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Original Application Part 2 - Town Planning Report [As Published] · 132008.1787
TOWN PLANNING REPORT
MATERIAL CHANGE OF USE –
VISITOR ACCOMMODATION TYPE 4 CONVENTIONAL
RETAIL BUSINESS TYPE 2 SHOP & SALON
ENTERTAINMENT AND DINING BUSINESS TYPE 1 FOOD &
BEVERAGES
Client: Seahaven Development Pty Ltd
Address: 9 – 21 Hastings Street, Noosa Heads
Lot Description: Lots 4 and 5 on RP893438, Lots 4-11, 14-17,
22-24 & common property on BUP4864, Lots
28-39 and common property on SP103607 and
Lot 12 on RP908660
Level of Assessment: Impact
080439T October 2008
Prepared by:
Ken Hicks & Associates Pty Ltd
Town Planners | Consulting Surveyors | Urban Designers | Project Managers
PO Box 6380, MAROOCHYDORE BC QLD 4558
P 07 5443 2844 | F 07 5443 7146
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Ken Hicks & Associates September 2008
TABLE OF CONTENTS
EXECUTIVE SUMMARY .......................................................................................................................... ii
1.0 INTRODUCTION .......................................................................................................................1
2.0 SUBJECT PROPERTY AND SURROUNDING AREA ........................................................................2
2.1 Property Location and Details ....................................................................................................2
2.2 Surrounding Land Uses .............................................................................................................2
3.0 PROPOSED DEVELOPMENT .......................................................................................................4
3.1 Description of the Proposal .......................................................................................................4
3.2 Supporting Documentation ........................................................................................................5
4.0 SOUTH EAST QUEENSLAND REGIONAL PLAN .............................................................................7
5.0 THE NOOSA PLAN ....................................................................................................................8
5.1 Interpretation ...........................................................................................................................8
5.2 Noosa Heads Locality ................................................................................................................8
5.2.1 Level of Assessment .........................................................................................................9
5.2.2 Overall outcomes for the Noosa Heads Locality ..................................................................9
5.3 Codes .................................................................................................................................... 10
5.3.1 Noosa Heads Locality Code ............................................................................................. 10
5.3.2 Residential Uses Code ..................................................................................................... 20
5.3.3 Visitor Accommodation Code ........................................................................................... 23
5.3.4 Business Uses Code ........................................................................................................ 25
5.3.5 Landscaping Code .......................................................................................................... 28
5.3.6 Engineering Works Codes ............................................................................................... 29
6.0 REFERRAL AGENCY – ENVIRONMENTAL PROTECTION AGENCY ................................................ 31
7.0 TOWN PLANNING GROUNDS................................................................................................... 32
8.0 CONCLUSION ......................................................................................................................... 33
ATTACHMENTS
Attachment A – Architectural Proposal Plans
Attachment B – Architectural Statement
Attachment C – Plan of Original Site Contour Levels
Attachment D – Landscape Concept Plan
Attachment E – Landscape Design Rationale & Vegetation Report
Attachment F – Landscape Code Assessment
Attachment G – Stormwater Management Plan
Attachment H – Traffic Impact Assessment
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Ken Hicks & Associates September 2008
EXECUTIVE SUMMARY
Address 9 – 21 Hastings Street, Noosa Heads
Property Description Lots 4 and 5 on RP893438
Lots 4-11, 14-17, 22-24 & common property on BUP4864
Lots 28-39 & common property on SP103607
Lot 12 on RP908660
Site Area 4,722m2
Current Land Use Seahaven Resort (residential units), shops, restaurants and office.
Registered Owner SMJ Nominees Pty Limited
Effie Holdings Properties Pty Ltd
Hamernail Pty Ltd
The Body Corporate for Carters Seahaven CTS 10326
Applicant Seahaven Development Pty Ltd
C/- Scott Sobey
Ken Hicks & Associates
Ph: 07 5443 2844
Proposal Material Change of Use –
Visitor accommodation Type 4 Conventional
Retail business Type 2 Shop & salon
Entertainment and dining business Type 1 Food and beverages
Level of Assessment Impact Assessable
Local Authority Sunshine Coast Regional Council
Planning Scheme The Noosa Plan
Locality Noosa Heads
Zoning Visitor Mixed Use (Zone Map ZM6)
Overlays Natural Hazards: Bushfire & Acid Sulfate Soils – High potential acid
sulfate soils area
State Government Referral Environmental Protection Agency (Coastal Management District)
Agencies
South-East Queensland Urban Footprint
Regional Plan designation
Town Planning Report
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1.0 INTRODUCTION
This assessment report is intended to accompany a development application (Material Change of Use)
prepared by Ken Hicks & Associates for and on behalf of Seahaven Development Pty Ltd. The
application is to be assessed under the provisions of The Noosa Plan (planning scheme for the Noosa
area).
The application seeks Council‘s approval for a Material Change of Use (Development Permit) for Visitor
accommodation Type 4 Conventional, Retail business Type 2 Shop & salon, and Entertainment and dining
business Type 1 Food and beverages on land situated at 9-21 Hastings Street, Noosa Heads. The site is
described as Lot 12 on RP908660, Lots 4 and 5 on RP893438, Lots 4-11, 14-17, 22-24 and common
property on BUP4864, and Lots 28-39 and common property on SP103607. The property is within the
Noosa Heads Locality, and the Visitor Mixed Use Zone under the provisions of The Noosa Plan.
The purpose of this report is to describe the site, its existing and proposed uses and to address the
relevant town planning matters with respect to the proposal. This report should be read in conjunction
with the accompanying covering letter, IDAS Development Application Forms, and supporting plans and
documentation.
The location of the subject site is shown in Figure 1, below.
SUBJECT
SITE
Figure 1 - Subject site location Source:www.google.com.au/maps
Town Planning Report
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Ken Hicks & Associates September 2008 2.0 SUBJECT PROPERTY AND SURROUNDING AREA 2.1 Property Location and Details The property is located at 9 – 21 Hastings Street, Noosa Heads and is described as Lots 4 and 5 on RP893438, Lots 4-11, 14-17 & 22-24 and common property on BUP4864, Lots 28-39 and common property on SP103607 and Lot 12 on RP908660 . The land has a total area of 4,722m2. The site, which is located on the northern (or beach) side of Hastings Street, has a frontage of approximately 95 metres to the street. As indicated by the lot description the site currently comprises numerous parcels, which will be amalgamated into one parcel as part of the proposed development (we note that amalgamation is exempt development under the Integrated Planning Act and does not require any development approval). The land is also subject to various easements for access and services which will be extinguished as part of the development. The site is currently occupied by the ‗Seahaven Resort‘, a holiday unit development constructed in three stages throughout the 1980‘s and 1990‘s. The 3 separate unit complexes comprise a total of 48 one and two bedroom units. The site also accommodates 9 ground floor retail tenancies including 2 restaurants, in addition to 3 upper level retail tenancies. The existing complex is serviced by basement parking areas that can accommodate 70 vehicles. The existing buildings on the site will be removed to make way for the proposed development. The land is basically flat and contains no significant vegetation for the purposes of this assessment. The site is also connected to all necessary urban infrastructure (water, sewer, electricity, telephone and broadband internet) to a capacity that is adequate for the proposed development. Under the Noosa Plan, the subject site is located within the Visitor Mixed Use Zone, with the surrounding Hastings Street area comprising a range of commercial, recreational, entertainment and accommodation uses. 2.2 Surrounding Land Uses As mentioned above, the subject site is located within the Visitor Mixed Use Zone, with the surrounding Hastings Street area comprising a range of commercial, recreational, entertainment and accommodation uses. No issues should arise in terms of the compatibility to surrounding uses, due to the consistent nature of the proposal with the surrounding development and precinct. It is considered that the quality of the proposed development will enhance the amenity of the Hastings Street area, both through an improved built form, provision of new retail and restaurant space with active street frontage and creation of a new public access walkway through the new site connecting Hastings Street to the beach. Figures 2 and 3 show photographs of the site from Hastings Street and the Parade (beach front). Town Planning Report Material Change of Use – Visitor Accommodation Type 4 Conventional, Retail business Type 2 Shop & salon, and Entertainment and dining business Type 1 Food & beverages Page 2 9 - 21 Hastings Street, Noosa Heads
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Ken Hicks & Associates September 2008
Figure 2 - Subject site viewed from Hastings Street looking north-east
Figure 3 - Subject site viewed from The Parade (beach front)
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3.0 PROPOSED DEVELOPMENT
3.1 Description of the Proposal
The application seeks a Development Permit for a Material Change of Use for the following uses, as
defined under the Noosa Plan:
Visitor accommodation Type 4 conventional;
Retail business Type 2 Shop & salon; and
Entertainment and dining business Type 1 Food & beverages
The existing mixed use development on the site will be removed to make way for the proposal. Essentially
the new development will also be a mixed use proposal, incorporating holiday dwelling units and a variety
of shops and restaurants. The proposed development is illustrated by the architectural proposal plans
included as Attachment A to this report. The proposal plans are summarised in the following table:
Drawing Number Description
SK1000 Site Location
SK1001 Context
SK1002 Existing Seahaven Site Condition
SK1003 Regional Context
SK1004 Concept Reference
SK2000 Plan – Basement & Retail
SK2001 Plan – Ground Floor & Pool Deck
SK2002 Plan – Level 01 Residence
SK2003 Plan – Level 01 Residence
SK2004 Plan – Roof Terrace
SK3000 Elevation – North & South
SK3001 Elevation – East & West
SK3100 Section – 01 & 02
SK3101 Section – 03 & 04
SK4000 Site Cover
SK4001 Soft Landscape – Deep Planting
SK4002 Soft Landscape - Podium
SK4003 Gross Floor Area
SK4004 Gross Floor Area – Basement & Retail
SK4005 Gross Floor Area – Ground Floor
SK4006 Gross Floor Area – Level 01
SK4007 Gross Floor Area – Level 02
SK4008 Retail Total Use for Carparking
SK5000 Form Study 01
SK 5001 Form Study 02
The proposed development will incorporate twenty (20) self-contained 3 - 4 bedroom visitor
accommodation units in a 3- 4 storey building with a basement for car parking and ancillary facilities. The
development will also incorporate tenancies for shops and restaurants at ground level. The development
has been designed with an active street front at ground level with the buildings above ground level
presenting as 3 smaller separate buildings, each with curved roof forms. Ancillary resort facilities are
provided for the visitor accommodation units including a ground level guest lounge opening to the resort
pool and beach frontage, communal roof terrace, room service and valet carparking. The design provides
for significant variation and articulation in built form and includes a variety of different building elements
including masonry/stone brickwork, fixed laminated vertical timber screens, lightweight timber screens
(both fixed and retractable), concrete facade planters, glass panel balustrades, bronze coloured metal
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Ken Hicks & Associates September 2008 roofing and expressed box gutters with overflow sprouts. The key development parameters of the proposal are summarised in the following table: Development Parameter Proposal Population Density 66 persons Site Cover 45% Total Gross Floor Area (GFA) 5,216m2 Residential/resort Gross Floor Area (GFA) 4,375m2 Commercial Gross Floor Area (GFA) 759m2 (14.5% of total) Ancillary/services Gross Floor Area (GFA) 82m2 Building Height Max 15m or less Hastings Street Setback 7m The Parade (beach front) 13m Side Setbacks 4.686m (east) and 5.2m (west) Internal Setbacks Average 8.4m Landscaping 2,970m2 Car Parking 70 spaces total Bicycle Parking 10 spaces As part of the development, a formalised pedestrian link is proposed (to the west of the buildings) between the site‘s street frontage and the beach to the rear of the site. The proposed dwelling units will incorporate cutting-edge internal design elements, features/appliances, and includes sustainable building design and technologies. This development will provide a diversified visitor accommodation to Hastings Street and result in an exciting multi-use development befitting of its prime beachside location. The architectural design indicates a quality of building that will maximise use and appreciation of the site‘s natural attributes, whilst still maintaining a tastefulness and consistency in respect of the existing built environment of Hastings Street. The proposed building will enhance the amenity of the surrounding area, both in the building‘s appearance and the provision of a range of retail and dining opportunities for tourists and local residents alike. 3.2 Supporting Documentation In order to provide a detailed and comprehensive development application, the applicant has assembled a design team of professionals – each with a specific role in documentation/reporting for the proposal. In this regard (and aside from the Architectural Plans included as Attachment A), the supporting documentation for the proposal is explained below. Architectural Design Statement An architectural design statement describing the design outcome and sustainable building approach is included as Attachment B. Plan of Original Site Contour Levels A plan of original site contours has been prepared by Statewide Survey Group and included as Attachment C. This plan establishes the contour levels of the site prior to the existing development for the purposes of establishing natural ground surface as defined by the Noosa Plan and has been used for building design and height assessment. Town Planning Report Material Change of Use – Visitor Accommodation Type 4 Conventional, Retail business Type 2 Shop & salon, and Entertainment and dining business Type 1 Food & beverages Page 5 9 - 21 Hastings Street, Noosa Heads
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Ken Hicks & Associates September 2008 Landscape Concept Plan A Landscape Concept Plan for the proposed development has been prepared by LandGraphics, and is included as Attachment D. This plan includes a Masterplan outlining the approach to landscape provision together with a concept plan visualising the vision and treatment of hard and soft landscape elements. Landscape Design Rationale & Vegetation Report Landscape Consultants LandGraphics have prepared a Landscape Design Rationale & Vegetation Report for the site and proposed development. The purpose of this report, which is included as Attachment E, is to inform the proposed landscape design of the Seahaven Development. This Report details the approach to landscape provision and provides an assessment of all existing trees over the site and immediate frontages, and assigns to them a classification of ‗retain‘ or ‗remove‘ in the development. Many of the species to be removed are non-endemic (mostly North Qld) or exotic. There are also some species which are regarded as weeds which are to be removed. Replacement trees to the site‘s Hastings Street frontage will be selected from Council‘s list of preferred street trees. Street trees will be included generally as indicated on the landscape concept plan (subject to Operational Works – Landscape approval). Landscape Code Assessment An assessment against the specific outcomes of the Landscape Code is included as Attachment F. Stormwater Management Plan A Stormwater Management Plan has been prepared for the proposed development by Construction Hydraulic – Building Service Engineers. This plan is included as Attachment G and demonstrates that the site can be adequately drained and connected to existing drainage infrastructure. Traffic Impact Assessment A Traffic Impact Assessment has been prepared by Cardno Eppell Olsen and included as Attachment H. This report provides an assessment of existing traffic conditions, impacts of traffic generated for the proposal compared to existing conditions; access to the proposed site; future on-street conditions; internal traffic arrangement (carpark layout); service vehicle arrangements; parking provisions and impacts of the proposal on pedestrian, cycling and public transport. The report concludes that the proposal will result in reduced traffic and parking demand; provides a sufficient and appropriate level of retails visitor, staff and resident parking within the context of Hastings Street; provides a safe, accessible parking provision and is acceptable in terms of its effects on traffic. Town Planning Report Material Change of Use – Visitor Accommodation Type 4 Conventional, Retail business Type 2 Shop & salon, and Entertainment and dining business Type 1 Food & beverages Page 6 9 - 21 Hastings Street, Noosa Heads
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Ken Hicks & Associates September 2008
4.0 SOUTH EAST QUEENSLAND REGIONAL PLAN
As shown on Figure 4 below, the site is included within the ‗Urban Footprint‘ under the South-East
Queensland Regional Plan (SEQRP). As stated in the SEQRP document, the Urban Footprint identifies land
to provide for the region‘s urban development needs to 2026. The Urban Footprint focuses urban growth
in areas that:
Are well located with respect to existing and planned urban infrastructure, activity
centres and services;
Promote cohesive communities which support a wide range of services and
facilities;
Provide opportunity for redevelopment and infill in existing urban areas;
Are an orderly extension of existing urban areas or support existing centres,
including the region‘s smaller townships; and
Have access to existing or planned employment centres.
By its nature the proposed mixed use development consolidates these provisions and reinforces the site‘s
prime urban/coastal location with an outcome that offers a range of urban activities. The proposal is thus
fully compliant with the SEQRP.
Figure 4 – Extract from SEQRP
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5.0 THE NOOSA PLAN
The development proposal is to be assessed against the provisions of the planning scheme for the Noosa
area – commonly known as ‗The Noosa Plan‘. The following section of this report undertakes an
assessment of the proposed development against the most relevant provisions of The Noosa Plan.
5.1 Interpretation
Section 2.11 of the Noosa Plan outlines the defined uses and use classes applicable to the development of
land within the Shire. The proposed uses in this development are:
Visitor accommodation Type 4 conventional;
Retail business Type 2 Shop & salon; and
Entertainment and dining business Type 1 Food & beverages
These uses are defined as follows:
Visitor accommodation Type 4 conventional:
Two or more dwelling units or accommodation units, for the purpose of providing short-term visitor
accommodation. The use may include common recreation or dining facilities and includes an ancillary
dwelling unit for onsite manager. The use includes a guesthouse, visitor hostel, motel, resort and serviced
rooms, but does not include Visitor accommodation Type 1 Home hosted or Type 3 Rural as separately
defined.
Retail business Type 2 Shop & salon:
The use of premises for an activity that is generally found in a shopping complex, strip or centre. The use
includes a shop, hairdressing salon, appliance repairs, alterations, dry cleaning and a café with dining
facilities for up to 10 people.
Entertainment and dining business Type 1 Food & beverages:
The use of premises involving the sale of food and beverages for consumption on the premises. The use
class includes a function room or restaurant or café with dining facilities for 10 or more people.
Comment: The proposed mixed use development incorporating visitor accommodation units, shops and
restaurants is consistent with the above use definitions. No uses considered to be outside these definitions
are proposed to occur on the site.
5.2 Noosa Heads Locality
Part 9 of the Noosa Plan and in particular Zone Map ZM6 identifies the subject site within the Visitor Mixed
Use Zone of the Noosa Heads Locality.
The site is on the Overlay Maps and is subject to High Potential Acid Sulfate Soils. An assessment of the
overlay designation is provided below:
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Overlay Map Assessment
Overlay Map Assessment
The site is located within the ‗High Potential Acid
Sulfate Area 0-5m AHD‘.
The development does not require excavation or
filling to an extent that would trigger referral of
the application to the Department of Natural
Resources and Water.
Previous development history of beach side
Hastings Street properties suggests that Acid
Sulfate Soil will not be encountered. An Acid
Sulfate soils report will be undertaken prior to
commencement of any new building works.
Due to the existing building form and difficulty
of achieving suitable access to undertake a
compliant Acid Sulfate Soil test, this report
cannot be completed until after building
demolition. An appropriate condition can be
applied in this regard.
5.2.1 Level of Assessment
Under the assessment table for the Visitor Mixed Use Zone in the Noosa Heads Locality, the proposed uses
of Visitor accommodation Type 4 Conventional, Retail business Type 2 Shop & salon, and Entertainment
and dining business Type 1 Food and beverages are identified as consistent uses subject to Impact
Assessment.
5.2.2 Overall outcomes for the Noosa Heads Locality
The following table undertakes an assessment of the proposed development against the applicable Overall
Outcomes of the Noosa Heads Locality relevant to the proposal.
Overall Outcome Proposal
a) New uses and works are located, designed and managed to— The proposal will be compatible with other uses along
i. be compatible with other uses and works; Hastings Street, and will enhance the existing amenity by
ii. maintain the safety of people and works; providing an improved mixed use development outcome.
iii. avoid significant adverse impacts on the amenity Subject to the implementation of an approved construction
enjoyed by users of other premises, including acoustic Management Plan, it is anticipated that the development will
and visual qualities; and avoid any adverse effect on the environment.
iv. avoid significant adverse effects on the natural
environment;
b) Noosa Heads remains a primary focus for Visitor The proposal consolidates this desired outcome by providing
accommodation and associated services in the Shire; 20 visitor accommodation units, with associated services,
restaurants and shopping facilities in an integrated
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Ken Hicks & Associates September 2008
development.
c) Hastings Street‘s character of low rise buildings, vibrant The development precisely achieves this outcome, by
streetscape, mix of indoor and outdoor activities, diverse providing a mix of shopping and restaurants at street level,
dining opportunities, specialty Retail businesses and fostering an active street frontage. A pedestrian link
pedestrian links to Main Beach is maintained; between Hastings Street and the beach is proposed at the
western end of the site.
For the Visitor Mixed Use Zone — development — The proposed development:
i) comprises small business outlets with individual Will provide retail outlets of a scale that will allow
character ahead of larger premises accommodating small businesses to trade from;
nationally branded outlets; Comprises a varied structural form that has
ii) comprises residential development that includes a appropriate setbacks from the beach and street,
mixture of building sizes and are designed for Visitor and a landscaping theme consistent with the
accommodation, are setback from the street and beach existing street character.
frontages and have a landscaped character consistent Will promote residential amenity through a
with the street landscaping themes; modern, cutting-edge design, with a landscaping
iii) contributes to a high level of residential amenity, design theme to match. Site safety will be achieved
quality, landscape quality and safety; primarily through the levels of visibility that will be
iv) respects the scale and character of the streetscape and achieved through the site;
surrounding development; The proposed development will be consistent with
v) enhances the traditional focus for Visitor the scale of surrounding development and
accommodation in the coastal part of the Shire; streetscape;
vi) incorporates Entertainment and dining businesses, Retail Consolidates the site‘s location as a visitor
businesses and Commercial businesses that are of destination by providing 20 visitor accommodation
particular interest to visitors; units, with associated services and shopping
vii) contributes to the economy of the Shire through the facilities in an integrated development;
tourism and hospitality sectors; and Will provide a range of tenancies for restaurants
viii) integrates with nearby public recreation and landscaped and shops to establish within;
carparking areas; Will contribute to the local economy and provide
employment for locals;
Will effectively integrate with nearby public
spaces through pedestrian links and a compatible
landscaping scheme.
5.3 Codes
The proposal has been assessed against the following codes:
Noosa Heads Locality Code;
Residential Use Code;
Visitor Accommodation Code;
Business Use Code;
Landscaping Code; and
Engineering Works Code.
These codes are addressed below:
5.3.1 Noosa Heads Locality Code
Specific Outcomes and Probable Solutions for the Noosa Heads Locality.
Table 9.11
Specific Outcomes Probable solutions Proposal
9.9 Effects of use
Amenity
O1 Uses are located, designed and operated No solution provided. Complies – The proposed uses
to avoid significant adverse changes to the impacts will be consistent with the
light, air quality, noise, accessibility, or other existing development on the site.
conditions enjoyed by users of associated, Potential impacts in the construction
adjoining or nearby uses. phase will be managed through
implementation of an approved
Construction Management Plan.
Major road network
O2 The visual amenity and character No solution provided. N/A - The proposal is not located on
surrounding the major road network, including the major road network.
Sunshine Beach Road (David Low Way),
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Specific Outcomes Probable solutions Proposal
Eenie Creek Road, Noosa Drive and Noosa
Parade, is protected and enhances the
entrances to Noosa Heads through—
a) retaining and enhancing the visual and
physical separation of Noosa Heads
from neighbouring localities;
b) ensuring future development does not
encroach upon existing vegetation
within the road reserve; and
c) utilising dense landscaping and earth
mounding (rather than fencing and
walls) for visual screening and noise
attenuation;
AND
O3 Development generates traffic demands Complies – traffic demands generated
that are consistent with the future capacity of from the development are consistent
the road network. with the future capacity of the road
network. Notably, the traffic scale and
impact will be less than that of the
existing situation. Refer Traffic Impact
Assessment Report (Attachment D)
Scenic vistas
O4 Aesthetic and cultural values of the natural No solution provided. Complies – The natural scenic vistas
landscape are maintained through protecting into and through the site will be
important scenic vistas— maintained, and even enhanced
a) from the streets, beaches and other through the built form separation
public spaces; proposed in the design.
b) to the ocean, river, coastal lowlands
and the vegetated backdrop of Noosa
Hill;
c) within Little Cove– vistas over Laguna
Bay and to the Noosa National Park
and the vegetation stands, part of the
hills and sand dunes;
d) within Cooloola and Weyba Park
Estates– the scenic view of Noosa
National Park and Weyba Creek; and
e) within Noosa Sound– vistas across
Noosa River.
Mobile business uses
O5 Business Uses located within the road No solution provided. N/A
reserve or on the beach (particularly in the
vicinity of Hastings Street, Noosa Main Beach
and Noosa National Park) offer goods and
services that directly benefit visitors and
complement the range of visitor experiences
available in the locality, such as mobile food
vendors and learn to surf classes.
9.10 Built form
Density
O6 The density of development within the site No solution provided Complies – The density of
area— development is compatible with
a) is compatible with surrounding surrounding development.
development;
b) does not exceed— The maximum allowable density for the
i. for the Semi-Attached site is 132 persons. The proposed
Housing Zone: density is 66 persons. This
for sites between 500m2 and 599m2 inclusive development density is a reduction to
— 4.8 persons per hectare; that currently existing on site.
for sites 600m2 or more — 6.6 persons or 100
persons per hectare; Development form is consistent with
ii. for the Attached Housing the existing site modifications and
Zone—a maximum population impact on the natural site
density of 160 persons per characteristics.
hectare, with the following
exceptions:-
A. Lots 55-61 on RP90598 and
Lots 81-85 on RP92518 at
the corner of Noosa Drive
and Grant Street where the
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Specific Outcomes Probable solutions Proposal
allowable population density
is 320 persons per hectare
exclusively for the use of a
visitor hostel; and
B. Lot 4 on SP 100064 in
Serenity Close, where the
allowable population density
is 250 persons per hectare
C. Lot 110 on Plan
98016L19.DGW-RevA being
the Viridian Noosa Resort in
Viewland Drive where the
allowable population density
is 100 persons per hectare
exclusively for the use of
Visitor accommodation
Type 4
iii. Business Centre Zone—a
maximum population density
of 100 persons per hectare;
and
iv. Visitor Mixed Use Zone—a
maximum population density
of 280 persons per hectare;
and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native
vegetation and natural landforms.
Height
O7 Buildings and other structures— S7.1 Buildings and other structures Complies – The proposal results in a
a) present a building height consistent do not exceed a maximum building building height consistent with
with structures on adjoining and height of— structures on adjoining and surrounding
surrounding land; b) for the Business Centre Zone– land.
12m; or
b) do not exceed a maximum building c) for the Visitor Mixed Use The proposal does not exceed a height
height of— Zone— of 2 storeys/6m within 7m of the
i For the Business Centre i. Northern side of Hastings Hastings street alignment or a
Zone– 3 storeys; or Street— maximum of 4 storeys/15m for the
ii For the Visitor Mixed Use A. within 7m of the balance of the site with a 3 storey/12m
Zone— Hastings St presentation to the beach.
A. Northern side of Hastings alignment – 6m;
Street— B. balance area of site The development will not visually
within 7m of the – 15m with a 12m dominate the street or surrounding
Hastings St alignment presentation to the spaces; will preserve the amenity of
– 2 storeys; or beach; or surrounding land; respects the scale of
balance area of site – ii. Southern side of Hastings surrounding vegetation; and responds
4 storeys with a 3 Street— to the existing site modification and
storey presentation to A. within 10m of the topography.
the beach; or Hastings St or
B. Southern side of Hastings Noosa Drive Retention of existing trees along the
Street— alignments – 6m; beach foreshore adjacent to the site will
within 10m of the B. balance area of site ensure the existing mature vegetated
Hastings St or Noosa – 15m; or skyline is maintained.
Drive alignments– 2 d) for Attached Housing Zone—
storeys; or 12m with the exception of Lot
balance area of site – 4 on SP 100064 in Serenity
4 storeys; or Close, where a maximum
iii For Attached Housing Zone — height of 15m is permitted; or
3 storeys with the exception e) for any other zone— 8m;
of Lot 4 on SP 100064 in
Serenity Close, where a
maximum height of 4 storeys
is permitted; or
iv For any other zone— 2
storeys;
c) do not visually dominate the street or
surrounding spaces;
d) preserve the amenity of surrounding
land;
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e) respect the scale of surrounding
vegetation;
f) respond to the topography of the site
by minimising cut and fill (eg. stepping
down the site or using a suspended
pole construction); and
g) maintain a mature vegetated skyline.
Setbacks
O8 Buildings and other structures are S8.1 Buildings and structures Complies – The setbacks for the
appropriately designed and sited to— comply with the minimum setbacks Visitor Mixed Use Zone on the northern
a) provide amenity for users of the identified in Schedule 1 Minimum side of Hastings street are as follows:
premises as well as preserve the visual Boundary Setbacks. a) 2m, average of 4m from the front
and acoustic amenity of adjoining and boundary to Hastings Street for the
nearby properties; ground floor and 2nd storey;
b) preserve any existing vegetation that b) 7m from the front boundary to
will buffer the proposed building; Hastings Street above the 2nd storey;
c) allow for landscaping to be provided and
between buildings; c) 10m from the front boundary to The
d) maintain the visual continuity and Parade (Beach).
pattern of buildings and landscape
elements within the street; The development will comply with all of
e) protect public safety and property the abovementioned setbacks, with the
within erosion prone areas by ensuring exception of allowable eaves
such areas are maintained largely free encroachment into the 7m Hastings
of development; and Street setback.
f) protect the natural character and visual
amenity of coastal areas and Alternative Solution – side boundary
watercourses. setbacks specified for Visitor
Accommodation Type 4 Conventional
are half the building height in metres.
The building varies between about 10m
to 12m in height along the eastern
boundary and about 9.5m to 13m along
the western boundary. This would
require side setbacks from 5 - 6m along
the eastern boundary and 4.5 – 6.5m
along the western boundary.
Existing side setbacks vary from 1.8m
to 3m along the eastern boundary and
0m for the 2 storey commercial to 3m
for the residential along the western
boundary. The proposed side boundary
setbacks are 4.686m along the eastern
boundary and 5.2m along the western
boundary. Minor intrusions such as
eaves and screening devices occur
along parts of the building into these
setbacks. The proposed setbacks will
therefore result in a significant
improvement to the existing situation.
The proposed setbacks are not a
substantial departure from S8.1,
particularly given that reduced side
setbacks generally apply to nearly all
developments in the street. As
demonstrated by the proposal plans the
proposed setbacks are substantially
greater than the setbacks of the
adjoining developments. The resulting
space between buildings is consistent
with the existing character of the street
and will ensure an acceptable
development form and outcome is
achieved. The proposal meets the
intent of Specific Outcome O8.
Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot No solution provided Complies – The scale of the building is
ratio of buildings and other roofed structures— consistent with existing Hastings Street
a) results in a building scale that is development. The design of the
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Specific Outcomes Probable solutions Proposal
compatible with surrounding proposal does not present an
development; appearance of excessive bulk to
b) does not present an appearance of adjacent buildings and provides a
excessive bulk to adjacent properties, substantial reduction to the existing
roads or other areas in the vicinity of building form and appearance.
the site; Vegetation is retained where suitable
c) maximises the retention of existing and appropriate and allowance for soft
vegetation and allows for additional landscaping is provided between
soft landscaping between buildings; buildings. Removal of existing
d) allows for adequate area at ground vegetation is largely non-endemic or
level for outdoor recreation, exotic species. The proposal actively
entertainment, clothes drying and engages the beach and Hastings street
other site facilities; and on a ground floor level, provides area at
e) facilitates onsite stormwater the beach frontage for outdoor
management and vehicular access. recreation, and facilitates adequate
vehicular access and stormwater
management.
O10 Site cover does not exceed— Complies – Allowable site cover is
a) for the Detached Housing Zone—50% 45% or 2,125m2. Proposed site cover is
for a single storey building and 40% 2,125m2.
for a double storey building;
b) for the Semi-attached Housing Zone–
40%;
c) for the Attached Housing Zone–40%;
or
d) for the Visitor Mixed Use Zone–45%;
O11 For Multiple Housing Type 2, buildings N/A
have a maximum plot ratio of 0.45:1.
O12 For Multiple housing Type 3 or 4, Visitor Complies - The maximum allowable
accommodation Type 4 and the GFA is 5,288m2. Proposed GFA is
accommodation unit component of an 5,216m2.
Entertainment and dining business Type 3—
the maximum a gross floor area is equivalent
to the maximum allowable population in
persons multiplied by 40m2.
O13 For the Attached Housing Zone buildings
have a bulk and architectural scale that has a N/A
maximum plot ratio of 0.5:1 up to 1.0ha of site
area and 0.3:1 for that part of the site area
above 1.0ha.
O14 For the Visitor Mixed Use Zone the
maximum a gross floor area is equivalent to Complies- The maximum allowable
the maximum allowable population in persons GFA is 5,288m2. Proposed GFA is
multiplied by 40m2, provided that gross floor 5,216m2.
area does not exceed a total of 13,600m 2.
O15 For the Neighbourhood Centre Zone and
the Business Centre Zone, the maximum plot N/A
ratio does not exceed –
a) 0.8:1 for the first 2,000m2 of site area;
plus
b) 0.3:1 for the balance of the site area in
excess of 2,000m2.
O16 For the Detached house Zone and Semi-
attached Housing Zone—soft landscaping is N/A
provided and retained over a minimum of
20% of the site area.
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Specific Outcomes Probable solutions Proposal
Roof form
O17 Roof forms— S17.1 The main roof of the building Complies – The main roof line is a
a) contribute positively to the local has a roof pitch no less than 5 curved roof form and provides eaves
skyline; degrees and has roof forms a overhangs of a minimum 600mm wide.
b) complement the character of the minimum of 600mm wide;
locality; AND
c) use soft and articulated, pitched,
skillion or curved roof forms; S17.2 Buildings and structures do Alternative Solution – A roof top
d) avoid low pitched (eg. less than 5 not include roof top terraces. terrace is proposed in the development.
degrees) or box profiles/parapets; and The existing development comprises
e) do not create opportunities for numerous private and a communal roof
residents to overlook the private open top terrace. The site‘s ideal location
space areas of neighbouring properties. fronting Laguna Bay warrants the
inclusion of a roof top terrace to
maximise occupant amenity and the
holidaying experience for visitors. The
roof top terrace will have negligible
impact and will comply with specific
outcome O17 in light of the following:
the roof top terrace has been
carefully integrated in the middle
of the site, having substantial
setbacks from front, rear and side
boundaries;
The roof terrace will not be
dominant when viewed from
surrounding vantage points;
The roof terrace structures are
below the maximum height limit
and provides a soft lightweight
retractable sky shade awning
cover with a curved form
consistent with the main roof
form;
The rooftop terrace is a character
and feature that is consistent with
the majority of beach side
buildings in Hastings Street; and
The roof top terrace has been
positioned so as to avoid
opportunities for overlooking the
private open space areas of
neighbouring properties.
Flooding and drainage
O18 Buildings and other works are designed S18.1 Floor levels for habitable N/A – The site is not subject to
and sited to— rooms are not less than the specified flooding, or a minimum floor level.
a) provide flood free access to premises minimum floor levels;
and flood free habitable areas; AND
b) allow only minor, short term and S18.2 Where Council infrastructure Complies – The existing drainage
infrequent flooding of non-habitable is available— infrastructure will be adequate to
areas; a) any drainage (from buildings accommodate the proposed
c) ensure drainage does not adversely and land) flows to that development. The stormwater
impact upon other premises; and infrastructure; and Management Plan (Attachment C)
d) ensure filling or excavation does not b) the infrastructure has the demonstrates the proposed drainage
adversely impact upon other premises capacity to accept any solution.
by— additional loading.
i. causing ponding of water on
the site or nearby land;
ii. increasing flooding, which
adversely affects the safety or
use of any land upstream and
downstream; and
iii. adversely affecting the flow of
water in any overland flow
path.
Sloping sites and ridgelines
O19 Development on sloping sites— S19.1 Buildings and associated N/A - The site is not a sloping site.
a) is responsive to the natural topography accessways are not constructed on
of the site and minimises cut and fill; land with a slope greater than 25%
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Specific Outcomes Probable solutions Proposal
b) does not visually dominate the hill (1 in 4);
slope or interrupt the skyline; AND
c) is integrated with the natural site S19.2 Buildings are of split level
characteristics including vegetation; design that step down the slope or
and have suspended floor construction;
d) for Multiple housing, takes the form AND
of small separate buildings; S19.3 Cut or fill is less than 1.2m in
depth;
AND
S19.4 The distance between the
ground and the lowest part of the
floor of the building does not exceed
3m;
AND
AND S19.5 Buildings present no more
than 2 or 3 storeys at any one point.
O20 On steep slopes or ridgelines which are S20.1 No solution provided N/A - The site is not a sloping site.
visible from the major road network, areas of
public open space, the Noosa River or the
beaches—
a) new buildings and structures including
outbuildings, are designed so as not to
dominate or detract from the scenic
and environmental qualities of the site
and its setting; and
b) the external colour scheme of buildings
is designed to blend with the natural
elements of its surroundings.
Public transport node
O21 An accessible and safe public transport S21.1 A public transport node is Complies – The site will be serviced by
node is established and operated within located within Noosa Heads as the existing Hastings Street public
Noosa Heads that— identified in Schedule 5 — Map 1. transport service.
a) links public transport services to other
centres in the Shire and to key
destinations outside the Shire; and
b) forms part of an integrated transport
network that is accessible via
pedestrian and bicycle pathways.
9.11 Environment, Conservation and Recreation
Environmental and cultural heritage
values No solution provided Complies – The proposal will not have
O22 There are no significant adverse effects any adverse effects on cultural or
on biodiversity, native vegetation, habitats, environmental values.
landscape quality, water quality or cultural
heritage values, including those related to—
a) changes to natural drainage;
b) disturbance to any of the wetland
systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments
off site;
e) unmanaged public access;
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 The integrated open space network is S23.1 Open space corridors and N/A – The site is not identified in
established, enhanced and protected existing native vegetation in areas Schedule 5 – Map 4 as being part of the
throughout the locality to— indicated in Schedule 5 – Map 4 are Open Space Network.
a) provide for both passive and active protected from fragmentation and
recreational pursuits; encroachment by development. Nonetheless the development positively
b) provide connectivity for pedestrians contributes to the open space network
and cyclists; through the establishment of a new
c) provide access to community uses and public access pathway between
buildings, public open space and Hastings Street and the beach.
recreation areas, the beaches, Noosa
National Park and Noosa River;
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Specific Outcomes Probable solutions Proposal
d) provide habitat connectivity for wildlife;
e) protect watercourses and drainage
lines;
f) protect vegetation on steep slopes; and
g) form a scenic backdrop for residential
development.
Pedestrian and bicycle pathways
O24 Safe and convenient pedestrian and S24.1 Pedestrian and bicycle Complies – While not required by
bicycle pathways are provided and retained pathways are provided and retained Schedule 5, the development proposes
between and around key destinations. where indicated in Schedule 5 – Map a formalised pedestrian link at the
2; western side of the site between
AND Hastings Street and the beach.
S24.2 Contributions toward a Can comply – While the site is subject
Pathways Network are provided in to pathway contributions under PSP20,
accordance with PSP20. we request that consideration be given
to the proposed pedestrian path
through site as constituting works in
lieu of payment
Recreational opportunities
O25 Key recreation focal points, including No solution provided Complies – The proposal will not
Noosa National Park, Noosa River foreshore negatively affect any of the mentioned
and mouth, Noosa Main Beach and Lion’s recreational focal points.
Park are maintained without significant
changes to their landscape character,
including as a result of increased
infrastructure.
Specific Outcomes and Probable Solutions for the Visitor Mixed Use Zone
Table 9.15
Specific Outcomes Probable solutions Proposal
9.23 Consistent uses
O46 The following defined uses and use
classes are consistent uses and are located in No solution provided Complies – The proposed uses are
the Visitor Mixed Use Zone— consistent within the Visitor Mixed Use
Zone.
a) Commercial business;
b) Entertainment and dining business Types
1 or 2;
c) Home-based business Type 1;
d) Retail business Types 1 or 2;
e) Education Type;
f) Wellbeing Type 2;
g) Transport Types 1 or 5;
h) Ancillary dwelling unit;
i) Multiple housing Types 2, 3, 4 or 5; and
j) Visitor accommodation Types 2 or 4.
9.24 Inconsistent uses
O47 The following defined uses and use
classes are inconsistent uses and are not No solution provided N/A - The proposed uses are
located in the Visitor Mixed Use Zone— consistent uses.
a) All Agricultural Uses;
b) Entertainment and dining business Type
3;
c) Home-based business Types 2 or 3;
d) Industrial business;
e) Retail business Types 3, 4 or 5;
f) Education Types 1, 2 or 3;
g) Emergency service;
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Specific Outcomes Probable solutions Proposal
h) Open space;
i) Wellbeing Types 1, 3 or 4;
j) Service and utility;
k) Transport Types 2, 3, 4, 5 or 6;
l) Detached house;
m) Multiple housing Type 1; and
n) Visitor accommodation Types 1 or 3
9.25 Effects of use
Character and amenity
O48 Hastings Street is predominantly S48.1 The number of non residential Alternative Solution – The proposed
residential in nature with non-residential uses tenancies developed on a site does not development will reflect the existing
limited to the ground floor. exceed the rate of 1 per 20 mix of retail, with the existing upper
accommodation units or dwelling units; level shops removed. All commercial
provided that non-Residential Uses will be retained at ground level.
with a use area over 100m2 are Existing development comprises 12
calculated as 2 tenancies. tenancies with the proposal also
including 12 tenancies.
O49 Mixed-use development, incorporating
S49.1 No development has a non- Complies – the proposed commercial
Visitor accommodation, is designed and
Residential Use component of more component has a GFA of less than 20%
operated to ensure Business Uses and
Community Uses do not have any adverse than 20% of the gross floor area on of the overall GFA - 759m2 (14.5%).
impact on the amenity enjoyed by residents and the site; This is a reduction of the existing
visitors, including impacts associated with— AND commercial that exceeds 900m2.
a) visual and acoustic privacy;
b) safety and security; and
c) lighting; S49.2 No single Business Use has a Complies – No commercial tenancy
use area in excess of 300m2; exceeds 300m2.
AND
S49.3 Business deliveries are To Comply – Business deliveries will
undertaken only between the hours of only be undertaken between the hours
6am to 7pm; of 6am & 7pm.
AND
AND S49.4 Business Uses operate only To Comply - Business uses will not
between the hours of 7am and 9pm operate outside the hours of 7am and
with the exception of Entertainment 9pm, with the exception of
and dining business, which may Entertainment and dining businesses.
operate until 2am.
AND
O50 The character and amenity of the street is S50.1 Residential Uses are located Complies – the residential uses are
protected through— above the ground floor level. located on the upper floors.
a) a single access point to the
development; The proposal includes a single
b) dense street planting and a variety of vehicular access, street planting
alfresco dining and sitting areas serving opportunity, small separate building
as local meeting places; forms rather than a large single bulking
c) small separate buildings, rather than building, with ground level uses
large single bulking buildings; and providing active shop fronts.
d) uses on the ground floor level being
Business Uses such as shops, cafes,
restaurants that create active building
fronts, with accommodation units
located above.
Entertainment and dining business uses
O51 Entertainment and dining business uses S51.1 Entertainment and dining Complies – all restaurant uses will be
are designed to avoid:- business uses do not include drive- for on-site dining only.
creating excessive traffic or amenity impacts on through facilities for purchasing food or
Hastings Street; or alcohol.
interrupting the pedestrian flow along footpaths.
Pedestrian connectivity and scenic
amenity
O52 Vistas from Hastings Street to the beach S52.1 No solution provided Complies – While no visitas from
are protected and enhanced; Hastings Street to the beach currently
AND exist, the proposal results in the
creation of new vista opportunities.
O53 Pedestrian links from Hastings Street to S53.1 No solution provided Complies – While no pedestrian link
the beach, adjacent parkland, national park, currently exists, a pedestrian link will
foreshores, reserves and residential be created at the western side of the
neighbourhoods are enhanced;
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AND site between Hastings Street and the
beach, fostering visual permeability
and easy access.
O54 Fences between buildings and the beach S54.1 Fences between buildings and Complies – the beach front will
are designed and sited to be sympathetic with the beach— largely be unfenced. Fencing will be
the scenic amenity of the beachfront and do not are no more than 1.2m in height; provided for security and will comprise
degrade the beachfront character. are of open construction (at least 50% a combination of glass pool fencing,
transparent); incorporate lightweight 1.2m high and 1.8m high generally
materials; and open construction. The 1.8m high
incorporate dark colours to blend with fencing is only proposed for a small
the natural landscape. section near the proposed public
walkway for privacy and security
purposes.
Visitor accommodation Type 4
O55 Lot 7 on RP802632 being the Noosa No solution provided. N/A
Sheraton Resort in Hastings Street is
developed and maintained for Visitor
accommodation Type 4 and offers associated
Business Uses.
9.26 Built form
Streetscape character
O57 Development— S57.1 Ground floor uses have at least Complies – The ground floor
a) respects and complements the existing 50% transparent glazing to shopfronts commercial tenancies will incorporate a
neighbourhood character; to create active street fronts. minimum 50% transparent glazing.
b) addresses the street and contributes
positively to the streetscape;
c) incorporates attractive and
contemporary designs;
d) contributes positively to the skyline with
pitched roofs;
e) provides variation and vitality in setback
alignment;
f) incorporates outdoor dining or
landscaped areas;
g) includes covered pedestrian entrances to
premises;
h) varies in line and plane;
i) employs landscape designs in front
building setback areas and footpath
areas that are in character with existing
streetscape themes;
j) provides for a variety of balconies,
verandas, railing treatment and awnings
but with limited covering of pedestrian
areas;
k) uses a variety of building materials to
add to the diversity and visual interest
within the streetscape; and
l) provides separate entrances for
Business Uses and Residential Uses
within the one building.
Carparking and access S58.1 and S59.1 and S60.1
O98 On-site covered and open carpark areas Parking spaces are located such that—
are generally screened from the street to avoid a) open carparking spaces are Complies – The parking area will be
visually dominating the streetscape and concealed from the Hastings concealed from Hastings Street
detracting from the pedestrian orientated Street and Noosa Drive
character of Hastings Street; frontages;
AND b) a single ingress or egress Complies – a single entry and exit is
O99 Hastings Street is maintained as a narrow point is provided for all provided.
traffic way, whilst allowing for parking and carparking;
loading of vehicles on the street; c) a 6m landscaped setback is Complies – a landscaped setback is
AND provided between the parking not applicable.
O59 On site covered carparking areas are
spaces and the road reserve;
accessible to residents, customers, staff and
and
visitors during business hours.
d) they are accessible to patrons Complies – The parking area will be
and staff during business hours accessible during business hours.
with security gating only
activated for Commercial
Uses outside of business hours.
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5.3.2 Residential Uses Code
Table 14.21
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Proposal
(Code Assessable)
14.52 Effects of Use
Electricity supply infrastructure
O1 The development does not adverselyS1.1 No solution provided Complies – The site currently has
impact on existing or future electricity
S2.1 Development for uses adjacent to adequate electricity supply and
supply infrastructure; or within 50m of an existing electricity connections to cater for the proposed
AND substation incorporates noise development. It is proposed that the
O2 All uses and works maintain an attenuation measures to mitigate noise existing transformer situated on the site
adequate safe distance from electrical
impacts; be relocated, subject to approval from
infrastructure including substations,
AND ENERGEX. The relocation of the
overhead powerlines, power poles and S2.2 Buildings and structures (including transformer will be subject to Energex
transformers. swimming pools, sheds, tennis courts or construction standards and access
outbuildings) are not constructed under requirements. This may require future
overhead electricity transmission lines, amendments to the existing street
or within electricity easements; frontage works. The relocation of the
AND transformer is seen as a positive
S2.3 A minimum separation distance is contribution to the street as it is
maintained from the electricity currently highly visible, detracting from
transmission line to the closest boundary the overall street amenity. The site is not
of habitable buildings and child activity located within 50m of an electricity
areas, as follows— substation or under overhead electricity
a) 20m for transmission lines up to transmission lines or within electricity
132kV; easements.
b) 30m for transmission lines between
133kV and 275kV; and
c) 40m for transmission lines greater
than 275kV.
14.53 Environmentally Sustainable Building Design
Hot Water Systems
O3 Hot water systems are installed and S3.1 All hot water systems installed To Comply – The proposal will include
operated to support the efficient use of are— hot water systems as prescribed by the
natural resources and minimise a) solar systems; or electric heat applicable probable solution.
consequent pollution such as pump systems; or
greenhouse gas emissions. b) natural gas or
c) 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 building17 N/A – The site is located within a
and operated to support the efficient use other than a Detached House or reticulated water service area.
of water; Multiple Housing Type 1 Relative or
AND Employee, where located outside a
reticulated water service area, a
O5 On-site water storage is adequate rainwater tank is to be installed with the
for occupants every day use and fire following minimum storage capacities—
fighting purposes. a) Where no more than 3 bedrooms –
45,000 litres; or
b) Where more than 3 bedrooms –
60,000 litres;
AND
There is 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 in S4.1 & S5.1
can be included within the water
required in a) & b) providing it is
accessible for the purpose of fire fighting
at all times and not used for other
domestic purposes.
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Proposal
(Code Assessable)
Erosion and sediment control To Comply – A detailed erosion and
O6 Development does not cause erosion No solution provided. sediment control plan will be prepared
or result in transport of sediments off- Advisory Note for approval as part of the operational
site. Persons undertaking development, works stage. This plan will form part of
including building work, are required an overall Construction management
under the Environmental Protection Plan.
(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.
14.54 Amenity and Built form
Safety and security
O7 For Multiple Housing Types 2, 3 S7.1 The building entrance is clearly N/A – The proposed use is Visitor
and 4, buildings and outdoor spaces are identifiable and visible from the street, Accommodation Type 4.
designed to protect the personal security footpath and driveway;
and safety of residents by allowing for AND
natural surveillance
S7.2 The internal path network has
clear sightlines to the dwelling entry and
street access points;
AND
S7.3 Visitors have direct access to the
entrance without passing through private
outdoor living areas.
Emergency access N/A – The proposed use is Visitor
O8 For Multiple housing Type 3, 4 & No solution provided Accommodation Type 4.
5, site design and layout ensures
efficient access and egress for
emergency vehicles
Basement drainage Complies – The basement parking area
O9 Buildings and access works are S9.1 Enclosed car parking and will gravity drain. The stormwater
designed and sited to protect persons manoeuvring areas are constructed at a management plan (Attachment C)
and property in the event of a flood and level that permits the parking area to demonstrates this drainage ability.
power failure. drain from the site by gravity means,
without the need for mechanical
pumping.
Separation of incompatible uses Complies – All bedroom windows are
10 Development is designed to minimise more than 3 metres away from
noise carrying between dwelling units or S10.1 Bedroom windows are at least driveways or carparking areas of
accommodation units by locating noise 3m away from shared driveways or adjacent units.
sensitive spaces such as bedrooms away carparking areas of adjacent dwelling
from noise generating areas of the units or accommodation units.
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, Complies – The majority of plant and
associated with Residential Uses are including pool and spa pumps, pool equipment will be contained in
designed and located so as not have an heaters, air-conditioning units and designated areas at basement level and
adverse impact on the visual amenity of refrigeration units are— will be housed in rooms. Same plant will
the site or surrounding areas. a) where located at ground level, be located at roof level and which will be
screened by fencing 1.5m in height integrated in the roof design so that it is
or dense vegetation of at least not visible from the street or adjoining
1.5m in width incorporating properties.
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
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Proposal
(Code Assessable)
line and plane of the building and
roof design and do not project
beyond the height or width of the
building when viewed from the
street and adjoining properties.
Ancillary recreation uses
O12 Ancillary recreation uses, such as S12.1 If the use involves ancillary use N/A
outdoor tennis courts and half netball of outdoor courts including tennis courts,
courts, do not have an adverse effect on half courts and netball courts—the use
the amenity enjoyed by users of complies with the requirements in
adjacent or nearby premises. Section 2 of PSP8 Tennis and Other
Courts.
Privacy
O13 For Multiple Housing Types 2, 3 S13.1 Transparent doors and windows N/A – The proposed use is Visitor
and 4, building and structures are are designed and located so they do not Accommodation Type 4.
designed and sited to ensure the visual directly face transparent doors or
privacy of residents of the development windows or the private open space areas
and neighbouring properties is of other dwelling units within 10 metres;
protected. AND
Figure 14.2 Privacy Measures S13.2 Planter boxes, louvre screens,
pergolas, landscaping and architectural
design of balconies are used to screen
the ground floor private open space of
dwelling units or accommodation units
from upper level units (refer to Figure
14.2 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
O14 For Multiple housing, buildings S14.1 Development does not reduce N/A – The proposed use is Visitor
and structures are designed and sited so sunlight to at least 50% of the private Accommodation Type 4.
as not to unreasonably diminish the open space areas of any adjoining
existing sunlight to adjoining residences residences to less to than 2 hours
and associated private open space between 9am and 3pm on any day of
areas; the year;
AND OR
S14.2 Where overshadowing by existing
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 14.3— Preventing
overshadowing)
Figure14.3—Preventing
overshadowing
PLAN – ILLUSTRATES DWELLINGS THAT
ARE SITED TO MAXIMISE SOLAR
ACCESS
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Proposal
(Code Assessable)
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 O 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
O15 Multiple housing is designed and WHEN THE SUN IS LOW.
sited to minimise the extent of shadows
cast on solar photovoltaic cells on roofs S15.1 No solution provided
of adjoining buildings.
Sloping sites
O16 On sloping sites, buildings and S16.1 Buildings and structures on N/A - The site is not a sloping site.
structures are designed to maximise the sloping sites—
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.
5.3.3 Visitor Accommodation Code
Table 14-31 – All Visitor Accommodation
Specific Outcomes Probable Solutions Proposal
14.82 Effects of use
Electricity infrastructure
O1 The development does not adversely impact S1.1 No solution provided Complies – It is proposed that the
on existing or future electricity supply existing transformer situated on the site
infrastructure; S2.1 Development for uses adjacent be relocated, subject to approval from
to or within 50m of an existing ENERGEX. The relocation of the
electricity substation incorporates transformer will be subject to Energex
AND noise attenuation measures to construction standards and access
mitigate noise impacts; and requirements. This may require future
amendments to the existing street
O2 All uses and works maintain an adequate
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Specific Outcomes Probable Solutions Proposal
safe distance from electrical infrastructure S2.2 Buildings and structures frontage works. The relocation of the
including substations, overhead powerlines, (including swimming pools, sheds, transformer is seen as a positive
power poles and transformers. tennis courts and outbuildings) are not contribution to the street as it is
constructed under overhead electricity currently highly visible, detracting from
transmission lines, or within electricity the overall street amenity. As such the
easements. development will not negatively impact
on existing electrical infrastructure. The
site is not within 50m of an electricity
substation or under overhead electricity
transmission lines or within electricity
easements.
Siting
O3 Visitor Accommodation provides access No solution provided Complies – The site is in immediate
to valued features, facilities or attractions of the vicinity to Hastings street, Noosa‘s Main
Shire including— Beach, and also close to the Noosa
a) the beach; River Mouth, and the National Park.
b) other natural features; The proposal also incorporates a new
c) visitor attractions and services; pedestrian walkway connecting Hasting
d) town or village centres; or Street to the beach.
e) the Noosa Trail Network.
Scale
O4 Visitor accommodation is at a scale and No solution provided Complies – The development is of a
nature complementary and respectful to its scale consistent with the existing
surroundings and does not unduly impact on character of Hastings Street.
adjacent or surrounding land uses or the
amenity of the surrounding area.
Mitigation of noise impacts
O5 Development is designed and sited to S5.1 Visitor accommodation is not Compiles – the site is not located
avoid adverse noise impacts associated with located along parts of the major road along parts of the major road network
neighbouring noise sources by— network which have a legal speed limit which have a legal speed limit of
a) locating the use away from major noise of 80km/hr or above, and is setback 80km/hr or above, or in vicinity of the
sources such as busy roads or rail corridors: or 40m from the North Coast railway North Coast railway line.
b) applying appropriate noise attenuation line.
measures into the development.
14.83 Effects of works
Water supply and conservation
O6 On-site water storage is designed and No solution provided Complies – The site will incorporate
operated to support the efficient use of water water retention and reuse strategies.
and is adequate for the intended use.
Effluent disposal
O7 The provision of an effluent disposal No solution provided Complies – The site will be connected
system is provided to maintain acceptable to Councils reticulated sewerage
public health standards and avoid system.
environmental harm.
14.84 Amenity
Safety and security
O8 For Visitor accommodation Type 4, S8.1 The building entrance is clearly Complies – The building entrance is
buildings and outdoor spaces are designed to identifiable and visible from the street, clearly identifiable and visible from the
protect the personal security and safety of footpath and driveway; street, footpath and driveway.
residents by allowing for natural surveillance AND
S8.2 The internal path network has The internal path network has clear
clear sightlines to the dwelling entry sightlines to the dwelling entry and
and street access points; street access points
AND
S8.3 Visitors have direct access to the Visitors will have direct access to the
entrance without passing through entrance without passing through
private open space areas. private open space areas.
Emergency access
O9 For Visitor accommodation Type 2 or No solution provided Complies – The development will
4, site design and layout ensures efficient provide safe and accessible emergency
access and egress for emergency vehicles. vehicle access.
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5.3.4 Business Uses Code
Table 14-5 for all Business Uses
Specific Outcomes Probable Solutions Proposal
14.17 Effects of use
Electricity infrastructure
O1 The development does not adversely impact S1.1 No solution provided Complies – It is proposed that the
on existing or future electricity supply existing transformer situated on the site
infrastructure; S2.1 Development for uses adjacent be relocated, subject to approval from
to or within 50m of an existing ENERGEX. The relocation of the
electricity substation incorporates transformer will be subject to Energex
AND noise attenuation measures to construction standards and access
mitigate noise impacts; and requirements. This may require future
amendments to the existing street
S2.2 Buildings and structures frontage works. The relocation of the
O2 All uses and works maintain an adequate
(including swimming pools, sheds, transformer is seen as a positive
safe distance from electrical infrastructure
including substations, overhead powerlines, tennis courts and outbuildings) are not contribution to the street as it is
power poles and transformers. constructed under overhead electricity currently highly visible, detracting from
transmission lines, or within electricity the overall street amenity. As such the
easements. development will not negatively impact
on existing electrical infrastructure. The
site is not within 50m of an electricity
substation or under overhead electricity
transmission lines or within electricity
easements.
14.18 Amenity
Noise
O3 Development is designed and sited to avoid No solution provided Complies – The development will not
noise emissions that unreasonably diminish the result in any adverse noise emissions.
amenity of the area or surrounding uses. No emissions above that which would
occur in the present situation are
anticipated.
Mechanical plant and equipment and
storage areas
O4 Mechanical plant and equipment (including S4.1 Mechanical plant and equipment Complies – The majority of plant and
air conditioning equipment) and storage areas are— equipment will be contained in
are designed and located to— a) located more than 2m from any designated areas at basement level and
avoid adverse visual impacts when viewed from property boundary; will be housed in rooms. Same plant
the street and adjoining properties; and b) where located at ground level, will be located at roof level and which
visually integrate with the building design. screened by fencing 1.5m in will be integrated in the roof design so
height or dense vegetation of at that it is not visible from the street or
least 1.5m in width incorporating adjoining properties.
grouped trees and shrubs with
maximum separation distance of
1m measured from the centre of
the tree or scrub; and
c) are visually integrated into the
line and plane of the building and
roof design and do not project
beyond the height or width of the
building when viewed from the
street and adjoining properties;
AND
S4.2 For Industrial business and N/A
Retail business Type 3, materials
stored outside of a building do not
exceed 4m in height or half the height
of the on-site buildings whichever is
the greater.
Safety and security
O5 All property boundaries are clearly S5.1 Boundaries are identified by Complies – The perimeter site
identifiable with public and private spaces such means as - fencing; or changes boundaries will be retained as they
clearly defined. in surface materials or levels; or currently exist. Fencing and or
landscape treatments. landscaping will clearly define the
boundaries.
O6 All premises and access routes are clearly
identifiable to all persons, particularly S6.1 All premises are identified by the Complies - A street number will be
emergency services personnel. provision of the street number in a clearly identifiable from Hastings Street
prominent location, preferably near frontage.
the site entry, (i.e. on the kerb or
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Specific Outcomes Probable Solutions Proposal
letterbox or by signage on the building
or site).
O7 All building entries are designed to be S7.1 The number of entrances and Complies - The main entrances to the
obvious and easily identifiable. exits are limited and main building building will be clearly visible at street
entrances/exits are located at the level on Hastings Street.
front of the site, in view of the street.
Where this is not possible, due to site
or existing building constraints, a well
defined path is provided to the
entrance/exit; and
S7.2 All entrances/exits to buildings, Complies - All entrances/ exits will be
are lit and signed, and signage lit and signed, including hours of
includes hours of operation; and operation
S7.3 Entrances/exits are located to Complies – The development design
provide a direct link to driveways and incorporates ready access to driveways
carparking areas; and and the car park.
S7.4 Recessed doorways are avoided Complies - There are no recessed
where the recess is of sufficient size to doorways proposed.
conceal a person. Where recessed
doorways are unavoidable, measures
are used to enhance safety, as
follows—
a) good lighting installed;
b) strategically placed mirrors
installed;
c) angled approaches provided;
or
d) gates which restrict access
provided.
Complies – The windows and main
O8 Uses are arranged within buildings and on S8.1 Windows and main entrances entrance are positioned to allow for
sites to enable external areas to be monitored. are positioned to allow for casual casual surveillance.
surveillance.
Complies – The communal open space
O9 Communal open space, including S9.1 Communal open spaces, is located towards the beach frontage.
congregation and seating areas, is located including congregation and seating
where it can be monitored. areas are situated where they are in
the line of sight of windows, doors
and/or balconies/verandahs of
buildings, or can be seen from a street
or other public space.
Complies – Elements of the probable
O10 Buildings and structures are designed to S10.1 Buildings or structures that are
solutions will be implemented where
minimise opportunities for vandalism. visible from a public street or
appropriate in the development.
laneway—
a) avoid the use of solid fences
and blank walls which attract
graffiti. Where solid blank
surfaces are unavoidable,
measures in the form of
landscaping, creepers, murals,
vandal resistant paint, etc are
used; and
b) use toughened glass, security
screens and other measures
(but not including security
shutters that obscure the view
of shopfronts) are used in
windows which are provided at
ground level, to deter break
and enters; and
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Specific Outcomes Probable Solutions Proposal
c) use hardy vandal proof
materials and anti-graffiti paint
are used in the construction of
buildings.
O11 Lighting of appropriate intensities is S11.1 Lighting of appropriate To Comply – Appropriate lighting will
provided to maximise safety. intensities is provided which satisfies be installed
the requirements of Australian
Standard AS1158: Public Lighting
Code, unless otherwise specified in
this Code; and
S11.2 External lighting of a
graduated intensity is provided which
starts at a lower level of brightness at
the perimeter of the site and rises to a
higher level at the entrance to
buildings or at the centre of the site;
and
S11.3 Lighting is directed onto the
site and away from neighbouring
properties; and
S11.4 Vandal-resistant lighting is
used in public and publicly accessible
areas.
Shower and storage facilities
O12 For Commercial business or Retail S12.1 At least 1 unisex shower and Complies – these facilities will be
business premises with a gross floor area 1m3 of locker or cupboard space is incorporated.
exceeding 500m2, shower and storage facilities provided for every 500m2 of gross
are provided to meet the needs of owners and floor area.
staff.
Site facilities
O13 Waste storage areas, external storage S13.1 Waste storage areas, external Complies – the bin store area is
areas and loading docks do not detract from the storage areas and loading docks are located underground in an enclosed
visual amenity of the streetscape or cause situated to the rear of the building or airconditioned room adjacent the
nuisance to adjoining properties. under the ground; parking area. The room is large enough
OR to allow for separation of waste and
S13.2 With the exception of the recyclable items ie cardboard, glass and
access way, waste storage areas, oil.
external storage areas and loading
docks are visually screened by
landscaping or fencing.
Environment & heritage values
O14 There are no significant adverse effects on No solution provided Complies – The proposal will not result
the biodiversity, natural vegetation, native Advisory note in any adverse effects on environment
wildlife, habitats, landscape quality, water PSP24 – Effluent Disposal details or heritage values.
quality or heritage values, including those requirements for the design and
related to— siting of effluent disposal systems
a) changes to natural drainage; where located outside a
b) disturbance to any of the wetland sewerage service area.
systems; Compliance with PSP24 will be
c) management of landslide and fire risk; considered as part of Council‘s
d) erosion and the transport of sediments assessment of the plumbing and
off-site; drainage application.
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and behaviour;
and
h) disturbance of buildings and features,
including natural features, of heritage
significance.
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Table 14-6 Entertainment & Dining Business or Retail Business Types 1 or 2
Specific Outcomes Probable Solutions Proposal
Effects of use
Noise and visual amenity
O15 Uses maintain a satisfactory level of S15.1 For uses involving outdoor N/A – these facilities are not included
acoustic and visual amenity for surrounding courts including tennis courts, half in the proposal.
uses. courts and netball courts—the use
complies with the requirements in
Section 2 of PSP8 Tennis and other
Courts.
Outdoor dining areas
O16 Outdoor dining areas are designed and S16.1 Walls to outdoor dining areas To Comply – The proposed outdoor
located so that— are— dining areas will incorporate these
a) structures are aesthetically pleasing and a) if facing a roadway or other solutions.
in keeping with the existing character of public area, transparent;
the area, including the architecture of b) not made of flexible, roll-up or
the associated building; drop plastic sheeting;
b) outdoor dining adds to the landscaped c) separated from the floor and
streetscape without increasing perceived any roof by a minimum vertical
building bulk; gap of 500mm; and
c) temporary walls or roofs are stored d) if detachable or collapsible, are
when not in use and secured at all only used during inclement
times; weather;
d) adequate air movement is available; and AND
e) structures do not impede the movement S16.2 Roof, walls or other structures
of pedestrians or vehicles; do not extend beyond the boundaries
AND of the premises;
AND
S16.3 The outdoor dining area
complies with Planning Scheme Policy
PSP14 Outdoor Dining;
AND
O17 Adequate clearways and head clearance S17.1 Roof structures over outdoor
are provided to allow safe movement of users of dining areas have a minimum
the premises. clearance height of 2.1m.
5.3.5 Landscaping Code
The overall outcome is the achievement of a high quality of landscape design that—
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and cultural
values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to protect and
enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density commensurate with
building height, bulk and scale to buffer development and conflicting land uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: An assessment against the specific outcomes of the Landscape Code is included as
Attachment F. This assessment demonstrates that the proposal achieves the specific outcomes of the
Code having regard to the Landscape Concept Plan prepared by LandGraphics, included as Attachment
D and the landscape area/calculations shown in the proposal plans included as Attachment A.
With regard to landscape are provision, the Landscape Code requires for the Visitor Mixed Use Zone a
minimum 10% of the site area to be landscape; but specifies for Visitor Accommodation Type 4
Conventional a minimum landscape area of proposed population in persons x 30m 2, providing that 60% of
this requirement is soft landscaping. In this regard based on the zoning provision a minimum 472.2m2 is
required and based on the use provision 1,980m2 (42%) is required, which is to comprise 1,188m2 (25%)
of soft landscaping. While the proposal easily achieves the zoning based requirement, the use based
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requirement has not strictly been achieved. We further note that no development in Hastings Street
would comply with the proposed population in persons x 30m 2 requirement and has been based on the
superseded scheme requirement of proposed population in persons x 14m2, which has also been applied
to redevelopment under the current Noosa Plan. Under these provisions we would be required to achieve
924m2 of landscaping.
Plans SK4009 and SK 4010 included within Attachment A details the landscape calculations for the
proposal. These calculations detail both ground level ‗deep planting‘ ability together with the extent of
podium level landscaping, all of which contribute to the landscape outcome. Plan SK4009 shows that
600m2 of deep planting area can be achieved at ground level, which is increased to 835m 2 when the area
subject to the ‗structured cell technology‘ (detailed in the Landscape Concept plans) is included. We note
that these calculations include all of the area along the western boundary which comprises the proposed
public pedestrian walkway between Hasting Street and the beach. Given the significant community
benefit resulting from this proposed walkway, it is requested that Council give full credit of this area
towards the landscape calculations as if this pathway were not there. While the pathway could be
removed from the development proposal and this area fully utilised as soft landscaping, we consider the
benefits of inclusion to far outweigh the alternative. While this ground level landscape area does not
achieve the current requirement of the Noosa Plan, it achieves the requirement of the superseded scheme
consistent with all existing Hastings street developments. Plan SK 4010 details the podium landscaping
and shows that 573m2 of soft landscape area is provided together with 610m2 of pool area and 823m2 of
hardscape. The calculations of ground and podium landscaping do not overlap and provide separate areas
that contribute to the overall landscape and amenity outcome. The total landscaping achieved is 3022m 2.
It is considered that the proposed landscape outcome will provide a substantial amenity contribution to
site and street, is consistent with the existing character of Hastings Street and complies with the specific
outcomes of the Landscape Code.
5.3.6 Engineering Works Codes
The Engineering Works Codes applicable to the proposed development will be:
o Driveways and Car Parking Code
o Earthworks Code
o Erosion and Sediment Control Code
o Existing Services Code
o Waste Management Code
o Water Sensitive Design Code
o Water Supply and Sewerage Reticulation Code
These Codes are mostly relevant to the operational and construction works phases of the development,
and contain many provisions that can not be addressed at the Material Change of Use stage. As such, a
detailed assessment of the codes will be undertaken prior to the commencement of the latter phases.
Relevant comments in relation to the Engineering works codes are addressed below.
Driveways and Car Parking Code
A Traffic Impact Assessment has been prepared by Cardno Eppell Olsen and included as Attachment H.
This report demonstrates that that the proposal will result in reduced traffic and parking demand; provides
a sufficient and appropriate level of retail visitor, staff and resident parking within the context of Hastings
Street; provides a safe, accessible parking provision and is acceptable in terms of its effects on traffic.
Earthworks Code
The proposal does not involve any substantial extent of earthworks and generally follows the existing
development footprint and basement excavation.
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Ken Hicks & Associates September 2008 Waste Management Code The proposed development does not include any uses that may result in unusual or non-standard waste collection or management requirements. A full waste management plan for demolition, construction and operational phases of the development will be prepared as part of a subsequent Operational Works application. Water Sensitive Design Code The Stormwater Management Plan includde as Attachment G provides for rainwater harvesting and detention strategies as required by the Water Sensitive design Code. Further details will be addressed as part of a subsequent Operational Works application. Town Planning Report Material Change of Use – Visitor Accommodation Type 4 Conventional, Retail business Type 2 Shop & salon, and Entertainment and dining business Type 1 Food & beverages Page 30 9 - 21 Hastings Street, Noosa Heads
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Ken Hicks & Associates September 2008
6.0 REFERRAL AGENCY – ENVIRONMENTAL PROTECTION
AGENCY
The application will be referred to the Queensland Environmental Protection Agency (EPA) due to its
inclusion in a Coastal Management District (refer to Figure 5 below).
The impact of the end use on the Coastal Management District will be no more significant than that of the
existing development on the site. During construction, the values of the adjoining coastline will be
protected through the implementation of an approved Construction Management Plan. This plan will
incorporate an erosion and sediment control plan, etc. The development will also operate under an
approved stormwater management plan.
Figure 5 Extract from South East Queensland Coastal Management District Sheet 13.1 Noosa.
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7.0 TOWN PLANNING GROUNDS
It is considered that the subject development proposal is worthy of Council support on the basis of a
number of key town planning grounds, which can be summarised as follows:
The proposed uses are consistent uses within the Visitor Mixed Use Zone under the
Noosa Plan and the development will promote the intent of the Plan for Hastings
Street as a premier tourist destination;
The proposal satisfies the provisions of relevant Planning Scheme Codes to the extent
that where Probable Solutions cannot be directly met, the development adequately
addresses the Specific Outcomes;
Where development parameters are not strictly complied with, the proposal offers
outcomes that will in practice be functional, and are consistent with existing uses in
the direct vicinity;
The proposed development constitutes a reduction in built form, site cover, gross floor
area and residential density from that of the existing situation, thereby reducing
existing streetscape and character impact and traffic volumes;
The scale of the development is appropriate for the site and incorporates a varied
structural form as opposed to an imposing, bulky building;
The proposed development is a mixed use of the highest quality, and will enhance the
visual environment and amenity values of the Hastings Street area;
The proposal incorporates a pedestrian link from Hastings Street to the beach,
providing a substantial community benefit, fostering a sense of legibility and ease of
movement through the site; and
The proposed buildings will be of a height, scale and general form that is consistent
with the existing built form and future intent of the area.
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8.0 CONCLUSION
This planning report has been prepared to accompany an application for Material Change of Use
(Development Permit) for:
o Visitor accommodation Type 4 Conventional;
o Retail business Type 2 Shop & salon; and
o Entertainment and dining business Type 1 Food and beverages.
The site for the proposed development is situated at 9-21 Hastings Street, Noosa and is described as:
o Lots 4 and 5 on RP893438;
o Lots 4-11, 14-17 & 22-24 and common property on BUP4864;
o Lots 28-39 and common property on SP103607; and
o Lot 12 on RP908660.
The report has outlined a comprehensive assessment of the proposed development (in the context of the
site) against all relevant sections of The Noosa Plan. This assessment has demonstrated that the
proposed development achieves consistency with the key provisions of the Plan, both in terms of Probable
Solutions and Specific Outcomes.
The development will be an asset to the Noosa area of the Sunshine Coast region, delivering a mixed-use
outcome of the highest quality that will result in a commensurate community benefit.
In light of the above, and all information presented in this report, approval of the application is warranted
subject to the imposition of reasonable and relevant conditions.
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