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Annexure D - Eastern Beaches Locality Code
Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex and Operational Works at 3 Avocet Parade, Peregian Beach described as lot 320 P93113 Annexure D : Eastern Beaches Locality Code Page | 1
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Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex and Operational Works at 3 Avocet
Parade, Peregian Beach described as lot 320 P93113
Division 15—Specific Outcomes and Probable Solutions for the Eastern Beaches Locality
Table 7.11
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
7.8 Effects of use
Amenity
O1 Uses are located, designed and operated to No solution provided. Complies - proposed use consistent with
avoid significant adverse changes to the light, air surrounding residential and unit
quality, noise, accessibility or other conditions developments.
enjoyed by users of associated, adjoining or
nearby uses.
Character and function of the David Low Way
O2 The vegetated character of the David Low Way Not applicable - Site is not on David Low
is protected and new development recognises and No solution provided Way
protects the function, capacity and efficiency of the
David Low Way as the major north-south link
throughout the coastal part of the Shire.
7.9 Built form
Density
O3 The density of development within the site No solution provided Complies – the proposal is of a density
area— compatible with surrounding development.
a) is compatible with surrounding development;
and
b) does not exceed—
ii. for the Semi - Attached Housing Zone— Complies - 6.6 persons
B. for sites 600m2 or more - 6.6 persons or 100
persons per hectare whichever is the higher
Complies – 2 units proposed which
c) has a low site impact to enhance the complements surrounding unit developments
opportunity to maintain natural site
characteristics, including native vegetation and
natural landforms.
Height
O4 Buildings and other structures— S4.1 Buildings and other structures Complies - 2 storey and 8 metres at highest
a) are low rise and present a building height have a point however majority of building well under
consistent with structures on adjoining and maximum height of — the 8 metre height limit.
surrounding premises;
b) have a maximum building height of— e) in all other zones – 8 m.
iii .For any other zone —2 storeys;
c) do not visually dominate the street,
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding premises
including privacy, views and access to sunlight;
e) respect the scale of the dune and coastal
vegetation; and
Setbacks
O5 Buildings and other structures are S5.1 Buildings and structures comply Noosa Plan Proposal
appropriately designed and sited to— with the minimum building setbacks Frontage—6m for 2 4.5m existing
a) provide amenity for users of the premises as identified in Schedule 1 - Minimum storey buildings; building and 4.5
well as preserve the visual and acoustic Boundary Setbacks. for new building
privacy of adjoining and nearby properties; Side boundaries—
b) provide adequate distance from adjoining 1.5 metres up to 4.5 2 to 6 m to side
uses; metres in height boundaries
c) preserve any existing vegetation that will
buffer the proposed building; Proposal does not comply with front
d) allow for landscaping to be provided between setbacks.
buildings;
e) maintain the visual continuity and pattern of
buildings and landscape elements within street;
and
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Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex and Operational Works at 3 Avocet
Parade, Peregian Beach described as lot 320 P93113
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
f) protect the natural character and visual
amenity of the beachfront..
Site cover, gross floor area and plot ratio
O6 The site cover, gross floor area and plot ratio of No solution provided Complies -
buildings and other roofed structures—
a) results in a building scale that is compatible with
surrounding development;
b) does not present an appearance of excessive
bulk to adjacent properties, roads or other areas in
the vicinity of the site;
c) maximises the retention of existing vegetation
and allows soft landscaping between buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management and
vehicular access.
O7 Site cover does not exceed— Complies - the building designer has
c) for the Semi Attached Housing Zone–40%; advised the proposed development has a
total site cover of 31%
O8 For Multiple Housing Type 2 buildings have a Complies – Building designer has advised
maximum plot ratio of 0.45:1 proposal complies with plot ratio
requirements and provides an area of 349m2
Flooding and drainage1
O11 Not applicable.
Roof form
O12 Roof forms— S12.1 The main roof of the building has Complies – The proposed development
a) contribute positively to the local skyline; a roof pitch no less than 5 degrees and provides a 7.5 0 roof pitch for the new unit
b) complement the beachside character of the has minimum 600mm eaves to at least and eaves.
locality; 75% of the perimeter of the building;
c) use soft and articulated pitched or curved roof AND
forms; S12.2 Buildings and structures do not Complies – no roof top terraces are
d) avoid low pitched (eg. less than 5 degrees) or include roof top terraces. proposed.
box profiles/parapets; and
e) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Sloping sites
O13 Development on sloping sites— S13.1 Buildings and associated Complies – New Building and carparking
a) is responsive to the natural topography of the accessways are not constructed on areas utilise the existing slope of the site and
site and minimises cut and fill; land with a slope greater than 1 in 4 respond to the existing dwelling on site.
b) does not visually dominate the hill slope or (25%); AND
interrupt the skyline; S13.2 Buildings are of split level design
c) is integrated with the natural site characteristics that step down the slope or have
including vegetation; and suspended floor construction; AND
d) for Multiple housing, takes the form of small S13.3 Cut or fill is less than 2m in
separate buildings. depth; AND
S13.4 The distance between the
ground and the lowest part of the floor
of the building does not exceed 3m to
avoid large under-building areas; AND
S13.5 Buildings present no more
than—
a) if in the Visitor Mixed Use Zone – 3
storeys at any one point when viewed
from the street; or
1
Council has mapping of minimum floor levels and flood levels and flood modelling for some parts of the Shire. Contact the Land
Development Section of Noosa Shire Council.
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Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex and Operational Works at 3 Avocet
Parade, Peregian Beach described as lot 320 P93113
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
b) if in any other Zone - 2 storeys at Complies – Two storey presentation to the
any one point when viewed from the street.
street
Entrance statement
Not applicable.
7.1 Environment, Conservation and Recreation
7.2
Environment and cultural heritage values
O14 There are no significant adverse effects on No solution provided Not applicable.
biodiversity, natural vegetation, native fauna
habitat, landscape quality, water quality or cultural Advisory note
heritage values, including those related to— PSP24 – Effluent Disposal details
a) changes to natural drainage; requirements for the design and
b) changes to natural coastal processes; siting of effluent disposal systems
c) disturbance of the dune system and wetland where located outside a sewerage
system; service area. Compliance with
d) management of landslide and fire risk; PSP24 will be considered as part
e) erosion and the transport of sediments off site; of Council’s assessment of the
f) unmanaged public access; plumbing and drainage
g) effluent disposal2; application.
h) changes to fauna habitat and behaviour; and
i) disturbance of buildings and features, including
natural features of cultural heritage significance.
Open space network
016 An integrated open space network is S16.1 Open space corridors and Not applicable.
established, enhanced and protected throughout existing native vegetation in areas
the locality to— indicated in Schedule 5 – Map 4 are
a) provide for both passive and active protected from fragmentation and
recreational pursuits; encroachment by development.
b) provide connectivity for pedestrians and
cyclists,
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development.
Pedestrian and bicycle pathways
O16 Safe and convenient pedestrian and bicycle S17.1 Pedestrian and bicycle pathways Not applicable.
pathways are provided and retained between and are provided and retained where
throughout key destinations including— indicated in Schedule 5 – Map 2; AND
a) an east-west link between the beach and S17.2 Contributions toward a A condition may be recommended
the northern end of Lake Weyba via Pathways Network are provided in accordingly.
Burgess Creek; accordance with PSP20.
b) a north-south link between the Noosa
National Park to the north of the locality
and the Shire boundary near Peregian
Beach; and
c) links within and around Sunrise and
Sunshine Beach linking business and
community uses with residential
development.
Beach access points
O17 Access points to the sensitive foredune No solution provided Not applicable
systems are defined and controlled by the
establishment of key access nodes which are
designed and sited having regard to the potential
adverse impacts on—
a) visual amenity;
2
Council may request additional information on the proposed method of effluent disposal to ensure the nature of the development is
compatible with environmental values. Refer to PSP1 – Information Council May Request.
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Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex and Operational Works at 3 Avocet
Parade, Peregian Beach described as lot 320 P93113
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
b) dune stability;
c) natural habitat; and
d) water quality; AND
O18 Access to the foredune system and
beachfront is via formalised communal beach
accesses, rather than individual informal tracks
Division 17—Specific Outcomes and Probable Solutions for the Semi -Attached Housing Zone
Table 7.13
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Visitor hostel
O31 No solution provided Not applicable
Streetscape & character
O33 contribute positively to the streetscape S32.1 The main entrance of the building
character by addressing the street and faces and is recognisable from the street;
adding visual interest through stepping the AND S32.2 Buildings and other structures
front façades; b) have a bulk and are designed to—
architectural scale that does not dominate the a) have maximum wall length of 15m and Complies - A range of cladding and window
streetscape or detract from the visual each external wall plane incorporates at least treatments have been utilised to break up the
amenity of adjoining properties; c) present as one design element to add visual interest and side wall presentation.
a small building of a domestic scale within a amenity (such as windows, pergolas, sun
landscaped setting; and d) present well shading devices, balconies or a change of
articulated façades where garages or building material). (see Figures 7.2, 7.3 and
carports are not the dominant visual element 7.4);
when viewed from the street; b) vary and break up the roof form through Complies – Two different roof forms utilised
gables or different pitches to add visual
interest and define the individual dwelling
units (see Figures 7.2, 7.3 and 7.4);
c) provide individual segmented balconies for Complies. – Balconies provided to each unit
each dwelling unit to reduce dominant
horizontal banding and to provide private
open space for each tenancy (see Figures
7.2, 7.3 and 7.4);
d) break up building facades by incorporating Complies – A range of materials are used to
different but complimentary textures and break up facades of building.
building materials; and
e) visually break up the bulk of the building Complies - Substantial areas of landscape
by integrating tall plant species in front of and open space provided.
to the side of buildings; AND
S32.3 For corner sites the building design Not applicable.
addresses both street frontages by—
a) including doors and windows on each face
of the building that fronts a road; and
b) incorporating an access point from each
street, one for each of the dwelling units.
Garages and carports
O33
Garages, carport structures and vehicle S33.1 Garages and carports have a front Complies
manoeuvring areas are designed and sited boundary setback of at least 6m provided
to— that garages may be setback 5.5m from the
a) provide for resident and visitor parking; front boundary where garage doors are
b) visually integrate with the building and to staggered 1m from each other in relation to
not dominate the street front; the frontage AND
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Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex and Operational Works at 3 Avocet
Parade, Peregian Beach described as lot 320 P93113
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
c) allow opportunity for landscaping to screen S33.2 Garages present a minimum width to Complies – no garages face the streetscape
vehicle parking and manoeuvring areas; the streetscape (the total width of garage
d) minimise the number of driveway doors is no more than 6m or 50% of the
accesses; and frontage width, whichever is the lesser,
e) allow safe and efficient access to and where the structure faces the street) AND
egress from the premises. S33.3 Where multiple double garages are Complies
included garages are stepped back a
minimum of 600mm from each other, in
relation to the frontage or are separated by at
least 2m; or
S33.4 Garages that are visible from, but do Complies - no garages face the streetscape
not face the street, include windows or other
articulation and have a 6m vegetated buffer
between the structure and the road frontage.
AND
S33.5 Where located on the major road Complies
network or a collector street, vehicles are
able to enter and exit the site in a forward
gear through a 3-point turn maximum;
AND
S33.6 The development provides for shared Complies
driveways to minimise the number of access
points, except on sites with more than one
street frontage, where garages or carports in
the development front separate streets.
Professional offices No solution provided Not applicable
O34
Front fences and walls
Proposal able to comply. No fencing
O35 S35.1 Front fences or walls are setback an
Front fences and walls are designed and average of 1 metre and are articulated to proposed at this stage.
sited to— provide visual interest by stepping the design
a) contribute to the attractiveness of the at maximum 5m intervals. AND
street; S35.2 The area of land between the fence
b) be compatible with the existing and the front property boundary shall be
streetscape character; densely landscaped to screen any fencing
c) relate to the architectural period of the from the street. AND
building; S35.3 Any fencing on the boundary which is
d) avoid interference with the movement of not screened by vegetation is either less than
surface stormwater; 1.2m high or of an open construction.
e) allow for casual surveillance from the
street or where premises adjoin part of the
major road network, mitigate traffic noise;
f) provide for planting in front of high solid
fences and walls; and
g) ensure planting between the front fence
and the footpath does not create an
impediment for pedestrians using the
footpath
.
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