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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office at 195 Weyba Road Noosaville described as Lot 0 on BUP102401 ________________________________Appendix B Appendix B: Noosaville Locality Code
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office at 195 Weyba Road
Noosaville described as Lot 0 on BUP102401
Divisions 17 Specific Outcomes and Probable Solutions for the Noosaville Locality
Table 11.13
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
Effects of use
Amenity
O1Uses are located, designed and operated to No solution provided Complies – building alterations and extension
avoid significant adverse changes to the light, air has been designed with careful consideration
quality, noise, accessibility or other conditions given to surrounding properties and orientated
enjoyed by users of associated, adjoining or towards Weyba Road.
nearby uses.
Major Road Network
O2 Through traffic in Noosaville uses Gibson No solution provided Not applicable
Road or Eenie Creek Road, ensuring the visual
amenity of Gympie Terrace is protected with a
consequent enhancement of visitor and recreation
opportunities and benefit to businesses along
Gympie Terrace.
Visual amenity
O3 The visual amenity and character surrounding No solution provided Complies – existing vegetation on site retained.
the major road network is protected and enhances
the 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
04 The separate identities of the various No solution provided The site is located in a neighbourhood centre
residential neighbourhoods remain important and zone which caters for local businesses that
distinct elements of the residential character of service the area. The renovation updates an
Noosaville. older building and utilises desirable design
elements such as glazing and screening
Lake Entrance Boulevard No solution provided Not applicable
.
Airport No solution provided Not Applicable
Built form
Density
O7 No solution provided Not Applicable
Height
O8 Buildings and other structures— S7.1 Buildings and other structures Existing building height of 9.3 to be maintained.
a) are low rise and have a visual bulk and an have a maximum building height of— Existing roof line to be extended at same
architectural scale consistent with structures e) 8 m height.
on adjoining or nearby land;
b) do not exceed a building height of —
iv – for all ; The proposal does not comply with provisions
c) do not visually dominate the street or relating to building height in metres however
surrounding spaces; this is due to the existing roof form exceeding
d) preserve the amenity of surrounding land; current
e) ensure that development responds to the site The proposed building height complies with the
topography; and Specific Outcome as detailed below:
f) are well articulated with strong horizontal and
vertical design elements to provide an a)are low rise and have a visual bulk and an
interesting streetscape and to complement architectural scale consistent with structures
landform changes and landscapes. on adjoining or nearby land; -.
The existing building height and roof form is to
be maintained. It is noted that the area of
encroachment relates to a middle clerestory
that is in the centre of the building and is not
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office at 195 Weyba Road
Noosaville described as Lot 0 on BUP102401
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
highly visible to surrounding properties.
b) do not exceed a building height of —
iii. for all other zones - 2 storeys –
Building is two storeys in height
a) do not visually dominate the street or
surrounding spaces; - Area of intrusion
relates to central celerestorey which does
not dominate the street.
d) preserve the amenity of surrounding land; -
Area of intrusion relates to a clerestory
located in the centre of the roof. The
structure is to be retained and is not highly
visible to surrounding area as
demonstrated by the photographs below.
e) ensure that development responds to the
site topography; - Design of building
consistent with flat nature of the site and
improves character of the building.
f) are well articulated with strong horizontal
and vertical design elements to provide an
interesting streetscape and to complement
landform changes and landscapes –
Building is well designed and respects the
design intent for the area.
Setbacks
O9 Buildings and other structures are S8.1 Buildings and structures comply Proposal complies boundary setbacks.
appropriately designed and sited to— with the setbacks identified in
a) provide amenity for users of the premises as Schedule 1 - Minimum Boundary
well as preserve the visual and acoustic Setbacks. Requirement Scheme Proposal
amenity of adjoining and nearby properties;
b) provide adequate distance from adjoining Frontage 6.0 metres 6.0 metres to
land uses; up to 2 building
c) allow space for required vehicle parking; storeys facade
d) preserve any existing vegetation that will
buffer the proposed building; Land in a 3.0m 3.2m
e) allow for landscaping to be provided between residential
buildings; zone
f) maintain the visual continuity and pattern of Side Nil 2.6m to wall
buildings and landscape elements within the boundary
street;
g) avoid large areas of continuous wall planes An existing fabric awning is located within the
by varying the building setbacks and using front setback to Weyba Road. The applicant
appropriate techniques to provide visual intends to remove this 4.0 metre wide awning
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office at 195 Weyba Road
Noosaville described as Lot 0 on BUP102401
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
relief; and and provide a new awning of 3.0 metres over
h) help protect the natural character and visual the new deck. The new awning is of a
amenity of the Noosa River system and other lightweight construction and provides
watercourses. articulation to the front of the building. The
intrusion is considered to comply with the
Outctomes as detailed below:
a) provide amenity for users of the premises as
well as preserve the visual and acoustic
amenity of adjoining and nearby properties; -
The relocated awning will not impact on the
amenity of the area as it is smaller in size and
integrates well with the building design. The
awning is located away from side boundaries
and residential premises.
b) provide adequate distance from adjoining
land uses; The awning is located well away
from adjoining premises.
c) allow space for required vehicle parking; the
awning does not impact on vehicle parking.
d) preserve any existing vegetation that will
buffer the proposed building; The awning
location does not impact on any existing
vegetation on site.
e) allow for landscaping to be provided
between buildings; The reduced width and
relocation of the awning enables a ramp to be
provided to the site as well as garden beds and
landscaping.
f) maintain the visual continuity and pattern of
buildings and landscape elements within the
street; The new location of the awning is
consistent with the existing character of the site
which has an awning in this location.
g) avoid large areas of continuous wall planes
by varying the building setbacks and using
appropriate techniques to provide visual relief;
and – the location of the awning adds visual
interest to the front of the building.
h) help protect the natural character and visual
amenity of the Noosa River system and other
watercourses. The location of the awning and
reduced setback does not impact on the
amenity of the Noosa River.
Site cover, gross floor area and plot ratio
10 The site cover, gross floor area and plot ratio of No solution provided The proposal improves the outdated external
buildings and other roofed structures— appearance of the building through the use of
a) results in a building scale that is compatible with screens, glazing and decks.
surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in the
vicinity of the site;
c) maximises the retention of existing vegetation
and allows for additional soft landscaping between
buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes drying
and other site facilities; and
e) facilitates onsite stormwater management and
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office at 195 Weyba Road
Noosaville described as Lot 0 on BUP102401
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
vehicular access.
Flooding and drainage
O17 Buildings and other works are designed and S17.1 For new buildings or structures S17.1 Complies.
sited to— or additions of more than 50m2 gross
a) provide flood free access to premises and flood floor area to an existing building or
free habitable areas; structure, floor levels for habitable
b) allow only minor, short term and infrequent rooms are not less than the specified
flooding of non-habitable areas; minimum floor levels;
c) ensure carparking areas can be adequately AND
drained; S17.2 Where Council infrastructure is S17.2 Applicant will comply with relevant
d) ensure drainage does not adversely impact available— requirements..
upon other premises; and a) any drainage (including buildings
e) ensure filling or excavation does not adversely and yards) flows to that infrastructure;
impact upon other premises by— and
i. causing ponding on the site or nearby land; b) the infrastructure has the capacity
ii. increasing flooding, which adversely affects the to accept any additional loading;
safety or use of any land upstream and AND
downstream; and S17.3 For Residential Uses— S17.3 Not applicable.
iii. adversely affecting the flow of water in any a) where slab on ground construction
overland flow path. is used, filling does not extend more
than 1m beyond the building footprint
and access to car parking areas,
measured from the outer walls of the
building ; or
b) the design consists of a suspended
floor construction;
AND
S17.4 Car parking and maneuvering 17.4 existing carparking area to be utilised
areas are constructed at a level that
permits the parking area to drain from
the site by gravity means, without the
need for mechanical pumping;
AND
S17.5 Basements for residential uses 17.5 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 17.6 Not applicable.
uses have flood immunity above the
Q100 that may be achieved by means
of mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites & ridgelines Not applicable
O18
O19
Roof form
O20 Rooflines— S20.1 With the exception of buildings S20.1 Existing roof form to be extended. Eaves
a) contribute positively to the local skyline; within the Industry Zone, the main roof have not been provided to the entire area of
b) complement the character of the locality; of the building has a roof pitch no less the extension due to the existing built form on
c) are articulated, pitched or skillion; than 5 degrees and has minimum site. Fibre cement louvres have been provided
d) avoid low pitched (eg. less than 5 degrees) or 600mm eaves to at least 75% of the along the western façade of the extension
box roof profiles/parapets; and perimeter of the building; AND which adds variation to the building, shades
e) do not create opportunities for residents to the western wall and enables privacy to the
overlook the private open space areas of adjoining site. Window hoods have also be
neighbouring properties. provided to articulation.
S20.2 Buildings and structures do not S20.2 No roof top terraces provided.
include roof top terraces.
Materials and finishes
O21 Buildings and other structures use materials S21.1 With the exception of buildings Complies - building utilises materials that are
and finishes that complement the Noosaville within the Industry Zone, buildings common in urban fabric of the Noosaville area.
character and integrate with the surrounding a) use a mix of lightweight and Screens, louvres and glazing utilised to update
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office at 195 Weyba Road
Noosaville described as Lot 0 on BUP102401
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
natural and built environment. textured external building materials, an older building style.
including timber finishes; or
b) use masonry construction where
variation is provided in texture,
detailing and the like;
c) use open or transparent
balustrades; and
d) incorporate open balconies.
Environment, conservation and recreation
Environment and cultural heritage values
O22 Not applicable
O23 Open space network
An integrated open space network is established S23.1 Open space corridors and Not applicable
throughout the locality and— existing native vegetation in areas
a) allows for both passive and active recreational indicated in Schedule 5 – Map 4 are
pursuits; protected from fragmentation and
b) provides safe and convenient connectivity for encroachment by development.
pedestrians and cyclists to neighbourhood
centres, community services and other key
destinations such as public open space, the
Noosa River and Wallace Estate;
c) provides habitat connectivity for wildlife;
d) protects watercourses and drainage lines in
the lowlands; and
e) forms a scenic backdrop for the locality’s
residential neighbourhoods; and
O24 Physical and visual links between public open S24.1 No solution provided Development consistent with character of the
space areas and watercourses are retained. area. Pedestrian footpaths provided to existing
networks.
Pedestrian and bicycle pathways
O25 Safe and convenient pedestrian and bicycle S25.1 Pedestrian and bicycle Site connects to existing networks
pathways are provided and retained between and pathways are provided and retained
around key destinations including— where indicated in Schedule 5 – Map
a) an east-west link between the Tewantin & 2;
Doonan Locality and the Noosa Heads AND
Locality along the Noosa River foreshore; S25.2 Contributions toward a Conditions may be imposed if reasonable.
b) a north-south link between the Shire Business Pathways Network are provided in
Centre and Wallace Park to the Noosa River accordance with PSP20.
foreshore
c) recreation areas off Shorehaven Drive and
Seacove Court;
d) scouting facilities at Gympie Terrace and
Gibson Road;
e) the Australian Rules field at Weyba Road; and
f) camping and caravanning facilities at Munna
Point.
Foreshore character
O26 The natural landscape character and No solution provided. Proposed extension and renovation does not
vegetation along the foreshore areas of the Noosa impact on the surrounding character.
River, Lakes Doonella and Weyba and Eenie
Creek, Noosa National Park, Keyser Island and
Weyba Creek Conservation Parks is protected.
Noosa River
No solution provided Not applicable.
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Appendix B Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office at 195 Weyba Road
Noosaville described as Lot 0 on BUP102401
Specific Outcomes and Probable Solutions for the Neighbourhood Centre Zone
Table. 11.18
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Amenity
O68 The Neighbourhood Centre Zone No solution provided Complies – proposed use for commercial activities
accommodates a range of Business Uses and that will service the area.
Community Uses that provide for the immediate
needs of nearby residents, and dining
opportunities, in a manner that does not impact
on nearby residential amenity through excessive
traffic, noise, artificial lighting, fumes or the loss
of privacy; AND
O69 Buildings are sited and oriented to minimise Complies - Service facilities are provided to the
the potential for overlooking the private open southern portion of building adjoining the
space of adjacent Residential Uses; AND residential dwelling which will maintain privacy.
O70 Fencing, landscaping and screening are
used to mitigate potential privacy impacts on
adjoining Residential Uses
Streetscape character and use mix
O71 Buildings and structures are sited and S71.1 Ground floor premises provide Complies
designed to— for a minimum 50% glazing to shop
a) be consistent with the bulk and scale of fronts to create active building fronts.
buildings on adjoining and nearby land; S71.2 The combined total gross floor Complies – total gross floor area of 340m2
b) integrate with the established pattern and area for Commercial businesses, proposed for site including 261m2 of existing floor
scale of the neighbourhood centre; Entertainment and dining businesses area and 79m2 of new floor area.
c) present a high quality streetscape Type 1, Retail businesses and
incorporating consistent built elements that Ancillary dwelling units does not
define the street and public spaces as well as exceed 600m2
create human scale and visual interest; S71.3 The total gross floor area for
d) contribute to their setting including the skyline; Education Type 1 does not exceed
e) present subtle changes in colours, textures 500m2 .
and materials to break up the building façades; S72.1 No solution provided
f) integrating signage with the building design;
g) integrating landscaping into the building
design and car parking areas; and
h) retaining and providing areas for outdoor
dining and meeting opportunities on the ground
level.
O72 Bulky and obtrusive structures, including
plant and equipment, storage areas, garbage
collection areas and off street parking areas are
screened to reduce their visual impacts.
External covered spaces
O73 Pedestrian walkways and spaces are S73.1 Awnings over pedestrian Complies - awning to be provided across front of
designed and located to— areas— building.
a) provide shelter from excessive sunlight and a) are provided along the full frontage
inclement weather; and of the building, where no other
b) have adequate floor to ceiling height to— weather protection is provided for
i) allow natural light to pass through to internal pedestrians as part of the building
spaces; design;
ii) create intimate spaces; and b) are at least 2.5m in depth,
iii) create active building fronts that maximise extending from the façade of the
opportunities for casual surveillance. building towards the kerb alignment;
and
c) are no lower than 2.7m and no
higher than 3m in height.
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