprint of the building
and associated batters.
Page 15
Landscaping Code
(1) General Requirements
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
Streetscape and amenity S1.1 Landscaped areas, not less than Complies
O1 the minimum areas and dimensions The proposed development will
Sufficient landscaped areas specified in Tables 14-56 or 14-57, are incorporate landscaping that is
are provided to— a) provided and maintained; AND
not less than the minimum areas
enhance the visual amenity
and natural landscape and dimensions specified in
character of the area, Tables 14-56 or 14-57.
streetscape and local area; Landscaping will be designed,
b) retain natural landscape planted and maintained in
features, such as rock accordance with PSP3
outcrops and existing large Landscaping Plants and
trees; c) retain existing
Guidelines.
native vegetation and
enhance buffer areas
around property
boundaries; d) suit the S1.2 Landscaping is designed, planted Complies
relative size and nature of and maintained in accordance with PSP3
the development and its Landscaping Plants and Guidelines.
setting; e) reduce the visual
impact of large or bulky
structures and fencing
along watercourses; and f)
conceal service, carparking
and loading areas of
developments; g) screen
incompatible land uses; and
h) provide privacy between
any dwelling units and
accommodation units on
and adjoining the site to a
height and density
appropriate to the scale of
the development..
Building and landscape S2.1 Not Applicable
design Below ground components of buildings
O2 do not extend beyond the above ground
Site layout and building
footprint to allow for landscaping
and landscape design— a)
provides for soft particularly within building setback areas;
landscaping to be AND
established in and around S2.2
the development; b) Basement carparks do not encroach into Not Applicable
maximises the retention of building setback areas; AND
large canopy trees; c) within S2.3
the Eastern Beaches
Plants are grouped in mulched beds Complies
Locality and Noosa Heads
Locality, avoids the removal rather than planted individually to provide
of heath vegetation, except for optimum growing conditions and less
where required for internal maintenance; AND
roads and service and S2.4
infrastructure construction; These plants grouped in mulched beds Complies
d) minimises the extent of are not subject to any hedging
impervious paved areas; e)
provides for suitable plant maintenance regimes; AND
layouts and densities; f) S2.5
facilitates the adoption of Landscaping is designed, planted and Complies
appropriate planting maintained in accordance with PSP3
techniques; and g) Landscaping Plants and Guidelines; AND
considers on-going
maintenance requirements
Page 16
to assure the establishment S2.6 Complies
and ongoing survival of Alternatives to impervious pavement are
plantings provided and are located where
landscaping and existing vegetation will
benefit from increased infiltration of
rainwater.
Species selection S3.1 Complies
O3 Plantings— a) comprise plant species
Landscaped areas include identified for the relevant landscape
plant species that—
character area in PSP3 Landscaping
a) are appropriate to the
biophysical conditions and Plants and Guidelines; and b) avoid
landscape character of the undesirable plant species identified in
area; b) are suitable for the PSP3 Landscaping Plants and
space available, the level of Guidelines; OR
visual and climatic S3.2 Not Applicable
exposure, the functional For landscaping around pool areas— a)
requirements of the site and
no more than 30% of the landscaped
the scale of the
development; c) provide for area is a mixture of plants of local origin
appropriate levels of shade and exotic plant species, provided none
and sunlight to occupants of the plant species are undesirable
of the development plants identified in PSP3 Landscaping
throughout the year; d) Plants and Guidelines; and b) palms are
minimise the demand for specifically located in group plantings in
water use; e) in road
reserves, provide street accordance with PSP3 Landscaping
trees with effective canopy Plants and Guidelines; AND
shading having regard to S3.3 Not Applicable
the size and scale of the Root guards are utilised around species
road reserve and the with potentially invasive roots.
location of services and
other structures; f) for street
trees in towns are villages,
are consistent with the
existing streetscape
character; g) do not cause
potential damage to
buildings or structures; h)
are not harmful to
pedestrians, particularly
around schools, childcare
centres, shopping areas and
other high pedestrian areas;
i) in intensively used
environments, can endure
high levels of activity; and j)
for rural residential
developments, are best
suited to less intensive
maintenance and low
availability of water for
gardens.
Safety and security S4.1 No solution provided. Complies
O4 The landscaping onsite is
Landscaping is designed Figure 14-16 — Landscaping allows for designed to clearly define
and located to maximise the
adequate safe vision at driveways and boundaries, will not hinder casual
safety and security of public
and private areas by— a) intersections. surveillance or sight lines and will
clearly defining the not produce concealment spots.
boundaries between private Landscaping will incorporate
and public spaces; b) elements which help resist
promoting casual vandalism and will help clearly
surveillance of buildings distinguish the vehicles circulation
and public areas from the
routes. There are no pedestrian
street and other public
Page 17
areas for personal security routes proposed.
reasons; c) avoiding
concealment spots; and d)
maintaining safe sight
distances to and from road
and building corners,
carpark entrances and
driveways (see Figure 14-
16); e) maintain safe sight
distances at planting bed
ends within carparks; f)
protecting solid fences from
graffiti by incorporating
elements such as
landscaping, creepers,
murals or vandal resistant
paint; and g) separating and
defining pedestrian and
vehicle circulation routes
O5 The provision of S5.1 Complies
landscaping is to a Landscaping provided which allows
satisfactory standard adequate visibility for casual surveillance
ensuring that it does not
of public and semi-public spaces,
lead to opportunities for
concealment and possible including entrances and exits to sites and
assault sites. buildings, by: a) planting trees which
have clean trunks to a height of at least
1.8 m; and b) appropriately spacing
O6 Street trees and shrubs at 1.2m horizontal centres, with a
plantings in towns and maximum height of 0.75m, to avoid
villages, carparks and other
clumping and to retain sightlines.
areas where potential
conflicts with vehicles and S6.1
pedestrians are evident, are Street trees and trees in carparking areas Not Applicable
planted so as to maximise achieve a maximum of 900mm clear
vehicle and pedestrian trunk height for a 2.0m high tree at
safety. planting and are able to attain a clear
trunk height of 1900mm on maturity; AND
S6.2
All scrub planting to be a maximum Complies
height of 700mm from the road pavement
(not top of kerb).
Services and utilities S7.1 Not Applicable
O7 Plant species used in landscaping
All landscaping works adjacent to substations, or adjacent to or
maintain adequate safe
on electricity transmission line
distance from services and
utilities including easements, are less than 4m high at
substations, overhead maturity and do not encroach within 3m
powerlines, power poles of a substation boundary; OR
and transformers, street S7.2 Not Applicable
lamps, stormwater For trees higher than 4m, trees are
catchment pits, and planted at a distance from any part of an
underground services and
electricity transmission line at least equal
utilities.
to the expected height of the tree at
Figure 14-17 maturity (see Figure 14-17); AND
S7.3 Complies
For power lines that connect to a
premises, the height of plant species at
maturity provides for a 2m clearance
below the power line; (see Figure 14-18)
AND
Page 18
S7.4 Complies
Trees and large scrubs are located a
minimum of— a) 5m from electricity poles
and pillars; b) 4m from street lamps; c)
2m from stormwater catchment pits; and
d) 2m from underground services and
utilities; AND Complies
S7.5 The electricity meter and water
Plants are located to enable meter will be easily accessible by
tradespersons to access, view and tradespersons. It is important to
inspect service meters, such as water note that only 1 electricity and 1
and electricity meters; AND water meter is utilised for the
development.
S7.6 Root barriers are installed around Not Applicable
trees that are located within 3m of any
infrastructures or that have potentially
invasive roots.
Entry statements S8.1 Not Applicable
O8 No solution provided. The subject site is not part of an
Tree and plant massing are entrance to an estate. It is
the dominant features of
important to note that the proposed
entry statements to
residential or commercial development will integrate with the
estates and are integrated landscape theme and the natural
with the landscape theme of landscape character of the locality.
the estate and the natural Built elements will not dominate
landscape character of the the streetscape.
locality, rather than the
entry being dominated by
S9.1
built elements such as
masonary walls, waterfalls Entry statements are low maintenance Not Applicable
and assembled rock and located entirely within privately
outcrops. (see Figure 14- owned land.
19). O9 Entry statements are
low maintenance.
(2) Specific requirements for Multiple housing & Visitor Accommodation
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
Streetscape and amenity S10.1 For Multiple housing Types 2 and Complies
O1 4, each dwelling unit provides for Each dwelling unit will have
Sufficient landscaped areas landscaped private open space private open space at ground
are provided to— a) comprising— a) for units at ground level,
level with a minimum area of
enhance the visual amenity a minimum area of 25m2 exclusive of the
and natural landscape clothes drying area, with minimum 25m2 which is exclusive of the
character of the area, dimensions of 4m and maximum gradient clothes drying area.
streetscape and local area; of 1 in 10 (10%); or b) for units above
b) retain natural landscape ground level, a minimum area of 12m2,
features, such as rock with minimum dimensions of 2.5m; or c) if
outcrops and existing large small dwelling units within the Business
trees; c) retain existing Centre Zone, a balcony not less than
native vegetation and 1.5m depth and with a minimum area of
enhance buffer areas 4m2; AND
around property
Page 19
boundaries; d) suit the Complies
relative size and nature of S10.2 For Multiple housing Types 2 and There will be sufficient
the development and its 4, the private open space area at ground landscaped areas provided to
setting; e) reduce the visual level is enclosed by side and rear
enhance the visual amenity and
impact of large or bulky fencing, screening or dense landscaping
structures and fencing and the landscaping can attain the the natural landscape character of
along watercourses; and f) equivalent of 60% of the height of the the subject site, streetscape and
conceal service, carparking building on maturity to protect the privacy local area. Dense landscaping will
and loading areas of of residents; OR clearly define boundaries and will
developments; g) screen provide screening to ensure
incompatible land uses; and privacy for future residents.
h) provide privacy between
any dwelling units and
accommodation units on S10.3 For Visitor accommodation no Not Applicable
and adjoining the site to a solution provided
height and density
appropriate to the scale of
the development..
Communal open space O11 S11 Not Applicable
Communal open space No solution provided
within the development
provides adequate area for
children to play and for
socialising, and preferably
has a northern aspect.
Screening & Mounding No solution provided Complies
O12 Planting is provided around units
Planting is provided which will provide adequate
between units, adjacent to
screening.
service and car parking
areas and around the
boundary of the site to
provide for adequate
screening. (see Figure 14-
20).
O13 Complies
Clothes drying areas and
waste disposal areas are
screened from adjoining
properties and road
frontages.
O14 Not Applicable
Mounding adjacent to units No mounding is proposed.
do not extend into service
corridors, cover utility
covers, obstruct overland
stormwater flow, or cause
ponding on footpaths,
verges or on adjoining
private property.
Not Applicable
O15
Mounding associated with No mounding is proposed.
noise barriers is designed
to avoid linear shapes and
incorporates undulating
shapes and forms that vary
in height and width.
Streetscape character No solution provided. Complies
O16 Landscaping provided onsite will
Landscaping complements be compatible with the scale of
and enhances the existing
buildings within the street. The
streetscape character by
providing plantings that landscaping onsite will reflect the
match the scale of buildings intended character for the locale.
Page 20
within the street. (see Figure
14-21 and Figure 14-22).
Not Applicable
O17
Where a podium is
provided, planting is
established on the podium
to soften the bulk and
appearance of the building,
and species are used that
can tolerate difficult climatic
conditions.
Passive solar access and No solution provided. Complies
energy efficiency O18
Plantings contribute to
passive solar access,
energy efficiency and
amenity by providing shade
in summer, particularly to
western walls and open car
parking areas, and
admitting winter sunlight to
outdoor and indoor living
areas.
Page 21
Specific outcomes and probable solutions for the Driveways and Carparking Code
(1) General
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
O1 Vehicular access does S1.1 Vehicular access is located and Complies
not adversely impact on designed in accordance with Vehicular access is located and
safety, capacity and AUSTROADS Guide to Traffic designed in accordance with
operations of the existing or Engineering Practice requirements for
AUSTROADS Guide to Traffic
planned road network, the sight distance and Section 3 of AS2890.1
proposed driveway, Parking Facilities; AND Engineering Practice
cycleways or pedestrian requirements for sight distance
pathway systems. and Section 3 of AS2890.1
Parking Facilities.
Not Applicable
S1.2 Only one footpath crossing is
provided22; AND
S1.3 Driveways, other than within any Complies
setback have a maximum grade in The driveway will have a
accordance with Section 3 of AS/NZS maximum grade in accordance
2890.1 with Section 3 of AS/NZS 2890.1
O2 Driveways and S2.1 Design of the driveway across the Not Applicable
crossovers— a) are suitable footpath is in accordance with Council’s
and safe for their intended Standard Drawings 9002 or 9005 as
use; and b) match Council appropriate for the particular type of
infrastructure. development as annotated on the
drawings; AND
S2.2 Driveways are designed and Complies
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
Complies
S2.3 The change in grades in the
driveways and ramps is in accordance
with Section 3 of AS2890.1 Parking
Facilities.
O3 In commercial zoned S3.1 Design of multi-tenanted Not Applicable
areas, the number of developments in commercial zoned areas
driveways across include shared driveways and parking
pedestrian footpaths is areas; AND Not Applicable
minimised. S3.2 Driveways are located so they abut
existing driveways of adjoining
development where practicable and
reciprocal easements are created to
reduce the sealed driveway width.
O4 Vehicular access does S4.1 Footpath and kerb crossings are Complies
not adversely impact on the located clear of existing stormwater inlet Vehicular access will be clear of
capacity, operations and structures, water and sewerage existing stormwater inlet
maintenance of the existing infrastructure fittings, any other exiting
structures and other
infrastructure; AND utility infrastructure, existing landscaping
and vegetation. infrastructure. Vehicular access
does not adversely impact on the
capacity, operations and
maintenance of the existing
infrastructure.
O5 Vehicular access does
not adversely impact on the S5.1 No solution provided
Complies
integrity of existing
landscaping or native
vegetation.
O6 Driveway run-off is S6.1 For— a) Ancillary dwelling unit, Complies
filtered prior to leaving the Multiple housing Types 1 or 2 if less than
Page 22
premises 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.
(2) Carpark Design and Layout
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
O7 Sufficient carparking is S7.1 The number of parking and loading Complies
provided to accommodate bays is not less than the minimum The number of parking and
the number and type of number specified in Table 14-51 Vehicle loading bays is not less than the
vehicles likely to be Parking Requirements;
minimum number specified in
generated by the
development having regard Table 14-51 Vehicle Parking
to the specifics of the use Requirements.
including— a) the type and
intensity of land use; b) any
existing parking available
on the site; c) hours of
operation; d) likely
numbers of users; e) the
peak parking demand
periods of uses on the site;
and f) the availability of
alternative carparking.
O8 The layout of the S8.1 Parking bays, manoeuvring areas, Complies
development provides queuing areas, loading, setdown and The parking areas and driveways
adequate, clearly defined pickup areas and driveways are designed are designed to the standards set
and easily accessible— a) to the standards set out in Sections 2 and
out in Sections 2 and 3 of
on-site vehicle parking and 3 of Australian Standard AS 2890.1
manoeuvring areas; and b) Parking Facilities (Part 1: Off-street Australian Standard AS 2890.1
loading and manoeuvring Carparking) and AS 2890.2 – Off-street Parking Facilities. The parking
areas for delivery and Parking (Part 2: Commercial Vehicles); area will be clearly defined and
service vehicles AND easily accessible. The
development will not require
queuing areas.
Not Applicable
S8.2 The number of loading bays is not
less than the minimum number specified
in Table 14-51.
O9 Parking areas are S9.1 Carparking areas are accessed Complies
located where they will not from rear laneways where practicable The proposed development will
unduly conflict with continue to the use the site’s
pedestrians and will not
current access which is attained
dominate the streetscape.
off an access easement from the
rear of the site. The access
easement directly stems off
Banksia Avenue.
O10 Provision is made for a S10.1 Carparking spaces are provided Not Applicable
reasonable number of on for people with disabilities at the rate
site carparking spaces specified in Section 2.4.5 of AS 2890.1 –
identified and reserved for Parking Facilities (Part 1: Off-street
people with disabilities. Carparking).
O11 Access and egress S11.1 Vehicle manoeuvring areas are Complies
points do not impact on the provided in accordance with Section 3 of S11.1 Vehicle manoeuvring areas
safety and operations of the AS 2890.1 Parking Facilities (Part 1: are provided in accordance with
road system. Offstreet Carparking) so vehicles enter
Section 3 of AS 2890.1 Parking
Page 23
and leave the site in a forward gear Facilities (Part 1: Offstreet
Carparking) so vehicles enter and
leave the site in a forward gear.
O12 Parking areas are S12.1 At locations where pedestrian and Not Applicable
designed to - a) provide a vehicle conflicts are likely to occur – a)
progressive reduction in sight distances of at least 2.5 seconds of
speed between the external travel time at the designated speed are
road and internal parking provided; b) splayed corners on
spaces; b) ensure lower structures are incorporated; c)
speeds near areas of high landscaping is designed to allow clear
pedestrian activity through views; d) sign placement ensures that
the use of appropriate road views are not impeded;
geometry or devices
designed to limit speed; and
c) maintain sight distances S13.1 In large open car parks with
Not Applicable
which are appropriate for greater than 200 car parking spaces, a
the likely operating speeds pedestrian path between parking spaces
in all areas of potential is provided on every second aisle;
pedestrian/vehicle and
vehicle/vehicle conflict;
O13 A clearly defined
pedestrian network is
provided that – a) is located
in areas where people will
choose to walk; b) ensures
that pedestrian movement
through car parking areas
or structures are along
aisles rather than across
them;
O14 Provision is made for S14.1 No probable solution identified;
pedestrian and vehicular Not Applicable
queues at conflict points; S15.1 Lighting is provided in accordance
O15 Parking areas are lit to with Australian Standard 1158.1:1997 - Complies
provide security for night- Road Lighting - Vehicular Traffic
time users. (Category V) Lighting - Performance
Installation and Design Requirements.
O16 In mixed use areas of S16.1 Resident carparking is limited to Not Applicable
Business centres residents one space per dwelling unit or
do not compete with accommodation unit.
customers for carparking
spaces.
AND S16.2 Resident carparking is not
located in the road reserve or between
the residential or business building and
the principal street frontage
O17 Car parking areas are No solution provided Not Applicable
landscaped to— a) provide The enclosed car parking area is
shade; b) maximise located on the ground level of the
infiltration of stormwater
proposed development.
run-off; c) define parking
areas; d) reduce direct
visibility of car parking
areas from external
viewpoints; e) soften views
of hardstand areas
O18 Development with the No solution provided Not Applicable
potential to generate The proposed development is
significant traffic and small scale and low impact in
parking impacts gives
nature. The proposal is not
appropriate consideration to
Page 24
transport and land use expected to generate a significant
issue amount of traffic. The expected
increase in traffic will be
negligible.
Motor Cycles & Motor S19.1 For Commercial businesses, Not Applicable
Scooters O19 Designated Entertainment & dining business,
Motor cycle or motor Industrial business Types 1 and 2, Retail
scooter parking spaces business Types 2, 4, 5, 6 and 7,
reduce the reliance on cars. 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
O20 Carparks are designed S20.1 Grease and oil arrestors or Not Applicable
to ensure run-off is treated stormwater quality improvement devices The enclosed car parking area is
to remove pollutants prior are incorporated into the design to treat located on the ground level of the
to leaving the premises. run-off prior to it leaving the premises
proposed development.
O21 Carparking areas are No solution provided Complies
designed to ensure No pumps or electrical
drainage without the use of apparatuses are required to drain
pumps or other electrical
the car parking area.
apparatus.
O22 Site layout and S22.1 Below ground components of Not Applicable
building design provides for buildings, including car parks, do not
soft landscaping to be extend beyond the above ground
established. footprint to allow for the provision of
landscaping, particularly within building
setbacks.
Education Types 1, 2 or 3 S23.1 Paved setdown areas are provided Not Applicable
O23 Carparking and within the site;
setdown areas are designed AND S23.2 For a minimum of 50% of Not Applicable
and located to facilitate their carparking spaces, pedestrian access to
safe and efficient use buildings is not across or through
driveways, carparks, setdown or
manoeuvring areas;
AND S23.3 Carparking and setdown Not Applicable
areas are visible from off-site.
Page 25
Specific outcomes, probable solutions and acceptable solutions for the Earthworks
Code
(1) Effects of Works
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
Drainage S1.1 The finished surface gradient of any Complies
O1 Finished surface levels filled or excavated area is within the
ensure land is free draining. range 0.5% to 1.5% and drains to
Council’s stormwater infrastructure where
available or where stormwater
infrastructure is not available, toward the
street.
Hydraulics No solution provided. Complies
O2 Any change to the level The proposed works will not have
of the land does not have an an adverse flooding impact on the
adverse flooding impact on
flooding and drainage
the flooding and drainage
characteristics off-site. characteristics off-site.
Geotechnical For assessable development Complies
considerations S3.1 Filling works are undertaken in Earthworks will not result in
O3 Earthworks do not result accordance with Section 2.8- Filling of geotechnical instability on
in geotechnical instability Site of Council’s PSP5 - Engineering
premises or nearby premises.
on the premises or nearby Design Standards- Roads and Drainage
premises. & Earthworks
AND S3.2 Where the filling is for Complies
residential commercial or industrial
purposes the works comply with Sections
3 to 6 of AS 3798 - Guidelines for
earthworks on commercial & residential
development.
Local amenity S4.1 The following control measures are Complies
O4 Earthworks do not cause implemented— a) regular water spraying
disturbance to the amenity of exposed areas to suppress dust; b)
of the neighbouring land. 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
S4.2 Earthworks are undertaken only
Complies
during the hours of 7am to 6pm, Monday
to Friday and 7am to 6pm on Saturday.
No work is undertaken on Sunday or
public holidays.
Vegetative Waste S5.1 Cleared vegetation is transported Complies
O5 Vegetation cleared from offsite for disposal in an approved green Any vegetation cleared from the
a development site is waste disposal facility; OR subject site will be disposed of in
disposed of in an
an environmentally responsible
environmentally responsible
manner. manner.
S5.2 Cleared vegetation is mulched on- Complies
site and reused for landscaping of the
finished development; OR
Not Applicable
S5.3 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).
Managing contamination S6.1 The fill material is solid clean earth, Complies
Page 26
risk O6 Materials used as fill free of putrescible or refuse material, The site does not encompass
are suitable for vegetation, acid sulfate soils, building or contaminated land. Fill materials
development of the land and construction material or other material or will be solid clean earth, free of
filling or excavation works contaminants; AND
putrescible or refuse material,
do not result in the
contamination of land. vegetation, acid sulfate soils,
building or construction material or
other material or contaminants.
Complies
S6.2 The site is not on the contaminated
land register.
Haulage activity and No solution provided Complies
amenity O7 Haulage of material to and from a
Haulage of material to and site ensures that there will be
from a site ensures— a)
minimal disturbance to
minimal disturbance to
neighbouring properties neighbouring properties and
and properties along the properties along the haulage
haulage route; and b) route. Council’s road infrastructure
Council’s road including pavements is not
infrastructure including adversely affected.
pavements is not adversely
affected.
O8 Extent of earthworks S8.1 All earthworks, including cut and fill Complies
Earthworks are contained batters, retaining walls etc are contained All earthworks activities will be
within the subject property. within the subject site. contained within the subject
properties.
Sloping sites O9 On sloping S9.1 Cut or fill is less than 2m in depth Alternative
sites, excavation or filling relative to the natural ground surface. The applicant proposes a minor
are designed to maximise relaxation to the cut or fill depth
the use of natural slope and
restriction. The cut or fill will be
minimise the need for cut
and fill. approximately 2.8m in depth
relative to the natural ground
surface.
Environmental protection No solution provided. Complies
O10 Earthworks minimise There are no identified
any adverse impact upon watercourses, drainage lines
groundwater, watercourses,
onsite. Native vegetation will be
drainage lines, wetlands,
and native vegetation. retained where practical.
Dams O11 Dam location and S11.1 Where the site is in the Rural Not Applicable
construction does not Zone— a) the land has a slope of less No dams are proposed to be
impact upon neighbouring than 25% (1:4); and b) the earthworks constructed onsite.
properties in terms of— a) including cut and fill batters and retaining
hydrology; b) alteration of walls are setback a minimum of 50m from
existing overland flowpaths the property boundary; and c) the size of
and patterns; c) landslide the lot is greater than 5 Hectares; AND
or failure of dam wall; and
d) effluent disposal areas. S11.2 Where the site is in the Rural Not Applicable
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
Not Applicable
S11.3 For all other zones— No solution
provided.
Page 27
Specific outcomes and probable solutions for the Erosion and Sediment Control Code
(1) Effects of Works
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
Erosion and sediment S1.1 Site disturbance is limited to Complies
control building areas, their surrounds and other Development minimises erosion
O1 Development minimises use areas; AND and the transport of sediments
erosion and transport of
off-site.
sediments off-site.
S1.2 Sediment barriers are provided Complies
throughout and downslope of disturbed
areas to prevent sediment washing into
gutters, drains and watercourses either
on or off the site; Complies
AND S1.3 All stockpiles including sand,
soil or building materials are within the
premises and contained within individual
sediment barriers; AND Complies
S1.4 Sediment basins are provided
where the site contains fine or dispersive
soils; OR Complies
S1.5 A stormwater catchpit incorporating
a stormwater catchpit protection device is
installed so that all runoff from disturbed
areas flows to the catchpit; AND Complies
S1.6 For buildings, a) 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.
Stormwater runoff S2.1 Diversion drains or bunds are Not Applicable
O2 Stormwater is diverted designed and constructed to drain
around disturbed areas. upstream run-off around the disturbed
site; AND Not Applicable
S2.2 Discharge from the diversion drains
do not cause run-off impacts to other
properties; OR
S2.3 Alternative methods, as described in Not Applicable
the Institution of Engineers Australia
(Queensland Division) Soil Erosion and
Sediment Control - Guidelines for
Queensland Construction Sites, are
used.
Specific outcomes and probable solutions for the Existing Services Code
Page 28
(1) Existing Services
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
Setbacks and easements S1.1 The footing of any structure or Complies
O1 Development near a building is located clear of the zone of
sewer, water main, influence but no closer than 1.5m
stormwater drain, overland (measured horizontally) from
flow path or associated infrastructure including sewers, water
structure does not— a) mains and stormwater structures; AND
adversely affect the function S1.2 No building or structure overhangs Complies
of the service; b) place an the zone of influence; AND
additional load on the S1.3 Finished surface levels maintain a Complies
service; and c) unduly minimum of 600mm of cover, but no
increase future maintenance greater than 3m of cover to the
costs. underground infrastructure; AND
Complies
S1.4 If the existing surface level is
altered, surface level services including
manholes and inspection points are
altered to match the new surface level; Complies
AND S1.5 Alterations are constructed in
accordance withPSP6 –Engineering
Design Standards — Water and
Sewerage and Section 4 of PSP5 –
Engineering Design Standards – Roads,
Drainage and Earthworks; OR
S1.6 Existing services are relocated and Not Applicable
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
O2 Maintenance access is S2.1 A registered easement in favour of Complies
provided to all sewers, Council is created over all underground An existing sewerage easement in
water mains, stormwater infrastructure located in private property; favour of unity water exists onsite.
drains, overland flow paths
Complies
and associated structures. AND S2.2 The width of the easement is
the greater of 3m or the width of the zone The sewerage easement is at
of influence; least 3 metres wide.
AND S2.3 The easement is centred over Complies
the centreline of the infrastructure.
Page 29
Specific outcomes and probable solutions for the Waste Management Code
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
Waste separation O1 S1.1 Construction, operational and Complies
Development that generates demolition works are planned and Construction, operational and
several classes of waste is managed in accordance PSP1131; AND demolition works are planned and
designed so waste is
managed in accordance
collected, stored and
disposed of in a safe and PSP1131.
ecologically sustainable
manner30. S1.2 Adequate area is provided for on- Complies
site for the collection and separate
storage of recyclable, non-recyclable,
O2 Waste storage areas vegetative and hazardous materials in
provide for adequate their specific waste streams during
separation of all recyclable construction, operational and demolition
and non-recyclable works;
materials AND S2.1 Waste storage areas allow for Complies
the separate storage of different waste
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.
Design and location of S3.1 Waste storage areas are designed Complies
waste storage areas O3 and maintained in accordance with PSP
Waste storage areas are 9; Complies
located so that they are AND S3.2 Waste storage areas are
The waste storage areas are
convenient and safe to use designed and located so they— a) are
and provide for convenient easily accessed and convenient to use; designed and conveniently
and safe collection by b) have unobstructed access for the located so they are easily
service vehicles; collection of the waste by service accessible. The waste storage
vehicles; c) provide for sufficient space area will have unobstructed
for safe entry and exit and servicing by access for the collection of the
Council’s contractor without the need for waste by service vehicles and
manual handling; d) are clear of
will be clear of carparking bays,
carparking bays, loading bays and similar
AND areas; e) are clear of footpaths and footpaths and pedestrian
pedestrian access; f) are capable of access. The waste storage area
being serviced by the collection vehicle is capable of being serviced by
without impeding traffic flow; and g) have the collection vehicle without
a level area provided for the storage of impeding traffic flow. The
waste and recyclable materials in proposed development will have
standard waste containers;
a level area provided for the
storage of waste and recyclable
materials in standard waste
containers. Waste will be
collected via kerbside collection
along Grant Street. Each unit will
be supplied with a standard
green and yellow recyclable
waste container.
O4 The location and AND S3.3 For uses that do not comprise Complies
methods of waste storage a caretaker’s residence or central The distance from the storage
minimises any adverse management, the maximum distance area/s to the kerbside will not
impacts on adjoining or between waste storage areas and the
exceed 40m.
nearby properties; kerbside is— a) for Multiple housing Type
3 – 40m; b) for other uses – 70m; and
AND S3.4 Pathways used to transport bins—
a) have a maximum grade of 1:15; and b)
are free of steps, stairs or other
impediments; AND Complies
S4.1 Waste storage areas are— a)
Page 30
integrated with the building design, where The bins will be located on the
possible; b) setback a minimum of 2m boundary. They will be well
from side and rear property boundaries screened so that they are not
c) screened so that bins are not visible
visible from neighbouring
from neighbouring properties or passing
vehicular and pedestrian traffic; and d) properties and pedestrians. The
not located directly adjacent to dwelling bin storage design will be in
O5 Waste storage areas are units on the site on neighbouring keeping with the character of
designed for ease of properties; AND surrounding development.
maintenance and ease of
access for cleaning; S5.1 Complies
Waste storage areas are constructed of
impermeable, durable and non-textured
materials and surfaces so that they are
easily cleaned; AND
AND
S5.2 A minimum distance of 0.5m2 Complies
distance is provided between and around
waste storage bins to allow for
manoeuvring and washing of bins.
O6 Waste storage areas Complies
provide a safe and secure AND S6.1 No solution provided. Waste storage areas provide a
environment for users safe and secure environment for
through– a) appropriate users through appropriate siting
siting and access; b) the
and access, the provision of
provision of lighting; and c)
restricting access to the lighting. Access is restricted by
general public by making the public by making the area
the area clearly identifiable clearly identifiable as private
as private space (eg. space (eg. through landscaping,
through landscaping, change of paving material or
change of paving material fencing, rather than locking the
or fencing, rather than
area.
locking the area.
Water management for S7.1 The waste storage area — a) is Complies
waste storage areas bunded and graded so that washwater A communal waste storage area
O7 and bin leakage are drained to the sewer has been sited at the frontage of
Waste storage areas are or an on-site effluent disposal system via
the site and has been screened
designed to contain and a gully within the storage area; b) has a
appropriately dispose of bund wall with a maximum height of via fencing and landscaped
leakage from bins and 100mm; c) is serviced by a conveniently treatments. Similar waste
wastewater from bin located hosecock and backflow collection arrangements have
washing. prevention device, and connected to a been utilised at the existing
water supply; and d) is roofed or duplex developments at 19 and
otherwise covered if the storage area is— 21 Grant Street.
i) more than 1m2; 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.
Page 31
Specific outcomes, acceptable solutions and probable solutions for the Water
Sensitive Design Code
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
Water reuse O1 S1.1 Development complies with the Complies
Development uses a water quality standards in Table 2 of the Development complies with the
combination of detention SEQ Regional Plan Implementation water quality standards in Table 2
and retention systems to Guideline No. 7 for Water Sensitive of the SEQ Regional Plan
capture run-off from areas Urban Design; Implementation Guideline No. 7
on the site; AND for Water Sensitive Urban Design;
O2 Water storage devices
must have sufficient S2.1 No solution provided
capacity having regard to
local rainfall pattern and the
catchment area of roof or
other hard standing surface;
AND
O3 Captured water is S3.1 Captured water is plumbed to be
utilised for all non-potable available for all external uses including Complies
uses on site; gardening, irrigation, ponds, filling
swimming pools and outdoor cleaning, as
AND well as all ground floor toilet cisterns and
washing machine cold taps; AND
Not Applicable
S3.2 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.
O4 On-site detention does Not Applicable
not adversely impact on S4.1 No solution provided
water requirements
downstream of the site
where the water is required
to sustain the ecology and
hydrology of downstream
systems (environmental
flows); AND
Not Applicable
O5 Within the Shire S5.1 No solution provided
Business Centre site, as
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.
Run-off treatment S6.1 & S7.1 Development complies with Complies
O6 Run-off that leaves the the water quality standards in Table 2 of
site is treated so as not to the SEQ Regional Plan Implementation
adversely impact on the Guideline No. 7 for Water Sensitive
ecology and hydrology of Urban Design.
downstream environmental
flows; AND
O7 Within the Shire Not Applicable
Business Centre site, as
shown on Map SBC— a)
run-off treatment occurs
within the site ; and b)
drainage lines are only used
for final polishing of run-off.
Page 32
Town water supply S8.1 A suitable backflow prevention Complies
connections device is installed to protect the potable
O8 water within the reticulated water supply
Backflow devices or similar in accordance with AS/NZS 3500:2003
systems ensure water reuse Plumbing and Drainage.
facilities have no impact on
the quality of the town
mains water.
Use of natural treatments Complies
and systems S9.1 & S10.1 Development complies The proposed development
O9 with the water quality standards in Table adheres to the water quality
Natural treatment 2 of the SEQ Regional Plan
standards in Table 2 of the SEQ
strategies, including grass Implementation Guideline No. 7 for Water
swales and bio-retention Sensitive Urban Design. Regional Plan Implementation
systems, vegetated filtration Guideline No. 7 for Water
strips and gross pollutant Sensitive Urban Design.
traps, are used wherever
practicable;
AND O10
Within the Shire Business
Centre, as shown on Map Not Applicable
SBC— where necessary,
drainage lines are
ecologically enhanced to
ensure that the water quality
polishing functions are of
high standard
Page 33
Specific outcomes, probable solutions and acceptable solutions for the Transport,
Roads and Drainage Code
(1) Strategic Transport Network
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
O1 Traffic generation from S1.1 Where the development leads to the Not Applicable
the development is need to increase transport infrastructure The nature of the development is
considered in a localised in the Shire, the development contributes small scale and will have
and a Shire wide context to to the transport network in accordance
negligible impact on the demand
ensure that— with the requirements of the applicable
infrastructure charging instrument and for public transport.
a) the transport network has the Priority Infrastructure Plan in Part 15;
the capacity to safely and and where developments requires
efficiently accommodate infrastructure not included in the priority
projected movements; infrastructure plan, the development
and/or b) the development upgrades the infrastructure at no cost to
includes measures to Council.
upgrade the transport
network to meet the Advisory note Council may for some
imposed demands. development require the preparation of a
Transport Impact Assessment Report.
Planning Scheme Policy PSP1 details
matters to be addressed in the Report.
O2 The street network has S2.1 Road planning and development Not Applicable
high street connectivity, design facilitates as many pedestrian and
both within the development cycle movements as possible and
and to the surrounding local
provides for future connectivity and
area.
integration with adjoining sites;
AND S2.2 Arterial and sub-arterial roads Not Applicable
are designed so they can operate with
high volumes of traffic during peak times;
AND
Not Applicable
S2.3 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
Not Applicable
designed to discourage through traffic;
AND
S2.5 A collector street is provided Not Applicable
parallel to arterials particularly where they
pass through town centres; AND
S2.6 Appropriate width of road and Not Applicable
verge is provided to allow streets to
perform their designated functions in the
street network; AND
S2.7 A network of local streets focused Not Applicable
towards an activity centre or school is
provided for safe and efficient pedestrian
and bike access to the school, safe
conditions for school buses, setdown
facilities, with on-site parking where
Page 34
practical; AND
Not Applicable
S2.8 Passive surveillance is maximised
by designing streets to enable
development to front all streets and
roads, including arterials; AND
Not Applicable
S2.9 Streets near Public Passenger
Transport facilities are orientated to
optimise the walkable catchments within
800 metres walking distance; AND
Not Applicable
S2.10 The street network has no more
than 15 percent of lots fronting cul-de-
sacs. The maximum cul-de-sac length is
120 m; AND
Not Applicable
S2.11 Street stubs to adjacent future
development areas are provided at
spacings of 200 m or closer to enable
future street connections to be made;
AND
S2.12 Street block lengths are not more Not Applicable
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 Not Applicable
pedestrian and cycle routes are provided
within and through the development and
connect to bus stops.
O3 Development is S3.1 Higher density development is Not Applicable
designed – a) To encourage concentrated along public transport The proposal is small scale.
travel by community Routes; AND
transport, walking and
Not Applicable
cycling rather than by S3.2 There is provision for bus routes
private car; and b) To through development sites; AND
maximise accessibility via
existing and planned S3.3 Bus routes are located to maximise Not Applicable
community transport patronage catchment and to consider It is important to note that the
facilities personal safety, lighting and traffic proposed development is within
management; AND approximately 390m of the
nearest bus stop and is within
close proximity to the Noosa
Junction Bus Station.
S3.4 At least 90 percent of all residents Complies
are located within 400 metres of an It is important to note that the
existing or planned bus route; AND proposed development is within
approximately 300m to the
nearest bus stop and is within
close proximity to the Noosa
Junction Bus Station.
S3.5 Pedestrian and cycle movement is Not Applicable
provided within local streets to and
through development; AND
Page 35
S3.6 Attractive and safe pedestrian and Not Applicable
cycle connections are provided with
shade trees, graded walking and cycle
paths and lighting; AND
S3.7 Buildings and pedestrian entrances Complies
are oriented to the street; AND
S3.8 Pathways have ramps at all kerb Not Applicable
corners for wheelchair and pram access;
AND
Not Applicable
S3.9 Every development has convenient
and prominent pedestrian entrances that
cater for all pedestrians including older
people, children and the mobility and
vision impaired; AND Complies
S3.10 Expanses of ground level blank
walls along street frontages, and large
driveways and entrances to carparks are
avoided; AND
S3.11 Bus routes are not be located Not Applicable
away from activity centres; and AND
S3.12 Facilities for boarding and exiting Not Applicable
community transport facilities are
incorporated into developments; AND Not Applicable
S3.13 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 Not Applicable
S3.14 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; AND
S3.15 Traffic management devices on Not Applicable
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
Not Applicable
S3.16 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.
Page 36
O4 Development access No solution provided. Complies
does not compromise the The proposed access to the
functions of particular roads subject site will not compromise
as indicated in the road
the functions of roads as
hierarchy, and does not
adversely impact on the indicated in the road hierarchy,
safety, capacity and and will not adversely impact on
operations of the road the safety, capacity and
system. operations of the road system.
(2) Pedestrian and Cycle Path Infrastructure
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
O5 Pedestrian and cycle S5.1 Consideration is given to existing Not Applicable
path infrastructure is and future pathway linkages and
provided – a) to form an pathways link to the Local and Regional
integrated component of the Cycle Network and to the Priority
movement network and the Infrastructure Plan in Part 15.
open space system; b) to S5.2 Direct and accessible linkages are Not Applicable
encourage walking and provided into the site.
cycling; c) to add variety S5.3 Pathway and landscape works are Not Applicable
and visual interest; d) to provided to a high standard to Council
conserve street trees, specifications and assessed for
vegetation and other compliance with local government cycling
significant features; e) to facility design standards.
Not Applicable
allow equitable access to S5.4 Pathways are provided to cater for
public areas and community shared use and cater for both commuting
facilities; f) with adequate and recreational usage and exceed
lighting where subject to minimum standards.
high night time usage; g) in
locations where there is
casual surveillance; h) or
widened at potential conflict
points; i) to incorporate— i)
street tree planting to
enhance the streetscape; ii)
directional signage that is
visible under all conditions.
O6 Pedestrian and cycle S6.1 Pedestrian and cycle path Not Applicable
path infrastructure is infrastructure is designed and
designed and constructed constructed – a) in accordance with
to – a) provide a stable, AUSTROADS Part 14 - Bicycles, Section
smooth surface, including 6; b) to comply with local government
across driveways, sections design standards. c) to have
and joins; b) be easily navigational signs in accordance with
maintained; c) a width and Council ‘Wayfinding’ signage
longitudinal gradient to specifications d) to incorporate – i) kerb
cater for projected usage, ramps at all intersections and designated
including nearby— i) high crossings; ii) refuge islands on all roads
activity nodes; ii) public with median strips; iii) holding rails for
transport; iii) centres; d) cyclists at the intersection of trunk
provide clear sight-lines for collector, subarterial and arterial roads
safe use; e) be free of any that are positioned in accordance with –
obstructions such as A. Australian Standard 1742.9: 2000 -
fences, signage and Manual of Uniform Traffic Control
bollards. Devices - Bicycle Facilities; and B.
AUSTROADS Part 14 - Bicycles -
Section 9; and C. AUSTROADS Part 13
Page 37
– Pedestrians.
Advisory Note All pathways are
considered shared use pathways, which
Cyclists can legally use, unless bicycles
are specifically prohibited through signs
or markings (such as in town centres)
(3) Roads and Drainage Design and Construction
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
O7 Roads and pedestrian S7.1 Road planning and design supports Not Applicable
and cycle paths are planned the hierarchy and functional aspects The proposal will not result in the
and designed to support the identified in Sections 2 and 3 of PSP5 construction of a new road.
hierarchy and functional Engineering Design Standards – Roads,
aspects identified in Drainage and Earthworks;
Sections 2 and 3 of PSP5 AND S7.2 Road and pathway planning Not Applicable
Engineering Design and design is in accordance with, in order
Standards – Roads, of precedence— a) Noosa Integrated
Drainage and Earthworks Local Transport Plan; b) Queensland
and to ensure that— a) Transport’s Shaping Up; c) Queensland
design and alignment of the Design Code for Residential Streets; d)
roads, intersections and all AUSTROADS Guide to Traffic
associated works— i. Engineering Practice; e) Sections 2 and
provides a safe environment 3 of PSP5 Engineering Design Standards
for all users; ii. is adequate – Roads, Drainage and Earthworks; or f)
for the design speed the Noosa Cycling and Walking Network
environment; iii. is Development Plan; OR g) A combination
adequate for predicted of the principles in these documents.
traffic volumes; and iv. AND Not Applicable
maintains the safe and S7.3 On-road cycling treatment is
efficient functioning of the utilised to provide safe and continuous
road network without the movement of cyclists along a roadway,
use of traffic signals; v. is such as-- a) sealed shoulders; b) wide
compatible with existing kerbside lane; c) exclusive or peak period
roads; vi. is easily bicycle lane; d) advisory treatments such
maintained by Council as Bicycle Awareness Zone; e) shared
equipment; and vii. where parking / bicycle lane; f) contra flow
appropriate, has the ability bicycle lane; and g) bus/bicycle lane.
to accommodate public S7.4 The provision of bicycle lanes at Not Applicable
transport services; b) road intersections is generally in accordance
pavement surfaces— i. are with AUSTROADS Part 14, section 5 and
durable enough to carry the Manual of Urban Traffic Control
estimated wheel loads of Devices (MUTCD) Part 9.
travelling and parked
vehicles;
ii. provide for the safe
passage of vehicles,
pedestrians, cyclists, and
discharge of stormwater
run-off from contributing
catchments and the
preservation of all weather
access; c) kerb and
channel— i. controls vehicle
movement by delineating
the carriageway for all
Page 38
users; ii. conveys road
pavement run-off to
stormwater drainage in a
manner that allows the road
to be trafficable in Q100 ARI
local rainfall events; and d)
verges and footpaths
provide— i. safe access for
pedestrians and 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.
O8 Stormwater drainage S8.1 Stormwater drainage planning, Complies
infrastructure is planned, design and construction is in accordance The stormwater onsite will flow into
designed and constructed with Section 4 of PSP5 Engineering the existing field inlets which are
to— a) be accessible, cost Design Standards – Roads, Drainage
located at the rear of the subject
effective and easily and Earthworks; AND
maintainable; b) protect site. Stormwater drainage
downstream capacity; c) planning, design and construction
protect downstream water is in accordance with Section 4 of
quality; d) maximise on-site PSP5 Engineering Design
stormwater retention and Standards – Roads, Drainage and
retardation; and e) convey Earthwork.
run-off to stormwater
drainage in a manner that S8.2 As Constructed data is submitted in
allows roads to be accordance with Section 6 of PSP5 Complies
trafficable in Q100 ARI local Engineering Design Standards – Roads,
rainfall events. Drainage and Earthworks; AND S8.3
Stormwater drainage planning, design
and construction is in accordance with
the Queensland Urban Drainage Design
Manual.
O9 Roads and stormwater S9.1 Roads and stormwater drainage Complies
drainage infrastructure is infrastructure is constructed in
constructed— a) in accordance with— a) Sections 2, 3 and 4
accordance with of PSP5 Engineering Design Standards –
appropriate engineering Roads, Drainage and Earthworks; b)
standards; and b) to Queensland Design Code for Residential
minimise adverse Streets; c) AUSTROADS; or d) A
environmental impacts, combination of the principles in these
including from run-off and documents;
erosion Complies
AND S9.2 Erosion and sediment control Erosion and sediment control
measures are designed and implemented
measures are designed and
in accordance with the Institution of
Engineers Australia (Queensland implemented in accordance with
Division) Soil Erosion and Sediment the Institution of Engineers
Control - Guidelines for Queensland Australia (Queensland Division)
Construction Sites. Soil Erosion and Sediment Control
- Guidelines for Queensland
Construction Sites.
Page 39
Environmental Protection S10.1 Roads and stormwater drainage Not Applicable
O10 Roads and stormwater follow the edge of existing disturbed
drainage infrastructure are areas, or alternatively, these works are
located and aligned so as co-located within a combined utility
to— corridor; AND
a) minimise disturbance to S10.2 Roads avoid native vegetation and Not Applicable
native vegetation and/or provide for fauna underpasses and
other habitat areas; b) associated fencing where appropriate;
protect and maintain wildlife AND
corridor movements and the S10.3 Road infrastructure within or Not Applicable
safety of native fauna; c) adjacent to native habitat incorporates
minimise changes to the fences which allow for protected wildlife
hydrological regime, movement and controls unrestricted
including drainage patterns, access of domestic cats and dogs; AND
run-off and water quality; d) S10.4 Native vegetation is protected from Complies
avoid crossing clearing or construction activities by— a)
watercourses, drainage clearly marking vegetation to be retained
lines and wetlands, but with flagging tap; b) installing protective
where such crossings are fencing around the dripline of vegetation;
unavoidable, disturbed and c) ensuring stock piling, storage and
areas are reinstated and vehicle parking occur outside the areas of
revegetated on completion vegetation to be retained; AND
of works; and e) minimise S10.5 Low impact construction Complies
bulk earthworks. techniques are used around areas of
vegetation to be retained to minimise
interference with the vegetation.
O11 Roads and stormwater No solution provided. Not Applicable
drainage infrastructure is
proven to be suitable for its
use prior to Council
accepting the dedicated
asset.
O12 Alignment of S12.1 The location, design and Not Applicable
stormwater drainage construction of stormwater drainage The proposed development will
infrastructure is to allow for structures is in accordance with Sections utilise the existing stormwater
easy access for the ongoing 4 and 5 of PSP5, Engineering Design
infrastructure (field inlets) which
maintenance by Council. Standards - Roads, Drainage and
Earthworks; AND are identified at the rear of the
subject site.
S12.2 Where infrastructure is located on Not Applicable
private land an easement is dedicated The proposed development will
over the infrastructure in accordance with utilise the existing stormwater
Section 4 of PSP 5, Engineering Design
infrastructure (field inlets) which
Standards – Roads, Drainage and
Earthworks are identified at the rear of the
subject site.
Page 40
(4) Frontage Works
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
O13 Development is S13.1 The following infrastructure Alternative
provided with external components already exist at the frontage The current external roadworks
roadworks along the full of the site or are provided at the which runs along the full extent of
extent of the frontage of the developer’s expense— a) full width
the subject site frontage is
site to an appropriate sealed road; b) concrete kerb and
standard having regard to channel where appropriate; c) forming adequate and can successfully
the specified function of the and grading to footpaths; d) vehicular facilitate the proposed
road. kerb and footpath crossings; e) a development and its associated
constructed bikeway; f) a constructed activities. It is important to note
footpath; g) a constructed carriageway; that the proposed development
h) required alterations to public utility will utilise the existing stormwater
mains, services or installations; i)
infrastructure (field inlets) which
construction of any required alterations to
public utility mains, services or are identified at the rear of the
installations; j) stormwater drainage subject site.
works; and k) installation of electrical
conduits;
Complies
AND S13.2 Road and drainage design
and construction is in accordance with
Sections 3 and 4 of PSP5 Engineering
Design Standards – Roads, Drainage
and Earthworks.
(5) Road and rail corridors
SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT
O14 Noise sensitive uses S14.1 Noise sensitive uses including Not Applicable
including residential uses residential uses are separated by a
are not subjected to high minimum of— a) 40m from the property
traffic noise levels from the boundary of roads within the major road
major road network or rail network; and b) 80m from the property
corridors. boundary of rail corridors; OR
S14.2 Development in the vicinity of Not Applicable
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
S14.3 Development in the vicinity of rail Not Applicable
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.
Page 41
(6) Staged Development SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT O15 Staged development is No solution provided. Not Applicable planned, designed 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. (7) Alterations to services and utilities SPECIFIC OUTCOMES/ PROBALE SOLUTIONS COMMENT O16 Any alterations or S16.1 Any alterations or repair to Not Applicable repairs to infrastructure as a infrastructure as a result of the result of the development development are completed at the are made at no cost to developer’s expense Council
Used in these records
Appendix 5- Response to Planning Scheme Codes.pdfRelated documentApplication case desk ↗
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