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Att 5 - Codes Assessment
Attached to the e-mail Council Road Upgrade, Attachments inc Waste Mgmt Plan & Geotech (Email 2 of 3).MCU17/0054.
Specific Outcomes and Probable Solutions for the Tewantin & Doonan Locality
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
11.3 Effects of use
Amenity
O1 Uses are located, designed and No solution provided. Complies – The site is surrounded by three
operated to avoid significant adverse roads and community uses along the southern
changes to the light, air quality, noise, boundary. The businesses can operate, waste
accessibility or other conditions enjoyed servicing and deliveries can be undertaken
by users of associated, adjoining or without causing any significant adverse
nearby uses. impacts to amenity.
Appropriate conditions can be imposed
pertaining to light spill in accordance with the
Australian Standards, Exhaust Fans to be
installed so as to not cause adverse effects to
air quality, as well as onsite management of
waste and delivery vehicles to control noise
impacts.
Major Road Network
O2The function of, and visual amenity and No solution provided. Complies – Hilton Tce is identified in
character surrounding the major road Schedule 5 as being part of the major road
network, including Eumundi– network. A traffic report is included as an
Noosa Road, Beckmans Road, Cooroy– attachment demonstrating there is no impacts
Noosa Road, Poinciana Avenue, Moorindil on the existing network.
Street, Emu Mountain Road, Doonella
Street, Memorial Avenue, Sidoni Street, The site is to include landscaping along the
Walter Hay Drive, Sunrise Road and frontage and adjoining the buildings, so the
McKinnon Drive is protected and visual amenity of the road network is
enhanced. protected and enhanced.
O3 The density of development within the
site area— No solution provided. Not Applicable - No residential uses
a) is compatible with surrounding proposed.
development;
b) does not exceed—
i.
ii. for the Attached Housing Zone—a
maximum population density of 100
persons per hectare;
and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native vegetation
and natural landforms
Height
O4 Buildings and other structures— S4.1 The maximum height of buildings and Complies – proposed development consistent
a) are low rise and present a building other structures is– 8m. with the character of the area and at a height
height consistent with structures on of 6.25 metres and one storey is below the
adjoining and surrounding land; maximum height prescribed under the
b) have a maximum building height of 2 planning scheme.
storeys;
c) do not visually dominate the street,
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding
land including access to sunlight;
e) respect the scale of surrounding
vegetation; and
f) respond to the topography of the site
and minimise cut and fill (eg. by stepping
down the slope or using suspended floor
construction, for sloping sites).
Setbacks
O5 Buildings and other structures are S5.1 Buildings and structures comply with the Alternative Solution – The Noosa Plan seek
appropriately designed and sited to— setbacks specified in Schedule 1 - Minimum for a 6m setback to any road frontage and 3m
a) provide amenity for users of the Boundary Setbacks. to other boundaries. The setback between the
premises as well as preserve the visual Earl Street frontage and the restaurant
and acoustic privacy of adjoining and tenancy is 1.5m.
nearby land uses;
b) preserve any existing vegetation that The applicant has included the suggested
will buffer the proposed building from design comments from nra-co-lab and
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Specific Outcomes Probable Solutions (if code assessable) Compliance
adjoining uses; provided a landscape buffer to provide
c) allow for landscaping to be provided pedestrian scale and visual softening (3.5).
between buildings; and The resultant design allows for landscaping to
d) maintain the visual continuity and be provided between buildings, and maintain
pattern of buildings and landscape the visual continuity and pattern of buildings
elements within the street; and and landscape elements within the street
e) help protect the natural character and consistent with the Specific Outcomes.
visual amenity of the Noosa River system
and other watercourses and lakes.
Site cover, gross floor area and plot
ratio No solution provided Complies - the building form is consistent
O6 The site cover, gross floor area and with surrounding unit development in the
plot ratio of buildings and other roofed locality.
structures—
a) results in a building scale that is
compatible with surrounding development;
b) does not present an appearance of bulk
to adjacent properties, roads or other
areas in the vicinity of the site;
c) maximises the retention of existing
vegetation and allows for soft landscaping
between buildings;
d) allows for adequate area at ground
level for outdoor recreation, entertainment,
clothes drying and other site facilities; and
e) facilitates onsite stormwater
management and
vehicular access.
O7 Site cover—
d) for the Attached Housing Zone does not N/A
exceed 40%.
O8 For Multiple Housing Type 2 N/A
development has a maximum plot ratio of
0.45:1.
O9 For Multiple housing Types 3 or 4, N/A
Visitor accommodation Type 4 or the
accommodation unit component of an
Entertainment and dining business Type
3— the maximum gross floor area is
equivalent to the maximum allowable
population in persons multiplied by 40m2 .
Complies – The site cover allowed is 2,098m 2
O10 For the Neighbourhood Centre Zone and the proposal is for 1,227m2.
and the Business Centre Zone the
maximum plot ratio does not exceed—
a) 0.8:1 for the first 2,000m2 of site areas;
plus
b) 0.3:1 for the balance of the site areas in
excess of 2,000m2 .
Flooding and drainage
O11 Buildings and other works are S11.1 For new buildings or structures or Complies – The finished levels are 2.5m for
designed and sited to— additions of more than 50m2 gross floor area the commercial buildings. No habitable
a) provide flood free access to premises to an existing building or structure, floor buildings are proposed.
and flood free habitable areas; levels for habitable rooms are—
b) allow only minor, short term and a) for areas where minimum floor levels are
infrequent flooding of non-habitable areas; available—not less than the specified level;
c) ensure carparking areas can be b) for areas where flood modelling is
adequately drained; available—a minimum of 500mm above the
d) ensure drainage does not adversely modelled flood level; and
impact upon other premises; and c) for areas where flood modelling is not
e) ensure filling or excavation does not available, a minimum of 500mm above the
adversely impact upon other premises highest known flood level;
by— AND
i. causing ponding of water on the site or S11.2 Where Council infrastructure is
nearby land; available—
ii. increasing flooding, which adversely a) any drainage (from buildings and land) Complies – Proposal able to comply with
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Specific Outcomes Probable Solutions (if code assessable) Compliance
affects the safety or use of any land flows to that infrastructure; and relevant requirements, including proposed
upstream and downstream; and b) the infrastructure has the capacity to accept upgrades to the frontage.
iii. adversely affecting the flow of water in any additional loading;
any overland flow path. AND
S11.3 For Residential Uses— N/A
a) where slab on ground construction is used,
filling does not extend more than 1m beyond
the building footprint and
access to car parking areas, measured from
outer walls of the building; or
b) the design consists of a suspended floor
construction;
AND
S11.4 Car parking and maneuvering areas are Complies – Proposal able to comply with
constructed at a level that permits the parking relevant requirements.
area to drain from the site by gravity means,
without the need for mechanical pumping; or
S11.5 Basements for residential uses have N/A
flood immunity above the Q100 where
alternative means to mechanical pumping are
used to achieve such immunity; or
S11.6 Basements for non-residential uses N/A
have flood immunity above the Q100 that may
be achieved by means of mechanical
pumping where the mechanical feature is
installed with adequate holding tanks and an
alternative back up power source.
Sloping sites
O12 On sloping sites, buildings and 12.1 Buildings are of split level design that N/A
structures are designed to maximise the step down the slope or have suspended floor
use of natural slope and minimise the construction; AND
need for cut and fill. S12.2 Cut or fill is less than 2m in depth
relative to natural ground surface; AND
S12.3 The distance between the ground and
the lowest part of the floor of the building does
not exceed 3m.
Roof form
O13 Roof forms— S13.1 Except for the Business Centre Zone, Alternative Solution – The main roof form
a) contribute positively to the local skyline; the main roof of the building has a roof pitch covering the shops is 5 degrees and includes
b) complement the low density character no less than 5 degrees and has minimum extensive overhangs to approximately 60% of
of the locality; 600mm eaves to at least 75% of the perimeter the perimeter of the building. Although not
c) do not present an appearance of of the building; meeting the 75%, it is acknowledged in the
excessive bulk to side neighbours; AND nra-co-lab notes the sewer zone of influence
d) use simple traditional roof designs; and S13.2 Buildings and structures do not include has placed restrictions on the ability to provide
e) do not create opportunities for residents roof top terrace areas. eaves at the rear of the building.
to overlook the private open space areas
of neighbouring properties. The overall roof form has been amended to
comply with the nra-co-lab design comments
and has been broken up to reduce the
perceived bulk. The proposed roof form
contributes positively to the local roofscape
skyline, is of Noosa Style vernacular, and
reinforces the low density character of the
locality consistent with the Specific Outcomes.
Complies – no roof top terraces proposed.
Landscaped setting
O14 Tall trees and native vegetation add No solution provided There are no tall trees and/or native
to the character of the locality and are vegetation on the site worthy of retention. A
retained; landscape plan included with the application
AND with a mixture of native species with varied
O15 Existing character trees such as canopy heights consistent with the
eucalypts, poincianas, melaleucas and surrounding character.
figs are retained.
12.10 Environment, Conservation and Recreation
O16 There are no significant adverse No solution provided Proposal able to comply with relevant
effects on biodiversity, native vegetation, requirements.
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Specific Outcomes Probable Solutions (if code assessable) Compliance
native fauna habitat, landscaped quality,
water quality or cultural heritage values,
including those related to—
a) changes to natural drainage;
b) disturbance of the wetland system;
c) management of landslide and fire risk;
d) erosion and the transport of sediments
off site;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and features,
including natural features, of cultural
heritage significance
Open space network
O17 An integrated open space network is S17.1 Open space corridors and existing Development does not affect links to open
established throughout the locality to— native vegetation in areas indicated in space in the area.
a) provide for both passive and active Schedule 5 – Map 4 are protected from
recreational pursuits; fragmentation and encroachment by
b) provide connectivity for pedestrians, development
cyclists, and horse riders;
c) provide access to Community Uses
and buildings, public open space and the
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.
Noosa Trail Network
O18 A comprehensive network of bridle S18.1 No solution provided Development will comply with relevant
trails and pedestrian and bicycle links is requirements.
established, enhanced and protected
incorporating road reserves, State forests,
Council owned land and private lands
consistent with the lifestyle and outdoor
recreation needs of the Shire’s residents
and visitors;
AND
O19 Existing and future pedestrian, bridle S19.1 Development includes linkages to or N/A
trail or bicycle linkages are retained as between existing or future components of the
part of a Shire wide trail network. Noosa Trail Network, as indicated in Schedule
5 – Map 3;
AND
S19.2 Development does not have an adverse
impact on the access functions of the Noosa
Trail Network as indicated in
Schedule 5 – Map 3, including severing of
existing or future linkages; or
S19.3 Alternative linkages to those indicated
in Schedule 5 – Map 3 are provided;
AND
S19.4 Linkages to the Noosa Trail Network
are designed and constructed in accordance
with—
a) Australian Standard 2156.1 Walking Tracks
Part 1: Classification and Signage to a
minimum of a Class 4
Standard; and
b) Australian Standard 2156.2 Walking Tracks
Part 2: Infrastructure Design
Pedestrian and bicycle pathways
O20 Safe and convenient pedestrian and S20.1 Pedestrian and bicycle pathways are The design matches in with Council’s
bicycle pathways are provided and provided and retained where indicated in proposed frontage work upgrades to Ernest
retained between and around key Schedule 5 – Map 2; Street, Earl Street and Hilton Tce.
destinations. AND
S20.2 Contributions toward a Pathways
Network are provided in accordance with
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Specific Outcomes Probable Solutions (if code assessable) Compliance
PSP20.
Noosa River
O21 Commercial development on and S21.1 No solution provided N/A
adjacent to the Noosa River is designed to S22.1 Development does not increase the
– overall footprint of commercial jetties and
a) provide for uses for marine facility structures.
purposes only; S23.1 No probable solution
b) be compatible with the scenic values of
the waterway;
c) provide a high level of amenity,
including ensuring low ambient noise
levels;
d) not increase the overall scale and
intensity of commercial operations;
e) ensure no additional commercial leases
on the Noosa River;
f) ensure no net increase in the gross floor
area of buildings or structures;
g) use materials, natural finishes and
colours that blend with the surrounding
natural landscape; and
h) reflect the character and setting of the
locality (such as timber and tin
construction with a traditional pitched roof
design).
O22 Commercial development does not
extend beyond existing commercial lease
areas72. O23 The loading and unloading
of passengers is confined to the
commercial lease areas of the respective
commercial operation.
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Specific Outcomes Probable Solutions (if code assessable) Compliance
Effects of Use
Amenity
O49 The Neighbourhood Centre Zone S49.1 At St Andrews Drive, business Complies – The site is surrounded by three
accommodates Business Uses that deliveries are undertaken only between the roads and community uses along the southern
provide for the immediate needs of nearby hours of 7:00am and 8:00pm. boundary. The businesses can operate, waste
residents, in a manner that does not servicing and deliveries can be undertaken
impact on residential amenity through without causing any significant adverse
excessive traffic, noise, artificial lighting or impacts to amenity.
fumes; AND
O50 The privacy of adjacent residential S50.1 No solution provided Appropriate conditions can be imposed
premises is maintained such that the pertaining to light spill in accordance with the
residents’ use of indoor and outdoor living Australian Standards, Exhaust Fans to be
areas is not unreasonably restricted by installed so as to not cause adverse effects to
overlooking from adjoining buildings. air quality, as well as onsite management of
waste and delivery vehicles to control noise
impacts.
Active building fronts No solution provided Complies – Ground floor uses are retail and
O51 Ground floor uses are predominantly commercial and address the carparking areas
retail or commercial businesses which and main street.
provide an active building front; AND
Complies – Outdoor dining and wide open
O52 Paved outdoor areas form social areas are provided in front of the tenancies as
gathering and dining space. a social gathering and dining space.
Accessibility No solution provided Complies – A pedestrian access ramp is
O53 Where buildings are elevated for located along all frontages to allow for
flood immunity equitable pedestrian equitable pedestrian access to the tenancies
access is provided for pedestrians in accordance with DDA requirements.
between the front property boundary and
the business entrances. Complies – Onsite parking is located in front
O54 On site carparking is visible from the of the tenancies and visible from the
roadway and designed to enable passive roadways.
surveillance.
Built form
Streetscape character & building bulk S55.1 Ground floor premises provide a Complies – The design presents a high
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Specific Outcomes Probable Solutions (if code assessable) Compliance
O55 Buildings and other structures minimum 50% glazing to the shop front to quality streetscape with building elements
present a high quality streetscape with create active building fronts. consistent with the locality and other
building elements and forms that— neighbourhood convenience centres.
a) define the business and public spaces;
b) integrate with the established pattern nra-co-lab commented that although the
and scale of the neighbourhood centre; original front façade of the building has been
c) create pedestrian scale and visual stepped, further changes to the roof design
interest; were required to break up the bulk of the
d) contribute to their setting including the building.
skyline;
e) are consistent with the bulk and scale of The applicant amended the original proposal
buildings on adjoining or nearby land; plans and broken up the roof form by
f) integrating signage with the building providing three different roof forms over the
design; main entrance to the building - consistent with
g) integrating landscaping into the building the roof pitch and form suggested by the
design and car parking areas; Council’s architect.
h) presenting subtle changes in textures
and materials to break up the building The mixture of materials with glazing to the
façades; and frontages and signage integrated into the built
i) retaining and providing areas for outdoor form. Landscaping has been chosen to
dining and meeting opportunities on the integrate with the building design and
ground level. carparking areas, as well as allow for casual
meeting areas in front of the shops.
The design contributes to the setting, creating
pedestrian scale and visual interest to the
design consistent with the Specific Outcomes.
External covered spaces S56.1 Covered walkways are at least 2.5m Complies – 3m wide awnings are provided in
O56 Pedestrian walkways and spaces are wide. front of shop 1-5 and 10. With a wider 4m
sheltered from excessive sunlight and wider awning extending out over the common
inclement weather; AND meeting area in front of shops 6-9 protecting
S57.1 Street awnings— users from inclement weather and excessive
O57 External covered spaces— a) are no higher than 3m in height. sunlight.
a) have adequate floor to ceiling heights; b) are cantilevered;
b) allow natural light to pass through to c) are set back 1m from the kerb; No covered street awnings are proposed.
internal spaces; d) are water proof; and Instead a landscaping edge is included
c) ensure continuity in awning heights; e) if including timber posts —the posts are set around the lot boundaries.
d) create intimate spaces; back not less than 1m from the kerb
e) contribute to the vitality of the street and
create active building fronts; and
f) maximise opportunities for casual
surveillance.
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Specific Outcomes and Probable Solutions for the Business Uses Code
Table 14-8 For all Business Uses
Electricity infrastructure Existing supply is adequate for
O18 The development does not adversely S18.1 No solution provided development on the site. Detailed electrical
impact on existing or future electricity supply design will determine the requirement for
infrastructure; AND any onsite transformers, which can be
conditioned to be screened within an
appropriate area setback from the frontage.
N/A
O19 All uses and works maintain an S19.1 Development for uses adjacent to or
adequate safe distance from electrical within 50m of an existing electricity
infrastructure including substations, substation incorporates noise attenuation
overhead powerlines, power poles and measures to mitigate noise impacts;
transformers.
AND Complies - The building will remain on the
S19.2 Buildings and structures (including site and clear of the existing power lines
swimming pools, sheds, tennis courts and within Earl Street.
outbuildings) are not constructed under
overhead electricity transmission lines, or
within electricity easements.
Noise Complies – The site is surrounded by three
O20 Development is designed and sited to No solution provided roads and community uses along the
avoid noise emissions that unreasonably southern boundary. The businesses can
diminish the amenity of the area or operate, undertake waste servicing and
surrounding uses. deliveries without causing any significant
adverse impacts to noise that would
unreasonably diminish the amenity of the
surrounding uses.
The applicant will manage waste and
delivery vehicles to control noise impacts.
Mechanical plant and equipment and
storage areas S21.1 Mechanical plant and equipment Complies – Mechanical equipment can be
O21 Mechanical plant and equipment are— located at the rear of the building more than
(including air conditioning equipment) and a) located more than 2m from any property 2m from neighbouring community uses in
storage areas are designed and located to— boundary; such a way as to not be visible to
a) avoid adverse visual impacts when b) where located at ground level, screened surrounding residential properties.
viewed from the street and adjoining by fencing 1.5m in height or dense
properties; and vegetation of at least 1.5m in width
b) visually integrate with the building incorporating grouped trees and shrubs with
design. maximum separation distance of 1m
measured from the centre of 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 and Retail Not applicable
business Type 3, materials stored outside
of a building do not exceed 4m in height or
half the height of the on-site buildings
whichever is the greater.
Safety and security
O22 All property boundaries are clearly S22.1 Boundaries are identified by such Complies – Existing boundaries clearly
identifiable with public and private spaces means as - identified by landscaping and changes in
clearly defined. a) fencing; or grades to the carparking areas.
b) changes in surface materials or levels; or
c) landscape treatments;
AND
S22.2 Loading and storage areas are well lit Complies – Back of house and bin areas
or can be locked after hours. can be locked after use.
S23.1 All premises are identified by the
provision of the street number in a prominent Proposal able to comply
location, preferably near the site entry, (i.e.
on the kerb or letterbox or by signage on the
building or site).
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S24.1 The number of entrances and exits Complies
are limited and main building entrances/exits
O23 All premises and access routes are are located at the front of the site, in view of
clearly identifiable to all persons, particularly the street. Where this is not possible, due to
emergency services personnel. site or existing building constraints, a well
defined path is provided to the entrance/exit;
AND
S24.2 All entrances/exits to buildings, are Proposal able to comply
well lit and signed, and signage includes
hours of operation;
O24 All building entries are designed to be AND
obvious and easily identifiable. S24.3 Entrances/exits are located to provide Complies
a direct link to driveways and carparking
areas;
AND
S24.4 Recessed doorways are avoided Proposal able to comply
where the recess is of sufficient size to
conceal a person. Where recessed
doorways are unavoidable, measures are
used to enhance safety, as follows—
a) good lighting installed;
b) strategically placed mirrors installed;
c) angled approaches provided; or
d) gates which restrict access provided.
S25.1 Windows and main entrances are
positioned to allow for casual surveillance.
S26.1 Communal open spaces, including
congregation and seating areas are situated Complies
where they are in the line of sight of
windows, doors and/or balconies of
O25 Uses are arranged within buildings and buildings, or can be seen from a street or Complies
on sites to enable external areas to be other public space.
monitored. S27.1 Buildings or structures that are visible Complies
O26 Communal open space, including from a public street or laneway—
congregation and seating areas, is located a) avoid the use of solid fences and blank
where it can be monitored. walls which attract graffiti. Where solid blank
surfaces are unavoidable, measures in the
form of landscaping, creepers, murals,
vandal resistant paint, etc are used;
b) use toughened glass, security screens
O27 Buildings and structures are designed and other measures (but not including
to minimise opportunities for vandalism. 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.
S28.1 Lighting of appropriate intensities is Proposal able to comply
provided which satisfies the requirements of
Australian Standard AS1158: Public Lighting
Code, unless otherwise specified in this
Code;
AND
S28.2 External lighting of a graduated Proposal able to comply
intensity is provided which starts at a lower
level of brightness at the perimeter of the
site and rises to a higher level at the
O28 Lighting of appropriate intensities is entrance to
provided to maximise safety. buildings or at the centre of the site;
AND
S28.3 Lighting is directed onto the site and Proposal able to comply
away from neighbouring properties;
AND
S28.4 Vandal-resistant lighting is used in
public and publicly accessible areas. Proposal able to comply
S29.1 Public toilets are located in high traffic
areas; Toilets for centre located between
AND Restaurant 1 and Shop 1 and can be gated
O29 Public toilets are designed and S29.2 Features that may legitimise loitering, off for security after hours. With the
constructed to— such as seating or public telephones are not restaurants and shop uses the toilets will be
a) ensure the safety of all people using located within 20m of toilet entrances; required to be open during their hours of
them; and AND operation. A condition can be included in
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b) take advantage of informal surveillance S29.3 Entrances to public toilets are visible this regard.
from adjoining uses and activities, from the street, footpath and other activity
discouraging non-legitimate uses. areas on the site or adjoining sites.
O30 Premises have accessibility to public S30.1 Safe and convenient pathway access Complies – A new bus stop is proposed
transport. is provided from the site to link to existing within 50m of the site within the Hilton Tce
pathway networks that services public frontage opposite Australis Noosa Lakes
transport facilities; Resort.
OR
S30.2 Direct pathway access is provided to The proposed pathway access leads to the
the public transport facility if the facility is existing access to the bus stop facilities.
contained on site or within 50m from the
property boundary
O31 Business Uses are designed and S31.1 Safe and convenient cycle access to Complies
constructed to encourage users of the and from the site from the existing road and
development to access the site by means of bicycle network, and safe bicycle movement
foot or bicycle through provision of within the site is provided;
appropriate end-oftrip facilities including AND
bicycle parking and shower/change rooms S31.2 Secure and convenient parking space Complies
for bicycles is provided on site in accordance
with AS2890.3 Bicycle Parking Facilities and
Figure 14-1 Minimum Requirements for
Bicycle Parking;
AND
S31.3 Where at least 5 bicycle parking
spaces are required in accordance with Complies - Proposal requires 12
Figure 14-1 Minimum Requirements for bicycle spaces, 6 lockers and 1
Bicycle Parking, end-of-trip cycle facilities shower for the use areas. 12 bicycle
are provided at the following rate: parking spaces, 10 lockers, a shower
a) 1 locker per 2 bicycle parking spaces; and and change room is proposed on the
b) 1 shower cubicle with ancillary change site outside the entrance.
rooms per 10 bicycle spaces or part thereof;
AND
S31.4 Bicycle parking spaces and cyclist
facilities are designed in accordance with
AUSTROADS Guide to Traffic Engineering
Practice, Part 14 – Bicycles, Section 10; Proposal able to comply with scheme
AND requirements. Details to be provided at
S31.5 On-site pedestrian facilities such as Operational Works stage.
seating and shade structures are provided in
developments for the convenience of
persons walking to the site. Complies
Site facilities
O32 Waste storage areas, external storage 32.1 Waste storage areas, external storage Complies – The waste storage
areas and loading docks do not detract areas and loading docks are situated to the areas are located at the rear of the
from the visual amenity of the streetscape rear of the building or under the ground; site and contained within a locakable
or cause nuisance to adjoining properties. OR bin storage and wash area, visually
S32.2 With the exception of the access way, screened from the street.
waste storage areas, external storage areas
and loading docks are visually screened by
landscaping or fencing.
Environment & heritage values Complies – no changes to natural
O33 There are no significant adverse effects No solution provided vegetation.
on the biodiversity, natural vegetation, native
wildlife, habitats, landscape quality, water
quality or heritage values, including those
related to—
a) changes to natural drainage;
b) disturbance to any of the wetland
systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments
offsite;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and behaviour;
and
h) disturbance of buildings and features,
including natural features, of heritage
significance.
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Specific Outcomes and Probable Solutions for the Landscaping Code
column 1 column 2 Column 3
Specific Outcomes Probable solutions (if code Compliance
assessable)
Effects of use
O1 Sufficient landscaped areas are provided S1.1 Landscaped areas, not less than the Alternative Solution –
to— minimum areas and dimensions specified in Required minimum 10%
a) enhance the visual amenity and Tables 14-56 or 14-57, are provided and landscaping area with 6m width
natural landscape character of the from all other boundaries
maintained;
area, AND
streetscape and local area; Proposal includes a minimum 10%
S1.2 Landscaping is designed, planted and of landscaping with 2m wide
b) retain natural landscape features, maintained in accordance with PSP3 landscaping along Hilton Tce, 1.5m
such as rock outcrops and existing Landscaping Plants and Guidelines. to Earl Street and 3.6m to Ernest
large trees;
Street.
c) retain existing native vegetation and
enhance buffer areas around
property boundaries;
d) suit the relative size and nature of
the development and its setting;
e) reduce the visual impact of large or
bulky structures and fencing along
watercourses; and
f) conceal service, carparking and
loading areas of developments;
g) screen incompatible land uses; and
h) provide privacy between any
dwelling units and accommodation
units on and adjoining the site to a
height and density appropriate to
the scale of the development.
Building and landscape design S2.1 Below ground components of buildings N/A
O2 Site layout and building and do not extend beyond the above ground
landscape design— footprint to allow for landscaping particularly
within building setback areas;
a) provides for soft landscaping to be AND
established in and around the S2.2 Basement carparks do not encroach N/A
development;
into building setback areas;
b) maximises the retention of large canopy AND
trees; S2.3 Plants are grouped in mulched beds Complies
rather than planted individually to provide for
c) within the Eastern Beaches Locality and
optimum growing conditions and less
Noosa Heads Locality, avoids the
maintenance;
removal of heath vegetation, except
AND
where required for internal roads and Complies
service and infrastructure construction; S2.4 These plants grouped in mulched beds
are not subject to any hedging maintenance
d) minimises the extent of impervious paved regimes;
areas; AND
S2.5 Landscaping is designed, planted and
e) provides for suitable plant layouts and Complies
maintained in accordance with PSP3
densities;
Landscaping
f) facilitates the adoption of appropriate Plants and Guidelines;
planting techniques; and AND
Hardstand areas drain into
considers on-going maintenance requirements S2.6 Alternatives to impervious pavement are
landscaping areas and bioretention
to assure the establishment and ongoing provided and are located where landscaping
areas.
survival of plantings. and existing vegetation will benefit from
increased infiltration of rainwater.
Species selection S3.1 Plantings— Complies – Plantings have been
O3 Landscaped areas include plant a) comprise plant species identified for the chosen and designed in accordance
species that— relevant landscape character area in with PSP3. No undesirable plant
PSP3 species are proposed.
a) are appropriate to the biophysical
conditions and landscape character of the Landscaping Plants and Guidelines; and
area; b) avoid undesirable plant species
b) are suitable for the space available, the identified in PSP3 Landscaping Plants
level of visual and climatic exposure, the and Guidelines;
functional requirements of the site and OR
the scale of the development;
provide for appropriate levels of shade S3.2 For landscaping around pool areas— N/A
a) no more than 30% of the
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column 1 column 2 Column 3
Specific Outcomes Probable solutions (if code Compliance
assessable)
and sunlight to occupants of the landscaped area is a mixture of
development throughout the year; plants of local origin and exotic plant
d) minimise the demand for water use; species, provided none of the plant
species are undesirable plants
e) in road reserves, provide street trees identified in PSP3 Landscaping
with effective canopy shading having Plants and Guidelines; and
regard to the size and scale of the road b) palms are specifically located in
reserve and the location of services and group plantings in accordance with
other structures; PSP3 Landscaping Plants and
f) for street trees in towns are villages, are Guidelines;
consistent with the existing streetscape AND
character; S3.3 Root guards are utilised around
g) do not cause potential damage to species with potentially invasive roots. Complies
buildings or structures;
h) are not harmful to pedestrians,
particularly around schools, childcare
centres, shopping areas and other high
pedestrian areas;
i) in intensively used environments, can
endure high levels of activity; and
for rural residential developments, are best
suited to less intensive maintenance and low
availability of water for gardens.
Landscaping is designed and located to S4.1 No solution provided. Complies - Appropriate street tree
maximinimise the safety and security of public and varieties have been used to ensure
private areas by— adequate site lines near entrances
clearly defining the boundaries between Figure 14-16 — Landscaping allows for and exits.
private and public spaces; promoting casual adequate safe vision at driveways and
surveillance of buildings and public areas intersections
from the street and other public areas for
personal security reasons; avoiding
concealment spots; and maintaining safe S5.1 Landscaping provided which allows
sight distances to and from road and building adequate visibility for casual surveillance of
corners, carpark entrances and driveways public and semi-public spaces, including
(see Figure 14- entrances and exits to sites and buildings,
16); by:
maintain safe sight distances at planting bed
ends within carparks; a) planting trees which have clean trunks
protecting solid fences from graffiti by to a height of at least 1.8 m; and
incorporating elements such as b) appropriately spacing shrubs at 1.2m
landscaping, creepers, murals or vandal horizontal centres, with a maximum
resistant paint; and separating and defining height of 0.75m, to avoid clumping
pedestrian and vehicle circulation routes. and to retain sightlines.
The provision of landscaping is to a factory
standard ensuring that it does not
lead to opportunities for concealment and
possible assault sites.
O6 Street trees and plantings in towns and S6.1 Street trees and trees in carparking The proposed street trees provide
villages, carparks and other areas where areas achieve a maximum of 900mm clear for adequate site line to and from
potential conflicts with vehicles and pedestrians trunk height for a 2.0m high tree at planting the development.
are evident, are planted so as to maximise and are able to attain a clear trunk height of
vehicle and pedestrian safety. 1900mm on maturity;
AND
S6.2 All scrub planting to be a maximum
height of 700mm from the road pavement
(not top of kerb).
Services and utilities S7.1 Plant species used in landscaping Complies - Tree varieties have
O7 All landscaping works maintain adjacent to substations, or adjacent to or on been carefully chosen to avoid
adequate safe distance from services and electricity transmission line easements, are overhead transmission lines and
utilities including substations, overhead less than 4m high at maturity and do not other services.
powerlines, power poles and transformers, encroach within 3m of a substation boundary;
street lamps, stormwater catchment pits, and OR
underground services and utilities. S7.2 For trees higher than 4m, trees are
planted at a distance from any part of an
electricity transmission line at least equal to
Figure 14-17 the expected height of the tree at maturity
(see Figure 14-17);
AND
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S7.3 For power lines that connect to a
premises, the height of plant species at
Figure 14-18 maturity provides for a 2m clearance below
the power line; (see Figure
14-18)
AND
S7.4 Trees and large scrubs are located a
minimum of—
a) 5m from electricity poles and pillars;
b) 4m from street lamps;
c) 2m from stormwater catchment pits;
and
d) 2m from underground services and
utilities;
AND
S7.5 Plants are located to enable
tradespersons to access, view and inspect
service meters, such
as water and electricity meters;
AND
S7.6 Root barriers are installed around
trees that are located within 3m of any
infrastructures or that have potentially
invasive roots.
O9 – Landscape Entry Statements Not Applicable
O8 Tree and plant massing are the dominant S8.1 No solution provided.
features of entry statements to residential or
commercial estates and are integrated with the
landscape theme of the estate and the natural
landscape character of the locality, rather than
the entry being dominated by built elements
such as masonary walls, waterfalls and
assembled rock outcrops. (see Figure 14-19).
O9 Entry statements are low maintenance. S9.1 Landscaped entry statements are low
Figure 14-19 Typical estate entrance maintenance and located entirely within
privately owned land.
Private open space S10.1 For Multiple housing Types 2 and Not Applicable
O10 Private open space is— 4, each dwelling unit provides for
a) provided to all dwelling units and landscaped private open space
accommodation units; comprising—
b) of adequate size and dimensions to suits a) for units at ground level, a minimum
the needs of occupants; area of 25m2 exclusive of the clothes
c) clearly set apart for private use and drying area, with minimum dimensions
separate from communal areas; of 4m and maximum gradient of 1 in
d) directly accessible from a living area of 10 (10%); or
the unit; b) for units above ground level, a
e) located away from noise generating minimum area of 12m2, with minimum
uses; dimensions of 2.5m; or
f) capable of receiving adequate sunlight; c) if small dwelling units within the
and
Business Centre Zone, a balcony not
designed to provide for the privacy of
less than 1.5m depth and with a
occupants of the premises and adjoining
minimum area of 4m2;
premises.
AND
S10.2 For Multiple housing Types 2 and 4, Not Applicable
the private open space area at ground level
is enclosed by side and rear fencing,
screening or dense landscaping and the
landscaping can attain the equivalent of 60%
of the height of the building on maturity to
protect the privacy of residents;
OR
S10.3 For Visitor accommodation no
solution provided Not Applicable
Communal open space - Not Applicable
O11 Communal open space within the
development provides adequate area for
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children to play and for socialising, and
preferably has a northern aspect.
Screening & Mounding No solution provided Not Applicable
O12 Planting is provided between units,
adjacent to service and car parking areas and
around the boundary of the site to provide for Figure 14-20
adequate screening. (see Figure 14-20).
O13 Clothes drying areas and waste disposal
areas are screened from adjoining properties
and road frontages.
O14 Mounding adjacent to units do not extend
into service corridors, cover utility covers,
obstruct overland stormwater flow, or cause
ponding on footpaths, verges or on adjoining
private property.
O15 Mounding associated with noise barriers is
designed to avoid linear shapes and
incorporates undulating shapes and forms that
vary in height and width.
Streetscape character No solution provided Not Applicable
O16 Landscaping complements and enhances
Figure 14.21 Lack of integration with
the existing streetscape character by providing
street, unsuited to scale of buildings
plantings that match the scale of buildings
within the street. (see Figure 14-21 and Figure
14-22).
Figure 14-22 Continuation of streetscape,
scale of building and landscaping relate
O17 Where a podium is provided, planting is
well
established on the podium to soften the bulk
and appearance of the building, and species
are used that can tolerate difficult climatic
conditions.
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Passive solar access and energy efficiency Not Applicable
O18 Plantings contribute to passive solar
access, energy efficiency and amenity by
providing shade in summer, particularly to
western walls and open car parking areas, and
admitting winter sunlight to outdoor and indoor
living areas.
Design of commercial and retail spaces No solution provided Complies - landscape plan
O19 Landscaping softens building bulk and appropriately applied to reduce the
creates pleasant settings for visitors and staff Figure 14-23 Landscaping solutions that visual impact of building bulk
that function well in an intensively used appear to lessen the impact of building bulk creating a pleasant settings for
environment by— visitors and staff
a) providing canopy trees and ancillary shade Figure 14-24 Outdoor eating areas integrate
structures; well with the streetscape
b) using shrubs and garden beds to clearly
define public spaces and pedestrian walkways;
c) providing areas for public art, where
appropriate;
d) providing outdoor areas with seating for staff
and visitors;
e) adopting landscape solutions that reduce the
visual impact of building bulk (see Figure 14-
23);
f) using screen planting to conceal service and
loading areas;
g) making provision for outdoor dining areas
where appropriate, that integrate well within the
streetscape (see Figure 14-24);
h) providing adequate screening along the
perimeters of the development;
i) avoiding the use of formal planting design for
frontage works; and
j) providing planting design and species
selection that can endure an intensively used
environment.
Industrial Business No solution provided Not Applicable
O20 Landscaping within industrial
developments is designed to—
a) maximise retention of existing vegetation;
b) provide planting in mulched areas at
entrances, along boundaries and around car
parking and site facilities to provide screening
and shading;
c) lessen the impact of building bulk though the
planting of vegetation that is in scale with the
building, and by using mounding where
appropriate (see Figure 14-25); and
d) provide outdoor areas for staff.
Road reserves S23.1 A minimum of 1 street tree is provided Complies - The landscaping plan
O23 Landscaping within road reserves— per lot or every 8m of frontage, whichever is integrates with Council’s proposed
a) enhances the streetscape quality and the greater; frontage works, including footpath
natural landscape character of the area; AND and intersection upgrades.
S23.2 Where vehicles are parked parallel to
b) provides buffering to adjoining uses;
the kerb, landscaping is setback a minimum
c) maintains the functionality of the road of 500mm from the back of the kerb to allow
reserve for vehicles, pedestrian and adequate access (see Figure 14-26);
bicycles, including providing adequate AND
allowance for pedestrians to use the S23.3 Street trees are planted a minimum of
verge; 1m from the back of the kerb in the road
d) provides for the retention of existing tall reserve verge.
trees and remnant native vegetation;
Figure 14-26 Allow 500mm for passenger
e) allows for the opening of car doors
Access
along urban streets;
f) allows for maintenance or emergency
access to service corridors and utilities;
g) maintains site distances to and from
corners, intersections, driveways and
pedestrian crossing points; and
maintains overland stormwater flow to avoid
ponding on footpaths, nature strips or adjoining
premises.
O24 – 25 Watercourses and Wildlife corridors - Not Applicable
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Water management Complies - The proposal minimizes
O26 Landscaping works promote the effective S26.1 The infiltration and conservation of impervious services and provides a
use of water through appropriate plant water is optimised through— coherent landscape design to
selection and layout and by maximising a) selecting native plant species identified conserve water for reuse in garden
opportunities for water infiltration. in areas on the site.
PSP3 Landscaping Plants and
Guidelines;
b) grouping plants in mulched beds;
c) minimising impervious surfaces;
d) using semi-pervious pavement
surfaces; such as grass cell paving, as
a alternative to pervious surfaces
e) draining hard surfaces areas to
landscaped areas;
f) planting microphytes along driveways
to absorb hydrocarbons; and
g) using surface and subsurface drainage
swales.
O27-29 – Soil Stability on steep slopes, large Not Applicable
carparking and onstreet parking areas
Off street carparks S28.1 One advanced canopy tree (a Complies –
O28 Landscaping of carparking areas is minimum of 100 litres pot size) is provided— - 16 major tree varieties are
designed to— a) in towns and villages, shopping centres or proposed around the perimeter
a) reduced the visual impact of the commercial areas— for every 4 carparking of the 48 carpark site.
development; spaces; or
b) provide for advanced canopy trees to shade b) otherwise—for every 6 carparking spaces;
vehicles and to reduce reflected radiation; AND
c) ensure canopy trees are protected from S28.2 A minimum area of 5m2 is provided - Sufficient area around each
vehicle damage by providing adequate sized around each canopy tree, which is mulched tree for mulching and support.
garden beds; and treated; AND
d) maximise opportunities for infiltration of S28.3 Plants are grouped in mulched beds - Plants are grouped in defined
rainwater on-site; and rather than using individual, evenly spaced garden bed areas
e) minimise contaminated runoff entering the trees and scrubs; AND
stormwater system and watercourse. S28.4 Semi-pervious pavement surfaces are - Rainwater to be directed to
used, such as grass cell paving, to increase garden beds for water
infiltration of rainwater and minimise treatment.
contaminated runoff, including hydrocarbons,
entering the stormwater system and
watercourses; AND
S28.5 Runoff from carparking areas is
directed to landscaped areas to minimise
contaminate runoff, including hydrocarbons,
entering the stormwater system and
watercourses; AND
S28.6 Garden mounding is incorporated into - Garden mounding is
carparking areas adjacent to frontages; AND incorporated around the
S28.7 Surface and subsurface drainage perimeters of the carparking
swales are used to maximise stormwater area to provide a buffer to the
infiltration; AND street frontages.
S28.8 A planting bed of at least 1m width
with screen fencing and dense planting is
provided to any property boundary with an
adjacent residential development.
On-street car parks S29.1 Where vehicles are parked parallel to Not Applicable – landscaping and
O29 Edges to parking and turning spaces for the kerb, landscaping is setback a minimum footpath works to be undertaken by
on street parking are landscaped to provide of 500mm from the back of the kerb to allow Council as part of the Street
shade and screening, while ensuring adequate adequate access (see Figure 14-27); AND upgrades.
access to vehicles. S29.2 Street trees are planted a minimum of
Figure 14-27 Allow 500mm for passenger 1m from the back of the kerb in the road
access reserve verge.
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Specific Outcomes and Probable Solutions for the Natural Hazards (Flooding) Code
column 1 column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Compliance
Hazardous materials S14.1 Materials manufactured or stored on-site Not Applicable
O14 Development avoids the release of are not hazardous or noxious, or comprise
hazardous materials into floodwaters and materials that may cause a detrimental effect on
the environment. the environment if discharged in a flood event; or
S14.2 Structures used for the manufacture or
storage of hazardous materials are—
a) located above the defined flood level; or
b) designed to prevent the intrusion of floodwaters.
Essential network infrastructure S15.1 Components of the essential network Not Applicable
O15 Essential network infrastructure (e.g. infrastructure that are likely to fail or may result in
electricity, water supply, sewerage and contamination when affected by flood water—
telecommunications) maintains effective a) comply with Table 13.12; or
function during and immediately after b) are designed and constructed to exclude water
flood events inundation or infiltration and resist hydrostatic and
hydrodynamic forces as a result of inundation.
O16 Community Uses and Infrastructure S16.1 Community Uses and Infrastructure Uses Not Applicable
Uses are able to function effectively are sited and constructed to ensure that floor
during and immediately after flood events. levels comply with flood immunity requirements
specified in Table 13.12; OR
S16.2 Essential community infrastructure which is
located below the specified flood immunity
requirements— a) is designed and constructed to
function effectively during and immediately after
the recommended flood level flood event; and
b) has an emergency rescue area above the
probable maximum flood if it is for emergency
services (including emergency shelters, police
facilities, hospitals and associated facilities).
Development siting and design S17.1 No probable solution. - The site is proposed to be
O17 Development provides that for all filled for the commercial
flood events up to and including the development. Prelodgement
discussions with Noosa
defined flood event—
Council did not require any
a) the safety of people on the site is flood study to be carried out on
protected; b) the capacity to use land in the existing commercial zoned
the flood plain is not adversely affected; site within the Noosa
and c) the risk of damage to property on floodplain.
the site is avoided or minimised as far as - The finished floor levels are at
practicable. AND 2.5m AHD and is above the
1% AEP for the site.
O18 All lots have sufficient area that is S18.1 The minimum area above flood level for
above the define flood event flood level or each lot, is in accordance with Table 13.13; AND
where modelling is not available, the S18.2 Where the existing roads servicing a
highest recorded flood level, to safely and development provide a specific flood immunity (as
adequately accommodate the intended determined by the Qld Transport Road and
use; AND Drainage Design Manual, Queensland Urban
O19 Development is undertaken in a Drainage Manual and the Australian Rainfall and
manner that ensures— a) natural Runoff Guide), all lots have access to the flood
hydrological systems are protected; b) free area identified in Table 13.13 that matches
natural landforms and drainage lines are the road immunity; AND
maintained to protect the hydraulic S19.1 Flood immunity for development areas is
performance of waterways; and c) not achieved by filling land below the 1% AEP
development integrates with the natural (1:100 year ARI) flood level; or
landform rather than modifying the S19.2 Where modelling is not available, flood
landform to suit the development; immunity for development areas is not achieved by
filling land below the highest recorded flood level.
O20 Development does not compromise S20.1 Development provides an effective
the safety of people resulting from evaluation route that remains passable, with
residual flood risk associated with events sufficient flood warning time, to enable people to
that exceed the defined flood event, up to progressively evacuate to safe areas above the
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Specific Outcomes Probable solutions (if code assessable) Compliance
and including the probable maximum probable maximum flood in the face of advanced
flood. flood waters for events exceeding the defined
flood event; OR
S20.2 Development provides for an area of
sufficient size and dimensions on site above the
probable maximum flood that allows for safe
congregation and refuge.
Earthworks No solution provided. - The site is proposed to be
O21 Filling or excavation only occurs filled for the commercial
where it— development. Prelodgement
discussions with Noosa
d) results in the protection, rehabilitation
Council did not require any
and repair of ecologically important areas, flood study to be carried out on
watercourses, drainage lines and the existing commercial zoned
wetlands; and site within the Noosa
e) does not adversely impact on the floodplain.
overall hydrology, hydraulics and flood
capacity of the waterway, and does not
result in a reduction in flood storage
capacity.
f) does not adversely impact on water
levels on properties elsewhere.
Flood impacts S22.1 In the Flood Hazard area, as identified on - The site is proposed to be
O22 Development does not directly, the Natural Hazards Overlay Maps, or in areas filled for the commercial
indirectly or cumulatively alter the flood otherwise determined to be subject to the defined development. Prelodgement
discussions with Noosa
characteristics external to the flood event—
Council did not require any
development site for all flood events up to a) there is no loss of on-site flood storage flood study to be carried out on
and including the defined flood event capacity; and the existing commercial zoned
based on— b) all changes to level, depth, duration and velocity site within the Noosa
a) current climate conditions; and of floodwaters are contained within the site for all floodplain.
b) incorporating an appropriate allowance flood events up to and including the defined flood
for the predicted impacts of climate event based on current climate and predicted
change. impacts of climate change at 2100.
Building design and building form S23.1 Buildings and materials and surface The design includes a gentle slope
O23 Development ensures that building treatments used below the defined flood event are from the road to the tenancies
design and built form accounts for the resilient to water damage and do not include wall facilitating pedestrian flows and
visual and physical connectivity
potential flood risks and are resilient to cavities that may be susceptible to the intrusion of
between the footpath and ground
flood events by— water and sediment; floors. Landscaping is provided
a) ensuring building materials used have S23.2 Buildings are designed to integrate well with along the Earl Street frontage to
high water resistance and will improve the the street level and the levels of adjoining screen the level difference between
resilience of a building during and after a properties to facilitate pedestrian flows and visual the tenancy and the higher finished
flood event; and and physical connectivity between the footpath floor level.
b) maintaining a functional and attractive and ground floors;
street front address appropriate to the S23.3 Buildings incorporate appropriate screening
intended use. to ensure that any under-storey is not visible from
the street, where such screening does not impede
flood water flows;
S23.4 Residential buildings minimise risk from
flooding by providing parking and other low
intensive, non-habitable uses at ground level;
S23.4 Non-residential buildings and structures are
oriented to the street by activating the street
frontage with appropriate uses and urban design
treatments such as recessed wall treatments,
screening or landscaping, whilst allowing for flow
through of flood waters on the ground floor.
Disaster Management S24.1 Development does not— - The site is proposed to be
O24 Development supports, and does not a) increase the number of people calculated to be filled for the commercial
unduly burden, disaster management at risk from flooding; development. Prelodgement
discussions with Noosa
response or recovery capacity or b) increase the number of people likely to need
Council did not require any
capabilities. evacuation; flood study to be carried out on
c) shorten flood warning times; or the existing commercial zoned
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Specific Outcomes Probable solutions (if code assessable) Compliance
d) impact on the ability of traffic to use evacuation site within the Noosa
routes, or unreasonably increase traffic volumes floodplain.
on evacuation routes.
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Specific Outcomes and Probable Solutions for the Natural Hazards (Acid Sulfate Soils) Code
column 1 column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Compliance
General Partial solution Douglas Partners have provided a
O25 Works do not disturb acid sulfate S25.1 The disturbance of acid sulfate soils is site specific report on site specific
soils or are managed to avoid the release avoided by— geotechnical investigations and
management of Acid Sulfate Soils.
of acid or associated metal contaminants a) not excavating or otherwise removing soil or
Any construction is to follow the
sediment identified as containing acid sulfate soils; recommendations of the report so
b) not permanently or temporarily extracting as to avoid the release of acid or
groundwater that results in the aeration of associated metal contaminants.
previously saturated acid sulfate soils; and
c) not undertaking filling that results in actual acid
sulfate soils being moved below the watertable or
previously saturated acid sulfate soils being
aerated;
OR
S25.2 The disturbance of acid sulfate soils avoids
the release of acid or associated metal
contaminants by—
a) neutralising existing acidity and preventing the
generation of acid and associated metal
contaminants; and
b) preventing the release of surface or
groundwater flows containing acid or associated
metal contaminants into the environment.
Page 19
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7.1
Engineering Works Codes
column 1 column 2 Column 3
Specific Outcomes Probable solutions (if code Compliance
assessable)
Driveways and Carparking Code
The design meets all relevant Probable Solutions with the following key features:
The proposed development reduces the crossover driveway accesses from 6 existing to 2 locations.
The proposed access from Ernest Street allows left-in and right-in movements into the site.
All movement access is available from Earl Street.
The proposal provides adequate numbers of parking spaces for the use (48 including 5 motor scooter spaces).
2 Additional bays provided in the Hilton Tce frontage.
Car parking arrangements comply with AS2890.1
Earthworks Code
The design meets all relevant Probable Solutions with the following key features:
The site drains to Council’s existing stormwater infrastructure in the street.
Changes to the levels will not have any adverse flooding impacts on adjoining sites.
Filling to be undertaken in accordance with PSP5 and the recommendations of the PASS & Geotechnical Engineering
Report
Existing Services Code
No existing Council services are on the subject site. A water approval and relevant easements will be established at the time of
Building Approval. A 1.5m setback to the existing sewer alignment along the southern boundary is provided in this regard.
Erosion and Sediment Control Code
The design meets all relevant Probable Solutions with the following key features:
Construction works will be designed, planned and executed with respect to the principles of erosion reduction, drainage
management and sediment capture in accordance with the relevant State guidelines.
Transport, Roads and Drainage Code
The design meets all relevant Probable Solutions with the following key features:
The site will match in with the planned footpath and roadworks along the street frontages.
Appropriate pedestrian connectivity provided to nearby bus stops.
Pathways have ramps at all kerb corners for wheelchair and pram access
Development access does not compromise the functions of particular roads as indicated in the road hierarchy, and does not
adversely impact on the safety, capacity and operations of the road system.
Waste Management Code
The design meets all relevant Probable Solutions with the following key features:
Separate bin storage facilities able to accommodate a2 x 240l bins are provided for at the front of the site.
The bin areas are screened from the street and allow convenient access for users.
The bin wash areas are sealed and bunded and drains to the sewer.
The area is able to be serviced by a hosecock and backflow prevention device from the nearby water taps at the front of the
building.
Waste Management Plan included as part of the application for the demolition and the operations of the shopping centre.
Water Sensitive Design Code
The design meets all relevant Probable Solutions with the following key features:
The runoff is to be directed to garden bed areas for treatment before entering the stormwater network.
Water treatment and detention to be undertaken in accordance with the Stormwater Management Plan for the site.
Page 20