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Appendix B Code Assessment Report - 14-16 Mary Street, Noosaville - Bounce Hostels 15.6.2018
Attached to the e-mail Visitor Accommodation Type 4 Conventional - 122 beds (Architectural Plans & Code Assessment Report) MCU18/0102.msg.
Appendix B – Code Assessment MATERIAL CHANGE OF USE TO ESTABLISH RESIDENTIAL USES - VISITOR ACCOMMODATION TYPE 4 CONVENTIONAL 14-16 Mary Street, NOOSAVILLE described as Lots 3 & 4 on RP 122928 Applicant: Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust Date: 15th June 2018
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Page 2
Table of Contents
Summary ................................................................................................................................. 3
Applicable Development and Overlay Codes ............................................................................. 4
Noosaville Locality Code ................................................................................................................. 4
Business Uses Code ....................................................................................................................... 20
Visitor Accommodation Code ....................................................................................................... 27
Driveways and Carparking Code ................................................................................................... 35
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Summary
This report provides a statutory assessment against the intents and code requirements of the Noosa
Plan 2017 and the State planning interests.
The Development Assessment Mapping System (DAMS) identifies the site as being affected by the
Coastal Area - Medium Storm Tide Inundation Area overlay (Figure 7 of the Planning Report). As
detailed in the Planning Report, assessment against the Performance or Acceptable Outcomes
prescribed within the State Development Assessment Provisions is not applicable.
The proposed development has been assessed against the applicable Noosa Council Development
Codes.
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Applicable Development and Overlay Codes
The proposed development has been assessed against the applicable Development Codes. A code assessment table has been completed for the following
Development Codes.
• Noosaville Locality Code;
• Business Uses Code;
• Visitor Accommodation Code; and
• Driveways and Carparking Code.
Noosaville Locality Code
The proposed hostel has been assessed against the relevant Specific Outcomes and Probable Solutions prescribed within Tables 11.13, 11.19 and 11.20 of the
Noosaville Locality Code.
Specific Outcomes Probable Solutions Proposed Development
Table 11.13 -Specific Outcomes and Probable Solutions for the Noosaville Locality
11.8 Effects of use
Amenity O1 No solution provided Complies
Uses are located, designed and operated to avoid significant The buildings have been appropriately sited
adverse changes to the light, air quality, noise, accessibility or as to reduce any perceived acoustic and
other conditions enjoyed by users of associated, adjoining or visual impacts. The side and rear setbacks
nearby uses. are to be extensively vegetated with
mature plantings. Additionally, a 2 metre
acoustic fence is proposed along the
western boundary to mitigate any
perceived noise and light pollution
generated from vehicles entering and
exiting the basement carpark.
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Major Road Network No solution provided Complies
O2 Through traffic in Noosaville uses Gibson Road or Eenie The site fronts onto Mary Street which is
Creek Road, ensuring the visual amenity of Gympie Terrace is mainly accessed from Gibson Road. The
protected with a consequent enhancement of visitor and proposal does not present any negative
recreation opportunities and benefit to businesses along impacts to Gympie Terrace.
Gympie Terrace.
Visual amenity No solution provided Complies
O3 The visual amenity and character surrounding the major The design of the proposed hostel is
road network is protected and enhances the recognisable reflective of the locality’s subtropical
entrance to Noosaville through— a) retaining and enhancing character. The renderings prepared by Zest
the visual and physical separation of Noosaville from other Building Design illustrate a design that
localities; and b) ensuring development does not encroach encapsulates the Noosa character and
upon existing native vegetation along the road frontage other positively contributes to the Mary Street
than for accessways. Business Precinct streetscape.
Neighbourhood identities No solution provided Complies
O4 The separate identities of the various residential Refer to the architectural renderings
neighbourhoods remain important and distinct elements of prepared by Zest Building Design (Appendix
the residential character of Noosaville. A). External timber cladding and
colourbond roofing deliver striking
horizontal and vertical design elements.
The architectural design presents a
modern, elegant and attractive built form
which has been informed by existing high-
quality architecture within the precinct,
namely the Bell Property buildings located
along Mary Street.
Lake Entrance Boulevard No solution provided Not Applicable
O5 There is no increase in the number of lots that gain access The subject site is not accessed via Lake
via Lake Entrance Boulevard Entrance Boulevard.
Airport No solution provided Not Applicable
O6 Development and use of premises within 750m of the The subject site is not located within 750
airport do not cause an obstruction or other potential hazard metres of the airport.
to aircraft movement associated with the airport by the way
of—
a) the physical intrusion of buildings or other structures into
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aircraft take-off and approach flight paths;
b) attracting birds or bats to the area, which could cause or
contribute to bird-strike hazard;
c) providing very bright lighting or lighting similar to runway
lighting, which can distract or confuse aircraft pilots;
d) interfering with navigation or communication facilities;
e) emissions that may affect pilot visibility or aircraft
operations; and
f) transient intrusions into the airport’s operational airspace.
11.9 Built form
Density No solution provided Complies
O7 The density of development within the site area— The proposal includes a range of
a) is compatible with surrounding development; and accommodation arrangements including six
b) does not exceed— 2-bed units with ensuites, ten 4-bedr units,
i. for the Semi-Attached Housing Zone: A. for sites between one 6-bed unit, and eight 8-bed units.
500m2 and 599m2 inclusive—4.8 persons; B. for sites 600m2
or more — 6.6 persons or 100 persons per hectare whichever A total of 122 beds over 25 Units will be
is the higher; provided.
ii. for the Attached Housing Zone a maximum population The proposal meets the prescribed
density of 100 persons per hectare with the exception of Lot maximum of 320 persons per hectare
21 on RP815864 situated at 11- 13 William Street which has an permitted for the site. Refer to Table 4
allowable population density of 320 persons per hectare within the Planning Report for population
exclusively for the purpose of a visitor hostel; density calculations.
iii. For the Visitor Mixed Use Zone— 160 persons per
hectare;
iv. for the Business Centre Zone a maximum population
density of 100 persons per hectare with the exception of Lots
3 & 4 on RP122928 situated at 14-16 Mary Street which have
an allowable population density of 320 persons per hectare
exclusively for the purpose of a visitor hostel;
v. for the Shire Business Centre Zone in the RES, E1 and E7
Precincts 320 persons per hectare;
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vi. for the Community Services Zone maximum population
density of 320 persons per hectare exclusively for the
purposes of Residential Aged Care and 160 persons per
hectare for any other form of Retirement & Special Needs
Housing; and
c) has a low site impact to enhance the opportunity to
maintain natural site characteristics, including native
vegetation and natural landforms.
Height O8 S8.1 Buildings and other structures have a maximum Complies
Buildings and other structures— building height of— The architectural plans Appendix A present
a) are low rise and have a visual bulk and an architectural scale a) if in the Attached Housing Zone – 8m, with the four separate pavilions, each containing
consistent with structures on adjoining or nearby land; exception of those properties with frontage to the two storeys and within the maximum
b) do not exceed a building height of — following streets: - Russell St, William St and Howard prescribed height permissible for the
i. for the Attached Housing Zone 2 storeys unless located on St, or Weyba Rd, James St and Albert St north of their Business Centre Zone.
property with frontage to the following streets: - Russell St, intersections with Elizabeth St (as well as properties
William St and Howard St, or Weyba Rd, James St and Albert St fronting Gympie Terrace or Noosa Parade between
north of their intersections with Elizabeth St (as well as Weyba Road and Russell Street) where they have a
properties fronting Gympie Terrace or Noosa Parade between maximum building height of 12m;
Weyba Road and Russell Street), where they are not to exceed b) if in the Visitor Mixed Use Zone – 12m;
a maximum building height of 3 storeys; c) if in the Business Centre or Industry Zones — 10m;
d) if in the Shire Business Centre Zone – 8m, except in
ii. for the Visitor Mixed Use Zone– 3 storeys, although Precinct E1 or E2 where 12m, Precincts E3, E4 and E5
present only 1-2 storey façades to Gympie Terrace; where 10m or in Precinct REC/MU where 6m; or
e) in all other zones—8m.
iii. for the Shire Business Centre Zone– 2 storeys, except in
Precinct E1 and E2 where 3 storeys and Precinct REC/MU
where 1 storey; or
iv. for all other zones— 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
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f) are well articulated with strong horizontal and vertical
design elements to provide an interesting streetscape and to
complement landform changes and landscapes.
Setbacks S9.1 Buildings and structures comply with the setbacks Complies
O9 Buildings and other structures are appropriately designed identified in Schedule 1 - Minimum Boundary The four pavilion buildings have been
and sited to— Setbacks. appropriately sited. Large vegetated side
a) provide amenity for users of the premises as well as and rear boundaries provide guests and
preserve the visual and acoustic amenity of adjoining and adjacent properties with landscaped
nearby properties; buffers which are visually pleasing and
b) provide adequate distance from adjoining land uses; reduce the perceived noise and light
c) allow space for required vehicle parking; pollution generated by the proposed
d) preserve any existing vegetation that will buffer the hostel accommodation.
proposed building;
e) allow for landscaping to be provided between buildings;
f) maintain the visual continuity and pattern of buildings and
landscape elements within the street; g) avoid large areas of
continuous wall planes by varying the building setbacks and
using appropriate techniques to provide visual relief; and
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 No solution provided Complies
O10 The site cover, gross floor area and plot ratio of buildings The proposed building massing and
and other roofed structures— composition is consistent with the strategic
a) results in a building scale that is compatible with intent of the site as prescribed within the
surrounding development; Mary Street/Thomas Street Precinct.
b) does not present an appearance of bulk to adjacent
properties, roads or other areas in the vicinity of the site; Internal soft and hard landscaping has been
c) maximises the retention of existing vegetation and allows varied to create unique spaces within the
for soft landscaping between buildings; development for respite for guests.
d) allows for adequate area at ground level for outdoor Statement landscaping treatments have
recreation, entertainment, clothes drying and other site been incorporated at the entry of the
facilities; and development to create a positive
e) facilitates onsite stormwater management and vehicular streetscape appeal and visual interest.
access.
The development presents a light, natural
and transparent living environment and
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incorporates a number of communal
facilities including a large kitchen, laundry,
swimming pool and deck areas, and
recreational room. Open plan outdoor
communal recreational facilities including a
pool, spa, beach volleyball court and
lounges allow guests to take advantage of
the subtropical setting.
O11 No solution provided Not Applicable
Site cover— The subject site is located in the Business
a) for a class 1 or class 10a building within the Detached Centre Zone.
Housing Zone, does not exceed—
i for a single storey building - 50%; or
ii for a building of 2 or more storeys - 50% on the ground
floor and 30% for the upper storey(s), or 40% for all storeys for
a building of 2 or more storeys;
b) for other classes with the Detached Housing Zone, does not
exceed—40%;
c) for the Semi-Attached Housing Zone does not exceed 40%;
d) for the Attached Housing Zone does not exceed 40%;
e) for the Visitor Mixed Use Zone does not exceed 40%; or
f) for the Shire Business Centre Zone in Precincts E1, E2, E6
and E7 does not exceed 50%
O12 For the Semi-Attached Housing Zone buildings do not No solution provided Not Applicable
exceed a plot ratio of 0.45:1 The subject site is located in the Business
Centre Zone.
O13 For the Attached Housing Zone the maximum gross floor No solution provided Not Applicable
area is equivalent to the maximum allowable population in The subject site is located in the Business
persons multiplied by 40m2 Centre Zone.
O14 For the Visitor Mixed Use Zone, the maximum gross floor No solution provided Not Applicable
area equals the allowable population in persons multiplied by The subject site is located in the Business
40m2 , provided that the gross floor area does not exceed Centre Zone.
13,600m2 .
O15 For the Business Centre Zone, outside of the Mary No solution provided Not Applicable
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Street/Thomas Street Precinct the maximum plot ratio is — The subject site is located in the Mary
a) 0.8:1 for site areas up to and including 2,000m2 ; plus Street/Thomas Street Precinct.
b) 0.3:1 for the balance portion of the site area in excess of
2000m2.
O16 For the Shire Business Centre Zone, the maximum plot No solution provided Not Applicable
ratio for development within the following precincts is — The subject site is located in the Business
a) Precincts B1 and B2 combined- 0.5:1; Centre Zone.
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6, except for Industrial business uses;
f) Precinct E4- 0.6; except for Industrial business uses;
g) Precinct E5- 0.6, except for Industrial business uses;
h) Precinct E6- 0.6;
i) Precinct E7- 0.6;
j) Precinct RES- 0.6; and
k) Precinct REC/MU- 0.1.
Flooding and drainage S17.1 For new buildings or structures or additions of Complies
O17 Buildings and other works are designed and sited to— more than 50m2 gross floor area to an existing building Preliminary architectural drawings show
a) provide flood free access to premises and flood free or structure, floor levels for habitable rooms are not the proposed floor levels for the hostel at
habitable areas; less than the specified minimum floor levels; AND RL 2.7 AHD to provide adequate free board
b) allow only minor, short term and infrequent flooding of above the defined flood level (refer to
non-habitable areas; DA.06 in Appendix A).
c) ensure carparking areas can be adequately drained; S17.2 Where Council infrastructure is available— Complies
d) ensure drainage does not adversely impact upon other a) any drainage (including buildings and yards) flows to The proposed development will be
premises; and that infrastructure; and connected to Council’s existing
e) ensure filling or excavation does not adversely impact upon b) the infrastructure has the capacity to accept any infrastructure.
other premises by— additional loading; AND
i. causing ponding on the site or nearby land; S17.3 For Residential Uses— Complies
a) where slab on ground construction is used, filling Filling of the site will not occur outside the
ii. increasing flooding, which adversely affects the safety or does not extend more than 1m beyond the building footprint of the buildings.
use of any land upstream and downstream; and footprint and access to car parking areas, measured
from the outer walls of the building; or
iii. adversely affecting the flow of water in any overland b) the design consists of a suspended floor
flow path. construction; AND
S17.4 Car parking and maneuvering areas are Partially Complies
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constructed at a level that permits the parking area to The proposed design incorporates a
drain from the site by gravity means, without the need basement carpark. The following extracts
for mechanical pumping; AND are taken from the Engineering Report
prepared by a registered engineer from Tod
Consulting Pty Ltd (Appendix F).
It is proposed to install a grated drain at the
base of the ramp to collect runoff. This will
be discharged into a sealed storage tank
and pump below the basement car park
which would be set up to pump to the
street during a rainfall event.
S17.5 Basements for residential uses have flood Partially Complies
immunity above the 1%AEP defined flood event where Refer to Section 6 of the Planning Report.
alternative means to mechanical pumping are used to To protect the basement car park from
achieve such immunity; or flooding an automatic flood barrier is
proposed. The barrier will use the rising
flood levels and the associated hydraulic
differential to activate the barrier and raise
it to protect the basement from flood
waters.
The barrier is used to lift the site level
above the defined flood level. The barrier
activates without human intervention and
is a self-contained system without remote
service pits. Floodwater is intercepted by
surface grates and collected in an
underground chamber
S17.6 Basements for non-residential uses have flood Not Applicable
immunity above the 1%AEP defined flood event that A residential use (Visitor Accommodation -
may be achieved by means of mechanical pumping Type 4 Conventional) is proposed.
where the mechanical feature is installed with
adequate holding tanks and an alternative back up
power source.
Sloping sites S18.1 Buildings and associated accessways are not Not Applicable
O18 Development on sloping sites— constructed on land with a slope greater than 1 in 4 The subject site is of level ground.
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a) is responsive to the natural topography of the site and (25%); AND
minimises cut and fill; S18.2 Buildings are of split level design that step down Not Applicable
b) does not visually dominate the hill slope or interrupt the the slope or have a suspended floor construction; AND
The subject site is of level ground.
skyline;
c) is integrated with the natural site characteristics including S18.3 Cut or fill is less than 2m in depth; AND Complies
vegetation; and Filling is required to raise the floor height
d) for Multiple housing, takes the form of small separate to meet the flood requirements. The
buildings; AND current levels on the site vary from RL 2.0
to RL 2.3 AHD. It is proposed that the floor
height will be raised to RL 2.7 AHD to
adequately comply with the 1% AEP Under
2100 Climate Change Conditions.
S18.4 The distance between the ground and the Complies
lowest part of the floor of the building does not No under building areas are proposed.
exceed 3m to avoid large under building areas; AND
S18.5 Buildings present no more than 3 storeys at any Complies
one point. The proposal incorporates four two-storey
pavilions and a basement carpark.
O19 On sites which are visible from the major road network, S19.1 No solution provided Complies
areas of public open space, the Noosa River or the beaches The proposal incorporates an architectural
new buildings and structures including outbuildings, are design which is reflective of the site’s
designed so as not to dominate or detract from the scenic and subtropical setting and presents a modern,
environmental qualities of the site and its setting. elegant and attractive built form.
Roof form O20 S20.1 With the exception of buildings within the Complies
Rooflines— Industry Zone, the main roof of the building has a roof The architectural design incorporates a
a) contribute positively to the local skyline; pitch no less than 5 degrees and has minimum 600mm traditional hip-style roof to each pavilion
b) complement the character of the locality; eaves to at least 75% of the perimeter of the building; with a 20-degree pitch (refer to drawing
c) are articulated, pitched or skillion; AND DA.06).
d) avoid low pitched (eg. less than 5 degrees) or box roof Roof eaves and balconies have been
profiles/parapets; and incorporated into the design of each
e) do not create opportunities for residents to overlook the pavilion.
private open space areas of neighbouring properties S20.2 Buildings and structures do not include roof top Complies
terraces. The proposal does not include any roof top
terraces.
Materials and finishes O21 S21.1 With the exception of buildings within the Complies
Buildings and other structures use materials and finishes that Industry Zone, buildings The proposed design comprises Sunshine
complement the Noosaville character and integrate with the a) use a mix of lightweight and textured external Coast architectural language and draws
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surrounding natural and built environment. building materials, including timber finishes; or reference to the look and feel of the
b) use masonry construction where variation is locality. The incorporation of timber and tin
provided in texture, detailing and the like; materials are a reflection of the Noosaville
c) use open or transparent balustrades; and locality and coastal context.
d) incorporate open balconies.
To ensure that the hostel development
manages the elements of the coastal
environment, a palette consisting of robust
materials and finishes is proposed.
11.10 Environment, conservation and recreation
Environment and cultural heritage values No solution provided Complies
O22 There are no significant adverse effects on biodiversity, The subject site is clear of any vegetation of
native vegetation, native fauna habitat, landscaped quality, environmental significance. Plantings will
water quality or cultural heritage values, including those be in accordance with Council’s guidelines
related to— and have been designed to capture run-off
a) changes to natural drainage; from the site.
b) management of fire risk; Waste will be appropriately managed and
c) erosion and the transport of sediments off site; treated on site.
d) unmanaged public access;
e) effluent disposal71; Notwithstanding the fact that treatment of
f) changes to fauna habitat and behaviour; and stormwater is not triggered by the State
g) disturbance of buildings and features, including natural Planning Policy, as the development
features of cultural heritage significance. proposal includes landscaped areas
covering in excess of 35% of the site and an
underground car park, which eliminates oils
and grease mixing with stormwater, it is
expected that the quality of the run off
from the site will improve compared to its
current use.
Open space network S23.1 Open space corridors and existing native Not Applicable
O23 An integrated open space network is established vegetation in areas indicated in Schedule 5 – Map 3 The subject site is located within the Mary
throughout the locality and— are protected from fragmentation and encroachment Street/ Thomas Street precinct.
a) allows for both passive and active recreational pursuits; by development.
b) provides safe and convenient connectivity for pedestrians
and cyclists to neighbourhood centres, community services
and other key destinations such as public open space, the
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Noosa River and Wallace Estate;
c) provides habitat connectivity for wildlife;
d) protects watercourses and drainage lines in the lowlands;
and
e) forms a scenic backdrop for the locality’s residential
neighbourhoods. AND
O24 Physical and visual links between public open space areas S24.1 No solution provided Not Applicable
and watercourses are retained. No public open spaces or watercourses are
located on the subject site.
Pedestrian and bicycle pathways S25.1 Pedestrian and bicycle pathways are provided Complies
O25 Safe and convenient pedestrian and bicycle pathways are and retained where indicated in the Priority No alterations to the existing pedestrian
provided and retained between and around key destinations Infrastructure Plan in Part 15; AND and bicycle pathways are proposed.
including— S25.2 Contributions toward pedestrian and bicycle Not Applicable
a) an east-west link between the Tewantin & Doonan Locality pathways are provided in accordance with the Priority The subject site is serviced by the existing
and the Noosa Heads Locality along the Noosa River foreshore; Infrastructure Plan in Part 15. active transport infrastructures.
b) a north-south link between the Shire Business Centre and
Wallace Park to the Noosa River 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 No solution provided. Not Applicable
O26 The natural landscape character and vegetation along the The subject site is not located along the
foreshore areas of the Noosa River, Lakes Doonella and Weyba Noosa River foreshore.
and Eenie Creek, Noosa National Park, Keyser Island and
Weyba Creek Conservation Parks is protected.
Noosa River S27.1 No solution provided Not Applicable
O27 Commercial development on and adjacent to the Noosa The subject site is not located along the
River is designed to – Noosa River foreshore.
a) provide for uses for marine facility purposes only; b) be
compatible with the scenic values of the waterway;
c) provide a high level of amenity, including ensuring low
ambient noise levels;
d) not increase the overall scale and intensity of commercial
operations;
e) ensure no additional commercial leases on the Noosa River;
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f) ensure no net increase in the gross floor area of buildings or
structures;
g) use materials, natural finishes and colours that blend with
the surrounding natural landscape; and h) reflect the character
and setting of the locality (such as timber and tin construction
with a traditional pitched roof design).
O28 Commercial development does not extend beyond S28.1 Development does not increase the overall Not Applicable
existing commercial lease areas. footprint of commercial jetties and structures. The subject site is not located along the
Noosa River foreshore.
O29 The loading and unloading of passengers is confined to S29.1 No probable solution Not Applicable
the commercial lease areas of the respective commercial The subject site is not located along the
operation. Noosa River foreshore or involve loading
and unloading of passengers.
Table 11.19 - Specific Outcomes and Probable Solutions for the Business Centre Zone
11.33 Effects of use
Amenity No solution provided. Complies
O76 The Noosaville Business Centre does not adversely affect The surrounding area of the subject site
the amenity of the surrounding area; AND predominately encompasses a variety of
land uses including specialist medical
services, professional offices, retail, and
attached dwellings.
O77 Buildings are sited and orientated to minimise the No solution provided. Complies
likelihood of overlooking the private open space of adjacent The proposed hostel development has
Residential Uses; AND been oriented to address the street (Mary
Street) and makes a positive statement and
contributes to the streetscape.
Operational shutters to the
accommodation units and vegetation
buffers reduce opportunities for guests to
overlook the private open space of
adjacent residential uses located to the
west and south of the site.
O78 Fencing, landscaping and screening are used to mitigate No solution provided. Complies
impacts on adjoining Residential Uses; AND The proposal incorporates extensive
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landscaping treatments which will mask the
hostel from adjoining properties. A mixture
of species and planting arrangements are
proposed.
O79 Bulky and obtrusive structures are screened to reduce No solution provided. Complies
adverse impacts of noise, lighting and odour. A bunded bin enclosed is proposed in the
south-east corner of the site. The enclosed
area is masked from view through
landscaping and fencing treatments. A
communal laundry is proposed and located
in the basement.
O80 The Noosa Village Plaza shopping centre generally No solution provided. Not Applicable
bounded by Mary Street and Gibson Road— The proposed use does not compete with
a) maintains a large range of services and retail functions; the services and products offered at the
b) services local community needs; Noosa Village Plaza.
c) does not increase its retail floor space; and
d) is the only supermarket-based centre in the Noosaville
Business Centre Zone.
Land use No solution provided. Complies
O81 The Noosaville Business Centre, other than the Noosa The proposal incorporates a number of
Village Plaza shopping centre, continues to serve a broad role entertainment facilities for the guests of
in providing Business Uses not normally found within or the hostel. The subject site has specifically
requiring location in a shopping centre, including specialist been identified within the Noosa Plan 2017
services, offices, entertainment facilities, medical facilities, as being an appropriate location for a
showrooms and the like. hostel accommodation use.
Pedestrian connectivity No solution provided. Complies
O82 Pedestrian connectivity between buildings and other The pavilions and guest only public spaces
public open spaces is retained and enhanced. are appropriately serviced by internal
pathways and balconies.
Function of the Shire Business Centre No solution provided. Complies
O83 Uses within the Noosaville Business Centre do not detract The proposed visitor accommodation use
from the function of the Shire Business Centre as the principal does not detract from the hierarchy of
business centre in Noosa. centres.
11.34 Built form
Streetscape & character S84.1 Uses on the ground floor— Complies
O84 Buildings and structures are sited and designed to— a) have at least 50% transparent glazing to the front The front pavilion incorporates the hostel’s
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a) provide for a consistent building alignment fronting the wall; reception facilities and overlooks Mary
street and public spaces; b) have their main entrance facing the street; and Street. A number of fixed glazed windows
b) present a high quality streetscape incorporating consistent c) include outdoor dining or seating areas. and operational shutters allow staff and
built elements that define the street and public spaces as well management to overlook the arrival and
as create human scale and visual interest; departure of guests.
c) are consistent with the bulk and scale of buildings on The proposed development represents a
adjoining and nearby land; high quality design which positively
d) contribute to their setting including the skyline; e) present contributes to the streetscape.
subtle changes in colours, textures and materials to break up
the building facades;
f) integrate signage with the building design;
g) integrate landscaping into the building design and car
parking areas; and
h) retain and provide areas for outdoor dining and meeting
opportunities on the ground level.
Table 11.20 Premises in the Mary Street/Thomas Street Precinct
11.35 Effects of use
Amenity S85.1 For existing buildings, development retains the Not Applicable
O85 The predominantly residential character, scale and general form and character of the building; AND The proposal incorporates new buildings.
appearance of buildings in the Mary Street/Thomas Street S85.2 The GFA of any single building on the site does Complies
Precinct is maintained and uses and buildings are designed not exceed 300m2 ; AND The GFA of each pavilion does not exceed
and sited to— 300m2.
a) present a domestic scale and form of architecture, rather S85.3 The maximum site cover is 50%; AND Complies
than commercial, when viewed from the street and adjoining The total site cover area proposed is 39%
residential premises; b) accommodate small-scale Business S85.4 Development retains large trees, including Complies
Uses that conform with the amenity of adjoining or nearby canopy trees, which add to the established character No existing large trees are located on site
residential premises; of the area. however the indicative plantings as
c) protect the visual and acoustic amenity of adjoining and illustrated in the architectural plans and
nearby residential premises; and renderings depict a variety of plant species
d) provide for car parking at the rear of the site. proposed.
O86 Uses in the Mary Street/Thomas Street Precinct— No solution provided. Complies
a) are low impact; The proposed hostel will not be reliant on
b) are not reliant on passing traffic for business; passing traffic for business. The hostel will
c) do not generate high volumes of traffic or require significant be designed and marketed as Bounce’s
on site areas for car parking; flagship hostel, offering a high class,
14-16 Mary Street, Noosaville 17
Page 18
d) if adjoining land in a residential zone and not a Residential environmentally sensitive experience.
Use, do not involve night time use; and
e) are not Entertainment and dining business or Retail Security of the premise will be managed on
business. site and CCTV is in operation throughout
the buildings. The Management Plan
prepared by Bounce Pty Ltd (Appendix E)
refers in detail the security measures and
management protocols for the operation of
the hostel.
Bounce follows a strict ‘Guests Only’ policy
within the hostel as a means to prevent
disruption to guests and surrounding land
uses. Additionally, extensive landscaping
and screening treatments enhance the
streetscape as well as minimising
opportunities for overlooking onto
adjoining private property.
Mixed use development S87.1 Where multiple housing (small dwelling units) or Not Applicable
O87 Uses on the ground floor contribute to the function of the ancillary dwelling units are incorporated, residential The development does not incorporate mix
business centre. AND uses are not located on the ground floor but are use.
located above business or community uses.
S87.2 Where visitor accommodation incorporates Complies
business uses such as a restaurant, function room or The reception and travel booking service
tour booking service such facilities are located at the areas are located in the front pavilion
front of the ground floor so as to reinforce the which overlooks Mary Street.
interactive streetscape.
S87.3 Separate identifiable residential entrances are Not Applicable
provided for any residential uses. No residential uses are proposed, the units
are for guest use only.
O88 Residents do not compete with customers for carparking S88.1 Resident carparking is limited to one space per Not Applicable
spaces. dwelling unit or accommodation unit. and A Visitor Accommodation - Type 4
Conventional use is proposed.
S88.2 Resident carparking is not located in the road Not Applicable
reserve or between the residential or business A Visitor Accommodation - Type 4
building and the principal street frontage. Conventional use is proposed.
Visitor hostel No solution provided. Complies
14-16 Mary Street, Noosaville 18
Page 19
O89 Lots 3 & 4 on RP122928 situated at 14-16 Mary Street, A Visitor Accommodation - Type 4
Noosaville are developed as Visitor accommodation Type 4 for Conventional use is proposed and complies
a Visitor hostel. with the specific identification of the site as
being an appropriate location for this use.
14-16 Mary Street, Noosaville 19
Page 20
Business Uses Code
The proposed hostel development has been assessed against the relevant Specific Outcomes and Probable Solutions prescribed within Table 14.8 of the
Business Uses Code.
Specific Outcomes Probable Solutions Proposed Development
14.16 Effects of use
Electricity infrastructure S18.1 No solution provided Complies
O18 The development does not adversely impact on The proposal will not negatively impact
existing or future electricity supply infrastructure; AND upon Council’s existing infrastructure. The
hostel has been designed to relate to its
subtropical location.
O19 All uses and works maintain an adequate safe S19.1 Development for uses adjacent to or within 50m of an Not Applicable
distance from electrical infrastructure including existing electricity substation incorporates noise attenuation The subject site is not within close
substations, overhead powerlines, power poles and measures to mitigate noise impacts; AND proximity of an existing electricity
transformers. substation.
S19.2 Buildings and structures (including swimming pools, Not Applicable
sheds, tennis courts and outbuildings) are not constructed The subject site is not within close
under overhead electricity transmission lines, or within proximity of an existing transmission lines
electricity easements or electricity easements.
Noise No solution provided. Complies
O20 Development is designed and sited to avoid noise The four pavilions have been sited to
emissions that unreasonably diminish the amenity of the specifically create a social area in the
area or surrounding uses centre of the site. Communal recreational
facilities including a pool, sun deck, lounge
chairs and café have been congregated to
this area.
With the area recessed and the pavilions
wrapping around the centre, the buildings
will act as buffers to any perceived acoustic
impacts. The central social hub is also
located within close proximity of the
14-16 Mary Street, Noosaville 20
Page 21
reception area so that guests are
supervised at all times.
Additionally, established and dense
plantings will be used to boarder the site
and act as visual and acoustic barriers.
Mechanical plant and equipment and storage areas S21.1 Mechanical plant and equipment are— Complies
O21 Mechanical plant and equipment (including air a) located more than 2m from any property boundary; b) The basement accommodates the
conditioning equipment) and storage areas are designed where located at ground level, screened by fencing 1.5m in communal laundry facilities and a
and located to— height or dense vegetation of at least 1.5m in width multipurpose room for the storage of the
a) avoid adverse visual impacts when viewed from the incorporating grouped trees and shrubs with maximum site’s service infrastructure.
street and adjoining properties; and separation distance of 1m measured from the centre of the A bunded bin enclosed is proposed in the
b) visually integrate with the building design. tree or scrub; and south-east corner of the site. The enclosed
c) are visually integrated into the line and plane of the are is masked from view through
building and roof design and do not project beyond the landscaping and fencing treatments.
height or width of the building when viewed from the street
and adjoining properties; AND
S21.2 For Industrial business and Retail business Type 3, Not Applicable
materials stored outside of a building do not exceed 4m in A Visitor Accommodation - Type 4
height or half the height of the on-site buildings whichever is Conventional use is proposed
the greater.
Safety and security S22.1 Boundaries are identified by such means as— Complies
O22 All property boundaries are clearly identifiable with a) fencing; or The site’s side and rear perimeters will be
public and private spaces clearly defined. b) changes in surface materials or levels; or fenced and established and dense plantings
c) landscape treatments; AND will be used to boarder the site.
S22.2 Loading and storage areas are well lit or can be locked Complies
after hours The basement and delivery bay will be
adequately lit. Security of the premise will
be managed on site and CCTV is in
operation throughout the buildings and
site.
O23 All premises and access routes are clearly S23.1 All premises are identified by the provision of the Complies
identifiable to all persons, particularly emergency street number in a prominent location, preferably near the The proposed hostel development has
services personnel. site entry, (i.e. on the kerb or letterbox or by signage on the been oriented to address the street (Mary
building or site). Street) – refer to Architectural renderings
in Appendix A.
14-16 Mary Street, Noosaville 21
Page 22
Statement landscaping treatments have
been incorporated at the entry of the
development to create a positive
streetscape appeal and visual interest.
O24 All building entries are designed to be obvious and S24.1 The number of entrances and exits are limited and Complies
easily identifiable. main building entrances/exits are located at the front of the The proposed design incorporates a wide
site, in view of the street. Where this is not possible, due to paved pathway leading to the pavilion
site or existing building constraints, a well defined path is oriented to the street. This pavilion
provided to the entrance/exit; AND accommodates the reception area and
overlooks Mary Street where the arrival
and departure of guests can be monitored.
S24.2 All entrances/exits to buildings, are well lit and signed, Complies
and signage includes hours of operation; AND All appropriate locations will be well lit with
sufficient signage to direct hostel guests.
S24.3 Entrances/exits are located to provide a direct link to Complies
driveways and carparking areas; AND The design incorporates a delivery and
turning bay areas adjacent to the reception
pavilion. New guests will either temporarily
park or will be dropped off here and
directed to the reception. The delivery bay
is serviced by a wheelchair/pedestrian
ramp.
The basement carpark provides parking for
guests, primarily for those occupying the 1-
bedroom and ensuite units. The basement
is accessed via the lift.
S24.4 Recessed doorways are avoided where the recess is of Complies
sufficient size to conceal a person. Where recessed No recessed doorways are proposed.
doorways are unavoidable, measures are used to enhance
safety, as follows—
a) good lighting installed;
b) strategically placed mirrors installed;
c) angled approaches provided; or
d) gates which restrict access provided.
O25 Uses are arranged within buildings and on sites to S25.1 Windows and main entrances are positioned to allow Complies
enable external areas to be monitored. for casual surveillance. The overall design style is evocation of
14-16 Mary Street, Noosaville 22
Page 23
Queensland style architecture, featuring
open and transparent living areas. Large
windows and bifolding glass doors create
opportunities for casual surveillance by
staff and guests.
O26 Communal open space, including congregation and S26.1 Communal open spaces, including congregation and Complies
seating areas, is located where it can be monitored. seating areas are situated where they are in the line of sight The four pavilions have been sited to
of windows, doors and/or balconies of buildings, or can be specifically create a social area in the
seen from a street or other public space. centre of the site. Communal recreational
facilities including a pool, sun deck, lounge
chairs and café have been congregated to
this area. These uses have been recessed to
create an open and transparent living and
recreational environment.
O27 Buildings and structures are designed to minimise S27.1 Buildings or structures that are visible from a public Complies
opportunities for vandalism. street or laneway— The proposal does not include a fence
a) avoid the use of solid fences and blank walls which attract along the Mary Street boundary.
graffiti. Where solid blank surfaces are unavoidable,
measures in the form of landscaping, creepers, murals,
vandal resistant paint, etc are used; b) use toughened glass,
security screens and other measures (but not including
security shutters that obscure the view of shopfronts) are
used in windows which are provided at ground level, to
deter break and enters; and
c) use hardy vandal proof materials and antigraffiti paint are
used in the construction of buildings.
O28 Lighting of appropriate intensities is provided to S28.1 Lighting of appropriate intensities is provided which Complies
maximise safety. satisfies the requirements of Australian Standard AS1158: Appropriate lighting is proposed.
Public Lighting Code, unless otherwise specified in this Code;
AND
S28.2 External lighting of a graduated intensity is provided Complies
which starts at a lower level of brightness at the perimeter Appropriate lighting is proposed.
of the site and rises to a higher level at the entrance to
buildings or at the centre of the site; AND
S28.3 Lighting is directed onto the site and away from Complies
neighbouring properties; AND The four pavilions have been sited to
14-16 Mary Street, Noosaville 23
Page 24
specifically create a social area in the
centre of the site. With the area recessed
and the pavilions wrapping around the
centre, the buildings will act as buffers to
any perceived light pollution.
S28.4 Vandal-resistant lighting is used in public and publicly Complies
accessible areas. A manager will be on site 24/7.
Additionally, CCTV will be in operation
throughout the site. Appropriate lighting
will be provided.
O29 Public toilets are designed and constructed to— a) S29.1 Public toilets are located in high traffic areas; AND Complies
ensure the safety of all people using them; and b) take No public toilets are provided. Facilities are
advantage of informal surveillance from adjoining uses to be used by guests and staff and have
and activities, discouraging non-legitimate uses. been appropriately sited.
S29.2 Features that may legitimise loitering, such as seating Not Applicable
or public telephones are not located within 20m of toilet The hostel development incorporates 6
entrances; AND toilet and shower blocks (male and female)
and are appropriately sited with reference
to the accommodation provided.
S29.3 Entrances to public toilets are visible from the street, Not Applicable
footpath and other activity areas on the site or adjoining No public toilets are provided.
sites.
O30 Premises have accessibility to public transport. S30.1 Safe and convenient pathway access is provided from Complies
the site to link to existing pathway networks that services A central paved pathway connects the
public transport facilities; OR existing council pathway infrastructure to
the reception pavilion.
S30.2 Direct pathway access is provided to the public Not Applicable
transport facility if the facility is contained on site or within There are no transport facilities within 50
50m from the property boundary. metres of the subject site. Two bus shelters
are located 66 metres and 112 metres from
the site. Existing pedestrian infrastructure
connects the site to these shelters.
O31 Business Uses are designed and constructed to S31.1 Safe and convenient cycle access to and from the site Complies
encourage users of the development to access the site from the existing road and bicycle network, and safe The subject site is services by active
by means of foot or bicycle through provision of pathway movement within the site is provided; AND transport infrastructure (pedestrian
appropriate end of-trip facilities including bicycle parking pathways and bicycles lane along Mary
14-16 Mary Street, Noosaville 24
Page 25
and shower/change rooms. Street).
S31.2 Secure and convenient parking space for bicycles is Complies
provided on site in accordance with AS2890.3 Bicycle Bounce Noosa will offer their guests free
Parking Facilities and Figure 14-1 Minimum Requirements use of their bicycles and encourage guests
for Bicycle Parking; AND to use existing public and active transport
infrastructures.
S31.3 Where at least 5 bicycle parking spaces are required in Not Applicable
accordance with Figure 14-1 Minimum Requirements for The proposed hostel and its facilities are to
Bicycle Parking, end-of-trip cycle facilities are provided at be used only by guests and staff. End of trip
the following rate: facilities and bicycles are only provided for
a) 1 locker per 2 bicycle parking spaces; and guests.
b) 1 shower cubicle with ancillary change rooms per 10
bicycle spaces or part thereof; AND
S31.4 Bicycle parking spaces and cyclist facilities are Complies
designed in accordance with AUSTROADS Guide to Traffic Sufficient and adequate bicycle facilities are
Engineering Practice, Part 14 – Bicycles, Section 10; AND provided on site.
S31.5 On-site pedestrian facilities such as seating and shadeComplies
structures are provided in developments for the Wide eaves, balconies, large covered areas,
convenience of persons walking to the site. and a variety of seating is provided for
guests.
Site facilities 32.1 Waste storage areas, external storage areas and loading Partially complies
O32 Waste storage areas, external storage areas and docks are situated to the rear of the building or under the A bunded bin enclosed is proposed in the
loading docks do not detract from the visual amenity of ground; OR south-east corner of the site. The enclosed
the streetscape or cause nuisance to adjoining are is masked from view through
properties. landscaping and fencing treatments. A
communal laundry is proposed and located
in the basement. Delivery and turn around
areas are provided on the south-east
corner of the site for guest drop offs.
With the exception of the replenishment of
perishable items and products associated
with the daily operation of the hostel, daily
deliveries as associated with other
businesses are not be applicable to the
proposed use.
14-16 Mary Street, Noosaville 25
Page 26
S32.2 With the exception of the access way, waste storage Complies
areas, external storage areas and loading docks are visually Statement landscaping treatments have
screened by landscaping or fencing. been incorporated at the entry of the
development to create a positive
streetscape appeal and visual interest.
Environment & heritage values No solution provided. Complies
O33 There are no significant adverse effects on the The proposed hostel development does not
biodiversity, natural vegetation, native wildlife, habitats, pose adverse impacts upon the ecological
landscape quality, water quality or heritage values, or cultural values of Noosaville.
including those related to— The site is well located within close
a) changes to natural drainage; proximity to outdoor recreation activities
b) disturbance to any of the wetland systems; based along the Noosa River, Noosa
c) management of landslide and fire risk; Northshore and Noosa Heads. The
d) erosion and the transport of sediments offsite; development will diversify the
e) unmanaged public access; accommodation choices available for
f) effluent disposal; Noosa visitors.
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features, including
natural features, of heritage significance.
14-16 Mary Street, Noosaville 26
Page 27
Visitor Accommodation Code
The proposed hostel development has been assessed against the relevant Specific Outcomes and Probable Solutions prescribed within Tables 14.33 and
14.37 of the Visitor Accommodation Code.
Specific Outcomes Probable Solutions Proposed Development
Table 14-33 - All Visitor Accommodation Uses
14.63 Effects of use
Electricity supply infrastructure S1.1 No solution provided Complies
O1 The development does not adversely impact on The proposal will not negatively impact
existing or future electricity supply infrastructure; AND upon Council’s existing infrastructure.
O2 All uses and works maintain an adequate safe S2.1 Development for uses adjacent to or within 50m of an Not Applicable
distance from electrical infrastructure including existing electricity substation incorporates noise attenuation The subject site is not within close
substations, overhead powerlines, power poles and measures to mitigate noise impacts; AND proximity of an existing electricity
transformers. substation.
S2.2 Buildings and structures (including swimming pools, Not Applicable
sheds, tennis courts and outbuildings) are not constructed The subject site is not within close
under overhead electricity transmission lines, or within proximity of an existing transmission lines
electricity easements. or electricity easements.
Scale No solution provided. Complies
O3 Visitor accommodation is at a scale and nature The contemporary hostel development is of
complementary and respectful to its surroundings and a scale which is responsive to the local
does not unduly impact on adjacent or surrounding land vernacular and surrounding land uses. The
uses or the amenity of the surrounding area. proposed design comprises Sunshine Coast
architectural language and draws reference
to the look and feel of the locality. The
incorporation of timber and tin materials
are a reflection of the Noosaville locality
and coastal context.
Mitigation of noise impacts S4.1 Visitor accommodation is not located along parts of the Complies
O4 Development is designed and sited to avoid adverse major road network which have a legal speed limit of The subject site is accessed by Mary Street.
noise impacts associated with neighbouring noise 80km/hr or above, and is setback 40m from the North Coast Mary Street has a legal speed limit of
14-16 Mary Street, Noosaville 27
Page 28
sources by— railway line. 60km/hr.
a) locating the use away from major noise sources such
as busy roads or rail corridors: or
b) applying appropriate noise attenuation measures into
the development.
Ancillary recreation uses S5.1 If the use involves ancillary use of outdoor courts Not Applicable
O5 Ancillary recreation uses, such as outdoor tennis including tennis courts, half courts and netball courts—the No courts are proposed.
courts and half netball courts, do not have an adverse use complies with the requirements in Section 2 of PSP8
effect on the amenity enjoyed by users of adjacent or Tennis and Other Courts; AND
nearby premises nor do they cause unreasonable S5.2 A 3m wide landscaped buffer is provided between the Not Applicable
disturbance to local fauna through light emissions, by tennis court and any boundary of the site; AND No courts are proposed.
ensuring that lighting devices are limited to those S5.3 Any lit tennis court or sports court is located at least Not Applicable
designed and installed to: 60m from the external wall of an existing or approved No courts are proposed.
a) minimise light spillage on neighbouring premises; b) residential dwelling on an adjacent or nearby lot (as
preserve an acceptable degree of lighting amenity at the measured from the centre line of the court); AND
neighbouring premises; S5.4 The vertical illumination resulting from direct, reflected Complies
c) provide covers or shading around lights; or other incidental light emanating from the site does not Appropriate lighting will be used
d) direct lights downwards; exceed 8 lux when measured at any point 1.5m outside the throughout the development. The four
e) position lights away from possibly affected areas; and boundary and at any level from ground level upward; AND pavilions act as an acoustic and light buffer
f) enable brightness of lights to be adjusted to low for adjoining uses.
levels. AND S5.5 Any flood lighting is restricted to the types that give no Complies
upward component of light where mounted horizontally (i.e. Appropriate lighting will be used
a full cut off luminare) throughout the development.
O6 Noise originating from the use of the tennis court S6.1 The court is not used between the hours of 10:00pm Not Applicable
does not have a detrimental effect on the amenity of the and 6:30am the following day. No courts are proposed.
area or cause nuisance to neighbouring residents.
Traffic and access S7.1 Visitor Accommodation is directly accessible from a Complies
O7 Safe vehicular access is provided to and from the site sealed road or a good standard gravelled road; AND The subject site is accessed by Mary Street.
without adversely impacting on the safety of the road S7.2 Driveways do not exceed a gradient of 1 in 4 (25%); Complies
network; AND The proposed driveway to the basement
carpark does not exceed the maximum
prescribed. Refer to the Engineering Plan in
Appendix F.
S7.3 Where the site gains access from part of the Major Complies
Road Network, vehicle manoeuvring areas are provided in Vehicle manoeuvring areas have been
accordance with Section 3 of AS 2890.1 Parking Facilities provided in accordance with the prescribed
14-16 Mary Street, Noosaville 28
Page 29
(Part 1: Off-street Carparking) so vehicles enter and leave specifications. Refer to the Engineering
the site in a forward gear. Plan in Appendix F.
Water supply and conservation S8.1 & S9.1 Where outside a reticulated water service Not applicable
O8 An adequate, safe and reliable water supply is area— a) a rainwater tank of a minimum capacity of 4,000 The site is services by Council’s reticulated
available to the premises. AND litres is to be provided for each accommodation unit; and b) water.
O9 On-site water storage is designed and operated to there is to be on the lot a dam, swimming pool or water tank Not applicable
support the efficient use of water. accessible for use by the fire brigade that contains at least No on-site water storage is proposed.
5,000 litres of water.
Effluent disposal No solution provided. Complies
O10 The provision of an effluent disposal system is The proposed development will be
provided to maintain acceptable public health standards connected to Council’s existing effluent
and avoid environmental harm. infrastructure and the facilities will be
provided to standard.
14.64 Amenity
Safety and security S11.1 The building entrance is clearly identifiable and visible Complies
O11 For Visitor accommodation Type 4, buildings and from the street, footpath and driveway; AND A central paved pathway connects the
outdoor spaces are designed to protect the personal existing council pathway infrastructure to
security and safety of residents by allowing for natural the reception pavilion.
surveillance Statement landscaping treatments have
been incorporated at the entry of the
development to create a positive
streetscape appeal and visual interest.
S11.2 The internal path network has clear sightlines to the Complies
dwelling entry and street access points; AND The overall design style is evocation of
Queensland style architecture, featuring
open and transparent living areas.
Signage and lighting will assist guests and
staff to navigating the hostel.
S11.3 Visitors have direct access to the entrance without Complies
passing through private open space areas No private open space areas are proposed.
Internal soft and hard landscaping has been
varied to create unique spaces within the
development for respite for guests.
Emergency access No solution provided. Complies
O12 For Visitor accommodation Type 2 or 4, site design The design incorporates a delivery and
and layout ensures efficient access and egress for turning bay areas adjacent to the reception
14-16 Mary Street, Noosaville 29
Page 30
emergency vehicles. pavilion. The delivery bay is serviced by a
wheelchair/pedestrian ramp. This area can
be utilised by emergency vehicles in an
emergency if required.
Table 14-37 — Type 4 – Conventional (Visitor hostel)
14.68 Effects of use
Siting No solution provided. Complies
O38 Visitor hostels are established close to natural The site is well located within close
attractions and urban services and facilities where they proximity to outdoor recreation activities
do not unduly impact on residential amenity. based along the Noosa River, Noosa
Northshore and Noosa Heads; and is
conveniently located with retail, café and
restaurant uses within walking distance.
Scale No solution provided. Complies
O39 Visitor hostels are at a scale and density compatible The contemporary hostel development is of
with surrounding land uses. a scale which is responsive to the local
vernacular and surrounding land uses. The
proposed design comprises Sunshine Coast
architectural language and draws reference
to the look and feel of the locality. The
incorporation of timber and tin materials
are a reflection of the Noosaville locality
and coastal context.
Privacy S40.1 Outdoor sitting areas, common rooms and Complies
O40 Visitor hostels are designed to ensure privacy for recreational facilities are located at least 10m from the The subject site adjoins residential uses
occupants of the premises and adjoining residential uses property boundary of adjoining land included in a residential along the western and northern
through— zone; AND boundaries. No formal sitting or
a) locating potentially noisy activity areas (communal recreational areas are located on the
open space, kitchen, dining and facilities) internal to the western and northern boundaries for this
development rather than on the perimeter of the reason. Guests will not be permitted in the
premises; and setback between the pavilions and the
b) avoiding overlooking of the windows or private open boundaries and will be discouraged
space of adjoining properties. through landscaping treatments and full
time on-site management.
14-16 Mary Street, Noosaville 30
Page 31
It is important to note that the adjoining
western residential property is located
within the Thomas and Mary Street
precinct and the site is located in the
Business Centre Zone.
S40.2 Windows, doors and balconies are located so as not to Complies
face windows, balconies or the private open space of No balconies are located on the outside
adjoining residential premises which are less than 12m perimeter of the pavilions. Each unit
away. incorporates windows for ventilation and
light. Operational timber shutters will be
fitted to all windows where practical. The
shutters are an architectural treatment
providing visual interest and will limit
opportunities for overlooking.
Fencing and dense landscaping is proposed
along the perimeter of the site to further
reduce opportunities.
Kitchen, bathroom and dining facilities No solution provided. Complies
O41 All guests and staff have access to— The development presents a light, natural
a) internal bathrooms and sanitary facilities; and and transparent living environment and
b) common kitchen and dining facilities. incorporates a number of communal
facilities including a large kitchen, dining
area, lounge rooms. Six bathroom blocks
including toilets and showers are provided
within close proximity of the
accommodation pavilions. Additional
toilets are proposed within the admin
pavilion at the front of the site for staff and
guests utilising the IT lounge and travel
booking facilities.
Kitchen and dining S42.1 Kitchen and dining areas are not less than 5% of the Complies
O42 Kitchen and dining areas are large enough to hostel’s total gross floor area. Level 1 of the eastern pavilion is dedicated
accommodate all occupants and have adequate kitchen to guest cooking and dining facilities. The
and dining facilities. kitchen includes two dry pantry storage
areas and a large cold room.
Four sinks and cooktops are proposed in
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Page 32
the kitchen to permit a number of people
to cook or prepare food at the same time.
Open plan formal and informal dining
facilities are provided. Refer to Photograph
5 in the Planning Report for an example of
the proposed facilities. The total kitchen
and dining facilities provided is 101m2
Common rooms S43.1 A common room with a minimum floor area of not less Complies
O43 A common room, sufficient in size to accommodate than 7% of the visitor hostel’s total gross floor area is Level 2 of the southern pavilion
60% of occupants at any one time, is provided. provided; AND incorporates 110m2 of open plan flexible
space for guest activities to occur. The
space overlooks Mary Street and the
central recreational area (recessed) below.
It is envisaged this space will be used for
staff meetings and training, tour groups
information sessions and flexible lounge
space for guests.
Three smaller lounge rooms are
incorporated into level 1 and 2 of the
hostel, providing guests with a total of
82.5m2 of formal lounge area.
S43.2 If the visitor hostel has a restaurant or café, it is of a Complies
size to accommodate 50% of the total occupants at any one Within the central recreational area, a café
time and is no less than 5.5% of the total gross floor area. is proposed and will only serve guests of
the hostel. The café is 16m2 and is of
sufficient size to serve the hostel guests.
Kitchen and dining areas (within the
eastern pavilion) provide additional
facilities (101m2) if required.
Communal sitting areas S44.1 The outdoor sitting area has a minimum area of 8% of Complies
O44 Comfortable and useable outdoor sitting area is the hostel’s total gross floor area and is oriented towards A total of 204m2 of siting area is provided
provided which receives natural sunlight and breezes the north. within the recessed central lounge area. A
variety of informal and formal seating
arrangements have been included in the
proposal. These include sun loungers and
14-16 Mary Street, Noosaville 32
Page 33
chairs, picnic tables, dining tables, coffee
tables and window seats. This variety
enables the hostel to cater to a range of
different guests with each of them desiring
a different experience. Some will want to
stick to themselves and have a quiet,
relaxing time whilst others will want to
socialise and meet people.
The hostel has been designed to have many
different areas catering to these needs. A
lot of lounges and quiet areas to read, work
online and relax.
Reception areas S45.1 The reception area has a minimum floor area of 12m2 Complies
O45 A reception area marks the entrance of the hostel and is visible from the street; AND The reception is located in the southern
and is clearly visible and weatherproof. pavilion overlooking Mary Street.
S45.2 The reception area is undercover providing shelter Complies
from inclement weather. The reception is located in the southern
pavilion overlooking Mary Street.
Laundry and clothes drying facilities S46.1 A laundry provided on the premises has a minimum Complies
O46 Visitors and staff have access to adequate laundry floor area of 3% of the visitor hostel’s total gross floor area; A communal laundry is located in the
and clothes drying facilities on-site. AND basement and is accessed via the lift. A
large drying court is located on the eastern
boundary. The size of the proposed laundry
facilities are sufficient to cater to the
number of guests on site.
S46.2 An outdoor clothes drying area receiving unrestricted Complies
sunlight for at least two hours per day is provided on-site A large drying court is located on the
and is accessible for the use of guests. eastern boundary. The location of the
drying court buffers the proposed use from
the adjoining commercial medical use.
Vehicle parking and access No solution provided. Complies
O47 The operation of a visitor hostel avoids the parking The subject site is accessed via Mary Street.
of buses that are associated with the use, and with a There is sufficient room for buses to drop-
capacity of 30 persons of more, within any street lower off and pick-up guests from the delivery
than a collector road status. and turning bay areas located adjacent to
the reception pavilion. Additionally, there is
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room within the basement to
accommodate the hostel bus. Refer to
Engineering drawings within Appendix F.
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Driveways and Carparking Code
The proposed hostel has been assessed against the relevant Specific Outcomes and Probable Solutions prescribed within Tables 14.49, 14.50 and 14.51 of the
Driveways and Carparking Code.
Specific Outcomes Probable Solutions Proposed Development
Table 14-49 — Driveways
14.112 General
O1 Vehicular access does not adversely impact on S1.1 Vehicular access is located and designed in accordance Complies
safety, capacity and operations of the existing or with AS/NZS2890.1:2004; AND Refer to Engineering report and plan17699-
planned road network, the proposed driveway, SK001 prepared by TOD’s Consulting in
cycleways or pedestrian pathway systems. Appendix F of this report.
S1.2 Only one footpath crossing is provided; AND Partially complies
The proposed development incorporates a
basement carpark and delivery bay. The
proposed access to the site does not
adversely impact upon the safety or
operations of the existing road or active
transport networks.
S1.3 Driveways, have a maximum grade in accordance with Complies
Council’s standard requirements. Refer to the Engineering plan prepared by
TOD’s Consulting in Appendix F of this
report.
O2 Driveways and crossovers— S2.1 Design of the driveway across the footpath is in Complies
a) are suitable and safe for their intended use; and accordance with Council’s Standard Drawing requirements Refer to the Engineering plan prepared by
b) match Council infrastructure. as appropriate for the particular type of development as TOD’s Consulting in Appendix F of this
annotated on the drawings; AND report.
S2.2 Driveways are designed and constructed in accordance Complies
with Council Standard Drawing requirements , as Refer to the Engineering plan prepared by
appropriate for the particular type of development as TOD’s Consulting in Appendix F of this
annotated on the drawings; AND report.
S2.3 The change in grades in the driveways and ramps is in Complies
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accordance with Council’s Standard Drawing requirements. Refer to Engineering report and plan17699-
SK001 prepared by TOD’s Consulting in
Appendix F of this report.
O3 In commercial zoned areas, the number of driveways S3.1 Design of multi-tenanted developments in commercial Not Applicable
across pedestrian footpaths is minimised. zoned areas include shared driveways and parking areas; A residential use (Visitor Accommodation -
AND Type 4 Conventional) is proposed in the
Business Centre Zone.
S3.2 Driveways are located so they abut existing driveways Not Applicable
of adjoining development where practicable and reciprocal A residential use (Visitor Accommodation -
easements are created to reduce the sealed driveway width. Type 4 Conventional) is proposed in the
Business Centre Zone.
O4 Vehicular access does not adversely impact on the S4.1 Footpath and kerb crossings are located clear of Complies
capacity, operations and maintenance of the existing existing stormwater inlet structures, water and sewerage The proposed crossovers will be
infrastructure; AND infrastructure fittings, any other exiting utility infrastructure, appropriately designed and sited as to not
existing landscaping and vegetation. adversely impact upon Council’s existing
infrastructures.
O5 Vehicular access does not adversely impact on the S5.1 Vehicular access avoids disturbance to the tree Complies
health and integrity of existing landscaping or native protection zone of trees on public land. The site has been previously cleared and no
vegetation, where possible. vegetation of ecological significants exists
on site.
O6 Driveway run-off is filtered prior to leaving the S6.1 For— Complies
premises. a) Ancillary dwelling unit, Multiple housing Type 2 if less It is proposed to install a grated drain at the
than 5 carparking spaces, Visitor accommodation Type 1 and base of the ramp to collect runoff. This will
Homebased business Type 3—the driveway is formed to be discharged into a sealed storage tank
drain to landscaped areas; and and pump below the basement car park
b) for other uses—grease and oil arrestors or stormwater which would be set up to pump to the
quality improvement devices are incorporated into the street during a rainfall event
design to treat run-off prior to run-off exiting from the
premises.
Table 14-50 — Carparking and manoeuvring
14.113 Carpark design and layout
O7 Sufficient carparking is provided to accommodate S7.1 The number of parking and loading bays is not less than Complies
the number and type of vehicles likely to be generated the minimum number specified in Table 14-51 Vehicle Sufficient car parking spaces are provided
by the development having regard to the specifics of the Parking Requirements; in the basement carpark. Refer to DA.03
use including— within Appendix A.
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a) the type and intensity of land use;
b) any existing parking available on the site;
c) hours of operation;
d) likely numbers of users;
e) the peak parking demand periods of uses on the site;
and
f) the availability of alternative carparking.
O8 The layout of the development provides adequate, S8.1 Parking bays, manoeuvring areas, queuing areas, Complies
clearly defined and easily accessible— loading, setdown and pickup areas and driveways are Refer to Engineering report and plan17699-
a) on-site vehicle parking and manoeuvring areas; and designed to the standards set out in the Australian SK001 prepared by TOD’s Consulting in
b) loading and manoeuvring areas for delivery and Standards for Off-street Carparking and Off-street Appendix F and DA.03 within Appendix A
service vehicles. Commercial Vehicles Parking. AND of this report.
S8.2 The number of loading bays is not less than the Complies
minimum number specified in Table 14-51 Refer to Engineering report and plan17699-
SK001 prepared by TOD’s Consulting in
Appendix F and DA.03 within Appendix A
of this report.
O9 Parking areas are located where they will not unduly S9.1 Carparking areas are accessed from rear laneways Complies
conflict with pedestrians and will not dominate the where practicable. A basement carpark is proposed. The
streetscape. proposed configuration of the basement
has resulted in a good design outcome that
enhances the pedestrian experience.
O10 Provision is made for a reasonable number of on S10.1 Carparking spaces are provided for people with Complies
site carparking spaces identified and reserved for people disabilities at the rate specified in the Australian Standards Two carparking spaces are provided for
with disabilities. for Off-street Carparking. persons with disabilities.
O11 Access and egress points do not impact on the S11.1 Vehicle manoeuvring areas are provided in accordance Complies
safety and operations of the road system. with Australian Standards for Off-street Carparking so Refer to Plan 17699-SK001 prepared by
vehicles enter and leave the site in a forward gear. TOD’s Consulting in Appendix F.
O12 Parking areas are designed to - a) provide a S12.1 At locations where pedestrian and vehicle conflicts are Complies
progressive reduction in speed between the external likely to occur – Refer to Plan 17699-SK001 prepared by
road and internal parking spaces; b) ensure lower a) sight distances of at least 2.5 seconds of travel time at the TOD’s Consulting in Appendix F.
speeds near areas of high pedestrian activity through designated speed are provided;
the use of appropriate road geometry or devices b) splayed corners on structures are incorporated;
designed to limit speed; and c) maintain sight distances c) landscaping is designed to allow clear views; and
which are appropriate for the likely operating speeds in d) sign placement ensures that sight distance requirements
all areas of potential pedestrian/vehicle and are not impeded.
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vehicle/vehicle conflict.
O13 A clearly defined pedestrian network is provided S13.1 In large open car parks with greater than 200 car Not applicable
that – a) is located in areas where people will choose to parking spaces, a pedestrian path between parking spaces is The basement carpark provides sufficient
walk; b) ensures that pedestrian movement through car provided on every second aisle. parking for the hostel guests and provides a
parking areas or structures are along aisles rather than total of 15 carparking spaces.
across them.
O14 Provision is made for pedestrian and vehicular S14.1 No probable solution identified; Complies
queues at conflict points. Negligible vehicular traffic will be
generated as a result of the proposed use
care of the nature of the use and clientele.
Bounce Noosa will provide guests with
bicycles and coordinate with local transport
companies to efficiently transport their
guests to and from local destinations.
The design of the basement and entry ramp
provide sufficient queuing areas if
encountered.
O15 Parking areas are lit to provide security for night- S15.1 Lighting is provided in accordance with the Australian Complies
time users. Standard for Road Lighting - Vehicular Traffic (Category V) The basement carpark will be sufficiently lit
Lighting - Performance Installation and Design to provide security for night-time users.
Requirements. The site will be managed 24/7 by staff.
O16 In mixed use areas of Business centres residents do S16.1 Resident carparking is limited to one space per Not Applicable
not compete with customers for carparking spaces. dwelling unit or accommodation unit; AND A residential use (Visitor Accommodation -
Type 4 Conventional) is proposed in the
Business Centre Zone.
S16.2 Resident carparking is not located in the road reserve Not Applicable
or between the residential or business building and the A residential use (Visitor Accommodation -
principal street frontage. Type 4 Conventional) is proposed in the
Business Centre Zone.
O17 Car parking areas are landscaped to— No solution provided. Not Applicable
a) provide shade; A basement carpark is proposed. The
b) maximise infiltration of stormwater run-off; proposed design outcome has resulted in a
c) define parking areas; total 801.5m2 or 35% of the site area to be
d) reduce direct visibility of car parking areas from landscaped. Varied landscaping treatments
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external viewpoints; and are proposed to create a lush, sub-tropical
e) soften views of hardstand areas. and inviting environment for hostel guests.
O18 Development with the potential to generate No solution provided. Not Applicable
significant traffic and parking impacts gives appropriate Negligible vehicular traffic will be
consideration to transport and land use issues. generated as a result of the proposed use
care of the nature of the use and clientele.
Bounce Noosa will provide guests with
bicycles and coordinate with local transport
companies to efficiently transport their
guests to and from local destinations.
Motor Cycles & Motor Scooters S19.1 For Commercial businesses, Entertainment & dining Not Applicable
O19 Designated Motor cycle or motor scooter parking business, Industrial business Types 1 and 2, Retail business A residential use (Visitor Accommodation -
spaces reduce the reliance on cars. Types 2, 4, 5, 6 and 7, Education Types 1 and 2, Open Space, Type 4 Conventional) is proposed in the
Wellbeing Uses and Transport Types 1, 2, 3 and 4 motor Business Centre Zone.
cycle parking spaces accord with Planning Scheme Policy However, six scooter /motorcycle parking
PSP26 Motor Cycle & Motor Scooter Parking. spaces are proposed on site.
O20 Carparks are designed to ensure run-off is treated S20.1 Grease and oil arrestors or stormwater quality Not Applicable
to remove pollutants prior to leaving the premises. improvement devices are incorporated into the design to As there is a basement carpark proposed
treat run-off prior to it leaving the premises. with a flood attenuation device in place
there will be no run off occurring from the
car park areas.
O21 Carparking areas are designed to ensure drainage No solution provided. Complies
without the use of pumps or other electrical apparatus. An automatic flood barrier arrangement is
proposed as a means of protecting the
proposed development from flood hazards
whilst providing an aesthetically pleasing
entry to the basement.
The access ramp to the basement carpark
will be exposed to the weather and
therefore run off from the ramp will need
to be collected and disposed of.
It is proposed to install a grated drain at the
base of the ramp to collect runoff. This will
be discharged into a sealed storage tank
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and pump below the basement car park
which would be set up to pump to the
street during a rainfall event.
O22 Site layout and building design provides for soft S22.1 Below ground components of buildings, including car Complies
landscaping to be established. parks, do not extend beyond the above ground footprint to The proposed design of the basement
allow for the provision of landscaping, particularly within carpark has resulted in a total 809.5m2 or
building setbacks. 36% of the site area to be landscaped.
Education Types 1, 2 or 3 S23.1 Paved setdown areas are provided within the site; Not Applicable
O23 Carparking and setdown areas are designed and AND A residential use (Visitor Accommodation -
located to facilitate their safe and efficient use. Type 4 Conventional) is proposed in the
Business Centre Zone.
S23.2 For a minimum of 50% of carparking spaces, Not Applicable
pedestrian access to buildings is not across or through A residential use (Visitor Accommodation -
driveways, carparks, setdown or manoeuvring areas; AND Type 4 Conventional) is proposed in the
Business Centre Zone.
S23.3 Carparking and setdown areas are visible from off-site, Not Applicable
or signed. A residential use (Visitor Accommodation -
Type 4 Conventional) is proposed in the
Business Centre Zone.
Table 14-51—Minimum vehicle parking requirements
Residential Uses
Type 4 Conventional For Visitor hostel - 1 space per 12 guests capable of Complies
being accommodated; AND 1 space per staff member; The proposal provides for a range of unit
AND parking for a courtesy shuttle bus (no bigger than styles to accommodate a total of 73 guests.
30 seats). The provision of the following
carparking infrastructure is proposed on
site:
• Person with disability = 2
• Guest carparks = 8
• Bus = 1
• Staff carparks = 3
• Scooter/motorbike parking = 4
• Bicycle parking = 20
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