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Town Planning Report · MCU15/0005
Attached to the e-mail MCU15/0005 Development Application.
DEVELOPMENT ASSESSMENT REPORT [OCR of page images] DEVELOPMENT ASSESSMENT REPORT 100 RENE STREET, NOOSAVILLE LOT 11 ON SP230643 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE — INDUSTRIAL BUSINESS TYPES 1 & 2 File Number: 11324 January 2015 Sunshine Coest Suite 1, Corner Surf Road & Gardak Street Alexandra Headland Qld 4572 PO Box 6380, Maroochydore BC Qld 4558 p 107 5443 2844 Ff 1075443 7146 ~w 1] www.khadm.com.au
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KHA Development Managers – 11324 January 2015
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY .................................................................................................. 3
2.0 INTRODUCTION ................................................................................................................ 4
3.0 SITE DESCRIPTION .......................................................................................................... 5
4.0 PROPOSED DEVELOPMENT ............................................................................................... 6
5.0 STATE PLANNING INTERESTS .......................................................................................... 7
5.1 STATE PLANNING REGULATORY PROVISIONS ......................................................................... 7
5.2 STATE PLANNING POLICY ....................................................................................................... 7
5.3 REFERRAL.............................................................................................................................. 8
5.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS ................................................................... 8
6.0 PLANNING SCHEME .......................................................................................................... 9
6.1 DEFINITION ........................................................................................................................... 9
6.2 LEVEL OF ASSESSMENT .......................................................................................................... 9
6.3 OVERLAYS ............................................................................................................................. 9
6.4 PLANNING SCHEME CODES .................................................................................................. 10
6.4.1 ALTERNATIVE SOLUTIONS ................................................................................................ 10
6.4.2 SPECIFIC OUTCOME CONFLICTS ....................................................................................... 11
7.0 CONCLUSION .................................................................................................................. 12
ATTACHMENT 1 – Planning Scheme Code Assessment prepared by KHA Development Managers
SUPPORTING DOCUMENTATION
Proposal Plans prepared by Building Suncoast Green
Development Assessment Report
Development Application for Material Change of Use
100 Rene Street, Noosaville Page 2 of 12
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KHA Development Managers – 11324 January 2015
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 100 Rene Street, Noosaville
Real Properly Description Lot 11 on SP230643
Land Area 1078m2
Local Authority Noosa Shire Council
Registered Landowner Northern Property Group No 1 Pty Ltd as trustee
Current Use Vacant
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2006
Locality Noosaville
Zone Shire Business Centre
Precinct E3 – Employment
Overlays - Biodiversity Overlay
- Bushfire and Acid Sulfate Soils Overlay
APPLICATION DETAILS
Applicant Northern Property Group No 1 Pty Ltd C\- KHA Development Managers
Application Type Development Permit for Material Change of Use
Proposal Industrial business Type 1 Warehouse and Type 2 Production,
alteration, repackaging & repairing
Level of Assessment Impact
Referrals N/A
PROJECT TEAM
Town Planning KHA Development Managers
Architecture Building Suncoast Green
Development Assessment Report
Development Application for Material Change of Use
100 Rene Street, Noosaville Page 3 of 12
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KHA Development Managers – 11324 January 2015 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use for Industrial business Type 1 Warehouse and Type 2 Production, alteration, repackaging & repairing on behalf of Northern Property Group No 1 Pty Ltd. The subject site is situated at 100 Rene Street, Noosaville and is described as Lot 11 on SP230643. Under the Noosa Plan the site is included within the Noosaville Locality, the Shire Business Centre Zone and Precinct E3. The proposal is subject to impact assessment. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms and Proposal Plans. Development Assessment Report Development Application for Material Change of Use 100 Rene Street, Noosaville Page 4 of 12
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KHA Development Managers – 11324 January 2015 3.0 SITE DESCRIPTION The subject site is situated at 100 Rene Street, Noosaville and described as Lot 11 on SP230643. The site comprises an area of 1078m2 and is currently vacant. The site has road frontage to Rene Street, with site access via the common property driveway along the western boundary. The site is cleared and has been created as a development ready lot under previous reconfiguring a lot approvals. The site is flat and has available connection to established physical infrastructure networks including telecommunications, water, and sewer. The location and context of the subject site in Noosaville is illustrated in Figure 1 and Figure 2. Figure 1: Location of Subject Site (Google Maps) Figure 2: Aerial Photograph of Subject Site (NearMap, showing 1 September 2014) Development Assessment Report Development Application for Material Change of Use 100 Rene Street, Noosaville Page 5 of 12
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KHA Development Managers – 11324 January 2015 4.0 PROPOSED DEVELOPMENT This application seeks a Development Permit for Material Change of Use for Industrial business Type 1 Warehouse and Type 2 Production, alteration, repackaging & repairing, to be established in accordance with the accompanying Proposal Plans. BUILT FORM The proposed development will comprise a single building with a maximum height of 8m, a site cover of approximately 40.6% and gross floor area of 500m2. The building will comprise concrete tilt up wall panels with v groove square patterns and trimdek roof sheeting. A built to boundary wall is proposed to the southern boundary with roof pitching and eaves provided to the other elevations. The built form is consistent with surrounding and approved building character. ACCESS AND PARKING Vehicles will enter and exit the proposed development from Rene Street via the existing common property driveway adjoining the western boundary of the site. A total of 12 dedicated car spaces are provided with onsite manoeuvring for an SRV. AV and RCV access is provided within the existing common property driveway. LANDSCAPING 10% of the site will be landscaped as demonstrated on the proposal plans. SERVICING A screened bin enclosure is provided near the site entry off the existing common property driveway. Waste collection will be facilitated from the common property driveway consistent with the approved arrangements for the balance lots within the community titles scheme. INFRASTRUCTURE The subject site is currently connected to all essential urban infrastructure. A master stormwater drainage system for the community titles scheme land has previously been approved and constructed. Internal stormwater drainage for the proposed development will be addressed as part of a subsequent operational works application. Development Assessment Report Development Application for Material Change of Use 100 Rene Street, Noosaville Page 6 of 12
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KHA Development Managers – 11324 January 2015
5.0 STATE PLANNING INTERESTS
5.1 STATE PLANNING REGULATORY PROVISIONS
State planning regulatory provisions are state planning instruments that regulate development and can
apply to all or part of the state.
The following regulatory provisions are in effect:
State planning regulatory provisions Comment
Draft amendment to the South East Queensland The site is included with the Urban Footprint.
Regional Plan 2009-2031 State Planning Assessment against the regulatory provisions is
Regulatory Provisions not applicable.
Guragunbah State Planning Regulatory Provision Not applicable
The site is not located within the Guragunbah
area.
State Planning Regulatory Provision (adopted The Councils Adopted Infrastructure Charges
charges) Resolution reflects these provisions and which will
be applied to the development.
Yeerongpilly Transit Oriented Development State Not applicable
Planning Regulatory Provision The site is not located within the Yeerongpilly
Transit Oriented Development area.
Off-road motorcycling facility on State-owned land Not applicable
at Wyaralong The site is not located within the Wyaralong area.
State Planning Regulatory Provisions (Adult stores) Not applicable
The proposal does not include an adult store use.
South East Queensland Koala Conservation State While the site is located within a Koala Assessable
Planning Regulatory Provisions Development area the site is mapped as ‘generally
not suitable’ area of value and assessment against
the regulatory provisions is not applicable.
5.2 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state
interest in land use planning and development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local
planning scheme and a state planning policy, then what is outlined in the state planning policy overrides
the planning scheme.
The Noosa Plan does not reflect the SPP and assessment against the SPP is required.
Part E of the SPP details the interim development assessment requirements for the following state
interests:
State Interest Comment
Mining and extractive resources Not applicable
The site is not within a key resource area (KRA),
the separation area of a KRA or the transport route
separation area of a KRA.
Biodiversity Not applicable
The site does not include land that relates to a
matter of state environmental significance.
Development Assessment Report
Development Application for Material Change of Use
100 Rene Street, Noosaville Page 7 of 12
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KHA Development Managers – 11324 January 2015
Coastal environment Not Applicable
The site is not located within the coastal
management district.
Water quality Not Applicable
The site is within an urban area with a site area of
less than 2500m2.
AND
Not applicable
The land is at or below 5m AHD but does not
involve more than 100m3 of excavation or 500m3
of fill.
Emissions and hazardous activities Not applicable
The site is not located within a management area.
Natural hazards Applicable
The site is within a flood hazard area and also
partly identified as a bushfire hazard area. Flood
investigations where undertaken as part of the
parent Reconfiguration of a Lot and which
established that the site is not subject to flood
hazard. A Bushfire Management has been
reprepared and approved as required by conditions
of the previous lot reconfiguration approvals.
State transport infrastructure Not applicable
The site is not located within 400m of a public
passenger transport facility or future public
passenger transport facility.
Strategic airports and aviation facilities Not applicable
The site is not located within proximity of a
strategic airport or aviation facility.
5.3 REFERRAL
No referral is triggered by the application.
5.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS
As no referral is triggered by the application the SDAP are not applicable.
Development Assessment Report
Development Application for Material Change of Use
100 Rene Street, Noosaville Page 8 of 12
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KHA Development Managers – 11324 January 2015
6.0 PLANNING SCHEME
Under the Noosa Plan the site is included within the Noosaville Locality, the Shire Business Centre Zone and
Precinct E3. An assessment of the applicable provisions of the Noosa Plan has been undertaken below.
6.1 DEFINITION
The proposed development is defined under the Noosa Plan as:
“Industrial business Type 1 Warehouse” - The use of premises for the storage of goods, merchandise
or materials in large stocks (whether or not such storage is required for an adjoining shop or other
commercial premises), pending their distribution or wholesale. The use includes a warehouse or self-
storage facility.
“Industrial business Type 2 Production, alteration, repacking & repairing” - The use of premises
for the production, manufacturing, dismantling, altering, cleaning, re-packaging, freezing or repairing of
goods. The use includes food industries, textiles, mechanical, boat repair, sandblasting.
Comment: The proposed development will be established in accordance with the above definitions.
6.2 LEVEL OF ASSESSMENT
In accordance with the Assessment Table for the Shire Business Zone the proposal is subject to Impact
Assessment.
6.3 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Biodiversity Overlay
The site is identified under the Biodiversity
Overlay as within a Koala Habitat Area and
Environmental Enhancement Area. It is noted
that the site is cleared of vegetation and is
mapped as ‘generally not suitable’ area of value
under Koala Conservation in South East
Queensland State Planning Regulatory
Provisions.
An ecological assessment of the site was
undertaken by James Warren & Associates as
part of a prior reconfiguring of a lot approval.
The parameters and requirements for
environmental protection were been established
with the Negotiated Decision Notice issued 13
July 2007 (2006/1594).
The site has been created as development ready
with no biodiversity constraints. No further
biodiversity assessment is required.
Development Assessment Report
Development Application for Material Change of Use
100 Rene Street, Noosaville Page 9 of 12
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KHA Development Managers – 11324 January 2015
Natural Hazard: Bushfire and Acid Sulfate Soils Overlay
The site is identified under the Natural Hazard:
Bushfire & Acid Sulfate Soils Overlay as
containing high and low potential acid sulfate
areas and Medium Bushfire Hazard Area.
Acid sulfate soils have been assessed and
addressed as part of an Acid Sulfate Soils
Investigation prepared by Golder and Associates
which formed part of a previous reconfiguration
of a lot assessment (2006/1594).
A Bushfire Management Plan has been
reprepared as required by conditions of the lot
reconfiguration approval (2006/1594 &
2008/1605) and approved by Council and Fire
Services. A 5m wide bushfire buffer is provided
for along the north-eastern boundary of the site.
The site is considered development ready with
no natural hazard constraints. No further
natural hazards assessment is required.
6.4 PLANNING SCHEME CODES
While the application is assessable against the entire planning scheme, the following Codes are applicable
to the proposed development:
Noosaville Locality Code;
Business Uses Code;
Landscaping Code;
Engineering Works Codes;
o Driveways and Carparking Code
o Transport, Roads and Drainage Code
o Erosion and Sediment Control Code
o Existing Services Code
o Earthworks Code
o Waste Management Code
o Water Sensitive Design Code
Comment: An assessment of the applicable codes has been included within Attachment 1. This code
assessment has determined that the proposal generally complies with all probable solutions and specific
outcomes. Where probable solutions are not met, an alternative solution demonstrating compliance with
the specific outcome is provided, with the exception of specific outcomes O88 and O89 of the Noosaville
Locality Code, relating to consistent/inconsistent uses within the Shire Business Centre Zone. The following
sections detail the alternative solutions and outcomes provided, including sufficient planning grounds to
justify the conflicts with specific outcomes.
6.4.1 ALTERNATIVE SOLUTIONS
Noosaville Locality Code - Specific Outcome O8 – Probable solution O8.1 - Height
The proposed building has a maximum height of 8.7m. This height is supported by Councils resolution at
its meeting of 28 August 2014 to amend the planning scheme. The proposed amendments include raising
Development Assessment Report
Development Application for Material Change of Use
100 Rene Street, Noosaville Page 10 of 12
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KHA Development Managers – 11324 January 2015 the maximum height for Precinct E3 from 8m to 10m in keeping with the adjoining industrial estate and to better accommodate the industrial and trade related uses planned for these precincts. Noosaville Locality Code - Specific Outcome O20 - Probable solution S20.1 - Roof form While the main roof has a pitch of no less than 5 degrees, minimum 600mm eaves cannot be provided to at least 75% of the perimeter of the building due to the proposed built to boundary wall on the southern boundary. Eaves are however provided to more than 75% of the building perimeter that does not have a built to boundary wall alignment. The roof pitching and eaves present to the Rene Street frontage and which contribute positively to the local skyline and complement the character of the locality in accordance with Specific Outcome O20. Noosaville Locality Code - Specific Outcome O21 – Probable solution S21.1 - Materials and Finishes While the site is not within the Industry Zone, the site is within an 11 lot community titles scheme approved for industrial use. The land adjoining the scheme land is included within the Industry Zone. The proposed building has materials and finishes that are consistent with surrounding character and the approved buildings within the community titles scheme. 6.4.2 SPECIFIC OUTCOME CONFLICTS Noosaville Locality Code - Specific Outcomes O88 and O89 - Consistent/Inconsistent Uses The proposed Industrial business uses are identified as inconsistent uses within Precinct E3 of the Shire Business Centre Zone. These uses are however supported by Councils resolution at its meeting of 28 August 2014 to amend the planning scheme. The proposed amendments include Industrial business Types 1 & 2 becoming consistent uses within Precinct E3. This amendment is also consistent with Councils previous approval for industrial uses for the surrounding lands within the precinct. Council’s resolution to amend the planning provides sufficient planning grounds to overcome the conflict. Development Assessment Report Development Application for Material Change of Use 100 Rene Street, Noosaville Page 11 of 12
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KHA Development Managers – 11324 January 2015
7.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Northern Property Group No 1 Pty
Ltd to support a Development Application for Material Change of Use for Industrial business Type 1
Warehouse and Type 2 Production, alteration, repackaging & repairing in respect of land at 100 Rene
Street, Noosaville, described as Lot 11 on SP230643.
The site is included under the Noosa Plan within the Noosaville Locality, the Shire Business Centre Zone
and Precinct E3. The proposal is subject to impact assessment.
This report demonstrates the proposals compliance with the applicable state and local planning provisions,
including the following grounds:
The proposal is consistent with the industrial uses approved for the surrounding lots forming part of
the community titles scheme in which the site is included;
The proposal generally complies with all provisions of the Noosa Plan 2006 and the applicable codes.
Where the probable solutions of the codes are not met, an alternative solution demonstrating
compliance with the specific outcome has been provided. Where specific outcomes of the codes
relating to use are not met sufficient planning grounds are provided to justify the use despite the
conflict;
The noncompliance with specific outcomes relating to use are supported and justified by Councils
resolution at its meeting of 28 August 2014 to amend the planning scheme;
The proposed development is consistent with surrounding uses and can be achieved with no
detrimental impact on the existing streetscape or Shire Business Centre amenity;
The built form, design and density proposed are compatible with the existing character in the locality.
Approval of the proposed Industrial business Type 1 Warehouse and Type 2 Production, alteration,
repackaging & repairing is warranted.
Development Assessment Report
Development Application for Material Change of Use
100 Rene Street, Noosaville Page 12 of 12
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ATTACHMENT 1 Noosa Plan Code assessment prepared by KHA Development Managers [OCR of page images] ATTACHMENT 1 Noosa Plan Code assessment prepared by KHA Development Managers
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NOOSAVILLE LOCALITY CODE Division 17 – Specific Outcomes and Probable Solutions for the Noosaville Locality Table 11.13 Specific Outcomes Probable solutions Proposal 11.9 Effects of use Amenity O1 Uses are located, designed and No solution provided Complies operated to avoid significant adverse The proposed use will not result in any changes to the light, air quality, noise, amenity impacts. accessibility or other conditions enjoyed by users of associated, adjoining or nearby uses. Major Road Network O2 Through traffic in Noosaville uses No solution provided Complies Gibson Road or Eenie Creek Road, The proposed use will not result in any ensuring the visual amenity of Gympie impacts or changes to the major road Terrace is protected with a consequent network. enhancement of visitor and recreation opportunities and benefit to businesses along Gympie Terrace. Visual amenity O3 The visual amenity and character No solution provided Not applicable surrounding the major road network is The site does not front the major road protected and enhances the network. recognisable entrance to Noosaville through— a) retaining and enhancing the visual and physical separation of Noosaville from other localities; and b) ensuring development does not encroach upon existing native vegetation along the road frontage other than for accessways. Neighbourhood identities O4 The separate identities of the No solution provided Not applicable various residential neighbourhoods The site is not located within a remain important and distinct elements residential neighbourhood. of the residential character of Noosaville. Lake Entrance Boulevard O5 There is no increase in the number No solution provided Not applicable of lots that gain access via Lake The site is not located in the vicinity of Entrance Boulevard Lake Entrance Boulevard. Airport O6 Development and use of premises No solution provided Not applicable within 750m of the airport do not cause The site is not located within 750m of an obstruction or other potential hazard the airport. to aircraft movement associated with the airport by the way of— a) the physical intrusion of buildings or other structures into 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 e) communication facilities; f) emissions that may affect pilot visibility or aircraft operations; and g) transient intrusions into the airport’s operational airspace.
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Specific Outcomes Probable solutions Proposal
11.10 Built form
Density
O7 The density of development within No solution provided Not applicable
the site area— The proposed use does not include any
a) is compatible with surrounding residential density.
development; and
b) does not exceed—
i) for the Semi-Attached Housing
Zone:
A) for sites between 500m2 and
599m2 inclusive—4.8 persons
B) for sites 600m2 or more — 6.6
persons or 100 persons per hectare
ii) for the Attached Housing and
Business Centre Zones—a maximum
population density of 100 persons per
hectare with the exception of the
following sites which have an allowable
population density of 320 persons per
hectare exclusively for the purpose of a
visitor hostel—
A) Lots 3 & 4 on RP122928
situated at 14-16 Mary Street; and
B) Lot 21 on RP815864 situated at
11-13 William Street;
iii) For the Visitor Mixed Use Zone—
160 persons per hectare; and
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 160 persons per hectare or 320
persons per hectare exclusively for the
purpose of a visitor hostel
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 Buildings and other structures— S8.1 Buildings and other structures Alternative solution
a) are low rise and have a visual bulk have a maximum building height of— The proposed building has a maximum
and an architectural scale consistent a) if in the Attached Housing Zone – 8m, height of 8.7m. This height is supported
with structures on adjoining or nearby with the exception of those properties by Councils resolution at its meeting of
land; with frontage to the following streets: - 28 August 2014 to amend the planning
b) do not exceed a building height of — Russell St, William St and Howard St, or scheme. The proposed amendments
i) for the Attached Housing Zone 2 Weyba Rd, James St and Albert St north include raising the maximum height for
storeys unless located on property with of their intersections with Elizabeth St Precinct E3 from 8m to 10m in keeping
frontage to the following streets: - where they have a maximum building with the adjoining industrial estate and
Russell St, William St and Howard St, or height of 12m; to better accommodate the industrial
Weyba Rd, James St and Albert St north b) if in the Visitor Mixed Use Zone – and trade related uses planned for these
of their intersections with Elizabeth St, 12m; precincts.
where they are not to exceed a c) if in the Business Centre or Industry
maximum building height of 3 storeys; Zones — 10m;
ii) for the Visitor Mixed Use Zone– 3 d) if in the Shire Business Centre Zone –
storeys, although present only 1-2 8m, except in Precinct E1 or E2 where
storey façades to Gympie Terrace; 12m;
iii) for the Shire Business Centre e) in all other zones—8m.
Zone– 2 storeys, except in Precinct E1
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Specific Outcomes Probable solutions Proposal and E2 where 3 storeys and Precinct REC/MU where 1 storey; and 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 f) are well articulated with strong horizontal and vertical design elements to provide an interesting streetscape and to complement landform changes and landscapes. Setbacks O9 Buildings and other structures are S9.1 Buildings and structures comply Complies appropriately designed and sited to— with the setbacks identified in Schedule The proposed building setbacks exceed a) provide amenity for users of the 1 - Minimum Boundary Setbacks. the minimum specified. premises as well as preserve the visual and acoustic amenity of adjoining and nearby land uses; b) provide adequate distance from adjoining land uses; c)allow space for required vehicle parking; d) preserve any existing vegetation that will buffer the 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 O10 The site cover, gross floor area and No solution provided Complies plot ratio of buildings and other roofed The proposed use results in a building structures— scale that is compatible with a) results in a building scale that is surrounding development; does not compatible with surrounding present an appearance of bulk to development; adjacent properties, roads or other b) does not present an appearance of areas in the vicinity of the site; allows bulk to adjacent properties, roads or for additional soft landscaping between other areas in the vicinity of the site; buildings; and facilitates onsite c) maximises the retention of existing stormwater management and vehicular vegetation and allows for additional soft access. The industrial use does not landscaping between buildings; require an area at ground level for d) allows for adequate area at ground outdoor recreation, entertainment, level for outdoor recreation, clothes drying or other site facilities. entertainment, clothes drying and other site facilities; and e) facilitates onsite stormwater management and vehicular access. O11 Site cover— Not applicable a) for a class 1 or class 10a structure The proposed use/site does not have within the Detached Housing Zone, any site cover controls. b) 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;
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Specific Outcomes Probable solutions Proposal
c) for other classes with the Detached
Housing Zone, does not exceed—40%;
d) for the Semi-Attached Housing Zone
does not exceed 40%;
e) for the Attached Housing Zone does
not exceed 40%;
f) for the Visitor Mixed Use Zone does
not exceed 40%; or
g) for the Shire Business Centre Zone in
Precincts E1, E2, E6 and E7 does not
exceed 50%.
O12 For the Semi-Attached Housing Not applicable
Zone buildings do not exceed a plot
ratio of 0.45:1
O13 For the Attached Housing Zone the Not applicable
maximum gross floor area is equivalent
to the maximum allowable population in
persons multiplied by 40m2.
O14 For the Visitor Mixed Use Zone, the Not applicable
maximum gross floor area equals the
allowable population in persons
multiplied by 40m2, provided that the
gross floor area does not exceed
13,600m2.
O15 For the Business Centre Zone, Not applicable
outside of the Mary Street/Thomas
Street Precinct the maximum plot ratio
is —
a) 0.8:1 for site areas up to and
including 2,000m2; plus
b) 0.3:1 for the balance portion of the
site area in excess of 2000m2.
O16 Within the Shire Business Centre Complies
Zone, the maximum plot ratio for The development has a plot ratio of less
development within the following than 0.6.
precincts is —
a) Precincts B1 and B2 combined- 0.5:1;
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6;
f) Precinct E4- 0.6;
g) Precinct E5- 0.6
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
O17 Buildings and other works are S17.1 For new buildings or structures Not applicable
designed and sited to— or additions more than 50m2 gross floor No minimum floor level applies to the
a) provide flood free access to premises area to an existing building or structure, site.
and flood free habitable areas; floor levels for habitable rooms are not
b) allow only minor, short term and less than the specified minimum floor
infrequent flooding of non-habitable levels
areas; AND
c) ensure drainage does not adversely S17.2 Where Council infrastructure is Complies
impact upon other premises; and available— any drainage (including All drainage will flow to Council
d) ensure filling or excavation does not buildings and yards) flows to that infrastructure.
adversely impact upon other premises infrastructure; and the infrastructure
by— has the capacity to accept any additional
i) causing ponding on the site or loading;
nearby land; AND
ii) increasing flooding, which S17.3 for Residential Uses - Not applicable
adversely affects the safety or use of where slab on ground construction is
any land upstream and downstream; used, filling does not extend more than
and 1m beyond the building footprint,
iii) adversely affecting the flow of measured from the outer walls of the
water in any overland flow path. building ; or the design consists of a
suspended floor construction.
AND
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Specific Outcomes Probable solutions Proposal
S17.4 Car parking and maneuvering Complies
areas are constructed at a level that The car parking and maneuvering areas
permits the parking area to drain from are constructed at a level that permits
the site by gravity means, without the gravity drainage.
need for mechanical pumping;
AND
S17.5 Basements for residential uses Not applicable
have flood immunity above the Q100
where alternative means to mechanical
pumping are used to achieve such
immunity; or
S17.6 Basements for non-residential Not applicable
uses have flood immunity above the
Q100 that may be achieved by means of
mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites
O18 Development on sloping sites— S18.1 Buildings and associated access Not Applicable
a) is responsive to the natural ways are not constructed on land with a The site is not a ‘sloping site’.
topography of the site and minimizes slope greater than 25% (1 in 4);
cut and fill; AND
b) does not visually dominate the hill S18.2 Buildings are of split level design
slope or interrupt the skyline; that step down the slope or have
c) is integrated with the natural site suspended floor construction;
characteristics including vegetation; and AND
d) for Multiple housing, takes the S18.3 Cut or fill is less than 2m in
form of small separate buildings; depth;
AND
S18.4 The distance between the
AND ground and the lowest part of the floor
of the building does not exceed 3m to
avoid large under building areas;
AND
S18.5 Buildings present no more than 3
storeys at any one point.
O19 On sites which are visible from the S19.1 No solution provided Not applicable
major road network, areas of public The site is not visible from the major
open space, the Noosa River or the road network, areas of public open
beaches new buildings and structures space, the Noosa River or the beaches.
including outbuildings, are designed so
as not to dominate or detract from the
scenic and environmental qualities of
the site and its setting.
Roof form
O20 Rooflines— S20.1 With the exception of buildings Alternative solution
a) contribute positively to the local within the Industry Zone, the main roof While the main roof has a pitch of no
skyline; of the building has a roof pitch no less less than 5 degrees, minimum 600mm
b) complement the character of the than 5 degrees and has minimum eaves cannot be provided to at least
locality; 600mm eaves to at least 75% of the 75% of the perimeter of the building
c) are articulated, pitched or skillion; perimeter of the building; due to the proposed built to boundary
d) avoid low pitched (eg. less than 5 AND wall on the southern boundary. Eaves
degrees) or box roof profiles/parapets; are however provided to more than
and 75% of the building perimeter that does
e) do not create opportunities for not have a built to boundary wall
residents to overlook the private open alignment. The roof pitching and eaves
space areas of neighbouring properties. present to the Rene Street frontage and
which contribute positively to the local
skyline and complement the character of
the locality in accordance with Specific
Outcome O20.
S20.2 Buildings and structures do not Complies
include roof top terraces. No roof top terraces are proposed.
Materials and finishes
O21 Buildings and other structures use S21.1 With the exception of buildings Alternative solution
materials and finishes that complement within the Industry Zone, buildings While the site is not within the Industry
the Noosaville character and integrate a) use a mix of lightweight and textured Zone, the site is within an 11 lot
with the surrounding natural and built external building materials, including community titles scheme approved for
Page 19
Specific Outcomes Probable solutions Proposal
environment. timber finishes; or industrial use. The land adjoining the
b) use masonry construction where scheme land is included within the
variation is provide in texture, detailing Industry Zone. The proposed building
and the like; has materials and finishes that are
c) use open or transparent balustrades; consistent with surrounding character
and and the approved buildings within the
d) Incorporate open balconies. community titles scheme.
11.11 Environment, conservation and recreation
Environment and cultural heritage
values
O22 There are no significant adverse No solution provided. Complies
effects on biodiversity, native The site is a cleared development ready
vegetation, native fauna habitat, site. No significant adverse effects on
landscaped quality, water quality or environmental or cultural heritage
cultural heritage values, including those values will result.
related to—
a) changes to natural drainage;
b) management of fire risk;
c) erosion and the transport of
sediments off site;
d) unmanaged public access;
e) effluent disposal;
f) changes to fauna habitat and
behaviour; and
g) disturbance of buildings and features,
including natural features of cultural
heritage significance.
Open space network
O23 An integrated open space network S23.1 Open space corridors and Complies
is established throughout the locality existing native vegetation in areas Open space corridors and existing native
and— indicated in Schedule 5 – Map 4 are vegetation will not be affected by the
a) allows for both passive and active protected from fragmentation and proposal.
recreational pursuits; encroachment 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 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
O1 O24 Physical and visual links between S24.1 No solution provided Complies
public open space areas and The proposal will not impact any
watercourses are retained. physical or visual links between public
O2 open space areas and watercourses.
Pedestrian and bicycle pathways
O25 Safe and convenient pedestrian S25.1 Pedestrian and bicycle pathways Complies
and bicycle pathways are provided and are provided and retained where Pedestrian and bicycle pathways
retained between and around key indicated in Schedule 5 – Map 2; currently exist to the adjoining road
destinations including— AND network.
a) an east-west link between the
Tewantin & Doonan Locality and the S25.2 Contributions toward a Pathways Not applicable
Noosa Heads Locality along the Noosa Network are provided in accordance Trunk pathways have been provided as
River foreshore; and with PSP20. part of the primary reconfiguring a lot
b) a north-south link between the Shire application for the site.
Business Centre and Wallace Park to the
Noosa River foreshore.
c) Recreation areas off Shorehave 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.
Page 20
Specific Outcomes Probable solutions Proposal Foreshore character O26 The natural landscape character No solution provided. Not applicable and vegetation along the foreshore The site is not in the immediate vicinity areas of the Noosa River, Lakes of these areas. Doonella and Weyba and Eenie Creek, Noosa National Park, Keyser Island and Weyba Creek Conservation Parks is protected. Watercourses O27 The environmental, economic, No solution provided Not applicable amenity and transportation values of the The site is not in the immediate vicinity Noosa River system is protected. of the Noosa River. Division 24—Specific Outcomes and Probable Solutions for the Shire Business Centre Zone Table 11-21 Specific Outcomes Probable solutions Proposal 11.37 Consistent uses O88 The following defined uses and use No solutions provided Alternative Outcome classes are consistent uses and are Refer section 6.4.2 of planning report. located in the Shire Business Centre Zone— a) Commercial business Type 1; if located in Precinct E1-E7 or B1-B3; b) Commercial business Type 2 if located in Precinct E1-E7; c) Entertainment and dining business if located in Precinct B1 or B2; d) Industrial business Types 1 or 2 if located in Precinct E4 or E5; e) Retail business Types 1 or 2 if located in Precinct B1 or B2; f) Retail business Type 4 if located in Precinct B3; g) Retail business Type 5 if located in Precinct REC/MU; h) Retail business Type 6 if located in Precincts B3, E1, E4, E5, or E6; i) Retail business Type 7 if located in Precinct B3; j) Education Types 3 or 4 if located in Precinct E1-E7; k) Open Space Type 1 if located in Precinct REC/MU; l) Wellbeing Type 2 if located in Precinct E1- E7; m) Transport Type 1 if located in Precinct E6 or E7; n) Ancillary dwelling unit; and o) Multiple housing Type 4 if small dwelling units located in Precinct RES; and p) Visitor accommodation Type 4 if located in Precinct RES 11.38 Inconsistent uses O89 The following defined uses and use No solution provided Alternative Outcome classes are inconsistent uses and are not Refer section 6.4.2 of planning report. located in the Shire Business Centre Zone— a) All Agricultural Uses; b) Commercial business Type 1 if not located in Precinct E1-E7 or B1-B3; c) Commercial business Types 2 or 3 if not located in Precinct E1-E7; d) Entertainment and dining business if not located in Precinct B1 or
Page 21
Specific Outcomes Probable solutions Proposal B2; e) Home-based business; f) Industrial business Types 1 or 2 if not located in Precinct E4 or E5; g) Industrial business Type 3; h) Retail business Types 1 or 2 if not located in Precinct B1 or B2; i) Retail business Type 3; j) Retail business Type 4 if not located in Precinct B3; k) Retail business Type 5 if not located in Precinct REC/MU; l) Retail business Type 6 if not located in Precincts B3, E1, E4, E5, or E6; m) Retail business Type 7 if not located in Precinct B3; n) Education Types 1 or 2; o) Education Types 3 or 4 if not located in Precinct E1-E7; p) Emergency service; q) Open space Type 1 if not located in REC/MU; r) Open space Type 2; s) Wellbeing Types 1, 3 or 4; t) Wellbeing Type 2 if not located in Precinct E1- E7; u) Service and utility; v) Transport Type 1 if not located in Precinct E6 or E7; w) Transport Types 2, 3 or 4; x) Detached house; y) Community residence; z) Multiple housing if not Type 4 and small dwelling units located in Precinct RES; aa) Visitor accommodation Types 1, 2 or 3; and bb) Visitor accommodation Type 4 if not located in Precinct RES. 11.39 Effects of use Visual and physical connectivity No solution provided. Complies O90 Strong visual and physical Visual and physical connectivity connectivity is provided for between currently exits. adjoining and adjacent— a) Business Precincts and Open Space Precincts; b) Employment Precincts and Open Space Precincts; and c) Business Precincts and Employment Precincts; AND O91 Physical connectivity is provided Complies between the Shire Business Centre site The existing street network currently and Industry zoned land within the connects the Business Centre to the Noosaville Industrial Estate. Noosaville Industrial Estate. 11.40 Access and car parking Road design O92 Intersections, both internal and S92.1 Access intersections off Walter Not applicable external to the Shire Business Centre Hay Drive, as shown on Schedule 4 – The site has no direct frontage or access site, are designed to operate without the Shire Business Centre Map are to Walter Hay Drive. need for traffic lights; constructed as roundabouts; AND AND O93 An internal loop road is constructed S93.1 Development has no direct Not applicable within the Shire Business Centre site access to Eenie Creek Road or Walter The site has no direct access to Eenie linking individual precincts within the Hay Drive; Creek Road or Walter Hay Drive. The site to provide for efficient and effective site fronts the previously constructed traffic circulation and movement, internal loop road. including public transport access; AND
Page 22
Specific Outcomes Probable solutions Proposal O94 Development has an internal focus S94.1 No solution provided Complies and addresses the internal loop road The proposal will address the road and is not reliant on exposure to the frontage. major road network Car parking O95 Precinct B3 provides for car- No solution provided Not applicable oriented uses and as such parking areas The site is not within Precinct B3. that need a degree of visibility are located in front of buildings, where appropriate; AND O96 Within precincts other than Not applicable Precinct B3, E3, E4 and E5 buildings and The site is within Precinct E3. landscaping are the dominant visual features when viewed from internal roads, with car parking located at the side or rear of buildings, or preferably in underground or underbuilding car parks; AND O97 Car parking areas are located Compiles immediately adjacent to key parking Carparking is located immediately generators, including Retail business, adjoining the use. Commercial business and Industrial business uses; AND O98 Vehicular parking facilities servicing Not applicable Precincts B1, B2, and E1, have primary The site is not within Precincts B1, B2 or points of access located along the loop E1. road, with parking located at basement level, under a building or otherwise covered. Pedestrian and bike links S99.1 Pedestrian and bicycle paths are Complies O99 Pedestrian and bicycle paths are constructed as shown on Schedule 4 – Pedestrian and bicycle pathways constructed throughout the Shire Shire Business Centre Map. currently exist to the frontage of the Business Centre site, with appropriate site. external connections provided; AND O100 Pedestrian and bicycle S100.1 No solution provided Complies movements between key nodes within Pedestrian and bicycle movement the Shire Business Centre site are connections currently exist. designated to minimise the need to cross over roads and where road crossovers are necessary, central refuges are provided. Visual amenity and character S104.1 From land to the south of the Not applicable O101 Development— Shire Business Centre site at around a) presents a high level of visual quality RL10, the road reduces in level to a when viewed from Walter Hay Drive in bridge deck of RL4 or 5, providing visible the area of Eenie Creek; sight lines across the Shire Business b) provides an open space feel to this Centre site. entry to the Noosa Shire; and c) maintains the character of adjacent areas. 11.41 Development sequencing First stage S102.1 For the first stage of Complies O102 The first stage of development development— Stage 1 of the Shire Business centre has consists of— a) a gross floor area equivalent to 20% been completed as required. a) a shopping centre with a discount of any Retail business Type 2 Shop department store, and associated car gross floor area, is constructed for non- parking within Business Precincts B1 and Retail business prior to such Type 2 B2; Shop development operating; b) a substantial amount of non-Retail and business development; b) 40% of the gross floor area of non- c) the construction of Eenie Creek Road Retail business development is between Reef Street and Langura contracted for sale or lease, prior to the Street; Retail business Type 2 Shop d) the construction of Walter Hay Drive development operating; between Emu Mountain Road and Eenie AND Creek Road; S102.2 Two road accesses are Complies e) interim transport circulation and constructed into the Shire Business Stage 1 of the Shire Business centre has
Page 23
Specific Outcomes Probable solutions Proposal access strategies in the absence of the Centre site as part of the first stage of been completed as required. internal loop road being complete; the development. f) an established landscape theme for the developed precincts; g) landscaped entry statements; h) a suitable stormwater management system; i) appropriate signage; j) commencement of the associated pedestrian and bikeway network and related external connections; and k) dedication of a substantial area of the southern part of the Shire Business Centre as public open space; AND O103 Subsequent development stages S103.1 No solution provided Complies provide for the— The proposal is in accordance with a) completion of the access intersections logical sequencing of development for leading into the Shire Business Centre the Shire Business Centre. site; b) completion of further stages of the internal loop road; c) completion of further stages of development within the precincts; d) completion of the pedestrian and bikeway network; e) construction of the link road to the Noosaville Industrial Estate; f) construction of a inter-regional transit facility (public transport node); g) completion of the stormwater management systems; h) completion of landscaping design elements; and i) further dedication of land to public open space. 11.42 Built form Streetscape character S104.1 Ground level shops provide a Not applicable O104 Buildings and structures are sited minimum 50% glazing to the shop front No shops are proposed. and designed to— to create active building fronts. a) provide for a consistent building alignment fronting the street and public spaces; b) present a high quality streetscape incorporating consistent built elements that define the street and public spaces as well as create human scale and visual interest; c) be consistent with the bulk and scale of buildings on adjoining and nearby land; d) contribute to their setting including the skyline; e) present subtle changes in colours, textures and materials to break up the building façades; 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. 11.43 Business Precincts Not applicable 11.44 Employment Precincts Employment Precinct E3 O140 Development within Precinct E3 No solution provided Complies
Page 24
Specific Outcomes Probable solutions Proposal
is designed and sited to form a key The proposed use is consistent with and
employment node based on will contribute to the approved
environmental research and employment node for the precinct. The
development, in accordance with the proposal will not compromise the
sensitivities of the surrounding area and sensitivities of the surrounding area.
promoting Noosa’s position in pursuing
environmental excellence;
AND
O141 The nature, design and operation Complies
of any use within Precinct E3 is The nature, design and operation of the
compatible with uses in other precincts, proposed use is consistent with existing
including the open space functions in approvals within Precinct E3 and is
the Open Space Precincts and Industrial compatible with uses in other precincts.
business uses in the Noosaville
Industrial Estate;
AND
O142 Development has a significant Complies
business relationship with development The Development will have a significant
in Precinct E4; business relationship with development
AND in Precinct E4.
O143 Development has strong Complies
pedestrian and bikeway connectivity The site has existing external pedestrian
with Precinct E4 and industrial land in and bikeway connectivity with Precinct
the Noosaville Industrial Estate; E4 and industrial land in the Noosaville
AND Industrial Estate.
O144 Vehicular parking is provided on- Complies
site. Vehicular parking is provided on-site.
11.45 Residential Precinct
Not applicable
11.46 Minor Recreation/Minor Mixed Use/Open Space Precinct
Not applicable
BUSINESS USES CODE
Specific Outcomes Probable solutions Proposal
TABLE 14.8 FOR ALL BUSINESS USES
Electricity infrastructure
O18 The development does not S18.1 No solution provided Complies
adversely impact on existing or future The proposal does not adversely impact
electricity supply infrastructure; on existing or future electricity supply
AND infrastructure
O19 All uses and works maintain an
adequate safe distance from electrical S19.1 Development for uses adjacent to Not applicable
infrastructure including substations, or within 50m of an existing electricity Site is not within 50m of an electricity
overhead powerlines, power poles and substation incorporates noise substation.
transformers. attenuation measures to mitigate noise
impacts;
AND
S19.2 Buildings and structures Complies
(including swimming pools, sheds, The proposal will not be constructed
tennis courts and outbuildings) are not under overhead electricity lines or within
constructed under overhead electricity electricity easements.
transmission lines, or within electricity
easements.
Noise
O20 Development is designed and sited No solution provided Complies
to avoid noise emissions that The proposed use is consistent with
unreasonably diminish the amenity of existing and approved uses within the
the area or surrounding uses. surrounding area.
Mechanical plant and equipment S21.1 Mechanical plant and equipment Complies
and storage areas are— Mechanical plant and equipment will be
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Specific Outcomes Probable solutions Proposal
O21 Mechanical plant and equipment a) located more than 2m from any appropriately sited and screened from
(including air conditioning equipment) property boundary; view.
and storage areas are designed and b) where located at ground level,
located to— screened by fencing 1.5m in height or
a) avoid adverse visual impacts when dense vegetation of at least 1.5m in
viewed from the street and adjoining width incorporating grouped trees and
properties; and shrubs with maximum separation
b) visually integrate with the building distance of 1m measured from the
design. centre of the tree or scrub; and
c) are visually integrated into the line
and plane of the building and roof
design and do not project beyond the
height or width of the building when
viewed from the street and adjoining
properties;
AND
S21.2 For Industrial business and Complies
Retail business Type 3, materials No external materials storage is
stored outside of a building do not proposed.
exceed 4m in height or half the height
of the on-site buildings whichever is the
greater.
Safety and security
O22 All property boundaries are clearly S22.1 Boundaries are identified by such Complies
identifiable with public and private means as - Boundaries are easily identified through
spaces clearly defined. a) fencing; or landscaping and fencing.
b) changes in surface materials or
levels; or
c) landscape treatments;
AND
S22.2 Loading and storage areas are Complies
well lit or can be locked after hours. Loading and storage areas are well lit
and can be locked.
O23 All premises and access routes are S23.1 All premises are identified by the Complies
clearly identifiable to all persons, provision of the street number in a The site is easily identifiable.
particularly emergency services prominent location, preferably near the
personnel. site entry, (i.e. on the kerb or letterbox
or by signage on the building or site).
O24 All building entries are designed to S24.1 The number of entrances and Complies
be obvious and easily identifiable sites exits are limited and main building Building entrances are limited with the
to enable external areas to be entrances/exits are located at the front main entry located at the front of the
monitored. of the site, in view of the street. Where building in view of the street.
this is not possible, due to site or
existing building constraints, a well
defined path is provided to the
entrance/exit;
AND
S24.2 All entrances/exits to buildings, Complies
are well lit and signed, and signage Entrance/exit points will be well lit and
includes hours of operation; signed.
AND
S24.3 Entrances/exits are located to Complies
provide a direct link to driveways and Entrance/exit points provide a direct link
carparking areas; to car parking areas and driveways.
AND
S24.4 Recessed doorways are avoided Complies
where the recess is of sufficient size to Recessed doorways are not proposed.
conceal a person. Where recessed
doorways are unavoidable, measures
are used to enhance safety, as follows—
a) good lighting installed;
b) strategically placed mirrors installed;
c) angled approaches provided; or
d) gates which restrict access provided.
O25 Uses are arranged within buildings S25.1 Windows and main entrances Complies
and on sites to enable external areas to are positioned to allow for casual The main office entrance and warehouse
be monitored. surveillance. roller doors are positioned to allow for
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Specific Outcomes Probable solutions Proposal
casual surveillance.
O26 Communal open space, including S26.1 Communal open spaces, Not applicable
congregation and seating areas, is including congregation and seating The proposed use does not include or
located where it can be monitored. areas are situated where they are in the require communal open spaces.
line of sight of windows, doors and/or
balconies of buildings, or can be seen
from a street or other public space.
O27 Buildings and structures are S27.1 Buildings or structures that are Complies
designed to minimise opportunities for visible from a public street or laneway— The building has been designed to
vandalism. a) avoid the use of solid fences and minimise opportunities for vandalism.
blank walls which attract graffiti. Where
solid blank surfaces are unavoidable,
measures in the form of landscaping,
creepers, murals, vandal resistant paint,
etc are used;
b) use toughened glass, security screens
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
anti-graffiti paint are used in the
construction of buildings.
O28 Lighting of appropriate intensities S28.1 Lighting of appropriate intensities Complies
is provided to maximise safety. is provided which satisfies the Appropriate lighting will be provided.
requirements of Australian Standard
AS1158: Public Lighting Code, unless
otherwise specified in this Code;
AND
S28.2 External lighting of a graduated Complies
intensity is provided which starts at a Appropriate lighting will be provided.
lower level of brightness at the
perimeter 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 Complies
and away from neighbouring properties; Appropriate lighting will be provided.
AND
S28.4 Vandal-resistant lighting is used Complies
in public and publicly accessible areas. Appropriate lighting will be provided.
O29 Public toilets are designed and S29.1 Public toilets are located in high Not applicable
constructed to— traffic areas; The proposed use does not include or
a) ensure the safety of all people using AND require or require public toilets.
them; and
b) take advantage of informal S29.2 Features that may legitimise Not applicable
surveillance from adjoining uses and loitering, such as seating or public The proposed use does not include or
activities, discouraging non-legitimate telephones are not located within 20m require or require public toilets.
uses. of toilet entrances;
AND
S29.3 Entrances to public toilets are Not applicable
visible from the street, footpath and The proposed use does not include or
other activity areas on the site or require or require public toilets.
adjoining sites.
O30 Premises have accessibility to S30.1 Safe and convenient pathway Complies
public transport. access is provided from the site to link The site has access to nearby public
to existing pathway networks that transport facilities via the existing
services public transport facilities; pathway network.
OR
S30.2 Direct pathway access is Not applicable
provided to the public transport facility if
the facility is contained on site or within
50m from the property boundary.
Page 27
Specific Outcomes Probable solutions Proposal
O31 Business Uses are designed and S31.1 Safe and convenient cycle access Complies
constructed to encourage users of the to and from the site from the existing Safe and convenient cycle access to the
development to access the site by road and bicycle network, and safe site exists via the existing Shire Business
means of foot or bicycle through bicycle movement within the site is Centre path network.
provision of appropriate end-of trip provided;
facilities including bicycle parking and AND
shower/change rooms. S31.2 Secure and convenient parking Complies
space for bicycles is provided on site in Bicycle parking spaces can be provided.
accordance with AS2890.3 Bicycle
Parking Facilities and Figure 14-1
Minimum Requirements for Bicycle
Parking;
AND
S31.3 Where at least 5 bicycle parking Not applicable
spaces are required in accordance with End of trip facilities are not required for
Figure 14-1 Minimum Requirements for the use.
Bicycle Parking, end-of-trip cycle
facilities are provided at the following
rate:
a) 1 locker per 2 bicycle parking spaces;
and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle spaces or
part thereof;
AND
S31.4 Bicycle parking spaces and Complies
cyclist facilities are designed in Bicycle parking spaces will comply.
accordance with AUSTROADS Guide to
Traffic Engineering Practice, Part 14 –
Bicycles, Section 10;
AND
S31.5 On-site pedestrian facilities such Not applicable
as seating and shade structures are On-site pedestrian facilities are not
provided in developments for the required for the use.
convenience of persons walking to the
site.
Figure 14-1 Minimum
Requirements for Bicycle Parking
Site facilities
O32 Waste storage areas, external 32.1 Waste storage areas, external
storage areas and loading docks do not storage areas and loading docks are
detract from the visual amenity of the situated to the rear of the building or
streetscape or cause nuisance to under the ground;
adjoining properties. OR
S32.2 With the exception of the access Complies
way, waste storage areas, external The waste storage area is screened.
storage areas and loading docks are
visually screened by landscaping or
fencing.
Environment & heritage values
O33 There are no significant adverse No solution provided. Complies
effects on the biodiversity, natural The proposed use will not result in any
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Specific Outcomes Probable solutions Proposal
vegetation, native wildlife, habitats, Advisory note significant adverse impacts on the
landscape quality, water quality or PSP24 – Effluent Disposal details natural environment.
heritage values, including those related requirements for the design and siting of
to— effluent disposal systems where located
a) changes to natural drainage; outside a sewerage service area.
b) disturbance to any of the wetland Compliance with PSP24 will be
systems; considered as part of Council’s
c) management of landslide and fire assessment of the plumbing and
risk; drainage application.
d) erosion and the transport of
sediments offsite;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and features,
including natural features, of heritage
significance.
LANDSCAPING CODE
A summary of the proposed development’s compliance with the purpose of the Landscaping Code,
Traffic and Parking is included below.
The purpose of this code is to ensure:
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and
locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and
cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to
protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of
stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density
commensurate with building height, bulk and scale to buffer development and conflicting land
uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: Landscaped areas are shown on the proposal plans. The Landscaping Code will be
assessed as part of a subsequent Operational Works application.
ENGINEERING WORKS CODES
DRIVEWAYS AND CARPARKING CODE
A summary of the proposed development’s compliance with the purpose of the Driveways and
Carparking Code is included below.
The purpose of this code is to ensure:
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a
property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and non-motorised
transport options;
Page 29
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe
and functional and meet the reasonable requirements of the particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Adequate monetary contributions are made in circumstances where Council considers the
provision of external parking will fulfill the parking demand generated by the development and
will not have an adverse impact on existing public parking; and
h) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment: The proposal achieves compliance with the Specific Outcomes of the Driveways and
Carparking Code as follows:-
The access arrangements proposed are safe and efficient. The development will not lead to any
adverse safety or road condition impacts in the locality.
All cars will be able to enter and leave the site in a forward motion.
Being located within the Shire Business Centre the site achieves good connection to established
alternative means of transport (e.g. pedestrian walkways, bikeways and bus stops).
12 carparking spaces are provided which complies with the requirement for the higher generating
use of Industrial business Type 2.
A single unit truck is able to load/unload and manoeuvre on site within the building and driveway
area.
EARTHWORKS CODE
A summary of the proposed development’s compliance with the purpose of the Eathworks Code is
included below.
The purpose of this code is to ensure:
a) To ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to—
i. land stability (including differential settlement or expansion in reactive soils);
ii. contamination of land;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss of native remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: The site is development ready and minimal earthworks are required for the proposed use.
The proposal will be able to achieve compliance with all Specific Outcomes of the Earthworks Code.
Detailed compliance will be demonstrated in a subsequent Operational Works Application.
EROSION AND SEDIMENT CONTROL CODE
A summary of the proposed development’s compliance with the purpose of the Erosion and Sediment
Control Code is included below.
The purpose of this code is to ensure:
a) there is no significant environmental harm caused by the effects of erosion and sediment
transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance of land is minimised.
Comment: The site is development ready and minimal earthworks are required for the proposed use.
The proposal will be able to achieve compliance with all Specific Outcomes of the Erosion Control
Code. Detailed compliance will be demonstrated in a subsequent Operational Works Application.
Page 30
EXISTING SERVICES CODE
A summary of the proposed development’s compliance with the purpose of the Existing Services Code
is included below.
The purpose of this code is to ensure:
a) Existing Council owned underground infrastructure is protected from potential or actual
damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design of the development.
Comment: The site is currently serviced by all required urban services. The proposal will be able to
achieve compliance to all Specific Outcomes of the Existing Services Code. Existing Council
infrastructure will be protected, or replaced at the developer’s cost if damaged.
TRANSPORT, ROADS AND DRAINAGE CODE
A summary of the proposed development’s compliance with the purpose of the Transport, Roads and
Drainage Code is included below.
The purpose of this code is to ensure:
a) Development is consistent with the intentions of the strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor
vehicle travel;
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of
the private car;
iv. vensure that vehicle access to the development does not compromise the capacity and
safety of the road system;
v. not increase the scale of the road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole of life cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i.e. through sufficient
kerb storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key
development style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or convey
the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and j) Road and
drainage infrastructure does not create any adverse impacts upon environmental values
associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: The site is development ready with transport, roads and drainage infrastructure
addressed with the previous reconfiguration applications which created the site. The existing
arrangements comply with the Specific Outcomes of the Transport Roads and Drainage Code.
Page 31
WASTE MANAGEMENT CODE
A summary of the proposed development’s compliance with the purpose of the Waste Management
Code is included below.
The purpose of this code is to ensure:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe and
ecologically sustainable manner and without environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose of
waste generated by the development.
Comment: A screened waste storage area has been provided near the site entry. The proposal will
be able to achieve compliance will all relevant Specific Outcomes of the Waste Management Code.
WATER SENSITIVE DESIGN CODE
A summary of the proposed development’s compliance with the purpose of the Water Sensitive Design
Code is included below.
The purpose of this code is to ensure:
a) all urban development has suitable treatment and reuse systems for all site run-off;
b) all urban development reduces the need for mains water by utilizing run-off from appropriate
areas for applications such as toilet flushing and garden maintenance;
c) pipeless stormwater management systems are utilised;
d) downstream ecosystems, properties and infrastructure are not adversely impacted by either
quantity, levels of inundation or water quality changes caused by development; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Comment: The proposal will be able to achieve compliance to all Specific Outcomes of the Water
Sensitive Design Code as demonstrated by previous approvals in respect of the site. Given the site is
less than 2000m2 a stormwater management plan is not required for assessment of the current
application. Stormwater requirements can be conditioned and assessed as part of a subsequent
operational works application.
Used in these records
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