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Page 2
TOWN PLANNING RE:PORT
20 Topaz Street, Cooroy
Lot 102 on SP236318
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
(EXTENSIONS & ALTERATIONS TO KABARA
RESIDENTIAL AGED CARE FACILITY)
File Number: 11428 FEBRUARY 2013
Page 3
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11428
TABLE OF CONTENTS
I
1.0 EXECUTIVE SUMMARy............................................................................................................. 2
2.0 INTRODUCTION ......................................................................................................................3
3.0 SITE DESCRIPTION .................................................................................................................
4
4.0 PROPOSAL..............................................................................................................................5
5.0 PLANNING ASSESSMENT .........................................................................................................6
5.1 SOUTH EAST QUEENSLAND REGIONAL PLAN (SEQRP) ..........................................................
6
5.2 REGIONAL ECOSYSTEM MAPPING ........................................................................................
6
5.3 THE NOOSA PLAN ...............................................................................................................
7
5.3.1 OVERALL OUTCOMES........................................................................................................ 7
5.3.2 LEVEL OF ASSESSMENT.................................................................................................... 7
5.3.3 APPLICABLE OVERLAYS..................................................................................................... 7
5.3.4 APPLICABLE CODES.......................................................................................................... 8
6.0 CONCLUSION ..........................................................................................................................9
ATTACHMENTS
Attachment A -
Noosa Plan Code Assessment prepared by KHA Development Managers;
Attachment B -
Architectural Plans prepared by Foster Designs;
Attachment C -
Integrated Stormwater Management Plan prepared by Callaghan & Toth.
Development Application For Material Change of Use
Kabara aged care facility
20 Topaz Street, Cooroy
Page 4
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11428
1.0 EXECUTIVE SUMMARY
-1
SITE DETAILS i
___".._______....________.._______........__________.__"’___ ...~ ~_______. ,.......J
Address 20 Topaz Street, Cooroy
Property Description Lot 102 on SP236318
Area 1.892 hectares
Local Authority Sunshine Coast Regional Council
Current Use Kabara aged care facility
Registered Owners Noosacare Inc
_..____________....-----...--~_--......--..; .......----.......- -....... .....r-..,..... ---"""-’_
,
SOUTH EAST QUEENSLAND REGIONAL PLAN ,
.. -_....,.,_j
Land Use Designation Urban Footprint
’_.~
PLANNING SCHEME DESIGNATIONS "
~
Planning Scheme The Noosa Plan 2006
Locality Cooray & Lake Macdonald
Zone Community Services Zone
Overlays . Biodiversity Overlay -
Environmental Protection Area and Riparian
Buffer Area
. Natural Hazard: Bushfire and Acid Sulfate Soils Overlay -
Medium
Bushfire Hazard Area
. Natural Resources Overlay -
Water Supply catchment
-
----~
I APPUCATlON DETAILS I
Applicant Noosacare Inc C/- KHA Development Managers
Extensions & Alterations to Kabara Residential Aged Care Facility -
Proposal
Multiple housing Type 3 Retirement and special needs
Application Type Development Permit for Material Change of Use
Level of Assessment Code Assessable
Applicable Codes . Cooroy & Lake Macdonald Locality Code
. Residential Uses Code
. Landscaping Code
. Engineering Works Codes
. Natural Hazards Overlay Code
Referral Agencies N/A
Development Application For Material Change of Use
Kabara aged care facility
20 Topaz Street, Cooroy
Page 5
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11428 2.0 INTRODUCTION This Town Planning report has been prepared by KHA Development Managers to accompany a Development Application made by Noosacare Inc. The application seeks a Development Permit for Material Change of Use for Extensions & Alterations to Kabara Residential Aged care Facility (Multiple housing Type 3 Retirement and Special Needs) on land located at 20 Topaz Street, Cooroy described as Lot 102 on SP236318. Under The Noosa Plan the site is situated within the Cooray & Lake Macdonald Locality and the Community Services Zone. The proposed Material Change of Use is subject to Code Assessment. The purpose of this report is to describe the characteristics of the subject site and surrounding land uses, detail the proposed development, and address all relevant town planning issues in respect to the proposal. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms, Architectural Plans prepared by Foster Designs and the Integrated Stormwater Management Plan prepared by callaghan & Toth. Development Application For Material Change of Use Kabara aged care facility 20 Topaz Street, Cooroy
Page 6
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11428
3.0 SITE DESCRIPTION
The subject site is situated at located at 20 Topaz Street, Cooroy and described as Lot 102 on
SP236318. The allotment is 1.892 hectares in area, with a frontage to Topaz Street of approximately
182m and to Cooroy Mountain Road of approximately 104m.
The site is currently occupied by the Kabara aged care facility and contains vegetation to the rear
south and western corners. The site has available connection to established physical infrastructure
networks including telecommunications, electricity, water, and sewer. The site slopes away from
Topaz Street towards the rear southern boundary.
The location and context of the subject site in Noosaville is illustrated in Figure 1 and Figure 2.
Figure 1 Subject site -
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Development Application For Material Change of Use
Kabara aged care facility
20 Topaz Street, Coorey
Page 7
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11428
,
4.0 PROPOSAL
It is proposed to undertake extensions and alterations to the existing Kabara Aged Care Facility in
accordance with the Architectural Plans prepared by Foster Designs included in Attachment B.
The proposal will be undertaken in the following stages:
. Stage 1: Extensions to existing building A (8additional beds)
. Stage 2: Demolition of existing building C (20 beds); and replacement with new building (32
beds) totalling 12 additional beds.
. Stage 3 or 4: Internal alterations to existing buildings A and B (3additional beds)
Design! Built Form
The proposed extensions and alterations will include an additional 23 beds taking the overall site total
to 94 beds. Communal facilities including lounge rooms, dining areas, balconies are provided along
with staff rooms, kitchens and treatment areas. A new building will be constructed (building C) while
buildings A and B will be extended and altered. The proposed extensions to Kabara will integrate
with existing buildings and facilities on site.
The proposed development is two storeys in height and has been designed to complement the
existing facility and the surrounding town character. The building design incorporates pitched roofs
and is well articulated and uses large overhang areas to create depth and visual relief.
The proposed extensions comprise a gross floor area of 3,278m2, which combined with the existing
gross floor area of 2,l72m2, results in a total gross floor area of 5,450m2. Site cover of the total
existing and proposed development is 29.75%. The development has a maximum height of 2 storeys.
A typical rooming unit will include a bedroom area along with a bathroom, toilet and shower.
Communal dining and lounge areas are provided.
Landscaping
Landscaping areas to soften the built form and enhance site amenity are proposed in accordance with
the Proposal Plans prepared by Foster Designs.
Access and Parking
Existing site access will be retained with a new driveway crossover and carpark from Topaz Street in
the north western corner of the site. The new carpark will provide 19 car spaces including 1 disabled
space. All vehicles will be able enter and leave the site in a forward motion.
Stormwater
Stormwater will be collected and treated onsite and discharged to a lawful point of discharge in
accordance with the Integrated Stormwater Management Plan prepared by callaghan & Toth included
in Attachment C.
Waste Disposal
A central bin store and wash down area is currently provided. The existing arrangement for waste
will be maintained with the location of the waste area to be slightly relocated to a more appropriate
position.
Development Application For Material Change of Use
Kabara aged care facility
20 Topaz Street, Cooroy
Page 8
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11428
5.0 PLANNING ASSESSMENT
!S.l SOUTH EAST QUEENSLAND REGIONAL PLAN (SEQRP)
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Figure 3: South East Queensland Regional Plan 2009 2031 Land Use Designation
-
(DSDIP,2013)
Comment: The subject site is identified under the South East Queensland Regional Plan 2009 -
2031
Footprint Review of the applicable provisions of the Regional Plan indicates
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. Urban Footpnnt .
tna( me proposal IS an appropriate scale and density for the site. The proposal does not trigger any
assessment against the regulatory provisions of the Regional Plan.
(5.2 RE~NAL ECOSYSTEM MAPPING
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Figure 4: Vegetation Management Act Regional Ecosystem and Remnant Map (DEHP,2013)
Comment: The site is mapped under the Vegetation Management Act mapping as containing
Remnant Vegetation containing of concern regional ecosystems and Essential Habitat. However as
the site is less than 2 hectares in area, is within an urban area and the proposal is for an urban
purpose, no referral is triggered.
Development Application For Material Change of Use
Kabara aged care facility
20 Topaz Street, Cooroy
Page 9
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11428
~3 THE NOOSA PLAN ]
Under The Noosa Plan, the site is included in the Cooroy & Lake Macdonald Locality and the
Community Services Zone.
5.3.1 OVERALL OUTCOMES
The overall outcomes applicable to the site include:
For the Community Services Zone -
land committed or planned for community purposes -
i. is protected and managed to enable the efficient and timely delivery ofcommunity services;
and
ii. is consistent with the indoor recreation, education, health, social and safety needs of the
local community, including people with special needs, such as the elderly, children, low-
income earners and disabled persons;
Comment: The proposal is to extend an existing community use which is consistent with the
relevant overall outcomes.
5.3.2 LEVEL OF ASSESSMENT
Under the table of assessment for Material Change of Use for the Community Services Zone in the
Cooroy & Lake Macdonald Locality, ’Multiple housing Type 3 Retirement and special needs’ where
located at 20 Topaz Street Cooroy, is a consistent use subject to Code Assessment.
5.3.3 APPLICABLE OVERLAYS
Overlays recognise a wide range of environmental features and values across localities and zone
boundaries and need to be given particular consideration in preparing and assessing development
proposals.
The subject site is to the Biodiversity Overlay, Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
and Natural Resources Overlay: Water Supply Catchment as detailed below:
Overlays Comment
Part of the site is identified under the
Biodiversity Overlay subject to
as an
Environmental Protection Area Riparian Buffer
Area and also containing Watercourse and
Drainage Lines. No development is proposed
within these areas and as such no assessment
against the Biodiversity Overlay Code is
triggered.
l:3 RJparian Buffer Area
.vlronmtntal Protection Arta
----
Watercourses and
Drainage Unes
Development Application For Material Change of Use
Kabara aged care facility
20 Topaz Street, Cooroy
Page 10
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11428
Natural Hazard: Bushfire Il A d Sulfate Soils Overlay
The site is identified under the Natural Hazard:
Bushfire Overlay as containing Medium Bushfire
Hazard Area. As the proposal is for
redevelopment of the existing building footprint
within cleared areas no bushfire assessment is
considered necessary.
Bushfire Hazard
.
High
.
Medium
Natural Resource Overlay
Complies
The site is identified under the Natural
Resources Overlay as within a water supply
catchment. The Natural Resources Overlay Code
,..
requires that development within the Lake
..
.
Macdonald water supply catchment does not
.
....... have adverse effects on the quality or quantity
. .
....
. . .
of water entering the lake. An Integrated
,.......A..
. .
.
Stormwater Management Plan has been
’. ..~-... ..
\: - - -
prepared to demonstrate compliance with this
outcome, refer to Attachment C.
~f.’:ij Water Supply
lttt!:l!l:il:il:l! Catchment
5.3.4 APPLICABLE CODES
The proposed development is Code Assessable and is subject to assessment against the following
codes:
. Cooroy & Lake Macdonald Locality Code
. Residential Uses Code
. Landscaping Code
. Engineering Works Codes
. Driveways and Carparking Code
. Transport, Roads and Drainage Code
. Erosion and Sediment Control Code
. Existing Services Code
. Earthworks Code
. Waste Management Code
. Natural Resources Overlay Code
An assessment of the applicable codes has been undertaken by KHA Development Managers and
included as Attachment A. This code assessment has determined that the proposal complies with all
specific outcomes. Where probable solutions are not met an alternative solution demonstrating
compliance with the specific outcome is provided.
Development Application For Material Change of Use
Kabara aged care facility
20 Topaz Street, Cooroy
Page 11
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11428
6.0 CONCLUSION
This Town Planning report has been prepared by KHA Development Managers to accompany a
Development Application made by Noosacare Inc. The application seeks a Development Permit for
Material Change of Use for Extensions & Alterations to Kabara Residential Aged care Facility (Multiple
housing Type 3 Retirement and Special Needs) on land located at 20 Topaz Street, Cooroy described
as Lot 102 on SP236318.
Under The Noosa Plan the site is situated within the Cooroy & Lake Macdonald Locality and the
Community Services Zone. The proposed Material Change of Use subject to Code Assessment.
Planning support is justified on the following grounds:
The proposal is a consistent use under the Noosa Plan 2006;
The proposal complies with all provisions of the Noosa Plan 2006 and the applicable codes.
Where the probable solutions of the codes are not met, compliance with the specific
outcomes has been demonstrated;
The extensions and alterations to the existing Kabara Aged Care Facility will provide improved
site facilities and benefit to the community;
The proposed development will positively contribute to the surrounding Locality.
Approval of the application, subject to the imposition of reasonable and relevant conditions is
warranted.
Development Application For Material Change of Use
Kabara aged care facility
20 Topaz Street, Cooroy
Page 12
ATTACHMENT A
CODE ASSESSMENT
PREPARED BY KHA DEVELOPMENT MANAGERS
[OCR of page images]
ATTACHMENT A
CODE ASSESSMENT
PREPARED BY KHA DEVELOPMENT MANAGERS
Page 13
COOROY & LAKE MACDONALD LOCALITY CODE
Division 16-Specific Outcomes for the Cooroy & Lake Macdonald Locality
Table 6.12
Specific Outcomes Probable solutions Proposal
6.9 Effects of Use
Amenity No solution provided Complies
01 Uses are located, designed and The proposed additions and alterations
operated to avoid significant adverse to the existing facility can operate
changes to the light, air quality, noise, without significant adverse changes to
accessibility or other conditions enjoyed the light, air quality, noise, accessibility
by users of associated, adjoining or or other conditions enjoyed by users of
nearby uses. associated, adjoining or nearby uses.
Scenic amenity No solution provided Complies
02 Important scenic vistas including Proposed building will be generally
those to and from Mt Cooroy, Mt consistent with the existing built form.
Tinbeerwah and Black Mountain are No scenic vistas will be impacted.
protected and uninterrupted to maintain
aesthetic and cultural values of the
natural landscape.
Major road network No solution provided Not Applicable
03The function of, and visual amenity The site is not located along the major
and character surrounding the, major road network.
road network, including Diamond St,
Cooroy-Noosa Road, Belli Creek Road
and Lake Macdonald Drive is protected
and enhanced.
Laneways No solution provided Not Applicable
04 Uses do not diminish the ability of Site access is not from a laneway.
laneways tcr-
a) relieve traffic on streets;
b) provide convenient and safe rear
access to premises; and
c) add to the heritage character of
Cooroy;
AND
05Access for new uses is only taken off
a laneway where upgrading works are
carried out to the laneway to enable the
laneway to ac ommodate the
anticipated levels of traffic.
6.10 Built Form
Density No solution provided Complies
06 The density of development within The site is within the Community
the site area- Services Zone and will contain a total of
a) is compatible with surrounding 94 beds which is well below the 320
development, and persons per ha maximum (605.44
b) does not exceed- persons). The proposed extensions and
i. For the Semi-Attached Housing alterations are in keeping with
Zone-1 dwelling unit per 400m2 of surrounding development. Proposed
site area with a maximum development is sited in areas of low
population density of 100 persons impact to the surrounding environment.
per hecta re;
ii. For the Attached Housing Zone-
maximum population density of 100
persons per hectare; and
iii. For the Business Centre Zone-
maximum population density of 100
persons per hectare
iv. 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 such as native vegetation
Page 14
pecific Outcomes Probable solutions Proposal
and natural landforms.
Height 57.1 Buildings and other strudures Complies Specific Outcome
-
07Buildings and other strudurefr have a maximum building height of- Maximum building height is 8.7m which
a) are low rise and present a building a) if in the Rural or Rural Settlement is slightly above the probable solution of
height consistent with structures on Zone-8m, or 9m where the pitched roof 8m. Despite this the buildings are no
adjoining and surrounding premises; but no other part of the building or greater than 2 storeys and are in
b) have a maximum building height of 2 strudure exceeds 8m; or keeping with the scale and character of
storeys; b) if in the Open Space Recreation Zone existing site development. The proposed
c) do not visually dominate the street, and used for an indoor sporting 8.7m building height area is situated
surrounding spaces or the existing complex-11m behind the existing building fronting
skyline; c) if in the Industry Zone-10m; Topaz Street and will not be visibly
d) preserve the amenity of surrounding d) in all other zones-8m. higher than the current street elevation.
land uses; The increased height allows for
e) respect the scale of existing appropriate roof pitching to be achieved
vegetation; and and floor level integration between the
f) respond to the topography of the site existing building and proposed
by avoiding extensive excavation and extension. The proposed new building is
filling. screened at the rear of the site by
existing vegetation. The proposal will
not negatively impact on the amenity of
surrounding uses or the natural
environment.
Setbacks 58.1 Buildings and strudures comply Complies
08Buildings and other strudures are with the minimum setbacks identified in Building setbacks are in accordance with
appropriately designed and sited to- Schedule 1 -
Minimum Boundary Schedule 1 which requires 6 metres
a) provide amenity for users of the Setbacks. from the frontage and two metres to the
premises as well as preserve the visual sides and rear. The site does not adjoin
and acoustic privacy of adjoining and residential uses.
nearby properties;
b) preserve any existing vegetation that
will buffer the proposed building from
adjoining uses;
c) allow for landscaping to be provided
between buildings; and
d) maintain the visual continuity and
pattern of buildings and landscape
elements within the street.
Site cover, gross floor area and plot No solution provided Complies
ratio The proposal contains a building scale
09The site cover, gross floor area and that is in keeping with the existing
plot ratio of buildings and other roofed development on site and surrounding
structures- area.
a) results in a building scale that is
compatible with surrounding The proposed extensions to the existing
development; buildings fronting the street will not
b) does not present an appearance of significantly increase the appearance of
bulk to adjacent properties, roads or bulk through the use of windows,
other areas in the vicinity of the site; landscaping and architectural features.
c) maximises the retention of existing
vegetation and allows for soft Landscaping is provided throughout the
landscaping between buildings; site; refer to the Landscape Concept
d) allows for adequate area at ground Plan in Attachment B.
level for outdoor recreation,
entertainment, clothes drying and other Adequate room is available for onsite
site facilities, and stormwater management and vehicular
e) facilitates onsite stormwater access.
management and vehicular access.
010Site cover does not exceed- Complies
a) for a class 1 or class lOa structure Site cover is 29.75%, well below the
within the Detached Housing Zone, -
allowable 50% for the Community
i for a single storey building 50%;-
Services Zone.
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
Housing Zone 40%; -
c) for the Semi-Attached Housing Zone -
Page 15
Specific Outcomes Probable solutions Proposal
40%;
or
d) for the Attached Housing Zone 40%
-
e) for the Community Services Zone -
50%
011 For Multiple Housing Type 2 Not Applicable
buildings have a maximum plot ratio of Proposal is not for Multiple Housing
0.45:1. Type 2.
012 For Multiple housing Type 3 or Complies
4, Visitor accommodation Type 4, or The maximum population density is 320
the accommodation unit component of per ha which equals 605.44 persons.
an Entertainment and dining The maximum gross floor area is
business Type 3-maximum gross therefore 24,217m2. The proposed GFA
floor area is equivalent to the maximum of 5450m2 is well below the maximum.
allowable population in persons
multiplied by 40m2.
013 For the Business Centre Zone plot Not Applicable
ratio does not exceed- Site is not within the Business Centre
a) 0.8:1 for site areas up to and Zone.
including 2,OOOm2; and
b) 0.3:1 for the balance of a site over
2000m2.
Flooding and drainage" 514.1 For new buildings or structures or Complies
014 Buildings and other works are additions of more than 50m2 gross floor Site is not subject to a minimum floor
designed and sited to-- area to an existing building or structure, area. The finished floor level of the
a) provide flood free access to premises floor levels for habitable rooms are- proposed additions and alterations is
and flood free habitable areas; a) for areas where minimum floor levels 107.2m consistent with existing
b) allow only minor, short term and are available-not less than the specified development.
infrequent flooding of non-habitable level;
areas; b) for areas where flood modelling is
c) ensure carparking areas can be available-a minimum of 500mm above
adequately drained; the modelled flood level; and
d) ensure drainage does not adversely c) for areas where flood modelling is not
impact upon other premises; and available, a minimum of 500mm above
e) ensure filling or excavation does not the highest known flood level;
adversely impact upon other premises AND
by- 514.2Where Council infrastructure is Complies
i. causing ponding of water on available- Existing drainage infrastructure is
the site or nearby land; a) any drainage (including buildings and capable of receiving flows from the site.
ii. increasing flooding, which yards) flows to that infrastructure; and A bio retention basin is also proposed.
adversely affects the safety or b) the infrastructure has the capacity to Refer to the Integrated Stormwater
use of any land upstream and accept any additional loading; Management Plan in Attachment C.
downstream; and AND
iii. adversely affecting the 514.3 Car parking and manoeuvring Complies
flow of water in any overland areas are constructed atlevel that
a Car parking and manoeuvring areas are
flow path. permits the parking area to drain from capable of gravity draining.
the site by gravity means, without the
need for mechanical pumping; or
514.4 Basements for residential uses Not Applicable
have flood immunity above the QlOO No basements are proposed.
where alternative means to mechanical
pumping are used to achieve such
immunity; or
514.5 Basements for non-residential Not Applicable
uses have flood
immunity above the No basements are proposed.
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.
510ping sites 515.1 Buildings are of split level design Complies
015 On sloping sites, buildings and that step down the slope or have a The proposal is of suspended floor
structures are designed to maximise the suspended floor construction; (See construction; will involve cut and fill of
use of natural slope and minimise the Figure 6.1 below) less than 2 metres; and has a distance
need for cut and fill. AND between the ground and the lowest part
515.2 Cut or fill is less than 2m in of the floor of the building does not
depth; exceeding 3m.
AND
Page 16
pecific Outcomes Probable solutions Proposal
515.3The distance between the ground
and the lowest part of the floor of the
building does not exceed 3m.
Figure 6.1-Design for sloping site
(suspended floor)
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-
Roofform 516.1 With the exception of industrial Complies -
Specific Outcome
016Roof forms- buildings the main roof of the building The proposed roof contains a 7.5 degree
a) contribute positively to the local has a roof pitch no less than 12 degrees pitch and generous overhangs. The
skyline; and has minimum 600mm eaves to at proposed roof form is in keeping with
b) complement the low rise character of least 75% of the perimeter of the existing site development.
the locality, building;
c) use simple traditional roof designs, AND
such as hipped, gabled or skill ion; and 516.2 Building and structures do not Complies
d) do not create opportunities for include rooftop terraces. No rooftop terraces are proposed.
residents to overlook the private open
space areas of neighbouring properties.
Public transport node 517.1 A public transport node is located Not Applicable
017 An accessible and safe public within Cooroy as identified in Schedule 5 The proposal is for extension and
transport node is established and on Map 1. alterations to an existing Aged Care
operated within Cooroy that- Facility. No change to existing public
a) links public transport services to other transport will result or is required.
centres and destinations throughout the
Sunshine Coast; and
b) forms part of an integrated transport
network that is accessible via pedestrian
and bicycle pathways.
6.11 Environment. conservation and recreation
Environment and cultural heritage No solution provided Complies
values The proposal will not result in any
018 There are no significant adverse Advisory note significant adverse effects on the natural
effects on biodiversity, natural PSP24 -
Effluent Disposal details environment.
vegetation, native fauna habitat, requirements for the design and siting of
landscape quality, water quality or effluent disposal systems where located
cultural heritage values, including those outside a sewerage service area.
related to- Compliance with PSP24 will be
a) changes to natural drainage; considered as part of Council’s
b) disturbance to any of the wetland assessment of the plumbing and
systems; drainage application.
c) management of landslide and fire
risk;
d) erosion and the transport of
sediments off site;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and features,
including natural features, of cultural
heritage significance.
Open space network 519.1 and 520.1 Open space corridors Complies
019An integrated open space network and existing native vegetation in areas The proposed development will not
is established, enhanced and protected indicated in Schedule 5 Map 4 are
-
impact open space corridors or existing
throughout the locality to- protected from
fragmentation and native vegetation.
a) provide for both passive and active encroachment by development.
recreational pursuits;
b) provide connectivity for pedestrians,
cyclists, and horse riders;
c) provide habitat connectivity for
wildlife;
d) protect watercourses and drainage
lines,
e) protect vegetation on steep slopes,
and
f) form a scenic backdrop for residential
development.
Page 17
Specific Outcomes Probable solutions Proposal
AND
020The open space network links-
a) forests including parts of Tewantin
and Ringtail State Forests;
b) the catchment of Lake Macdonald;
c) the vegetated ranges of the sub-
coastal escarpment in the north, south,
and east of the locality; and
d) the riparian corridors of the Six-Mile
and Ringtail Creeks and their tributaries.
Noosa Trail Network 521.1 Development includes linkages to Not Applicable
021 A comprehensive network of bridle or between existing or future The site is not identified on the Noosa
trails and pedestrian and bicycle components of the Noosa Trail Network, Trail Network.
linkages is established, enhanced and as indicated in Schedule 5 Map 3;-
protected incorporating road reserves, AND
State forests, Council owned land and S21.2 Development does not have an Not Applicable
private lands consistent with the lifestyle adverse impact on the access functions
and outdoor recreation needs of Noosa’s of the Noosa Trail Network, as indicated
residents and visitors; in Schedule 5 -
Map 3, including
AND severing of existing or future linkages;
022 The Noosa Trail Network in the OR
locality is supported by overnight S21.3 Alternative linkages to those Not Applicable
camping facilities, homehosted indicated in Schedule 5 -
Map 3 are
accommodation and signage, allowing provided;
local residents and visitors to experience AND
the natural values of the area and to S21.4 Linkages to the Noosa Trail Not Applicable
access key destinations including- Network are designed and constructed
a) the town of Cooroy; in accordance with-
b) Lake Macdonald; a) Australian Standard 2156.1 Walking
c) the Botanic Gardens; and Tracks Part 1: Classification and Signage
d) State forests, conservation parks and to a minimum of a Class 4 Standard;
other recreation facilities in the locality. and
b) Australian Standard 2156.2 Walking
Tracks Part 2: Infrastructure Design;
S22.1 No solution provided Not Applicable
Pedestrian and bicycle pathways S23.1 Pedestrian and bicycle pathways Complies
023 Safe and convenient pedestrian are provided and retained where The existing pathway along the Topaz
and bicycle pathways are provided and indicated in Schedule 5 -
Map 2; Street frontage will be retained.
retained between and around key AND
destinations, including- S23.2 Contributions toward a Pathways Not applicable
a) between Cooroy and Tewantin; Network are provided in accordance The existing pathway is considered
b) between Cooroy and the Noosa with PSP20. sufficient.
Botanical Gardens; and
c) within and around the town of
Cooroy.
Protection of Lake Macdonald S24.1 Within the Lake Macdonald Complies
water supply catchment area shown on Natural Proposed buildings and additions are a
024 Development does not adversely Resources Overlay Map OM3.5, buildings minimum 107.0 FFL.
impact on the Lake Macdonald water and other structures are not located
supply. below 98.5m AHD.
AND
025The number and location of access S25.1 No solution provided Not Applicable
points to watercourses is controlled and Not watercourse access is proposed.
managed to prevent adverse impacts on
water quality in Lake Macdonald;
AND
026Key nodes are established and S26.1 No solution provided Not Applicable
appropriately managed at the following
locations and include facilities such as
parking and picnic areas-
a) the northern part of the lake, in the
vicinity of the water treatment plant,
scouts and fish hatchery;
b) the western part of the lake in
conjunction with the Botanic Gardens
and associated picnic areas; and
c) the eastern part of the lake, in the
vicinity of the Old Tinbeerwah School
Park.
AND
Page 18
Specific Outcomes Probable solutions Proposal
027 Treatment and disposal of waste 527.1 No solution provided Not Applicable
water does not have any detrimental No onsite waste water treatment or
impact on Noosa’s major water storage Advisory note discharge will occur.
and supply -
Lake Macdonald. PSP2.4 -
Effluent Disposal details
requirements for the design and siting of
effluent disposal systems where located
outside a sewerage service area.
Compliance with PSP24 will be
considered as part of Council’s
assessment of the plumbing and
drainage application.
Comment: The proposed development achieves compliance with all applicable Specific Outcomes of
the Cooroy & Lake MacDonald Locality Code. Where non-compliant with a Probable Solution a
suitable alternative solution is provided in accordance with the applicable Specific Outcome.
RESIDENTIAL USES CODE
Table 14-24 -
For All Residential Uses
Specific Outcomes Probable solutions Proposal
14.46 Effects of use
Electricity supply infrastructure 51.1 No solution provided. Complies
01The development does not adversely The proposed development for a
impact on existing or future electricity Multiple Housing Type 3 will not
-
supply infrastructure; adversely impact on existing or future
electricity supply.
AND
02 All uses and works maintain an 52.1 Development for uses adjacent to Not Applicable
adequate safe distance from electrical or within SOm of an existing electricity
infrastructure including substations, substation incorporates noise
overhead powerlines, power poles and attenuation measures to mitigate noise
transformers. impacts;
AND
52.2 Buildings and structures (including Complies
swimming pools, sheds, tennis courts or No buildings or pools will be constructed
outbuildings) are not constructed under under overhead electricity lines or within
overhead electricity transmission lines, electricity easements.
or within electricity easements;
AND
52.3 A minimum separation distance is Complies
maintained from the
electricity Minimum separation distances are
transmission line to the closest boundary achieved.
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 27SkV; and
c) 40m for transmission lines greater
than 27SkV.
Hot Water Systems 53.1 All hot water systems installed Complies
03Hot water systems are installed and are- An appropriate hot water system will be
operated to support the efficient use of a) solar systems; or installed.
natural resources and mini mise b) electric heat pump systems; or
consequent pollution such as c) natural gas or LPG systems; or
greenhouse gas emissions. d) any combination of ). b) or c).
Water supply and conservation 54.1 & 55.1 For a Class 1 building Not Applicable
04 On-site water storage is designed other than a Detached house or The site is within a reticulated water
and operated to support the efficient Multiple Housing Type 1, outside a area.
use of water; reticulated water service area, a
rainwater tank is to be installed with the
AND following minimum storage capacities-
a) Where no more than 3 bedrooms -
05 On-site water storage is adequate 45000 litres’ or
Page 19
Specific Outcomes Probable solutions Proposal
for occupants every day use and fire b) Where more than 3 bedrooms -
fighting purposes. 60,000 litres;
AND
c) There is to be on the lot a dam,
swimming pool or water tank 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
54.2 or 55.1 providing it is accessible for
the purpose of fire fighting at all times
and not used for other domestic
purposes.
Erosion and sediment control No solution provided. Complies
06 Development does not cause Development will not cause erosion or
erosion or result in transport of Advisory Note result in the transport of sediments off-
sediments off-site. Persons undertaking development, site. Refer to the Integrated
including building work, are required 5tormwater Management Plan included
under the Environmental Protection as Attachment C. An erosion and
(Water)Policy 1997 (EPP)to ensure that sediment control plan will be provided as
sediment and other material induding part of a subsequent operational works
building waste, sawdust, concrete, application.
cement or paint are not deposited or
released into a roadside gutter,
stormwater drain or waterway, or into a
pla 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 S7.1 The building entrance is clearly Complies
07For Multiple Housing Types 2, 3 identifiable and visible from the street, The proposal provides clear, identifiable
and 4, buildings and outdoor spaces are footpath and driveway; and visible entrances from the street,
designed to protect the personal security AND footpath and driveway.
and safety of residents by allowing for
natural surveillance. S7.2 The internal path network has Complies Specific Outcome
-
clear sightlines to the dwelling entry and Pathways are provided throughout the
street access points; site and grounds for recreational
purposes and as such are not always
AND visible from entry points. The entire path
network is visible from the facility and is
considered safe.
S7.3 Visitors have direct access to the Complies
entrance without passing through Direct visitor access to the front door of
private outdoor living areas. each building in the facility is provided.
Emergency access No solution provided. Complies
08For Multiple housing Type 3, 4 & Emergency vehicles are able to easily
5, site design and layout ensures access the site. A new vehicle crossover
efficient access and egress for is proposed which will ensure easy
emergency vehicles. access to the additional building areas.
Basement drainage S9.1 Enclosed car parking and Not Applicable
09 Buildings and access works are manoeuvring areas are constructed at a No basement proposed.
designed and sited to protect persons level that permits the parking area to
and property in the event of a flood and drain from the site by gravity means,
power failure. without the need for mechanical
pumping.
Separation ofincompatible uses S10.1 Bedroom windows are at least Complies
010 Development is designed to 3m away from shared
driveways or All bedroom windows achieve a
minimlse noise carrying between carparking areas of adjacent dwelling minimum 3m distance facing away from
dwelling units or accommodation units units or accommodation units. driveways/ car parking areas and
by locating noise sensitive spaces such adjacent dwelling units.
as bedrooms away from noise
generating areas of the development,
such as carparking areas or mechanic
plant and equipment or recreational
facilities.
Page 20
Specific Outcomes Probable solutions Proposal
Mechanicalplant & equipment Sll.l Mechanical plant and equipment, Can Comply
011 Mechanical plant and equipment including pool and spa pumps, pool Any mechanical plant and or equipment
associated with Residential Uses are heaters, air-conditioning units and will be appropriately screened at gorund
designed and located so as not have an refrigeration units are- level or visually integrated into the
adverse impact on the visual amenity of a) where located at ground level, building plane and roof design and will
the site or surrounding areas. screened by fencing 1.5m in height or not project beyond the building height
dense vegetation of at least 1.5m in when viewed from the street and
width incorporating grouped trees and adjoining properties.
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 S12.1 If the use involves ancillary use Not Applicable
012 Ancillary recreation uses, such as of outdoor courts including tennis No ancillary recreational uses are
outdoor tennis courts and half netball courts, half courts and netball courts- proposed.
courts, do not have an adverse effect on the use complies with the requirements
the amenity enjoyed by users of in Section 2 of PSP8 Tennis and Other
adjacent or nearby premises nor do they Courts;
cause unreasonable disturbance to local
fauna through light emissions by AND
ensuring that all lighting devices are
limited to those designed and installed S12.2 Any lit tennis court or sports Not Applicable
to: court is located at least 60m from the
a) minimlse light spillage on external wall of an existing or approved
neighbouring premises; residential dwelling on an adjacent or
b) preserve an acceptable degree of nearby lot (as measured from the
lighting amenity at the neighbouring centre line of the court);
premises;
c) provide covers or shading around AND
lights;
d) direct lights downwards; S12.3The vertical illumination resulting Not Applicable
e) position lights away from possibly from direct, reflected or other incidental
affected areas; and light emanating from the site does not
f) enable brightness of lights to be exceed 8 lux when measured at any
adjusted to low levels. point l.5m outside the boundary and at
any level from ground level upward;
AND
S12.4 Any flood lighting is restricted to Not Applicable
the types that give no upward
component of light where mounted
horizontally (Le. a full cut off luminaire).
013 Noise originating from the use of S13.1 The court is not used between Not Applicable
the tennis court does not have a the hours of 10:00pm and 6:30am the
detrimental effect on the amenity of the following day.
area or cause nuisance to neighbouring
residents.
Privacy S14.1 Transparent doors and windows Complies
014 For Multiple Housing Types 2, 3 are designed and located so they do not Appropriate privacy is achieved.
and 4, building and structures are directly face transparent doors or
designed and sited to ensure the visual windows or the private open space
privacy of residents of the development areas of other dwelling units within 10
and neighbouring properties is metres;
protected.
AND
Figure 14-3 Privacy Measures
S14.2 Planter boxes, louvre screens,
~ ,,~ pergolas, landscaping and architectural
lJf---~~,~.,A(---l~
~
design of balconies are used to screen
the ground floor private open space of
r-- r dwelling units or accommodation units
from upper level units (refer to Figure
14-3 Privacy Measures which illustrates
Page 21
. .
..... . ... .
how trees, awnings, screens, fences and
planter boxes reduce mini mise the
ability to directly look into neighbouring
homes and yards).
Access to Sunlight S1S.1 Development does not reduce Complies
01S For Multiple housing, buildings and sunlight to at least 50% of the private The proposal will not impact sunlight
structures are designed and sited so as open space areas of any adjoining aspect to private open space areas of
not to unreasonably diminish the residences to less to than 2 hours adjoining residences.
existing sunlight to adjoining residences between 9am and 3pm on any day of
and associated private open space the year;
areas;
OR
AND
S15.2Where overshadowing by existing Not Applicable
structures and fences occurs to more
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)
016 Multiple housing is designed and S16.1 No solution provided Not Applicable
sited to mini mise the extent of shadows No solar photovoltaic cells exist on roofs
cast on solar photovoltaic cells on roofs Figure 14-4-Preventing of adjoining buildings.
of adjoining buildings. overshadowing
<10 0’0 e
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PLAN -
ILLUSTRATES DWELUNGS THAT ARE SITED
TD MAXIMISE SOLAR ACCESS
~:~,4J
ELEVATION -
ILLUSTRATES BUILDINGS THAT ARE
smD TO MAXIMISE SOLAR ACESS TO ADJOINING
PROPERTIES THROUGH ROOF DESIGN AND UPPER
STOREY POSITIONING TO MINIMISE IMPACTS ON
PROPERTIES TO THE SOUTH.
DETAILED ELEVATION -
THE MEASUREMENT AT "."
IS 50% OF THE WIDTH OF THE SOUTHERN
PROPERTY. IT’S NOT AFFECTED BY SHADOWS FROM
THE NORTHERN NEIGHBOUR, EVEN IN THE MIDDLE
OF WINTER WHEN THE SUN IS LOW.
Sloping sites S17.1 Buildings and structures on Complies
017 On sloping sites, buildings and sloping sites- The proposed development is less than
structures are desi ned to maximise the a Have a maximum distance of 3m 3m between the round and the lowest
Page 22
Specific Outcomes Probable solutions Proposal
use of the natural topography and between the ground and the lowest part part of the floor of the building; is of
minimise the need for cut and fill. of the floor of the building or the suspended floor construction; and will
building incorporates undercroft skirting have cut or fill of less than 2m.
or screening (eg. timber battens) to the
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.
Table 14-8 -
For Multiple housmg Type 3 -
Retirement & special needs
.;J;’l.~ .~I
14.47 Effects of use
Access to Commercial and Community S18.1 The use is located within 300m Complies
Services (measured along a sealed footpath An alternative mode of transport
018 Development is located within with grade of no more than 1 in 20 (minibus)is available to residents.
reasonable access to a variety of essential (5%)) of a public transport stop or
services and facilities, including retail and where no public transport is available,
medical facilities and public transport an alternative means of transport, such
services. as a minibus, is made available to the
residents;
AND
S18.2 Where a Commercial Business Complies
Type 2 medical is not located within Medical and therapy services are
400m, medical or therapy services may provided on site for residents These
form part of the use and be provided services do not exceed 10% of the
on site providing the total proportion of development GFA.
gross floor area used for Commercial
Businesses does not exceed 10%.
AND
S18.3 Where the use is not residential Not applicable
aged care it is located within 400m
(measured along a sealed footpath
with grade of no more than 1 in 20
(5%)) of a retail use providing
convenience goods and groceries.
Neighbourhood Integration S19.1 Internal pathways directly Complies
019 Retirement and special needs housing connect with external pathways; Connecting internal pathways
provides a safe, secure environment in AND provides access to the external
which residents and staff can move about network.
freely and without fear of uninvited
intrusion. S19.2 Access of unauthorized persons Complies Specific Outcome
-
to the site is restrained to a single Entry doors to all buildings are able to
public entry which may be controlled be secured and locked when
using gates or other security devices necessary. No gates are proposed.
020Site layout and facilities allow residents S20.1 Community visitation to and Complies
to contribute to the life of the wider involvement with the complex is Internal spaces including an activities
community in the vicinity. facilitated through appropriate outdoor room and lobby is provided.
and indoor spaces for community
activities.
021 Larger developments with over 200 S21.1 Any public facilities are Not applicable
residents integrate with the surrounding a) connected to both the internal and Public facilities are not provided.
community by incorporating public facilities external pathway systems in
serving the surrounding community in accordance with AS1428.1 Design for
addition to the resident community. Access and Mobility and include a
minimum 50m2 open sheltered area;
and
b) accessible to the general public.
Safe Mobility & Accessibility S22.1 Residential units and other Not applicable
022 The site is legible providing ease of facilities are oriented to front onto Residential units are not proposed.
access and mobility and clear signage to internal roads and unit numbers are
Page 23
Specific Outcomes Probable solutions Proposal
orientate and move around the site. displayed externally using bold,
contrasting methods (such as dark
numbers on a light surface);
AND
522.2 Staff or service only areas are Complies
clearly delineated through the use of Staff areas are able to be clearly
fencing, railings, landscaping, signage distinguished through the use of
and/or visual aids. signage.
023 Residents are able to easily navigate 523.1 A pedestrian pathway(s) is Complies
the site on foot, cycle, wheelchair, scooter available from site entry to common Pathways are provided throughout the
or with the assistance of mobility aids. facilities and residential units and site.
between units in compliance with AS
1428.1 Design for Access and Mobility;
024The site allows barrier free access for
mobility and sensory impaired residents, 524.1 No solution provided. Complies
staff and visitors The site does not contain barriers.
025 The pedestrian movement system
provides comfortable vantage points to rest, 525.1 A variety of places to sit are Complies Specific Outcome
-
socialise and observe surrounding activities, provided at intervals of no more than The pedestrian movement system is
and allows for interesting exercise routines, 100m along internal pathways and considered adequate for the
and will provide a variety of circulation recreation walkways. established nursing home. A variety of
options. outdoor covered and uncovered
walkways are provided along with
landscaped areas.
026 Areas of high pedestrian traffic, such
as driveways, walkways, entries, outdoor 526.1 Hard surfacing such as paving Complies
patios, and in the vicinity of waste storage or concrete is provided to high traffic The proposed additions and
areas, letterboxes and clotheslines are areas including driveway, walkways, alterations provided hard surfaces for
provided with a safe, smooth surface entries, outdoor patios, and in the high traffic areas including the
accessible for people across a range of vicinity of waste storage areas, letter driveway and pathways.
abilities and ages. boxes and clothes lines.
027 Public and private open areas are
provided with areas of shade. 527.1 Shade is provided in common Complies
areas and private courtyards by a Shade is provided in the form of
variety of means such as verandahs, covered walkways and landscaping.
shade shelters, covered walkways and
shade trees.
028 Development provides for adequate
night lighting along all driveways and 528.1 No solution provided Complies
footpaths throughout the site such that the Lighting is able to be provided.
full path of travel is illuminated.
029 Lighting is shielded so as not to
adversely impact upon neighbouring 529.1 No solution provided Complies
residents. Any lighting will not impact on
neiahborina properties.
5treetscape Character & Built 530.1 Building facades which face Complies
Environment public streets, incorporate depth and The existing buildings which face the
030 Development is compatible with the shading effects through use of street are to be maintained with
surrounding established streetscapes. verandahs, patios, awnings and other additions to generally occur at the
shading devices. rear. The buildings contain windows
AND and awnings which overlook the
street.
530.2 Service areas such as loading Complies
bays and garbage collection points are The existing waste area is considered
not located between buildings and sufficient for the proposed additions
street alignments unless screened from and alterations. The location of the
public view; waste area will be relocated and away
AND from public view.
530.3 Front setbacks are landscaped Complies
with canopy trees; Landscaping including mature trees
AND are currently provided at the frontage
of the site.
031 Dwelling units relate to communal 530.4 Buildina services such as air ComDlies
Page 24
pecific Outcomes Probable solutions Proposal
spaces and landscaping with a human scale conditioners, ducting and the like are Any mechanical equipment or the like
through building layout and design, to screened from view of public spaces. can be visually integrated into the
create a supportive environment for older or Where these are located on rooftops, building plane and roof design or
disabled people and enable residents to the roof form is the screen. screened from view, when viewed
identify with and find their way around the from the street.
development.
531.1 Entry porches and verandahs Complies
provide transitional spaces between Covered walkways, balconies and roof
indoor and outdoor areas; overhang areas are provided.
AND
531.2 External fa ades of the Complies
building(s) are articulated to express The proposed building is articulated
the differing internal functions and through architectural design including
reinforce the residential scale of roof form and materials. Buildings A
buildings. and B which contain additions only do
not incorporate changes to the fa ade
of the buildinq.
Dwelling 5ize 532.1 With the exception of group Not applicable
032 Dwelling units for independent living housing permanently accommodating The proposal does not include
are of a small size to accommodate the more than 2 residents, dwelling units independent living units.
needs of the residents only. have no more than 2 bedrooms and a
gross floor area of no more than
150m2.
ResidentialAmenity 533.1 Building facades which face Complies
033Building facades engage with adjoining public streets incorporate openings in The building fa ade contains windows
public streets, internal streets and the form of windows and doors; and doors which face the street.
communal spaces through opportunities for AND
casual surveillance and interaction between 533.2The windows of living areas Complies
public and private space, high quality design face the internal road or communal Windows face outdoor spaces.
and a pleasant pedestrian environment. outdoor
recreational spaces;
034 The development is designed to AND
minimize potential conflicts with surrounding 534.1 Communal recreational facilities Complies
uses and provide privacy for the residents. such as swimming pools, tennis courts, Landscaping including mature trees
bowling greens or play equipment are are currently provided at the frontage
located at least 15m from bedrooms of of the site.
035 Noise generated by the development adjoining dwellings, or 60m where the
does not unduly compromise the amenity of recreational use involves lighting.
neighbours.
535.1 Potential noise generators, Not applicable
including air conditioners, service The site does not directly adjoin
yards, and vehicle parking and residential uses.
driveways are not located within 3
metres of site boundaries that adjoin
land in a residential zone, unless
036 Privacy of both residents and appropriate noise emission standards
neighbours is valued and optimised, are satisfied at site boundaries
particularly where private rooms or spaces
are close to or adjoin common recreation 536.1 Screen fencing and planting is Complies
areas, commercial or community facilities. used to buffer communal areas from A combination of fencing and
private areas. landscaping is provided.
Traffic and Parking 537.1 Appropriate access and Complies
037Adequate provision is made for parking circulation routes for service and Appropriate access for service and
of residence, staff and visitors’ cars such emergency vehicles must be provided; emergency vehicles are provided.
that the efficiency and safety of surrounding AND
streets are not unduly compromised. 537.2 Direction, regulatory, warning Can Comply
and information signs are to be erected Appropriate traffic signage is able to
on site to control traffic movements be installed if required.
and driver behavior and to warn of any
potential safety hazards;
AND
537.3 Adequate facilities for servicing Complies
developments are to be provided on The existing servicing arrangement
site to ensure loading/unloading will be maintained.
activities do not occur on the street
and compromise the safety and
capacity of the public road system.
038 For residential aged care or other 538.1 For residential aged care and Complies
communal residential building undercover any other residential building not The existing building contains a
pick up and set down space is provided for comprising selfcontained units a roof covered pickup and droDoff area at
Page 25
pecific Outcomes Probable solutions Proposal
people and goods. overhang, awning or porte-cochere the main entry to the facility.
allows for access to and from vehicles
without being exposed to rain.
Infrastructure S39.1 The site is connected to Complies
039 All aged housing developments are reticulated power, water and sewerage The facility contains existing
serviced with potable water and sewerage services with adequate capacity connection to infrastructure.
services and power
Comment: The proposed development achieves compliance with all applicable Specific Outcomes of
the Residential Uses Code. Where non-compliant with a Probable Solution a suitable alternative
solution is provided in accordance with the applicable Specific Outcome.
LANDSCAPING CODE
A summary of the proposed development’s compliance with the purpose of the Landscaping Code, is
included below.
The purpose ofthis code is to ensure:
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and
locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and
cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to
protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of
stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density
commensurate with building height, bulk and scale to buffer development and conflicting land
uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs ofdwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: The proposal is for additions and alterations to an existing aged care facility. The site
exhibits a mix of natural environment and more formalized landscaping around the existing facility.
The existing and proposed landscaping complies with the applicable intents of the Code which
includes retaining and reinforcing the natural landscape character of the site; and protecting the sites
ecological and biodiversity values. Please refer to the Landscape Concept Plan included within
Attachment B.
ENGINEERING WORKS CODES
DRIVEWAYS AND CARPARKING CODE
A summary of the proposed development’s compliance with the purpose of the Driveways and
carparking Code is included below.
The purpose ofthis code is to ensure:
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a
property and from the publiC road is provided;
b) The safety ofpedestrians and cyclists is protected;
Page 26
c) Development reduces the reliance on private vehicles and promotes public and non-motorised
transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe
and functional and meet the reasonable requirements ofthe particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring ofservice vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Adequate monetary contributions are made in circumstances where Council considers the
provision ofexternal parking will fulfil the parking demand generated by the development and
will not have an adverse impact on existing public parking; and
h) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment: Site access and internal driveway access are appropriate for the use -
refer Proposal
Plans in Attachment B. An additional 19 car spaces are proposed providing a total of 32 car spaces.
carparking requirements of the Driveways and Carparking Code are achieved as follows:-
Noosa Plan Requirements Provided
Proposed Use Required
Type 3 Retirement & For residential aged care staff and visitor 94 Beds = 24 cars 32 car spaces and area
special needs parking at the rate of 1 space per 4 1 emergency vehicle for an emergency
residential aged care beds within the vehicle
facility;
AND
1 emergency vehicle space.
EARTHWORKS CODE
A summary of the proposed development’s compliance with the purpose of the Earthworks Code is
included below.
The purpose ofthis code is to ensure:
a) To ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to-
i. land stability (including differential settlement or expansion in reactive soils);
ii. contamination ofland;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss ofnative remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: The proposed earthworks do not significantly impact on the natural environment and are
generally located in already developed parts of the site. The proposed development will achieve
compliance with the applicable specific outcomes of the Earthworks Code and will be addressed as
part of a subsequent building works and operational works application.
EROSION CONTROL CODE
A summary of the proposed development’s compliance with the purpose of the Erosion and Sediment
Control Code is included below.
The purpose ofthis code is to ensure:
a) there is no significant environmental harm caused by the effects of erosion and sediment
transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance ofland is minimised.
Comment: The proposed development will achieve compliance with the Specific Outcomes Solutions
of the Erosion Control Code. This will be addressed in further detail in a subsequent building works
and operational works application.
Page 27
EXISTING SERVICES CODE
A summary of the proposed development’s compliance with the purpose of the Existing Services Code
is included below.
The purpose ofthis code is to ensure:
a) Existing Council owned underground infrastructure is protected from potential or actual
damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods ofprotection and access are implemented in the
design ofthe development.
Comment: The site and premises is currently connected to all necessary services. The proposal will
not conflict with the intent of the Existing Services Code.
TRANSPORT, ROADS AND DRAINAGE CODE
A summary of the proposed development’s compliance with the purpose of the Transport, Roads and
Drainage Code is included below.
The purpose ofthis code is to ensure:
a) Development is consistent with the intentions ofthe strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor
vehicle travel;
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of
the private car;
iv. ensure that vehicle access to the development does not compromise the capacity and
safety ofthe road system;
v. not increase the scale ofthe road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole oflife cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i. e. through sufficient
kerb storage capacity);
d) Developmentprovides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cycliSts;
f) Intersections and access points are designed and constructed to retain the low key
development style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are ’designed and constructed with capacity to effectively manage or
convey the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and
j) Road and drainage infrastructure does not create any adverse impacts upon environmental
values associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: The proposed development will achieve compliance with the Specific Outcomes of the
Code. This will be addressed in further detail in a subsequent Operational Works application.
Page 28
WASTE MANAGEMENT CODE
A summary of the proposed development’s compliance with the purpose of the Waste Management
Code is included below.
The purpose ofthis code is to ensure:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe
and ecologically sustainable manner and without environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction ofa development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose
of waste generated by the development.
Comment: The existing arrangement for waste will be maintained. The location of the waste bin
area will be relocated to a more appropriate position. The proposed development will achieve
compliance with the Specific Outcomes of the Code. Refer to the Proposal Plans included as
Attachment B.
WATER SENSITIVE DESIGN CODE
A summary of the proposed development’s compliance with the purpose of the Water Sensitive
Design Code is included below.
The purpose ofthis code is to ensure:
a) all urban development has suitable treatment and reuse systems for all site run-off;
b) all urban development reduces the need for mains water by utilizing run-off from appropriate
areas for applications such as toilet flushing and garden maintenance;
c) pipeless stormwater management systems are utilised;
d) downstream ecosystems, properties and infrastructure are not adversely impacted by either
quantity, levels ofinundation or water quality changes caused by development; and
e) water reuse facilities have no adverse impact on the quality ofthe town mains water.
Comment: The proposal will comply with all applicable SpeCific Outcomes of the Water Sensitive
Design Code. Refer to the Integrated Stormwater Management Plan included in Attachment C.
NATURAL RESOURCES OVERLAY CODE
A summary of the proposed development’s compliance with the purpose of the Natural Resources
Overlay Code is included below.
The purpose ofthis code is to ensure:
c)for water supply catchment areas-
i Lake Macdonald and Cedar Pocket dam water supplies are not adversely affected by
development or the effects ofdevelopment;
ii costs of water treatment and infrastructure maintenance are minimised;
iii the expected life ofdam infrastructure is maximised; and
iv the visual amenity ofLake Macdonald is not adversely affected by development;
Comment: The proposal is for extensions and alterations to an existing aged care facility and will not
significantly impact on Lake MacDonald. Refer to the Integrated Stormwater Management Plan
included in Attachment C.
Page 29
ATTACHMENT B
PROPOSAL PLANS
PREPARED BY FOSTER DESIGNS PTY LTD ARCHITECTS
[OCR of page images]
ATTACHMENT B
PROPOSAL PLANS
PREPARED BY FOSTER DESIGNS PTY LTD ARCHITECTS
Page 30
A2 sheet STAGED WORKS KEY...
\
r-..
o
STAGE 1
STAGE 2
~ ~ EXISTING FIRE
STAGE 3
Stage 3 or 4 ~ SERVICES
TANKS
ALTERATIONS TO
EXISTING BUILDING
Stage 1 \.. PROPOSED
RELOCATED BIN
STORE
PROPOSED UPPER LEVEL
ADDITIONS TO EXISTING NOTE:
BUILDING. ENGAGE BUILDING SURVEYOR AND
FIRE ENGINEER TO ESTABLISH
LOWER LEVEL TO BE BUILT SUITABLE FIRE SERVICES DESIGN
TO FACILLlTATE FUTURE USE. FOR FUTURE REDEVELOPMENT.
ALTERNATIVLY CARPARK TO BE
NOTE: DESIGNED AROUND CURRENT
EXISTING SEWER LINE SHOWN APPEARS TO HYDRANT LOCATION.
BE FOR INTERNAL USE AND HYDRAULICS
CONSULTANT INPUT IS REQUIRED FOR THE
RELOCATION OF CONNECTION ONCE
EXTENSION IS STAGED.
.
ENQUIRE IF THIS CAN BE
~
~
NOTE:
NEW BUILDING SETBACK TO EXISTING
CREEK IS IN ACCORD WITH PREVIOUS
DEFINITION.
Stage 2
DEMOLISH OLD & REPLACE
90~
WITH PROPOSED NEW
WING & ADDITIONS TO
EXISTING BUILDING
~
SITEPLAN 40M
~ ~ fosterdesigns
Lower Level Plan
PROPOSED DEVELOPMENT
Scale 1 :500 at K.l. SIZE
Kabara Hostel -
Cooroy -
Noosacare B PTY LTD ARCHITECTS
Drawing No.
DA-1.01
Issue.
A
DATE PRINTED: 13-02-2013.
Page 31
CARPARKING... A2 sheet
Kabara Car Parking Minimum requirements after completion of the identified stages in the Master Plan.
Proposal identifies the addition of 23 Beds taking the Total Beds to 94
Block A additional (8)Beds
Block B additional (3)Beds
Block C additional (12)Beds, (Demolition of 20 Bed Building and restoration with new building of 32 Beds).
Block D additional (0)Beds
EXISTING FIRE
Total Cars Required 1:4 = (24)Plus one emergency vehicle, SERVICES TANKS
Provided = (32)Cars & Emergency.
NOTE: Block D provided existing (4)Cars & (1)PWD. Carparking Spaces. CARPARKING NOTE:
f
Stage 3 or 4 EXISTING. (8)TOTAL
CARS TO THIS AREA.
Stage 1 EXISTING (1)
PWD.carpark.
110
ENHANCE AND REINFORCE
EXISTING LANDSCAPE.
~t-.
~
NEW LANDSCAPING AS PER
CONSULTANTS REQUIREMENTS.
d’~ EXISTING
carpark
~~ (4)cars under.
~r
NEW carparks
& driveway.
TO CIVIL ENGINEERS DESIGN.
PROPOSED BIORETENTION
BASIN AS TO HYD. ENG.
DESIGN.
EXIST TREES TO REMAIN
EXISTING FENCE LINE
TO BE RECTIFIED.
NOTE:
NEW BUILDING SETBACK TO EXISnNG
CREEK IS IN ACCORD WITH PREVIOUS
DEFINITION.
EXIST BRIDGE.
EDGE OF EXISTING
TREE LINE.
EXIST TREES
TO REMAIN
LANDSCAPING NOTE...
NOTE:
FOREST REPRESENTS
APPROX. 27 % OF SITE. .The site is within the "Community Services Zone".
There is well in excess of 15% of the site dedicated to
LANDSCAPING LEGEND... landscape elements. Refer to remainder of site area in
Stage 2 ~ NEW LANDSCAPING AS PER CONSULTANTS
Sitecover calculations.
SIDE LANDSCAPING REQUIREMENTS & AS PREVIOUSLY REQUIRED.
AS PER CONSULTANTS
REQUIREMENTS &
.~ . Carparks are setback minimum 2.0M from the
PREVIOUSLY REQUIRED FOR boundaries.
BLOCK "D’DEVELOPMENT
LANDSCAPING CONCEPT & CARPARKING
~ o EXISTING TREE I LANDSCAPING TO REMAIN.
SITEPLAN 10M 20M .OM
//-"’
fosterdesigns
IJ- ~ EXISTING TREE I LANDSCAPING TO BE REMOVED.
B
\
/
Lower Level Plan Scale 1 :500 at A2 SIZE
"
_/ PTY LTD ARCHITECTS
o NEW STEPPING STONE I PAVERS TO LANDSCAPED
Drawing No. Issue.
PROPOSED DEVELOPMENT PATHWAY
Kabara Hostel Cooroy -
Noosacare DA-1.06 A
DATE PRINTED: ’3-02.20’3.
Page 32
A2 sheet
EXISTING ACCESS
DRIVEWAYS
\
,.....
o
STAGED WORKS KEY...
D STAGE 1
Stage 3 or 4
~~ EXISTING
FIRE
SERVICES
D STAGE 2
STAGE 3
Stage 1
PROPOSED
ALTERATIONS TO
EXISTING BUILDING ~ \..
TANKS
ADDITIONS TO
EXISTING BUILDING
NOTE:
EAVES OVERHANG IS
600mm MAX. INTO SETBACK
~~
~
NEW carpark
access
below
d\~
~~ ~
.
~~
PROPOSED
BIORETENTlON BASIN
BELOW.
~
NOTE:
NEW BUILDING SETBACK TO EXISTING
CREEK IS IN ACCORD WITH PREVIOUS
DEFINITION.
Stage 2
DEMOLISH OLD & REPLACE
WITH PROPOSED NEW
WING & ADDITIONS TO
EXISTING BUILDING
SITEPLAN ’OM 20M 40M ~ ~
~ fosterdesigns
~
Upper Level Plan
PROPOSED DEVELOPMENT
Kabara Hostel -
Cooroy -
Noosacare B PTY LTD ARCHITECTS
Drawing No. Issue.
DA-2.01ATE PRINTEf:.3-02-20’3
Page 33
EXISTING ACCESS
DRIVEWAYS
\ o
"-
~~
.....
EXISTING FIRE
SEVICES TANKS
Stage 3 or 4
Stage 1
PROPOSED
ALTERATIONS TO
EXISTING BUILDING ~ \..
ADDITIONS TO
EXISTING BUILDING
NOTE:
EAVES OVERHANG IS
600mm MAX, INTO SETBACK
~~
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-
NOTE: ’. I
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NEW BUILOING SETBACK TO EXISnNG
CREEK IS IN ACCORO WITH PREVIOUS
OEFINITION,
90t -"_ -~,_..- ,~--_ ’-.._.._ .~~ :"-90’
,::.:"~~
PROPOSED NEW
,V1< I
_
-..----::=’~ ~
WING & ADDITIONS TO
----
EXISTING BUILDING
’~~~’ODA~’01
--
--
~
SITEPLAN -
ROOF
~
10M 20M 40M
~ \k’Y fosterdesigns
Roof Plan
PROPOSED DEVELOPMENT
Scale 1 : 500 at A2 SIZE
Kabara Hostel -
Cooroy -
Noosacare B PTY LTD ARCHITECTS
Drawing No.
DA-3.01
Issue.
A
DATE PRINTED: 1 :>-02.2013,
Page 34
A2 sheet
TREE LINE FROM SURVEY
ACC",,’ ""’’’’’’’’’’0’ ’RO>’OO’O",’,,"’,""G
---------------------- -
---
--
-
-
-
-
~MAX. BUILDING HT.
ABOVE NGL.
aOOOmm HEIGHT
RESTRICTION LINE
". """ ffiOH ,
GENEROUS ROOF
- OVERHANGS
(on Section A-A
une2’
-
_
--
-------------
-----
Topaz
Street
Proposed Extension Lower
FFL. 107.200
~----------------
Creek
SITE SECTION A -
A
EXISTING & PROPOSED BUILDINGS
TREE LINE FROM SURVEY
ACCESS LINK EXTENSION BEYOND PROPOSED NEW BUILDING BEYOND
>-
0:::
EXISTING BUILDING
K >K ~ ~
<x:: aO Omm HEIGHT
O. RESTRICTION LINE
z. --
EXTENSION -
(on Section B-B Line). 7.5" ROOF PITCH &
::::> --- WITH GENEROUS ROOF
Top of Proposed Roof OVERHANGS
-- ADDITIONAL ROOMS RL. 115.900
O.
co
Proposed Extension Upper
FFL.110.020
-y--------------
Proposed Extension Lower
FFL.107.200
~----------------
4M 8M 16M
!
SITE SECTION B ’.- fosterdesigns
B
B
-
Scale 1 :200 at A2 SIZE PTY LTD ARCHITECTS
EXISTING & PROPOSED BUILDINGS
Kabara Hostel Cooroy -
Noosacare Drawing No. Issue.
DA-4.01 A
DATE PRINTED: 1~-2013.
Page 35
A2 sheet PROPOSED EXTENSION WITH
ADDITIONAL ROOMS -
ZONE A (beyond)
PROPOSED NEW BUILDING - ZONE C EXISTING BUILDING-ZONE 0
.
Proposed E:dension Upper is 1,111, ’j 111’1111’ ill WI!lii ill ’I ~ I I 1’1"’1’1 ’I
FFL. 110.020
i~
=:=:=:=:l~~~:-~::[:=:_:__~_ ---
Miva
EaMw, BlJlkilng
--~----------
treet
,
FF’ 106700
Kauri Street I
PROPOSED GROUND LINE
-
beyond.
SITE ELEVATION -
E1 Southern
EXISTING & PROPOSED BUILDINGS
ACCESS LINK PROPOSED NEW
EXTENSION -
ZONE BIC BUILDING -
ZONE C TREE LINE FROM SURVEY
(beyond)
l%)
)1l%)
n
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--~---------------------------------------------o _____~ y~’~~~_
; zl
=>.
! gl
I
BALCONYS DEPENDING ON
FIRE RESTRtcTIONS.
SITE ELEVATION -
E2 Western
EXISTING & PROPOSED BUILDINGS
EXISTING BUILDING -
ZONE 0 (beyond)
- PROPOSED NEW BUILDING -
ZONE C (beyond).
-
l%) ~
1 PROPOSED EXTENSION WITH
’0
z
o
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ZONE A
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SITE ELEVATION -
E3 Northern -
from To az Street
EXISTING & PROPOSED BUILDINGS
10M 20M <OM
Scale 1 :500 at N2 SIZE
fosterdesigns
Kabara Hostel -
Cooroy -
Noosacare B PlY LID ARCHITECTS
Drawing No.
DA-5.01
Issue.
A
DATE PRINTED: 1~-2013.
Page 36
PROPOSED NEW BUILDING -
ZONE C (beyond).
-
A2 sheet
l,1l l,1l l,1l
10
Proposed Extension Upper
FFl. 110.020
I~
I~
I
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RL. 115.900
alm.sa
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-----~~------~--------------------
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-
FFL 107.200
-----y-------- eDo ;;; FFI
-
’06700
==-
i ’i din-j’ -==--
.
Miva Street
SITE ELEVATION -
E4 Eastern -
from Miva Street.
EXISTING & PROPOSED BUILDINGS
PROPOSED NEW BUILDING -
ZONE C
l,1l
Proposed Extension Upper
FFL 110.020
!~P
-
."),,!pr;. Bufkhnp Extension Lower
HI 106 100 FFL 107.200
~
.2_________ ~--
SITE ELEVATION / PART SECTION -
E4 Lookin South
EXISTING & PROPOSED BUILDINGS
PROPOSED EXTENSION WITH ACCESS LINK
ADDITIONAL ROOMS ZONE A
-
EXTENSION - ZONE 8 to C EXISTING BUILDING -
ZONE 8
f ~
1
~~:;~:cr’ll~~:’O NonncmBuold;oq
U::.per Ffl 110.!l20
Ig
.
~-------
--~i~~~~ O:~:~~~~~~~~~~==~~~~~
I
SITE ELEVATION / PART SECTION -
E6 Lookin North
EXISTING & PROPOSED BUILDINGS
10M 20M 40M
...
Scale 1 :500 at 1\1. SIZE
fosterdesigns
Kabara Hostel -
Cooroy -
Noosacare B PTY LTD ARCHITECTS
Drawing No.
DA-5.02
Issue.
A
DATE PRINTED: 13-02-2013.
Page 37
A2 sheet
\
Stage 3 or 4
ALTERATIONS TO
EXISTING BUILDING
Stage 1
PROPOSED UPPER LEVEL
ADDITIONS TO EXISTING
BUILDING.
LOWER LEVEL TO BE BUILT
TO FACILLlTATE FUTURE USE.
~~
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0",
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Ground Level -
GFA. = 2331 M2 3~~~9-U~~~---
GFA Ground Level
,
,
, -
,
Stage 2 "
.--
DEMOLISH OLD & REPLACE ’~A
’,"’"<2
WITH PROPOSED NEW ,.0" --
SITE AREA = 18322 M2
’~o
WING & ADDITIONS TO ~)-
EXISTING BUILDING ,
Ground Level -
GFA = 3976 M2
GFA -
Lower Level 10M 20M 40M
~
fosterdesigns
W
@SITEPLAN
DUoS
PROPOSED DEVELOPMENT
Scare 1 :500 at A2 SIZE
Kabara Hostel -
Cooroy -
Noosacare B PTY LTD ARCHITECTS
Drawing No. Issue.
DA-1.0~TEPR’NTEA02_2013
Page 38
A2 sheet
\
Stage 3 or 4
ALTERATIONS TO
EXISTING BUILDING
Stage 1
PROPOSED
ADDITIONS TO
~t.
EXISTING BUILDING ~
d\~
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,
,
,
,
GFA. = 2566 M2
_-----
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Upper Level
Stage 2
,
\
,
~.
SITE AREA = 18322 M2
DEMOLISH OLD & REPLACE <<,~, --
WITH PROPOSED NEW OC;,
’t-o’.
WING & ADDITIONS TO ’
1>":,
EXISTING BUILDING GFA = 2560 M2
Upper Level -
GFA -
First FI. Level o 10M 20M 40M
~
fosterdesigns
~ !
\kY Total GFA...
@SITEPLAN
GFW5
PROPOSED DEVELOPMENT
Scale 1 :500 at
Kabara Hostel
SIZE
-
Cooroy -
Noosacare
(Upper Level + Lower Level) = 6536 M2 B PTY LTD ARCHITECTS
Drawing No. Issue.
DA-2.0~TE PRINTEOA,t3-{J2.2013
Page 39
A2 sheet
\
Stage 3 or 4
ALTERATIONS TO
EXISTING BUILDING
Stage 1
PROPOSED
ADDITIONS TO
~~
EXISTING BUILDING ~
d\~
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,
,
(
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= 3278 M2
--
--
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.--’
-
SITECOVER
Stage 2
,
\
,
d)~. SITE AREA = 18322 M2
DEMOLISH OLD & REPLACE <<,~,
WITH PROPOSED NEW oc;,
’t-o’.
WING & ADDITIONS TO ~~,
EXISTING BUILDING
SITECOVER 10M 20M 40M
~
fosterdesigns
W
~SITEPLAN
2
PROPOSED DEVELOPMENT
Scale 1 : SOD at 1\2 SIZE
Kabara Hostel -
Cooroy -
Noosacare
SITECOVER = 5450 M2 =
(29.75%) )
B PTYLTDAACH::~n:No.
DA-2.06
Issue.
A
DATE PRINTED: 1~~20’3.
Page 40
GFA -
Lower Level
SITE AREA = 18322 M2
rop~
srR~~r i GFA = 3271 M2
Ground FI. Level -
~
~
r
~
~
~
,
~
"-
"
,
"
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,
~
’\.--\-~ GFA. = 1645 M2
Ol~ \ -
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SITEPLAN 10M 20M 40M
EXISTING BUILDINGS tc:
Bf;?~!~~:~~ns
Scale 1 :500 at A2 SIZE
------- Issue.
Kabara Hostel -
Cooroy -
Noosacare EX-1.01 A
DATE PRINTED: 1~-2013,
Page 41
GFA -
Upper Level
SITE AREA = 18322 M2
rop~ I
/srREEr First Level -
GFA = 1309 M2
\
\
~ \
\ Total GFA...
a
\ 4580 M2
\ (Ground Level + First FI. Level) =
~
~
~
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DATE PRINTED: 1~-20’3.
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GFA - Upper Level
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Kabara Hostel - Cooroy - Noosacare
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EX-2.01 A
DATE PRINTED: 13-02-2013.
Page 42
SITECOVER
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DATE PRINTED: 13-02-2013.
The text continues on page 43.
Used in these records
Development Application part 2 of 2 Report and Plans MCU13/0030Related documentApplication case desk ↗
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