MCU14/0106 & OPW15/0001 Town Planning Report & Appendix A Code Compliance

                                                                                                           Town Planning Report
                            28 Eenie Creek Road, Noosaville and parts of the road reserves of Hofmann Drive and Walter Hay Drive



O11, O16, O88, O89, O106, O123, O124, O205, O206, O210 and O221 as compliance with these Specific
Outcomes is not achieved by the proposal.
The Noosaville Locality Code states, at Part 11, Section 11.7 that:
        “Development complies with the Noosaville Locality Code if it—
        11.7.1 fulfils the specific outcomes for the locality in Division 17; and
        11.7.2 is a consistent use and fulfils the specific outcomes for the relevant zones (Divisions 18 to 28).”
The proposed development does not comply will all applicable Specific Outcomes and therefore, under section
11.7, does not comply with the Noosaville Locality Code.
The proposed development does not comply with the provisions of the Noosaville Locality Code in three
respects:
          Scale
         O8 provides a maximum building height of 12 metres or 3 storeys in Precincts E1 and E2 and 8 metres
          or 2 storeys in the Shire Business Centre Zone and in all other zones. In relation to Precinct OS7,
          where parts of the precinct are within the Open Space Conservation Zone (the two do not precisely
          align), the proposed development exceeds 2 storeys or 10 metres in height;
         O11 provides a maximum site cover of 50% and O16 requires a maximum plot ratio of 0.6 times site
          area in Precinct E1. The proposed development, which is predominantly located within Precinct E1
          (4.0 hectares), includes a site cover of 93% and a plot ratio of 0.92;
         O106 provides for a maximum gross floor area in Precinct B1 of 18,300m2. Existing retail floor space
          in Precinct B1 is 18,535m 2, to be increased to 19,225m2 by the proposed development;
          Areas of open space
         O210 and O221 require the retention and enhancement of Open Space Precincts in their natural
          state. The proposal involves development within Precinct OS7;
          Use and employment opportunities
         O88 and O89 identify consistent and inconsistent uses respectively in the Shire Business Centre
          Zone. The proposed development involves uses which are inconsistent uses;
         O123 and O124 require the establishment of a key employment node, including a major employment
          tenant, in new knowledge industries/business sectors in Precinct E1. The proposed development
          does not establish this node or include a major employment tenant in a new business sector;
         O205 and O206 identify consistent and inconsistent uses respectively in the Open Space
          Conservation Zone. The proposed development involves uses which are inconsistent uses.
Sufficient grounds which justify approval of the development despite the conflict are discussed in Section 8 of
this report.

6.7.2         Business Uses Code
The proposed development achieves compliance, or can achieve compliance, with all applicable Probable
Solutions of the Business Uses Code. In instances where a Probable Solution is not provided, an Alternative
Solution is proposed which demonstrates the proposal’s compliance with the corresponding Specific
Outcomes of the code.
The Business Uses Code states that development complies with the code if it is consistent with the Specific
Outcomes of the code. The proposed development achieves compliance with all Specific Outcomes of this
code.

6.7.3         Building Works Code
The proposed development achieves compliance, or can achieve compliance, with most of the applicable
Probable Solutions of the Building Works Code.



December 2014                                           Cardno HRP                                                           55