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Appendix I - Planning Scheme Code Response · REC15/0011
Attached to the e-mail REC15/0011 - Development Application for Reconfiguration of a lot - 1 lot into 11 lots plus balance lot - Appendices F, G, H & I email 2 of 2.
ENGINEERING WORKS CODES
The Noosa Plan
DRIVEWAYS AND CARPARKING CODE
Overall Outcomes Comment
A) The proposed development provides safe and reasonable access from either George
Street or via a new internal road. Refer to Proposal Plans included at Appendix B.
B) The safety of pedestrians and cyclists is protected by way of the provision of a
pathway network along Georg Street.
C) Proposed pedestrian / cycle movement networks are provided along both George
Street to access the balance environmental lot. Refer to Proposal Plans included at
Appendix B.
D) The proposed allotments are of sufficient size to accommodate carparking spaces on
site.
E) The proposed development layout makes adequate provision for standing, parking,
loading and unloading, access and manoeuvring of service vehicles.
F) The proposed development will not impact on existing public parking.
G) The proposed development will not result in conflict between vehicular access and
existing native vegetation.
Specific Outcomes Comment
O1 Vehicular access to proposed allotments will comply with AUSTROADS and
AS2890.1. A condition to this effect is anticipated.
O2 Driveways and crossovers are able to be designed in accordance with Council’s
Standards.
O3 Not Applicable. The subject land is not in a commercial zoned area.
O4 & O5 Vehicular access will not impact on existing infrastructure or existing native
vegetation (as surveyed).
O6 Future dwelling house construction will be able to make provision for driveway run-off
to be filtered.
O7 The proposed lots are of sufficient size to accommodate parking for dwellings in
accordance with Council requirements.
O8 The proposed allotment layout provides adequate ability for loading and
manoeuvring areas for delivery and service vehicles.
O9 The proposed lots are of sufficient size to accommodate parking for dwellings in
accordance with Council requirements.
O10 The proposed lots are of sufficient size to accommodate parking for dwellings in
accordance with Council requirements.
O11 Vehicle manoeuvring areas will be able to comply with Council requirements as part
of future dwelling house construction.
O12 Parking areas will be able to comply with Council requirements as part of future
dwelling house construction.
O13 & O14 The safety of pedestrians and cyclists is protected by way of the provision of a
pathway network along Georg Street.
O15 Not applicable. The proposed development is for the reconfiguring of a lot.
O16 Not applicable. The subject land is not located in a mixed use are.
O17 Not applicable. The proposed development is for the reconfiguring of a lot.
O18 The proposed development is of a scale that is able to be adequately accommodated
by the existing traffic network.
O19 Not Applicable. The proposed development does not include designated motor cycle
or motor scooter parking spaces.
O20-O22 Carparking areas will be able to be accommodated as part of future dwelling
construction that comply with Council standards.
O23 Not Applicable. The proposed development is not for Education Uses.
TRANSPORTS, ROAD AND DRAINAGE CODE
Overall Outcomes Comment
A) The proposed development is of a scale that is able to be adequately accommodated
by the existing transport network.
B) Construction works are able to be designed and constructed in accordance with
Council requirements.
C) The proposed new road intended to connect into George Street to accommodate the
proposed development is intended to be designed and constructed in accordance
with Council requirements.
D) Not Applicable. The subject land is not located adjacent the major road network or a
rail corridor.
E) The proposed new road intersecting with George Street will be designed to be
compatible with the existing road network.
F) Intersections and access points will be designed to be compatible with the existing
road network.
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ENGINEERING WORKS CODES
The Noosa Plan
G) Proposed roadworks to accommodate the proposed development will be designed
and constructed to ensure that ongoing maintenance costs are minimised.
H) Drainage systems will be designed and constructed to managed / convey flows.
I) & J) Proposed roadworks will be designed and constructed compatible with other
infrastructure and such that they do not create any adverse impacts upon
environmental values.
Specific Outcomes Comment
O1, O3 & O4 The proposed development is of a scale that is able to be adequately accommodated
by the existing transport network.
O2 The proposed development is intended to connect into George Street by way of the
provision of a new access road.
O5-O6 Roads and pedestrian and cycle paths will be designed and constructed in
accordance with PSP5 Engineering Design Standards – Roads, Drainage and
Earthworks.
O7-O12 Roads and stormwater drainage infrastructure will be designed and constructed in
accordance with Council requirements.
O13 Required frontage works will be designed and constructed in accordance with
Council requirements.
O14 Not Applicable. The subject development site is not located in proximity to the major
road network or a rail corridor.
O15 Not Applicable. The proposed development is not intended to be staged.
O16 Any alterations or repairs required to infrastructures as a result of the development
will be made at no cost to Council.
EROSION AND SEDIMENT CODE
Overall Outcomes Comment
A) Noted. Transportation of material off-site will ensure that no environmental harm is
caused.
B) Noted. Any disturbed areas will be reinstated and maintained accordingly.
C) Noted. Disturbance of the land will be minimised where possible.
Specific Outcomes Comment
O1 Noted. Erosion and sediment control measures will be undertaken where
construction works are required.
O2 Noted. Stormwater run-off will be directed to the proposed bio-retention basin located
on proposed lot 800.
EXISTING SERVICES CODE
Overall Outcomes Comment
A) Noted. The proposal will not cause damage to Council’s underground infrastructure.
B) Noted. The proposal will ensure that underground infrastructure is accessible for
maintenance purposes.
C) Connection to existing necessary infrastructure is anticipated as being implemented
into the design of the development.
Specific Outcomes Comment
O1-O2 It is expected that dwellings will be setback clear of any easements, existing
infrastructure and associated structures.
EARTHWORKS CODE
Overall Outcomes Comment
A) Noted. Earthworks (if required) will not adversely impact on the natural environment.
B) Noted. Earthworks (if required) will be designed and constructed to be structurally
sound.
Specific Outcomes Comment
O1 Noted. Finished surface levels will ensure land is free draining.
O2 Noted. Any change to the level of the land will not have an adverse flooding impact
on the flooding and drainage characteristics off-site.
O3 Noted. Proposed earthworks will not result in geotechnical instability on the
premises or nearby premises.
O4 Noted. Control measures will be implemented to ensure earthworks do not
cause disturbance on the amenity of adjoining lands.
O5 Noted. Where vegetation is proposed to be cleared it will be disposed of
accordingly.
O6 Not applicable. The site is not on the Contaminated Land Register.
O7 Not applicable. Haulage of material to and from the site will be undertaken
with minimal disturbance to nearby properties.
O8 Noted. Proposed earthworks will be contained within the subject site.
O9 Noted. The proposal will ensure that the need for cut and fill is minimised.
O10 Noted. Proposed earthworks will implement environmental measures such
that the environmental flows of receiving waters are maintained.
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ENGINEERING WORKS CODES
The Noosa Plan
O11 Not applicable. A dam is not proposed as part of this application.
WASTE MANAGEMENT CODE
Overall Outcomes Comment
A) Not applicable. The proposal does not require the storage of on-site waste.
B) As above.
C) Any waste generated on-site during construction will be disposed off accordingly.
Further, it is expected that future dwellings will utilise Council’s waste collection
service.
Specific Outcomes Comment
O1 Not applicable. Waste separation is not required as several classes of waste will not
be generated.
O2 – O7 Not applicable. Waste storage areas are not proposed as part of this application.
WATER SENSITIVE DESIGN CODE
Overall Outcomes Comment
A) The proposed development incorporates a bio-retention basin on Lot 800 for
treatment of stormwater run-off
B) The proposed development will be connected to Councils reticulated wastewater
service.
C) As above.
D) The proposed development will not adversely impact on the environmental flows of
receiving waters.
E) Not applicable. No water reuse facilities are proposed as part of this application.
Specific Outcomes Comment
O1 The proposed development incorporates a bio-retention basin on Lot 800 for
treatment of stormwater run-off.
O2 Not applicable. no water storage devices are proposed as part of this application
O3 Stormwater will not be utilised for reuse. Stormwater will be discharged west of the
basin to the creek.
O4 The proposed development will ensure a non-worsening level of stormwater quality
and quantity such that the environmental flows of receiving waters are maintained.
O5 Not applicable. The subject land is not included in the Shire Business Centre
O6 The proposed development will comply with the water quality standards in Table 2 of
the SEQ Regional Plan Implementation Guideline No. 7 for Water Sensitive Urban
Design.
O7 Not applicable. The subject land is not included in the Shire Business Centre
O8 Not applicable. A water re-use facility is not proposed as part of this application.
O9 The proposed detention basins are shown on the Proposal Plans included at
Appendix B.
O10 Not applicable. The subject land is not included in the Shire Business Centre
WATER SUPPLY AND SEWERAGE RETICULATION CODE
Overall Outcomes Comment
A) Water and Sewerage Reticulation will be designed and constructed in accordance
with Council requirements.
B) Noted. All associated infrastructure and connections will be designed and
constructed in accordance with acceptable engineering design standards.
C) Noted.
Specific Outcomes Comment
O1 – O7 Water supply infrastructure to service the proposed development will be designed
and constructed in accordance with Council requirements. Future details will be
provided as part of a future operational works application.
O8- O14 The proposed development will achieve sewer connection, please refer to
Engineering Report included at Appendix D.
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R LANDSCAPING CODE
The Noosa Plan
Overall Outcomes Comment
A) Noted. Landscaping will reinforce the natural landscape character of the site and the
locality in terms of species selected.
B) The proposal seeks to retain the sites existing vegetation where practicable.
C) Noted. Rehabilitation works will be undertaken where required and can be conditioned
accordingly.
D) A bio-retention basin is proposed on Lot 800 for treatment of stormwater run-off.
E) Noted. It is expected that landscaping will be of a scale and density commensurate
with existing vegetation on the site.
F) Not applicable. No dwelling units or accommodation units are proposed as part of this
application.
G) The balance of the site will be dedicated for reserve (park) to accommodate the
recreational needs of residents.
H) Noted. Treatment to steep slopes unstable landforms will be implemented where
required.
Specific Outcomes Comment
O1 Noted. Landscaping will reinforce the natural landscape character of the site and the
locality in terms of species selected.
O2 Noted. Landscaping will be designed, planted and maintained in accordance with
PSP3 Landscaping Plans and Guidelines.
03 Noted. Landscaping will comprise a combination of shrubs and streets and selected
species well suited to the coastal climate.
04 Noted. Landscaping will be designed and planted in a manner that does not present a
risk to the safety and security of public and private areas.
05 & 06 Noted. Landscaping works will ensure that trees are planted at adequate separation
distances such that safety issues are minimized and casual surveillance opportunities
are maintained.
07 Noted. Landscaping will maintain adequate safe distances from services and utilities.
O8 & O9 Not applicable. No estate entry statements are proposed as part of this application.
O10 - 018 Not applicable. Multiple Housing & Visitor Accommodation are not proposed as part of
this application.
019 & 020 Not applicable. Business Uses are not proposed as part of this application.
O21 & O22 Noted. The balance of the site will be utilized for the purposes of an environmental
park. It is expected that existing vegetation over this portion of the site will be retained.
023 Noted. Where required, landscaping will incorporate street trees within the road
reserve.
O24 Noted. A bio-retention is proposed on Lot 800 for treatment of stormwater run-off so as
to avoid concrete drains.
O25 Please refer to Koala Habitat Assessment prepared by RPS and included at Appendix
E.
O26 Noted. Landscaping will select plant species selected stated in PSP3 Landscaping
Plants and Guidelines.
O27 Noted. Landscaping works will be designed and site so as to ensure the stability of
soils and minimize sediment and erosion activity.
O28 & O29 Not applicable. No car parking areas are proposed as part of this application.
Page 5
R RECONFIGURING A LOT CODE
The Noosa Plan
Overall Outcomes Comment
A), B) & L) The proposal delivers a combination of residential allotment sizes ranging from
605m2 -815m2 suitable for free-standing detached dwellings commensurate with
residential development in the area. A further drainage lot (lot 800) and balance
environmental Lot (lot 900) are also proposed which are intended to accommodate
stormwater drainage and environmental values associated with the subject land
respectively.
C) & E) The proposal provides a road layout that enables safe and convenient vehicle
access, please refer to Proposal Plans included at Appendix C.
D) The proposed development will not adversely impact on Wooroi Creek.
F) & M) A footpath is provided between lots 6 and 7 to enable access to the drainage lot and
balance environmental lot. A footpath is also provided at the George Street frontage
to provide pedestrian access to nearby community facilities and services.
G) The proposed lot layout has been designed with regards to the sites environmental
constraints and topographical characteristics to ensure the risks of hazards for
people and property is minimized.
H) The proposed development will be serviced with necessary infrastructure.
I) &J) The balance of the site will be dedicated to Council for the purposes of a reserve
(park) to accommodate the recreational needs of residents.
K) Lots are designed and orientated such that they can accommodate energy efficient
dwelling design.
N) Not applicable. The site is not subject to Good Quality Agricultural Land.
Specific Outcomes Comment
O1 The majority of the lot layout is included in the Detached Housing Zone whereby the
minimum lot size is 600m2. To this end, the proposal delivers a combination of lot
sizes ranging from 605m2 -815m2 suitable for free-standing detached dwellings.
Further, lot sizes and dimensions have been designed such that they are
commensurate with the existing pattern of development in the area.
O2 Not Applicable. The site is not included in the North Shore Locality
O3 Not Applicable. The site is not included in the Lake McDonald Water Supply
Catchment Area
O4 This is one of the last undeveloped parcels of land in the area and as such, the site
represents a key opportunity for further subdivision.
O5 A 50m buffer area will be provided (within the proposed balance environmental lot)
measured from the rear of the lots to the edge of the vegetation/ Wooroi Creek.
O6 As previously noted, the proposed lot layout delivers a combination of lot sizes
ranging from 605m2 -815m2 suitable to accommodate free-standing detached
dwellings.
O7 The proposed lot layout incorporates a access road to facilitate safe and convenient
vehicle movement. The street width is in accordance with the design standards in
section 2.3 of PSP5 Engineering Design Standards – Roads, Drainage and
Earthworks.
O8 A footpath is provided between lots 6 and 7 to enable access to the proposed
balance environmental lot. A footpath is also provided at the George Street frontage
to provide pedestrian access to nearby community facilities and services.
O9 As above
O10 Not applicable. The site is not to be used for Industrial business or Commercial
business uses
O11 The proposed development incorporates a sealed access road to service the
proposed allotments.
O12 The site is readily connected to Council’s reticulated water service which is
understood to have sufficient capacity for firefighting purposes.
O13 The proposed allotment layout provides the ability for the future construction of
energy efficient buildings.
O14 The proposed lot layout is configured to maximize solar access and capture
prevailing coastal breezes, please refer to Proposal Plan included at Appendix C.
O15 The proposed development will be connected to underground infrastructure services
including reticulated water, sewer, electricity and telecommunications.
O16 As above
O17 Noted. It is expected that infrastructure services will maintain their function during
flood events up to a 1% AEP flood event. No new infrastructure services are
proposed as part of this application.
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R RECONFIGURING A LOT CODE
The Noosa Plan
O18 Noted. All proposed uses and works will maintain a safe distance from electrical
infrastructure including substations, overhead power lines, power poles and
transformers.
O19 A bio-retention basin is proposed on Lot 800 for treatment of stormwater run-off such
that water quality and quantity is maintained
O20 Not applicable. No filling or excavation is proposed as part of this application.
O21 The proposed lot layout has been determined on the basis of the sites environmental
constraints.
O22 A 50m buffer area will be provided measured from the rear of the lots (within the
proposed balance park lot) to the edge of the vegetation/ Wooroi Creek.
O23 Not Applicable. No buildings or structures are proposed as part of this application.
O24 The balance land is to be dedicated for the purposes of a reserve.
O25 The proposed park lot (lot 900) retains the existing vegetation to preserve the sites
ecological values. A clear and legible pedestrian connection is provided between lots
6 and 7 to enable access to the park.
O26 The proposed park will be suitable for its intended use and is not subject to
contamination.
O27 The park will cater to the recreational needs of residents and visitors. It is anticipated
that the park will be landscaped and provided with the relevant infrastructure.
O28 Not applicable. The site is not included in the Open Space Conservation Zone.
O29 The balance land will be dedicated to Council for the purposes of a park.
O30 A 50m buffer area (within the balance park lot) will be provided measured from the
rear of the lots to the edge of the vegetation/ Wooroi Creek.
O31 The site does not adjoin a major road network or rail corridor and as such, is not
subject to high traffic noise levels.
O32 Proposed access easements (where required) will be designed in accordance with
Sections 2 and 3 of PSP5 Engineering Design Standards – Roads, Drainage and
Earthworks.
O33 Traffic generated by the development will be within the acceptable capacity of
external road network.
O34- 035 Not applicable. The site is not included within the Noosa Trail Network
O36 Not applicable. The site is not included in the Cooribah Locality
Page 7
R TEWANTIN AND DOONAN LOCALITY CODE
The Noosa Plan
Overall Outcomes Comment
a) The proposed lot layout has been designed such that it is commensurate with the
pattern of residential development in the area. The proposed lot layout has also been
determined on the basis of the sites environmental constraints. Of particular note, it
is recognized that the proposed residential allotments are set well beyond areas of
the site that are subject to flooding (refer section 4.2.3 of report), and the Koala
Assessment Report provided at Appendix E clearly provides that although koala
habitat is probably of moderate value it is disturbed and unlikely to provide long-term
breeding or foraging habit. It is also unlikely to be important for facilitating
movements between significant patches of habitat.
b) The proposed lot layout is consistent with the Priority Infrastructure Plan in Part 15 of
the Planning Scheme.
c) The proposal includes the creation of fourteen (14) lots suitable for free-standing
detached dwellings thereby contributing to the provision of housing in the area.
d) It is expected that future dwellings on these lots will remain in-keeping with the low
density character of the area.
p) The proposed includes the creation of a balance environmental lot adjacent Wooroi
Creek.
q) The subject site is mapped as included Category B regulated vegetation, containing
‘of concern’ regional ecosystems. A detail survey has been undertaken to ‘ground
truth’ the extent of regulated vegetation over the site, please refer to detail survey
included on the Proposal Plans at Appendix C of this report. The survey indicates
that the presence of regulated vegetation appears to be proximate to Wooroi Creek.
The vegetation along the George Street frontage (although mapped) is a planted
garden bed and not regulated vegetation.
As per pre-lodgement discussions, proposed lot 900 is intended to be dedicated for
the purposes of reserve in recognition of this vegetation.
r) Refer response to c) and d) above.
x) The proposal delivers traditional sized lots suitable for free-standing detached
dwellings in keeping with the residential amenity of the area.
Division 16 - Comment
Specific Outcomes
O1 Pre and post construction works will ensure that environmental measures are
implemented such that adverse changes to the light, air, quality, accessibility of
neighboring premises are ameliorated.
02 The proposal will not adversely impact on the function or amenity of the surrounding
road network, particularly with respect to heavy ridged vehicles utilizing the
surrounding road network during construction.
03 The proposal seeks to maintain and enhance the presence of significant vegetation
over the site. In light of this, the balance of the site will be dedicated for the purposes
of a reserve in recognition of the presence of environmental constraints.
04 Not applicable. The height of buildings and other structures is not relevant as the
proposal is for a Reconfiguration of a Lot. Notwithstanding, it is anticipated that
future built form will not exceed 8 metres.
05 Not applicable. The setbacks of buildings and structures are not relevant as the
proposal is for a Reconfiguration of a Lot. Notwithstanding, it is anticipated that
future built form will ensure that setbacks comply with the requirements of the
Planning Scheme for the Detached Housing zone. In achieving the setback
requirements, it is contended that frontage setbacks for proposed lots 1, 10 and 11
only apply to one frontage of these proposed allotments with the remaining boundary
setbacks to be considered side / rear boundary setbacks.
06-07 Not applicable. The site cover, gross floor area and plot ratio of buildings and other
roofed structures is not relevant as the proposal is for a Reconfiguration of a Lot.
Notwithstanding, it is anticipated that future built form will comply with the planning
scheme requirements.
08-010 Not Applicable. The proposed development is for a reconfiguration of a lot in the
Detached Housing / Rural Settlement Zones only.
011 Noted. The proposed development will ensure that future building and siting works
are able to be appropriately accommodated. Construction works will ensure that
filling (where required) and excavation does not cause ponding or increase the risk of
flooding to neighboring properties.
012 Not applicable. The design of buildings and structures such that they have regard to
Page 8
R TEWANTIN AND DOONAN LOCALITY CODE
The Noosa Plan
the slope of the site is not relevant as the proposal is for a Reconfiguration of a Lot.
013 Not Applicable. Roof forms are not relevant as the proposal is for a Reconfiguration
of a Lot.
014-015 A number of existing trees are integrated into the lot layout, please refer to Proposal
Plan included at Appendix C.
016 The proposed development has been designed to account for the environmental
values of the subject land and in recognition of the zoning entitlements.
017 The balance of the site will be dedicated for the purpose of reserve so as to retain
the corridor and habitat values on the site.
018-020 A pedestrian connection is proposed adjacent to Lots 6 and 7 providing access to the
drainage lot and balance environmental lot at the rear. Separate access is also
afforded to the proposed balance environmental lot directly from George Street.
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