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Appendix B Noosaville Locality Code
Attached to the e-mail Multiple Housing Type 2 Duplex - MCU18/0003.
Development Permit for Material Change of Use for Type 2 Duplex at 20 Nannygai Street Noosaville described as Lot 36 on RP63879 ________________________________Appendix B Appendix B: Noosaville Locality Code
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Type 2 Duplex at 20 Nannygai Street Noosaville described as Lot 36 on
RP63879
Divisions 17 Specific Outcomes and Probable Solutions for the Noosaville Locality
Table 11.13
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
Effects of use
Amenity
O1 Uses are located, designed and operated No solution provided Complies - building has been designed with
to avoid significant adverse changes to the light, careful consideration given to surrounding
air quality, noise, accessibility or other conditions properties and the potential for overlooking.
enjoyed by users of associated, adjoining or
nearby uses.
Major Road Network
No solution provided Not applicable
Visual amenity
No solution provided Not applicable
Neighbourhood identities
04 The separate identities of the various No solution provided The neighbourhood in which the site is located
residential neighbourhoods remain important and contains a mix of unit developments and
distinct elements of the residential character of residential dwellings. The proposed design in
Noosaville. consistent with the urban fabric of the area.
Lake Entrance Boulevard No solution provided Not applicable
.
Airport No solution provided Not Applicable
Built form
Density
O7 The density of development within the site No solution provided Complies – population density of 6.6 persons
area— proposed
a) is compatible with surrounding development;
and
b) does not exceed—…
i. for the Semi-Attached Housing Zone—
B. for sites 600m2 of more – 6.6 persons or 100
persons per hectare whichever is the higher;
and…
c) has a low site impact to enhance the
opportunity to maintain natural site characteristics,
including native vegetation and natural landforms.
Height
O8 Buildings and other structures— S7.1 Buildings and other structures Complies - 7.9 metres and 2 storeys
a) are low rise and have a visual bulk and an have a maximum building height of—
architectural scale consistent with structures e) – 8m,
on adjoining or nearby land; …
b) do not exceed a building height of —
iv - 2 Storeys..
c) do not visually dominate the street or
surrounding spaces;
d) preserve the amenity of surrounding land;
e) ensure that development responds to the site
topography; and
f) are well articulated with strong horizontal and
vertical design elements to provide an
interesting streetscape and to complement
landform changes and landscapes.
Setbacks
O9 Buildings and other structures are S8.1 Buildings and structures comply Proposal does not comply with side boundary
appropriately designed and sited to— with the setbacks identified in setbacks.
a) provide amenity for users of the premises as Schedule 1 - Minimum Boundary
well as preserve the visual and acoustic Setbacks.
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Type 2 Duplex at 20 Nannygai Street Noosaville described as Lot 36 on
RP63879
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
amenity of adjoining and nearby properties; Requirement Scheme Proposal
b) provide adequate distance from adjoining
land uses; Frontage 6.0 metres 6.metres
c) allow space for required vehicle parking;
d) preserve any existing vegetation that will
buffer the proposed building; Side 1.5 to 2.0 1.5 metres
e) allow for landscaping to be provided between metres
buildings;
f) maintain the visual continuity and pattern of
buildings and landscape elements within the Rear 6.0 metres 7.7 metres
street;
g) avoid large areas of continuous wall planes Side boundary setbacks do not comply with
by varying the building setbacks and using scheme requirements. Applicant currently
appropriate techniques to provide visual preparing additional plans that will further
relief; and demonstrate amenity of proposal.
h) help protect the natural character and visual
amenity of the Noosa River system and other
watercourses.
Site cover, gross floor area and plot ratio
10 The site cover, gross floor area and plot ratio of No solution provided Applicants designer indicates that proposal
buildings and other roofed structures— complies with requirements
a) results in a building scale that is compatible with
surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in the
vicinity of the site;
c) maximises the retention of existing vegetation
and allows for additional soft landscaping between
buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes drying
and other site facilities; and
e) facilitates onsite stormwater management and
vehicular access.
O11 Site cover—
a) for a class 1 or class 10a structure within the
c) for the Semi- Attached Housing Zone does not Applicants designer indicates that proposal
exceed 40%; complies with requirements
O12 For the Semi-Attached Housing Zone Applicants designer indicates that proposal
buildings do not exceed a plot ratio of 0.45:1 complies with requirements
Flooding and drainage71
O17 Buildings and other works are designed and S17.1 For new buildings or structures S17.1 Complies - habitable rooms are above
sited to— or additions of more than 50m2 gross prescribed minimum floor levels.
a) provide flood free access to premises and flood floor area to an existing building or
free habitable areas; structure, floor levels for habitable
b) allow only minor, short term and infrequent rooms are not less than the specified
flooding of non-habitable areas; minimum floor levels;
c) ensure carparking areas can be adequately AND
drained; S17.2 Where Council infrastructure is S17.2 Applicant will comply with relevant
d) ensure drainage does not adversely impact available— requirements.
upon other premises; and a) any drainage (including buildings
e) ensure filling or excavation does not adversely and yards) flows to that infrastructure;
impact upon other premises by— and
i. causing ponding on the site or nearby land; b) the infrastructure has the capacity
ii. increasing flooding, which adversely affects the to accept any additional loading;
safety or use of any land upstream and AND
downstream; and S17.3 For Residential Uses— S17.3 Proposal generally complies with the
iii. adversely affecting the flow of water in any a) where slab on ground construction probable solution with filling generally located
overland flow path. is used, filling does not extend more around building footprint. Filling does slightly
than 1m beyond the building footprint extend beyond the building footprint for the
and access to car parking areas, creation of a terrace and landscaped area
measured from the outer walls of the however this area is relatively minor.
building ; or
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Type 2 Duplex at 20 Nannygai Street Noosaville described as Lot 36 on
RP63879
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
b) the design consists of a suspended
floor
construction;
AND
S17.4 Car parking and maneuvering 17.4 Complies
areas are constructed at a level that
permits the parking area to drain from
the site by gravity means, without the
need for mechanical pumping;
AND
S17.5 Basements for residential uses Not applicable
have flood immunity above the Q100
where alternative means to
mechanical pumping are used to
achieve such immunity; or
S17.6 Basements for non-residential Not applicable
uses have flood immunity above the
Q100 that may be achieved by means
of mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites & ridgelines
O18 Not applicable
O19
Roof form
O20 Rooflines— S20.1 With the exception of buildings S20.1 The eastern unit has a roof pitch of 22.5
a) contribute positively to the local skyline; within the Industry Zone, the main roof degrees whilst the western unit has a pitch of 2
b) complement the character of the locality; of the building has a roof pitch no less degrees. The duplex has been designed to
c) are articulated, pitched or skillion; than 5 degrees and has minimum present as two individual units and the
d) avoid low pitched (eg. less than 5 degrees) or 600mm eaves to at least 75% of the proposed roof form reflects this intent. The
box roof profiles/parapets; and perimeter of the building; AND western unit is well articulated and the reduced
e) do not create opportunities for residents to slope of the roof is not apparent to the street.
overlook the private open space areas of
neighbouring properties. S20.2 Buildings and structures do not S20.2 No roof top terraces provided.
include roof top terraces.
Materials and finishes
O21 Buildings and other structures use materials S21.1 With the exception of buildings Complies - building utilises materials that are
and finishes that complement the Noosaville within the Industry Zone, buildings common in urban fabric of the Noosaville
character and integrate with the surrounding a) use a mix of lightweight and locality.
natural and built environment. textured external building materials,
including timber finishes; or
b) use masonry construction where
variation is provided in texture,
detailing and the like;
c) use open or transparent
balustrades; and
d) incorporate open balconies.
Environment, conservation and recreation
Environment and cultural heritage values
O22 Not applicable
O23 Open space network
An integrated open space network is established S23.1 Open space corridors and Complies
throughout the locality and— existing native vegetation in areas
a) allows for both passive and active recreational indicated in Schedule 5 – Map 4 are
pursuits; protected from fragmentation and
b) provides safe and convenient connectivity for encroachment by development.
pedestrians and cyclists to neighbourhood
centres, community services and other key
destinations such as public open space, the
Noosa River and Wallace Estate;
c) provides habitat connectivity for wildlife;
d) protects watercourses and drainage lines in
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Type 2 Duplex at 20 Nannygai Street Noosaville described as Lot 36 on
RP63879
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
the lowlands; and
e) forms a scenic backdrop for the locality’s
residential neighbourhoods; and Development consistent with character of the
O24 Physical and visual links between public open S24.1 No solution provided area.
space areas and watercourses are retained.
Pedestrian and bicycle pathways
O25 Safe and convenient pedestrian and bicycle S25.1 Pedestrian and bicycle Not applicable
pathways are provided and retained between and pathways are provided and retained
around key destinations including— where indicated in Schedule 5 – Map
a) an east-west link between the Tewantin & 2;
Doonan Locality and the Noosa Heads AND Conditions may be imposed if reasonable.
Locality along the Noosa River foreshore; S25.2 Contributions toward a
b) a north-south link between the Shire Business Pathways Network are provided in
Centre and Wallace Park to the Noosa River accordance with PSP20.
foreshore
c) recreation areas off Shorehaven Drive and
Seacove Court;
d) scouting facilities at Gympie Terrace and
Gibson Road;
e) the Australian Rules field at Weyba Road; and
f) camping and caravanning facilities at Munna
Point.
Foreshore character
O26 The natural landscape character and No solution provided. Complies - Development will not impact on the
vegetation along the foreshore areas of the Noosa character of the foreshore areas as it is
River, Lakes Doonella and Weyba and Eenie compatible and consistent with the desired
Creek, Noosa National Park, Keyser Island and urban form of the locality.
Weyba Creek Conservation Parks is protected
Watercourses
O27 No solution provided Not applicable.
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Type 2 Duplex at 20 Nannygai Street Noosaville described as Lot 36 on
RP63879
Specific Outcomes and Probable Solutions for the Semi -Attached Housing Zone
Table. 11.15
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Built form
Streetscape character & building bulk
O41 Buildings and structures are designed to S41.1 No solution provided Not applicable – site does not have a waterfront
address any waterfront aspect and to contribute aspect.
positively to the waterfront character; AND
O42 Buildings and other structures— S42.1 The main entrance of the Complies - Main entrance recognisable.
a) contribute positively to the streetscape building faces and is recognisable
character by addressing the street and adding from the street; AND
visual interest through stepping the front facade; S42.2 Buildings and other structures Proposed units have a maximum length of wall of
b) have a bulk and architectural scale that does are designed to— 16.6 metres. Windows have been provided along
not dominate the streetscape or detract from the a) have a maximum wall length of 15m side walls to add visual interest. Additional plans to
visual amenity of adjoining properties; and each external wall plane be provided further detailing the design intent of
c) present as a small building of a domestic incorporates at least one design the units.
scale within a landscaped setting; and element to add visual interest and
d) present well articulated façades where amenity (such as windows, pergolas,
garages or carports are not the dominant visual sun shading devices, balconies or a
element when viewed from the street. change of building material));
b) vary and break up the roof form
through gables or different pitches to
add visual interest and define the
individual dwelling units;
(c) provide individual segmented
balconies for each dwelling unit to
reduce dominant horizontal banding;
d) visually break up building facades
by incorporating different but
complimentary colours, textures and
building materials; and
e) visually break up the bulk of the
building by integrating tall plant
species in front of and to the side of
buildings; AND
S42.3 For corner sites the building Not applicable
design addresses both street
frontages by—
a) including doors and windows on
each face of the building that fronts a
road; and
b) incorporating an access point from
each street, one for each of the
dwelling units.
Garages and carports
O43 Garages, carport structures and vehicle S43.1 Garages and carports have a Complies – garages setback 6.0 metres from the
manoeuvring areas are designed and sited to— front boundary setback of at least 6m street.
a) provide for resident and visitor parking; provided that garages may be setback
b) visually integrate with the building and to 5.5m from the front boundary where
not dominate the street front; garage doors are staggered 1m from
c) allow opportunity for landscaping to screen each other in relation to the frontage;
vehicle parking and manoeuvring areas; AND
d) minimise the number of driveway accesses; S43.2 Garages present a minimum Two double garages are proposed which have
and width to the streetscape (the total been accepted by Council in the surrounding area.
e) allow safe and efficient access to and egress width of garage doors is no more than
from the premises. 6m or 50% of the frontage width,
whichever is the lesser, where the
structure faces the street);
AND
S43.3 Where multiple double garages Garage doors are separated by 2.0 metres.
are included garages are stepped
back a minimum of 600mm from each
other, in relation to the frontage or are
separated by at least 2m; OR
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Type 2 Duplex at 20 Nannygai Street Noosaville described as Lot 36 on
RP63879
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
S43.4 Garages that are visible from, Not applicable
but do not face the street, include
windows or other articulation and have
a 6m vegetated buffer between the
structure and the road frontage. AND
S43.5 Where located on the major Not applicable
road network or a collector street,
vehicles are able to enter and exit the
site in a forward gear through a 3-point
turn maximum; AND
S43.6 The development provides for Complies – one driveway proposed
shared driveways to minimise the
number of access points, except on
sites with more than one street
frontage, where garages or carports in
the development front separate
streets.
Front fences & walls
O44 Front fences and walls are designed and S44.1 Front fences or walls are A condition may be imposed in this regard.
sited to— setback an average of 1 metre and are
a) contribute to the attractiveness of the street; articulated to provide visual interest by
b) be compatible with the existing streetscape stepping the design at maximum 5m
character; intervals.
c) relate to the architectural period of the AND
building; S44.2 The area of land between the Additional plans being prepared to address this
d) avoid interference with the movement of fence and the front property boundary aspect.
surface stormwater; shall be densely landscaped to screen
e) allow for casual surveillance from the street or any fencing from the street.
where premises adjoin part of the major road AND
network, mitigate traffic noise;; S43.3 Any fencing on the boundary Proposal able to comply with requirement.
f) provide for planting in front of high solid fences which is not screened by vegetation is
and walls; and either less than 1.2m high or of an
g) ensure planting between the front fence and open construction..
the footpath does not create an impediment for
pedestrians using the footpath.
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