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Volume 2 - Code Responses · 132006.823
VIRIDIAN NO
VIRIDIAN $
VIRIDIAN
NOOSA PROJECT
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TABLE OF CONTENTS
Page No.
1.0 INTRODUCTION ...................................................................................................................... 1
1.1 PURPOSE ................................................................................................................................................................ 1
1.2 APPROACH ............................................................................................................................................................ 1
1.3 D EFINITION OF WATERCOURSE/DRAINAGE LINE ...................................................................................... 1
2.0 OBSERVATIONS AND CONCLUSIONS.................................................................................2
3.0 ATTACHED HOUSING ZONE CODE ....................................................................................3
4.0 BIODIVERSITY OVERLAY CODE ..........................................................................................8
5.0 DRIVEWAYS AND CAR PARKING CODES .......................................................................... 20
5.1 D RIVEWAYS......................................................................................................................................................... 20
5.2 CAR PARKING AND MANEOUVRING.............................................................................................................. 23
6.0 EARTHWORKS CODE ............................................................................................................ 28
7.0 EROSION AND SEDIMENT CONTROL CODE ................................................................. 34
8.0 EXISTING SERVICES CODE ................................................................................................. 38
9.0 LANDSCAPING CODE............................................................................................................ 44
10.0 NATURAL HAZARDS OVERLAY CODE .............................................................................. 61
10.1 BUSHFIRE H AZARD AREAS .............................................................................................................................. 61
11.0 NOOSA HEADS LOCALITY CODE ....................................................................................... 67
12.0 OPEN SPACE CONSERVATION ZONE............................................................................... 84
13.0 RESIDENTIAL USE CODE .................................................................................................... 86
13.1 FOR ALL RESIDENTIAL USES........................................................................................................................... 86
13.2 FOR MULTIPLE HOUSING TYPE 2 - D UPLEX ................................................................................................ 94
13.3 FOR MULTIPLE HOUSING TYPE 3 RETIREMENT & SPECIAL NEEDS..................................................... 95
13.4 FOR MULTIPLE HOUSING TYPE 4 CONVENTIONAL ................................................................................ 98
13.5 FOR MULTIPLE HOUSING TYPE 5 RELOCATABLE.................................................................................... 99
14.0 TRANSPORT, ROADS AND DRAINAGE CODE.................................................................102
15.0 VISITORS ACCOMMODATION CODE................................................................................113
15.1 ALL VISITOR ACCOMMODATION .................................................................................................................. 113
15.2 TYPE 1 H OME HOSTED ............................................................................................................................... 117
15.3 TYPE 2 - CARAVAN PARKS ............................................................................................................................. 118
15.4 TYPE 3 RURAL ACCOMMODATION ........................................................................................................... 122
15.5 TYPE 4 CONVENTIONAL (V ISITOR HOSTEL)........................................................................................... 123
15.6 TYPE 4 CONVENTIONAL (URBAN G UESTHOUSE) ................................................................................. 126
15.7 TYPE 4 CONVENTIONAL (MOTEL OR RESORT STYLE) ......................................................................... 126
16.0 WASTE MANAGEMENT CODE ...........................................................................................128
17.0 WATER SENSITIVE DESIGN CODE ...................................................................................132
18.0 WATER SUPPLY AND SEWERAGE RETICULATION CODE ..........................................137
18.1 WATER SUPPLY ................................................................................................................................................. 137
18.2 SEWERAGE RETICULATION ............................................................................................................................ 140
19.0 BUSINESS USES CODE..........................................................................................................143
19.1 FOR ALL BUSINESS USES.................................................................................................................................143
19.2 E NTERTAINMENT AND D INING BUSINESS OR RETAIL BUSINESS TYPES 1 OR 2 ................................ 149
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IN TRODUCTION [OCR of page images] INTRODUCTION
Page 4
1.0 INTRODUCTION
1.1 Purpose
This volume (Volume 2) forms part of the assessment in four volumes in support of a development
application made to Noosa Shire Council for a development permit for a material change of use (MCU)
for Stage III of the Viridian Resort at 5 Morwong Drive, Noosa Heads.
The assessment is presented as follows:
Volume 1, is a Planning Report and Assessment Summary of the main planning, engineering design
and ecological considerations;
this volume, Volume 2, provides a detailed response to the applicable codes contained in the
Noosa Plan;
Volume 3 includes all consultant reports; and
Volume 4 provides all plans and figures.
1.2 Approach
All applicable codes are presented as written in the Noosa Plan, with an additional right-hand column
containing the response to each acceptable solution.
A summary statement highlighted in bold at the top of each response indicates whether the proposal is
considered to be not applicable, to comply with either the probable solution or the specific outcome, or
to not comply.
Where, in a limited number of instances, an alternative solution is identified, an explanation of the
reasons is also provided. Further discussion of these items is provided in the Planning Report at Volume
1.
1.3 Definition of Watercourse/Drainage Line
In accordance with Biodiversity Overlay Map OM6.1 of The Noosa Plan, the topographical feature (or
gully) traversing the site, classified by previous application documentation as an intermittent
watercourse/ creek, is now to be referred to as a drainage line .
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
11 April 2006 Page 1
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OBSERVATION S AN D
CON CLUSION S
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OBSERVATIONS AND
CON CLUSIONS
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2.0 OBSERVATIONS AND CONCLUSIONS
The following assessment demonstrates that the proposal achieves a high level of performance against the
stated terms of the Noosa Plan. Alternative solutions, and variations are all supported by sound
engineering planning and environmental analysis.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
11 April 2006 Page 2
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ATTACHED HOUSIN G
ZON E CODE
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ATTACHED HOUSING
ZONE CODE
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3.0 ATTACHED HOUSING ZONE CODE
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Consistent Uses
O40 No solution provided. Complies with specific outcome.
The following defined uses and use classes are Multiple Housing is not proposed. Visitor
consistent uses and are located in the Attached Accommodation Type 4 is proposed.
Housing Zone
(d) Multiple Housing if not on Lot 110 on Plan
98016L19.DWG-RevA being the Viridian
Noosa Resort at Viewland Drive; and
(e) Visitor accommodation Types 1, 2, or 4.
Inconsistent Uses
O41 No solution provided. Complies with specific outcome.
The following defined uses and use classes are Neither Multiple Housing nor Visitor
inconsistent uses and are not located in the Accommodation Type 3 are proposed. As with
Attached Housing Zone the Court Approved Scheme (CAS),
. entertainment and dining business is proposed
(b) Commercial business; to service the conference facility and the resort.
(c) Entertainment and dining business; See response to O42 below, which provision
(f) Retail business; specifically intends for the subject land to
. accommodate certain business uses.
(l) Multiple Housing if on Lot 110 on Plan
98016L19.DWG-RevA being the Viridian
Noosa Resort at Viewland Drive
(m) Visitor accommodation Type 3.
Effects of Use
O42 No solution provided. Complies with specific outcome.
The following sites are developed and maintained Visitor Accommodation -Type 4, Entertainment
for Visitor accommodation Type 4 and associated and Dining Business, Commercial Business Type
Business Uses 2 Medical, and ancillary retail uses are proposed
. on the site.
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Viridian Stage 3
Attached Housing Zone Code 11 April 2006 Page 3
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
(b) Lot 110 on Plan 98016L19.DWG-RevA being
the Viridian Noosa Resort at Viewland Drive.
Built Form
Streetscape character
O43 S43.1 Complies with specific outcome.
Buildings and structures:- Buildings and other structures are designed to:- Due to distance from adjoining buildings, the
a) have a bulk and an architectural scale a) provide vertical and horizontal articulation at bulk and architectural scale of the proposal is
consistent with buildings on adjacent maximum intervals of 3m through features such determined by the adjacent Viridian Residences.
properties; as stepped wall alignments, covered entries, The proposal sites resort villas adjacent to the
decks, balconies, verandahs, sunhoods or other Viridian Residences which are of a similar scale
design; and architectural techtonic. This provides a
b) vary and break up the roof forms through continuity in streetscape between the projects.
gables or different pitches to add visual interest
b) do not dominate the streetscape or detract and define the individual dwelling units; The three storey nature of the proposed B Block
from the visual amenity of adjoining c) provide individual segmented balconies for each and Q block, is consistent with the adjacent 3
properties; dwelling unit to reduce dominant horizontal storey S block of the Viridian Residences (and
banding; also Buildings R1 and R9 of the previous CAS).
d) visually break up building facades by colours, Elsewhere the proposal is located within an
textures and building materials; and isolated valley and no prevailing dominance
e) visually break up the bulk of the building by occurs.
integrating tall plant species in front of and to
c) address the streetscape; the side of buildings (see Figure 9.4) The B Block and Q Block Resort Villas address
the private and internalised streetscape through
balconies that overlook Alma Way, which is
consistent with the adjacent Viridian Residences.
Elsewhere throughout the proposal, units, villas
and common buildings all address the internal
road network in the same manner.
d) vary in line and plane, complementing the Vertical articulation is provided in the building
landform and landscapes; facade through the use of recessed balconies,
horizontal and vertical stepping and through
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Viridian Noosa Project
Viridian Stage 3
Attached Housing Zone Code 11 April 2006 Page 4
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
considerate site planning. By typically locating the
proposed internal road network in the same
location as the original farm tracks and haul
roads , the siting of the proposed buildings
further compliments the landforms of the subject
site, with the villas sliding up and down suiting
the topography of their environs.
e) utilise various building styles and materials to The proposed Resort Villa buildings incorporate a
create diversity and visual interest in the framed building structure clad in lightweight
streetscape; materials. The larger resort unit buildings, as a
result of Building Code requirements have a
concrete/masonry super structure with
lightweight infill panels where possible. The
resulting elevational treatment and various
materials alleviates visual monotony similar in
result to Stage 2: Viridian Residences. (Refer to
architectural elevations in Volume 4 for more
detail).
f) make use of verandahs, eaves and roof Balconies, eaves, roof overhangs, and window
overhangs for aesthetic, and lifestyle reasons; awnings/screens are prevalent throughout the
proposal, and are located on each building. This
assists with indoor/outdoor living, rain
protection, reduction in sun glare and privacy.
g) integrate landscaping into the building design Landscape has been integrated where possible to
to provide visual relief and screening; and provide visual relief and screening of proposed
buildings, whilst integrating the proposal with the
wider context of Noosa Hill.
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Viridian Noosa Project
Viridian Stage 3
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
h) present well articulated facades where garages Typically the building facades that address the
or carports are not the dominant visual internal private road networks are articulated with
element when viewed from the street. balconies, screens and varying building planes.
Where garages face the accessways, they are
articulated by intermediated screened courtyards
(eg B + D Blocks), or positioned on site to reduce
the continuous length of garages (G Block). The
buildings cannot be viewed from any street.
O44 S44.1 Complies with specific outcome.
Buildings and structures take the form of small Buildings have no more than 6 attached dwelling The architectural philosophy of the proposal
separate buildings rather than large single bulky units. which results from the topographical condition of
developments. the subject site(as it was with the adjacent Viridian
Residences), is for each villa to be independent of
the villa adjacent in terms of structure, form, level
and roof form. Because of the way the villas are
typically sited in a skewed relationship with the
internal road, the villas each have their own roof
form, creating the appearance of individual
buildings sitting adjacent to each other. (eg G
Block)
Garages and carports
O45 S45.1 Not applicable.
Garages and carports are designed and sited to Garages and carports a) The width of the proposed garages are of a
visually integrate with the building and avoid a) have a front boundary setback of at least 6m; minimum width.
dominating the street. and b) The resort units have a basement car park
b) adopt a roof form and building style that are the that is typically within the footprint of the
same as that of the building; and units above. Given the topography of the site,
c) present a minimum width to the streetscape it is considered to be environmentally
(the total width of garage doors is no more than insensitive for the garages of the resort villas
6m or 50% of the frontage width, whichever is to do the same. By articulating the garages,
the lesser, where the structure faces the street); the villas and garages are able to be vertically
or positioned to minimise the extent of
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Viridian Stage 3
Attached Housing Zone Code 11 April 2006 Page 6
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
d) that are visible from, but do not face the street, excavation.
include windows or other articulation and have c) The garage structures whilst articulated are of
a 6m landscaped buffer between the structure a similar style to the accommodation
and the road frontage; and component of the proposed building.
S45.2
Covered parking spaces located in the area between
the dwelling facade and the road frontage do not
comprise carports.
Front fences and walls
O46 S46.1 Not applicable.
Front fences and walls are designed and sited to:- Frontage fences and walls are no more than 1.2m in The site does not incorporate fences. The site
a) contribute to the attractiveness of the street; height; contributes towards the wildlife corridor between
b) be compatible with the existing streetscape the National Park and Lake Weyba, clear of all
OR
character; construction. (ie 10m each side of the centre line
b) relate to the architectural period of the S46.2 of the drainage line).
building; Frontage fences and walls over 1.2m in height are of
c) avoid interference with the movement of open construction; ie at least 50% transparent
surface stormwater; OR
d) allow for casual surveillance from the street or
on main roads, mitigate traffic noise; S46.3
f) provide for planting in front of high solid Solid fences and walls:-
fences and walls; and a) are setback a minimum of 1m provided that at
g) ensure planting between the front fence and least half the length of the fence is setback a
the footpath does not create an impediment minimum of 2m;
for pedestrians using the footpath. b) are articulated to provide visual interest by
stepping the design at maximum 3m intervals;
and
c) have at least 2m² of planting provided between
the fence structure and the boundary.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Attached Housing Zone Code 11 April 2006 Page 7
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BIODIVERSITY OVERLAY CODE [OCR of page images] BIODIVERSITY OVERLAY CODE
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4.0 BIODIVERSITY OVERLAY CODE
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Vegetation retention and conservation6
Environmental Protection & Riparian Buffer
Vegetation
O1 S1.1 Complies with specific outcome.
Vegetation of local origin on premises identified as No interference with vegetation8 within areas identified Proposed interference with vegetation will be
Environmental Protection7 or Riparian Buffer on as Environmental Protection or Riparian Buffer on limited generally to areas committed to
the Biodiversity Overlay Maps OM1.1 to OM9.1, is the Biodiversity Overlay Maps OM1.1 to OM9.1; development in the CAS. Vegetation will not be
retained and conserved in its present form or interfered with within the 10m riparian corridor
improved to ensure its ongoing contribution to the OR required under the CAS
natural resources and biological diversity of Noosa
Shire;
OR
O2 S2.1
Interference with vegetation on land committed for Where interference with vegetation is for the purpose of
development, only occurs where that part of the constructing a Detached house, Type 1 Relative
land to be cleared is to or Employee use, or Ancillary dwelling unit
a) accommodate a house site area and any necessary a) the interference with vegetation only occurs
effluent disposal system, where no other suitable where there are no other suitable cleared or
cleared or partially cleared area is available on partially cleared areas on the premises available
the premises; for the location of a house site area due to
b) provide for reasonable and necessary access to constraints on the property including its
a building or structure; or location within or partially within an area
6 PSP18 Ecological Assessment Guidelines details information Council may require as part of an information request.
7 Refer to Council s Vegetation of Noosa Shire study for further details on what constitutes Environmental Protection vegetation.
8 As defined in section 13.2 above.
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Viridian Stage 3
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c) provide for the reasonable and necessary i. identified on another overlay map; or Complies with specific outcome.
control of fire risk to a building or structure. ii. subject to steep slopes; or Proposed interference with vegetation will be
iii. subject to access restrictions for vehicles limited generally to areas committed to
or services; or development in the CAS. Vegetation will not be
iv. subject to effluent disposal restrictions; interfered with within the 10m riparian corridor
and required under the CAS
b) areas of lesser importance in terms of
biodiversity and habitat values are utilised, to
the greatest extent practicable; and
c) for freehold lots 0.3ha or less interference
with vegetation does not extend beyond 3m of
a building or structure where the interference
is reasonably necessary for access to the
building or structure; or
d) for freehold lots greater than 0.3ha and less
than 10 ha interference with vegetation does
not extend beyond 10m of a building or
structure where the interference is reasonably
necessary for access to the building or
structure; or
e) for freehold lots 10ha or more interference
with vegetation does not extend beyond 30m
of a building or within 10m of a structure
where the interference is reasonably necessary for
the control of fire risk to the building or
structure; or
f) for freehold lots less than 10ha where
i. located within an area identified as a
Bushfire Hazard Area on the Natural
Hazards Overlay Maps OM1.4- OM9.4;
and
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Viridian Stage 3
Biodiversity Overlay Code 11 April 2006 Page 9
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ii. an on site assessment in accordance with
Australian Standard AS3959 confirms the
site is within a Medium or High Bushfire
Hazard Area
interference with vegetation does not extend
beyond 10m of a building or structure or a
distance equal to 1.5 times the predominant
mature canopy tree height, whichever is the
greater.
O3 S3.1 Complies with specific outcome.
Vegetation is protected from any adverse impacts of No solution provided The nature of the proposal is that adverse impacts
development (edge effects) and fragmentation by such as edge effects are minimised. The
being maintained in manageable and viable environmental covenant area as indicated ensures
configurations. positive environmental outcomes will continue to
be delivered.
O4 S4.1
Wetlands are protected from removal or A minimum separation distance of 100m is No wetland occurs within 100m of the subject site
degradation and any adverse impacts on wetlands provided between a wetland and any adjacent
are prevented, minimised or mitigated by development or use.
a) maintaining adequate separation between the
wetland and any adjacent development or use9;
b) minimising any modification of the natural
characteristics of the wetland, including the
topography, surface and groundwater
hydrology, water quality and flora and fauna
species;
c) preventing any new development within
wetlands;
d) minimising access to the wetland;
9 The extent of separation will be determined from the size, values and vulnerability of the wetland, likely natural fluctuations, and the nature of potential threats to its integrity and functions.
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e) minimising impacts associated with pest insect
control and invasion by undesirable plant species;
and
f) providing for the rehabilitation and replanting
of degraded wetlands.
Riparian buffers
O5 S5.1 Complies with specific outcome.
The biodiversity and ecosystem values of No new development occurs on, or partly on, a) No development is proposed within the
watercourses, drainage lines, wetlands and premises indicated as Riparian Buffer on Biodiversity riparian buffer 10 metres either side of the
adjacent riparian zones are protected by Overlay Maps OM1.1 to OM9.1, except for drainage line.
a) avoiding any new development in the riparian a) temporary use of the land; or b) The vegetation within this corridor is to be
buffer; b) infrastructure which provides access to a retained and rehabilitated under the approved
b) retaining aquatic and terrestrial habitat; watercourse for recreational purposes; rehabilitation plan of the CAS.
c) maintaining wildlife corridors along watercourses OR c) The existing wildlife corridor is not adversely
and drainage lines for native fauna movement; impacted by the development. This is ensured
S5.2
d) avoiding edge effects and incompatible uses in by the environmental covenant area.
Where Detached house and located on an
riparian zones; d) The edge between the riparian corridor and
allotment situated wholly within the Riparian
e) maintaining bank stability by minimising bank the proposal is minimised as a result of the
Buffer, the following minimum building setbacks
erosion and slumping; fingers as discussed by Edaw s landscaping
measured from mean high water mark are
f) maintaining water quality by filtering report at Volume 3.
complied with
sediments, nutrients and other pollutants; and e) Buildings located in close proximity to the
a) if within the Coastal Protection Precinct as
g) removing undesirable plant species and replacing riparian corridor are located at or above
identified on the Natural Resources Overlay
them with vegetation of local origin. existing ground level with suspended lower
Maps in accordance with Schedule 1
levels resulting in the provision of undercrofts
Minimum Boundary Setbacks; or
ie. no excavation is proposed beneath the bank
b) Otherwise 40m;
line.
OR
f) Erosion and sediment control devices will
minimise any adverse effects of construction
S5.3
on water quality, effectively protecting
For Animal husbandry on premises in the Rural
downstream watercourses, native vegetation,
Zone
drainage lines and groundwater during the
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a) stock proof fencing is installed along construction period. Water quality will be
watercourses at a distance of no less than 10m enhanced after the completion of construction, as
from the top of the bank; the proposed development of the original Viridian
b) stock watering points are located no less than site incorporates significant revegetation of the
15m away from the top of the bank of property grounds, and pergolas are not proposed
watercourses; and to be located within 10m from the top of bank. It
c) stock crossing points across watercourses are should be noted that the existing Alma Way
defined and controlled with stock proof typically exists between proposed Recreational
fencing, to prevent stock from damaging facilities and the top of the Bank.
riparian vegetation or banks to watercourses;
OR A GPT device will be incorporated on all drainage
lines, together with an oil and grease arrestor on
S5.4 drainage from car park areas prior to discharge to
Recreational facilities (including playgrounds, the drainage line running through the site.
pergolas, barbeques etc) are setback a minimum of
30m from the top of the bank of a watercourse and BBQs, playgrounds, and pergolas are not proposed
10m from the top of the bank of a drainage line; to be located within 10m of the top of the bank. It
should be noted that the existing Alma Way as
O6 S5.5 and S6.1
approved b y the CAS typically exists between
Wetlands are protected from removal or For Forestry uses the cultivated area is separated
proposed recreational facilities and the top of the
degradation and any impacts on wetlands are from watercourses and wetlands by a distance not less
bank.
prevented, minimised or mitigated by than the distances identified below, measured from
a) maintaining adequate separation between the high water mark or the top of the bank, whichever
No wetlands occur on the subject site. No Forestry
wetland and any adjacent development or is the greater distance, or for wetlands, the edge
is proposed as part of the proposal.
use10; of the wetland
b) minimising any modification of the natural
characteristics of the wetland, including the Feature Distance
topography, surface and groundwater Stream order 1 or 2 5m
hydrology, water quality and flora and fauna Stream order 3 or 4 10 m
species; Stream order greater than 4 20 m
Wetlands 100 m
10 The extent of separation will be determined from the size, values and vulnerability of the wetland, likely natural fluctuations, and the nature of potential threats to its integrity and function.
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c) preventing any new development within AND
wetlands;
d) minimising access to the wetland; S5.6
e) minimising impacts associated with pest insect Where Forestry is carried out on that part of
control and invasion by undesirable plant premises indicated as Riparian Buffer and outside
species; and the separation distances specified in S5.5 and
f) providing for the rehabilitation and replanting S6.1
of degraded wetlands. a) species planted are of local origin and are
harvested through sustainable harvesting; and
b) any undesirable plant species are replaced by
vegetation of local origin.
S6.2
A minimum separation distance of 100m is
provided between a wetland and any adjacent
development or use.
Environmental Enhancement vegetation
O7 S7.1 Complies with specific outcome.
Vegetation of local origin on premises identified as No interference with vegetation on premises identified Trees of local origin on premises are retained by
Environmental Enhancement11 is protected from as Environmental Enhancement on Biodiversity the proposal. Where existing vegetation is
the impacts of development (edge effects) and Overlay Maps OM1.1 to OM9.1; proposed to be removed, it is submitted that the
fragmentation by being maintained in manageable OR provision of an additional 36,000 trees and plants
and viable configurations; across the entire Viridian site (approx 20 ha),
OR offsets the loss of these trees.
O8 S8.1 Not applicable.
Interference with vegetation on land committed for Where interference with vegetation is for the purpose of
development only occurs where that part of the constructing a Detached house, Type 1 Relative
land to be cleared is to or employee use, or Ancillary dwelling unit
a) accommodate a house site area and any necessary a) the interference with vegetation only occurs
11 Refer to Council s Vegetation of Noosa Shire study for further details on what constitutes Environmental Enhancement vegetation.
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effluent disposal system, where no other suitable where there are no other suitable cleared or
cleared or partially cleared area is available on partially cleared areas on the premises available
the premises; or for the location of a house site area due to
b) provide for reasonable and necessary access to constraints on the property including its
a building or structure; or location within or partially within an area
c) provide for the reasonable and necessary i. identified on another overlay map;
control of fire risk to a building or structure. ii. subject to steep slopes; or
iii. subject to access restrictions for vehicles
or services; or
iv. subject to effluent disposal restrictions;
and
b) areas of lesser importance in terms of
biodiversity and habitat values are utilised, to
the greatest extent practicable; and
c) for freehold lots 0.3ha or less interference The proposal does not include interference to
with vegetation does not extend beyond 3m of existing vegetation beyond 30m of the building
a building or structure where the interference line.
is reasonably necessary for access to the building
or structure; or
d) for freehold lots greater than 0.3ha
interference with vegetation does not extend
beyond 10m of a building or structure where
the interference is reasonably necessary for access
to the building or structure; or
e) for freehold lots 10ha or more interference
with vegetation does not extend beyond 30m
of a building or within 10m of a structure
where the interference in reasonably necessary for
the control of fire risk to the building or
structure; or
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f) for freehold lots less than 10ha where
i. located within an area identified as a
Bushfire Hazard Area on the Natural
Hazards Overlay Maps OM1.4- OM9.4;
and
ii. an on site assessment in accordance with
Australian Standard AS3959 confirms the
site is within a Medium or High Bushfire
Hazard Area
interference with vegetation does not extend
beyond 10m of a building or structure or a
distance equal to 1.5 times the predominant
mature canopy tree height, whichever is the
greater.
Open space networks & wildlife corridors
O9 S9.1 Complies with specific outcome.
Open space networks and wildlife corridors are Vegetation is enhanced through revegetation and The existing wildlife corridor is retained and is not
maintained and embellished to provide for viable vegetation maintenance in areas indicated in adversely affected by the proposed development. It
connectivity between vegetation by protecting and Schedule 5 on Map 4 - Open Space Networks. is further protected by the environmental
replanting vegetation of local origin AND covenant.
a) along watercourses, drainage lines and
ridgelines; and S9.2
b) as linkages between areas of remnant Existing wildlife corridors are retained and
vegetation, including embellished to a minimum width of 100m.
i. across property boundaries;
ii. to areas of national park, conservation
park, State forest or reserve; and
iii. into adjoining local government areas.
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Viridian Stage 3
Biodiversity Overlay Code 11 April 2006 Page 15
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Scenic amenity
O10 S10.1 and S11.1 Complies with specific outcome.
The scenic amenity and vegetated character of the Vegetation is retained and replanting is The overall development maintains visual amenity
Shire and its watercourses, drainage lines, sloping undertaken including the vegetated character of Noosa Hill,
land and ridgelines is retained; a) within 30m of prominent ridgelines and through the approved rehabilitation program and
AND hillslopes; the strategic positioning / configuration of the
b) in gullies; proposed buildings.
O11 c) along watercourses and drainage lines; and
Vegetation which makes a positive contribution to d) within 10m of road reserves.
the streetscape or major road network is retained.
Habitat trees
O12 S12.1 Complies with specific outcome.
Habitat trees (including dead trees) and recruitment No clearing of koala habitat trees greater than 4m in The proposal seeks to retain a significant number
habitat trees are protected for native fauna habitat, height or with a diameter greater than 100mm at of habitat trees. The developer has also
where practicable. 1.3m above the ground12; undertaken to rehabilitate a large portion of the
AND overall Viridian site in accordance with the CAS.
S12.2
No clearing of other habitat trees or recruitment habitat
trees.
Lake Macdonald
O13 S13.1 Not applicable.
Vegetation within 400m of the full ponded water No solution provided.
within Lake Macdonald is retained.
Steep slopes
O14 S14.1 Complies with specific outcome.
Vegetation on steep slopes is retained and No solution provided. Vegetation located on steep slopes is outside the
managed to avoid erosion and landslide and to boundaries of the subject site.
protect natural resources and values.
12 Schedule 7 maps koala areas to be used for assessing development in koala habitat areas against the koala conservation criteria contained in the Nature Conservation (Koala) Conservation Plan 2005 and Management Program 2005-
2015 or, prior to the adoption of the Conservation Plan, the Interim Guideline: Koalas and Development.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Biodiversity Overlay Code 11 April 2006 Page 16
Page 23
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Engineering and site works
O15 S15.1
Development is sited and designed to Works, including roads, driveways, fences, sewer
a) provide adequate separation distance between lines and other infrastructure
the vegetation to be protected and the a) do not transect areas of vegetation; or
development to avoid disturbing, destabilising b) are co-located within a combined utility
and deoxygenating any tree or altering the corridor; and
drainage; c) provide for fauna underpasses, speed reduction
b) avoid traversing or fragmenting vegetation or devices and associated fencing, lighting and
habitats for significant flora and fauna species; warning signs, where appropriate;
and AND
c) avoid creating barriers to faunal movement.
S15.2
Development within or adjacent to areas of
vegetation, incorporates fences that allow for
protected fauna movement and to control
unrestricted access of domestic cat and dogs;
AND
S15.3
Vegetation is protected from interference resulting
from clearing or construction activities by
a) clearly marking vegetation to be retained with
flagging tape;
b) installing protective fencing around the dripline
of the vegetation; and
c) ensuring stock piling, storage and vehicle
parking occur outside the identified vegetation
areas;
S15.4
Low impact construction techniques are used
around vegetation to minimise interference with
the vegetation.
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Viridian Noosa Project
Viridian Stage 3
Biodiversity Overlay Code 11 April 2006 Page 17
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Filling and excavation
O16 S16.1 Complies with specific outcome.
Vegetation is not adversely impacted upon by No solution provided. No filling or excavation is within the riparian
earthworks and changes to the hydrological regime, buffer identified in the CAS.
including changes to ground water levels, flooding
levels, run-off and tidal hydraulics.
Fences along watercourses
O17 S17.1 Not applicable.
Fences along watercourses are designed and Fencing along watercourses are of open No fences are proposed.
constructed to maintain the visual amenity of the construction (ie. more than 50% transparent) and
watercourses and blend with the natural use lightweight materials, such as timber or steel
environment. wire.
Vegetation management
Replanting and rehabilitation
O18 S18.1 Complies with specific outcome.
Vegetation is enhanced through the following Landscaping complements important habitats by Vegetation is enhanced through the following
measures: a) utilising native plants of local origin; measures:
a) siting landscaped areas to complement and b) utilising suitable plant species identified in a) proposed planting is selected from plant lists
enhance existing vegetation; PSP3 Landscaping Plants and Guidelines; included in Landscape Report which have been
b) removal of all species likely to displace native c) replicating adjacent remnant habitats, including previously agreed with Council in association
flora species or degrade fauna habitat; understorey vegetation; with the CAS and include plants of local origin
c) replanting and rehabilitating13 degraded d) creating or enhancing linkages between from either the subject site or the National
habitat; and existing habitats; Park adjacent.
d) replacing any vegetation removed with suitable e) avoiding the use of Undesirable Plant Species b) siting landscaped areas to complement and
replacement vegetation of local origin. listed in Table 9.1 of PSP3 Landscaping Plants enhance existing vegetation through replication
and Guidelines; and of adjacent habitats;
f) planting riparian zones to filter stormwater run- c) removal of all species likely to displace native
off and provide for wildlife habitat. flora species or degrade fauna habitat;
AND d) replanting and rehabilitating degraded habitat.
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Viridian Noosa Project
Viridian Stage 3
Biodiversity Overlay Code 11 April 2006 Page 18
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
S18.2
Vegetation removed is replaced with the equivalent
number of trees or plants of local origin to a
minimum pot size of 100 litres.
Fire management
O19 S19.1 Complies with specific outcome.
Fire management measures are adopted based on No solution provided Fire management plan as previously approved by
ecological principles, which the CAS will continue to apply.
a) maintain and enhance biodiversity;
b) minimise threat of fire to the natural
environment, life and property; and
c) provide for effective use and maintenance of
buildings and structures.
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Viridian Noosa Project
Viridian Stage 3
Biodiversity Overlay Code 11 April 2006 Page 19
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DRIVEWAYS AN D CAR
PARKIN G CODES
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PARKING CODES
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5.0 DRIVEWAYS AND CAR PARKING CODES
5.1 Driveways
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIAL OUTCOMES PROBABLE SOLUTIONS (if code assessable)
General
O1 S1.1 Complies with probable solutions.
Vehicular access does not adversely impact on Vehicular access is located and designed in Vehicular access to the site is to be provided at two
safety, capacity and operations of the existing or accordance with AUSTROADS Guide to Traffic locations, namely Viewland Drive and Morwong
planned road network, the proposed driveway, Engineering Practice requirements for sight distance Drive.
cycleways or pedestrian pathway systems. and Section 3 of AS2890.1 Parking Facilities;
AND The location and design of these two vehicular
accesses is consistent with the sight distance and
S1.2 gradient requirements of AS2890.1.
Only one footpath crossing is provided24;
AND The provision of two vehicular accesses has been
adopted with the aim of minimising external road
S1.3 impacts and impacts on the amenity of existing
Driveways, other than within any setback have a residential development along Viewland Drive
maximum grade in accordance with Section 3 of proximate to the proposed development. These
AS/NZS 2890.1 access arrangements are to be managed as follows:
between the hours of 7:00am and 7:00pm the
Morwong Drive access will be gated such that
all vehicular traffic will be required to enter
and exit the site via the Viewland Drive access;
and
between the hours of 7:00pm and 7:00am the
Viewland Drive access will be gated such that
all vehicular traffic will be required to enter
and exit the site via the Morwong Drive
access.
24 Justification for additional driveways may need to be supported by a detailed Traffic Study. See PSP 1 for details.
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Viridian Stage 3
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SPECIAL OUTCOMES PROBABLE SOLUTIONS (if code assessable)
O2 S2.1 Complies with probable solution.
Driveways and crossovers Design of the driveway across the footpath is in The driveway across the footpath was completed
a) are suitable and safe for their intended use; and accordance with Council s Standard Drawings 9002 to Council requirements during a previous stage of
b) match Council infrastructure. or 9005 as appropriate for the particular type of the Viridian development.
development as annotated on the drawings;
AND
S2.2
Driveways are designed and constructed in The existing driveway entry across the footpath
accordance with Council Standard Drawings 9014, was completed to Council requirements during a
9019, 9020, 9021, as appropriate for the particular previous stage of the Viridian development and
type of development as annotated on the drawings; complies with the nominated drawings.
AND
S2.3
The change in grades in the Driveways and ramps is in Grade changes on driveways and ramps within the
accordance with Section 3 of AS2890.1 Parking Facilities. proposed development are consistent with the
requirements of AS2890.1.
O3 S3.1 Complies with probable solution.
In commercial zoned areas, the number of driveways Design of multi-tenanted developments in commercial For the commercially operated uses within the
across pedestrian footpaths is minimised. zoned areas include shared driveways and parking proposed development, shared driveways and
areas; parking areas are to be provided.
AND
S3.2 Not applicable.
Driveways are located so they abut existing
driveways of adjoining development where
practicable and reciprocal easements are created to
reduce the sealed driveway width.
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Viridian Noosa Project
Viridian Stage 3
Driveways and Car Parking Codes 11 April 2006 Page 21
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SPECIAL OUTCOMES PROBABLE SOLUTIONS (if code assessable)
O4 S4.1 Complies with probable solution.
Vehicular access does not adversely impact on Footpath and kerb crossings are located clear of The driveway across the footpath was completed
the capacity, operations and maintenance of the existing stormwater inlet structures, water and to Council requirements in a previous stage of the
existing infrastructure; sewerage infrastructure fittings, any other exiting Viridian development. No new works are proposed
AND utility infrastructure, existing landscaping and in close proximity to Council Infrastructure.
vegetation.
O5 S5.1 Complies with specific outcome.
Vehicular access does not adversely impact on No solution provided Vehicle access avoids conflict with existing
the integrity of existing landscaping or native vegetation.
vegetation.
O6 S6.1
Driveway run-off is filtered prior to leaving the For Complies with probable solution.
premises. a) Ancillary dwelling unit, Multiple housing Stormwater run-off from paved areas will be
Types 1 or 2 if less than 5 car parking spaces, collected and piped to a legal point of discharge.
Visitor accommodation Type 1 and Home
based business the driveway is formed to Run-off from all paved areas will pass through
drain to landscaped areas; and stormwater quality improvement devices prior to
b) for other uses grease and oil arrestors or discharging from the site. The treatment train will
stormwater quality improvement devices are include a combination of devices such as filter
incorporated into the design to treat run-off strips, vegetated swales, grease and oil arrestors
prior to run-off exiting from the premises. and GPTs.
Service stations
O7 S7.1 Not Applicable.
The layout of the site facilities and vehicular Where the site is situated at the intersection of two The proposed development does not include a
accesses result in unrestricted vehicle access and roads, separate entrances and exits are provided to service station.
egress to the site. one or more of the adjoining roads.
O8 S8.1 Not Applicable.
The use of land for a service station Any vehicular crossing over a footpath is The proposed development does not include a
a) does not impair traffic flow or road safety; a) not less than 8m in width; and service station.
b) through the design and arrangement of b) located so the crossing is not less than 14m from
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIAL OUTCOMES PROBABLE SOLUTIONS (if code assessable)
vehicular crossovers, facilitates safe and any other vehicular crossing on the same site;
convenient movement to and from the site; and
and c) not less than 12m from any road intersection.
c) provides adequate, safe and functional on-site
parking and manoeuvring areas.
5.2 Car Parking and Maneouvring
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIAL OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Carpark design and layout
O9 S9.1 Complies with probable solution.
Sufficient car parking is provided to accommodate The number of parking and loading bays is not less The provision of on-site car parking is not less
the number and type of vehicles likely to be than the minimum number specified in Table 14-47 than Council s requirements. The on-site car
generated by the development having regard to Vehicle Parking Requirements; parking provision is expected to satisfactorily cater
the specifics of the use including OR for the expected parking demands generated by the
a) the type and intensity of land use; uses within the proposed development.
b) any existing parking available on the site; S9.2
c) hours of operation; If insufficient car parking spaces are provided on-
d) likely numbers of users; site a monetary contribution is made to Council in
e) the peak parking demand periods of uses on accordance with Section 6 of PSP13 Contributions
the site; and in lieu of provision of off-street car parking.
f) the availability of alternative car parking.
O10 S10.1 Complies with Probable Solutions.
The layout of the development provides adequate, Parking bays, manoeuvring areas, queuing areas, The layout and design of the proposed
clearly defined and easily accessible loading, setdown and pickup areas and driveways development s car parking, manoeuvring areas,
a) on-site vehicle parking and manoeuvring areas; are designed to the standards set out in Sections 2 queuing areas, loading, set-down and pick-up areas
and and 3 of Australian Standard AS 2890.1 Parking and driveways are consistent with the requirements
b) loading and manoeuvring areas for delivery Facilities (Part 1: Off-street Car parking) and AS 2890.2 of AS2890.1 and AS2890.2.
and service vehicles Off-street Parking (Part 2: Commercial V ehicles);
AND For the proposed development s uses, there are no
specific requirements for loading bays (ie. types
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Driveways and Car Parking Codes 11 April 2006 Page 23
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIAL OUTCOMES PROBABLE SOLUTIONS (if code assessable)
S10.2 and numbers). However, a central loading facility is
The number of loading bays is not less than the proposed adjacent to V Block. This facility has
minimum number specified in Table 14-47. been designed to accommodate a medium rigid
vehicle.
This facility is also required to accommodate the
operations of a refuse collection vehicle, given that
this facility will be the proposed development s
central refuse collection location. Refuse will be
collected from all buildings by the resort operator
within the proposed development, by way of small
vehicles (eg. utilities, golf carts) and transported to
the central refuse location for storage and pick-up
by the standard refuse collection vehicle.
O11 S11.1 Complies with specific outcome.
Parking areas are located where they will not Car parking areas are accessed from rear laneways Direct access to car parking areas is to be provided
unduly conflict with pedestrians and will not where practicable. from within the site, and as such will not impact on
dominate the streetscape. pedestrians or streetscaping within the public road
network (ie. Viewland Drive and Morwong Drive).
O12 S12.1 Complies with probable solution.
Provision is made for a reasonable number of on Car parking spaces are provided for people with Car parking spaces for persons with disabilities are
site car parking spaces identified and reserved for disabilities at the rate specified in Section 2.4.5 of provided within the parking areas for the resort
people with disabilities. A S 2890.1 Parking Facilities (Part1: Off-street Car units and commercial facilities.
parking).
O13 S13.1 Complies with probable solution.
Access and egress points do not impact on the Vehicle manoeuvring areas are provided in The layout of the proposed development provides
safety and operations of the road system. accordance with Section 3 of AS 2890.1 Parking for all vehicles to enter and exit the site at the
Facilities (Part 1: Offstreet Car parking) so vehicles adjacent public road network (ie. Viewland Drive
enter and leave the site in a forward gear. and Morwong Drive) in a forward direction.
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Viridian Stage 3
Driveways and Car Parking Codes 11 April 2006 Page 24
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIAL OUTCOMES PROBABLE SOLUTIONS (if code assessable)
O14 S14.1 Complies with specific outcome.
Development with the potential to generate No solution provided. The traffic related impacts of the proposed
significant traffic and parking impacts gives development have been assessed, and it is
appropriate consideration to transport and land concluded that the proposed development is not
Use issues25. expected to have a significant impact on peak hour
operations of the public road network proximate
to the site. (Refer to Traffic Impact Assessment
prepared by Adam Pekol Consulting in Volume 3
Section ?).
O15 S15.1 Complies with specific outcome.
Business Uses and Community Uses are Safe and convenient cycle access to and from the Given the proposed development s close proximity
designed and constructed to encourage users of site from the existing road and bicycle network, and to other existing major uses and destinations (eg.
the development to access the site by means of safe bicycle movement within the site is provided; Hastings Street, Noosa Heads National Park,
foot or bicycle through provision of appropriate AND Noosa Beach) it is likely that a number of
end-of-trip facilities including bicycle parking and movements to/from these will be undertaken by
shower/change rooms. S15.2 non-motorised modes of transport (eg. walking
Secure and convenient parking space for bicycles is and cycling). End-of-trip facilities for resort and
provided on site in accordance with Table 14-48 health spa staff are provided, including bike racks
Minimum requirement for bicycle parking and and showers.
AS2890.3 Bicycle Parking Facilities;
AND
S15.3
Where at least 10 bicycle car parking spaces are
required in accordance with Table 14-48, 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, providing
facilities are either unisex or both males and
female facilities are provided.
25 PSP 1 details information Council may request, including a detailed Traffic Impact Assessment Report.
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Viridian Stage 3
Driveways and Car Parking Codes 11 April 2006 Page 25
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SPECIAL OUTCOMES PROBABLE SOLUTIONS (if code assessable)
AND
S15.4
Bicycle parking spaces and cyclist facilities are
designed in accordance with AUSTROADS Guide to
Traffic Engineering Practice, Part 14 Bicycles, Section
10.
AND
S15.5
On-site pedestrian facilities such as seating and
shade are provided in developments for the
convenience of persons walking to the site.
O16 S16.1 Complies with probable solution.
Car parks are designed to ensure run-off is treated Grease and oil arrestors or stormwater quality Run-off from all paved areas will pass through
to remove pollutants prior to leaving the improvement devices are incorporated into the stormwater quality improvement devices prior to
premises. design to treat run-off prior to it leaving the discharging from the site. The treatment train will
premises. include a combination of devices such as filter
strips, vegetated swales, grease and oil arrestors
and GPTs.
O17 S17.1 Complies with specific outcome.
Car parking areas are designed to ensure drainage No solution provided. The level adopted for all car parking areas allows
without the use of pumps or other electrical for stormwater run-off to be discharged by piped
apparatus. drainage under gravity. No pumps are proposed.
O18 S18.1 Complies with probable solution.
Site layout and building design provides for Below ground components of buildings, including Small areas of the basement car parks extend
soft landscaping to be established. car parks, do not extend beyond the above ground beyond the above ground footprint, and will be
footprint to allow for the provision of landscaping, utilised as vegetated communal courtyards (Block
particularly within building setbacks. K), private terrace areas (Blocks K+M), or car
parking (Block M). Because of the sloping
topography of the site, some basement car parks
extend above the ground providing opportunity
for undercroft planting.
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Viridian Noosa Project
Viridian Stage 3
Driveways and Car Parking Codes 11 April 2006 Page 26
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SPECIAL OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Education Type 1, 2 or 3
O19 S19.1 Not applicable.
Car parking and setdown areas are designed Paved setdown areas are provided within the site; The proposed development does not include uses
and located to facilitate their safe and efficient AND of Education Type 1, 2 or 3.
use.
S19.2
For a minimum of 50% of car parking spaces,
pedestrian access to buildings is not across or
through driveways, car parks, setdown or
manoeuvring areas;
AND
S19.3
Car parking and setdown areas are visible from off-
site.
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Viridian Stage 3
Driveways and Car Parking Codes 11 April 2006 Page 27
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6.0 EARTHWORKS CODE
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES ACCEPTABLE SOLUTIONS (if self-assessable)
PROBABLE SOLUTIONS (if code assessable)
Effects of Use
Drainage
O1 S1.1 Complies with probable solution.
Finished surface levels ensure land is free draining. The finished surface gradient of any filled or Finished surfaces will be free draining. The site
excavated area is within the range 0.5% to 1.5% area where the works are proposed has varying
and drains to Council s stormwater infrastructure slopes above 1% minimum with some isolated
where available or where stormwater infrastructure areas up to 27% maximum. The natural grade of
is not available, toward the street. the land will ensure that free draining finished
surfaces will be easily achieved. Surface gradients
on any filled or excavated slope will be above
1.0%. Embankments will be less than the
maximum slope that ensures the embankment is
stable.
Hydraulics
O2 S2.1 Complies with specific outcome.
Any change to the level of the land does not have No solution provided. Filling or excavation is not proposed below the
an adverse flooding impact on the flooding and Q100 flood levels along the major drainage paths
drainage characteristics off-site. through the site. The development will have no
effect on the flooding and drainage characteristics
off-site.
Geotechnical considerations For assessable development
O3 S3.1 Complies with probable solution.
Earthworks do not result in geotechnical instability Filling works are undertaken in accordance with Filling works are well away from any property
on the premises or nearby premises. Section 2.8- Filling of Site of Council s PSP5 - boundary so will not impact on neighbouring
Engineering Design Standards- Roads and properties. Earthworks within the site will be
Drainage & Earthworks. inspected during construction and certified as
AND stable in accordance with AS 3798 Guidelines
For Earthworks On Commercial and Residential
Development. The area being proposed for
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Viridian Stage 3
Earthworks Code 11 April 2006 Page 28
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PROBABLE SOLUTIONS (if code assessable)
S3.2 development avoids the possible landslip and the
Where the filling is for residential commercial or sand dune areas adjacent to the Viridian Stage 3
industrial purposes the works comply with site.
Sections 3 to 6 of AS3798 - Guidelines for
earthworks on commercial & residential The works will comply with Sections 3-6 of AS
development. 3798 Guidelines For Earthworks On
Commercial and Residential Development.
Local amenity
O4 S4.1 Complies with probable solution.
Earthworks do not cause disturbance to the The following control measures are Development proposal complies with prescribed
amenity of the neighbouring land. implemented solution. The main access road within the site,
a) regular water spraying of exposed areas to Alma Way, is sealed. The site of the works is well
suppress dust; away from other properties with more than 70m
b) provision of dust stabilised or sealed internal clearance to all neighbours except Stage 2 of the
roads; Viridian development.
c) protective covering of exposed areas that are
left for more than 2 weeks; and The contractor will be required to:
d) if there is no valid development permit for the suppress dust by watering and stabilising
site, disturbed areas are revegetated using species disturbed areas;
identified in PSP3 Landscaping Plants and remove waste by licensed contractors;
Guidelines. undertake works within the prescribed hours
AND of work.
S4.2
Earthworks are undertaken only during the hours
of 7am to 6pm, Monday to Friday and 7am to 6pm
on Saturday. No work is undertaken on Sunday or
public holidays.
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Viridian Stage 3
Earthworks Code 11 April 2006 Page 29
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SPECIFIC OUTCOMES ACCEPTABLE SOLUTIONS (if self-assessable)
PROBABLE SOLUTIONS (if code assessable)
Vegetative Waste
O5 S5.1 Complies with probable solution.
Vegetation cleared from a development site is Cleared vegetation is transported offsite for disposal Cleared vegetation is to be mulched on-site and
disposed of in an environmentally responsible in an approved green waste disposal facility; reused for landscaping of the finished
manner. OR development.
S5.2
Cleared vegetation is mulched on-site and reused for
landscaping of the finished development;
OR
S5.3
Cleared vegetation is disposed of for the purpose of
firewood.
Managing contamination risk
O6 S6.1 Complies with specific outcome.
Materials used as fill are suitable for development The fill material is solid clean earth, free of Development proposal complies with prescribed
of the land and filling or excavation works do not putrescible or refuse material, vegetation, acid solution. Any fill material will be solid clean earth,
result in the contamination of land. sulfate soils, building or construction material or free of putrescible or refuse material, vegetation,
other material or contaminants; acid sulfate soils, building or construction material
AND or contaminants.
S6.2 The site is on the Environmental Management
The site is not on the contaminated land register. register but as part of the clean up process,
identified arsenic impacted soil, within areas of the
original site, were removed and transferred to an
on-site engineered containment cell located within
the resort site (Stage 3 Viridian). Records provided
to Golder Associates Pty Ltd indicate that
approximately 6,000 m³ of material was transferred
to the cell. A protective plastic marker geotextile,
comprising orange fortacon 200 micron, was laid
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Earthworks Code 11 April 2006 Page 30
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SPECIFIC OUTCOMES ACCEPTABLE SOLUTIONS (if self-assessable)
PROBABLE SOLUTIONS (if code assessable)
over the infilled cell. The marker was subsequently
overlaid with a minimum of 500 mm of clean
compacted fill capping layer.
Part of the proposed Stage 3 Viridian development
includes construction work in the area where the
cell is currently located. Options, including
transferring the cell to another portion of the site,
have been considered. However, it is proposed to
remove all material contained in the cell to an off-
site waste containment facility. All works will be
undertaken in accordance with the authority from
the EPA. The removal will be undertaken in
advance of building construction.
Haulage activity and amenity
O7 S7.1 Complies with specific outcome.
Haulage of material to and from a site ensures No solution provided. Cut to fill earthworks are being designed for the
a) minimal disturbance to neighbouring properties development. An earthworks balance is possible
and properties along the haulage route; and and levels are being established to achieve this. If a
b) Council s road infrastructure including balance cannot be achieved fill material will need
pavements is not adversely affected. to be imported to the site with a maximum
quantity of 5,000m3 being a realistic upper limit.
The contaminated material currently stored in a
containment cell will need to be removed from the
site. Careful consideration will be given to the
removal process such that access to and from
Viewland Drive creates the least possible
disturbance.
The contractor will be limited in the number of
heavy vehicles accessing Viewland Drive per day
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Earthworks Code 11 April 2006 Page 31
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES ACCEPTABLE SOLUTIONS (if self-assessable)
PROBABLE SOLUTIONS (if code assessable)
by careful control of scheduling of deliveries and
removal of material. Therefore no impact will
result on properties along a haulage route or on
Council road pavements.
Extent of earthworks
O8 S8.1 Complies with probable solution.
Earthworks are contained within the subject All earthworks, including cut and fill batters, Development proposal complies with prescribed
property. retaining walls etc are contained within the subject solution. The site of the works is well away from
site. all property boundaries.
Environmental protection
O9 S9.1 Complies with specific outcome.
Earthworks minimise any adverse impact upon No solution provided. Erosion and sediment control devices will
groundwater, watercourses, drainage lines, wetlands, and minimise any adverse effects of construction on
native vegetation. water quality, effectively protecting downstream
watercourses, native vegetation, drainage lines and
groundwater during the construction period.
Water quality will be enhanced after the
completion of construction, as the proposed
development of the original Viridian site
incorporates significant revegetation of the
property. A GPT device will be incorporated on all
drainage lines, together with an oil and grease
arrester on drainage from car park areas prior to
discharge to the drainage line running through the
site.
Earthworks will have no adverse effect on
watercourses, drainage lines, wetlands, and native
vegetation, in a physical sense, as the extent of
earthworks is well clear of any of these features.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Earthworks Code 11 April 2006 Page 32
Page 41
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES ACCEPTABLE SOLUTIONS (if self-assessable)
PROBABLE SOLUTIONS (if code assessable)
Dams
O10 S10.1 Complies with specific outcome.
Dam location and construction does not impact No solution provided. No new dams are proposed within the
upon neighbouring properties in terms of development.
a) hydrology;
b) alteration of existing overland flowpaths and
patterns;
c) landslide or failure of dam wall; and
d) effluent disposal areas.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Earthworks Code 11 April 2006 Page 33
Page 42
EROSION AN D
SEDIMEN T
CON TROL CODE
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EROSION AND
SEDIMENT
CON TROL CODE
Page 43
7.0 EROSION AND SEDIMENT CONTROL CODE
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Effects of works
Erosion and sediment control
O1 S1.1 Complies with probable solutions.
Development minimises erosion and transport of Site disturbance is limited to building areas, their Development proposal complies with prescribed
sediments off-site. surrounds and other use areas; solution. The key to the erosion protection
AND strategy is the construction of cut-off drains
within the property, upstream of the development
S1.2 site, prior to the commencement of earthworks.
Sediment barriers are provided throughout and This will divert clean run-off from upstream areas
downslope of disturbed areas to prevent sediment of the site away from the areas disturbed by
washing into gutters, drains and watercourses either on earthworks. While this was previously specified
or off the site; for the Stages 1 and 2 works, the Contractor
AND adopted alternative work practices, which did not
adequately protect the work site from through
S1.3 run-off. The developer is now implementing
All stockpiles including sand, soil or building measures for erosion and sediment controls
materials are within the premises and contained including grassed and rock swales. This work is
within individual sediment barriers; being undertaken in advance of development.
AND
A comprehensive Erosion and Sediment control
S1.4 Management Plan was developed and adopted as
Sediment basins are provided where the site part of the existing Development Approval for
contains fine or dispersive soils; the site. Whilst the building types for the new
OR development proposal have been altered, the
location and area of disturbance on the site is very
S1.5 similar. The strategies developed and water
A stormwater catchpit incorporating a stormwater quality objectives in the management plan
catchpit protection device is installed so that all run- adopted as part of the existing development
off from disturbed areas flows to the catchpit; approval still apply. (Refer Bayview Noosa Hydrology
AND and Stormwater Management Plan prepared by WBM
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Erosion and Sediment Control Code 11 April 2006 Page 34
Page 44
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
S1.6 Oceanics Australia). The management plan which
For buildings, is in accordance with existing best management
a) temporary or permanent downpipes are practices proposes a combination of:
connected to the stormwater system before early stabilisation of disturbed areas including
laying the roof; or hydromulching of general earthworks areas
b) localised erosion is avoided by directing flow and Sir Walter turfing and rock lined channels
from downpipes over non-erosive areas. along road and platform edges.
cut off drains to divert clean run-off away
from the disturbed areas.
early construction of underground drainage
including provision of GPT on all drains
prior to outlet.
construction of vegetated swales and
vegetated buffer strips to trap sediments prior
to discharge from the site.
protection in the form of silt fences and
dumped rock around all drainage inlets and
across drainage paths.
revegetation of the overall Viridian site to
reduce erosion from cleared steep land above
the proposed development site.
Compliance with the previously approved
Management Plan will protect downstream
properties and waterways from sediment
deposition.
Development proposal complies with the
prescribed solution. Sediment barriers identified
in S1.6 will be used to slow and spread the flow
from downpipes to avoid localised erosion.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Erosion and Sediment Control Code 11 April 2006 Page 35
Page 45
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Stormwater run-off
O2 S2.1 Complies with probable solution.
Stormwater is diverted around disturbed areas. Diversion drains or bunds are designed and Development proposal complies with the
constructed to drain upstream run-off around the prescribed solution. The key to the erosion
disturbed site; protection strategy is the construction of cut-off
AND drains within the property but upstream of the
development site prior to the commencement of
S2.2 earthworks to divert clean run-off from upstream
Discharge from the diversion drains do not cause areas of the site away from the areas disturbed by
run-off impacts to other properties; earthworks. (Refer Bayview Noosa Hydrology and
OR Stormwater Management Plan prepared by WBM
Oceanics Australia).
S2.3
Alternative methods, as described in the Institution of Development proposal complies with the
Engineers Australia (Queensland Division) Soil Erosion prescribed solution. Discharge from diversion
and Sediment Control Guidelines for Queensland drains is into the drainage line that runs through
Construction Sites, are used. the site. Energy dissipation on the outlets will
prevent damage within the property and ensure
no adverse impacts on downstream properties.
Temporary check dams across overland flow
paths will be constructed to slow the flow and
disperse the flow over a wide area as it is
discharged to the drainage line.
The drainage line is an established waterway with
a stable bed and banks and no disturbance to the
creek is proposed except at drainage outlets.
Drainage outlets will be reinstated with rock
mattresses and vegetation to protect disturbed
areas and to provide energy dissipation so that the
water velocity on adjacent bed and banks is not
high enough to affect the stability of the bed and
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Erosion and Sediment Control Code 11 April 2006 Page 36
Page 46
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
banks. Peak flows in the drainage line will be no
greater than the current situation so that works on
the site will not impact on the creek bed and
banks.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Erosion and Sediment Control Code 11 April 2006 Page 37
Page 47
EXISTIN G SERVICES CODE [OCR of page images] EXISTING SERVICES CODE
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8.0 EXISTING SERVICES CODE
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Setbacks and easements
O1 S1.1 Complies with specific outcome.
Development near a sewer, water main, stormwater The footing of any structure or building is located The development of Stage 3 Viridian does not
drain, overland flow path or associated clear of the zone of influence but no closer than 1.5m require any buildings to be located near a Council
structure does not (measured horizontally) from infrastructure sewer, watermain, stormwater drain or associated
a) adversely affect the function of the service; including sewers, water mains and stormwater structure.
b) place an additional load on the service; and structures;
c) unduly increase future maintenance costs. AND
S1.2
No building or structure overhangs the zone of Q Block balconies which overhang the sewer do
influence; not:
AND (a) adversely affect the function of the service;
(b) place an additional load on the service;
S1.3 (c) unduly increase future maintenance costs;
Finished surface levels maintain a minimum of by providing a 4.5 metre clearance.
600mm of cover, but no greater than 3m of cover
to the underground infrastructure;
AND
S1.4
If the existing surface level is altered, surface level
services including manholes and inspection points
are altered to match the new surface level;
AND
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Existing Services Code 11 April 2006 Page 38
Page 49
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
S1.5
Alterations are constructed in accordance with No alterations or repairs to Council infrastructure
Sections 3, 4 and 5 of PSP6 Engineering Design are anticipated. Connections are to existing house
Standards Water and Sewerage and Section 4 of drainage/private sewer within the development
PSP5 Engineering Design Standards Roads, rather than to Council infrastructure and will be
Drainage and Earthworks; made in accordance with Water Supply and
OR Sewerage Act.
S1.6
Existing services are relocated and the design and No relocation of existing services is proposed as
construction of the relocated services is in part of the development.
accordance Sections 3, 4 and 5 of PSP6
Engineering Design Standards Water and
Sewerage and Section 4 of PSP5 Engineering
Design Standards Roads, Drainage and
Earthworks.
O2 S2.1 Complies with specific outcome.
Maintenance access is provided to all sewers, water A registered easement in favour of Council is No new easements and no alterations to existing
mains, stormwater drains, overland flow paths and created over all underground infrastructure located easements are proposed as part of the
associated structures. in private property; development.
AND
S2.2
The width of the easement is the greater of 3m or No new easements and no alterations to existing
the width of the zone of influence; easements are proposed as part of the
AND development.
S2.3
The easement is centred over the centreline of the No new easements and no alterations to existing
infrastructure. easements are proposed as part of the
development.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Existing Services Code 11 April 2006 Page 39
Page 50
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Local amenity
O4 S4.1 Complies with probable solutions.
Earthworks do not cause disturbance to the The following control measures are implemented Development proposal complies with prescribed
amenity of the neighbouring land. a) regular water spraying of exposed areas to solution. The main access road within the site,
suppress dust; Alma Way, is sealed. The site of the works is well
b) provision of dust stabilised or sealed internal away from other properties with more than 70m
roads; clearance to all neighbours except Stage 2 of the
c) protective covering of exposed areas that are left Viridian development.
for more than 2 weeks; and
d) if there is no valid development permit for the The contractor will be required to -
site, disturbed areas are revegetated using species Suppress dust by watering and stabilising
identified in PSP3 Landscaping Plants and disturbed areas
Guidelines. Remove waste by licensed contractors
AND Undertake works within the prescribed
hours of work.
S4.2
Earthworks are undertaken only during the hours of
7am to 6pm, Monday to Friday and 7am to 6pm on
Saturday. No work is undertaken on Sunday or
public holidays.
Vegetative Waste
O5 S5.1 Complies with probable solutions.
Vegetation cleared from a development site is Cleared vegetation is transported offsite for disposal Cleared vegetation is to be mulched on-site and
disposed of in an environmentally responsible in an approved green waste disposal facility; reused for landscaping of the finished
manner. OR development.
S5.2
Cleared vegetation is mulched on-site and reused for
landscaping of the finished development;
OR
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Existing Services Code 11 April 2006 Page 40
Page 51
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
S5.3
Cleared vegetation is disposed of for the purpose of
firewood.
Managing contamination risk
O6 S6.1 Complies with specific outcome.
Materials used as fill are suitable for development The fill material is solid clean earth, free of Development proposal complies with prescribed
of the land and filling or excavation works do not putrescible or refuse material, vegetation, acid solution. The fill material to be used on the site
result in the contamination of land. sulfate soils, building or construction material or will be solid clean earth, free of putrescible or
other material or contaminants; refuse material, vegetation, acid sulfate soils,
AND building or construction material or
contaminants.
S6.2
The site is not on the contaminated land register. The site is not on the contaminated land register
The site is on the Environmental Management
Register. As part of the clean up process,
identified arsenic impacted soil, within areas of
the original site, were removed and transferred to
an on-site engineered containment cell located
within Lot 113 SP 186498 (Stage 3 Viridian site).
Records provided to Golder Associates Pty Ltd
indicate that approximately 6000 m³ of material
was transferred to the cell. A protective plastic
marker geotextile, comprising orange fortacon
200 micron, was laid over the infilled cell. The
marker was subsequently overlaid with a
minimum of 500 mm of clean compacted fill
capping layer.
Part of the proposed Stage 3 Viridian
development includes construction work in the
area where the cell is currently located. Options,
including transferring the cell to another portion
of the site, have been considered. However, it is
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Existing Services Code 11 April 2006 Page 41
Page 52
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
proposed to remove all material contained in the
cell to an off-site waste containment facility. All
works will be undertaken in accordance with the
authority from EPA. The removal will be
undertaken in advance of construction.
Haulage activity and amenity
O7 S7.1 Complies with specific outcome.
Haulage of material to and from a site ensures No solution provided. Cut to fill earthworks are being designed for the
a) minimal disturbance to neighbouring properties development. An earthworks balance is possible
and properties along the haulage route; and and levels are being established to achieve this. If
b) Council s road infrastructure including a balance cannot be achieved fill material will
pavements is not adversely affected. need to be imported to the site with a maximum
quantity of 5,000m3 being a realistic upper limit.
The contaminated material currently stored in a
containment cell will need to be removed from
the site. Careful consideration will be given to the
removal process such that access to and from
Viewland Drive creates the least possible
disturbance. The contractor will be limited in the
number of heavy vehicles accessing Viewland
Drive per day by careful control of scheduling of
deliveries and removal of material. Therefore no
impact will result on properties along a haulage
route or on Council road pavements.
Extent of earthworks
O8 S8.1 Complies with probable solution.
Earthworks are contained within the subject All earthworks, including cut and fill batters, Development proposal complies with prescribed
property. retaining walls etc are contained within the subject solution. The site of the works is well away from
site. all property boundaries.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Existing Services Code 11 April 2006 Page 42
Page 53
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Environmental protection
O9 S9.1 Complies with specific outcome.
Earthworks minimise any adverse impact upon No solution provided. Erosion and sediment control devices will
groundwater, watercourses, drainage lines, wetlands, and minimise any adverse effects of construction on
native vegetation. water quality, effectively protecting downstream
watercourses, native vegetation, drainage lines and
groundwater during the construction period.
Water quality will be enhanced after the
completion of construction, as the proposed
development of the original Viridian site
incorporates significant revegetation of the
property. A GPT device will be incorporated on
all drainage lines, together with an oil and grease
arrester on drainage from car park areas prior to
discharge to the drainage line running through the
site.
Earthworks will have no adverse effect on
watercourses, drainage lines, wetlands, and native
vegetation, in a physical sense, as the extent of
earthworks is well clear of any of these features.
Dams
O10 S10.1 Complies with specific outcome.
Dam location and construction does not impact No solution provided. No new dams are proposed within the
upon neighbouring properties in terms of development.
a) hydrology;
b) alteration of existing overland flowpaths and
patterns;
c) landslide or failure of dam wall; and
d) effluent disposal areas.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Existing Services Code 11 April 2006 Page 43
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LAN DSCAPIN G CODE [OCR of page images] LAN DSCAPIN G CODE
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9.0 LANDSCAPING CODE
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
General requirements
Streetscape and amenity
O1 S1.1 Complies with probable solution.
Sufficient landscaped areas are provided to Landscaped areas, not less than the minimum areas Table 14-54 of the Noosa Plan, requires 30 m2 of
a) enhance the visual amenity and natural and dimensions specified in Tables 14-53 or 14-54, landscaped open space for the total number of
landscape character of the area, streetscape and are provided and maintained. persons accommodated by the development.
local area; Using the population calculations as described in
b) retain natural landscape features, such as rock S1.2 the architectural report, the required landscaped
outcrops and existing large trees; Landscaping is designed, planted and maintained in area for the site is 12,708m2.
c) retain existing native vegetation and enhance accordance with PSP3 Landscaping Plants and
buffer areas around property boundaries; Guidelines. Including the environmental covenant area within
d) suit the relative size and nature of the the Landscaped Open Area being provided by the
development and its setting; development, then 42,114m2 of Landscape Open
e) reduce the visual impact of large or bulky Area is being provided.
structures and fencing along waterways; and
f) conceal service, car parking and loading areas of Should Council wish to have the environmental
developments; covenant removed from calculations, the
g) screen incompatible land uses; and Landscape Open Area provided by the remainder
h) provide privacy between any dwelling units and of the proposal is 14,774m2.
accommodation units on and adjoining the site.
In either case, the requirement is exceeded.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 44
Page 56
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Building and landscape design
O2 S2.1 Complies with specific outcome.
Site layout and building and landscape design Below ground components of buildings do not Small areas of the basement car parks extend
a) provides for soft landscaping to be established in extend beyond the above ground footprint to allow beyond the above ground footprint, and will be
and around the development; for landscaping particularly within building setback utilised as vegetated communal courtyards (Block
b) maximises the retention of large canopy trees; areas; K), private terrace areas (Blocks K+M), or car
c) within the Eastern Beaches Locality and Noosa AND parking (Block M). Because of the sloping
Heads Locality, avoids the removal of heath topography of the site, some basement car parks
vegetation, except where required for internal extend above the ground providing opportunity
roads and service and infrastructure for undercroft planting.
construction; S2.2
d) minimises the extent of impervious paved areas; Basement car parks do not encroach into building Basement car parks do not encroach setback areas.
e) provides for suitable plant layouts and densities; setback areas;
and AND
f) facilitates the adoption of appropriate planting
techniques. S2.3
Plants are grouped in mulched beds rather than Refer landscape documentation.
planted individually to provide for optimum
growing conditions and less maintenance;
AND
S2.4
Landscaping is designed, planted and maintained in Refer landscape documentation.
accordance with PSP3 Landscaping Plants and
Guidelines.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 45
Page 57
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Species selection
O3 S3.1 Complies with probable solution.
Landscaped areas include plant species that Plantings Plant list developed in conjunction with Noosa
a) are appropriate to the biophysical conditions a) comprise plant species identified for the Shire Council for previous works on site.
and landscape character of the area; relevant landscape character area in PSP3
b) are suitable for the space available, the level of Landscaping Plants and Guidelines; and Extensive weed management and rehabilitation of
visual and climatic exposure, the functional b) avoid undesirable plant species identified in hillside park areas adjacent to Viridian Stage 3 has
requirements of the site and the scale of the PSP3 Landscaping Plants and Guidelines. significantly enhanced biodiversity. Landscaped
development; OR areas within Viridian Stage 3 will complement and
c) provide for appropriate levels of shade and enhance both retained and rehabilitated vegetation,
sunlight to occupants of the development S3.2 using local provenance species selection and
throughout the year; For landscaping around pool areas species which are suitable for local fauna such as
d) minimise the demand for water use; a) no more than 30% of the landscaped area is a the koala. Landscaped areas will also contain koala
e) in road reserves, provide street trees with mixture of plants of local origin and exotic plant food tree species.
effective canopy shade having regard to the size species, provided none of the plant species are
and scale of the road reserve and the location of undesirable plants identified in PSP3 The extensive landscaping will provide shade to
services and other structures; Landscaping Plants and Guidelines; and guests.
f) for street trees in towns are villages, are b) palms are specifically located in group plantings
consistent with the existing streetscape in accordance with PSP3 Landscaping Plants Resort villas will be fitted with water tanks which
character; and Guidelines; will be used to water landscaped areas. Drought
g) do not cause potential damage to buildings or AND tolerant species have been selected for landscape
structures; plantings.
h) are not harmful to pedestrians, particularly S3.3
around schools, childcare centres, shopping Root guards are utilised around species with
areas and other high pedestrian areas; potentially invasive roots.
i) in intensively used environments, can endure
high levels of activity; and
j) for rural residential developments, are best
suited to less intensive maintenance and low
availability of water for gardens.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 46
Page 58
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Safety and security
O4 S4.1 Complies with specific outcome.
Landscaping is designed and located to maximise No solution provided. Privacy between proposed accommodation units/
the safety and security of public and private areas villas is provided through the following design
by techniques.
a) clearly defining the boundaries between private
and public spaces; Balconies, lounge spaces, and bedrooms where
b) promoting casual surveillance of buildings and possible are orientated toward the common open
public areas from the street and other public space.
areas for personal security reasons;
c) avoiding concealment spots; and Casual surveillance between the resort villas and
d) maintaining safe site distances to and from road common spaces through the proposal is provided
and building corners, car park entrances and via elevated balconies to the west and courtyards to
driveways (see Figure 14-17); the east. All resort units provide outlook towards
e) maintain safe site distances at planting bed ends the common spaces via elevated balcony terraces.
within car parks; Balconies, terraces and courtyards are bounded by
f) protecting solid fences from graffiti by visually permeable handrails and screens.
incorporating elements such as landscaping,
creepers, murals or vandal resistant paint; and No solid high walls are provided to areas which
g) separating and defining pedestrian and vehicle overlook common areas within the proposal.
circulation routes.
O5 S5.1 Complies with probable solution.
The provision of landscaping is to a satisfactory Landscaping provided which allows adequate Complies with outcome through design layout and
standard ensuring that it does not lead to visibility for casual surveillance of public and semi- selection of appropriate species to maintain casual
opportunities for concealment and possible assault public spaces, including entrances and exits to sites surveillance of public areas, avoidance of
sites and buildings, by: concealment spots and allowance for clear sight
a) planting trees which have clean trunks to a distances to and from roads, building entries and
height of at least 1.8 m; and car parks.
b) appropriately spacing shrubs at 1.2m horizontal
centres, with a maximum height of 0.75m, to
avoid clumping and to retain sightlines.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 47
Page 59
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
O6 S6.1 Not applicable.
Street trees and plantings in towns and villages, car Street trees and trees in car parking areas achieve a The development does not abut roads nor are
parks and other areas where potential conflicts maximum of 900mm clear trunk height for a 2.0m there any surface car parks.
with vehicles and pedestrians are evident, are high tree at planting and are able to attain a clear
planted so as to maximise vehicle and pedestrian trunk height of 1900mm on maturity;
safety.
S6.2
All scrub planting to be a maximum height of
700mm from the road pavement (not top of kerb).
Services and utilities
O7 S7.1 Not applicable.
All landscaping works maintain adequate safe Plant species used in landscaping adjacent to The development is well clear of transmission
distance from services and utilities including substations, or adjacent to or on electricity lines.
substations, overhead powerlines, power poles and transmission line easements, are less than 4m high at
transformers, street lamps, stormwater catchment maturity and do not encroach within 3m of a
pits, and underground services and utilities. substation boundary;
OR
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 the expected
height of the tree at maturity (see Figure 14-18);
S7.3
For power lines that connect to a premises, the
height of plant species at maturity provides for a
2m clearance below the power line; (see Figure 14-
19)
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 48
Page 60
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
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.
Entry statements
O8 S8.1 Complies with specific outcome.
O8 Tree and plant massing are the dominant No solution provided. Design layout and species selection shown in
features of entry statements to residential or landscape documentation facilitate the specific
commercial estates and are integrated with the outcome.
landscape theme of the estate and the natural
landscape character of the locality, rather than the
entry being dominated by build elements such as
masonry walls, waterfalls and assembled rock
outcrops. (see Figure 14-20).
O9 S9.1 Complies with probable solution.
Entry statements are low maintenance. Entry statements are low maintenance and located Design layout and species selection shown in
entirely within privately owned land. landscape documentation facilitate the specific
outcome.
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Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 49
Page 61
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Specific requirements for Multiple housing & Visitor Accommodation
Private open space
O10 S10.1 Complies with specific outcome.
Private open space is For Multiple housing Types 2 and 4, each a) Approx 28 m2 of elevated deck space is
a) provided to all dwelling units and accommodation dwelling unit provides for landscaped private open space typically provided to the Resort Villas to at
units; comprising least two levels (ie a total area exceeding 56sqm
b) of adequate size and dimensions to suits the a) for units at ground level, a minimum area of is provided). Entry decks are also provided.
needs of occupants; 25m2 exclusive of the clothes drying area, with
c) clearly set apart for private use and separate minimum dimensions of 4m and maximum b) Balcony areas with a minimum width of 2.5m
from communal areas; gradient of 10% (1:10); or and an area of at least 17m2 are typically
d) directly accessible from a living area of the unit; b) for units above ground level, a minimum area of provided to the Resort units.
e) located away from noise generating uses; 12m2, with minimum dimensions of 2.5m; and
f) capable of receiving adequate sunlight; and Where overlooking from adjoining units is
g) designed to provide for the privacy of S10.2 considered an issue, screens are provided to
occupants of the premises and adjoining For Multiple housing Types 2 and 4, the private the private open space of the Resort Villas.
premises. open space area is enclosed by side and rear fencing,
screening or dense landscaping of at least 1.8m in
height to protect the privacy of residents; or
S10.3
For Visitor Accommodation no solution provided.
Communal open space
O11 S11.1 Complies with specific outcome.
Communal open space within the development No solution provided. A diverse range of communal open space,
provides adequate area for children to play and for including the pools, is provided with a northern
socialising, and preferably has a northern aspect. aspect.
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Viridian Stage 3
Landscaping Code 11 April 2006 Page 50
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Screening & Mounding
O12 S12.1 Complies with specific outcome.
Planting is provided between units, adjacent to No solution provided. Landscape documentation demonstrates
service and car parking areas and around the compliance with this requirement.
boundary of the site to provide for adequate
screening. (see Figure 14-21).
O13 S13.1 Complies with specific outcome.
Clothes drying areas and waste disposal areas are No solution provided. Clothes drying and waste disposal areas area
screened from adjoining properties and road screened in accordance with requirements.
frontages.
O14 S14.1 Complies with specific outcome.
Mounding adjacent to units do not extend into No solution provided. Mounding will not obstruct service corridors,
service corridors, cover utility covers, obstruct overland stormwater flow etc.
overland stormwater flow, or cause ponding on
footpaths, verges or on adjoining private property.
O15 S15.1 Complies with specific outcome.
Mounding associated with noise barriers is No solution provided. No noise barriers are proposed. Therefore not
designed to avoid linear shapes and incorporates applicable.
undulating shapes and forms that vary in height
and width.
Streetscape character
O16 S16.1 Complies with specific outcome.
Landscaping complements and enhances the No solution provided. Landscaping character is consistent with the
existing streetscape character by providing landscape themes determined by the CAS. The
plantings that match the scale of buildings within landscape theme of the proposed development will
the street. (see Figure 14-22 and Figure 14-23). be Rainforest Theme.
O17 S17.1 Complies with specific outcome.
Where a podium is provided, planting is No solution provided. Landscaping is provided adjacent, above and
established on the podium to soften the bulk and beneath podium levels where possible.
appearance of the building, and species are used
that can tolerate difficult climatic conditions.
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Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 51
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Passive solar access and energy efficiency
O18 S18.1 Complies with specific outcome.
Plantings contribute to passive solar access, energy No solution provided. Planting has been designed to maximise passive
efficiency and amenity by providing shade in solar access with tree planting particularly
summer, particularly to western walls and open car providing shade to western walls and between
parking areas, and admitting winter sunlight to buildings.
outdoor and indoor living areas.
Specific requirements for Multiple housing & Visitor Accommodation
Design of commercial and retail spaces
O19 S19.1 Complies with specific outcome.
Landscaping softens building bulk and creates No solution provided. Landscape documentation, specifically Detail
pleasant settings for visitors and staff that function Areas in Landscape Development report
well in an intensively used environment by demonstrates compliance with this outcome.
a) providing canopy trees and shade structures;
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-
24);
f) using mounding and 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 14-25);
h) providing adequate screening along the
perimeters of the development;
i) avoiding the use of formal planting design for
frontage works; and
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 52
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
j) providing planting design and species selection
that can endure an intensively used
environment.
Industrial Business
O20 S20.1 Not applicable.
Landscaping within industrial developments is No solution provided.
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 14-26); and
d) provide outdoor areas for staff.
Open space areas and road reserves
Active parkland
O21 S21.1 Not applicable
Landscaping in and around active parkland creates Landscape works for active parkland include No active parklands are included within the
an environment that provides functional recreation a) formation of grassed and well-drained areas for proposal.
areas and facilities in a landscaped setting that recreation;
reflect the natural landscape character of the b) retention of existing vegetation surrounding
locality. recreation facilities;
c) the planting of shade trees around recreation
facilities, including playfields and playgrounds;
d) provision of landscaped buffer areas to adjacent
residential development; and
e) installation of recreational facilities that include
the use of natural materials and finishes, where
appropriate, and colours that blend with the
natural environment.
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Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 53
Page 65
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Passive parkland and reserves
O22 S22.1 Complies with probable solution.
Landscaping within passive parkland and adjacent to Landscape works within passive parkland and Planting selection relates exclusively to the
national parks and conservation reserves, provides adjacent to national parks and conservation diversity of micro-environs present on the site or
for - reserves, include adjacent National Park or historically endemic to
a) the protection and enhancement of native a) retention of existing vegetation of local origin, this site. The major landscape design theme
wildlife habitat and corridors; including understorey plants and surface mulch; identified for Stage 3 is rainforest, relating to prior
b) the replanting of disturbed areas; b) revegetation of cleared and disturbed areas; natural vegetation patterns and remnant trees
c) the protection of riparian zones where the site c) planting food/habitat trees in areas supporting present.
adjoins or includes a waterway; important fauna populations and including nest
d) a relaxed and pleasant environment for visitors, boxes where it has been necessary to clear The plant schedules provide a selection of plants
with low key, low impact recreation facilities; habitat trees for development; appropriate for this stage of the development.
and d) removal of species identified as undesirable Additional feature plants for use in selected areas
e) linkages to other open space areas, where plant species in PSP3 Landscaping Plants and within the landscape design have been listed
appropriate. Guidelines; separately and will be utilized in small quantities to
e) enhancement of the area through the provision provide an additional level of interest and variety
of walking trails, picnic tables and bridges; within the overall planting design to establish the
f) the provision of linkages to the Noosa Trial character of a subtropical resort.
Network as identified in Schedule 5 on Map 3,
where appropriate; Koala food trees are included in species selected
g) retention of natural ground levels and hydrology for landscaped areas. Plant species useful for local
within and around these areas; and fauna populations have been planted in revegetated
h) minimal grassed areas. areas. A minimum of 36,000 plants have been
planted in the program. Areas under revegetation
on Noosa Hill and along the drainage line are now
designated parkland areas which will provide
managed passive parkland for resort visitors and
the broader Noosa Heads community, wildlife
corridors, habitat and waterway protection. A
walkway has been constructed through the
revegetation area to the Noosa Hill Lookout.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 54
Page 66
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Revegetation of the drainage line has commenced
and the drainage line is included within an
environmental covenant on title. The walkway
which was included in the CAS development will
now not be located in the centre of the proposed
development
A 10m buffer has been protected along the
drainage line ensuring its protection. All buildings
and areas cut/fill have been set back from the
drainage line in accordance with the buffer.
Extensive weed management (including removal of
listed weed species and undesirable plants) and
rehabilitation of hillside park areas adjacent to
Viridian Stage 3 has significantly enhanced
biodiversity.
The pathway constructed through the Viridian site
and up to Noosa Hill lookout, maintains
connectivity of open space areas.
Road reserves
O23 S23.1 Not applicable.
Landscaping within road reserves A minimum of 1 street tree is provided per lot or No landscaping is proposed within road reserves.
a) enhances the streetscape quality and natural every 8m of frontage, whichever is the greater;
landscape character of the area; AND
b) provides buffering to adjoining uses;
c) maintains the functionality of the road reserve S23.2
for vehicles, pedestrian and bicycles, including Where vehicles are parked parallel to the kerb,
providing adequate allowance for pedestrians to landscaping is setback a minimum of 500mm from
use the verge; the back of the kerb to allow adequate access (see
d) provides for the retention of existing tall trees Figure 14-27);
and remnant native vegetation; AND
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 55
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
e) allows for the opening of car doors along urban S23.3
streets; Street trees are planted a minimum of 1m from the
f) allows for maintenance or emergency access to back of the kerb in the road reserve verge.
service corridors and utilities;
g) maintains site distances to and from corners,
intersections, driveways and pedestrian crossing
points; and
h) maintains overland stormwater flow to avoid
ponding on footpaths, nature strips or adjoining
premises.
Environment protection and conservation
Watercourses and drainage lines
O24 S24.1 Complies with specific outcome.
Landscaping works along watercourses and No solution provided. All habitat areas along the drainage line and on the
drainage lines hill adjacent to the Noosa National Park are
a) retains and enhances the existing riparian undergoing revegetation and are designated as
vegetation including understorey; and public conservation land or covered by the
b) rehabilitates and revegetates degraded riparian environmental covenant on title.
zones to filter stormwater run-off and provide
for native wildlife habitat; and The rehabilitation areas have been planted with a
c) avoids slashing and turfing of waterway edges minimum of 36,000 plants approved by Council as
and drainage lines; and representative of the ecosystems native to the site.
d) avoids engineering design solutions, such as The role of the hillside vegetation and drainage line
concrete drains; and as habitat and wildlife corridors, and their role in
e) use natural materials in the construction of buffering and extending the habitat of the adjacent
boardwalks, bridges and similar structures to National Park, will be significantly enhanced.
blend with the natural environment.
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Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 56
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Wildlife habitat protection
O25 S25.1 Complies with probable solution.
Landscaping retains and enhances habitats and For Koala Habitat Areas shown in Schedule 7 All habitat areas along the creek and on the hill
corridors for native wildlife by a) a minimum of 70% of tree species planted on adjacent to the Noosa National Park are
a) replicating adjacent remnant vegetation, including the premises are koala food trees listed in PSP3 undergoing revegetation and are designated as
understorey vegetation; Landscaping Plants and Guidelines; and public park.
b) siting landscaped areas to complement and b) where koala access is impeded by a fence or
enhance existing vegetation; retaining wall The rehabilitation areas have been planted with a
c) retaining old trees (including dead trees) with i. climbing poles are erected at regular intervals minimum of 36,000 plants approved by Council as
hollows for local native fauna habitat; and along the structure at an approximate 45 representative of the ecosystems native to the site.
d) creating or enhancing vegetation linkages degree angle on either side of the structure; The role of the hillside vegetation and drainage line
between existing habitats; ii. plant vegetation within close proximity as habitat and wildlife corridors, and their role in
e) minimising adverse effects to koalas by planting (branches touching) on either side of the buffering and extending the habitat of the adjacent
and retaining appropriate tree species and fence to provide a natural ladder; and National Park, will be significantly enhanced.
facilitating koala movement in koala habitat iii. install panels or planks horizontally along the Significant mature trees have been retained on the
areas27. top of the fence to provide a walkway, where hillside and along the drainage line. Koala food
appropriate; and species will be incorporated within the landscape
c) choose fence materials, such as a timber post- plantings within the development area.
and-rail or chain wire, that a koala can easily
grip and climb or leave a minimum 300mm All retaining walls higher than that nominated by
gap between ground level and the first rail or Council are proposed to be fitted with climbing
strand of any fence; and poles to assist koalas movement through the site.
d) where there is a swimming pool in the
landscape design likely to be accessible to Swimming pools will be fitted with climbing ropes
koalas, a rope is provided to enable koalas to to allow koalas to escape pools, if required by
climb out of the pool; Council.
27 Schedule 7 maps koala habitat areas to be used for assessing development in koala habitat areas against the koala conservation criteria contained in the Nature Conservation (Koala) Conservation Plan 2005 and Management Program
2005-2015 or, prior to the adoption of the Conservation Plan, the Interim Guideline: Koalas and Development.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 57
Page 69
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
AND
S25.2
Vegetation of local origin is retained and replanted in
areas indicated in Schedule 5 on Map 4 - Open
Space Networks.
Water management
O26 S26.1 Complies with probable solution.
Landscaping works promote the effective use The infiltration and conservation of water is Native plants which are suited to the local climate
of water through appropriate plant selection and optimised through have been selected to reduce demand for
layout and by maximising opportunities for water a) selecting native plant species identified in PSP3 supplementary watering.
infiltration. Landscaping Plants and Guidelines;
b) grouping plants in mulched beds; The stormwater management within the
c) minimising impervious surfaces; development will be characterised by open grassed
d) using semi-pervious pavement surfaces; such as or rock lined drainage channels, which create
grass cell paving, as a alternative to pervious subtle integration of hard paved surfaces with the
surfaces surrounding landscape, providing catchment and
e) draining hard surfaces areas to landscaped areas; direction of surface water run-off into the
f) planting microphytes along driveways to absorb stormwater drainage system. Roof water from the
hydrocarbons; and villas is to be captured and stored in rainwater
g) using surface and subsurface drainage swales. tanks for re-use in irrigation to identified planting
areas.
Soil stability
O27 S27.1 Complies with specific outcome.
Landscaping works are design and sited to ensure No solution provided Compliance with the approved erosion and
the stability of soils and minimise sediment and sediment control management plan will ensure
erosion activity, particularly on steep slopes and in compliance with this outcome.
landslide hazard areas, making use of soft landscaping
rather than hard landscaping solutions wherever
possible.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 58
Page 70
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Car parking areas
Off street car parks
O28 S28.1 Not applicable.
Landscaping of car parking areas is designed to One advanced canopy tree28 (a minimum of 100 Car parking is generally provided under buildings
a) reduced the visual impact of the development; litres pot size) is provided or in garages.
b) provide for advanced canopy trees to shade a) in towns and villages, shopping centres or
vehicles and to reduce reflected radiation; commercial areas for every 4 car parking
c) ensure canopy trees are protected from vehicle spaces; or
damage by providing adequate sized garden b) otherwise for every 6 car parking spaces;
beds; AND
d) maximise opportunities for infiltration of
rainwater on-site; and S28.2
e) minimise contaminated run-off entering the A minimum area of 5m2 is provided around each
stormwater system and waterways. canopy tree, which is mulched and treated;
AND
S28.3
Plants are grouped in mulched beds rather than
using individual, evenly spaced trees and scrubs;
AND
S28.4
Semi-pervious pavement surfaces are used, such as
grass cell paving, to increase infiltration of
rainwater and minimise contaminated run-off,
including hydrocarbons, entering the stormwater
system and waterways;
AND
28 A canopy tree is defined as a tree having a minimum canopy of 5m at maturity.
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Viridian Noosa Project
Viridian Stage 3
Landscaping Code 11 April 2006 Page 59
Page 71
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
S28.5
Run-off from car parking areas is directed to
landscaped areas to minimise contaminate run-off,
including hydrocarbons, entering the stormwater
system and waterways;
AND
S28.6
Garden mounding is incorporated into car parking
areas adjacent to frontages;
AND
S28.7
Surface and subsurface drainage swales are used to
maximise stormwater infiltration;
AND
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
O29 S29.1 Complies with specific outcome.
Edges to parking and turning spaces for on Where vehicles are parked parallel to the kerb, Detailed planting areas are provided adjacent to
street parking are landscaped to provide shade and landscaping is setback a minimum of 500mm from hard landscape and vehicle access areas throughout
screening, while ensuring adequate access to the back of the kerb to allow adequate access (see the site, to provide shade and screening without
vehicles. Figure 14-28). impact on circulation.
S29.2
Street trees are planted a minimum of 1m from the
back of the kerb in the road reserve verge.
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Viridian Stage 3
Landscaping Code 11 April 2006 Page 60
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10.1 Bushfire Hazard Areas
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
Effects of use and works
New Uses
O4 S4.1 Complies with specific outcome.
The proposed use does not compromise the safety The use is sited on land that is not in a Medium or The site has very little vegetation and has a low
of people or property from bushfire. High Bushfire Hazard Area29. fire risk. All safety and bushfire precautions as per
CAS conditions will be upheld in the new
proposed Viridian Stage 3 development.
A Bushfire Management Plan has been prepared
for the site. The EMP s targets and actions will
significantly reduce fire risk to bushland, person or
property.
Protection of Infrastructure and Community Uses
O5 S5.1 Not applicable.
Community Uses and Infrastructure Uses, Community Uses and Infrastructure Uses are None of the listed uses are proposed on the site.
including that identified below, are able to function not located in a High or Medium Bushfire Hazard
effectively during and immediately after bushfire Area identified on Overlay Maps OM1.4 to
events OM9.4;
a) Emergency service facilities; OR
b) Hospitals;
c) Education Type 4 uses, including stores for S5.2
valuable records or items of historic or cultural Building work will not involve more than an
significance; and additional 20m2 of Gross Floor Area to an existing
d) Service and utility uses, including electricity building;
substations, major electrical depots and water OR
treatment plants.
29 If Probable Solution S4.1 is complied with no further action is required. PSP1 details information Council may request to determine whether or not the site is in a Medium or High Bushfire Hazard Area, as well as
information relating to the preparation a Bushfire Management Plan. Appendix 9 of the SPP Guidelines: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide provides more information on Bushfire
Management Plans.
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Viridian Stage 3
Natural Hazards Overlay Code 11 April 2006 Page 61
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS
S5.3
Where located in a High or Medium Bushfire
Hazard Area identified on Overlay Maps OM1.4 to
OM9.4, uses are designed to function effectively
during and immediately after bushfire events30.
Hazardous materials
O6 S6.1 Complies with probable solution.
Public safety and the environment are not Hazardous materials are not manufactured and
adversely affected by the detrimental impacts of stored on the site.
bushfire on hazardous materials manufactured or
stored in bulk.
Siting, design and construction
O7 S7.1 Complies with specific outcome.
Uses and works including building works are sited, Uses and works including building works are All safety and bushfire precautions as per CAS
designed and constructed to sited conditions will be upheld in the new proposed
a) minimise the number of people and property a) on lots greater than 2500m2; Viridian Stage 3 development.
subject to bushfire risk; and i) in locations of lowest hazard within the lot
b) maximise the protection of people and (Figure 13.5 provides guidance); and A Bushfire Management Plan has been prepared
property during the passage of a fire front. ii) to achieve setbacks from hazardous for the site. The EMP s targets and actions will
vegetation of 1.5 times the predominant significantly reduce fire risk to bushland, person or
mature canopy tree height or 10m property.
whichever is the greater; and
iii) 10m from any retained vegetation strips or
small areas of vegetation; and
iv) so that the elements of the development
least susceptible to fire are sited closest to
the bushfire hazard;
b) on lots 2500m2 or greater - to maximise
setbacks from hazardous vegetation37
30 PSP1 details information Council may request for determining whether or not the site is in a Medium or High Bushfire Hazard Area, as well as information relating to the preparation a Bushfire Management Plan. Appendix
9 of the SPP Guidelines: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide provides more information on Bushfire Management Plans.
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Viridian Noosa Project
Viridian Stage 3
Natural Hazards Overlay Code 11 April 2006 Page 62
Page 75
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
Water supply for fire fighting
O8 S8.1 Not applicable.
An adequate and accessible water supply is For premises not in a water service area each lot The site is located in a water service area.
provided for fire fighting purposes. has an accessible dam, swimming pool or water
tank with fire brigade fittings that contains at least
5000 litres per dwelling.
Vehicle access and fire trails
Firebreaks and fire access tracks
O9 S9.1 Complies with special outcome.
Firebreaks or fire access tracks provide Firebreaks are provided by Existing tracks within adjacent bushland areas and
a) adequate access for fire fighting and other a) a cleared road reserve not less than 20m wide on site will remain open to allow vehicular access
emergency vehicles; and located around the perimeter of the in case of fire.
b) adequate width to minimise the risk of fire development;
crossover. OR A Bushfire Management Plan has been prepared
b) fire access tracks between the development for the site.
and surrounding vegetated lands that
i. are a minimum cleared width of 6m;
ii. have a maximum grade of 12.5% (1:8);
iii. have a formed pavement;
iv. have access at each end and in other
locations where necessary;
v. have passing areas and turning areas;
vi. have clearly identified access points for
emergency vehicles; and
vii. are located on public land or within access
easements that are granted in favour of
Noosa Shire Council and the Queensland
Fire and Rescue Service.31
31 Where Council has not previously approved a Bushfire Management Plan for premises, Council may request the proponent to prepare a plan, as per PSP1 Information Council May Request. Appendix 9 of the SPP
Guideline: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide provides more information on Bushfire Management Plans.
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Viridian Stage 3
Natural Hazards Overlay Code 11 April 2006 Page 63
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
Reconfiguring a Lot
O10 S10.1 Complies with Specific Outcome.
The safety of people and property are maintained The proposed lots are not located on land that is All safety and bushfire precautions as per CAS
by avoiding increases in the number of people subject to Medium or High Bushfire Hazard on conditions will be upheld in the new proposed
living, working or congregating in areas of high or overlay maps OM1.4-OM9.432; Viridian Stage 3 development.
medium bushfire hazard. OR
A Bushfire Management Plan has been prepared
S10.2 for the site. The EMP s targets and actions will
The proposal does not materially increase the significantly reduce fire risk to bushland, person or
number of people living, working or congregating property.
in a Medium or High Bushfire Hazard Area.
Firebreaks and fire access tracks
O11 S11.1 Complies with Specific Outcome.
Firebreaks or fire access tracks provide Firebreaks are provided by All safety and bushfire precautions as per CAS
c) adequate access for fire fighting and other a) a cleared road reserve not less than 20m wide conditions will be upheld in the new proposed
emergency vehicles; and located around the perimeter of the Viridian Stage 3 development.
d) adequate width to minimise the risk of fire subdivision, between the created lots and
crossover. surrounding vegetated lands; A Bushfire Management Plan has been prepared
OR for the site. The EMP s targets and actions will
b) fire access tracks (may be in the form of an significantly reduce fire risk to bushland, person or
access easement) between the created lots and property.
surrounding vegetated lands that
i. are a minimum cleared width of 6m;
ii. have a formed pavement;
iii. have access at each end and in other
locations where necessary;
iv. have passing areas and turning areas;
v. have clearly identified access points for
emergency vehicles; and
32 PSP1 details information Council may request to determine whether or not the land is in a Medium or High Bushfire Hazard Area.
33 Where Council ha snot previously approved a Bushfire Management Plan for premises, Council may request the proponent to prepare a plan, as per PSP1 Information Council May Request. Appendix 9 of the SPP
Guideline: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide provides more information on Bushfire Management Plan.
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Viridian Stage 3
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS
vi. are located on public land or within access
easements that are granted in favour of
Noosa Shire Council and the Queensland
Fire and Rescue Service33.
Road network
O12 S12.1 Complies with specific outcome.
Roads provide for the safe and effective Culs-de-sacs or no-through roads are not used in The Stage 3 design has roads/lanes which act as a
evacuation of users of premises and access the street network unless buffer between the buildings and bushland areas.
by Emergency services. a) a perimeter road reserve with a minimum
reserve width of 20m and a formed width of Existing tracks within adjacent bushland areas and
not less than 6m is provided; or cul-de-sacs or on site will remain open to allow vehicular access
no-through roads are provided with fire trails or in case of fire.
access easements, capable of being navigated by
conventional vehicles, that link to through
roads (see Figure 13.3 and Figure 13.4);
AND
S12.2
Roads have a maximum grade of 12:5% (1:8).
Lot design
O13 S13.1 Complies with the specific outcome.
Lot design and building siting minimises Each lot includes a building envelope, identified on The design has roads/lanes which act as a buffer
bushfire hazard to people and property having the plan of subdivision between the buildings and bushland areas thereby
regard to slope, aspect, existing vegetation a) f sufficient size and dimensions to separating buildings from vegetation
and adequate separation from hazardous accommodate a dwelling and ancillary
vegetation. buildings and use areas; and The construction area is generally flat and
b) or lots more than 2,500m landscaping will contain moist vegetation.
i. conforming with the principles for house
site number 1, 2 or 3 shown in Figure The development is proposed for the base of a
13.5 north facing slope which indicates the
ii. house sites in bush fire hazard areas; and development is in a relatively safe position. As per
Figure 13.5 of this code.
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iii. separated from hazardous vegetation a
minimum of 1.5 times the predominant
mature canopy height or 10m, whichever
is the greater; and
c) for lots less than 2,500m2, maximise separation
of buildings from hazardous vegetation.
S13.2
Residential lots are designed so that their
size and shape allow for efficient emergency
access to buildings for fire fighting appliances
(eg. by avoiding long narrow lots with long access
driveways).
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Natural Hazards Overlay Code 11 April 2006 Page 66
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COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
Effects Of Use
Amenity
O1 S1.1 Complies with specific outcome.
Uses are located, designed and operated to avoid No prescribed solution. Adverse impacts on the quality of air, light and
significant adverse changes to the light, air quality, noise affecting the adjacent residential land uses
noise, accessibility, or other conditions enjoyed by are minimised through significant distances
users of associated, adjoining or nearby uses. between the proposed resort buildings and
existing adjacent uses:
i) Q block resort villas are approx 70m from the
buildings behind Halse Lodge
ii) Q block resort villa is approx 20m from the
nearest Morwong Villa.
iii) N Block resort units are approx 80m from the
closest residence on Attunga Heights
iv) K Block resort units are approx 70m from the
closest residence on Angler St.
v) J Block resort villas are approx 80m from the
closest residences on Angler Street.
The Deck of B1-d adjoins the common boundary
with the Viridian Residences to the East of the
existing S Block . The orientation of S block is
in the opposite direction to the B1-d deck, and
therefore no adverse privacy issues will result.
The operational components of the resort (ie.
reception, service area, restaurant) are located
towards the centre of the site to minimise adverse
impact on adjacent residences.
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Noosa Heads Locality Code 11 April 2006 Page 67
Page 81
COLUMN 1 COLUMN 2 ASSESSMENT
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable)
The proposed access arrangements and associated
restrictions aim to minimise external road
network impacts and amenity impacts for the
existing residential development along Viewland
Drive proximate to the subject development, as
follows:
at times during the day, the area in and
around Hastings Street can be relatively
congested, thus the potential for new traffic
(ie. by the subject development) within this
area has been reduced;
during the evening, to reduce the potential
impacts on existing residences in Viewland
Drive due to additional traffic, access will be
via Morwong Drive which coincides with
times when the area in and around Hastings
Street is less likely to be experiencing traffic
congestion.
Major road network
O2 S2.1 Complies with specific outcome.
The visual amenity and character surrounding the No prescribed solution. The requirements of (a), (b), & (c) are not
major road network, including Sunshine Beach triggered as a result of the subject site being
Road (David Low Way), Eenie Creek Road, Noosa located in an isolated valley sitting between
Drive and Noosa Parade, is protected and Picture Point Spur and Noosa Hill.
enhances the entrances to Noosa Heads through:-
a) retaining and enhancing the visual and physical The character and amenity along the major road
separation of Noosa Heads from neighbouring networks servicing the subject site is protected
localities; through isolation resulting from significant
distance between Hastings Street, Noosa Parade,
and Viewland Drive, and the entry to the
resort:
Volume II: Code Responses
Viridian Noosa Project
Viridian Stage 3
Noosa Heads Locality Code 11 April 2006 Page 68
The text continues on page 82.
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