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Planning Report
kha
DEVELOPMENT
M A N A G E R S
TOWN PLANNING REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
99 NOOSA DRIVE, 3 & 29 LANYANA WAY, NOOSA HEADS
COLES GROUP PROPERTY DEVELOPMENTS LTD
FILE NUMBER: 11469 MAY 2013
P LA N N I N G | S U R VEY I NG | P R O JEC T MANAGEMENT | COURT APPEALS
Sunshine Coast Suite 1, Corner Surf Road & Gardak St Alexandra Headland Qld 4572
PO Box 6380, Maroochydore BC Qld 4558
p | 07 5443 2844 f | 07 5443 7146 w | www.kenhicks.com.au
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KHA Development Managers 11469
TABLE OF CONTENTS
1.0 EXECUTIVE SUMMARY ................................................................................................. 3
2.0 INTRODUCTION ........................................................................................................... 4
3.0 SITE DESCRIPTION ...................................................................................................... 5
4.0 PROPOSED DEVELOPMENT .......................................................................................... 7
5.0 SUPPORTING DOCUMENTATION ................................................................................. 9
5.1 PROPOSAL PLANS .............................................................................................................. 9
5.2 LANDSCAPE CONCEPT PLAN .............................................................................................. 9
5.3 TRAFFIC ENGINEERING REPORT ........................................................................................ 9
5.4 ENGINEERING PLANS ........................................................................................................ 9
5.5 STORMWATER MANAGEMENT PLAN ................................................................................... 9
5.6 ACOUSTIC REPORT ........................................................................................................... 9
5.7 ECONOMIC REPORT ........................................................................................................ 10
5.8 CONTOUR AND DETAIL SURVEY....................................................................................... 10
6.0 STATE ASSESSMENTS ................................................................................................. 11
6.1 SOUTH EAST QUEENSLAND REGIONAL PLAN .................................................................... 11
6.2 REGIONAL ECOSYSTEM MAPPING .................................................................................... 11
6.3 PUBLIC PASSENGER TRANSPORT FACILITY ...................................................................... 12
7.0 THE NOOSA PLAN ....................................................................................................... 13
7.1 LAND USE DEFINITION .................................................................................................... 13
7.2 LEVEL OF ASSESSMENT ................................................................................................... 14
7.3 OVERLAYS ...................................................................................................................... 14
7.4 DESIRED ENVIRONMENTAL OUTCOMES ........................................................................... 15
7.5 OVERALL OUTCOMES FOR THE NOOSA HEADS LOCALITY ................................................. 17
7.6 PLANNING SCHEME CODES .............................................................................................. 19
7.7 NOOSA JUNCTION PLACEMAKING STRATEGY ................................................................... 20
7.8 TOWN PLANNING GROUNDS ............................................................................................ 21
8.0 CONCLUSION ............................................................................................................. 23
ATTACHMENT 1: Code Assessment prepared by KHA Development Managers
SUPPORTING DOCUMENTATION
• Proposal Plans prepared by Mode Design;
• Landscape Concept Plans prepared by Mode Design;
• Traffic Engineering Report prepared by TTM Consulting;
• Engineering Plans prepared by TOD Consulting Engineers;
• Stormwater Management Report prepared Aquaintel;
• Acoustic Report prepared by TTM Consulting; and
• Retail Liquor and Hotel Needs Assessment Report prepared by MarcoPlan Dimasi
• Contour and Detail survey prepared by Definium
Material Change of Use - Mixed Use Development
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KHA Development Managers 11469
1.0 EXECUTIVE SUMMARY
SITE DETAILS
Local Authority Sunshine Coast Regional Council
Address 99 Noosa Drive, 3 & 29 Lanyana Way, Noosa Heads 4567
Property Description Lot 3 on RP884396, Part Lot 54 on RP139776 & Lot 2 on RP889596
Site Area 24,127 m2 (Lot 3 - 17,960m2, part Lot 54 - 2,188m2 & Lot 2 - 3,979m2)
Registered Landowners Coles Group Property Developments Ltd;
Noosa Fair (Holdings) Pty Ltd;
Sunshine Coast Regional Council
Current Uses Bowls Club, Council Car park, Noosa Fair Shopping Centre
SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATION
Land Use Category Urban Footprint
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2006
Locality Noosa Heads
Zone Business Centre; and
Community Services
Overlays • Biodiversity
• Bushfire Hazard
• Acid Sulfate Soils
APPLICATION DETAILS
Applicant Coles Group Property Developments Ltd C/- KHA Development
Managers
Application Type Development Permit for Material Change of Use
Proposal Mixed Use including Tavern, Liquor Barn, Shops, Office, Education &
Residential Units
Level of Assessment Impact
Referral Agencies Department of Transport and Main Roads
• Within 400m of a Public Passenger Transport Facility
PROJECT TEAM
Town Planning KHA Development Managers
Architecture Mode Design
Landscape Mode Design
Traffic Engineering TTM Consulting
Engineering TOD Consulting Engineers and Aquaintel
Acoustic TTM Consulting
Economic MacroPlan Dimasi
Survey Definium
Material Change of Use - Mixed Use Development
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KHA Development Managers 11469 2.0 INTRODUCTION This Town Planning Report has been prepared to support a development application for Material Change of Use for a Mixed Use development at 99 Noosa Drive, 3 & 29 Lanyana Way, Noosa Heads, described as Lot 3 on RP884396, Lot 54 on RP139776 & Lot 2 on RP889596. The proposal comprises a tavern, liquor barn, shops, education and residential units. The site is subject to the Noosa Plan and included within Noosa Heads Locality with a zoning of Business Centre and Community Services. The site is included in the ‘Urban Footprint’ under the South East Queensland Regional Plan 2009-2031. The proposed uses are defined as Entertainment and Dining Business Type 3 Bar, Retail Business Type 2 Shop & Salon, Commercial Business Type 1 Office, Education Type 3 Adult and Multiple Housing Type 4 Conventional. The proposed Material Change of Use is subject to Impact Assessment under the applicable Assessment Table for the Noosa Heads Locality. The purpose of this Town Planning Report is to describe the characteristics of the subject site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This Town Planning Report and attached supporting documentation, including proposal plans, landscape concept plan, traffic engineering report, preliminary civil plans, stormwater management plan, economic acoustic report and economic report should be read in conjunction with the accompanying covering letter, and IDAS development application forms. Material Change of Use - Mixed Use Development 99 Noosa Drive, 3 & 29 Lanyana Way, Noosa Heads Page 4 of 23
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KHA Development Managers 11469
3.0 SITE DESCRIPTION
The subject site comprises of land located at 99 Noosa Drive, 3 & 29 Lanyana Way, Noosa Heads
described as Lot 3 on RP884396, Lot 54 on RP139776 & Lot 2 on RP889596 respectively. Lot 3 contains
the existing Noosa Heads Bowls Club, is 1.796Ha (17,960m²) in area and has road frontage to Lanyana
Way of approximately 50 metres and to Noosa Drive of 10 metres. Lot 54 contains the existing Noosa
Fair Shopping Centre and while the total lot is 2.82Ha (28,240m²) in area, only 2,188m2 forms part of
the application. Lot 2 contains an existing public car park, is 0.39Ha (3,979m2) and contains a
frontage to Lanyana Way of approximately 10 metres.
The Noosa Heads Bowls Club site currently contains the bowls clubhouse, including bar and function
room; three bowling greens; a carparking area, with vehicle crossovers to both Lanyana Way and
Noosa Drive; and landscaping and service areas. The Noosa Fair Site contains a shopping centre,
including a Coles Supermarket and a variety of smaller retail stores and offices, a carparking area, with
vehicle crossovers to Lanyana Way; and landscaping and service areas. The Council car park solely
comprises of hardstand carparking areas and vegetation.
Development area
Figure 1 – Aerial Photo; subject site shown in red Source: Google Maps
The surrounding area is characterised by commercial and retail premises, low density residential
housing and vegetated bushland. Directly to the south of the site and surrounding the Business Centre
are residential neighbourhoods generally consisting of detached houses. To the west of the site is
Pinnaroo Rotary Park which is heavily vegetated. To the north and east of the site along the length of
Lanyana Way is a variety of retail and commercial uses.
Material Change of Use - Mixed Use Development
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KHA Development Managers 11469
SUBJECT SITE
Figure 2 – Context of subject site Source: Google Maps (Google Inc.) www.google.com/maps
The site is located within the Noosa Junction business centre which is a district-level commercial activity
centre including supermarkets, restaurants, specialty shops, offices, banks, entertainment, public
transport links and carparking.
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KHA Development Managers 11469 4.0 PROPOSED DEVELOPMENT This application seeks a Development Permit for a Material Change of Use for a Mixed Use development comprising a Tavern, Liquor Barn, Shops, Office, Education and Residential Units to be established in accordance with the accompanying Proposal Plans. The proposed development will be undertaken in 2 stages and will be subject to future lot reconfiguration and road dedication. The proposed development components include - Stage 1: New Road A new link road between Arcadia Street and Noosa Drive, running alongside the northern boundary of Pinaroo Rotary Park. This will provide a ‘green plaza’ by extending Arcadia Street and an active frontage to Pinaroo Park. Tavern and Liquor Outlet The existing Bowls club building will be converted into a tavern (1,115m2) and liquor outlet (1,180m2). The tavern includes a public bar, bistro, gaming lounge, a function room, outdoor beer garden and children’s play area. The liquor outlet includes retail sales area and back of house areas. Shops An active frontage of shops along the southern side of the ‘green plaza’ Arcadia Street extension. The ground floor will contain retail tenancies (800m2) and a public amenities building (40m2). Level one will contain commercial tenancies (225m2). This component will include a new breakthrough into the existing Noosa Fair courtyard and will provide activation of the existing centre to the Arcadia Street extension. Stage 2: Residential Building A 3 storey residential unit building (2,128m2) fronting the link road along Pinaroo Rotary Park. The building will incorporate 26 units, comprising 7 x 1 bedroom and 19 x 2 bedroom units, ranging in area from 62m2 to 85m2, plus an external balcony or courtyard. A basement, directly accessing Pinaroo Way, is proposed to accommodate residential vehicle/bicycle parking and storage. Commercial Development A 2 storey commercial building (1,725m2) fronting the northern side of the ‘green plaza’ Arcadia Street extension is to be used for commercial office and education purposes. The building includes a basement for staff and visitor parking, with elevator access from the basement through to the first floor. BUILT FORM The proposal maintains a medium rise built form with a maximum height of 10.94 metres. The total gross floor area of proposed new buildings is 7,213m2 with a stage 1 site cover of approximately 18% and a stage 2 site cover increasing to approximately 27%. The proposal achieves a contemporary, architecturally designed development with building articulation and variation in building materials and treatments. Building materials will include light weight cladding (timber weatherboards, fc sheeting, metal sheeting), blockwork, aluminium glazing, screening (hardwood battens, aluminium blades, perforated aluminium slatting) and metal deck roofing. All car parking areas have been comprehensively screened by landscaping treatments. Buildings have been orientated to address all street frontages. The proposal seeks to establish an attractive and engaging development and contribute to the achievement of the Noosa Junction Placemaking Strategy outcomes. Material Change of Use - Mixed Use Development 99 Noosa Drive, 3 & 29 Lanyana Way, Noosa Heads Page 7 of 23
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KHA Development Managers 11469 ACCESS AND PARKING For stage 1 a total of 617 car spaces including 12 disabled spaces, 42 motor bike spaces and 45 bicycle spaces are provided. For stage 2 a total of 622 car spaces including 16 disabled spaces, 39 motor bike spaces and 69 bicycle spaces are provided. A taxi pick-up/ drop-off area, bus stop and manoeuvring for a MRV is available across stages 1 and 2. A new road link from Arcadia Street to Noosa Drive running alongside the northern boundary of Pinaroo Rotary Park will be utilised, providing for activation of Pinaroo Rotary Park. A ‘green plaza’ will be created by extending Arcadia Street through to Pinaroo Rotary Park. LANDSCAPING Landscaping treatments to soften the built form of the proposed development are provided in accordance with the Landscape Concept Plans prepared by Mode Design. Landscaping is proposed to all site boundaries, internal courtyard areas and throughout parking areas. A stage 1 landscaped area of 9,611m2 (4,888m2 softscape and 4,723m2 hardscape) or 39.9%, reducing with stage 2 to 9,197m2 (4,197m2 softscape and 5,000m2 hardscape) or 38% is proposed. The landscaping aims to complement the character of the locality and contribute to the achievement of the Noosa Junction Placemaking Strategy outcomes. SERVICING Waste will be stored in screened, hardstand waste enclosures near the loading/service bays of each building or alternatively at the rear away from public view. Waste collection will be facilitated from the waste enclosure and bins can be easily serviced from the site. INFRASTRUCTURE The subject site is currently connected to all essential urban infrastructure. Stormwater will be collected and treated on site and discharged into a legal point of discharge in accordance with the attached Stormwater Management Plan prepared by Aquaintel. Internal water, sewer, telecommunication and electrical connections will be finalised during detail design. FUTURE RECONFIGURATION The site will be subject to future lot reconfiguration. The attached proposal plans include a preliminary indication of how the site is likely to be reconfigured, which will include dedication of a new road (Pinaroo Way) between Arcadia Street and Noosa Drive, running alongside the northern boundary of Pinaroo Rotary Park, a new lot containing the tavern and liquor outlet, a new lot for the stage 2 commercial and a new lot for the stage 2 residential. The shops within Lot 54 (Pacific Fair site) will remain as part of the existing lot. The final configuration layout is subject to potential land swaps and agreements with Council. Material Change of Use - Mixed Use Development 99 Noosa Drive, 3 & 29 Lanyana Way, Noosa Heads Page 8 of 23
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KHA Development Managers 11469 5.0 SUPPORTING DOCUMENTATION 5.1 PROPOSAL PLANS Proposal Plans prepared by Mode Design are attached. These plans include site plans, staging plans, floor plans, calculation plans, elevations, and perspective images. These plans demonstrate that the proposal results in an attractive built form and facade to all road frontages that complements the character of the locality and surrounding buildings and contributes to the achievement of the Noosa Junction Placemaking Strategy outcomes. 5.2 LANDSCAPE CONCEPT PLAN Landscape Concept Plans prepared by Mode Design are attached. These plans provide a landscape concept for stage 1 and include a vegetation retention/removal plan, overall masterplan, detail concept plans, section views, design rationale, indicative materials and finishes palette, indicative plant palette, pedestrian and cyclist circulation plan and vehicular circulation plan. These plans demonstrate that the proposal achieves an attractive and appropriate landscape design that will complement the character of the locality and contribute to the achievement of the Noosa Junction Placemaking Strategy outcomes. 5.3 TRAFFIC ENGINEERING REPORT A Traffic Engineering Report prepared by TTM Consulting is attached. This report investigates parking supply, parking layout, identification of likely traffic volumes and distributions, identification of likely traffic impact of development on the public road networks, any road upgrades required to mitigate any impacts, access configuration, service vehicle arrangements, suitability of pedestrian and cyclist facilities, public transport facilities and internal road network. The report demonstrates that the development will have no significant impact on the surrounding road networks and that the proposed Pinaroo Way construction, extending from Arcadia Street to Noosa Drive will provide connectivity benefits to the business centre; that appropriate site access can be provided; that suitable carparking provision can be provided to satisfy demand and that the carparking layout generally complies with applicable standards; that suitable service vehicle provision for vehicles up to AV size can be provided; and that suitable public transport and bicycle/pedestrian facilities can be provided. 5.4 ENGINEERING PLANS Preliminary Engineering Plans prepared by TOD Consulting Engineers is attached. These plans include a preliminary stormwater layout, preliminary road cross section, preliminary road longitudinal sections, and preliminary site cross section. These plans demonstrate that the site can be suitably developed from a civil engineering design perspective. 5.5 STORMWATER MANAGEMENT PLAN A Stormwater Management Report prepared by Aquaintel is attached. The report demonstrates that effective treatment of stormwater at the proposed development can be achieved through the application and appropriate design of Water Sensitive Urban Design (WSUD) principles in accordance with legislative requirements and best practice guidelines; that the treatment train proposed achieves the performance criteria set by Council; and that through the implementation of detention systems within the catchments non worsening criteria has been achieved to ensure no downstream impacts. 5.6 ACOUSTIC REPORT An Acoustic Report prepared by TTM Consulting is attached. This report investigates both internal and external noise sources, sensitive receivers and impacts. The report provides recommendations for management of on-site transient noise, management of amplified music, management of mechanical plant and acoustic treatment of the proposed residential building. The report concludes that based on Material Change of Use - Mixed Use Development 99 Noosa Drive, 3 & 29 Lanyana Way, Noosa Heads Page 9 of 23
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KHA Development Managers 11469 the inclusion of the recommended management strategies and acoustic treatment to the proposed residential building, that the development including off-site receivers will comply with required noise criteria. 5.7 ECONOMIC REPORT A Retail Liquor and Hotel Needs Assessment Report prepared by MarcoPlan Dimasi is attached. This report considers the market potential and impact of the proposed liquor outlet and tavern and reviews the development from both a regional and local perspective, assesses the trade area, estimates the total retail expenditure pool generated by the trade area residents, outlines the competitive retail environment, and considers the economic impacts from the development including benefits which are likely to result. The report demonstrates that the proposed tavern will result in a net reduction of hotel supply; that the liquor outlet trading impacts will not threaten the capacity of the existing liquor stores to continue to operate successfully in the future; that the liquor outlet and tavern will result in economic and social benefits including increased shopping choice, amenity and convenience, additional employment opportunities, and refurbishment of an existing social venue. 5.8 CONTOUR AND DETAIL SURVEY A Contour and detail survey of the site prepared by Definium is attached. This survey accurately details existing site levels, built form, infrastructure and vegetation. Material Change of Use - Mixed Use Development 99 Noosa Drive, 3 & 29 Lanyana Way, Noosa Heads Page 10 of 23
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KHA Development Managers 11469 6.0 STATE ASSESSMENTS 6.1 SOUTH EAST QUEENSLAND REGIONAL PLAN Figure 3: South East Queensland Regional Plan Land Use Designation. The site is identified within the South East Queensland Regional Plan as being within the Urban Footprint. A review of the applicable provisions of the Regional Plan indicates that the proposed development is an appropriate urban scale of development, does not require assessment against the regulatory provisions and does not trigger referral. 6.2 REGIONAL ECOSYSTEM MAPPING The site is identified as containing a small area of remnant vegetation that is a least concern regional ecosystem seen in the figure below. Figure 4: Vegetation Management Act remnant vegetation mapping Material Change of Use - Mixed Use Development 99 Noosa Drive, 3 & 29 Lanyana Way, Noosa Heads Page 11 of 23
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KHA Development Managers 11469 Having regard to the existing site development, this mapping appears somewhat inaccurate (refer vegetation plan based on site contour and detail survey included within attached Landscape Concept Plans) with no vegetation existing in the mapped area. Accordingly no vegetation will be removed from the site within the mapped area and the development does not trigger referral. 6.3 PUBLIC PASSENGER TRANSPORT FACILITY The site is within 400m of a Public Passenger Transport Facility, seen in the figure below. The development is therefore referrable to the Department of Transport and Main Roads as a Concurrence Agency. Figure 5: DTMR Trigger Mapping Material Change of Use - Mixed Use Development 99 Noosa Drive, 3 & 29 Lanyana Way, Noosa Heads Page 12 of 23
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KHA Development Managers 11469
7.0 THE NOOSA PLAN
Under the Noosa Plan the site is located in the Noosa Heads Locality and partly within the Community
Services Zone (Lot 3) and partly within the Business Centre Zone (Lots 2 and 94), as shown in the zone
map extract below.
SUBJECT SITE
Figure 6: Extract of Zone Map ZM6 Source: Noosa Plan (www.sunshinecoast.qld.gov.au)
7.1 LAND USE DEFINITION
The proposed development is defined under the Noosa Plan as:
Entertainment and dining business means the conduct of a business activity, where
entertainment, amusement, recreation or meals are afforded. The term includes the following
types:
Type 3 Bar The use of premises for the serving of liquor for consumption on the premises
for which a general or cabaret license is required under the Liquor Act. The use may
include amplified music, live entertainment and a dance floor. The use includes a hotel or
nightclub but does not include a restaurant.
Retail business means the conduct of a business activity, where goods or services are displayed
or offered for sale to the public. The term includes the following types:
Type 2 Shop & salon - The use of premises for an activity that is generally found in a
shopping complex, strip or centre. The use includes a shop, hairdressing salon, appliance
repairs, alterations, dry cleaning and a café with dining facilities for up to 10 people.
Commercial business means the conduct of a business activity, where a service is offered or
provided and that service is not more clearly defined by other business or community uses. The
term includes the following types:
Type 1 Office The use of premises for a commercial business conducted in an office
environment. The use includes a bank, professional office, travel agent, and estate sales
office.
Education means any use conducted predominantly for the purpose of education, instruction,
information sharing and learning. The term includes the following types:
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KHA Development Managers 11469
Type 3 Adult The use of premises for adult education or vocational training whether
operated for profit or not. The use includes a TAFE, university, language school, hospitality
training.
Multiple housing means the use of premises for two or more dwelling units or accommodation
units as the case may be, occupied by permanent or semi-permanent residents, where the
occupants may share common facilities on the site. The term includes the following types:
Type 4 Conventional Means the use of premises for dwelling units that do not fall within
Multiple housing Types 1, 2, 3, or 5. The use includes units, townhouses, flats,
apartments, villas and small dwelling units.
Comment: The proposed development will be established in accordance with the above definitions.
7.2 LEVEL OF ASSESSMENT
The Tables of Development Assessment for the Business Centre Zone and the Community Services
Zone within the Noosa Heads Locality indicate the proposal is subject to impact assessment.
7.3 OVERLAYS
Overlays recognise a wide range of environmental features and values and need to be given particular
consideration in the assessment of applications under the Noosa Plan.
MAPPING COMMENT
Biodiversity
The site is identified as containing a small strip
of environmental enhancement area. Having
regard to the existing site development, this
mapping appears somewhat inaccurate (refer
vegetation plan based on site contour and
detail survey included within attached
Landscape Concept Plans) with no vegetation
existing in the mapped area. The
environmental enhancement area relates to
the adjoining Pinaroo Rotary Park. As no
vegetation removal is proposed in the site
within this area assessment against the
Biodiversity Overlay is not required.
Bushfire & Acid Sulfate Soils
The site is identified as containing a Medium
Bushfire Hazard area and Low Potential Acid
Sulfate Soil Area. Given that the site is fully
cleared and already developed for urban
purpose, these overlays do not present and
further development constraint. Assessment
against the Natural Hazards Overlay Code is
not required, with standard conditions capable
of addressing the matters in future detailed
design and application stages.
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7.4 DESIRED ENVIRONMENTAL OUTCOMES
The Noosa Plan outlines desired environmental outcomes to be achieved by development of land within
Noosa. The proposal does not conflict with these outcomes as follows:
DESIRED ENVIRONMENTAL OUTCOME COMMENT
Agricultural Uses Not applicable
Com m ercial & Retail Uses
A hierarchy of centres with a range of Commercial The proposed development is consistent with the
and Retail business uses provide suitable levels of hierarchy of centres and is an appropriate development
amenity, service and access to the community, for the Noosa Junction Business Centre.
consistent with the community’s location and needs
and is based on—
i a proportion of Noosa’s higher order needs fulfilled The proposal does not include higher order uses that
by centres in other areas, particularly the key may be fulfilled by other regional centres.
regional centre of Maroochydore;
ii the Shire Business Centre, a Major Activity Centre The site is not located within the Shire Business Centre.
for the purposes of the SEQ Regional Plan and the
highest order centre within the former Noosa Shire,
developed in stages consistent with the needs of the
population of the former Noosa Shire and areas to
the immediate south;
iii protecting the long term viability of the Shire The proposal does not include higher order uses that
Business Centre as the principle business, retail and may compromise the long term viability of the Shire
administrative centre; Business Centre.
iv recognising that it may be necessary to increase The proposed development responds to changed
floor space in existing centres to meet changing circumstances of the site and contributes to the
needs, provided any increased floor space does not achievement of the Noosa Junction Placemaking
impact on the successful operation and development Strategy outcomes. The development complements
of the Shire Business Centre; and consolidates the role of Noosa Junction and will not
impact on the successful operation and development of
the Shire Business Centre
v business centres at Cooroy, Noosa Junction, The proposal will enhance the Noosa Junction Business
Noosaville and Tewantin; Centre.
vi neighbourhood or visitor centres at Peregian The site is not a neighbourhood or visitor centre.
Beach, Sunrise Beach, Sunshine Beach, Noosa
Heads, Noosaville, Tewantin, Cooroibah and
Teewah;
vii the town of Pomona and the village centres of Kin The site is not a town or village centre.
Kin, Boreen Point and Cooran;
viii Uses that comprise a large component of The site is not intended or proposed for industrial use.
Commercial and Retail business uses or other non-
industrial uses are not located on land that is
otherwise intended for Industrial business uses;
ix Home-based business uses that contribute to the The proposal does not involve home based business
economy of Noosa, but do not reduce surrounding uses.
residential amenity or environmental values; and
x energy efficiency and water conservation Detailed design of the proposed buildings is able to
principles. incorporate energy and water conservation principles.
Com m unity Uses And Facilities
An adequate range of community services and The proposal will improve the community function of
facilities supporting the physical, safety, artistic and the site through achieving a key opportunity recognised
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KHA Development Managers 11469
social needs of the community are equitably in the Noosa Junction Placemaking Strategy to create a
distributed having regard to the— ‘green plaza’ by extending Arcadia Street, through to
i location and density of housing; the northern side of Sunshine Beach Road and south to
ii location of transport infrastructure; Pinaroo Rotary Park, to link disparate elements, bring
iii location of business centres; nature into the centre and provide an identifiable
iv social, economic and demographic patterns of community space.
Noosa; and
v function of towns and villages.
Heritage Not Applicable
I ndustrial Business Uses Not Applicable
N atural Resources Not Applicable
Open Space, Environm ent & Conservation
Functions
Networks of open space and natural habitat, The site does not currently have or is designated for an
vegetated lands, and riparian zones along open space, environment or conservation functions.
watercourses— The proposal does however achieve a key opportunity
i are sensitively managed and protected from any recognised in the Noosa Junction Placemaking Strategy
adverse impacts, including cumulative impacts, to create a ‘green plaza’ by extending Arcadia Street,
resulting from development; through to the northern side of Sunshine Beach Road
ii set Noosa apart from other coastal parts of south- and south to Pinaroo Rotary Park, to link disparate
east Queensland by strongly protecting the natural elements, bring nature into the centre and provide an
environment; identifiable community space. This will enhance the
iii support the economy through the tourism open space function available for Pinaroo Rotary Park.
industry;
iv define the boundaries to or of each of the distinct
urban localities of Noosa;
v protect water quality, landscape stability and
biodiversity;
vi provide passive, nature-based recreational and
educational opportunities;
vii enhance visual amenity; and
viii provide linkages beyond Noosa’s boundaries.
Sport & Recreation Uses
The creation of sport and recreation opportunities, While the proposal will remove the existing bowls club,
strongly relating to the outdoors, are established to the bowls club use is no longer viable on the site and
facilitate social interaction, healthy lifestyles and will cease regardless of this application in May 2015.
appreciation and protection of Noosa’s natural, The retention of a bowling green or constructing a new
cultural and community assets including— synthetic green was investigated as part of the proposal
i the subtropical climate; and it was determined that it is not financially viable for
ii the beaches, watercourses and foreshores; the Noosa Bowls Club to service a green on this site
iii the national parks and bushland; even in a downsized format.
iv the iconic mountains and landforms;
v cultural traditions; and The proposal does however achieve a key opportunity
vi sporting fields and facilities. recognised in the Noosa Junction Placemaking Strategy
to create a ‘green plaza’ by extending Arcadia Street,
through to the northern side of Sunshine Beach Road
and south to Pinaroo Rotary Park, to link disparate
elements, bring nature into the centre and provide an
identifiable community space. This will enhance the
recreational opportunities available for the use of
Pinnaroo Rotary Park.
Residential Uses
Urban and rural settlement for residential use is The residential component of the development is of a
developed to be consistent with— scale consistent with surrounding and future potential
i the planned capacity for roads, community services development and infrastructure capacity. The
and infrastructure for the particular locality; residential units will overlook Pinaroo Rotary Park, are
ii the expectations of Noosa’s population to have within immediate proximity to public transport and
access to a broad range of safe, secure and urban services and are suitable for either permanent or
affordable housing; visitor accommodation.
iii the expected character and amenity for the
particular locality;
iv the landform, natural environmental and climatic
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KHA Development Managers 11469
conditions of the locality;
v energy efficiency and water conserving design
principles;
vi convenience and accessibility to urban services;
and
vii suitable separation from incompatible land uses.
Tourism
A tourism industry is development and sustained The proposal supports tourism within the surrounding
which— Noosa area. The development will provide additional
i is based on Noosa’s natural assets including the accommodation and facilities able to be directed
subtropical climate, the beaches, watercourses and towards tourism and the local population. The
foreshores, and the National Parks and bushland; development offers an opportunity for either short or
ii fosters an appreciation and understanding of long term accommodation along with a mix of tavern,
heritage; liquor outlet and retail uses contributing to economic
iii focuses on the coastal localities of Noosa Heads, and social wellbeing.
Noosaville, Sunshine Beach and Peregian Beach, but
provides complementary rural visitor
accommodation;
iv offers visitors a range of experiences and
accommodation types;
v contributes to the economic wellbeing of Noosa;
and
vi achieves ecological, economic and social
sustainability.
Transport & M obility Functions
Community access for all is provided to a range of The site is in close proximity to existing public transport
safe and efficient transport choices appropriate to facilities and will enhance cycle and pedestrian facilities
community needs considering the location of on site. The new road extension proposed with the
residential uses, community and shopping facilities, development will increase the mobility function of
leisure opportunities and employment. These Noosa Junction.
transport choices include—
i affordable community transport, including on the
roads and the Noosa River;
ii private vehicle;
iii cycling; and
iv walking.
I nfrastructure And Services
i The efficient provision and use of services such as The site will be serviced by all essential infrastructure.
water, sewerage, power, telecommunications and The development will not compromise existing services
waste disposal caters for the needs of residents and and facilities.
visitors, relative to their location within Noosa.
ii The ongoing viability of existing infrastructure
services and facilities are protected from the impacts
of future development.
7.5 OVERALL OUTCOMES FOR THE NOOSA HEADS LOCALITY
The Noosa Plan includes overall outcomes for each Locality for consideration if there are any conflicts
with specific outcomes. The proposal does not conflict with the general intent of the relevant overall
outcomes for the Noosa Heads locality as follows:
OUTCOME COMMENT
a) New uses and works are located, designed and The proposal for a tavern, liquor barn, shops, office,
managed to— education and residential units is compatible with the
i be compatible with other uses and works; surrounding uses of the locality. The proposed
ii maintain the safety of people and works; development will increase activity throughout the site
iii avoid significant adverse impacts on the amenity improving safety outcomes while maintaining the level
enjoyed by users of other premises, including acoustic of amenity that surrounding uses currently enjoy. The
and visual qualities; and proposal will not adversely impact on the natural
iv avoid significant adverse effects on the natural environment.
environment;
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b) Noosa Heads remains a primary focus for Visitor The proposal includes an opportunity for visitor
accommodation and associated services in Noosa; accommodation and provides visitor services in the
form of a tavern, liquor outlet and retail facilities and
reinforces this primary focus for Noosa Heads.
c) Hastings Street’s character of low rise buildings, The site is not located on Hastings Street.
vibrant streetscape, mix of indoor and outdoor
activities, diverse dining opportunities, specialty Retail
businesses and pedestrian links to Main Beach is
maintained;
d) Resident populations are accommodated in both The proposed residential unit component will provide
detached and attached housing with high levels of an opportunity for either short term or permanent
residential amenity and high levels of convenience, accommodation. The attached housing has been
accessibility and services; designed to provide a high level of residential amenity
overlooking Pinaroo Rotary Park and has a high level of
convenience being within walking distance to a range of
shops, restaurants, services and public transport
facilities.
e) The locality provides for a range of Community The proposal will improve the community function of
Uses, which contribute to Noosa’s economy and the site through achieving a key opportunity recognised
employment base; in the Noosa Junction Placemaking Strategy to create a
‘green plaza’ by extending Arcadia Street, through to
the northern side of Sunshine Beach Road and south to
Pinaroo Rotary Park, to link disparate elements, bring
nature into the centre and provide an identifiable
community space. The proposal does not diminish the
opportunity to provide community uses elsewhere
within the locality.
f) Sunshine Beach Road (David Low Way), Eenie The proposal will not compromise the function and
Creek Road, Noosa Drive and Weyba Road continue operational standard of the major road network.
to provide a good standard of access for through
traffic as part of Noosa’s major road network;
g) A public transport node is located within the Existing public transport is already provided in proximity
locality and links public transport services to other to the site. The proposal includes the opportunity to
centres throughout the Sunshine Coast and beyond; expand the existing bus route through Noosa Junction
and provide a new conveniently located bus stop.
h) Key recreation focal points, including Noosa The proposal does not impact on key recreational focal
National Park, Noosa River foreshore and mouth, points.
Noosa Main Beach and Lion’s Park are protected for
residents and visitors;
i) Water quality in the watercourses of the Noosa The proposal will achieve a high standard of
Heads Locality are maintained at high standards; stormwater outcome in accordance with the attached
Stormwater Management Plan.
j) Areas of native remnant and regrowth vegetation, The proposal does not involve the removal of any areas
including their biodiversity and habitat values are of native remnant or regrowth vegetation.
protected;
k) Land that has natural environmental values and The proposal does not impact any lands with natural
cultural heritage values is protected and maintained environmental or cultural heritage values.
for future generations, including the following—
i Noosa National Park and Keyser Island and Weyba
Creek conservation parks;
ii the vegetated hills which frame Noosa Heads,
Laguna Bay, Noosa Inlet and Hastings Street;
iii Noosa Spit and the beaches;
iv the foreshore areas of the Noosa River, Lake
Weyba, Weyba Creek and their associated riparian
communities;
v the koala corridor between the various parts of the
Noosa National Park and vegetation stands around
Lake Weyba;
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vi the vegetated drainage lines through residential
estates; and
vii private land with native vegetation communities;
l) Substantial key sites are protected for resort The site is not identified as a substantial key site a for
developments, which focus on Noosa’s natural low resort development.
key outdoor appeal and cultural values;
For the Business Centre Zone, the Noosa Junction The proposal includes a range of business and
Business Centre— commercial uses including a tavern, liquor barn, shops,
i accommodates significant Retail business, office and education uses contributing to the range of
Commercial business, Entertainment and dining goods and services available within Noosa Junction.
business, and Community Uses that provide and wider locality. The development will not detract
residents and visitors with a range of goods and from the role of the Shire Business Centre. The
services including some higher order services; proposal also includes a residential accommodation
and component that will assist in reduces commuting
ii accommodates uses that do not detract from pressures and creating a vibrant environment with
the role of the Shire Business Centre as the opportunities for both day and night time casual
principal business centre for Noosa; surveillance.
iii incorporates a mix of business uses and upper
level employee housing which reduces commuting
pressures and creates a vibrant environment with
opportunities for both day and night time casual
surveillance
For the Community Services Zone—land for While the proposal removes an existing community use
Community Uses and Infrastructure Uses— (bowls club), the use is not a public use and in any
i is protected and managed to enable the efficient event has been deemed unviable on the site and will
and timely delivery of such uses; cease in May 2015 regardless of this application. The
ii provides for the infrastructure, indoor proposal will retain the existing indoor recreation/social
recreation, education, social and safety needs of function of the bowls club through conversion of the
the local community, including people with special bowls club building to a tavern. The proposal also
needs, such as the elderly, children, low-income includes a residential component in the form of small
earners and disabled persons; and dwelling units which provides the opportunity for visitor
iii includes housing and short term accommodation or a more affordable housing option.
accommodation for people with special needs
such as the elderly and budget travellers; The proposal will improve the community function of
the site through achieving a key opportunity recognised
in the Noosa Junction Placemaking Strategy to create a
‘green plaza’ by extending Arcadia Street, through to
the northern side of Sunshine Beach Road and south to
Pinaroo Rotary Park, to link disparate elements, bring
nature into the centre and provide an identifiable
community space.
7.6 PLANNING SCHEME CODES
While the application is assessable against the entire planning scheme, the following codes are
considered of most relevance to assessment of the application.
• Noosa Heads Locality Code;
• Business Uses Code;
• Residential Uses Code;
• Community Uses Code;
• Landscaping Code; and
• Engineering Works Codes.
Comment: An assessment of these codes has been undertaken and included in Attachment 1. This code
assessment has determined that the proposal generally complies with all probable solutions and specific
outcomes. Where probable solutions are not met, an alternative solution demonstrating compliance
with the specific outcome is provided, with the exception of specific outcomes O7, O80 and O81 of the
Noosa Heads Locality Code, which identify parts of the proposal within the Community Services Zone as
exceeding height and an inconsistent use.
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KHA Development Managers 11469
Sufficient grounds to justify the proposal, despite this conflict are detailed in sections 7.7 and 7.8 of the
report below.
7.7 NOOSA JUNCTION PLACEMAKING STRATEGY
While not a statutory document, Council endorsed the Noosa Junction Placemaking Master Plan at its
Ordinary Meeting, 15 September 2010. The Noosa Junction Placemaking Strategy aims to provide an
inspirational and functional framework to guide future development within the Noosa Junction
commercial precinct.
Key findings and recommendations of the opportunities and constraints analysis, of particular relevance
to the site and this application include:
• … A key opportunity exits to create a ‘green plaza’ by extending Arcadia Street, through to the
northern side of Sunshine Beach Road and south to Pinaroo Rotary Park, to link disparate elements,
bring nature into the centre and provide an identifiable community space.
• … There are opportunities to improve the frontage and interface along Pinaroo Rotary Park…
• A new link road between Noosa Drive and Arcadia Street, running alongside the northern boundary
of Pinaroo Rotary Park, has been identified as a way of enticing and attracting parole into the heart
of Noosa Junctions, whilst also activating the Pinaroo Park edge.
• … Noosa Bowls Club and Noosa Fair Shopping Centre…are critical land holdings in the successful
urban design of Noosa Junction.
• Key development sites identified include the Noosa Fair Shopping Centre, the Noosa Bowls Club…
• There is a lack of accommodation in the study area, and limited housing choice, therefore there
may be opportunities to include shop-top housing and mixed use developments.
Figure 5: Noosa Junction Placemaking Strategy – Planning, Built Form and Development Source: (www.sunshinecoast.qld.gov.au)
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KHA Development Managers 11469
The Planning, built from and development diagram (Figure 5 above) identifies those particular urban
design and built form considerations that may be considered to provide input into a new planning
scheme for the Noosa Junction Centre and recognises the Noosa Bowls Club site as a key site for
redevelopment. These considerations include:
• Possible opportunities for land swap between the Bowls Club site and the existing Council car park
to create a new northwest/southwest road connection from Noosa Drive alongside Pinaroo Rotary
Park.
• Bowls Club site to be considered for commercial use with active frontage to Arcadia Street when the
new planning scheme is prepared.
• Key frontages requiring a high level of activation, including the incorporation of ground level retail,
awnings, streetscape dining and shopping, wide pedestrian pathways, streetscape planting and the
retention of significant vegetation.
• The identification of key corners that will become important to strengthening the link and
wayfinding between Pinaroo Rotary Park, Sunshine Beach Road and Arcadia Way. Redevelopment
of the Bowls Club and Noosa Fair present an opportunity for built form to respond to the proposed
streetscape upgrades and improved linkage from Arcadia Street extending through to Pinaroo
Rotary Park.
Comment: The proposed development has particular regard to the Noosa Junction Placemaking Master
Plan and the key outcomes identified above. The proposal incorporates these key design and land use
elements and will deliver these positive outcomes for Noosa Junction at no cost to Council or the
community. While the Noosa Junction Placemaking Master Plan is not a statutory document, it
represents the most current forward planning direction for Noosa Junction supported by Council and
community views. This Placemaking strategy provides strong planning grounds in support of the
proposal.
7.8 TOWN PLANNING GROUNDS
As demonstrated by the assessment against the Noosa Plan above, the only potential conflict with a
relevant instrument is specific outcomes O7, O80 and O81 of the Noosa Heads Locality Code.
These specific outcomes relate to height and consistent and inconsistent uses within the Community
Services Zoned part of the site. While the residential units exceed height and the tavern, liquor outlet,
offices and residential units are inconsistent uses, the proposal does not offend the other provisions of
relevance in the Locality Code.
In the circumstances, it is suggested that to the extent that there is any conflict with the planning
scheme it must be minor or of a technical nature only. Despite this, the following are planning grounds
that are sufficient to overcome any conflict:
1. The proposal is supported by the Noosa Junction Placemaking Strategy and will deliver the key
outcomes identified for the site by the Noosa Junction Placemaking Master Plan at no cost to
Council or the community;
2. There is a community need for the proposed development (as demonstrated by the Retail liquor
and hotel needs assessment);
3. The proposal will result in economic and social benefits including increased shopping choice,
amenity and convenience and additional employment opportunities;
4. The continued use of the bowls club use is no longer viable on the site and will cease regardless of
this application in May 2015. The retention of a bowling green or constructing a new synthetic
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KHA Development Managers 11469
green was investigated as part of the proposal and it was determined that it is not financially viable
for the Noosa Bowls Club to service a green on this site even in a downsized format;
5. The proposed use and development form, scale and character is consistent with and compatible
with the surrounding Noosa Junction business centre zoned lands;
6. The proposal will not compromise the overall outcomes for the Noosaville Locality or Desired
Environmental Outcomes of the planning scheme;
7. The planning scheme has been partially overtaken by events, for the reasons identified above.
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8.0 CONCLUSION
This Town Planning Report has been prepared to support a development application for Material
Change of Use for a mixed use development, comprising a tavern, liquor barn, shops, education and
residential units at 99 Noosa Drive, 3 & 29 Lanyana Way, Noosa Heads, described as Lot 3 on
RP884396, Lot 54 on RP139776 & Lot 2 on RP889596.
Under The Noosa Plan the site included within Noosa Heads Locality with a zoning of Business Centre
(Lots 2 and 54) and Community Services (Lot 3). The proposed uses are defined as Entertainment and
Dining Business Type 3 Bar, Retail Business Type 2 Shop & Salon, Commercial Business Type 1 Office,
Education Type 3 Adult and Multiple Housing Type 4 Conventional. The application is subject to impact
assessment.
Planning support for the proposal is justified on the following grounds:
The proposal is supported by the Noosa Junction Placemaking Strategy and will deliver the key
outcomes identified for the site by the Noosa Junction Placemaking Master Plan at no cost to
Council or the community;
The proposal will provide a positive contribution to Noosa Junction;
The proposal is supported by community need and benefit;
The proposed development can be achieved with no detrimental impact on the existing
environment and locality amenity;
The proposed use and development form, scale and character is consistent with and compatible
with the surrounding Noosa Junction business centre zoned lands;
The proposal does not conflict with The Noosa Plans desired environmental outcomes;
The proposal complies with the overall outcomes for the Noosa Heads Locality;
The proposal generally complies with the applicable planning scheme codes. Where the probable
solutions of the codes are not met, compliance with the specific outcomes has been demonstrated,
with the exception of outcomes relating height and uses within the Community Zoned part of the
site;
To the extent that there is any conflict with the planning scheme, the conflict must be minor and or
of a technical nature and in any event there are sufficient grounds that will overcome the conflict.
Approval of the application is warranted.
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ATTACHMENT A CODE ASSESSMENT [OCR of page images] ATTACHMENT A CODE ASSESSMENT
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NOOSA HEADS LOCALITY CODE
Specific Outcomes Probable solutions Proposal
9.9 Effects of use
Am enity Complies
O1 Uses are located, designed and No solution provided. The proposed uses are consistent
operated to avoid significant with the expectations of the Noosa
adverse changes to the light, air Junction Business Centre. The
quality, noise, accessibility, or other proposal has been designed to
conditions enjoyed by users of avoid any significant adverse
associated, adjoining or nearby impacts to users of associated,
uses. adjoining or nearby uses. Refer
attached acoustic and traffic
reports. The existing and future
amenity of the surrounding area will
be maintained.
M ajor road netw ork Complies
O2 The visual amenity and No solution provided. The visual amenity and character
character surrounding the major surrounding the major road network
road network, including Sunshine will not be impacted upon by the
Beach Road (David Low Way), proposal.
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 traffic
demands that are consistent with
the future capacity of the road Complies
network. The proposed development will
generate traffic consistent with the
existing and future road network.
Refer to the attached Traffic Report.
Scenic vistas Complies
O4 Aesthetic and cultural values of No solution provided. The proposal will have minimal
the natural landscape are impact on the identified scenic
maintained through protecting vistas. The proposal will assist in
important scenic vistas— improving the vista and connectivity
a) from the streets, beaches and of Arcadia Street to Pinaroo Rotary
other public spaces; Park.
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
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Specific Outcomes Probable solutions Proposal National Park and Weyba Creek; and e) within Noosa Sound– vistas across Noosa River. M obile business uses Not applicable O5 Business Uses located within No solution provided. The proposal does not involve a the road reserve or on the beach mobile business use. (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. 9.10 Built form Density Complies O6 The density of development No solution provided. The proposal is compatible with within the site area— surrounding development. a) is compatible with surrounding development; The proposed density is in keeping b) does not exceed— with the surrounding area and is i. for the Semi-Attached Housing well below the maximum population Zone: density of 100 persons per hectare A. for sites between 500m2 and for the Business Zone. 599m2 inclusive — 4.8 persons; B. for sites 600m2 or more — 6.6 The proposed development has persons or 100 persons per hectare been designed in accordance with whichever is the higher; site characteristics. 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 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 Alternative Outcome O7 Buildings and other structures— S7.1 Buildings and other structures The maximum building height of the
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Specific Outcomes Probable solutions Proposal
a) present a building height have a maximum building height development is 10.947m and 3
consistent with structures on of— storeys.
adjoining and surrounding land; a) for the Business Centre Zone–
b) do not exceed a maximum 12m; or This complies with the probable
building height of — b) for the Visitor Mixed Use Zone— solution and specific outcome for
i For the Business Centre Zone– 3 i. Northern side of Hastings Street— the Business Centre Zone, however
storeys; A. within 7m of the Hastings St exceeds the 2 storey height
or alignment – 6m; requirement for the Community
ii For the Visitor Mixed Use Zone— B. balance area of site – 15m with a Services Zone. While the proposed
A. Northern side of Hastings 12m presentation to the multiple housing component is 3
Street— beach; or storeys, it presents a building
• within 7m of the Hastings St ii. Southern side of Hastings height consistent with structures on
• alignment – 2 storeys; or Street— adjoining and surrounding land; is
• balance area of site – 4 A. within 10m of the Hastings St or in accordance with the
• storeys with a 3 storey Noosa Drive alignments – 6m; recommendations of the Noosa
• presentation to the beach; or B. balance area of site – 15m; or Junction Placemaking Strategy; will
• B. Southern side of Hastings c) for Attached Housing Zone—12m assist in increasing casual
• Street— with the exception of Lot 603 on surveillance to Pinaroo Rotary Park;
• within 10m of the Hastings St; SP188270 in Serenity Close, where will not visually dominate the street
or a maximum height of 15m is or surrounding spaces; preserves
• Noosa Drive alignments – 2 permitted; or the amenity of surrounding land;
storeys; or d) for any other zone— 8m; and respects the scale of
• balance area of site – 4 storeys; surrounding vegetation. The mixed
or zone and mixed use nature of the
iii For Attached Housing Zone — 3 development ensures that the
storeys with the exception of Lot proposed building heights are
603 on SP188270 in Serenity Close, compatible with the character
where a maximum height of 4 expectations of Noosa Junction
storeys is permitted; or Business Centre.
iv For any other zone— 2 storeys;
c) do not visually dominate the Refer also to sections 7.7 and 7.8 of
street or surrounding spaces; the Planning Report for further
d) preserve the amenity of town planning grounds.
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
O8 Buildings and other structures S8.1 Buildings and structures Complies
are appropriately designed and comply with the minimum setbacks The proposal maintains a minimum
sited to— identified in Schedule 1 - Minimum setback of 6m to all existing
a) provide amenity for users of the Boundary Setbacks. frontages in accordance with
premises as well as preserve the Schedule 1.
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
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Specific Outcomes Probable solutions Proposal 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 and Complies plot ratio The development contains a total O9 The site cover, gross floor area No solution provided. gross floor area of 7,213m2 with a and plot ratio of buildings and other stage 1 site cover of approximately roofed structures— 18% and a stage 2 site cover a) results in a building scale that is increasing to approximately 27%. compatible with surrounding Buildings will maintain a similar development; building bulk, scale and height to b) does not present an appearance that of surrounding developments of excessive bulk to adjacent and do not present excessive bulk properties, roads or other areas in to adjacent properties or roads. the vicinity of the site; The proposal the retention of c) maximises the retention of existing vegetation and allows for existing vegetation and allows for soft landscaping between buildings. 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— Not applicable a) for a class 1 or class 10a The site is within the Business structure within the Detached Centre Zone and Community Housing Zone, does not exceed— Services Zone. i for a single storey building - 50%; or ii for a building of 2 or more storeys - 50% on the ground floor and 30% for the upper storey(s), or 40% for all storeys for a building of 2 or more storeys; b) for other classes within the Detached House 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 Zone does not exceed 45%; O11 For Multiple housing Type 2, Not applicable buildings have a maximum plot The proposal does not include ratio of 0.45:1. multiple housing type 2. O12 For Multiple housing Type 3 or Complies 4, Visitor accommodation The gross floor area of the multiple Type 4 and the accommodation unit housing component is 2,128m2, component of an Entertainment and considerably less than the allowable dining business Type 3 (hotel)—the maximum for the site. maximum a gross floor area is equivalent to the maximum allowable population in persons multiplied by 40m2.
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Specific Outcomes Probable solutions Proposal
O13 For the Visitor Mixed Use Zone Not applicable
the maximum a gross floor area is The site is within the Business
equivalent to the maximum Centre Zone and Community
allowable population in persons Services Zone.
multiplied by 40m2, provided that
gross floor area
does not exceed a total of
13,600m2.
O14 For the Neighbourhood Centre Complies
Zone and the Business Centre Zone, Applying these provisions to the
the maximum plot ratio does not application site area of 24,127m2,
exceed – the site would allow a GFA of
a) 0.8:1 for the first 2,000m2 of site 8,238m2. The proposed GFA of
area; plus 7,215m2 is less than this maximum.
b) 0.3:1 for the balance of the site
area in excess of 2,000m2.
Roof form
O15 Roof forms— S15.1 The main roof of the building Complies - Specific Outcome
a) contribute positively to the local has a roof pitch no less than 5 Appropriate roof forms and
skyline; degrees and has minimum 600mm materials are utilized given the
b) complement the character of the eaves to at least 75% of the mixed use nature of the
locality; perimeter of the building; development and surrounding built
c) use soft and articulated, pitched, form.
skillion or curved roof forms; AND
d) avoid low pitched (eg. less than
5 degrees) or box profiles/parapets; S15.2 Buildings and structures do Complies
and not include roof top terraces. Roof top terraces are not proposed.
e) do not create opportunities for
residents to overlook the private
open space areas of neighbouring
properties.
Flooding and drainage
O16 Buildings and other works are S16.1 For new buildings or Not applicable
designed and sited to— structures or additions of more than The site is not subject to flooding or
a) provide flood free access to 50m2 gross floor area to an existing minimum floor levels.
premises and flood free habitable building or structure, floor levels for
areas; habitable rooms are not less than
b) allow only minor, short term and the specified minimum floor levels;
infrequent flooding of non-habitable
areas; AND
c) ensure carparking areas can be
adequately drained; S16.2 Where Council infrastructure Complies
d) ensure drainage does not is available— Appropriate site drainage is
adversely impact upon other a) any drainage (from buildings and proposed. Refer to the attached
premises; and land) flows to that infrastructure; Stormwater Management Plan.
e) ensure filling or excavation does and
not adversely impact upon other b) the infrastructure has the
premises by— capacity to accept any additional
i. causing ponding of water on the loading.
site or nearby land;
ii. increasing flooding, which AND
adversely affects the safety or use
of any land upstream and S16.3 For Residential Uses— Complies
downstream; and a) where slab on ground Appropriate design constructions
iii. adversely affecting the flow of construction is used, filling does not techniques are proposed having
water in any overland flow path. extend more than 1m beyond the regard to site conditions and nature
building footprint and access to car of development.
parking areas, measured from the
outer walls of the building ; or
b) the design consists of a
suspended floor construction;
AND
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Specific Outcomes Probable solutions Proposal
S16.4 Car parking and Complies
maneuvering areas are constructed Mechanical pumping is not required
at a level that permits the parking to drain carparking areas.
area to drain from the site by
gravity means, without the need for
mechanical pumping; or
S16.5 Basements for residential Not applicable
uses have flood immunity above the Refer above
Q100 where alternative means to
mechanical pumping are used to
achieve such immunity; or
S16.6 Basements for non- Not applicable
residential uses have flood Refer above
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 S17.1 Buildings and associated Not applicable
O17 Development on sloping access ways are not constructed on The site is not a sloping site
sites— land with a slope greater than 1 in
a) is responsive to the natural 4 (25%);
topography of the site and
minimises cut and fill; AND
b) does not visually dominate the
hill slope or interrupt the skyline; S17.2 Buildings are of split level Not applicable
c) is integrated with the natural site design that step down the slope or As above.
characteristics including vegetation; have a suspended floor
and construction;
d) for Multiple housing, takes the
form of small separate buildings; AND
AND
S17.3 Cut or fill is less than 2m in Complies
depth; Cut or fill will not exceed 2m in
AND depth.
S17.4 The distance between the Complies
ground and the lowest part of the The proposal does not contain
floor of the building does not under building areas exceeding 3m.
exceed 3m to avoid large under
building areas;
AND
S17.5 Buildings do not present as Complies
more storeys than is allowed in the Building presentation is consistent
relevant zone. with allowable height.
O18 On steep slopes or ridgelines S18.1 No solution provided Not applicable
which are visible from the major The site is not a sloping site
road network, areas of public open
space, the Noosa River or the
beaches—
a) new buildings and structures
including outbuildings, are designed
so as not to dominate or detract
from the scenic and
environmental qualities of the site
and its setting; and
b) the external colour scheme of
buildings is designed to blend with
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Specific Outcomes Probable solutions Proposal the natural elements of its surroundings. Public transport node O19 An accessible and safe public S19.1 A public transport node is Complies transport node is established and located within Noosa Heads as Existing public transport is retained operated within Noosa Heads that— identified in Schedule 5 — Map 1. and enhanced with the proposal. 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. 9.11 Environment, conservation and recreation Environm ental and cultural Complies heritage values No solution provided The proposed mixed use O20 There are no significant development will not contribute to adverse effects on biodiversity, significant adverse impacts on the native vegetation, habitats, natural environment. landscape quality, water quality or cultural heritage values, including The proposal will not have any those related to— adverse effects on the existing a) changes to natural drainage; natural drainage of the site. b) disturbance to any of the wetland systems; The site is not subject to wetlands, c) management of landslide and fire landslide or erosion. risk; d) erosion and the transport of No significant adverse impacts to sediments off site; fauna or habitat will result from the e) unmanaged public access; development. f) changes to fauna habitat and behaviour; and g) disturbance of buildings and features, including natural features, of cultural heritage significance. Open space netw ork O21 The integrated open space S21.1 Open space corridors and Not applicable network is established, enhanced existing native vegetation in areas The site is not identified on Map 4 and protected throughout the indicated in Schedule 5 – Map 4 are as containing open space corridors. locality to— protected from fragmentation and a) provide for both passive and encroachment by development. 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 links S22.1 No solution provided Complies between public open space areas The proposed development will and watercourses are retained. improve physical and visual links to
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Specific Outcomes Probable solutions Proposal
public open spaces through the new
road link between Arcadia Street
and Noosa Drive, running along the
northern boundary of Pinaroo
Rotary Park.
Pedestrian and bicycle
pathw ays
O23 Safe and convenient S23.1 Pedestrian and bicycle Not applicable
pedestrian and bicycle pathways are pathways are provided and retained The site is not identified on Map 2
provided and retained between and where indicated in Schedule 5 – as containing pedestrian or bicycle
around key destinations. Map 2; pathways.
AND
S23.2 Contributions toward a Not applicable
Pathways Network are provided in As above. Standard infrastructure
accordance with PSP20. charges will apply.
Recreational opportunities
O24 Key recreation focal points, No solution provided. Complies
including Noosa National Park, The proposal will improve access to
Noosa River foreshore and mouth, Pinaroo Rotary Park through the
Noosa Main Beach and Lion’s Park new road link between Arcadia
are maintained without significant Street and Noosa Drive, running
changes to their landscape along the northern boundary of
character, including as a result of Pinaroo Rotary Park.
increased infrastructure.
W atercourses
O25 The environmental, economic, No solution provided. Complies
amenity and transportation values The proposal will not impact on the
of the Noosa River system are Noosa River System.
protected.
Division 21—Specific Outcomes and Probable Solutions for the Business Centre
Zone
Specific Outcomes Probable solutions Proposal
3.31 Consistent Uses
O72 The following defined uses No solution provided Complies
and use classes are consistent uses The proposal is identified as a
and are located in the Business consistent use.
Centre Zone—
a) Commercial business;
b) Entertainment and dining
business;
c) Retail business Types 1, 2, 4, 5,
6 or 7;
d) Education Type 3 or 4;
e) Emergency service Type 1;
f) Wellbeing Type 2;
g) Transport Types 1 or 2;
h) Ancillary dwelling unit; and
i) Multiple Housing Type 4
consisting of small dwelling units
9.32 Inconsistent Uses
O73 The following defined uses No solution provided Complies
and use classes are inconsistent The proposal is not identified as an
uses and are not located in the inconsistent use.
Business Centre Zone—
a) All Agricultural Uses;
b) Home-based business;
c) Industrial business;
Page 33
Specific Outcomes Probable solutions Proposal d) Retail business Type 3; e) Education Types 1 or 2; f) Emergency service Type 2; g) Open space; h) Wellbeing Types 1, 3 or 4; i) Service and utility; j) Transport Types 3 or 4; k) Detached house; l) Community residence; m) Multiple housing if not Type 4 consisting of small dwelling units; and n) Visitor accommodation 9.33 Effects of Use Am enity No solution provided Complies O74 Development maintains the The development will maintain the amenity, vitality and character of amenity of the surrounding area by the Noosa Junction commercial strip proposing uses that create a focal by— point for the surrounding a) the inclusion of Retail and community, and incorporating high Commercial business uses and quality landscaping and Entertainment and dining business architectural treatments. Parking uses that serve as a focal point for areas are located throughout the residents and visitors; site. b) preserving its low key and low density nature; and c) siting and designing off street parking areas to the rear of buildings or basements and integrating parking spaces with plantings. Function of the Shire Business Centre Complies O77 Uses within the Noosa The proposed mixed use Junction Business Centre do not development will not detract from detract from the function of the the function of the Shire Business Shire Business Centre as the Centre, and will assist in achieving principal business centre in the the outcomes of the Noosa Junction former Noosa Shire. Placemaking Strategy. Streetscape & character S78.1 Uses on the ground floor— Complies O78 Buildings and structures are a) have at least 50% transparent Each of the proposed buildings are sited and designed to— glazing to the front wall; orientated to face a street frontage a) integrate with the established b) have their main entrance facing and contain transparent glazing to pattern and scale of the business the street; and the front wall in either the shop centre; c) include outdoor dining or seating fronts, foyer or lobby. The specialty b) present a high quality areas. shops and tavern include outdoor streetscape incorporating building dining and seating areas. elements that define the street and public spaces as well as create human scale and visual interest; c) contribute to their setting including the skyline; d) retain and enhance pedestrian links between buildings and public open spaces; e) provide front building alignments consistent with neighbouring premises, except where retaining existing trees and providing for tall canopy trees and outdoor dining areas; f) present changes in colours,
Page 34
Specific Outcomes Probable solutions Proposal textures and materials to break up the building façades; and g) present articulation in building facades to avoid large blank Pedestrian w alkw ays S79.1 Street awnings are— Complies O79 Street awnings are designed a) at least 2.5m in depth; Street awnings and/or roof and located to— b) provided along the full frontage overhangs are provided on the a) provide continuous weather of the building; frontage of buildings. protection to pedestrians; c) setback a minimum of 500mm b) maintain the continuity and style from the kerb; and of adjacent awnings, especially in d) are no more than 500mm higher relation to height, scale, form and or lower than adjacent awnings that materials; are less than 2m away or are no c) provide a feeling of enclosure more than 3m in height. and human scale for pedestrians so as to contribute to a “sense of place”; d) have an adequate clearance distance from the kerb to prevent obstruction; and e) contribute to an attractive streetscape environment. Division 22—Specific Outcomes and Probable Solutions for the Community Services Zone Specific Outcomes Probable Solutions Comment 9.35 Consistent uses O80 The following defined uses and No solution provided Alternative outcome use classes are consistent uses and are The proposed Education Type 3 located in the Community Services Adult use is identified as a Zone — consistent use. The tavern, liquor a) Commercial Business Type 2 where outlet, office and residential units in conjunction with a Community Use; are not identified as consistent b) Entertainment & dining Type 1 uses. Refer sections 7.7 and 7.8 of where in conjunction with a the Planning Report for town Community Use; planning grounds. c) All Community Uses; d) All Infrastructure Uses; e) Ancillary dwelling unit; f) Multiple housing Type 3; and g) Visitor accommodation Type 4 if a visitor hostel and located on Lot 2 on RP865533 at Halse Lane 9.36 Inconsistent uses O81 The following defined uses and No solution provided. Alternative outcome use classes are inconsistent uses and The proposed tavern, liquor outlet, are not located in the Community office and residential units Services Zone— (Entertainment and Dining Business a) All Agricultural Uses; Type 3 Bar, Commercial Business b) Business Uses if not Commercial Type 1 Office, and Multiple Housing Business Type 2 where in conjunction Type 4 Conventional) are identified with a Community Use or as inconsistent uses. Refer sections Entertainment & dining Type 1 in 7.7 and 7.8 of the Planning Report conjunction with a Community Use; for town planning grounds. c) Detached house; d) Community residence; e) Multiple housing Types 1, 2, 4 or 5; f) Visitor accommodation; g) Visitor accommodation Types 1, 2 or 3 or Type 4 if not a visitor hostel
Page 35
Specific Outcomes Probable Solutions Comment
located on Lot 2 on RP865533 at Halse
Lane.
9.37 Effects of use
O82 Uses are located, designed and No solution provided. Complies
operated to— The proposal will provide focal
a) provide focal points for the points for the community; relate to
community; the setting of the locality; and be
b) relate to the setting of the locality; accessible and functional for a wide
and range of users and uses, through
c) be accessible and functional for a achieving key outcomes of the
wide range of users and uses. Noosa Junction Placemaking
Strategy.
Residential Uses No solution provided. Not applicable
O83 Retirement and Special Needs The proposal does not include
Housing provides secure housing for Retirement or Special Needs
people with limited mobility while Housing.
allowing residents to interact with their
surrounding neighbourhood
Co-location of com m unity uses No solution provided. Complies
O84 Buildings are designed and sited The building in which the adult
to encourage co-locating of a range of education use is proposed allows
Community Uses. flexibility for a range of activities
and is sited within walking distance
of existing community and business
uses and facilities within Noosa
Junction.
9.38 Built form
Am enity No solution provided. Complies
O85 Uses and buildings are designed The site layout and buildings have
and located to ensure efficiency in been designed and located to
pedestrian, parking and traffic ensure safe and efficient
movements to ensure the safety of pedestrian, vehicle and cyclist
users. movement.
O86 Buildings contribute positively to Complies
the streetscape through the use of— Proposed buildings have been
a) vertical and horizontal articulation in designed to positively contribute to
the front building façade; the streetscape. The new buildings
b) subtle changes in textures and are orientated to face a street
materials to break up the building frontage and contain changes in
façades; and building material and articulation
c) retention of mature vegetation; and transparent glazing to the front
AND wall in the shop fronts, foyer or
lobby. Existing vegetation has
been retained where possible.
O87 Landscaping is integrated Complies
amongst buildings and within car Landscaping is provided throughout
parking areas; the site including within carparking
AND areas and amongst buildings.
O88 Where land adjoins the major Complies
road network or land within a The proposal is compatible with the
residential zone— scale of surrounding development
a) development is appropriately and contains appropriate buffering
buffered by vegetation or other to the road network.
screening;
b) development is of a scale consistent
with buildings in the adjoining
residential zone; and
c) buildings and other structures
contribute to the streetscape and
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Specific Outcomes Probable Solutions Comment
skyline;
AND
O89 Any premises adjacent to land in Not applicable
a residential zone has— The proposed development area
a) a building scale that does not does not adjoin land in a residential
dominate the residential premises or zone.
the residential character of the
streetscape; and
b) landscaped setbacks consistent with
that required for the residential zone.
Comment: The proposal demonstrates compliance with the Noosa Heads Locality Code, with the
exception of outcomes O7, O80 and O81 in relation to height and use within the Community Services
Zoned part of the site. Where probable solutions are not met compliance with the specific outcome
has been demonstrated. Town planning grounds to justify the use, despite the conflict with O7, O80
and O81 are provided above and in sections 7.7 and 7.8 of the Town Planning Report.
BUSINESS USES CODE
Specific Outcomes Probable Solutions Comment
TABLE 14.8 FOR ALL BUSINESS USES
14.15 Effects of Use
Electricity infrastructure
O18 The development does not S18.1 No solution provided Complies
adversely impact on existing or The proposal will not impact on
future electricity supply electricity supply or infrastructure.
infrastructure;
AND
O19 All uses and works maintain an S19.1 Development for uses Not applicable
adequate safe distance from adjacent to or within 50m of an The proposal is not in proximity to
electrical infrastructure including existing electricity substation an electricity substation.
substations, overhead powerlines, incorporates noise attenuation
power poles and transformers. measures to mitigate noise impacts;
AND
S19.2 Buildings and structures Complies
(including swimming pools, sheds, Proposed buildings are clear of
tennis courts and outbuildings) are overhead power lines and electricity
not constructed under overhead easements.
electricity transmission lines, or
within electricity easements.
N oise
O20 Development is designed and No solution provided Complies
sited to avoid noise emissions that The proposal will not generate noise
unreasonably diminish the amenity emissions that will unreasonably
of the area or surrounding uses. diminish the amenity of the area or
surrounding uses. Refer to the
accompanying Acoustic Report.
M echanical plant and
equipm ent and storage areas S21.1 Mechanical plant and Complies
O21 Mechanical plant and equipment are— Mechanical plant and equipment will
equipment (including air a) located more than 2m from be appropriately screened by
conditioning equipment) and any property boundary; fencing, landscaping or behind the
storage areas are designed and b) where located at ground level, curtilage of the building.
located to— screened by fencing 1.5m in
a) avoid adverse visual impacts height or dense vegetation of at
when viewed from the street and least 1.5m in width incorporating
adjoining properties; and grouped trees and shrubs with
b) visually integrate with the maximum separation distance of
building design. 1m measured from the centre of
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Specific Outcomes Probable Solutions Comment
the tree or scrub; and
c) 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;
AND
S21.2 For Industrial business Not applicable
and Retail business Type 3, The proposed does not include
materials stored outside of a Industrial or Retail Business Type 3
building do not exceed 4m in height uses.
or half the height of the on-site
buildings whichever is the greater.
Safety and security
O22 All property boundaries are S22.1 Boundaries are identified by Complies
clearly identifiable with public and such means as - Boundaries will be identified
private spaces clearly defined. a) fencing; or through landscaping treatments,
b) changes in surface materials or pavement materials, and the road
levels; or network.
c) landscape treatments;
AND
S22.2 Loading and storage areas Complies
are well lit or can be locked after The loading and storage areas of
hours. each building is able to be well lit or
locked after hours.
O23 All premises and access routes S23.1 All premises are identified by Complies
are clearly identifiable to all the provision of the street number Each building is able to be provided
persons, particularly emergency in a prominent location, preferably with street numbering.
services personnel. near the site entry, (i.e. on the kerb
or letterbox or by signage on the
building or site).
O24 All building entries are S24.1 The number of entrances Complies
designed to be obvious and easily and exits are limited and main Each building is provided with a
identifiable sites to enable external building entrances/exits are located prominent entrance facing existing
areas to be monitored. at the front of the site, in view of or proposed street frontages.
the street. Where this is not Pedestrian pathways throughout the
possible, due to site or existing site guide visitors to the building
building constraints, a well defined entry.
path is provided to the
entrance/exit;
AND
S24.2 All entrances/exits to Complies
buildings, are well lit and signed, Appropriate signage is able to be
and signage includes hours of provided throughout the site. This
operation; will be determined during detailed
AND design.
S24.3 Entrances/exits are located Complies
to provide a direct link to driveways Entrances and exits of each building
and carparking areas; are within close proximity to parking
AND areas.
S24.4 Recessed doorways are Complies
avoided where the recess is of The proposed buildings do not
sufficient size to conceal a person. contain recessed doorways.
Where recessed doorways are Appropriate lighting will be installed.
unavoidable, measures are used to
enhance
safety, as follows—
a) good lighting installed;
Page 38
Specific Outcomes Probable Solutions Comment
b) strategically placed mirrors
installed;
c) angled approaches provided; or
d) gates which restrict access
provided.
O25 Uses are arranged within S25.1 Windows and main Complies
buildings and on sites to enable entrances are positioned to allow Windows and entrances are located
external areas to be monitored. for casual surveillance. to look over pedestrian areas, car
parking and public spaces.
O26 Communal open space, S26.1 Communal open spaces, Complies
including congregation and seating including congregation and seating Areas of communal open space
areas, is located where it can be areas are situated where they are in including the plaza and temporary
monitored. the line of sight of windows, doors green spaces are able to be viewed
and/or balconies of buildings, or from the proposed buildings and
can be nearby streets.
seen from a street or other public
space.
O27 Buildings and structures are S27.1 Buildings or structures that Complies
designed to minimise opportunities are visible from a public street or The proposed buildings have been
for vandalism. laneway— designed to be responsive to
a) avoid the use of solid fences vandalism and graffiti and include
and blank walls which attract appropriate architectural
graffiti. Where solid blank treatments, building material and
surfaces are unavoidable, screening devices.
measures in the form of
landscaping, creepers, murals,
vandal resistant paint, etc are
used;
b) use toughened glass, security
screens and other measures (but
not including security shutters
that obscure the view of
shopfronts) are used in windows
which are provided at ground
level, to deter break and enters;
and
c) use hardy vandal proof
materials and anti-graffiti paint
are used in the construction of
buildings.
O28 Lighting of appropriate S28.1 Lighting of appropriate Complies
intensities is provided to maximise intensities is provided which Appropriate lighting is able to be
safety. satisfies the requirements of provided. This will be finalized
Australian Standard AS1158: Public during detailed design.
Lighting Code, unless otherwise
specified in this Code;
AND
S28.2 External lighting of a Complies
graduated intensity is provided Appropriate lighting is able to be
which starts at a lower provided. This will be finalized
level of brightness at the perimeter during detailed design.
of the site and rises to a higher
level at the entrance to buildings or
at the centre of the site;
AND
S28.3 Lighting is directed onto the Complies
site and away from neighbouring Lighting will be directed onto the
properties; site only.
AND
S28.4 Vandal-resistant lighting is Complies
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Specific Outcomes Probable Solutions Comment
used in public and publicly Appropriate lighting is able to be
accessible areas. provided. This will be finalized
during detailed design.
O29 Public toilets are designed and S29.1 Public toilets are located in Complies
constructed to— high traffic areas; Public toilets are located in high
a) ensure the safety of all people AND traffic areas
using them; and
b) take advantage of informal S29.2 Features that may legitimise Complies
surveillance from adjoining uses loitering, such as seating or public Inappropriate facilities are not
and activities, discouraging non- telephones are not located within located near public toilets.
legitimate uses. 20m of toilet entrances;
AND
S29.3 Entrances to public toilets
are visible from the street, footpath Complies
and other activity areas on the site Public toilet entrances are easily
or adjoining sites. visible from the street, footpath and
other activity areas on the site.
O30 Premises have accessibility to S30.1 Safe and convenient Complies
public transport. pathway access is provided from Safe pedestrian pathway access is
the site to link to existing pathway provided to the proposed new bus
networks that services public stop.
transport facilities;
OR
S30.2 Direct pathway access is Complies
provided to the public transport Safe pedestrian pathway access is
facility if the facility is contained on provided to the proposed new bus
site or within 50m from the stop.
property boundary.
O31 Business Uses are designed S31.1 Safe and convenient cycle Complies
and constructed to encourage users access to and from the site from Appropriate and safe bicycle access
of the development to access the the existing road and bicycle and facilities are provided
site by means of foot or bicycle network, and safe bicycle throughout the site.
through provision of appropriate movement within the site is
end-of trip facilities including bicycle provided;
parking and shower/change rooms. AND
S31.2 Secure and convenient Complies
parking space for bicycles is Safe bicycle parking is provided for
provided on site in accordance with Business Uses. Refer to the
AS2890.3 Bicycle Parking Facilities accompanying Traffic Report
and Figure 14-1 Minimum
Requirements for Bicycle Parking;
AND
S31.3 Where at least 5 bicycle Complies
parking spaces are required in Bicycle parking is provided for
accordance with Figure 14-1 Business Uses. Refer to the
Minimum Requirements for Bicycle accompanying Traffic Report.
Parking, end-of-trip cycle facilities
are provided at the following rate:
a) 1 locker per 2 bicycle parking
spaces; and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle
spaces or part thereof;
AND
S31.4 Bicycle parking spaces and Complies
cyclist facilities are designed in Bicycle parking will designed in
accordance with AUSTROADS Guide accordance with relevant standards.
to Traffic Engineering Practice, Part
14 – Bicycles, Section 10;
AND
S31.5 On-site pedestrian facilities Complies
such as seating and shade Bicycle parking is provided for
Page 40
Specific Outcomes Probable Solutions Comment
structures are provided in Business Uses. Refer to the
developments for the convenience accompanying Traffic Report.
of persons walking to the site.
Figure 14-1 Minimum
Requirements for
Bicycle Parking
Site facilities
O32 Waste storage areas, external 32.1 Waste storage areas, external Complies
storage areas and loading docks do storage areas and loading docks are Site facilities are located to the rear
not detract from the visual amenity situated to the rear of the building of the building or screened from
of the streetscape or cause or under the ground; view with landscaping and fencing.
nuisance to adjoining properties. OR
S32.2 With the exception of the
access way, waste storage areas,
external storage areas and loading
docks are visually screened by
landscaping or fencing.
Environm ent & heritage values
O33 There are no significant No solution provided. Complies
adverse effects on the biodiversity, The proposed development will not
natural vegetation, native wildlife, Advisory note create significant adverse
habitats, landscape quality, water PSP24 – Effluent Disposal details environmental impacts and will
quality or heritage values, including requirements for the design and contain appropriate measures for
those related to— siting of effluent disposal systems stormwater drainage (refer to the
a) changes to natural drainage; where located outside a sewerage accompanying Stormwater Report).
b) disturbance to any of the service area. Compliance with Measures to manage sediment and
wetland systems; PSP24 will be considered as part of erosion control will be addressed in
c) management of landslide and Council’s assessment of the a subsequent operational works
fire risk; plumbing and application.
d) erosion and the transport of drainage application.
sediments offsite; The site is predominately clear of
e) unmanaged public access; significant flaura and fauna and
f) effluent disposal; does not contain heritage value.
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and
features, including natural
features, of heritage significance.
TABLE 14-10– ENTERTAINMENT & DINING BUSINESS OR RETAIL BUSINESS TYPES 1 OR 2
14.18 Effects of Use
N oise and visual am enity
O35 Uses maintain a satisfactory S35.1 For uses involving outdoor Not applicable
level of acoustic and visual amenity courts including tennis courts, half The proposed development does
for surrounding uses. courts and netball courts—the use not involve outdoor courts.
complies with the requirements in
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Specific Outcomes Probable Solutions Comment
Section 2 of PSP8 Tennis and other
Courts.
Outdoor dining areas S36.1 Walls to outdoor dining Complies
O36 Outdoor dining areas are areas are— The proposed outdoor dining area is
designed and located so that— a) if facing a roadway or other able to incorporate transparent
a) structures are aesthetically public area, transparent; material to face the street.
pleasing and in keeping with the b) not made of flexible, roll-up or
existing character of the area, drop plastic sheeting;
including the architecture of the c) separated from the floor and
associated building; any roof by a minimum vertical
b) outdoor dining adds to the gap of 500mm; and
landscaped streetscape without d) if detachable or collapsible, are
increasing perceived building bulk; only used during inclement
c) temporary walls or roofs are weather;
stored when not in use and secured AND
at all times; S36.2 Roof, walls or other Complies
d) adequate air movement is structures do not extend beyond The outdoor dining area is within
available; and the boundaries of the premises; the property boundary.
e) structures do not impede the AND
movement of pedestrians or S36.3 The outdoor dining area Complies
vehicles; complies with Planning Scheme Outdoor dining areas will comply
AND Policy PSP14 Outdoor Dining. with Planning Scheme Policy PSP14
Outdoor Dining.
O37 Adequate clearways and head S37.1 Roof structures over outdoor Complies
clearance are provided to allow safe dining areas have a minimum Minimum clearance will be
movement of users of the premises. clearance height of 2.1m. provided.
Comment: The proposal achieves compliance with the applicable Probable Solutions and Specific
Outcomes of the Business Uses Code.
RESIDENTIAL USES CODE
Table 14-24 — For All Residential Uses
Specific Outcomes Probable solutions Proposal
14.46 Effects of use
Am enity
O1 The development does not S1.1 No solution provided. Complies
adversely impact on existing or The proposed development for a
future electricity supply Multiple Housing – Type 4
infrastructure; Conventional will not adversely
AND impact on existing or future
electricity supply.
O2 All uses and works maintain an S2.1 Development for uses Not Applicable
adequate safe distance from adjacent to or within 50m of an
electrical infrastructure including existing electricity substation
substations, overhead powerlines, incorporates noise attenuation
power poles and transformers. measures to mitigate noise impacts;
AND
S2.2 Buildings and structures Complies
(including swimming pools, sheds, No buildings will be constructed
tennis courts or outbuildings) are under overhead electricity lines or
not constructed under overhead within electricity easements.
electricity transmission lines, or
within electricity easements;
AND
S2.3 A minimum separation Complies
distance is maintained from the Minimum separation distances are
electricity transmission line to the achieved.
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Specific Outcomes Probable solutions Proposal
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 W ater System s
O3 Hot water systems are installed S3.1 All hot water systems installed Complies
and operated to support the are— An appropriate hot water system
efficient use of natural resources a) solar systems; or will be installed.
and minimise consequent pollution b) electric heat pump systems; or
such as greenhouse gas emissions. c) natural gas or LPG systems; or
d) any combination of a), b) or c).
W ater supply and conservation
O4 On-site water storage is S4.1 & S5.1 For a Class 1 building Not Applicable
designed and operated to support other than a Detached house or The site is within a reticulated water
the efficient use of water; Multiple Housing Type 1, outside area.
AND a reticulated water service area, a
O5 On-site water storage is rainwater tank is to be installed
adequate for occupants every day with the following minimum storage
use and fire fighting purposes. capacities—
a) Where no more than 3 bedrooms
– 45,000 litres; or
b) Where more than 3 bedrooms –
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
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 sedim ent control Complies
O6 Development does not cause No solution provided. Development will not cause erosion
erosion or result in transport of or result in the transport of
sediments off-site. Advisory N ote sediments off-site. This will be
Persons undertaking development, addressed in further detail as part
including building work, are required of a subsequent operational works
under the Environmental Protection
application.
(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
O7 For Multiple Housing Types S7.1 The building entrance is Complies
2, 3 and 4, buildings and outdoor clearly identifiable and visible from The proposed residential building
spaces are designed to protect the the street, footpath and driveway; provides clear, identifiable and
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Specific Outcomes Probable solutions Proposal
personal security and safety of AND visible entrances from street,
residents by allowing for natural footpath and carpark.
surveillance.
S7.2 The internal path network has Complies
clear sightlines to the dwelling entry Pedestrian access to the building
and street access points; entrance contains clear sightlines.
AND
S7.3 Visitors have direct access to Complies
the entrance without passing Direct visitor access to the front
through private outdoor living door of the building is achieved.
areas.
Em ergency access Complies
O8 For Multiple housing Type 3, No solution provided. Site design allows for efficient and
4 & 5, site design and layout safe emergency vehicle access.
ensures efficient access and egress
for emergency vehicles.
Basem ent drainage S9.1 Enclosed car parking and Complies
O9 Buildings and access works are manoeuvring areas are constructed The basement carpark is able to be
designed and sited to protect at a level that permits the parking appropriately drained.
persons and property in the event area to drain from the site by
of a flood and power failure. gravity means, without the need for
mechanical pumping.
Separation of incom patible S10.1 Bedroom windows are at Complies
uses least 3m away from shared The building is a minimum of 3
O10 Development is designed to driveways or carparking areas of metres from car parking areas and
minimise noise carrying between adjacent dwelling units or roads.
dwelling units or accommodation accommodation units.
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.
M echanical plant & equipm ent S11.1 Mechanical plant and Complies
O11 Mechanical plant and equipment, including pool and spa Mechanical plant equipment will be
equipment associated with pumps, pool heaters, air- appropriately sited and screened.
Residential Uses are designed conditioning units and refrigeration
and located so as not have an units are—
adverse impact on the visual a) where located at ground level,
amenity of the site or surrounding screened by fencing 1.5m in height
areas. or dense vegetation of at least 1.5m
in width incorporating grouped
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 S12.1 If the use involves ancillary Not applicable
O12 Ancillary recreation uses, such use of outdoor courts including Outdoor courts are not proposed.
as outdoor tennis courts and half tennis courts, half courts and
netball courts, do not have an netball courts—the use complies
adverse effect on the amenity with the requirements in Section 2
enjoyed by users of adjacent or of PSP8 Tennis and Other Courts;
nearby premises nor do they cause AND
unreasonable disturbance to local S12.2 Any lit tennis court or sports Not applicable
fauna through light emissions by court is located at least 60m from
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Specific Outcomes Probable solutions Proposal
ensuring that all lighting devices are the external wall of an existing or
limited to those designed and approved residential dwelling on an
installed to: adjacent or nearby lot (as measured
a) minimise light spillage on from the centre line of the court);
neighbouring premises; AND
b) preserve an acceptable degree of S12.3 The vertical illumination Not applicable
lighting amenity at the neighbouring resulting from direct, reflected or
premises; other incidental light emanating
c) provide covers or shading around from the site does not exceed 8 lux
lights; when measured at any point 1.5m
d) direct lights downwards; outside the boundary and at any
e) position lights away from level from ground level upward;
possibly affected areas; and AND
f) enable brightness of lights to be S12.4 Any flood lighting is Not applicable
adjusted to low levels. restricted to the types that give no
upward component of light where
mounted horizontally (i.e. a full cut
off luminaire).
O13 Noise originating from the use S13.1 The court is not used Not applicable
of the tennis court does not have a between the hours of 10:00pm and
detrimental effect on the amenity of 6:30am the following day.
the area or cause nuisance to
neighbouring residents.
Privacy
O14 For Multiple Housing Types 2, S14.1 Transparent doors and Complies
3 and 4, building and structures are windows are designed and located Where any transparent doors are
designed and sited to ensure the so they do not directly face proposed they will not directly look
visual privacy of residents of the transparent doors or windows or into other dwelling units.
development and neighbouring the private open space areas of
properties is protected. other dwelling units within 10
metres;
Figure 14-3 Privacy Measures AND
S14.2 Planter boxes, louvre Complies
screens, pergolas, landscaping and Angled screening and landscaping is
architectural design of balconies are used to screen ground floor private
used to screen the ground floor open space areas. Upper units have
private open space of dwelling units been designed so that viewing of
or accommodation units from upper ground floor units is minimal.
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
O15 For Multiple housing, buildings S15.1 Development does not Complies
and structures are designed and reduce sunlight to at least 50% of Access to sunlight for adjoining
sited so as not to unreasonably the private open space areas of any properties is not impacted upon.
diminish the existing sunlight to adjoining residences to less to than
adjoining residences and associated 2 hours between 9am and 3pm on
private open space areas; any day of the year;
AND OR
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Specific Outcomes Probable solutions Proposal
S15.2 Where overshadowing by
existing 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)
O16 Multiple housing is designed S16.1 No solution provided Complies
and sited to minimise the extent of Access to sunlight for adjoining
shadows cast on solar photovoltaic properties is not impacted upon.
cells on roofs of adjoining buildings. Figure 14-4—Preventing
overshadowing
PLAN – ILLUSTRATES DWELLINGS THAT
ARE SITED TO MAXIMISE SOLAR
ACCESS
ELEVATION – ILLUSTRATES BUILDINGS
THAT ARE SITED TO MAXIMISE SOLAR
ACESS TO ADJOINING PROPERTIES
THROUGH ROOF DESIGN AND UPPER
STOREY POSITIONING TO MINIMISE
IMPACTS ON PROPERTIES O 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
O17 On sloping sites, buildings and S17.1 Buildings and structures on Not applicable
structures are designed to maximise sloping sites— The site is not identified as a
the use of the natural topography a) Have a maximum distance of 3m sloping site.
and minimise the need for cut and between the ground and the lowest
fill. part of the floor of the building or
the building incorporates undercroft
skirting 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
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Specific Outcomes Probable solutions Proposal
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 14-26 — For Multiple housing Type 4 – Conventional
Specific Outcomes Probable solutions Proposal
Parking & access for visitors &
service providers
O40 Parking and vehicular access is S40.1 No solution provided Complies
conveniently, safely and efficiently Safe and efficient parking and
provided for visitors and service access to the building is provided.
providers;
AND
O41 Visitor carparking spaces are S41.1 Visitor carparking spaces Complies
accessible at all times; are not located behind locked Visitor parking will not be provided
AND gates. behind locked gates.
O42 Visitor carparking spaces do not S42.1 Visitor carparking spaces Complies
hinder the access or movement of are not located in tandem with a No tandem car spaces are
any vehicle on-site garage or other carparking space. proposed.
Site facilities
O43 Waste storage areas, letter S43.1 No solution provided Complies
boxes and external storage areas are Site facilities are adequately
sited and designed for attractive screened by landscaping, fencing
visual appearance and function, and and angled screening.
complement the architecture and
environs;
AND
O44 High volume pedestrian areas S44.1 Hard surface is provided to Complies
within developments are sealed to driveways, walkways, entries, Hard surfaces will be provided to
provide safe access and avoid outdoor patios, and in the vicinity site facilities. This will be detailed in
damage to landscaped open space of waste storage areas, letter a subsequent Operational Works
area; boxes and clothes lines; application.
AND AND
O45 Adequate enclosed storage S45.1 A weatherproof storage Complies
areas are provided on-site to meet area of at least 12.6m3 (having a A storage area for each unit is
the likely needs of the residents. height of at least 2.1m and an provided in the basement adjoining
area of 6m2) is provided within or the resident car parks.
attached to each dwelling unit.
This storage space will not
contribute to GFA providing it can
be directly accessed from outside
the building and does not exceed
an area of 7m2
Comment: The proposed residential building within the mixed use development achieves compliance
with the applicable Probable Solutions and Specific Outcomes of the Residential Uses Code.
Page 47
COMMUNITY USES CODE
Specific Outcomes Probable solutions Proposal
14.31 Effects of use
Electricity supply infrastructure
O1 The development does not S1.1 No solution provided Complies
adversely impact on existing or The proposal will not impact on
future electricity supply current or future planned electricity
infrastructure; supply or infrastructure.
AND
O2 All uses and works maintain an S2.1 Development for uses Not applicable
adequate safe distance from adjacent to or within 50m of an The proposal is not in proximity to
electrical infrastructure including existing electricity substation an electricity substation.
substations, overhead powerlines, incorporates noise attenuation
power poles and transformers. measures to mitigate noise
impacts;
AND
S2.2 Buildings and structures Complies
(including swimming pools, sheds, The proposed building is clear of
tennis courts and outbuildings) are overhead power lines and electricity
not constructed under overhead easements.
electricity transmission lines, or
within electricity easements;
AND
S2.3 A minimum separation Not applicable
distance is maintained from the The proposed community use does
electricity transmission not contain habitable rooms or a
line to the closest boundary of child activity area.
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.
Road netw ork function No solution provided Complies
O3 The use does not have an The proposed development will not
adverse impact on the safety and have an adverse impact on the road
efficiency of the road network; network function. Refer to the
AND accompanying Traffic Report.
O4 The surrounding road system is Complies
capable of accommodating additional The proposed development is
traffic generated by the capable of accommodating
proposal. additional pedestrian, cycle and
vehicle traffic. Refer to the
accompanying Traffic Report.
N oise and visual am enity S5.1 If the use involves outdoor Not applicable
O5 The use does not have a courts including tennis courts, half The proposal does not involve
significant adverse impact on the courts or netball courts—the use outdoor courts.
amenity enjoyed by users of complies with the requirements in
adjoining or nearby premises; Section 2 of PSP8 Tennis and
AND Other Courts.
O6 Development is designed and S6.1 Noise sensitive Community Complies
sited to avoid adverse noise impacts Uses are not located adjacent to The proposed Adult Education
associated with neighbouring noise the major road network; Facility is not located adjacent to
sources by— OR the major road network.
a) locating the use away from major
noise sources such as busy roads or S6.2 Double glazed windows are Not applicable
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Specific Outcomes Probable solutions Proposal
rail corridors; used to mitigate noise; Refer above
or OR
b) applying appropriate noise
attenuation measures into the S6.3 Solid concrete articulated Not applicable
development. fences are constructed on-site to Refer above
attenuate noise;
AND
S6.4 Where the site adjoins Not applicable
properties in a residential zone— The site does not adjoin residential
a) any lit sports courts are located properties and the proposal does
at least 60m from the external wall not include sports courts.
of an existing or approved
residential dwelling on any
separate property (as measured
from the centre line of the court);
and
b) any external sports court is not
used between the hours of
10:00pm and 6:30am the following
day.
Artificial lighting
O7 The obtrusiveness of lighting is S7.1 Lighting associated with the Complies
minimised without unduly limiting use is designed, installed, The proposed building will contain
the use, enjoyment or safety of operated and maintained in appropriate lighting.
outdoor recreation facilities; accordance with Section 3 of
AND AS4282 “The Control of the
Obtrusive Effects of Outdoor
Lighting”;
AND
S7.2 If for Sport and Not applicable
Recreation— The proposal is not for Sport and
Development complies with Recreation.
Australian Standard AS2560 Guide
to Sports Lighting.
O8 Development does not include S8.1 No solution provided Complies
spill light which gives rise to Spill lights are not required or
annoyance, discomfort, distraction or proposed.
a reduction in the ability to see
essential information.
Safety and security S9.1 Boundaries are identified by Complies
O9 All property boundaries are such means as: Boundaries are identified through
clearly identifiable and public and a) fencing; landscaping treatments, pavement
private spaces are clearly defined. b) changes in surface materials or materials, and the road network.
levels; and
c) landscape treatments.
O10 All premises and access routes S10.1 All premises are identified Complies
are clearly identifiable to all persons, by the provision of the street The building is able to be provided
particularly emergency services number in a prominent location, with street numbering in a
personnel. preferably near the site entry, (ie. prominent location.
on the kerb or letterbox or by
signage on the building or site).
O11 All building entries are designed S11.1 The number of entrances Complies
to be obvious and easily identifiable. and exits is limited and main The building is provided with a
building entrances/exits located at prominent covered entrance facing
the front of the site are in view of the street along with pedestrian
the street. Where this is not pathways.
possible, due to site or existing
building constraints, a well defined
path is provided to the
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Specific Outcomes Probable solutions Proposal
entrance/exit;
AND
S11.2 All entrances/exits to Complies
buildings are lit and signed and Appropriate signage is able to be
signage includes hours of provided. This will be determined
operation; during detailed design.
AND
S11.3 Entrances/exits are located Complies
to provide a direct link to The entrance and exit of the
driveways and carparking areas; building are within close proximity
AND to driveways and carparking areas.
S11.4 Recessed doorways are Complies
avoided where the recess is of The proposed building does not
sufficient size to conceal a person. contain recessed doorways
Where recessed Appropriate lighting will be installed.
doorways are unavoidable,
measures are used to enhance
safety as follows—
a) good lighting is installed;
b) strategically placed mirrors are
installed;
c) angled approaches are
provided; and
d) gates which restrict access are
provided.
O12 Uses are arranged within S12.1 Windows and main Complies
buildings and on sites to enable entrances are positioned to allow Windows and entrances are located
external areas to be monitored. for casual surveillance. to look over pedestrian areas, car
parking and public spaces.
O13 Communal open space, S13.1 Communal open spaces, Complies
including congregation and seating including congregation and seating Areas of communal open space are
areas, is located where it can be areas, situated where they are in appropriately located and are able
monitored; the line of sight of windows, doors to be viewed from the building and
and/or balconies of buildings, or nearby streets.
can be seen from a street or other
public space.
O14 Buildings and structures are S14.1 Where buildings or Complies
designed to minimise opportunities structures are constructed in view The proposed buildings have been
for vandalism. of a public street or laneway— designed to be responsive to
a) the use of solid fences and vandalism and graffiti and include
blank walls which attract graffiti is appropriate architectural
avoided. Where solid blank treatments, landscaping, and
surfaces are unavoidable, building materials.
landscaping, creepers, murals,
vandal resistant paint, etc are
used;
b) toughened glass, security
screens and other measures (not
including opaque security shutters)
are used in windows which are
provided at ground level, to deter
break and enters;
c) hardy vandal proof materials
and antigraffiti paint are used in
the construction of buildings,
where appropriate.
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Specific Outcomes Probable solutions Proposal
O15 Lighting of appropriate S15.1 Lighting of appropriate Complies
intensities is provided intensities is provided which Appropriate lighting is able to be
to maximise safety. satisfies the requirements of provided. This will be finalised
Australian Standard AS1158: during detailed design.
Public Lighting Code, unless
otherwise specified in this Code;
AND
S15.2 External lighting of a Complies
graduated intensity is provided Appropriate lighting is able to be
which starts at a lower level of provided. This will be finalized
brightness at the perimeter of the during detailed design.
site and rises to a greater intensity
at the entrance to buildings, or at
the centre of the site;
AND
S15.3 Lighting is directed onto the Complies
site and away from neighbouring Lighting will be directed onto the
properties; site only.
AND
S15.4 Vandal-resistant lighting is Complies
used in public and publicly Appropriate lighting is able to be
accessible areas. provided. This will be finalized
during detailed design.
O16 Public toilets are designed and S16.1 Features that may Not applicable
constructed to: legitimise loitering, such as seating The proposed commercial building
a) ensure the safety of all people or public telephones are not in which the Education facility is
using them; and located in proximity to toilet located does not contain public
b) take advantage of informal entrances; toilets.
surveillance from adjoining uses and AND
activities, discouraging non-
legitimate uses. S16.2 Public toilets are located in Complies
high traffic areas; Public toilets are located in high
AND traffic areas.
S16.3 Entrances to public toilets As above
are visible from the street,
footpath and other activity areas
on the site or adjoining sites.
M echanical plant and equipm ent S17.1 Mechanical plant and Complies
and storage areas equipment are— Mechanical plant and equipment is
O17 Mechanical plant and a) located more than 2m from any able to be appropriately screened
equipment (including air conditioning property boundary; by fencing, landscaping or in the
equipment) and storage areas are b) where located at ground level, basement of the building.
designed and located to— screened by fencing 1.5m in
a) avoid adverse visual impacts when height or dense vegetation of at
viewed from the street and adjoining least 1.5m in width incorporating
properties; and grouped trees and shrubs with
b) be visually integrated with the maximum separation distance of
building design. 1m measured from the centre of
the tree or scrub; and
c) 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.
Transport and access S18.1 Safe and convenient Complies
O18 Premises have accessibility to pathway access is provided from Safe and convenient pathway
public transport and cycling and the site to link to existing pathway access is provided to existing
walking is promoted. networks that services public pathway networks that services
transport facilities; public transport facilities
OR
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Specific Outcomes Probable solutions Proposal
S18.2 Direct pathway access is
provided to the public transport
facility if the facility is contained
on site or within 50m from the
property boundary.
O19 Community Uses are S19.1 Safe and convenient cycle Complies
designed and constructed to access to and from the site from Appropriate and safe bicycle access
encourage users of the development the existing road and bicycle and facilities are provided
to access the site by means of foot network, and safe bicycle throughout the site.
or bicycle movement within the site is
through provision of appropriate provided;
end-of-trip facilities including bicycle AND
parking and shower/change rooms S19.2 Secure and convenient Complies
parking space for bicycles is Safe bicycle parking is provided for
Figure 14-2 Minimum Bicycle provided on site in accordance users of the Education Facility.
Parking Requirements Figure 14-2 Minimum Bicycle Refer to the accompanying Traffic
Parking Requirements and Report
AS2890.3 Bicycle Parking Facilities;
AND
S19.3 Where at least 5 bicycle Complies
parking spaces are required in Bicycle parking is provided for
accordance with Figure 14-2 Commercial Building. Refer to the
Minimum Bicycle Parking accompanying Traffic Report.
Requirements, end-of-trip cycle
facilities are provided at the
following rate:
a) 1 locker per 2 bicycle parking
spaces; and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle
spaces or part thereof;
AND
S19.4 Bicycle parking spaces and Complies
cyclist facilities are designed in Bicycle parking will be designed in
accordance with AUSTROADS accordance with relevant standards.
Guide to Traffic Engineering
Practice, Part 14 – Bicycles,
Section 10;
AND
S19.5 On-site pedestrian facilities Complies
such as seating and shade Street furniture including seating
structures are provided in and shade will be provided
developments for the convenience throughout the site.
of persons walking to the site.
Comment: The proposed Education Type 3 use within the mixed use development achieves
compliance with the applicable Probable Solutions and Specific Outcomes of the Community Uses
Code.
LANDSCAPING CODE
The overall outcome is the achievement of a high quality of landscape design that—
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;
Page 52
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 of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: The proposal achieves compliance with the Specific Outcomes of the Landscaping Code
by providing a high quality landscape outcome that includes feature planting to compliment building
form and provision of streetscape buffering. The landscape concept aims to retain existing vegetation
where possible and achieve a green link between Pinaroo Rotary Park and Arcadia Street. A stage 1
landscaped area of 9,611m2 (4,888m2 softscape and 4,723m2 hardscape) or 39.9%, reducing with
stage 2 to 9,197m2 (4,197m2 softscape and 5,000m2 hardscape) or 38% is proposed. Refer to the
accompanying Landscape Concept Plans prepared by Mode Design.
ENGINEERING WORKS CODES
DRIVEWAYS AND CARPARKING CODE
The purpose of this 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 of pedestrians and cyclists is protected;
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 of the particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service 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 of external parking will fulfill 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: The proposal achieves compliance with the Specific Outcomes of the Driveways and
Carparking Code as detailed in the attached Traffic Report prepared by TTM Consulting which
demonstrates that the development will have no significant impact on the surrounding road networks
and that the proposed Pinarro Way construction, extending from Arcadia Street to Noosa Drive will
provide connectivity benefits to the business centre; that appropriate site access can be provided;
that suitable carparking provision can be provided to satisfy demand and that the carparking layout
generally complies with applicable standards; that suitable service vehicle provision for vehicles up to
AV size can be provided; and that suitable public transport and bicycle/pedestrian facilities can be
provided.
EARTHWORKS CODE
The purpose of this 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 of land;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
Page 53
v. loss of native remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: The proposal will be able to achieve compliance to all Specific Outcomes of the
Earthworks Code. Detailed compliance will be demonstrated in a subsequent Operational Works
Application.
EROSION CONTROL CODE
The purpose of this 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 of land is minimised.
Comment: The proposal will be able to achieve compliance to all Specific Outcomes of the Erosion
Control Code. Detailed compliance will be demonstrated in a subsequent Operational Works
Application.
EXISTING SERVICES CODE
The purpose of this 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 of protection and access are implemented in the
design of the development.
Comment: The site is currently serviced by all required urban services. The proposal will be able to
achieve compliance to all Specific Outcomes of the Existing Services Code. Existing Council
infrastructure will be protected, or replaced at the developer’s cost if damaged.
TRANSPORT ROADS AND DRAINAGE CODE
The purpose of this code is to ensure:
a) Development is consistent with the intentions of the 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. vensure that vehicle access to the development does not compromise the capacity and
safety of the road system;
v. not increase the scale of the 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 of life 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) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
Page 54
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 proposal will be able to achieve compliance to all Specific Outcomes Solutions of the
Transport Roads and Drainage Code. Detailed compliance will be demonstrated in a subsequent
Operational Works Application.
WASTE MANAGEMENT CODE
The purpose of this 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 of a 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 proposal will achieve compliance with all applicable Specific Outcomes of the Waste
Management Code. The proposed development provides adequate provision for onsite waste
storage and collection. Each use component will provide for spate waste storage and collection
arrangements as demonstrated in the attached proposal plans and traffic report. Standard waste
conditions can be imposed.
WATER SENSITIVE DESIGN CODE
The purpose of this 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 of inundation or water quality changes caused by development; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Comment: The proposal will be able to achieve compliance with all applicable Specific Outcomes of
the Water Sensitive Design Code. Refer attached Stormwater Management Plan.