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Planning Report & Code Assessment · MCU15/0014
Attached to the e-mail MCU15/0014 Development Application.
K DIES EO IF IMIEING: MANAGERS DEVELOPMENT ASSESSMENT REPORT 279 GYMPIE TERRACE, NOOSAVILLE LOT 2 RP51970 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR MULTIPLE HOUSING TYPE 4 CONVENTIONAL (6 UNITS) FILE NUMBER: 15010 Feb 2015 Sunshine Coest Suite 1, Corner Surf Road & Gardak Street Alexandra Headland Qid 4572 PO Box 6380, Maroochydore BC Qid 4558 p 107 5443 2844 F 107 5443 7146 ~w | www.khadm.com.au
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Page 2
KHA Development Managers – 15010 February 2014
DOCUMENT INFORMATION
Project number: 15010
Report prepared for: Tea Tree Property Pty Ltd ATF
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 10/02/2015 Adam Seaton Scott Sobey
Final 16/02/2015 Adam Seaton Scott Sobey Scott Sobey
KHA COMPANY DETAILS
KHA Development Managers
Suite 1 Corner Surf Road & Gardak Street
Alexandra Headland Qld 4572
Tel: 07 5443 2844
Fax: 07 5443 7146
Email: [email protected]
Disclaimer Statement
KHA Development Managers retains ownership and copyright of the contents of this document including drawings, plans, figures and other
work produced by KHA Development Managers. This document is not to be reproduced in full or any part, unless separately approved by KHA
Development Managers. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or
rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
Development Assessment Report Page 2
Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units)
279 Gympie Terrace, Noosaville
Page 3
KHA Development Managers – 15010 February 2014
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY .................................................................................................. 4
2.0 INTRODUCTION ................................................................................................................ 5
3.0 SITE DESCRIPTION .......................................................................................................... 6
3.1 SUBJECT SITE ....................................................................................................................... 6
3.2 SURROUNDING LAND USES ................................................................................................... 7
4.0 PROPOSED DEVELOPMENT ............................................................................................... 8
5.0 SUPPORTING DOCUMENTATION ...................................................................................... 9
5.1 ARCHITECTURAL ................................................................................................................... 9
6.0 STATE PLANNING INTERESTS ........................................................................................ 10
6.1 STATE PLANNING REGULATORY PROVISIONS ....................................................................... 10
6.2 STATE PLANNING POLICY .................................................................................................... 10
6.3 REFERRAL ........................................................................................................................... 12
6.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS ................................................................. 12
7.0 PLANNING SCHEME ........................................................................................................ 13
7.1 DEFINITION ........................................................................................................................ 13
7.2 LEVEL OF ASSESSMENT ........................................................................................................ 13
7.3 OVERLAYS ........................................................................................................................... 13
7.4 NOOSAVILLE LOCALITY ........................................................................................................ 14
7.5 PLANNING SCHEME CODES .................................................................................................. 16
7.5.1 ALTERNATIVE SOLUTIONS ................................................................................................ 16
8.0 CONCLUSION .................................................................................................................. 18
ATTACHMENT 1 – Planning Scheme Code Assessment prepared by KHA Development Managers
SUPPORTING DOCUMENTATION
Proposal Plans prepared by Kidd + Co Designers
Development Assessment Report Page 3
Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units)
279 Gympie Terrace, Noosaville
Page 4
KHA Development Managers – 15010 February 2014
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 279 Gympie Terrace, Noosaville
Real Properly Description Lot 2 RP51970
Land Area 1,209m2
Local Authority Sunshine Coast Regional Council
Registered Landowner Brian Edward Taylor & Beth Taylor
Current Use Detached House
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan
Locality Noosaville Locality
Zone Visitor Mixed Use Zone
Overlays Natural Hazard Overlay (Map OM8.3)
- Flood Hazard Area
- Area Subject to Minimum Floor Height
Natural Hazard Overlay (Map OM8.4)
- High Potential Acid Sulfate Area 0-5m AHD
APPLICATION DETAILS
Applicant Tea Tree Property Pty Ltd ATF C/- KHA Development Managers
Application Type Development Permit for Material Change of Use
Proposal Multiple Housing Type 4 Conventional (6 Units)
Level of Assessment Impact Assessable
Referrals Not Applicable
PROJECT TEAM
Town Planning KHA Development Managers
Architecture Kidd + Co Designers
Development Assessment Report Page 4
Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units)
279 Gympie Terrace, Noosaville
Page 5
KHA Development Managers – 15010 February 2014 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use for Multiple Housing Type 4 Conventional (6 Units) on behalf of Tea Tree Property Pty Ltd ATF. The subject site is situated at 279 Gympie Terrace, Noosaville and is legally described as Lot 2 RP51970. Under the Noosa Plan the site is included within the Noosaville Locality and the Visitor Mixed Use Zone. The proposal is identified as a consistent use 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 Architectural Plans. Development Assessment Report Page 5 Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units) 279 Gympie Terrace, Noosaville
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KHA Development Managers – 15010 February 2014 3.0 SITE DESCRIPTION 3.1 SUBJECT SITE The subject site is situated at 279 Gympie Terrace, Noosaville and is legally described as Lot 2 RP51970. The site comprises an area of 1,209m2 and is currently occupied by a detached house. The site has a road frontage to Gympie Terrace of approximately 18m. The site is free of any significant vegetation as per Council and State mapping. A copy of the site’s Survey Plan is included within the attached Proposal Plans (Drawing Number SD.103). The Survey Plan demonstrates that the site is generally flat and has available connections to established physical infrastructure. The sites context is illustrated in figure 1 below: Figure 1: Aerial Photograph of Subject Site, NearMap, Accessed February 2015 Development Assessment Report Page 6 Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units) 279 Gympie Terrace, Noosaville
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KHA Development Managers – 15010 February 2014
3.2 SURROUNDING LAND USES
The subject site is located within the Noosaville Locality and situated on the foreshore of the Noosa River.
Surrounding land uses include foreshore parklands, shops, restaurants, visitor accommodation and other
medium density residential uses. Surrounding residential development is predominantly in the form of
attached accommodation which caters for both visitors and permanent residents.
The subject site has access to a variety of services and facilities with smaller scale business uses located
along Gympie Terrace and a Business Centre located 600m (approx.) to the south west of the subject site
on Mary Street and the surrounding area.
The site also has good access to public transport facilities being located within walking distance to a
number of bus stops including one located just 119m from the subject site on Gympie Terrace.
Land uses immediately surrounding the subject site include:
North – foreshore parkland and the Noosa River
South – multiple housing / visitor accommodation
East – small ground level shop with multiple housing / visitor accommodation above
West – multiple housing / visitor accommodation
SUBJECT SITE
Figure 2: Location of Subject Site, Street-Directory, accessed February 2015
Development Assessment Report Page 7
Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units)
279 Gympie Terrace, Noosaville
Page 8
KHA Development Managers – 15010 February 2014 4.0 PROPOSED DEVELOPMENT This application seeks a Development Permit for Material Change of Use for Multiple housing Type 4 conventional to be established in accordance with the accompanying Proposal Plans prepared by Kidd + Co Designers. BUILT FORM The proposed development will comprise of 6 dwelling units consisting of 5 three bedroom units and 1 two bedroom unit. All units have been orientated to face north and take advantage of views towards the Noosa River. The proposed development maintains a medium rise built form being three storeys high and within the maximum 12 metre building height. The proposed multiple housing development has a total gross floor area of 768m² and a total site cover of 38.46%. The proposal achieves a contemporary, architecturally designed development with building articulation and variation in building materials and treatments. The development includes a number of architectural treatments and design features including powder coated aluminium sun control battens, a pitched colourbond roof form, glass Balustrading and rendered groove block work walls. All car parking areas have been located to the rear of the development so as to screen parking and hardstand areas from view and allow the development to address Gympie Terrace. ACCESS AND PARKING Vehicles will enter and exit the proposed development via driveway crossover to Gympie Terrace. A total of 13 car parking spaces have been provided including 11 resident spaces and 2 visitor spaces. 10 of the resident car parking spaces will be provided in garages that feature a car stacker to accommodate 2 cars. An intercom system will be provided at the auto sliding entry gate which will allow visitors to access the 2 visitor car parking spaces. LANDSCAPING Landscaping treatments to soften the built form of the proposed development have been provided. Landscaping will be provided to all site boundaries. A total landscaped area of 567m2 is proposed which equates to 46.9% of the total site area. SERVICING General waste and recyclable bins will be provided within a screened hardstand waste enclosure located to the rear of the development. Waste collection will be facilitated from the street. INFRASTRUCTURE The development can achieve connections to all essential urban infrastructures. Stormwater will be collected and discharged into a legal point of discharge. Internal water, sewer, telecommunication and electrical connections will be finalised during detail design. Development Assessment Report Page 8 Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units) 279 Gympie Terrace, Noosaville
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KHA Development Managers – 15010 February 2014 5.0 SUPPORTING DOCUMENTATION 5.1 ARCHITECTURAL Proposal plans prepared by Kidd + Co Designers are attached. The plans include a site plan, survey plan, floor plans, roof plan, elevations, sections and perspective views. The plans demonstrate that the proposal results in an attractive architecturally designed built form and facade to the Gympie Terrace road frontage that complements the character of the locality and surrounding buildings. The proposal incorporates a variety of building materials and architectural treatments that provide visual interest. A Survey Plan is included within the attached Proposal Plans (Drawing Number SD.103). The Survey Plan demonstrates that the site is generally flat and has available connections to established physical infrastructure. Development Assessment Report Page 9 Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units) 279 Gympie Terrace, Noosaville
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KHA Development Managers – 15010 February 2014
6.0 STATE PLANNING INTERESTS
6.1 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 Regulatory Assessment against the regulatory provisions is not
Provisions applicable.
Guragunbah State Planning Regulatory Provision Not applicable
The site is not located within the Guragunbah area.
State Planning Regulatory Provision (adopted The Council’s Adopted Infrastructure Charges
charges) Resolution reflects these provisions 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 proposal is not for an off road motorcycle
facility on State-owner land within the Wyaralong
area.
State Planning Regulatory Provisions (Adult stores) Not applicable
The proposal is not for an adult store.
South East Queensland Koala Conservation State Not applicable
Planning Regulatory Provisions The site is not located within a Priority Koala
Assessable Development Area or a Koala
Assessable Development rea.
6.2 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
Development Assessment Report Page 10
Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units)
279 Gympie Terrace, Noosaville
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KHA Development Managers – 15010 February 2014
separation area of a KRA.
Biodiversity Not applicable
The site does not include land that relates to a
matter of state environmental significance.
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 but does not
exceed 2500m2.
AND
Applicable
The land is at or below 5m AHD and may involve
more than 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.
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.
The water quality state interest and the natural hazards, risk and resilience State interest are applicable.
The following provides an assessment of the applicable state interest:
State interest – water quality Comment
Development:
1) avoids the disturbance of acid sulfate soil by: It is not anticipated that the proposed
a) not excavating or otherwise removing soil development will result in any disturbance of acid
or sediment that contains acid sulfate soil sulfate soils. It is expected that Council will impose
(ASS), and standard conditions regarding potential acid sulfate
b) not permanently or temporarily extracting soils management.
groundwater that results in aeration of
previously saturated ASS, and
c) not undertaking filling that results in
moving ASS below the water table, or
2) ensures that the disturbance of ASS avoids or It is not anticipated that the proposed
minimises the mobilisation release of acid and development will result in any disturbance of acid
metal contaminants by: sulfate soils. Any disturbance of acid sulfate soils
a) neutralising existing acidity and preventing can be managed by neutralizing acidity and
the generation of acid and metal preventing acid and metal contaminants from
contaminants, and entering the environment. It is anticipated that
b) preventing the release of surface or Council will impose standard conditions regarding
groundwater flows containing acid and potential acid sulfate soils management.
metal contaminants into the environment.
Development Assessment Report Page 11
Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units)
279 Gympie Terrace, Noosaville
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KHA Development Managers – 15010 February 2014
State interest – natural hazards, risk and Comment
resilience
Development
1) avoids natural hazard areas or mitigates the The site is within a flood hazard area. Habitable
risks of the natural hazard to an acceptable or rooms will be built above the flood level in
tolerable level, and accordance with Council and State standards
therefore mitigating the risk of the natural hazard.
2) supports, and does not unduly burden, disaster Habitable rooms will be built above the flood level
management response or recovery capacity and in accordance with Council and State standards.
capabilities, and This will ensure people on the site are not subject
to flood hazard and will therefore reduce burden
on disaster management response and recovery
capacity in the event of a flood.
3) directly, indirectly and cumulatively avoids an Habitable rooms will be built above the flood level
increase in the severity of the natural hazard in accordance with Council and State standards.
and the potential for damage on the site or to This will ensure people on the site are not subject
other properties, and to flood hazard. The filling of the site will be
undertaken to ensure no adverse external impacts.
4) avoids risks to public safety and the The proposal is for a residential use. Accordingly
environment from the location of hazardous hazardous materials won’t be stored on site.
materials and the release of these materials as
a result of a natural hazard, and
5) maintains or enhances natural processes and The site will be filled to ensure habitable rooms will
the protective function of landforms and be built above the flood level in accordance with
vegetation that can mitigate risks associated Council and State standards. Filling of the site is
with the natural hazard. necessary to mitigate the site’s flood risk.
6.3 REFERRAL
Referral to the state assessment and referral agency (SARA) is not triggered under Schedule 7 of the
Sustainable Planning Regulation 2009.
6.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS
The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for
development assessment, where the state assessment and referral agency (SARA) is responsible for
assessing or deciding development applications as assessment manager or as a referral agency. The SDAP
is not applied by local government in the assessment of development applications.
As no referral is triggered by the application the SDAP are not applicable.
Development Assessment Report Page 12
Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units)
279 Gympie Terrace, Noosaville
Page 13
KHA Development Managers – 15010 February 2014
7.0 PLANNING SCHEME
Under the Noosa Plan the site is included within the Noosaville Locality and the Visitor Mixed Use Zone. An
assessment of the applicable provisions of the Noosa Plan has been undertaken below.
7.1 DEFINITION
The proposed development is defined under the Noosa Plan as follows:
Multiple housing Type 4 Conventional: Means the use of premises for dwelling units that do not fall
within Multiple housing Types 1, 2, 3, or 5. The use includes units, townhouses, flats, apartments, villas
and small dwelling units.
Comment: The proposed development will be established in accordance with the above definition.
7.2 LEVEL OF ASSESSMENT
In accordance with Division 6, Table 11.4 Assessment Table for the Visitor Mixed Use Zone the proposal is
identified as a consistent and impact assessable use.
7.3 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Natural Hazard: Landslide & Flooding Overlay
The site is identified as being with a flood hazard
area and being subject to a minimum floor
height by the Natural Hazard: Landslide &
Flooding Overlay.
In accordance with Table 13.6 of the Noosa Plan
the proposal has been assessed against the
Natural Hazards Overlay Code in the attached
Code Assessment.
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
The site is identified as being within a high
potential acid sulfate soils area by the Natural
Hazard: Bushfire & Acid Sulfate Soils Overlay.
The land is at or below 5m AHD and may involve
more than 500m3 of fill. In accordance with
Table 13.6 the proposal has been assessed
against the Natural Hazards Overlay Code in the
attached Code Assessment.
Development Assessment Report Page 13
Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units)
279 Gympie Terrace, Noosaville
Page 14
KHA Development Managers – 15010 February 2014
7.4 NOOSAVILLE LOCALITY
The site is included within the Noosaville Locality. An assessment of the overall outcomes for the
Noosaville Locality code has been included in the below table:
Overall Outcomes Comment
a) New uses and works are located, designed and Complies: The proposed development is a
managed to— consistent use on the subject site and adjoins
i. be compatible with other uses and works; other multiple housing uses. The development has
been designed to maintain the safety of people
ii. maintain the safety of people and works;
and works. All proposed units overlook the Noosa
iii. avoid significant adverse impacts on the River which will ensure a high level of amenity for
amenity enjoyed by users of other premises, future occupants. The subject site does not contain
including acoustic and visual qualities; and any significant vegetation or other environmental
iv. avoid significant adverse effects on the natural attributes as per Council and State mapping.
environment, including native habitat removal,
fragmentation and attrition;
b) Development is consistent with the Priority Complies: the subject site is located within the
Infrastructure Plan in Part 15. Priority Infrastructure Plan Area. The proposed
development will be connected to all essential
urban infrastructures and will assist in maximising
the efficient use of existing infrastructure
networks.
c) Noosaville retains its role as a focus for visitor Complies: Surrounding residential development is
accommodation and services in the Shire; predominantly in the form of attached
accommodation which caters for both visitors and
permanent residents. The proposed development
will provide accommodation suitable for both
visitors and permanent residents.
d) Attached accommodation is focussed on the Complies: The site is located within 600m
areas closest to the Noosaville Business Centre, in (approx.) to an existing business centre and has
areas with good public transport facilities and in access to public transport facilities on Gympie
areas with ready access to the recreation features Terrace. The subject site is within proximity to the
of the locality. amenity and recreational opportunity offered by
the Noosa River and its foreshore parklands.
e) Urban detached housing is contained to the Not Applicable: The proposal is not for detached
Detached Housing, Semi-Attached Housing & housing.
Attached Housing Zones.
f) The resident population is accommodated in Complies: the proposed development is a multiple
both Detached housing and Multiple housing forms housing use with high levels of amenity offered by
with high levels of residential amenity; the Noosa River.
g) Substantial sites are protected for resort Not applicable: the proposal is for a small scale
developments where they focus on Noosa’s natural unit development. The proposal takes advantage
low key outdoor appeal and cultural values; of the natural setting offered by the Noosa River
and will maintain the existing character of the
locality.
h) The mixed urban character of Noosaville is Complies: The proposal presents an attractive,
maintained through the retention of older building architecturally designed built form that will
forms and the introduction of new buildings that positively contribute to the streetscape and
complement old building forms by incorporating character of the area. The scale and design of the
low rise, low scale, well articulated buildings, proposal is consistent with surrounding
lightweight building materials and pitched roof development.
Development Assessment Report Page 14
Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units)
279 Gympie Terrace, Noosaville
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KHA Development Managers – 15010 February 2014
Overall Outcomes Comment
forms that contribute to the skyline;
i) Significant retail and commercial uses provide Not applicable: The proposal is for a residential
residents and visitors with a range of low to high use.
order goods and services;
j) Business centres are significant employment Not applicable: The proposal is for a residential
nodes and are serviced by public transport; use. The site is not located within a business
centre.
k) A public open space corridor extends along the Complies: The proposal will not compromise the
foreshores of the Noosa River from Munna Point to existing foreshore parklands between Munna Point
Hilton Esplanade; and Hilton Esplanade.
l) Areas of native remnant or regrowth vegetation, Not applicable: The subject site does not contain
including their biodiversity and habitat values are any significant vegetation as per Council and State
protected and retained in their natural state; Mapping.
m) The environmental and aesthetic values of Complies: The proposal is for a consistent urban
Noosa National Park, Keyser Island and Weyba use within an urban area and will not have a
Creek Conservation Parks; Noosa River and its negative impact on any of the mentioned
foreshore; Lakes Doonella and Weyba; Eenie and environmental and aesthetic values.
Weyba Creeks and their associated riparian
communities are of the highest significance and
have the highest order of protection;
n) Gibson Road, part of Mary Street, Noosa Parade, Not applicable: The subject site is located on
Reef Street, Weyba Road, Walter Hay Drive, Eenie Gympie Terrace.
Creek Road, Beckmans Road and Eumundi-Noosa
Road are protected as parts of the Noosa’s major
road network;
o) The function, safety and visual amenity of the Not applicable: Gympie Terrace is not part of the
Noosa’s major road network are protected; major road network.
p) The Noosa Airport off Weyba Drive, Noosaville is Complies: The proposal will not compromise the
retained and operated as the only commercial operation of the existing airport.
airport within Noosa;
For the Visitor Mixed Use Zone—Business Uses are Not applicable: the proposal is for a stand-alone
integrated with Multiple housing where multiple housing use.
development—
i. forms the traditional focus for Visitor
accommodation;
ii. provides for Business Uses that directly service
visitors accommodated in the immediate area
and foreshore users;
iii. respects the existing residential amenity of
visitors and residents within and surrounding
the development;
iv. contributes to the economy of the Shire
through the tourism and hospitality sectors;
v. provides for parking that is generally accessed
via shared driveways or from roads other than
Gympie Terrace; and
vi. is designed to ensure car parking does not
visually dominate street frontages;
Development Assessment Report Page 15
Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units)
279 Gympie Terrace, Noosaville
Page 16
KHA Development Managers – 15010 February 2014 7.5 PLANNING SCHEME CODES In accordance Table 11.4, Assessment Table for the Visitor Mixed Use Zone, the following Codes are applicable to the proposed development: Noosaville Locality Code Residential uses Code Landscaping Code Driveways and Carparking Code Earthworks Code Erosion and Sediment Control Code Existing Services Code Transport, Roads and Drainage Code Waste Management Code Water Sensitive Design Code Water Supply and Sewerage Reticulation Code Comment: An assessment of the applicable codes has been included within Attachment 1. The code assessment has determined that the proposed development complies with all relevant specific outcomes. Where probable solutions are not met, an alternative solution demonstrating compliance with the corresponding specific outcome is provided (refer to Section 7.5.1 below). 7.5.1 ALTERNATIVE SOLUTIONS Noosaville Locality Code: Specific Outcome O9 – Setbacks Alternative Solution: In accordance with schedule 1 the development is required to have a frontage setback of 6m for the first two stories and 10m for the third storey. The first two stories of the proposed development have a frontage setback of 6m and the third storey is setback 9.03m. Although not strictly complying with the required frontage setbacks we note that the adjoining developments have a considerably lesser frontage setback. The setback to the third storey is to an open balcony with the actual building wall setback 12m. The frontage design is well articulated and will contribute to streetscape character. The proposed setback to the third storey balcony is consistent with previous approvals granted by Council. The proposed frontage setbacks are consistent with surrounding development and streetscape character. The development is required to be setback half the height of the proposed building from the side boundaries. The side boundary setbacks proposed do not comply with this requirement. The western façade of the development is setback from the side boundary 3.837m at the ground level, 3.025m at the first floor level (excluding the “Porte cochere”) and 3.014m – 3.825m at the second floor level. Although not strictly complying with the required side boundary setbacks, we note that the proposed setbacks are generally consistent with the side boundary setbacks of adjoining development and exceed standard building setback requirements under the BCA. The proposal presents attractive facades to adjoining development and includes a high level of articulation and a variety of building materials and architectural treatments to break up any perceived building bulk. The development is setback approximately 8.4m from the rear boundary therefore complying with the rear boundary setback requirement. In accordance with specific outcome O9 and in consideration of the above, the above noted setbacks are considered to be adequate to provide amenity for occupants of the development and ensure amenity is maintained for adjoining land uses. The proposed setbacks allow adequate space for vehicle parking and allows for landscaping to be provided between the proposed development and adjoining land uses. The proposed setbacks are consistent with adjoining development and will therefore maintain the visual Development Assessment Report Page 16 Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units) 279 Gympie Terrace, Noosaville
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KHA Development Managers – 15010 February 2014 continuity and pattern of buildings along Gympie Terrace and maintain the character and visual amenity of the area. The setbacks comply with specific outcome O9. Specific Outcome O17 – Flooding and Drainage Alternative Solution: Site filing beyond the building footprint is required to provide appropriate flood immunity for the use. The filling will be undertaken to ensure no adverse external impacts. The extent of filling will be further detailed through a forthcoming Operational Works Development Application. Specific Outcome O58 – Streetscape and Character Alternative Solution: S58.3 specifies a maximum wall length of 15m. The ground floor western wall is approximately 16m long. The western wall of the development presents an attractive facade and includes a high level of articulation and a variety of building materials and architectural treatments to ensure visual interest and to break up any perceived building bulk in accordance with Specific Outcome O58. Residential uses Code: Specific Outcome O41 – Parking & access for visitors and service providers Alternative Solution: S41.1 requires that visitor car parking spaces are not located behind locked gates. An auto sliding entry gate is proposed to control vehicular access to the development. An intercom system will be provided at the auto sliding entry gate connected to each unit which will allow visitors to access the 2 visitor car parking spaces located towards the rear of the site. Development Assessment Report Page 17 Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units) 279 Gympie Terrace, Noosaville
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KHA Development Managers – 15010 February 2014
8.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Tea Tree Property Pty Ltd ATF to
support a Development Application for Material Change of Use for Multiple Housing Type 4 Conventional in
respect of land at 279 Gympie Terrace, Noosaville legally described as Lot 2 RP51970.
The site is included under the Noosa Plan within the Noosaville Locality and the Visitor Mixed Use Zone.
This report has demonstrated that the proposal is an appropriate development outcome for the site. The
assessment of the proposed development against the Noosa Plan and the relevant state requirements
indicates that the use demonstrates general compliance with all required provisions.
Grounds for approval are included as follows:
The proposed development is a consistent use within the Visitor Mixed Use Zone of the Noosaville
Locality;
The proposal complies with the applicable overall outcome for the Noosaville Locality Code;
The development generally complies with all applicable outcomes of the relevant Planning Scheme
codes. Where probable solutions are not met, an alternative solution demonstrating compliance
with the corresponding performance outcome is provided;
The proposed development can appropriately address all site constraints identified by the planning
scheme overlays;
The proposed development can comply with the applicable State Interests under the State
Planning Policy (SPP);
The proposal represents infill development within close proximity to infrastructure and a range of
services and facilities in accordance with sound planning principles;
The proposed is compatible with the scale of existing adjoining development and the character of
the locality.
All essential infrastructure including reticulated sewer and water, stormwater, telecommunications
and electricity is available site.
Approval of the proposed development is warranted
Development Assessment Report Page 18
Material Change Of Use For Multiple Housing Type 4 Conventional (6 Units)
279 Gympie Terrace, Noosaville
Page 19
ATTACHMENT 1
Code Assessment
Prepared by KHA Development Managers
[OCR of page images]
ATTACHMENT 1
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 Multiple Housing – Type 4
changes to the light, air quality, noise, Conventional is a consistent use situated
accessibility or other conditions enjoyed within the Visitor Mixed Use Zone. As
by users of associated, adjoining or such the existing and future residential
nearby uses. amenity of the neighbourhood will be
maintained.
Major Road Network
O2 Through traffic in Noosaville uses No solution provided Complies
Gibson Road or Eenie Creek Road, The proposal will not attract additional
ensuring the visual amenity of Gympie through traffic movements to Gympie
Terrace is protected with a consequent Terrace other than residents and visitors
enhancement of visitor and recreation to the site.
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 Gympie Terrace does not form part of
protected and enhances the the major road 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 Complies
various residential neighbourhoods The proposal is consistent with the
remain important and distinct elements existing residential neighbourhood
of the residential character of character.
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 the vicinity
an obstruction or other potential hazard of 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 Complies
the site area— The proposal has a population density of
a) is compatible with surrounding 18.9 persons which is less than the
development; and allowable 19.344 persons.
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 Complies
a) are low rise and have a visual bulk have a maximum building height of— The proposed development has an
and an architectural scale consistent a) if in the Attached Housing Zone – 8m, architectural scale consistent with
with structures on adjoining or nearby with the exception of those properties nearby development. The building does
land; with frontage to the following streets: - not exceed a maximum building height
b) do not exceed a building height of — Russell St, William St and Howard St, or of 12m/ 3 storeys.
i) for the Attached Housing Zone 2 Weyba Rd, James St and Albert St north
storeys unless located on property with of their intersections with Elizabeth St
frontage to the following streets: - where they have a maximum building
Russell St, William St and Howard St, or height of 12m;
Weyba Rd, James St and Albert St north b) if in the Visitor Mixed Use Zone –
of their intersections with Elizabeth St, 12m;
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;
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Specific Outcomes Probable solutions Proposal iii) for the Shire Business Centre e) in all other zones—8m. Zone– 2 storeys, except in Precinct E1 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 - Alternative Solution appropriately designed and sited to— with the setbacks identified in Schedule Refer section 7.5.1 of planning report. a) provide amenity for users of the 1 - Minimum Boundary Setbacks. 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 site cover, gross floor structures— area and plot ratio results in a building a) results in a building scale that is scale and appearance compatible with compatible with surrounding surrounding development; does not development; present an appearance of bulk to b) does not present an appearance of adjacent properties, roads or other bulk to adjacent properties, roads or areas in the vicinity of the site; other areas in the vicinity of the site; maximises the retention of existing c) maximises the retention of existing vegetation and allows for additional soft vegetation and allows for additional soft landscaping between buildings; allows landscaping between buildings; for adequate area at ground level for d) allows for adequate area at ground outdoor recreation, entertainment, level for outdoor recreation, clothes drying and other site facilities; entertainment, clothes drying and other and facilitates onsite stormwater site facilities; and management and vehicular access. e) facilitates onsite stormwater management and vehicular access. O11 Site cover— Complies a) for a class 1 or class 10a structure The proposal which is situated within within the Detached Housing Zone, the Visitor Mixed Use Zone has a site b) does not exceed— cover of 38.5%. i) for a single storey building - 50%; or ii) for a building of 2 or more storeys
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Specific Outcomes Probable solutions Proposal - 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; 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 Complies maximum gross floor area equals the The proposed gross floor area does not allowable population in persons exceed the maximum allowable. 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 Not applicable Zone, the maximum plot ratio for development within the following 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 Complies designed and sited to— or additions more than 50m2 gross floor Development will comply with the a) provide flood free access to premises area to an existing building or structure, minimum floor level requirements. Refer and flood free habitable areas; floor levels for habitable rooms are not to the accompanying Architectural Plans. 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— Drainage will flow to existing drainage d) ensure filling or excavation does not any drainage (including buildings and infrastructure. adversely impact upon other premises yards) flows to that infrastructure; and by— the infrastructure has the capacity to i) causing ponding on the site or accept any additional loading; nearby land; AND ii) increasing flooding, which S17.3 for Residential Uses - Complies – Alternative solution adversely affects the safety or use of where slab on ground construction is Refer section 7.5.1 of planning report.
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Specific Outcomes Probable solutions Proposal
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
S17.4 Car parking and maneuvering Complies
areas are constructed at a level that Car parking and maneuvering areas will
permits the parking area to drain from be constructed at a level that permits
the site by gravity means, without the the parking area to drain from the site
need for mechanical pumping; by gravity means.
AND
S17.5 Basements for residential uses Not applicable
have flood immunity above the Q100 No basement level is proposed.
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 No basement level is proposed.
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
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 Complies
major road network, areas of public The proposal has been designed so as
open space, the Noosa River or the not to dominate or detract from the
beaches new buildings and structures scenic and environmental qualities of
including outbuildings, are designed so the sites setting.
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 Complies
a) contribute positively to the local within the Industry Zone, the main roof The main roof of the building has a roof
skyline; of the building has a roof pitch no less pitch of more than 5 degrees and has
b) complement the character of the than 5 degrees and has minimum minimum 600mm eaves to at least 75%
locality; 600mm eaves to at least 75% of the of the perimeter of the building.
c) are articulated, pitched or skillion; perimeter of the building;
d) avoid low pitched (eg. less than 5 AND
degrees) or box roof profiles/parapets;
and S20.2 Buildings and structures do not Complies
e) do not create opportunities for include roof top terraces. No roof top terraces are proposed.
residents to overlook the private open
space areas of neighbouring properties.
Materials and finishes
O21 Buildings and other structures use S21.1 With the exception of buildings Complies
materials and finishes that complement within the Industry Zone, buildings The proposed building has been
the Noosaville character and integrate a) use a mix of lightweight and textured architecturally designed to complement
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Specific Outcomes Probable solutions Proposal
with the surrounding natural and built
external building materials, including the Noosaville character and integrate
environment. timber finishes; or with the surrounding environment.
b) use masonry construction where Variation in materials and finishes are
variation is provide in texture, detailing provided.
and the like;
c) use open or transparent balustrades;
and
d) Incorporate open balconies.
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 No significant adverse effects on
vegetation, native fauna habitat, environmental or cultural heritage
landscaped quality, water quality or values will result from this development
cultural heritage values, including those as it represents the redevelopment of an
related to— existing residential site.
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 proposed residential development on an
recreational pursuits; encroachment by development. existing residential site.
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
1. O24 Physical and visual links between S24.1 No solution provided Complies
public open space areas and The proposed development will not
watercourses are retained. impact any physical or visual links
2. between public open space areas and
watercourses.
Pedestrian and bicycle pathways
O25 Safe and convenient pedestrian S25.1 Pedestrian and bicycle pathways Not applicable
and bicycle pathways are provided and are provided and retained where No pathways adjacent to the subject site
retained between and around key indicated in Schedule 5 – Map 2; are indicated in Schedule 5-Map 2
destinations including— AND
a) an east-west link between the
Tewantin & Doonan Locality and the S25.2 Contributions toward a Pathways Complies
Noosa Heads Locality along the Noosa Network are provided in accordance The applicant will pay contributions in
River foreshore; and with PSP20. accordance with Council’s Adopted
b) a north-south link between the Shire Infrastructure Charges policy.
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;
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Specific Outcomes Probable solutions Proposal
e) The Australian Rules field at Weyba
Road; and
f) Camping and caravanning facilities at
Munna Point.
Foreshore character
O26 The natural landscape character No solution provided. Complies
and vegetation along the foreshore The proposed development will not
areas of the Noosa River, Lakes impact the natural landscape character
Doonella and Weyba and Eenie Creek, and vegetation along the foreshore area
Noosa National Park, Keyser Island and of the Noosa River.
Weyba Creek Conservation Parks is
protected.
Watercourses
O27 The environmental, economic, No solution provided Complies
amenity and transportation values of the The proposed development will not
Noosa River system is protected. impact the environmental, economic,
amenity and transportation values of the
Noosa River system.
Division 21 – Specific Outcomes and Probable Solutions for the Visitor Mixed Use Zone
Table 11.17
Specific Outcomes Probable solutions Proposal
11.24 Consistent Uses
O52 The following defined uses and No solution provided Complies
use classes are consistent uses and are The proposal is for Multiple Housing.
located in the Visitor Mixed Use Zone—
a) Entertainment and dining
business;
b) Home-based business Type 1;
c) Retail business Type 1;
d) Education Type 4;
e) Wellbeing Type 2;
f) Detached house;
g) Ancillary dwelling unit;
h) Multiple housing Types 1, 2, 3 or
4; and
i) Visitor accommodation Types 1, 2
or 4.
11.25 Inconsistent Uses
O53 The following defined uses and No solution provided Not Applicable
use classes are inconsistent uses and The proposal is for a consistent use.
are not located in the Visitor Mixed Use
Zone—
a) All Agricultural Uses;
b) Commercial business;
c) Home-based business Types 2 or
3:
d) Industrial business;
e) Retail business Types 2, 3, 4, 5, 6
or 7;
f) Education Types 1, 2 or 3;
g) Emergency services;
h) Open Space;
i) Wellbeing Types 1, 3 or 4;
j) All Infrastructure Uses;
k) Community residence;
l) Multiple housing Type 5; and
m) Visitor accommodation Type 3.
11.26 Effects of use
Character and Amenity
O54 Gympie Terrace and side streets S54.1 No development has a non- Not Applicable
that run off it remain predominantly Residential Use component of more No nonresidential use component is
residential in nature providing than 20% of the gross floor area on the proposed.
accommodation for both visitors and site;
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Specific Outcomes Probable solutions Proposal
permanent residents. AND
S54.2 No single Business Use has a Not Applicable
use area in excess of 200m2.
AND
S54.3 Non residential Uses are limited Not Applicable
to the ground floor.
AND
S54.4 The number of non-residential Not Applicable
tenancies
developed on a site does not exceed the
rate of 1 per 12 accommodation units or
dwelling units, provided that non-
Residential Uses with a use area over
100m2 are calculated as 2 tenancies.
O55 Business Uses are secondary to S55.1 Business Uses are Not Applicable
residential development and support Entertainment & dining businesses No nonresidential use component is
recreational activities as well as or Retail businesses offering food, proposed.
surrounding accommodation facilities. shopping, entertainment and personal
services to residents and visitors.
O56 Mixed-use development, S56.1 Business deliveries are Not Applicable
incorporating accommodation units, is undertaken only between the hours of No nonresidential use component is
designed and operated to ensure 7am to 7pm; proposed.
business uses do not have any AND
adverse impact on the amenity enjoyed S56.2 Business Uses operate only Not Applicable
by residents, including impacts between the hours of 7am to 10pm, 7
associated with— days a week, except Friday and
a) visual and acoustic privacy; Saturday, where Entertainment and
b) safety and security; and dining business uses may operate
c) lighting. until 12 midnight.
Active building fronts S57.1 Ground floor premises provide a Not Applicable
O57 Uses on the ground floor, with minimum 50% glazing to shop fronts to No nonresidential use component is
frontage to the street, are a mix of create active building fronts; proposed.
residential uses, recreation facilities, AND
shops, restaurants and cafes that create S57.2 Development incorporates Not Applicable
active building fronts. outdoor dining or seating areas.
11.27 Built form
Streetscape & character
O58 Buildings and other structures S58.1 Buildings do not contain more Complies
present a high quality streetscape with than 6 attached dwelling units; The proposed building does not contain
building elements and forms that— AND more than 6 attached dwelling units.
a) are consistent with the bulk and scale
of buildings on adjoining and nearby S58.2 Buildings reflect the older Complies
land; building forms of Noosaville and the The proposed building incorporates
b) define, rather than dominate, the local climate by incorporating pitched pitched roofs, roof overhangs, awnings,
street and public spaces, particularly roofs, roof overhangs, awnings, balconies, and covered entries.
Gympie Terrace, Noosa River and its balconies, verandahs and covered
foreshores; entries;
c) create pedestrian scale and visual AND
interest; S58.3 Buildings have a maximum wall Complies – Alternative solution
d) provide variation in building length of 15m and each external wall Refer section 7.5.1 of planning report.
alignments by staggering or separating plane incorporates at least one design
continuous walls into smaller sections to element to add visual interest and
vary the elevation; amenity (such as windows, pergolas,
e) vary and break up the roof form; sun shading devices, balconies or a
f) incorporate well articulated building change of building material) (see Figure
forms with strong vertical design 11.7).
features elements which interrupt the Figure 11.7 Streetscape character
plane including windows, pergolas, sun
shading devices and variations in
balcony styles; and
g) present subtle changes in colours,
textures and materials to break up the
building facades;
h) integrate signage with the building
design; and
i) integrate landscaping into the building
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Specific Outcomes Probable solutions Proposal
design and car parking areas.
Residential entry and pedestrian
access
O59 The residential component of the No solution provided Complies
development provides for— The proposed building has clearly
a) separate identifiable residential identifiable and safe pedestrian access
entries; and clear identification of private versus
b) clearly defined and safe pedestrian public space.
accesses to dwelling units and
accommodation units that are
appropriately lit, visible to others and
directly accessible to units from areas
likely to be used at night; and
c) clear identification of what is private
versus public space by using features
such as low walls, changes in surface
texture or other landscape treatment.
Garages
O60 Garages and vehicle manoeuvring S60.1 Garages and carports— Complies
areas are designed and sited to— a) have a front boundary setback of at Garages are provided at the rear of the
a) provide for resident, customer, and least 6m; and building and are not visible from the
employee parking; b) present a minimum width to the street.
b) visually integrate with the building streetscape (the total width of garage
and to not dominate the street front; doors is no more than 6m or 50% of the
c) minimise the number of driveway frontage width, whichever is the lesser,
accesses so as not to hamper pedestrian where the structure faces the street); or
connectivity along Gympie Terrace; and c) that are visible from, but do not face
d) allow safe and efficient access to and the street, include windows or other
egress from the premises. articulation and have a 6m vegetated
buffer between the structure and the
road frontage.
AND
S60.2 Where multiple lock up garages Complies
face the street garage doors are Garages do not face the street.
stepped back a minimum of 600mm
from each other, in relation to the
frontage or are separated by at least
1.5m;
AND
S60.3 Garages, carports and uncovered Complies
spaces are designed to allow vehicles to Vehicles are able to exit the site in a
enter and exit the site in a forward gear forward motion.
through a 3-point turn maximum;
AND
S60.4 The development provides for Complies
shared driveways to minimise the One access is provided to the street
number of access points, except on sites frontage.
with more than one street frontage,
where garages or carports in the
development front separate streets.
Disabled access to commercial
premises
O61 Ramps or other accessways to No solution provided. Not Applicable
commercial premises are wholly No commercial premises is proposed.
contained within the premises.
Pedestrian connectivity and scenic
amenity Complies
O62 Pedestrian connectivity between No solution provided. Appropriate pedestrian connectivity is
buildings, recreation areas and other provided.
public spaces are retained and
enhanced;
AND
O63 Views from the footpath on the Complies
southern side of Gympie Terrace to Views from the footpath to nearby
nearby public open space and the Noosa public open space will be retained.
River are retained.
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RESIDENTIAL USES CODE
Table 14-24 — For All Residential Uses
Specific Outcomes Probable solutions Proposal
14.46 Effects of use
Electricity supply infrastructure
O1 The development does not adversely S1.1 No solution provided. Complies
impact on existing or future electricity The proposed development for a
supply infrastructure; Multiple Housing – Type 4 Conventional
will not adversely impact on existing or
AND future electricity supply.
O2 All uses and works maintain an S2.1 Development for uses adjacent to Not Applicable
adequate safe distance from electrical or within 50m of an existing electricity
infrastructure including substations, substation incorporates noise
overhead powerlines, power poles and attenuation measures to mitigate noise
transformers. impacts;
AND
S2.2 Buildings and structures (including Complies
swimming pools, sheds, tennis courts or No buildings or pools will be constructed
outbuildings) are not constructed under under overhead electricity lines or within
overhead electricity transmission lines, electricity easements.
or within electricity easements;
AND
S2.3 A minimum separation distance is Complies
maintained from the electricity Minimum separation distances are
transmission line to the closest boundary achieved.
of habitable buildings and child activity
areas, as follows—
a) 20m for transmission lines up to
132kV;
b) 30m for transmission lines between
133kV and 275kV; and
c) 40m for transmission lines greater
than 275kV.
Hot Water Systems
O3 Hot water systems are installed and S3.1 All hot water systems installed Complies
operated to support the efficient use of are— An appropriate hot water system will be
natural resources and minimise a) solar systems; or installed.
consequent pollution such as b) electric heat pump systems; or
greenhouse gas emissions. c) natural gas or LPG systems; or
d) any combination of a), b) or c).
Water supply and conservation
O4 On-site water storage is designed S4.1 & S5.1 For a Class 1 building Not Applicable
and operated to support the efficient other than a Detached house or The site is within a reticulated water
use of water; Multiple Housing Type 1, outside a area.
reticulated water service area, a
AND rainwater tank is to be installed with the
following minimum storage capacities—
O5 On-site water storage is adequate a) Where no more than 3 bedrooms –
for occupants every day use and fire 45,000 litres; or
fighting purposes. b) Where more than 3 bedrooms –
60,000 litres;
AND
c) There is to be on the lot a dam,
swimming pool or water tank accessible
for use by the fire brigade that contains
at least 5,000 litres of water.
Advisory note
The 5,000 litres required can be
included within the water required in
S4.2 or S5.1 providing it is accessible for
the purpose of fire fighting at all times
and not used for other domestic
purposes.
Erosion and sediment control
O6 Development does not cause erosion No solution provided. Complies
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Specific Outcomes Probable solutions Proposal
or result in transport of sediments off- Advisory Note Development will not cause erosion or
site. Persons undertaking development, result in the transport of sediments off-
including building work, are required site.
under the Environmental Protection
(Water) Policy 1997 (EPP) to ensure that
sediment and other material including
building waste, sawdust, concrete,
cement or paint are not deposited or
released into a roadside gutter,
stormwater drain or waterway, or into a
place where it could reasonably be
expected to move or be washed into a
roadside gutter, stormwater drain or
waterway and are not washed from the
site. Council enforces the EPP and
penalties may apply.
Safety and security
O7 For Multiple Housing Types 2, 3 S7.1 The building entrance is clearly Complies
and 4, buildings and outdoor spaces are identifiable and visible from the street, The proposed building entrance is
designed to protect the personal security footpath and driveway; clearly identifiable.
and safety of residents by allowing for AND
natural surveillance. S7.2 The internal path network has Complies
clear sightlines to the dwelling entry and Pedestrian access to each dwelling unit
street access points; entrance has clear sightlines.
AND
S7.3 Visitors have direct access to the Complies
entrance without passing through Direct visitor access to the building
private outdoor living areas. entrance is achieved.
Emergency access
O8 For Multiple housing Type 3, 4 & No solution provided. Complies
5, site design and layout ensures Efficient access and egress for
efficient access and egress for emergency vehicles is provided.
emergency vehicles.
Basement drainage
O9 Buildings and access works are S9.1 Enclosed car parking and Not Applicable
designed and sited to protect persons manoeuvring areas are constructed at a No basement proposed.
and property in the event of a flood and level that permits the parking area to
power failure. drain from the site by gravity means,
without the need for mechanical
pumping.
Separation of incompatible uses
O10 Development is designed to S10.1 Bedroom windows are at least Complies
minimise noise carrying between 3m away from shared driveways or All bedroom windows achieve a
dwelling units or accommodation units carparking areas of adjacent dwelling minimum 3m distance facing away from
by locating noise sensitive spaces such units or accommodation units. driveways/ car parking areas and
as bedrooms away from noise adjacent dwelling units.
generating areas of the development,
such as carparking areas or mechanic
plant and equipment or recreational
facilities.
Mechanical plant & equipment
O11 Mechanical plant and equipment S11.1 Mechanical plant and equipment, Can Comply
associated with Residential Uses are including pool and spa pumps, pool Any mechanical plant and or equipment
designed and located so as not have an heaters, air-conditioning units and can be visually integrated into the
adverse impact on the visual amenity of refrigeration units are— building plane and roof design and will
the site or surrounding areas. a) where located at ground level, not protrude beyond the building height
screened by fencing 1.5m in height or or when viewed from the street and
dense vegetation of at least 1.5m in adjoining properties.
width incorporating grouped trees and
shrubs with maximum separation
distance of 1m measured from the
centre of the
plant; and
b) for Multiple housing Type 2, 3 & 4
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
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Specific Outcomes Probable solutions Proposal
the street and adjoining properties.
Ancillary recreation uses
O12 Ancillary recreation uses, such as S12.1 If the use involves ancillary use Not Applicable
outdoor tennis courts and half netball of outdoor courts including tennis No ancillary recreational uses are
courts, do not have an adverse effect on courts, half courts and netball courts— proposed.
the amenity enjoyed by users of the use complies with the requirements
adjacent or nearby premises nor do they in Section 2 of PSP8 Tennis and Other
cause unreasonable disturbance to local Courts;
fauna through light emissions by AND
ensuring that all lighting devices are S12.2 Any lit tennis court or sports Not Applicable
limited to those designed and installed court is located at least 60m from the
to: external wall of an existing or approved
a) minimise light spillage on residential dwelling on an adjacent or
neighbouring premises; nearby lot (as measured from the
b) preserve an acceptable degree of centre line of the court);
lighting amenity at the neighbouring AND
premises; S12.3 The vertical illumination resulting Not Applicable
c) provide covers or shading around from direct, reflected or other incidental
lights; light emanating from the site does not
d) direct lights downwards; exceed 8 lux when measured at any
e) position lights away from possibly point 1.5m outside the boundary and at
affected areas; and any level from ground level upward;
f) enable brightness of lights to be AND
adjusted to low levels. S12.4 Any flood lighting is restricted to Not Applicable
the types that give no upward
component of light where mounted
horizontally (i.e. a full cut off luminaire).
O13 Noise originating from the use of S13.1 The court is not used between Not Applicable
the tennis court does not have a the hours of 10:00pm and 6:30am the
detrimental effect on the amenity of the following day.
area or cause nuisance to neighbouring
residents.
Privacy
O14 For Multiple Housing Types 2, 3 S14.1 Transparent doors and windows Complies
and 4, building and structures are are designed and located so they do not There are no transparent doors/windows
designed and sited to ensure the visual directly face transparent doors or which directly face the private open
privacy of residents of the development windows or the private open space space of other dwelling units.
and neighbouring properties is areas of other dwelling units within 10
protected. metres;
AND
Figure 14-3 Privacy Measures S14.2 Planter boxes, louvre screens, Complies
pergolas, landscaping and architectural All units achieve a private open space
design of balconies are used to screen area which is appropriately designed
the ground floor private open space of and/or screened to minimize
dwelling units or accommodation units overlooking.
from upper level units (refer to Figure
14-3 Privacy Measures which illustrates
how trees, awnings, screens, fences and
planter boxes reduce minimise the
ability to directly look into neighbouring
homes and yards).
Access to Sunlight
O15 For Multiple housing, buildings and S15.1 Development does not reduce Complies
structures are designed and sited so as sunlight to at least 50% of the private The proposed building will not impact
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Specific Outcomes Probable solutions Proposal
not to unreasonably diminish the open space areas of any adjoining sunlight aspect to private open space
existing sunlight to adjoining residences residences to less to than 2 hours areas of adjoining residences.
and associated private open space between 9am and 3pm on any day of
areas; the year;
OR
AND S15.2 Where overshadowing by existing Not Applicable
structures and fences occurs to more
than 50% of the private open space
areas of any adjoining residences,
sunlight is not further reduced by more
than 20%.
(See Figure 14-4—Preventing
overshadowing)
O16 Multiple housing is designed and S16.1 No solution provided Not Applicable
sited to minimise the extent of shadows No solar photovoltaic cells exist on roofs
cast on solar photovoltaic cells on roofs Figure 14-4—Preventing of adjoining buildings.
of adjoining buildings. overshadowing
PLAN – ILLUSTRATES DWELLINGS THAT ARE SITED
TO MAXIMISE SOLAR ACCESS
ELEVATION – ILLUSTRATES BUILDINGS THAT ARE
SITED TO MAXIMISE SOLAR ACESS TO ADJOINING
PROPERTIES THROUGH ROOF DESIGN AND UPPER
STOREY POSITIONING TO MINIMISE IMPACTS ON
PROPERTIES TO THE SOUTH.
DETAILED ELEVATION – THE MEASUREMENT AT “*”
IS 50% OF THE WIDTH OF THE SOUTHERN
PROPERTY. IT’S NOT AFFECTED BY SHADOWS FROM
THE NORTHERN NEIGHBOUR, EVEN IN THE MIDDLE
OF WINTER WHEN THE SUN IS LOW.
Sloping sites
O17 On sloping sites, buildings and S17.1 Buildings and structures on Not applicable
structures are designed to maximise the sloping sites— The site is not a ‘sloping site’.
use of the natural topography and a) Have a maximum distance of 3m
minimise the need for cut and fill. between the ground and the lowest part
of the floor of the building or the
building incorporates undercroft skirting
or screening (eg. timber battens) to the
full height of any undercroft area higher
than 3m above ground level at the
perimeter of the building;
b) are of split level design that step
down the slope or have suspended floor
construction;
c) limit the amount of cut or fill to less
than 2m in depth relative to natural
ground level; and
d) do not result in the spread of fill
beyond the footprint of the building and
associated batters.
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Table 14-26 — For Multiple housing Type 4 – Conventional
Specific Outcomes Probable solutions Proposal
14.46 Effects of use
Parking & access for visitors &
service providers
O40 Parking and vehicular access is S40.1 No solution provided Complies
conveniently, safely and efficiently Appropriate parking and vehicular
provided for visitors and service access is provided.
providers;
AND
O41 Visitor carparking spaces are S41.1 Visitor carparking spaces are not Complies – Alternative Solution
accessible at all times; located behind locked gates. Refer section 7.5.1 of planning report.
AND
O42 Visitor carparking spaces do not S42.1 Visitor carparking spaces are not Complies
hinder the access or movement of any located in tandem with a garage or
vehicle on-site other carparking space
Site facilities
O43 Waste storage areas, letter boxes S43.1 No solution provided Complies
and external storage areas are sited and A screened hardstand waste enclosure is
designed for attractive visual provided to the rear of the development.
appearance and function, and
complement the architecture and
environs;
AND
O44 High volume pedestrian areas S44.1 Hard surface is provided to Complies
within developments are sealed to driveways, walkways, entries, outdoor Hard surfaces are provided to high
provide safe access and avoid damage patios, and in the vicinity of waste volume pedestrian areas.
to landscaped open space area; storage areas, letter boxes and clothes
lines;
AND AND
O45 Adequate enclosed storage areas S45.1 A weatherproof storage area of
are provided on-site to meet the likely at least 12.6m3 (having a height of at Complies
needs of the residents. least 2.1m and an area of 6m2) is Storage areas are provided for each
provided within or attached to each unit.
dwelling unit. This storage space will not
contribute to GFA providing it can be
directly accessed from outside the
building and does not exceed an area of
7m2.
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
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h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: The proposal achieves compliance with the Specific Outcomes of the Landscaping Code as
follows:-
The Landscaping Code requires multiple housing in the Visitor Mixed Use Zone to have a minimum
landscaped area of the proposed population in persons multiplied by 30m2, provided that a
minimum of 60% of this is soft landscaping. The proposal complies with this requirement
providing 567m2 of landscaped area (ie 18.9 persons x 30m 2).
Large private open space areas and a communal open space area is provided.
The landscaped areas provide planting opportunity to enhance the amenity and visual interest of
the outdoor spaces.
Refer to the accompanying Architectural Plans which indicate the proposed landscaping areas. Further
details of landscaping will be provided 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;
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.
Car parking provision complies with the number of car parks required by the Minimum vehicle
parking requirements table contained within the Driveways and Car parking Code.
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—
Page 35
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 proposal will comply with all applicable Specific Outcomes of the Earthworks Code.
This code will be addressed in greater detail with a subsequent operational works application.
EROSION 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 proposal will comply with all applicable Specific Outcomes of the Erosion Control
Code. This code will be addressed in greater detail with a subsequent operational works application.
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 proposal will comply with all applicable Specific Outcomes of the Existing Services
Code. This code will be addressed in greater detail with a subsequent operational works application.
TRANSPORT ROADS AND DRAINAGE CODE
A summary of the proposed development’s compliance with the purpose of the Transport Drainage
and Works 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;
Page 36
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 proposal will comply with all applicable Specific Outcomes of the Transport Drainage
and Works Code. This code will be addressed in greater detail with a subsequent operational works
application.
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: The proposal will comply with all applicable Specific Outcomes of the Waste Management
Code. A refuse storage area is provided in a screened hardstand waste enclosure at the rear of the
site to reduce nuisance and aesthetic issues. Recyclable and standard waste storage will be provided
to minimise waste and support recycling. Waste collection will be facilitated from the kerbside. The
waste enclosure and proposed kerbside collection method is functionally appropriate for the size of
the residential development proposed.
WATER SENSITIVE DESIGN CODE
A summary of the proposed development’s compliance with the purpose of the Water Sensitive Design
Code is included below.
Page 37
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 requirement for water reuse systems is no longer applicable as a result of the state
government’s repeal of laws (on 1 February 2013). Stormwater will be collected and discharged into a
legal point of discharge. Stormwater management will be addressed in greater detail with a
subsequent operational works application.
WATER SUPPLY AND SEWERAGE RETICULATION CODE
The purpose of this code is to ensure:
a) To provide water supply and sewerage reticulation infrastructure that is designed and
constructed in a cost-effective, coordinated and efficient manner that supports ecologically
sustainable development practices;
b) To ensure that, where sites have access to Council’s reticulated sewerage system all
associated infrastructure and connections are designed and constructed in accordance with
acceptable engineering design standards; and
c) All water supply and sewerage reticulation infrastructure designed and constructed by private
contractors utilise systems, processes and materials that are able to be fully integrated into
Council’s existing infrastructure.
Comment: The proposal will comply with all applicable Specific Outcomes of the Water Supply and
Sewerage Reticulation Code. The development will be connected to all essential urban infrastructures.
The proposal is for infill development within a well-established and well serviced locality therefore
maximising the efficient use of existing infrastructure.
NATURAL HAZARDS OVERLAYS CODE
The purpose of this code is to ensure:
a) development in areas at risk from natural hazards is compatible with the nature of the natural
hazard;
b) the risk to people, property and the natural environment from natural hazards is minimised;
c) development does not result in a material increase in the extent or severity of natural
hazards; and
d) for acid sulfate areas—the generation or release of acid and associated metal contaminants
into the environment is avoided
Comment: The proposal will not result in any increased risk to people, property or the natural
environment. The development will achieve the minimum floor level specified for the site. Standard
conditions can be imposed in relation to site filling and acid sulfate soils management.
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