Council archive · source document
REC14/0007 & OPW14/0253 Report
Application for: Development Permit for Reconfiguring a Lot
(3 into 4 Lots)
Address: 6-8 Stevens Street and 11 The Esplanade, Sunshine
Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on
SP125656
Applicant: Bruce Langford-Jones (The Estate of Patricia
Woollam)
C:\ Land Surveying Dynamics (LSD) Pty Ltd
PO Box 1428
Coolum Beach QLD 4573
June 2014
Land Surveying Dynamics 11/1 Newspaper Place Maroochydore Qld 4558 www.landsurveyingdynamics.com
ABN 57 250 155 707 PO Box 1428 Coolum Beach 4573 [email protected]
ACN 154 593 870 Phone: 0412 666 516 Director:- Lee Summers
1
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Land Surveying Dynamics June 2014
TABLE OF CONTENTS
1. Application Summary .................................................................................................................... 4
2. Introduction .................................................................................................................................... 6
3. Site Description ............................................................................................................................. 7
3.1. Real Property Description ............................................................................................... 7
3.2. Location ............................................................................................................................. 7
3.3. Physical Description ........................................................................................................ 8
3.4. Surrounding Land Uses ................................................................................................... 8
4. Proposed Development ................................................................................................................ 9
4.1. Overview ............................................................................................................................ 9
4.2. Layout ................................................................................................................................ 9
4.3. Easements ......................................................................................................................... 9
4.4. Pre-Lodgement Meeting ................................................................................................... 9
5. Consideration ............................................................................................................................... 10
5.1. Ecological Constraints ................................................................................................... 10
5.2. Access ............................................................................................................................. 10
5.3. Water Supply ................................................................................................................... 10
5.4. Sewerage Reticulation ................................................................................................... 10
5.5. Electricity & Telecommunication Services .................................................................. 10
5.6. Impact on Adjoining Properties .................................................................................... 10
6. Referral Agency Triggers ............................................................................................................ 11
7. Regional and State Policies ........................................................................................................ 12
7.1. State Planning Regulatory Provisions ......................................................................... 12
7.2. South East Queensland Regional Plan ........................................................................ 12
8. Local Planning Assessment ....................................................................................................... 13
8.1. Introduction ..................................................................................................................... 13
8.2. Planning Area, Precinct and Precinct Class ................................................................ 13
8.3. Overlays ........................................................................................................................... 15
8.4. Noosa Plan Applicable Planning Scheme Codes ........................................................ 15
8.4.1. Eastern Beaches Locality Code .................................................................................. 16
8.4.2. Reconfiguring a Lot Code ............................................................................................ 23
8.4.3 Landscaping Code ......................................................................................................... 37
8.4.4 Driveways and Carparking Code .................................................................................. 49
8.4.5 Erosion and Sediment Control Code ............................................................................ 55
8.4.6 Existing Services Code .................................................................................................. 56
8.4.7 Waste Management Code .............................................................................................. 58
8.4.8 Water Sensitive Design Code ........................................................................................ 62
8.4.0 Water Supply and Sewerage Reticulation Code .......................................................... 65
8.4.10 Natural Resources Overlay Code ................................................................................ 69
8.4.11 Natural Hazards Overlay Code .................................................................................... 72
9. Conclusions .......................................................................................................................................... 80
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 2
Page 3
Land Surveying Dynamics June 2014 Appendix A – SmartMap .......................................................................................................................... 81 Appendix B – Survey Plans RP48111 and SP125656 ............................................................................ 82 Appendix C – Proposed Reconfiguration .............................................................................................. 83 Appendix D - Pre-Lodgement Meeting Notes ........................................................................................ 84 Appendix E - Geotechnical Report ......................................................................................................... 85 Appendix F - Stormwater Management .................................................................................................. 86 Reconfiguring of a Lot – Three (3) into Four (4) Lots 8 Stevens Street, Sunshine Beach RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 3
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Land Surveying Dynamics June 2014
1. Application Summary
Site Details
6-8 Stevens Street and 11 The Esplanade, Sunshine
Site Address
Beach
Lots 675 and 697 on RP48111 and Lot 676 on
RP Description
SP125656
2
Site Area 2,023m
Current Site Use Single Detached Dwelling and Vacant Land
Local Authority Noosa Council
Planning Scheme Designations
Planning Scheme Noosa Plan
Planning Area Eastern Beaches
Urban Zone
Zone Detached Housing Zone
Semi-Attached Housing Zone
Natural Hazards Overlays Code
Overlays
Natural Resources Overlay Code
Development Application Details
Development Permit for Reconfiguring a Lot (3 into
Development Application
4 Lots)
Level of Assessment Code Assessment
Referral Agencies Referral not required.
Eastern Beaches Locality Code
Reconfiguring a Lot Code
Landscaping Code
Engineering Works Code
o Driveways and Carparking Code
Relevant Codes 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
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 4
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Land Surveying Dynamics June 2014
Applicant Details
Bruce Langford-Jones
c/- Land Surveying Dynamics (LSD) Pty Ltd
Applicant
P.O. Box 1428
COOLUM BEACH QLD 4573
Bruce Langford-Jones
Andrew Langford-Jones
Land Owners Roslyn Simmonds (Personal Representative)
on behalf of The Estate of Patricia Aimee Woollam
deceased
Contact Name Lee Summers
Ph: 0412 666 516
Contact Details
Email: [email protected]
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 5
Page 6
Land Surveying Dynamics June 2014 2. Introduction Land Surveying Dynamics (LSD) Pty Ltd has been engaged by Bruce Langford-Jones on behalf of Estate Patricia Aimee Woollam deceased to prepare this report and accompanying development application to Noosa Council for the Reconfiguration of a Lot on land currently described as Lots 675 and 697 on RP48111 and Lot 676 on SP125656. This Development Application seeks to create one (1) additional allotment through the subdivision of the existing three (3) lots into four (4) lots. Furthermore, the application proposes an easement arrangement for access purposes to the rear lots. The proposed development is subject to Code Assessment under the provisions of the Noosa Plan. The subject site is located Eastern Beaches Locality and is zoned as Detached Housing and Semi-Attached Housing. The purpose of this town planning report is to describe the characteristics of the site and to outline the proposed development. The report will assess the suitability of the proposal against the applicable sections of the Noosa Plan, the SEQ Regional Plan and current State Regulatory Planning Provisions. The proposed Reconfiguration of a Lot is deemed appropriate for the locality and predominant character of the Eastern Beaches Locality and Detached Housing and Semi-Attached Housing zoning and is not anticipated to adversely impact the amenity of the surrounding area. Reconfiguring of a Lot – Three (3) into Four (4) Lots 8 Stevens Street, Sunshine Beach RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 6
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Land Surveying Dynamics June 2014
3. Site Description
3.1. Real Property Description
The subject land is described as Lots 675 and 697 on RP48111 and Lot 676 on SP125656,
2
containing a combined area of 2,023m . Please refer to the Smart Map in Appendix A and Survey
Plans RP48111 and SP125656 in Appendix B.
3.2. Location
The subject land is situated 6-8 Stevens Street and 11 The Esplanade, Sunshine Beach.
Figure 3.2 Location of Site
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 7
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Land Surveying Dynamics June 2014
3.3. Physical Description
The subject land is located in Sunshine Beach, with an approximate frontage of 30.2m to Stevens
Street and 30.2m to The Esplanade. The property comprises three (3) existing allotments with a total
2
area of 2,023m .
The site is currently used for residential purposes and has existing improvements and ancillary
structures consisting of:
One (1) detached house; and
Swimming pool.
Vehicular and pedestrian access is via a driveway from Stevens Street.
The land has an approximate 7% grade falling from the Stevens Street road frontage to the rear of
the site.
3.4. Surrounding Land Uses
There are three (3) properties that adjoin the subject allotment (refer Smartmap in Appendix A).
Sunshine Beach consists predominately of Detached, Semi-Attached and Attached properties and is
surrounded by beachfront, Noosa National Park and coastal communities. Surrounding uses are
predominantly residential areas consisting of relatively high proportions of unit development.
The site is well located for residential development, with easy accessibility to Noosa Heads and
associated services in the area. The site is also within close proximity to local shops, schools and
Sunshine Coast Tafe (Noosa). The site is serviced by a network of roads including the David Low
Way, Eumundi-Noosa Road and Eenie Creek Road.
RPD Existing Use
2
Lot 695 on RP48111 Vacant allotment of 506m
2
Lot 677 on RP48111 Vacant allotment of 506m
2
Lot 698 on SP227987 Standard residential allotment of 1,012m
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 8
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Land Surveying Dynamics June 2014
4. Proposed Development
4.1. Overview
The proposed reconfiguration of the subject lot is requested to allow for the creation of one (1)
additional lot through the subdivision of the existing three (3) lots into four (4) residential allotments.
Reciprocal easements for access and services are also proposed.
Essential services exist on the site, and will be made available to each additional allotment. These
include:
Reticulated sewer and water;
Electrical supply; and
Telecommunication supply.
4.2. Layout
The proposed reconfiguration layout is shown in Appendix C.
The proposed lots do not meet the minimum requirements in their respective zonings as set out in
Part 14, Division 13, Table 14-68 of the Noosa Plan, with the lot sizes as follows:
Lot 675: 557m
2
Lot 676: 562m
2
Lot 696: 450m
2
Lot 697: 455m
2
However, given character and lot sizes in the surrounding area, the proposal is deemed suitable to
the intent of the Eastern Beaches Locality.
The existing detached dwelling and associated structures have boundary setbacks commensurate
with the relevant standards.
Access to the proposed allotments will be via the existing driveway from Stevens Street via an
easement arrangement. This driveway will be upgraded to the current standards, including passing
bays as required.
4.3. Easements
Easements for access and services will be provided over the proposed driveway, burdening
allotments 696 and 697 and benefitting Lots 675 and 676. Additional easements over the sewer lines
will be provided as required by Unitywater.
4.4. Pre-Lodgement Meeting
A Pre-Lodgement Meeting (PLM13/0032) was conducted on the 27th of March, 2013. Please see
Appendix D for details.
It was identified in Option Three that whilst the proposal does not meet the minimum allotment sizes, it
was likely to be supported by Council due to the lot sizes and character in the surrounding area.
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 9
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Land Surveying Dynamics June 2014
5. Consideration
5.1. Ecological Constraints
The subdivision does not propose any vegetation clearing.
The subject site falls within the Coastal Hazard Area (Erosion Prone Area). Please refer to Appendix
E for a Geotechnical Report prepared by Tectonic.
5.2. Access
The existing driveway from Stevens Street will be utilised to access the proposed allotments. This
driveway will be upgraded to the current required standards, including the provision of a turn-around
area.
Access and services easement arrangements will be provided as necessary.
5.3. Water Supply
Reticulated water supply is available to the property and currently services the existing Detached
House.
5.4. Sewerage Reticulation
The subject site is connected to the sewerage reticulation system. There are three existing sewer
connection points to the properties with minor construction required to service the additional
allotment.
5.5. Electricity & Telecommunication Services
The site is serviced by existing overhead electrical powerlines along Stevens Street. The existing
electrical service poles will be removed and replaced with electrical pillars located on the verge in
Stevens Street to serve all four (4) allotments.
Telecommunication services are available in Stevens Street and will be made available to the
proposed allotments via a joint use trench.
Detailed design by electrical engineers at the operational works stage will ensure suitable electricity
and telecommunication services will be supplied to the new allotment.
5.6. Impact on Adjoining Properties
The proposed development of the property being for residential purposes does not provide any
conflicts of uses and hence is considered to have negligible impact upon adjoining properties.
Overland stormwater flows generated from the proposed development will be suitably dealt with and
treated onsite so as not to provide any nuisance to adjoining properties. Please refer to attached
Geotechnical Report in Appendix E by Tectonic.
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 10
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Land Surveying Dynamics June 2014
6. Referral Agency Triggers
The application does not require referral.
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 11
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Land Surveying Dynamics June 2014
7. Regional and State Policies
7.1. State Planning Regulatory Provisions
The following table provides an assessment of the site with respect to the current and draft State
Planning Regulatory Provisions.
State Planning Regulatory Provision Comment
Current State Planning Regulatory Provisions
South East Queensland Regional Plan Applicable – The site is within the Urban
2009-2031 SPRP. footprint of the SEQ Regional Plan.
Please refer to 7.2 below.
SPRP (Adopted Charges) Applicable – Infrastructure charges to
apply to the development.
South East Queensland Koala Not Applicable.
Conservation SPRP
SPRP (Adult Stores) Not Applicable – no adult stores
proposed.
Yeerongpilly TOD SPRP Not Applicable.
Off-road motorcycling facility on State- Not Applicable.
owned land at Wyaralong.
Guragunbah SPRP Not Applicable.
7.2. South East Queensland Regional Plan
The subject land falls within the Urban Footprint designation of the SEQ Regional Plan.
“The purpose of the South East Queensland Regional Plan 2009–2031 (SEQ Regional Plan) is to
manage regional growth and change in the most sustainable way to protect and enhance quality of
life in the region.”
The proposed reconfiguration of this property into four (4) residential allotments is considered
consistent with the regional planning objective and intent to consolidate and increase residential
density to achieve an additional 35,000 dwellings through infill development in established residential
areas. The proposal does not trigger assessment against the Regulatory Provisions of the SEQ
Regional Plan.
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 12
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Land Surveying Dynamics June 2014
8. Local Planning Assessment
8.1. Introduction
The proposed development requires assessment against the provisions of the Noosa Plan and any
relevant codes, overlays and local planning area instruments. The following sections demonstrate
compliance with these regulations.
8.2. Planning Area, Precinct and Precinct Class
The site is identified in the Noosa Plan as being situated in within the Eastern Beaches Locality and is
zoned as Detaching Housing and Semi-Attached Housing (see Figure 8.2 below).
Figure 8.2: Planning Area
An assessment of the proposal against the desired character for the Eastern Beaches Locality is
outlined below.
Physical Setting
The Eastern Beaches Locality is situated in the eastern part of the Noosa and includes the
coastal communities of Sunshine Beach, Sunrise Beach, Castaways Beach, Marcus Beach and
Peregian Beach. The locality is essentially an elongated nodal development stretching along the
David Low Way beside the coast, with boundaries generally defined by—
Noosa National Park in the north;
The Pacific Ocean in the east;
The former Shire boundary in the south; and
Mary Ann Drive, Win Road, Clarendon Road, Lake Weyba and Noosa National Park in
the west.
The locality is based on a complex dune system, forming protected valleys and exposed ridges
leading to the Pacific Ocean or wetlands on the shores of Lake Weyba. In the north, the rocky
outcrop of Noosa Heads forms the foundation of the dune system. Drainage systems form deep
depressions between the dunes and define the boundaries between the communities that have
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 13
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Land Surveying Dynamics June 2014
developed in the locality. In the east, the drainage systems are especially deep and comprise
Sunshine, Burgess, Castaways, Marcus and Peregian Creeks. In the south and west, Stumers
Creek drains to the ocean and Murdering Creek and a complex system of dunes and wetlands
drain to Lake Weyba.
Particular values of the landform and landscape include—
Lake Weyba and associated coastal wetlands which form an integral part of the vistas to
the west;
The beach and the natural fore dune system stretching along the beachfront; and
The coastal dunes, creeks and lagoons.
A large diversity of indigenous vegetation is supported by the dunes and wetlands, including
wetland communities, stunted heath land communities and higher eucalypt communities, which
are critical for dune stability and ensure attractive vistas from the David Low Way and the beach.
The fore dunes, coastal dunes and lowland habitats also support a wide variety of fauna.
Sunshine Beach enjoys a casual lifestyle, with its own local shops and restaurants and a distinct
character focused on accessibility to the beach and the urban services of Noosa Heads. This
lifestyle and character, in combination with Sunshine Beach’s relatively high proportion of unit
development, also makes it attractive to visitors. Sunshine Beach provides an extensive mix of
housing and unit accommodation in a secluded vegetated setting, amongst undulating to steep
landforms. In beach areas of Sunshine Beach, some larger buildings lead to visual intrusion onto
the public beach, emphasising the need for special care in the design and construction of new
development.
Comment:
The proposed subdivision of the land into one (1) additional residential allotment is considered
consistent with the planning areas contextual setting and intent to accommodate a mix of housing
and unit accommodation.
Existing vegetation on the site will be retained and protected with minimal disturbance being
imposed. The development takes into consideration the need for sensitive design and
construction along the beachfront.
While the proposal does not meet the minimum lot size requirements specified in Table 14-68, it
is noted that other properties in close proximity to the subject land are of similar size. The
proposal meets the planning setting and intent for the Eastern Beaches locality to provide a mix
of housing and unit accommodation.
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 14
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Land Surveying Dynamics June 2014
8.3. Overlays
The applicable overlays to the development site are identified in the Noosa Plan Overlay Maps. The
following overlays and codes are applicable to the proposed development.
Table 8.3: Applicable Overlays
Overlay Map Relevant Code to be
Identified Items
Addressed
Landslide and Flooding - Landslide Hazard Area Natural Hazards Overlays
Overlay Code
Bushfire and Acid - Medium Bushfire Hazard Natural Hazards Overlays
Sulfate Soils Overlay Area Code
Natural Resources - Coastal Protection Area Natural Resources Overlays
Overlay Code
8.4. Noosa Plan Applicable Planning Scheme Codes
Review of the Noosa Plan under the table of Development Assessment for Lot Reconfiguration and
the overlay maps have identified the following Codes as being applicable to the proposed
development.
Eastern Beaches Locality Code
Reconfiguring a Lot Code
Landscaping Code
Engineering Works Code
o Driveways and Carparking 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
An assessment of the proposal against the applicable Planning Scheme Codes follows. Where an
alternative solution has been proposed to satisfy the performance criteria the details of such has been
provided.
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 15
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Land Surveying Dynamics June 2014
8.4.1. Eastern Beaches Locality Code
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Effects of Use
Amenity No solution provided. Complies.
O1 Uses are located, designed and operated to avoid significant The proposed reconfiguration will not
adverse changes to the light, air quality, noise, accessibility or have any significant change to light,
other conditions enjoyed by users of associated, adjoining or air quality, noise, accessibility or
nearby uses. other conditions.
Character and function of the David Low Way No solution provided. Not Applicable.
O2 The vegetated character of the David Low Way is protected The proposed development does not
and new development recognises and protects the function, back onto the David Low Way.
capacity and efficiency of the David Low Way as the major
north-south link throughout the coastal part of Noosa.
Built Form
Density No solution provided. Alternative Solution.
O3 The density of development within the site area— While the proposal does not meet
a) is compatible with surrounding development; and the minimum lot size requirements
b) does not exceed— specified in Table 14-68, it does
i. for the Detached Housing Zone and the Rural Settlement Zone meet the planning setting and intent
— 1 Detached house per lot with the exception of Lot 163 on for the Eastern Beaches locality to
RP897370, Pacific Avenue, Sunshine Beach which has an provide a mix of housing and unit
allowable population density of 320 persons per hectare accommodation, which is intended
exclusively for the purpose of a visitor hostel; for the site.
ii. for the Semi-Attached Housing Zone:
2 2
A. for sites between 500m and 599m inclusive - 4.8 persons; or
2
B. for sites 600m or more - 6.6 persons or 100 persons per
hectare whichever is the higher, with the exception of the
following sites which have an allowable population density of
320 persons per hectare exclusively for the purpose of a visitor
hostel—
• Lot 295 on RP883860 at 14 Duke Street, Sunshine Beach;
• Lots 339-341 on RP48111 at 1-3 Douglas Street, Sunshine
Beach;
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 16
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Land Surveying Dynamics June 2014
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
• Lots 92-94 on RP94566, at the corner of Wildflower and Hill
Streets, Sunshine Beach; and
• Lots 8, 9 & 10 on P9315 and Lot 76 on MCH2969 at 215-
219 David Low Way, Peregian Beach;
iii. for the Attached Housing Zone—
A. if in Sunshine Beach— 160 persons per hectare; or
B. if not in Sunshine Beach 100 persons per hectare with the
exception of Lot 65 on RP130983 at 7 Selene Street, Sunrise
Beach which has an allowable population density of 320 persons
per hectare exclusively for the purpose of a visitor hostel; or
iv. for the Visitor Mixed Use Zone—160 persons per hectare;
and
v. for the Community Services Zone maximum population
density of 320 persons per hectare exclusively for the purposes
of Residential Aged Care and 160 persons per hectare for any
other form of Retirement & Special Needs Housing; and
c) has a low site impact to enhance the opportunity to maintain
natural site characteristics, including native vegetation and
natural landforms.
Height S4.1 Buildings and other structures have a Complies.
O4 Buildings and other structures— maximum height of — The proposed development will meet
a) are low rise and present a building height consistent with a) if in the Attached Housing Zone and located in the requirements specified for
structures on adjoining and surrounding land; Sunshine Beach—12m; maximum building heights within the
b) do not exceed a maximum height of— b) if in the Visitor Mixed Use Zone—12m, except relevant zone.
i. For the Attached Housing Zone within Sunshine Beach—3 for Lots 75-77 Heron Street, Peregian Beach—
storeys; 8m;
ii. For the Visitor Mixed Use Zone—3 storeys, except for Lots 75- c) if in the Open Space Recreation Zone or the
77 P9311 Heron Street, Peregian Beach—2 storeys; or Community Services Zone and used for an
iii. For any other zone— 2 storeys; indoor sporting complex—11m;
c) do not visually dominate the street, adjacent properties, d) if in the Rural Settlement Zone—8m, or 9m
surrounding spaces or the existing skyline; where the pitched roof but no other part of the
d) preserve the amenity of surrounding land, including existing building or structure exceeds 8m; or
sunlight to neighbouring properties; and e) in all other zones— 8m.
e) respect the scale of the dune and coastal vegetation.
Setbacks S5.1 Buildings and structures comply with the Complies.
O5 Buildings and other structures are appropriately designed minimum building setbacks identified in Schedule 1 The proposed allotments can allow
and sited to— - Minimum Boundary Setbacks. for the construction and siting of
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 17
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Land Surveying Dynamics June 2014
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
a) provide amenity for users of the premises as well as preserve dwellings using standard building
the visual and acoustic privacy of adjoining and nearby setbacks.
properties;
b) provide adequate distance from adjoining uses;
c) preserve any existing vegetation that will buffer the proposed
building;
d) allow for landscaping to be provided between buildings and
street frontages and between neighbouring buildings;
e) maintain the visual continuity and pattern of buildings and
landscape elements within the street; and
f) protect the natural character and visual amenity of the
beachfront.
Site cover, gross floor area and plot ratio No solution provided. Not Applicable.
O6 The site cover, gross floor area and plot ratio of 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 —
a) for a class 1 or class 10a structure within the Detached
Housing Zone, does not exceed—
i for a single storey building - 50%; or
ii for a building of 2 or more storeys - 50% on the ground floor
and 30% for the upper storey(s), or 40% for all storeys for a
building of 2 or more storeys;
b) for other classes within the Detached House Zone does not
exceed 40%;
c) for the Semi-Attached Housing Zone does not exceed 40%;
d) for the Attached Housing Zone does not exceed—
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 18
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Land Surveying Dynamics June 2014
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
i in Sunshine Beach–35%; or
ii otherwise–40%; or
e) for the Visitor Mixed Use Zone does not exceed 35%
f) for the Community Services Zone does not exceed 50%
O8 For Multiple Housing Type 2 buildings have a maximum
plot ratio of—
b) 0.6:1 if in the Attached Housing Zone located in Sunshine
Beach or
c) 0.45:1 otherwise.
O9 For Multiple housing Type 3 or 4, Visitor accommodation
Type 4 or the accommodation
unit component of an Entertainment and dining business
Type 3 (hotel)—the maximum gross floor area is equivalent to
the maximum allowable population density in persons multiplied
2
by 40m , provided that Lots 75-77 on P9311 Heron Street,
2
Peregian Beach, have a maximum gross floor area of 1,200m .
O10 For the Neighbourhood Centre Zone the maximum plot ratio
is as follows—
2
a) 0.8:1 for site areas up to and including 2000m ; and
2
b) 0:3:1 for that area of a site in excess of 2,000m .
63
Flooding and drainage S11.1 For new buildings or structures or additions Complies.
2
O11 Buildings and other works are designed and sited to— of more than 50m gross floor area to an existing Stormwater infiltration will be
a) provide flood free access to premises and flood free habitable building or structure, floor levels for habitable rooms installed on site.
areas; are—
b) allow only minor, short term and infrequent flooding of non- a) for areas where minimum floor levels are
habitable areas; ‘ available—not less than the specified level;
c) ensure carparking areas can be adequately drained; b) for areas where flood modelling is available—a
d) ensure drainage does not adversely impact upon other minimum of 500mm above the modelled flood level;
premises; and and
e) ensure filling or excavation does not adversely impact upon c) for areas where flood modelling is not available,
other premises by— a minimum of 500mm above the highest known
i. causing ponding on the site or nearby land; flood level;
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 S11.2 Where Council infrastructure is available—
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
path; and a) any drainage (for buildings and land) flows to that
iv. falling towards the frontage or other boundaries without infrastructure; and
sufficient retention b) the infrastructure has the capacity to accept any
additional loading.
AND
S11.3 Car parking and maneuvering areas are
constructed at a level that permits the parking area
to drain from the site by gravity means, without the
need for mechanical pumping; or
S11.4 Basements for residential uses have flood
immunity above the Q100 where alternative means
to mechanical pumping are used to achieve such
immunity; or
S11.5 Basements for non-residential uses have
flood immunity above the Q100 that may be
achieved by means of mechanical pumping where
the mechanical feature is installed with adequate
holding tanks and an alternative back up power
source.
Roof form S12.1 The main roof of the building has a Not Applicable.
O12 Roof forms— roof pitch no less than 5 degrees and has minimum
a) contribute positively to the local skyline; 600mm eaves to at least 75% of the perimeter of
b) complement the beachside character of the locality; the building;
c) use soft and articulated pitched or curved roof forms; AND
d) avoid low pitched (eg. less than 5 degrees) or box S12.2 Buildings and structures do not include roof
profiles/parapets; and top terraces.
e) do not create opportunities for residents to overlook the
private open space areas of neighbouring properties.
Sloping sites S13.1 Buildings and associated accessways are not Complies.
O13 Development on sloping sites— constructed on land with a slope greater than 1 in 4 The slope is generally 7%.
a) is responsive to the natural topography of the site and (25%);
minimises cut and fill; AND
b) does not visually dominate the hill slope or interrupt the S13.2 Buildings are of split level design that step
skyline; down the slope or have suspended floor
c) is integrated with the natural site characteristics including construction;
vegetation; and AND
d) for Multiple housing, takes the form of small separate S13.3 Cut or fill is less than 2m in depth;
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buildings. 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
b) if in any other Zone - 2 storeys at any one point
when viewed from the street.
Environment, Conservation and Recreation
Environment and cultural heritage values No solution provided. Complies.
O14 There are no significant adverse effects on biodiversity,
natural vegetation, native fauna habitat, landscape quality, water
quality or cultural heritage values, including those related to— Advisory Note
a) changes to natural drainage; PSP24 - Effluent Disposal details
b) changes to natural coastal processes; requirements for the design and siting of
c) disturbance of the dune system and wetland system; effluent disposal systems where located
d) management of landslide and fire risk; outside a sewerage service area.
e) erosion and the transport of sediments off site; Compliance with PSP24 will be considered as
f) unmanaged public access; part of Council's assessment of the plumbing
g) effluent disposal64; and drainage 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 S15.1 Open space corridors and existing Not Applicable.
O15 An integrated open space network is native vegetation in areas indicated in Schedule 5 – No open space dedication is
established, enhanced and protected throughout the locality to— Map 4 are protected from fragmentation and proposed. Monetary contribution in
a) provide for both passive and active recreational pursuits; encroachment by development. lieu of dedication is considered
b) provide connectivity for pedestrians and cyclists, appropriate.
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
a) form a scenic backdrop for residential development.
Pedestrian and bicycle pathways S16.1 Pedestrian and bicycle pathways are Not Applicable.
O16 Safe and convenient pedestrian and bicycle pathways are provided and retained where indicated in the
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provided and retained between and throughout key destinations Priority Infrastructure Plan in Part 15;
including— AND
a) an east-west link between the beach and the northern end of S16.2 Contributions toward pedestrian and bicycle
Lake Weyba via Burgess Creek; pathways are provided in accordance with the
b) a north-south link between the Noosa National Park to the Priority Infrastructure Plan in Part 15.
north of the locality and the former 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 No solution provided. Not Applicable.
O17 Access points to the sensitive foredune systems are No beach access points proposed.
defined and controlled by the establishment of key access nodes Existing access to The Esplanade to
which are designed and sited having regard to the potential be retained.
adverse impacts on—
a) visual amenity;
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.
Aircraft safety65 S19.1 Uses involving disposal of putrescible waste Not Applicable.
O19 Wildlife, including birds and bats, are not attracted into the are not located within 13km of the Sunshine Coast
operational airspace of the Sunshine Coast Airport in significant Airport; (See Map M7-1 below)
numbers; AND
S20.1 Uses involving aviation activities, including
AND parachuting and hot air ballooning, are not located
O20 Physical obstructions do not adversely affect the within 15km of the Sunshine Coast Airport; (See
operational airspace of the Sunshine Coast Airport; Map MA2 below)
AND
AND S21.1 None of the following is permitted within
O21 Emissions do not significantly affect air turbulence, visibility 15km of the Sunshine Coast Airport—smoke, ash,
or engine operation in the operational airspace of the Sunshine steam, dust or gaseous plumes exceeding 4.3m per
Coast Airport. second. (See Map 7-2
below).
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8.4.2. Reconfiguring a Lot Code
The provisions in this division comprise the Reconfiguring a Lot Code. They are—
compliance with the Reconfiguring a Lot Code (section 14.180);
overall outcomes for the Reconfiguring a Lot Code (section 14.181); and
specific outcomes and probable solutions for the Reconfiguring a Lot Code (sections 14.182—14.199).
Compliance with the Reconfiguring a Lot Code
Development that is consistent with the specific outcomes in sections 14.182—14.199 complies with the Reconfiguring a Lot code.
Overall outcomes for the Reconfiguring a Lot Code
The overall outcomes are the purpose of the Reconfiguring a Lot Code.
The overall outcomes sought by the Reconfiguring a Lot Code are to ensure that any reconfiguring of lots results in—
a) lot sizes and dimensions that are appropriate for their intended use;
b) compatible relationships between land uses;
c) lots with suitable, safe and appropriate access;
d) acceptable impacts on watercourses, drainage lines, wetlands and other environmentally sensitive areas;
e) an effective and efficient road network that is designed to integrate with the natural topography;
f) provision of safe facilities for walking, cycling and public transport;
g) lots that avoid significant adverse effects on the natural environment and landscape and minimise the risk of hazards for people and property;
h) effective and efficient provision of relevant infrastructure and community services that meet future needs;
i) promotion of social interaction and community activity;
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j) provision of an accessible and useable network of open space for local communities;
k) lots that are designed and orientated to accommodate energy efficient building design;
l) residential development which is consistent with the developed character of its particular neighbourhood
m) rural residential development only where it has good levels of convenience and accessibility to towns and villages; and
n) good quality agricultural land being contained in lots that are of sufficient area and dimensions, and having a relationship to other uses, such that it is
available and suitable for ongoing productive use without adversely affecting other uses.
Specific outcomes and probable solutions for the Reconfiguring a Lot Code
The specific outcomes sought for the Reconfiguring a Lot Code are included in column 1 of Table 14-66. Probable solutions for code assessable
development are included in column 2 of Table 14-66.
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Lot Size and Dimensions
33
O1 Lots have the appropriate area and dimensions to provide for— S1.1 If for reconfiguration other than community title Alternative Solution.
a) the intended use and, if not intended to be used by the subdivision, Council will require the following— While the proposal does not meet the
Council or State for community infrastructure, conservation a) Minimum lot area and minimum average width minimum lot size requirements specified
purposes or public utilities including road widening are not less consistent with the relevant provisions of Table 14- in Table 14-68, it does meet the
than the minimum sizes specified in Table 14-68; and 68; planning setting and intent for the
b) if for residential development— Eastern Beaches locality to provide a
i) a house site area of not less than that specified in Table 14-69; and mix of housing and unit
and b) If for residential development— accommodation, which is intended for
ii) if not within a sewerage service area, an effluent disposal i) the minimum house site area is not less than that the site.
area; specified in Table 14-69; and
c) if for community title subdivision, the minimum lot sizes for the ii) if not in a sewerage service area an effluent Vehicular access is proposed by way of
intended use are not less than identified for the relevant zone disposal area is provided. an easement arrangement to rear
specified in Table 14-68; blocks.
d) siting and construction of buildings to minimise risk of soil
erosion, landslide, flooding and bushfire; The proposed development will be
e) siting and construction of buildings to minimise detrimental connected to the sewerage reticulation
impacts of effluent disposal and water quality impacts; system.
f) retention of natural environmental values, including native
vegetation;
g) retention of cultural features and protect views to cultural
features;
h) minimisation of earthworks or retaining walls associated with
building construction on sloping sites;
i) private and public open space and on-site landscaped areas;
and
j) convenient vehicle access and on-site parking, loading and
manoeuvring areas.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Noosa North Shore Locality
O2 No additional lots are created within the Noosa North Shore No solution provided. Not Applicable.
Locality.
Lake Macdonald Water Supply Catchment Area
O3 No additional lots are created within the Lake Macdonald No solution provided. Not Applicable.
Water Supply Catchment identified on Overlay Maps OM3.5 and
OM9.5.
34
Lot layout
O4 Subdivision of land for residential development provides for a S4.1 Lots are arranged to front streets and public Complies.
neighbourhood with a strong and positive identity through— open space; Each allotment has frontage to Stevens
a) legible streets and open space networks; AND Street or The Esplanade. Access
b) integrating prominent site features, including landmarks, S4.2 Rear lots have views over public open space; easements to proposed lots 675 and
native vegetation and views into the design; AND 676 from Stevens Street have been
c) the location of community, retail and commercial facilities at S4.3 Lots intended for urban settlement are located provided for convenience as it is not
focal points either within convenient walking distance for within 1km of retail or commercial uses or land practical or environmentally sound to
residents where the development is urban settlement or within within a commercial zone. construct the road along The Esplanade.
reasonable vehicular proximity;
d) the location of lots intended for urban settlement within
proximity of retail and commercial facilities;
e) shared use of public facilities by adjoining communities;
f) enhancement of personal safety and minimisation of potential
for crime, vandalism and fear by maximising opportunities for
casual surveillance of public spaces; and
g) establishment of a sense of place.
O5 House site areas are— O5 House site areas are— Complies.
a) located at least 50m from any land including within a national a) located at least 50m from any land including
park, conservation park, state forest reserve, nature refuge, within a national park, conservation park, state
coordinated conservation area or wilderness area; and forest reserve, nature refuge, coordinated
b) not located on steep slopes. conservation area or wilderness area; and
b) not located on steep slopes.
O6 Lots for residential development are designed to ensure S6.1 A variety of lot sizes and shapes is provided Complies.
variety in residential streetscapes. within the subdivision. The proposed arrangement providing a
mixture of lot sizes, with each lot varying
in size slightly.
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O7 The street network— S7.1 Where involving the construction of a new Not Applicable.
a) has design features, which convey the primary function of road, road planning and design supports the
each type of street and encourage driver behaviour, speeds and hierarchy and functional aspects identified in
traffic volumes that are safe and appropriate to that function; Sections 2 and 3 of PSP5 Engineering Design
b) provides a high level of internal accessibility both within the Standards – Roads, Drainage and Earthworks;
site and to external sites and appropriate external connections AND
for vehicles, pedestrian and cycle movements; S7.2 Road and pathway planning and design is in
c) deters through-traffic from residential areas and creates safe accordance with, in order of precedence—
conditions for local road users, pedestrians and cyclists; a) Noosa Integrated Local Transport Plan;
d) incorporates street junctions and access to lots that are b) Queensland Transport’s Shaping Up
located and spaced to facilitate safe and convenient vehicle c) Queensland Design Code for Residential Streets;
movements; d) AUSTROADS Guide to Traffic Engineering
e) provides for street widths and lengths that and the provision of Practice;
public utilities; e) Sections 2 and 3 of PSP5 Engineering Design
f) provides for road reserve widths not less than the minimum Standards- Roads, Drainage and Earthworks;
identified Section 2.3 of PSP5 Engineering Design Standards – f) The Noosa Cycling and Walking Network
Roads, Drainage and Earthworks; Development Plan; or
g) minimises the extent of earthworks required by being g) A combination of the principles in these
sympathetic to the terrain; documents;
h) has no significant adverse effects on habitat corridors or AND
areas of significant native vegetation; S7.3 The achievement of multiple connections for
i) does not create noise attenuation difficulties; all roads and streets (excluding cul-de-sac) within
j) incorporates pedestrian and cyclist crossings at intersections the subdivision and to adjoining subdivisions;
or where required to access high activity nodes and public AND
transport; S7.4 Road networks provide connectivity between
k) has regard to the potential for conflict between vehicles, residential areas, both internally and to adjoining
pedestrians and cyclists; and sites, using access roads
l) incorporates on-road cycling facilities. AND
S7.5 The length of a cul-de-sac does not exceed
200m in urban areas and 500m in rural areas;
AND
S7.6 The layout uses street and road design,
including variations in carriageway width, as a traffic
calming measure to encourage lower traffic speeds.
(Note: Carriageway widths are identified in Section
2.3 of PSP5 Engineering Design Standards –
Roads, Drainage and Earthworks.)
AND
S7.7 On-road cycling treatment is utilised to provide
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
safe and continuous movement of cyclists along a
roadway such as--
a) sealed shoulders;
b) wide kerbside lane;
c) exclusive or peak period bicycle lane;
d) advisory treatments such as Bicycle Awareness
Zone;
e) shared parking / bicycle lane;
f) contra flow bicycle lane; or
g) bus/bicycle lane;
AND
S7.8 The provision of bicycle lanes at intersections
is generally in accordance with AUSTROADS Part
14, section 5 and Manual of Uniform Traffic Control
Devices (MUTCD) Part 9.
O8 The development contains a pathway system that S8.1 Subdivision design and layout provides for Not Applicable.
encourages walking and cycling and provides a safe walking and cycling routes designed and
environment for users, and is-- constructed in accordance with—
a) a stable, smooth surface, including across driveways, a) Sections 2 and 3 of PSP5 Engineering Design
sections and joins; Standards – Roads, Drainage and Earthworks;
b) easily maintained; b) AUSTROADS Parts 13 and 14; and
c) of a width and longitudinal gradient to cater for projected c) The Noosa Cycling and Walking Network
usage Development Plan;
d) inclusive of clear sight-lines for safe use;
e) be free of any obstructions such as fences, signage and AND
bollards. S8.2 If within 1km of the Pathways Network
identified in the Priority Infrastructure Plan in Part
15, the subdivision design and layout includes
pathways—
a) located in accordance with the Pathways
Network identified in the Priority Infrastructure Plan;
or
b) linking to the Pathways Network identified in the
Priority Infrastructure Plan;
AND
S8.3 Pedestrian routes are planned to provide
clear, safe connections between residential, open
space, transit stops and retail areas, and are
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
located along, or are visible from, streets or other
public spaces;
AND
S8.4 Primary pedestrian routes border the
frontages of residential, public parks and business
uses;
AND
S8.5 Pedestrian routes through parking lots or at
the rear of lots are avoided;
AND
S8.6 Pedestrian and cycle path infrastructure is
designed and constructed to—
a) have sign posting, particularly where they are
commuter and recreational paths, and incorporate
pavement markings and line work in accordance
with AUSTROADS Part 14 Bicycles, Section 9;
b) have navigational signs generally in accordance
with the Manual for Uniform Traffic Control Devices
Bicycle Directional Signage Guidelines, and
Australian Standard 1742.9: 2000 Manual of
Uniform Traffic Control Devices Bicycle Facilities;
c) be clearly delineated by pavement markings and
warning signs when an on-road bicycle lane;
d) incorporate kerb ramps at all intersections and
designated crossings;
e) have refuge islands on all roads with median
strips;
f) have holding rails for cyclists at the intersection of
district collector, sub-arterial and arterial roads that
are positioned in accordance with Australian
Standard 1742.9:2000 – Manual of Uniform Traffic
Control Devices Bicycle Facilities, and
AUSTROADS Part 14 Bicycles Section 9;
g) have marked bicycle lanes, bicycle awareness
zones or storage boxes; and
h) Include lighting to pedestrian and cycle pathways
to local government requirements and in
accordance with Australian Standard 1583.1 Road
Lighting – Pedestrian area (Category P) lighting.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
O9 The subdivision layout is designed to facilitate linkages with S9.1 Where there is no relevant approved master Not Applicable.
adjoining sites in the immediate area. plan, concept plan, or site analysis plan, subdivision The site utilises the existing street
design incorporates future road, street, cycleway network and pedestrian pathways.
and pedestrian path and open space connections to
adjoining sites.
O10 Where the lots are to be used for Industrial business or No solution provided. Not Applicable.
Commercial business uses, the layout provides for appropriate
buffer areas, to mitigate possible impacts on nearby residences
or other noise sensitive uses.
O11 For lots in the Rural Settlement Zone—a sealed access to No prescribed solution. Not Applicable.
the nearest urban settlement is available.
Water supply for fire fighting
O12 An adequate and accessible water supply is provided for S12.1 For development in a water service area, Complies.
fire fighting purposes. water mains within the development shall comply Adequate and readily accessible water
with the: supply is provided along Stevens Street.
a) Queensland Water Resource Commission -
Guidelines for Planning and Design of Urban Water
Supply Schemes; and
b) Australian Standard 2419 and the Water
Providers Network Model Criteria;
AND
S12.2 Facilitate the connection of fire services that
comply with the requirements of the Building Code
of Australia.
Energy efficiency
O13 The street and lot orientation facilitates the construction of S13.1 For Community Title Development or urban Complies.
energy efficient buildings that respond to the local climate residential development each lot contains a
conditions. rectangular house site area where the long axis
faces true North or is no more than 20 degrees off
AND true north and has minimum dimensions of—
2 2
a) if the lot is between 450m and 599m - 10m x
O14 For residential development, the subdivision design 15m; or
2
provides for the maximum practicable number of lots with house b) if the lot is less than 450m - 9m x 15m.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
site areas that—
a) maximise solar access to the north in winter; AND
b) minimise solar access to the east and west in the summer; S13.2 Community Title Development lots are
c) maximise access to any prevailing summer breezes; and generally rectangular in shape and have a
d) minimise exposure to prevailing winter winds. maximum slope of—
a) 1 in 10 (10%); and
b) 1 in 20 (5%) when measured from the front to the
rear of the lot.
S14.1 No Solution provided
Infrastructure
O15 Each lot is capable of being serviced by appropriate levels S15.1 All lots are connected to power supply and Complies.
of— telecommunications services; The site is connected to all essential
a) water supply; AND services and subsequently, each lot is
b) reticulated sewerage; S16.1 For lots in urban settlements—power supply capable of being serviced by these
c) stormwater drainage; and communications infrastructure are provided existing services.
d) power supply; and underground;
e) telecommunications; OR Operational Works plans are provided
S16.2 For lots elsewhere—power supply and under separate application .
AND communications infrastructure are provided
O16 The design and provision of public services and utilities, underground unless—
including sewerage, water, electricity, street lighting and a) located in the Rural Zone or Rural Settlement
telecommunication services— Zone and where not in a Bushfire Hazard Area as
a) meets the needs of users; defined on Overlay Maps OM1.4-OM9.4;
b) ensures health, safety and convenience of the community; b) new low voltage lines can be strung from poles
c) protects the natural environmental values of the site and carrying existing high voltage lines; or
surrounds, including visual amenity and native vegetation; c) no extensions to the existing reticulation network
d) are cost effective over their life cycle; is necessary; or
e) minimises adverse impacts to the environment (including the d) it is necessary to cross a body of water;
amenity of the local area) in the short and long term; and
f) ensures that the existing systems are upgraded or relocated to AND
be capable of supporting the proposed development; S16.3 Street lighting is provided in accordance with
Section 3.19 of PSP5 Engineering Design
AND Standards – Roads, Drainage and Earthworks;
AND
S16.4 For lots not within a sewerage service area—
O17 Essential public utilities are available and maintain their the lot has sufficient area and other attributes to
35
function during flood events up to a 1% AEP (1:100 year ARI) ensure sustainable on-site sewerage disposal ;
flood event.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Advisory note
PSP24 – Effluent Disposal details requirements
for the design and siting of effluent disposal
systems where located outside a sewerage
service area.
Compliance with PSP24 will be considered as
part of Council’s assessment of the plumbing
and drainage application.
S17.1 Components of the infrastructure that are
likely to fail or may result in contamination are—
a) located above the level of a 1% AEP (1:100 year
ARI) flood event; or
b) designed and constructed to exclude water
inundation or infiltration and resist hydrostatic and
hydrodynamic forces as a result of inundation.
Electricity supply infrastructure S18.1 Building footprints are situated clear of any Not Applicable.
O18 Uses and works maintain a safe distance from electrical power easements on-site;
infrastructure including substations, overhead power lines, AND
power poles and transformers. S18.2 Building footprints are not less than 50m from
an existing fenced electricity substation.
36
Earthworks and stormwater management
O19 Stormwater run-off is managed so as not to cause any No solution provided Complies.
adverse impacts on the built or natural environment including Stormwater run-off is managed through
changes in quality, quantity or location of stormwater discharges infiltration devices. Please refer to
Appendix E and Appendix F.
O20 Filling or excavation only occurs where it does not No prescribed solution. Complies.
adversely impact on— Minimal excavation is required.
a) watercourses, drainage lines and wetlands; or
b) vegetation on land identified on Biodiversity Overlay Maps
OM1.1-OM9.1; or
c) water levels on properties elsewhere.
Landscaping and visual amenity
O21 Land development responds to the distinctive landscape S21.1 The natural landform and landscape are not Complies.
character of the site by utilising the natural features of the site, modified to accommodate the development.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
which include—
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
e) views
O22 Native vegetation, including individual mature trees are S22.1 Buffers of existing native vegetation around Not Applicable.
retained, protected, maintained and supplemented, with site boundaries and environmentally sensitive areas
particular consideration given to— are retained and reinforced through additional
a) roadsides; planting;
b) the amenity of adjoining land uses; and AND
c) the protection of environmentally sensitive areas. S22.2 For reconfiguring in the Rural Zone and Rural
Settlement Zone—
a) a 10m landscaped buffer area is provided along
road frontages;
b) clearing and disturbance to vegetation is
minimised around road works, laying of services
and utilities and construction of property entrances;
c) revegetation of disturbed areas occurs after
completion of works; and
d) planting of clusters of trees along the road
reserves to form a tree canopy cover is provided
O23 Buildings and other structures do not have a significant S23.1 All lots include a building envelope that Complies.
adverse impact upon the visual amenity of surrounding areas. enables buildings and structures to be sited so they Buildings can be constructed on each of
do not— the proposed allotments with standard
a) protrude above ridgelines; or setbacks. Building heights will be
b) result in the unnecessary removal of vegetation restricted to 8m.
from the site.
Open space and environmental protection
O24 Public open space provides for a diverse range of passive S24.1 Active Parkland or open space linkage to Not Applicable.
and active quality recreational opportunities including sport to Active Parkland is provided in accordance with the
meet the outdoor recreational needs of the community. Priority Infrastructure Plan in Part 15;
OR
O25 Public open space is designed and located to— S24.2 Park contributions are paid in accordance
with the applicable infrastructure charging
a) be safe and easily accessible; instrument.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
b) contribute to the legibility, accessibility and character of the S25.1 A park has direct road frontages of a
locality; minimum of 25% of the total allotment boundary of
c) create attractive environment settings and focal points; the park to provide physical access and visibility;
d) enable the retention and protection of significant vegetation, AND
wetlands, watercourses, drainage lines and other native habitat S25.2 Land intended for public open space
areas, their associated buffers and linkages/corridors and complements existing adjacent and surrounding
natural and cultural features; and open space areas and physical linkages to these
37
e) be cost effective to maintain . areas are provided;
AND
S25.3 Open space is provided adjacent to
watercourses, with roads servicing the linear
parkland and lots located on the opposite side of
the road to the watercourse.
AND
S25.4 Public open space has good connectivity for
users via pedestrian and cycle paths.
O26 Land provided for active recreation areas is of a physical S26.1 Active parkland is of a compact shape free of Not Applicable.
standard and condition suitable for the intended uses and is not irregular boundaries;
subject to physical or other constraints including contamination, AND
environmental or biophysical constraints or legislative protection S26.2 Active parkland is located on land that is
that would encumber its use. exclusive of—
a) flood inundation below the 20% AEP (1:5 year
ARI level);
b) land affected by stormwater or overland flow
discharge from adjacent allotments;
c) drainage reserves and detention basins, which
cannot be shown to safely and effectively contribute
to the network of parks and open space areas;
d) land with a slope, or subject to cut and fill with a
batter slope, that exceeds a slope of 1 in 67 (15%);
e) areas of land less than 15m wide, such as
access and service and utility easements;
f) land required to serve primarily as a buffer area to
any existing development or major transport
corridor; and
g) power easements;
AND
S26.3 At least 10% of the total open space
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provision for active parkland is exclusive of flood
inundation below the 1% AEP (1:100 year ARI level
or the highest recorded flood level, whichever is the
greatest;
AND
S26.4 Recreational facilities (including playgrounds,
pergolas, barbeques etc.) are setback a minimum
of 30m from the top of the bank of any watercourse
and 10m from the top of the bank of any drainage
line;
O27 Active parklands will provide a diverse range of recreational 27.1 Active parkland in all areas except industrial Not Applicable.
opportunities for all age groups and are designed as attractive areas will contain embellishment in accordance with
and enjoyable, functional and safe places to recreate and meet. the Priority Infrastructure Plan in Part 15 such as:
a) children’s play facilities catering for various ages;
b) a soft fall surface where required;
c) a shade cover over any play equipment;
d) picnic table/s with seats;
e) seating;
f) landscaping;
AND
27.2 Landscaping is designed to create
aesthetically pleasing open space areas and to suit
the type, setting and purpose of the particular park.
O28 The natural environmental and cultural values of land in the S28.1 Land in the Open Space Conservation zone Not Applicable.
Open Space Conservation Zone are not adversely affected by is retained in one contiguous lot.
subdivision, and land in freehold tenure in this zone is not
subdivided.
O29 Lands with high biodiversity values which warrant S29.1 Lands with high biodiversity values are Not Applicable.
conservation status are formally protected for the long term. transferred to public ownership.
O30 Buffers are provided incorporating development setback/s S30.1 A buffer of no less than 5m is provided to all Not Applicable.
from the stream that will ensure that the development does not development adjacent to either Stream orders 1, 2
result in a negative impact upon the long-term viability of the or 3 where not within the Riparian Buffer Area on
stream. the Biodiversity Overlay Maps (with the buffer
measured from the centreline of the stream).
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Road and rail corridors
O31 Lots for residential development are not subjected to high S31.1 Lots intended for residential development are Not Applicable.
traffic noise levels from the major road network or rail corridors. separated by a minimum of—
a) 40m from the property boundary of roads within
the major road network; and
b) 80m from the property boundary of rail corridors;
OR
S31.2 Development in the vicinity of road corridors
meets the following external design criteria for
roads in the major road network—54dB(A)L
10 (18hours)
based on predicted traffic volumes ten years hence;
OR
S31.3 Development in the vicinity of rail corridors
meets the following external design level noise
criteria—
a) 65dB(a), assessed as the 24hour average
equivalent continuous A-weighted sound pressure
level; and
b) 87dB(A), assessed as a single event maximum
sound pressure level.
Access easements
O32 Access easements are in appropriate locations for safe S32.1 Access easements are designed in Complies.
access and egress, and supply appropriate widths and levels of accordance Sections 2 and 3 of PSP5 Engineering The proposed access easement will be
service for the number of vehicles that will utilise them. Design Standards – Roads, Drainage and an upgrade of the existing driveway to
Earthworks. provide vehicular access to rear blocks.
The minimum width is 4.5m, which
conforms to the requirements under
section 2.3 of PSP5.
This access is provided for convenience
as it is not practical to construct the road
along The Esplanade frontage.
Traffic
O33 Traffic generated by the development is within the S33.1 Any required upgrading of external roads to Complies.
acceptable capacity of external roads and does not have an the necessary standard to cater for the expected Only one (1) additional allotment is
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38
adverse impact upon the functioning of the road network . traffic numbers is undertaken at no cost to Council. proposed hence traffic impacts are
minimal.
Noosa Trail Network
O34 A comprehensive network of trails is established S34.1 The proposal includes linkages to existing or Not Applicable.
incorporating road reserves, State forests, Council owned land planned components of the Noosa Trail Network
and private lands consistent with the lifestyle and outdoor (refer Schedule 5, Map 3—Noosa Trail Network);
recreation needs of the Shire’s residents and visitors. OR
S34.2 The proposal includes linkages between
existing or planned components of the Noosa Trail
Network (refer Schedule 5, Map 3—Noosa Trail
Network).
O35 The proposal does not have an adverse impact on the S35.1 Existing or potential pedestrian, horse trail or Not Applicable.
Noosa Trail Network. bicycle movement linkages are retained or
enhanced; or
S35.2 Alternative linkages are provided;
AND
S35.3 Linkages and associated infrastructure are
designed, located and constructed in accordance
with—
a) Australian Standard 2156.1 Walking Tracks Part
1: Classification and Signage to a minimum of a
Class 4 Standard; and
b) Australian Standard 2156.2 Walking Tracks Part
2: Infrastructure Design.
Cooroibah Locality
Protection of existing residential amenity, road safety and S36.1 Each new allotment in the Rural Settlement Not Applicable.
access points Zone has 1ha free of flood hazard or biodiversity
O36 The existing residential amenity of the estate is maintained values as indicated on overlay maps OM2.1 and
without impacting on the natural landform and landscape; OM2.3;
AND
AND S36.2 House site areas on adjoining lots are
O37 The number of access points providing access to lots from separated by not less than 50m.
McKinnon Drive is maintained or reduced. S37.1 Shared driveways are provided;
AND
S37.2 No additional driveways are provided from
McKinnon Drive
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8.4.3 Landscaping Code
The provisions in this division comprise the Landscaping Code. They are—
compliance with the Landscaping Code (section 14.131);
overall outcomes for the Landscaping Code (section 14.132);
specific outcomes and probable solutions for the Landscaping Code (sections 14.133—14.139);
minimum landscape areas, dimensions and works (section 14.140)
Compliance with the Landscaping Code
Development that is consistent with the specific outcomes in sections 14.133—14.139 complies with the Landscaping Code.
Overall Outcomes for the Landscaping Code
The overall outcome is the purpose of the 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.
Specific Outcomes for Landscaping
The specific outcomes sought for the Landscaping Code are included in column 1 of Table 14-55. Probable solutions for code assessable development are
included in column 2 of Table 14-55.
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
General requirements
Streetscape and amenity S1.1 Landscaped areas, not less than the minimum Complies.
O1 Sufficient landscaped areas are provided to— areas and dimensions specified in Tables 14-56 or Existing street trees are to be retained.
a) enhance the visual amenity and natural landscape character 14-57, are provided and maintained;
of the area, streetscape and local area; AND
b) retain natural landscape features, such as rock outcrops and S1.2 Landscaping is designed, planted and
existing large trees; maintained in accordance with PSP3 Landscaping
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c) retain existing native vegetation and enhance buffer areas Plants and Guidelines.
around property boundaries;
d) suit the relative size and nature of the development and its
setting;
e) reduce the visual impact of large or bulky structures and
fencing along watercourses; and
f) conceal service, carparking and loading areas of
developments;
g) screen incompatible land uses; and
h) provide privacy between any dwelling units and
accommodation units on and adjoining the site to a height and
density appropriate to the scale of the development.
Building and landscape design S2.1 Below ground components of buildings do not Complies.
O2 Site layout and building and landscape design— extend beyond the above ground footprint to allow Existing vegetation to be retained.
a) provides for soft landscaping to be established in and around for landscaping particularly within building setback
the development; areas;
b) maximises the retention of large canopy trees; AND
c) within the Eastern Beaches Locality and Noosa Heads S2.2 Basement carparks do not encroach into
Locality, avoids the removal of heath vegetation, except where building setback areas;
required for internal roads and service and infrastructure AND
construction; S2.3 Plants are grouped in mulched beds rather
d) minimises the extent of impervious paved areas; than planted individually to provide for optimum
e) provides for suitable plant layouts and densities; growing conditions and less maintenance;
f) facilitates the adoption of appropriate planting techniques; and AND
g) considers on-going maintenance requirements to assure the S2.4 These plants grouped in mulched beds are not
establishment and ongoing survival of plantings. subject to any hedging maintenance regimes;
AND
S2.5 Landscaping is designed, planted and
maintained in accordance with PSP3 Landscaping
Plants and Guidelines;
AND
S2.6 Alternatives to impervious pavement are
provided and are located where landscaping and
existing vegetation will benefit from increased
infiltration of rainwater.
Species selection S3.1 Plantings— Not Applicable.
O3 Landscaped areas include plant species that— a) comprise plant species identified for the
a) are appropriate to the biophysical conditions and landscape relevant landscape character area in PSP3
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character of the area; Landscaping Plants and Guidelines; and
b) are suitable for the space available, the level of visual and b) avoid undesirable plant species identified in
climatic exposure, the functional requirements of the site and the PSP3 Landscaping Plants and Guidelines;
scale of the development;
c) provide for appropriate levels of shade and sunlight to OR
occupants of the development throughout the year; S3.2 For landscaping around pool areas—
d) minimise the demand for water use; a) no more than 30% of the landscaped area is a
e) in road reserves, provide street trees with effective canopy mixture of plants of local origin and exotic plant
shading having regard to the size and scale of the road reserve species, provided none of the plant species are
and the location of services and other structures; undesirable plants identified in PSP3 Landscaping
f) for street trees in towns are villages, are consistent with the Plants and Guidelines; and
existing streetscape character; b) palms are specifically located in group plantings
g) do not cause potential damage to buildings or structures; in accordance with PSP3 Landscaping Plants and
h) are not harmful to pedestrians, particularly around schools, Guidelines;
childcare centres, shopping areas and other high pedestrian
areas; AND
i) in intensively used environments, can endure high levels of S3.3 Root guards are utilised around species with
activity; and potentially invasive roots.
j) for rural residential developments, are best suited to less
intensive maintenance and low availability of water for gardens.
Safety and security S4.1 No solution provided. Complies.
O4 Landscaping is designed and located to maximise the safety Figure 14-16 — Landscaping allows for
and security of public and private areas by— adequate safe vision at driveways and
a) clearly defining the boundaries between private and public intersections
spaces;
b) promoting casual surveillance of buildings and public areas
from the street and other public areas for personal security
reasons;
c) avoiding concealment spots; and
d) maintaining safe sight distances to and from road and building
corners, carpark entrances and driveways (see Figure 14-16);
e) maintain safe sight distances at planting bed ends within
carparks;
f) protecting solid fences from graffiti by incorporating elements
such as landscaping, creepers, murals or vandal resistant paint;
and
g) separating and defining pedestrian and vehicle circulation
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routes.
O5 The provision of landscaping is to a satisfactory standard S5.1 Landscaping provided which allows adequate Complies.
ensuring that it does not lead to opportunities for concealment visibility for casual surveillance of public and semi-
and possible assault sites. public spaces, including entrances and exits to sites
and buildings, by:
a) planting trees which have clean trunks to a
height of at least 1.8 m; and
b) appropriately spacing shrubs at 1.2m horizontal
centres, with a maximum height of 0.75m, to avoid
clumping and to retain sightlines.
O6 Street trees and plantings in towns and villages, carparks S6.1 Street trees and trees in carparking areas
and other areas where potential conflicts with vehicles and achieve a maximum of 900mm clear trunk height for
pedestrians are evident, are planted so as to maximise vehicle a 2.0m high tree at planting and are able to attain a
and pedestrian safety. clear trunk height of 1900mm on maturity;
AND
S6.2 All scrub planting to be a maximum height of
700mm from the road pavement (not top of kerb).
Services and utilities S7.1 Plant species used in landscaping adjacent to Complies.
O7 All landscaping works maintain adequate safe distance from substations, or adjacent to or on electricity
services and utilities including substations, overhead powerlines, transmission line easements, are less than 4m high
power poles and transformers, street lamps, stormwater at maturity and do not encroach within 3m of a
catchment pits, and underground services and utilities. substation boundary;
OR
S7.2 For trees higher than 4m, trees are planted at
a distance from any part of an electricity
transmission line at least equal to the expected
height of the tree at maturity (see Figure 14-17);
AND
S7.3 For power lines that connect to a premises,
the height of plant species at maturity provides for a
2m clearance below the power line; (see Figure 14-
18)
AND
S7.4 Trees and large scrubs are located a minimum
of—
a) 5m from electricity poles and pillars;
b) 4m from street lamps;
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c) 2m from stormwater catchment pits; and
d) 2m from underground services and utilities;
AND
S7.5 Plants are located to enable tradespersons to
access, view and inspect service meters, such as
water and electricity meters;
AND
S7.6 Root barriers are installed around trees that
are located within 3m of any infrastructures or that
have potentially invasive roots.
Entry statements S8.1 No solution provided. Not Applicable.
O8 Tree and plant massing are the dominant features of entry
statements to residential or commercial estates and are
integrated with the landscape theme of the estate and the
natural landscape character of the locality, rather than the entry
being dominated by built elements such as masonary walls,
waterfalls and assembled rock outcrops. (see Figure 14-19).
O9 Entry statements are low maintenance.
S9.1 Entry statements are low maintenance and
Figure 14-19 Typical estate entrance located entirely within privately owned land.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Specific requirements for Multiple housing & Visitor Accommodation
Private open space S10.1 For Multiple housing Types 2 and 4, each Not Applicable.
O10 Private open space is— dwelling unit provides for landscaped private open
a) provided to all dwelling units and accommodation units; space comprising—
2
b) of adequate size and dimensions to suits the needs of a) for units at ground level, a minimum area of 25m
occupants; exclusive of the clothes drying area, with minimum
c) clearly set apart for private use and separate from communal dimensions of 4m and maximum gradient of 1 in 10
areas; (10%); or
d) directly accessible from a living area of the unit; b) for units above ground level, a minimum area of
2
e) located away from noise generating uses; 12m , with minimum dimensions of 2.5m; or
f) capable of receiving adequate sunlight; and c) if small dwelling units within the Business Centre
g) designed to provide for the privacy of occupants of the Zone, a balcony not less than 1.5m depth and with
2
premises and adjoining premises. a minimum area of 4m ;
AND
S10.2 For Multiple housing Types 2 and 4, the
private open space area at ground level is enclosed
by side and rear fencing, screening or dense
landscaping and the landscaping can attain the
equivalent of 60% of the height of the building on
maturity to protect the privacy of residents;
OR
S10.3 For Visitor accommodation no solution
provided
Communal open space No solution provided. Not Applicable.
O11 Communal open space within the development provides
adequate area for children to play and for socialising, and
preferably has a northern aspect.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Screening & Mounding No solution provided. Not Applicable.
O12 Planting is provided between units, adjacent to service and
car parking areas and around the boundary of the site to provide Figure 14-20
for adequate screening. (see Figure 14-20).
O13 Clothes drying areas and waste disposal areas are
screened from adjoining properties and road frontages.
O14 Mounding adjacent to units do not extend into service
corridors, cover utility covers, obstruct overland stormwater flow,
or cause ponding on footpaths, verges or on adjoining private
property.
O15 Mounding associated with noise barriers is designed to
avoid linear shapes and incorporates undulating shapes and
forms that vary in height and width.
Streetscape character No solution provided . Not Applicable.
O16 Landscaping complements and enhances the existing
streetscape character by providing plantings that match the
scale of buildings within the street. (see Figure 14-21 and Figure
14-22).
O17 Where a podium is provided, planting is established on the
podium to soften the bulk and appearance of the building, and
species are used that can tolerate difficult climatic conditions.
Passive solar access and energy efficiency No solution provided Not Applicable.
O18 Plantings contribute to passive solar access, energy
efficiency and amenity by providing shade in summer,
particularly to western walls and open car parking areas, and
admitting winter sunlight to outdoor and indoor living areas.
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Specific requirements for Business Uses
Design of commercial and retail spaces No solution provided Not Applicable.
O19 Landscaping softens building bulk and creates pleasant
settings for visitors and staff that function well in an intensively
used environment by—
a) providing canopy trees and ancillary shade structures;
b) using shrubs and garden beds to clearly define public spaces
and pedestrian walkways;
c) providing areas for public art, where appropriate;
d) providing outdoor areas with seating for staff and visitors;
e) adopting landscape solutions that reduce the visual impact of
building bulk (see Figure 14-23);
f) using mounding and screen planting to conceal service and
loading areas;
g) making provision for outdoor dining areas where appropriate,
that integrate well within the streetscape (see Figure 14-24);
h) providing adequate screening along the perimeters of the
development;
i) avoiding the use of formal planting design for frontage works;
and
j) providing planting design and species selection that can
endure an intensively used environment.
Industrial Business No solution provided Not Applicable.
O20 Landscaping within industrial developments is designed
to— Figure 14-25 Appropriate species at correct
a) maximise retention of existing vegetation; density and height effectively screen bulky
b) provide planting in mulched areas at entrances, along industrial buildings
boundaries and around car parking and site facilities to provide
screening and shading;
c) lessen the impact of building bulk though the planting of
vegetation that is in scale with the building, and by using
mounding where appropriate (see Figure 14-25); and
d) provide outdoor areas for staff.
Open space areas and road reserves
Active parkland S21.1 Landscape works for active parkland Not Applicable.
O21 Landscaping in and around active parkland creates an include—
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
environment that provides functional recreation areas and a) formation of grassed and well-drained areas for
facilities in a landscaped setting that reflect the natural recreation;
landscape character of the locality. b) retention of existing vegetation surrounding
recreation facilities;
c) the planting of shade trees around recreation
facilities, including playfields and playgrounds;
d) provision of landscaped buffer areas to adjacent
residential development; and
e) installation of recreational facilities that include
the use of natural materials and finishes, where
appropriate, and colours that blend with the natural
environment.
Passive parkland and reserves S22.1 Landscape works within passive parkland Not Applicable.
O22 Landscaping within passive parkland and adjacent to and adjacent to national parks and conservation
national parks and conservation reserves, provides for—- reserves, include—
a) the protection and enhancement of native wildlife habitat and a) retention of existing vegetation of local origin,
corridors; including understorey plants and surface mulch;
b) the replanting of disturbed areas; b) revegetation of cleared and disturbed areas;
c) the protection of riparian zones where the site adjoins or c) planting food/habitat trees in areas supporting
includes a watercourse; important fauna populations and including nest
d) a relaxed and pleasant environment for visitors, with low key, boxes where it has been necessary to clear habitat
low impact recreation facilities; and trees for development;
e) linkages to other open space areas, where appropriate. d) removal of species identified as undesirable plant
species in PSP3 Landscaping Plants and
Guidelines;
e) enhancement of the area through the provision
of walking trails, picnic tables and bridges;
f) the provision of linkages to the Noosa Trial
Network as identified in Schedule 5 on Map 3,
where appropriate;
g) retention of natural ground levels and hydrology
within and around these areas; and
h) minimal grassed areas.
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Road reserves S23.1 A minimum of 1 street tree is provided per lot Not Applicable.
O23 Landscaping within road reserves— or every 8m of frontage, whichever is the greater;
a) enhances the streetscape quality and natural landscape AND
character of the area; S23.2 Where vehicles are parked parallel to the
b) provides buffering to adjoining uses; kerb, landscaping is setback a minimum of 500mm
c) maintains the functionality of the road reserve for vehicles, from the back of the kerb to allow adequate access
pedestrian and bicycles, including providing adequate allowance (see Figure 14-26);
for pedestrians to use the verge; AND
d) provides for the retention of existing tall trees and remnant S23.3 Street trees are planted a minimum of 1m
native vegetation; from the back of the kerb in the road reserve verge.
e) allows for the opening of car doors along urban streets;
f) allows for maintenance or emergency access to service Figure 14-26 Allow 500mm for passenger
corridors and utilities; Access
g) maintains site distances to and from corners, intersections,
driveways and pedestrian crossing points; and
h) maintains overland stormwater flow to avoid ponding on
footpaths, nature strips or adjoining premises.
Environment protection and conservation
Watercourses and drainage lines No solution provided. Not Applicable.
O24 Landscaping works along watercourses and drainage
lines—
a) retains and enhances the existing riparian vegetation
including understorey; and
b) rehabilitates and revegetates degraded riparian zones to filter
stormwater run-off and provide for native wildlife habitat; and
c) avoids slashing and turfing of watercourse edges and
drainage lines; and
d) avoids engineering design solutions, such as concrete drains;
and
e) use natural materials in the construction of boardwalks,
bridges and similar structures to blend with the natural
environment.
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Wildlife habitat protection S25.1 For Koala Habitat Areas shown in Schedule Not Applicable.
O25 Landscaping retains and enhances habitats and corridors 7— No vegetation clearing required.
for native wildlife by— a) a minimum of 70% of tree species planted on the
a) replicating adjacent remnant vegetation, including understorey premises are koala food trees listed in PSP3
vegetation; Landscaping Plants and Guidelines; and
b) siting landscaped areas to complement and enhance existing b) where koala access is impeded by a fence or
vegetation; retaining wall—
c) retaining old trees (including dead trees) with hollows for local i climbing poles are erected at regular intervals
native fauna habitat; and along the structure at an approximate 45 degree
d) creating or enhancing vegetation linkages between existing angle on either side of the structure;
habitats; ii plant vegetation within close proximity (branches
e) minimising adverse effects to koalas by planting and retaining touching) on either side of the fence to provide a
appropriate tree species and facilitating koala movement in natural ladder; and
27
koala habitat areas . iii install panels or planks horizontally along the top
of the fence to provide a walkway, where
appropriate; and
c) choose fence materials, such as a timber post-
and-rail or chain wire, that a koala can easily grip
and climb or leave a minimum 300mm gap between
ground level and the first rail or strand of any fence;
and
d) where there is a swimming pool in the landscape
design likely to be accessible to koalas, a rope is
provided to enable koalas to climb out of the pool;
AND
S25.2 Vegetation of local origin is retained and
replanted in areas indicated in Schedule 5 on Map
4 - Open Space Networks.
Water management S26.1 The infiltration and conservation of water is Complies.
O26 Landscaping works promote the effective use of water optimised through—
through appropriate plant selection and layout and by a) selecting native plant species identified in PSP3
maximising opportunities for water infiltration. Landscaping Plants and Guidelines;
b) grouping plants in mulched beds;
c) minimising impervious surfaces;
d) using semi-pervious pavement surfaces; such as
grass cell paving, as a alternative to pervious
surfaces
e) draining hard surfaces areas to landscaped
areas;
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f) planting microphytes along driveways to absorb
hydrocarbons; and
g) using surface and subsurface drainage swales.
Soil stability No solution provided Complies.
O27 Landscaping works are design and sited to ensure the Please refer to Geotechnical Report in
stability of soils and minimise sediment and erosion activity, Appendix E.
particularly on steep slopes and in landslide hazard areas,
making use of soft landscaping rather than hard landscaping
solutions wherever possible.
Carparking areas
28
Off street carparks S28.1 One advanced canopy tree (a minimum of Not Applicable.
O28 Landscaping of carparking areas is designed to— 100 litres pot size) is provided—
a) reduced the visual impact of the development; a) in towns and villages, shopping centres or
b) provide for advanced canopy trees to shade vehicles and to commercial areas— for every 4 carparking spaces;
reduce reflected radiation; or
c) ensure canopy trees are protected from vehicle damage by b) otherwise—for every 6 carparking spaces;
providing adequate sized garden beds;
d) maximise opportunities for infiltration of rainwater on-site; and AND
2
e) minimise contaminated runoff entering the stormwater system S28.2 A minimum area of 5m is provided around
and watercourse. each canopy tree, which is mulched and treated;
AND
S28.3 Plants are grouped in mulched beds rather
than using individual, evenly spaced trees and
scrubs;
AND
S28.4 Semi-pervious pavement surfaces are used,
such as grass cell paving, to increase infiltration of
rainwater and minimise contaminated runoff,
including hydrocarbons, entering the stormwater
system and watercourses;
AND
S28.5 Runoff from carparking areas is directed to
landscaped areas to minimise contaminate runoff,
including hydrocarbons, entering the stormwater
system and watercourses;
AND
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
S28.6 Garden mounding is incorporated into
carparking areas adjacent to frontages;
AND
S28.7 Surface and subsurface drainage swales are
used to maximise stormwater infiltration;
AND
S28.8 A planting bed of at least 1m width with
screen fencing and dense planting is provided to
any property boundary with an adjacent residential
development.
On-street car parks S29.1 Where vehicles are parked parallel to the Not Applicable.
O29 Edges to parking and turning spaces for on street parking kerb, landscaping is setback a minimum of 500mm
are landscaped to provide shade and screening, while ensuring from the back of the kerb to allow adequate access
adequate access to vehicles. (see Figure 14-27);
AND
Figure 14-27 Allow 500mm for passenger access S29.2 Street trees are planted a minimum of 1m
from the back of the kerb in the road reserve verge.
8.4.4 Driveways and Carparking Code
The provisions in this division comprise the Driveways and Carparking Code. They are—
compliance with the Driveways and Carparking Code (section 14.110);
overall outcomes of the Driveways and Carparking Code (section 14.111);
specific outcomes and probable solutions for the Driveways and Carparking Code (sections 14.112—14.114); and
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minimum vehicle parking requirements (section 14.115).
Compliance with the Driveways and Carparking Code
Development that is consistent with the specific outcomes in sections 14.112—14.114 complies with the Driveways and Carparking Code.
Overall outcomes for the Driveways and Carparking Code
The overall outcomes are the purpose of the Driveways and Carparking Code.
The overall outcomes sought for the Driveways and Carparking Code are the following—
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and non-motorised transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe and functional and meet the reasonable requirements of the
particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Specific outcomes and probable solutions for the Driveways and Carparking Code
The specific outcomes sought for the Driveways and Carparking Code are included in column 1 of Table 14-49 to Table 14-50. Probable solutions for code
assessable development are included in column 2 of Table 14-49 to Table 14-50.
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
General
O1 Vehicular access does not adversely impact on safety, S1.1 Vehicular access is located and designed in Complies.
capacity and operations of the existing or planned road network, accordance with AUSTROADS-Guide to Traffic Vehicular access is provided by existing
the proposed driveway, cycleways or pedestrian pathway Engineering Practice requirements for sight driveway and will be upgraded
systems. distance and Section 3 of AS2890.1 Parking accordingly.
Facilities;
AND
22
S1.2 Only one footpath crossing is provided ;
AND
S1.3 Driveways, other than within any setback have
a maximum grade in accordance with Section 3 of
AS/NZS 2890.1
O2 Driveways and crossovers— S2.1 Design of the driveway across the footpath is Complies.
a) are suitable and safe for their intended use; and in accordance with Council’s Standard Drawings
b) match Council infrastructure. 9002 or 9005 as appropriate for the particular type
of development as annotated on the drawings;
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
AND
S2.2 Driveways are designed and constructed in
accordance with Council Standard Drawings 9014,
9019, 9020, 9021, as appropriate for the particular
type of development as annotated on the drawings;
AND
S2.3 The change in grades in the driveways and
ramps is in accordance with Section 3 of AS2890.1
Parking Facilities.
O3 In commercial zoned areas, the number of driveways across S3.1 Design of multi-tenanted developments in Not Applicable.
pedestrian footpaths is minimised. commercial zoned areas include shared driveways
and parking areas;
AND
S3.2 Driveways are located so they abut existing
driveways of adjoining development where
practicable and reciprocal easements are created to
reduce the sealed driveway width.
O4 Vehicular access does not adversely impact on the capacity, S4.1 Footpath and kerb crossings are located clear Complies.
operations and maintenance of the existing infrastructure; of existing stormwater inlet structures, water and Vehicular access is provided via an
sewerage infrastructure fittings, any other exiting existing driveway from Stevens Street.
AND utility infrastructure, existing landscaping and
O5 Vehicular access does not adversely impact on the integrity vegetation.
of existing landscaping or native vegetation. S5.1 No solution provided
O6 Driveway run-off is filtered prior to leaving the premises. S6.1 For— Complies.
a) Ancillary dwelling unit, Multiple housing Stormwater onsite is treated within the
Types 1 or 2 if less than 5 carparking spaces, allotment via infiltration devices.
Visitor accommodation Type 1 and Home-based
business Type 3—the driveway is formed to drain
to landscaped areas; and
b) for other uses—grease and oil arrestors or
stormwater quality improvement devices are
incorporated into the design to treat run-off prior to
run-off exiting from the premises.
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CARPARKING AND MANOEUVRING
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Carpark design and layout
O7 Sufficient carparking is provided to accommodate the S7.1 The number of parking and loading bays is not Complies.
number and type of vehicles likely to be generated by the less than the minimum number specified in Table Suitable carparking spaces will be
development having regard to the specifics of the use 14-51 Vehicle Parking Requirements; provided for each lot at the time of
including— construction of future dwellings.
a) the type and intensity of land use;
b) any existing parking available on the site;
c) hours of operation;
d) likely numbers of users;
e) the peak parking demand periods of uses on the site; and
f) the availability of alternative carparking.
O8 The layout of the development provides adequate, clearly S8.1 Parking bays, manoeuvring areas, queuing Complies.
defined and easily accessible— areas, loading, setdown and pickup areas and
a) on-site vehicle parking and manoeuvring areas; and driveways are designed to the standards set out in
b) loading and manoeuvring areas for delivery and service Sections 2 and 3 of Australian Standard AS 2890.1
vehicles Parking Facilities (Part 1: Off-street Carparking) and
AS 2890.2 – Off-street Parking (Part 2: Commercial
Vehicles);
AND
S8.2 The number of loading bays is not less than
the minimum number specified in Table 14-51.
O9 Parking areas are located where they will not unduly conflict S9.1 Carparking areas are accessed from rear Complies.
with pedestrians and will not dominate the streetscape. laneways where practicable.
O10 Provision is made for a reasonable number of on site S10.1 Carparking spaces are provided for people Complies.
carparking spaces identified and reserved for people with with disabilities at the rate specified in Section 2.4.5
disabilities. of AS 2890.1 – Parking Facilities (Part 1: Off-street
Carparking).
O11 Access and egress points do not impact on the safety and S11.1 Vehicle manoeuvring areas are provided in Complies.
operations of the road system. accordance with Section 3 of AS 2890.1 Parking A manoeuvring area is provided at the
Facilities (Part 1: Off-street Carparking) so vehicles end of the easement.
enter and leave the site in a forward gear.
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O12 Parking areas are designed to - S12.1 At locations where pedestrian and vehicle Not Applicable.
a) provide a progressive reduction in speed between the conflicts are likely to occur –
external road and internal parking spaces; a) sight distances of at least 2.5 seconds of travel
b) ensure lower speeds near areas of high pedestrian activity time at the designated speed are provided;
through the use of appropriate road geometry or devices b) splayed corners on structures are incorporated;
designed to limit speed; and c) landscaping is designed to allow clear views;
c) maintain sight distances which are appropriate for the likely d) sign placement ensures that views are not
operating speeds in all areas of potential pedestrian/vehicle and impeded;
vehicle/vehicle conflict;
O13 A clearly defined pedestrian network is provided that – S13.1 In large open car parks with greater than 200
a) is located in areas where people will choose to walk; car parking spaces, a pedestrian path between
b) ensures that pedestrian movement through car parking areas parking spaces is provided on every second aisle;
or structures are along aisles rather than across them;
O14 Provision is made for pedestrian and vehicular queues at S14.1 No probable solution identified;
conflict points;
O15 Parking areas are lit to provide security for night-time users. S15.1 Lighting is provided in accordance with
Australian Standard 1158.1:1997 - Road Lighting -
Vehicular Traffic (Category V) Lighting -
Performance Installation and Design Requirements.
O16 In mixed use areas of Business centres residents do not S16.1 Resident carparking is limited to one space Not Applicable.
compete with customers for carparking spaces. per dwelling unit or accommodation unit.
AND
S16.2 Resident carparking is not located in the road
reserve or between the residential or business
building and the principal street frontage.
O17 Car parking areas are landscaped to— No solution provided Complies.
a) provide shade;
b) maximise infiltration of stormwater run-off;
c) define parking areas;
d) reduce direct visibility of car parking areas from external
viewpoints;
e) soften views of hardstand areas
O18 Development with the potential to generate significant traffic No solution provided Not Applicable.
and parking impacts gives appropriate consideration to transport
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23
and land use issues .
Motor Cycles & Motor Scooters S19.1 For Commercial businesses, Not Applicable.
O19 Designated Motor cycle or motor scooter parking spaces Entertainment & dining business, Industrial
reduce the reliance on cars. business Types 1 and 2, Retail business Types
2, 4, 5, 6 and 7, Education Types 1 and 2, Open
Space, Wellbeing Uses and Transport Types 1,
2, 3 and 4 motor cycle parking spaces accord with
Planning Scheme Policy PSP26 Motor Cycle &
Motor Scooter Parking
O20 Carparks are designed to ensure run-off is treated to S20.1 Grease and oil arrestors or stormwater Complies.
remove pollutants prior to leaving the premises. quality improvement devices are incorporated into Stormwater is directed to infiltration
the design to treat run-off prior to it leaving the devices on each allotment.
premises.
O21 Carparking areas are designed to ensure drainage without No solution provided. Complies.
the use of pumps or other electrical apparatus.
O22 Site layout and building design provides for soft S22.1 Below ground components of buildings, Complies.
landscaping to be established. including car parks, do not extend beyond the
above ground footprint to allow for the provision of
landscaping, particularly within building setbacks.
Education Types 1, 2 or 3 S23.1 Paved setdown areas are provided within the Not Applicable.
O23 Carparking and setdown areas are designed and located to site;
facilitate their safe and efficient use. AND
S23.2 For a minimum of 50% of carparking spaces,
pedestrian access to buildings is not across or
through driveways, carparks, setdown or
manoeuvring areas;
AND
S23.3 Carparking and setdown areas are visible
from off-site.
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8.4.5 Erosion and Sediment Control Code
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Effects of works
Erosion and sediment control S1.1 Site disturbance is limited to building areas, Complies.
O1 Development minimises erosion and transport of their surrounds and other use areas; AND An Erosion and Sediment Control
sediments off-site S1.2 Sediment barriers are provided throughout Plan will be provided with the
and downslope of disturbed areas to prevent Operational Works application..
sediment washing into gutters, drains and
watercourses either on or off the site;
AND
S1.3 All stockpiles including sand, soil or building
materials are within the premises and contained
within individual sediment barriers;
AND
S1.4 Sediment basins are provided where the site
contains fine or dispersive soils;
OR
S1.5 A stormwater catchpit incorporating a
stormwater catchpit protection device is installed
so that all runoff from disturbed areas flows to the
catchpit;
AND
S1.6 For buildings,
a) temporary or permanent downpipes are
connected to the stormwater system before
laying the roof; or
localised erosion is avoided by directing flow from
downpipes over non-erosive areas.
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Stormwater runoff S2.1 Diversion drains or bunds are designed and Complies.
O2 Stormwater is diverted around disturbed areas. constructed to drain upstream run-off around the An Erosion and Sediment Control Plan
disturbed site; will be provided with the Operational
AND Works application.
S2.2 Discharge from the diversion drains do not
cause run-off impacts to other properties;
OR
S2.3 Alternative methods, as described in the
Institution of Engineers Australia
(Queensland Division) Soil Erosion and
Sediment Control - Guidelines for
Queensland Construction Sites, are used.
8.4.6 Existing Services Code
Existing Services Code
The provisions in this division comprise the Existing Services Code. They are—
compliance with the Existing Services Code (section 14.127);
overall outcomes for the Existing Services Code (section 14.128); and
specific outcomes and probable solution for the Existing Services Code (section 14.129).
Compliance with the Existing Services Code
Development that is consistent with the specific outcomes in section 14.129 complies with the Existing Services Code.
Overall outcomes for the Existing Services Code
The overall outcomes are the purpose of the Existing Services Code.
The overall outcomes sought for the Existing Services Code are the following—
a) Existing Council owned underground infrastructure is protected from potential or actual damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the design of the development.
Specific outcomes and probable solutions for the Existing Services Code
The specific outcomes sought for the Existing Services Code are included in column 1 of Table 14-54. Probable solutions for code assessable development are
included in column 2 of Table 14-54.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Setbacks and easements S1.1 The footing of any structure or building is Complies.
O1 Development near a sewer, water main, located clear of the zone of
stormwater drain, overland flow path or associated influence but no closer than 1.5m
structure does not— (measured horizontally) from infrastructure
a) adversely affect the function of the service; including sewers, water mains and
b) place an additional load on the service; and stormwater structures;
c) unduly increase future maintenance costs. AND
S1.2 No building or structure overhangs the
zone of influence;
AND
S1.3 Finished surface levels maintain a minimum of
600mm of cover, but no greater than 3m of cover to
the underground infrastructure;
AND
S1.4 If the existing surface is altered, surface level
services including manholes and inspection points
are altered to match the new surface level;
AND
S1.5 Alterations are constructed in accordance with
PSP6 -Engineering Design Standards - Water and
Sewerage and Section 4 of PSP5 - Engineering
Design Standards - Roads, Drainage and
Earthworks;
OR
S1.6 Existing services are relocated and the design
and construction of the relocated services is in
accordance with PSP6 - Engineering Design
Standards — Water and Sewerage and Section 4 of
PSP5 – Engineering Design Standards – Roads,
Drainage and Earthworks.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
O2 Maintenance access is provided to all sewers, water mains, S2.1 A registered easement in favour of Complies.
stormwater drains, overland flow path and associated structures. Council is created over all underground
infrastructure located in private property;
AND
S2.2 The width of the easement is the greater
of 3m or the width of the zone of influence;
AND
S2.3 The easement is centred over the
centreline of the infrastructure.
8.4.7 Waste Management Code
The provisions in this division comprise the Waste Management Code. They are—
compliance with the Waste Management Code (section 14.153);
overall outcomes of the Waste Management Code (section 14.154); and
specific outcomes and probable solutions for the Waste Management Code (section 14.155).
Compliance with the Waste Management Code
Development that is consistent with the specific outcomes in section 14.155 complies with the Waste Management Code.
Overall outcomes for the Waste Management Code
1 The overall outcomes are the purpose of the Waste Management Code.
2 The overall outcomes sought for the Waste Management Code are the following—
a) The storage, disposal and management of solid and liquid waste are conducted in an safe and ecologically sustainable manner and without
environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to adjoining property during the construction of a development;
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and
c) Council and other licensed trade waste services are able to conveniently collect and dispose of waste generated by the development.
Specific outcomes and probable solutions for the Waste Management Code
The specific outcomes sought for the Waste Management Code are included in column 1 of Table 14-60. Probable solutions for code assessable development are
included in column 2 of Table 14-60.
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Waste separation S1.1 Construction, operational and Complies.
O1 Development that generates several classes demolition works are planned and managed in This will be incorporated with future house
31
of waste is designed so waste is collected, stored and disposed accordance PSP11 ; design.
30
of in a safe and ecologically sustainable manner . AND
O2 Waste storage areas provide for adequate separation of all S1.2 Adequate area is provided for on-site for the
recyclable and non-recyclable materials. collection and separate storage of
recyclable, non-recyclable, vegetative and
hazardous materials in their specific waste streams
during construction, operational and demolition
works;
AND
S2.1 Waste storage areas allow for the separate
storage of different waste materials for reuse or
recycling by—
a) providing sufficient area to store all recyclable
material and recycling containers required; and
b) sign posting the types of waste stored.
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Design and location of waste storage areas S3.1 Waste storage areas are designed and Complies.
O3 Waste storage areas are located so that they are convenient maintained in accordance with PSP 9; This will be incorporated with future house
and safe to use and provide for convenient and safe collection by AND design.
service vehicles; S3.2 Waste storage areas are designed and located
so they—
AND a) are easily accessed and convenient to use;
b) have unobstructed access for the collection of the
waste by service vehicles;
c) provide for sufficient space for safe entry and exit
and servicing by Council’s contractor without the
need for manual handling;
d) are clear of carparking bays, loading bays and
similar areas;
e) are clear of footpaths and pedestrian access;
f) are capable of being serviced by the collection
vehicle without impeding traffic flow; and
g) have a level area provided for the storage of
waste and recyclable materials in standard waste
containers;
AND
S3.3 For uses that do not comprise a caretaker’s
residence or central management, the maximum
distance between waste storage areas and the
kerbside is—
a) for Multiple housing Type 3 – 40m;
b) for other uses – 70m; and
S3.4 Pathways used to transport bins—
a) have a maximum grade of 1:15; and
b) are free of steps, stairs or other impediments;
AND
S4.1 Waste storage areas are—
a) integrated with the building design, where
possible;
b) setback a minimum of 2m from side and rear
property boundaries;
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AND
S3.3 For uses that do not comprise a caretaker’s
residence or central management, the maximum
distance between waste storage areas and the
kerbside is—
a) for Multiple housing Type 3 – 40m;
b) for other uses – 70m; and
S3.4 Pathways used to transport bins—
a) have a maximum grade of 1:15; and
b) are free of steps, stairs or other impediments;
AND
O4 The location and methods of waste storage minimises any S4.1 Waste storage areas are—
adverse impacts on adjoining or nearby properties; a) integrated with the building design, where
possible;
b) setback a minimum of 2m from side and rear
property boundaries;
AND c) screened so that bins are not visible from
neighbouring properties or passing vehicular and
pedestrian traffic; and
d) not located directly adjacent to dwelling units on
the site on neighbouring properties;
O5 Waste storage areas are designed for ease of maintenance AND
and ease of access for cleaning; S5.1 Waste storage areas are constructed of
impermeable, durable and non-textured materials
and surfaces so that they are easily cleaned;
AND AND
2
S5.2 A minimum distance of 0.5m distance is
provided between and around waste storage bins to
allow for manoeuvring and washing of bins.
O6 Waste storage areas provide a safe and secure AND
environment for users through– S6.1 No solution provided.
a) appropriate siting and access;
b) the provision of lighting; and
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(c) restricting access to the general public by making the area
clearly identifiable as private space (eg. through landscaping,
change of paving material or fencing, rather than locking the
area.
Water management for waste storage areas S7.1 The waste storage area — Complies.
O7 Waste storage areas are designed to contain and a) is bunded and graded so that washwater and This will be incorporated with future house
appropriately dispose of leakage from bins and wastewater from bin leakage are drained to the sewer or an on-site design.
bin washing. effluent disposal system via a gully within the
storage area;
b) has a bund wall with a maximum height of
100mm;
c) is serviced by a conveniently located hosecock
and backflow prevention device, and connected to
a water supply; and
d) is roofed or otherwise covered if the storage
area is—
2
i) more than 1m ; or
ii) storing wet waste; or
iii) storing other waste with a high potential to
cause pollution if washed or leaked from the bins,
including waste oil or putrescibles.
8.4.8 Water Sensitive Design Code
The provisions in this division comprise the Water Sensitive Design Code. They are—
compliance with the Water Sensitive Design Code (section 14.157);
overall outcomes for the Water Sensitive Design Code (section 14.158);
specific outcomes and probable solutions for the Water Sensitive Design Code (section 14.159).
Compliance with the Water Sensitive Design Code
Development that is consistent with the specific outcomes in section 14.159 complies with the Water Sensitive Design Code.
Overall outcomes for the Water Sensitive Design Code
1 The overall outcomes are the purpose of the Water Sensitive Design Code.
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2 The overall outcomes sought by the Water Sensitive Design Code are to ensure that—
a) all urban development has suitable treatment and reuse systems for all site run-off;
b) all urban development reduces the need for mains water by utilizing run-off from appropriate areas for applications such as toilet flushing and garden
maintenance;
c) pipeless stormwater management systems are utilised;
d) downstream ecosystems, properties and infrastructure are not adversely impacted by either quantity, levels of inundation or water quality changes
caused by development; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Specific outcomes, acceptable solutions and probable solutions for the Water Sensitive Design Code
The specific outcomes sought for the Water Sensitive Design Code are included in column 1 of Table 14-61. Probable solutions for code assessable development
are included in column 2 of Table 14-61.
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Water reuse S1.1 Development complies with the water Complies.
O1 Development uses a combination of detention quality standards in Table 2 of the SEQ To be incorporated into the design of the future
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
and retention systems to capture run-off from areas Regional Plan Implementation Guideline No. dwellings on the proposed allotments.
on the site; 7 for Water Sensitive Urban Design;
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
AND
O2 Water storage devices must have sufficient S2.1 No solution provided.
capacity having regard to local rainfall pattern and the
catchment area of roof or other hard standing surface;
AND
O3 Captured water is utilised for all non-potable
uses on site; S3.1 Captured water is plumbed to be
available for all external uses including
AND gardening, irrigation, ponds, filling swimming
pools and outdoor cleaning, as well as all
ground floor toilet cisterns and washing
machine cold taps;
AND
S3.2 Where the captured water is used for
toilet flushing and/or laundry use, an
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automatic or manual interchange device that
allows alternate use of captured water or the
reticulated water supply is installed to ensure
that there is a continual supply of water for
sanitary flushing and laundry use.
O4 On-site detention does not adversely impact S4.1 No solution provided Complies.
on water requirements downstream of the site where the
water is required to sustain the ecology and hydrology of
downstream systems (environmental flows);
AND
O5 Within the Shire Business Centre site, as
shown on Map SBC, on-site detention measures are S5.1 No solution provided
contained within the developed areas of the site, clear of
drainage lines and Open Space Precincts.
Run-off treatment S6.1 & S7.1 Development complies with the Complies.
O6 Run-off that leaves the site is treated so as water quality standards in Table 2 of the Infiltration devices are proposed.
not to adversely impact on the ecology and hydrology of SEQ Regional Plan Implementation
downstream environmental flows; AND Guideline No. 7 for Water Sensitive Urban
O7 Within the Shire Business Centre site, as Design.
shown on Map SBC—
a) run-off treatment occurs within the site ; and
b) drainage lines are only used for final polishing
of run-off.
Town water supply connections S8.1 A suitable backflow prevention device Complies.
O8 Backflow devices or similar systems ensure is installed to protect the potable water Noted for future dwelling construction.
water reuse facilities have no impact on the quality of the within the reticulated water supply in
town mains water. accordance with AS/NZS 3500:2003
Plumbing and Drainage.
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Use of natural treatments and systems S9.1 & S10.1 Development complies with Complies.
O9 Natural treatment strategies, including grass the water quality standards in Table 2 of the
swales and bio-retention systems, vegetated filtration strips SEQ Regional Plan Implementation
and gross pollutant traps, are used wherever practicable; Guideline No. 7 for Water Sensitive Urban
AND Design.
O10 Within the Shire Business Centre, as shown on Map
SBC— where necessary, drainage lines are ecologically
enhanced to ensure that the water quality polishing
functions are of high standard.
8.4.0 Water Supply and Sewerage Reticulation Code
The provisions in this division comprise the Water Supply & Reticulation Code. They are —
compliance with the Water Supply & Sewerage Reticulation Code (section 14.161);
overall outcomes for the Water Supply & Sewerage Reticulation Code (section 14.162);
specific outcomes and probable solutions for the Water Supply & Reticulation Code (sections 14.163—14.165).
Compliance with the Water Supply & Sewerage Reticulation Code
Development that is consistent with the specific outcomes in section 14.163—14.165 complies with the Water Supply & Sewerage Reticulation Code.
Overall outcomes for the Water Supply & Sewerage Reticulation Code
The overall outcomes are the purpose of the Water Supply & Reticulation Code.
The overall outcomes sought for the Water Supply & Sewerage Reticulation Code are the following—
a) To provide water supply and sewerage reticulation infrastructure that is designed and constructed in a cost-effective, coordinated and efficient manner
that supports ecologically sustainable development practices;
b) To ensure that, where sites have access to Council’s reticulated sewerage system all associated infrastructure and connections are designed and
constructed in accordance with acceptable engineering design standards; and
c) All water supply and sewerage reticulation infrastructure designed and constructed by private contractors utilise systems, processes and materials that
are able to be fully integrated into Council’s existing infrastructure.
Specific outcomes, probable solutions and acceptable solutions for the Water Supply & Sewerage Reticulation Code
The specific outcomes sought for the Water Supply & Sewerage Reticulation Code are included in column 1 of Table 14-62 to Table 14-63. Probable solutions for
code assessable development are included in column 2 of Table 14-62 to Table 14-63.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Design and construction (water)
O1 Water supply infrastructure— S1.1 Water supply infrastructure is designed Complies.
a) meets the needs of the users; in accordance with PSP6 –Engineering Each lot will be served by water services
b) is designed to be compatible with existing infrastructure; Design Standards — Water and Sewerage connected to existing water reticulation main on
and and As Constructed data submitted in the verge in Stevens Street.
c) is designed using materials that are suitable for the use, accordance with PSP6 –Engineering Design
durable, easy to maintain and cost effective, taking into Standards — Water and Sewerage.
account the whole of life cycle cost and Council’s
maintenance inventory.
O2 Water supply infrastructure is constructed— S2.1 Water supply infrastructure is Not Applicable.
a) in accordance with appropriate engineering standards; constructed in accordance with PSP6 – No further water supply infrastructure is proposed
and Engineering Design Standards — Water and to be constructed.
b) to minimise adverse environmental impacts. Sewerage;
AND
S2.2 Erosion and sediment control measures
are designed and implemented in
accordance with the Institution of Engineers
Australia (Queensland Division) Soil Erosion
and Sediment Control - Guidelines for
Queensland Construction Sites.
O3 Water supply infrastructure is proven to be suitable for No solution provided. Not Applicable.
its use prior to Council accepting the dedicated asset.
O4 Water supply infrastructure is provided with all No solution provided. Not Applicable.
supporting technical documentation.
O5 Where buildings or other structures are in proximity to S5.1 The footing of any building or structure Not Applicable.
State or Council’s water supply infrastructure, provision is is located clear of the zone of influence but
made to protect the infrastructure from physical damage no closer than 1.5m (measured horizontally)
and to allow ongoing maintenance by Council. from infrastructure including sewers, water
mains and stormwater structures;
AND
S5.2 A registered easement in favour of
Council is created over all underground
infrastructure located in private property;
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AND
S5.3 The width of the easement is the
greater of 3m or the width of the zone of
influence;
AND
S5.4 The easement is centred over the
centreline of the infrastructure.
O6 Alignment of water supply infrastructure allows for easy S6.1 Infrastructure is designed and Complies.
access for the ongoing maintenance by Council. constructed on the preferred alignments in
accordance with PSP6 Engineering Design
Standards – Water and Sewerage.
O7 Any alterations or repairs to infrastructure as a result of S7.1 Any alterations or repair to infrastructure Not Applicable.
the development are made at no cost to Council. as a result of the development are completed
at the developer’s expense.
SEWERAGE RETICULATION
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Design and construction (water)
O8 Sewerage reticulation infrastructure— S8.1 Sewerage reticulation infrastructure is Complies.
a) meets the needs of the users; designed in accordance with PSP6 Existing sewer connections currently service Lots
b) is designed to be compatible with existing infrastructure; Engineering Design Standards – Water and 675 and 676. Lot 697 has an existing
and Sewerage. maintenance shaft. It is proposed to construct
c) is designed using materials that are suitable of the use, sewer reticulation main from the existing sewer
durable, easy to maintain and cost effective, taking into maintenance shaft to serve Lot 696. These will be
account the whole of life cycle cost and Council’s designed in accordance with the SEQ WS&S D&C
maintenance inventory. Code.
O9 Sewerage reticulation infrastructure is constructed— S9.1 Sewerage reticulation infrastructure is Complies.
a) in accordance with appropriate engineering standards; constructed in accordance with PSP6 – Sewer reticulation structure will be designed in
and Engineering Design Standards — Water and accordance with the SEQ WS&S D&C Code.
b) to minimise adverse environmental impacts Sewerage and As Constructed data
submitted in accordance with PSP6 –
Engineering Design Standards — Water and
Sewerage;
AND
S9.2 Erosion and sediment control measures
are designed and implemented in
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accordance with the Institution of Engineers
Australia (Queensland Division) Soil Erosion
and Sediment Control - Guidelines for
Queensland Construction Sites.
O10 Sewerage reticulation infrastructure is proven to be No solution provided. Complies.
suitable for its use prior to Council accepting the dedicated
asset.
O11 Sewerage reticulation infrastructure is provided with all No solution provided. Complies.
supporting technical documentation. All technical documentation will be supplied at
Operational Works Design Stage.
O12 Where buildings or other structures are developed S12.1 The footing of any structure or building Complies.
adjacent to Council’s sewerage reticulation infrastructure, is located clear of the zone of influence but Easements will be registered in favour of
satisfactory provision is made to protect the infrastructure no closer than 1.5m (measured horizontally) Unitywater as required.
from physical damage and to allow ongoing maintenance from infrastructure including sewers, water
by Council. mains and stormwater structures;
AND
S12.2 A registered easement in favour of
Council is created over all underground
infrastructure located in private property;
AND
S12.3 The width of the easement is the
greater of 3m or the width of the zone of
influence;
AND
S12.4 The easement is centred over the
centreline of the infrastructure.
O13 Alignment of sewerage reticulation infrastructure is to S13.1 Infrastructure is constructed on the Complies.
allow for easy access for the ongoing maintenance by preferred alignments in accordance with
Council. PSP6 –Engineering Design Standards —
Water and Sewerage.
O14 Any alterations or repairs to infrastructure as a result of S14.1 Any alterations or repair to Not Applicable.
the development are made at no cost to Council. infrastructure as a result of the development
are completed at the developer’s expense.
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8 Stevens Street, Sunshine Beach
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8.4.10 Natural Resources Overlay Code
Natural Resources Overlay Code
The provisions in this division comprise the Natural Resources Overlay Code. They are—
compliance with the Natural Resources Overlay Code (section 13.41);
overall outcomes for the Natural Resources Overlay Code (section 13.42);
specific outcomes for the Natural Resources Overlay Code (sections 13.43—13.48);
Compliance with the Natural Resources Overlay Code
Development that is consistent with the specific outcomes in sections 13.42—13.48 complies with the Natural Resources Overlay Code.
Overall outcomes for the Natural Resources Overlay Code
The overall outcomes are the purpose of the Natural Resources Overlay Code.
The overall outcomes sought for the Natural Resources Overlay Code are—
a) for agricultural land conservation areas—
i. the use of good quality agricultural land for agriculture is not adversely affected by other forms of development; and
ii. uses that are able to be located elsewhere do not locate within agricultural land conservation areas;
b) for extractive resource areas—
i. development does not adversely affect the ongoing use of existing extractive or mining industries or the development of extractive resources;
ii. development does not constrain the transportation of the extracted material to markets; and
iii. a high level of amenity for residents and land uses in the vicinity of extractive resources, extractive industry operations and transportation routes is
maintained;
c) for water supply catchment areas—
i. Lake Macdonald and Cedar Pocket dam water supplies are not adversely affected by development or the effects of development;
ii. costs of water treatment and infrastructure maintenance are minimised;
iii. the expected life of dam infrastructure is maximised; and
iv. the visual amenity of Lake Macdonald is not adversely affected by development; and
d) for areas in proximity to gas pipelines—
i. development does not compromise the safety of people or property and is located to avoid dangers associated with gas pipelines; and
ii. development does not adversely affect the operation of gas pipelines and the supply of gas; and
e) for Coastal Protection Areas, development —
i. does not adversely impact upon natural coastal processes; and
ii. is designed and sited to protect the natural beach experience and visual amenity enjoyed by residents and others.
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Specific outcomes for the Natural Resources Overlay Code
The specific outcomes sought for the Natural Resources Overlay Code are included in column 1 of Tables 13.13—13.17. Probable solutions for code assessable
development are included in column 2 of Tables 13.13—13.17.
COASTAL PROTECTION AREAS
Coastal Protection Areas
O16 The siting and design of development and materials S16.1 A mix of native landscaping, such as ground Complies.
used within the Coastal Protection Area, as identified on the covers, shrubs and trees, is provided for a width of Elements of this code to be incorporated into
Natural Resources Overlay Maps, do not cause any 5m from the seaward or rear boundary of the site future dwelling design.
significant adverse impacts on the coastal resources of the to provide adequate landscape buffering to protect
location nor interrupt the natural cycles of erosion and the coastal dune system52.
accretion of foreshore areas and beaches.
AND
O17 Buildings, structures and works within the Coastal S17.1 A mix of native landscaping, such as ground
Protection Area that are visible from the beach— covers, shrubs and trees, is provided for a width of
a) are designed to protect the character of the beachfront 5m from the seaward or rear boundary of the site
when viewed from the water and integrate with the to provide adequate landscape buffering to protect
surrounding natural landscape and skyline vegetation (see the character of the beachfront.53
Figure 13.6); and
b) are finished predominately in colours and hues of the
surrounding natural landscape.
Figure 13.6
AND
O18 Buildings and other structures including swimming pools
and retaining walls do not extend seaward of the coastal
building line51 except—
a) uncovered and unenclosed cantilevered
balconies that do not extend greater than 3m seaward of the
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coastal building line; and
b) are setback a minimum of 6m from the seaward boundary
(See Figure 13.7).
AND
S18.1 No solution provided.
Figure 13.7
O19 Where a coastal building line does not exist on
properties fronting the beachfront or a reserve adjoining the
beachfront– buildings, other structures and retaining walls
are setback a minimum of 6m from the seaward boundary of
the site
AND
S19.1 No solution provided.
Advisory note
The following is a useful guide for ensuring that
buildings blend with the natural surrounds:
External building materials that are lightweight
and comprise predominantly timber or board,
stainless steel, glass, and corrugated iron will
generally be more in keeping with the
beach/riverside character than concrete
rendered block.
Use external colours and roof finishes which are
non-reflective and which do not cause glare.
O20 Rear fences adjacent to the beachfront within the Shades that match the colours and tones of
Coastal Protection Area are designed and sited to be surrounding vegetation will ensure the buildings
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sympathetic with the visual amenity of the beachfront and do are less visually prominent from the beach or
not degrade the natural beachfront character. the water.
Appropriate colours will depend on the existing
native vegetation and backdrop, but may
include muted earth/environmental tones that
blend with the natural environment, such as–
-green;
- olive green;
- blue green;
- grey green;
- green blue;
- indigo;
- brown;
- blue grey; and
- green yellow.
S20.1 Rear fences adjacent to the beachfront
within the Coastal Protection Area incorporate the
following—
a) no more than 1.2m in height; and
b) open construction (ie at least 50% transparent);
c) lightweight materials (ie timber); and
d) dark colours to blend with the natural
landscape.
AND
S20.2 Gates are not installed in fences to gain
direct access to the beachfront.
8.4.11 Natural Hazards Overlay Code
Natural Hazards Overlays Code
The provisions in this division comprise the Natural Hazards Overlays Code. They are—
• compliance with the Natural Hazards Overlays Code (section 13.29);
• overall outcomes for the Natural Hazards Overlays Code (section 13.30);
• specific outcomes for the Natural Hazards Overlay Code (sections 13.31—13.39)
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Compliance with the Natural Hazards Overlays Code
Development that is consistent with the specific outcomes in sections 13.31 to 13.39 complies with the Natural Hazards Overlays Code.
Overall outcomes for the Natural Hazards Overlays Code
The overall outcomes are the purpose of the Natural Hazards Overlays Code.
The overall outcomes sought from the Natural Hazards Overlays Code are—
a) development in areas at risk from natural hazards is compatible with the nature of the natural hazard;
b) the risk to people, property and the natural environment from natural hazards is minimised;
c) development does not result in a material increase in the extent or severity of natural hazards; and
d) for acid sulfate areas—the generation or release of acid and associated metal contaminants into the environment is avoided
Specific outcomes for the Natural Hazards Overlay Code
The specific outcomes sought for the Natural Hazards Overlay Code are included in column 1 of Tables 13.8—13.12. Acceptable solutions for self-assessable
development and probable solutions for code assessable development are included in column 2 of Table 13.8—13.12.
LANDSLIDE HAZARD AREAS
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Effects of use
General S1.1 The proposed development is not located in Complies.
O1 Development is located to ensure it does not a landslide hazard area as indicated on Overlay Please refer to Geotechnical Report in Appendix E
compromise the safety of people, property or Maps OM1.3-OM9.335; regarding land stability.
hazardous materials manufactured or stored in OR
bulk by increasing risk of landslide; S1.2 The development site is not subject to
landslide, either internally or from sloping land
AND above the site {eg. slopes are less than 1 in 10
(10%)
AND
S1.3 Development, including necessary
earthworks within Precinct F of the Noosa Springs
site, improves the stability of any non-natural
landform so it is not at risk from landslide either on
O2 Development, including accessways is the site or from sloping land above the site.
designed and constructed to—
a) minimise impacts on the natural landform; S2.1 No solution provided
b) minimise risk to people and property from
landslide;
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
c) avoid any potential instability and associated
problems, including long term stability of the site
and long term stability of the development.
Protection of Infrastructure and Community S3.1 Community Uses and Infrastructure Uses Not Applicable.
Uses are not located in a landslide hazard area as
O3 Community Uses and Infrastructure Uses, indicated on Overlay Maps OM1.3-OM9.3;
including that identified below, are able to function OR
effectively during and immediately after landslide S3.2 The community infrastructure development—
events— a) does not result in any new building work other
a) Emergency service facilities; than an addition to an existing building;
b) Hospitals; b) does not involve vegetation clearing; and
c) Education Type 4 uses, including stores for c) does not alter ground levels or stormwater
valuable records or items of historic or cultural conditions;
significance; and
d) Service and utility uses, including electricity OR
substations, major electrical depots and water S3.3 The development includes measures that
treatment plants. ensure—
a) the long term stability of the site;
b) access to the site will not be impeded by a
landslide event; and
c) the community infrastructure will not be
adversely affected by landslides originating on
sloping land above the site36.
TABLE 13.9 BUSHFIRE HAZARD AREAS
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Effects of use and works
New Uses S4.1 The use is sited on land that is not in a Complies.
O4 The proposed use does not compromise the Medium or High Bushfire Hazard Area38; Adequate reticulated water supply is available within
safety of people or property from bushfire. OR Stevens Street for firefighting purposes. It is not
S4.2 The use is sited on land that is determined as envisioned that the proposed allotments is at risk of
low bushfire risk by a site specific bushfire hazard bushfire.
assessment.39
No vegetation exists on the site. Future dwellings will
comply with 6m frontage setbacks to The Esplanade to
minimise bushfire hazard.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Protection of Infrastructure and Community S5.1 Community Uses and Infrastructure Uses Not Applicable.
Uses are not located in a High or Medium Bushfire
O5 Community Uses and Infrastructure Uses, Hazard Area identified on Overlay Maps OM1.4 to
including that identified below, are able to function OM9.4;
effectively during and immediately after bushfire OR
events— S5.2 Building work will not involve more than an
a) Emergency service facilities; additional 20m2 of gross floor area to an existing
b) Hospitals; building;
c) Education Type 4 uses, including stores for OR
valuable records or items of historic or cultural S5.3 Where located in a High or Medium Bushfire
significance; and Hazard Area identified on Overlay Maps OM1.4 to
d) Service and utility uses, including electricity OM9.4, uses are designed to function effectively
substations, major electrical depots and water during and immediately after bushfire events40.
treatment plants.
Hazardous materials S6.1 Hazardous materials are not manufactured Not Applicable.
O6 Public safety and the environment are not and stored on the site.
adversely affected by the detrimental impacts of
bushfire on hazardous materials manufactured or
stored in bulk.
Siting, design and construction
O7 Uses and works including building works are S7.1 Uses and works including building works are Complies.
sited, designed and constructed to— sited— Adequate reticulated water supply is available within
a) minimise the number of people and property a) on lots greater than 2500m2; Stevens Street for firefighting purposes.
subject to bushfire risk; and i) in locations of lowest hazard within the lot (Figure
b) maximise the protection of people and property 13.5 provides guidance); and
during the passage of a fire front. ii) to achieve setbacks from hazardous vegetation
of 1.5 times the predominant mature canopy tree
height or 10m whichever is the greater; and
iii) 10m from any retained vegetation strips or small
areas of vegetation; and
iv) so that the elements of the development least
susceptible to fire are sited closest to the bushfire
hazard;
b) on lots 2500m2 or less - to maximise setbacks
from hazardous vegetation37
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
Water supply for fire fighting
O8 An adequate and accessible water supply is S8.1 For premises not in a water service area— Complies.
provided for fire fighting purposes. each lot has an accessible dam, swimming pool or Adequate reticulated water supply is available within
water tank accessible by the fire brigade that Stevens Street for firefighting purposes.
contains at least 5000 litres of water.
Vehicle access and fire trails
Firebreaks and fire access tracks S9.1 Firebreaks are provided by— Not Applicable.
O9 Firebreaks or fire access tracks provide— a) a cleared road reserve not less than 20m wide
a) adequate access for fire fighting and other located around the perimeter of the development;
emergency vehicles; and OR
b) adequate width to minimise the risk of fire b) fire access tracks between the development and
crossover. surrounding vegetated lands that—
i. are a minimum cleared width of 6m;
ii. have a maximum grade of 1 in 8 (12.5%) ;
iii. have a formed pavement;
iv. have access at each end and in other locations
where necessary;
v. have passing areas and turning areas;
vi. have clearly identified access points for
emergency vehicles; and
vii. are located on public land or within access
easements that are granted in favour of the
Sunshine Coast Regional Council and the
Queensland Fire and Rescue Service.41
Reconfiguring a Lot
General S10.1 The proposed lots are not located on land Alternative Solution.
O10 The safety of people and property are that is subject to Medium or High Bushfire Hazard No vegetation exists on the site. The proposal is
maintained by on overlay maps OM1.4-OM9.442; surrounded by residential properties that have Medium
a) Locating house site areas and other sensitive OR Bushfire Hazard present.
uses on that part of the land least affected by the S10.2 The proposed lots are sited on land
bushfire hazard; and determined as low bushfire risk by a site specific
b) fire mitigation methods are used that are bushfire hazard assessment.43
adequate for the Potential Bushfire Hazard rating AND
of the individual site, having regard to – S10.3 Additional lots are not created where their
i. vegetation type; only vehicular access route is through a Medium or
ii. slope; High Bushfire Hazard area shown on overlay maps
iii. aspect; OM1.4-OM9.4
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
iv. on-site and off-site fire hazard implications of
the development;
v. bushfire history;
vi. conservation values of the site; and
vii. ongoing maintenance.
Firebreaks and fire access tracks S11.1 Firebreaks are provided by— Not Applicable.
O11 Firebreaks or fire access tracks provide— a) a cleared road reserve not less than 20m wide
a) adequate access for fire fighting and other located around the perimeter of the subdivision,
emergency vehicles; and between the created lots and surrounding
b) adequate width to minimise the risk of fire vegetated lands;
crossover.
OR
b) fire access tracks (may be in the form of an
access easement) between the created lots and
surrounding vegetated lands that—
i. are a minimum cleared width of 6m;
ii. have a formed pavement;
iii. have access at each end and in other locations
where necessary;
iv. have passing areas and turning areas;
v. have clearly identified access points for
emergency vehicles; and
vi. are located on public land or within access
easements that are granted in favour of the
Sunshine Coast Regional Council and the
Queensland Fire and Rescue Service44.
Road network S12.1 Culs-de-sacs or no-through roads are not Not Applicable.
O12 Roads provide for the safe and effective used in the street network unless— Existing road network.
evacuation of users of premises and access by a) a perimeter road reserve with a minimum
Emergency services. reserve width of 20m and a formed width of
not less than 6m is provided; or
b) cul-de-sacs or no-through roads are provided
with fire trails or access easements, capable of
being navigated by conventional vehicles, that link
to through roads (see Figures 13.3 and 13.4);
AND
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
S12.2 Roads have a maximum grade of 1 in 8
(12:5%).
Figure 13.3—Consistent road network and lot
layout
Figure 13.4—Inconsistent road network and lot
layout
Lot design S13.1 Each residential lot— Alternative Solution.
O13 Lot design and building siting minimises a) includes a house site area, identified on the plan It is not envisioned that the proposed allotments is at
bushfire hazard to people and property having of subdivision; risk of bushfire. No vegetation exists on the site.
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8 Stevens Street, Sunshine Beach
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENTS
regard to slope, aspect, existing vegetation and b) is of sufficient size and dimensions to Future dwellings will comply with 6m frontage setbacks
adequate separation from hazardous vegetation. buildings and use areas; to The Esplanade to minimise bushfire hazard.
c) for lots more than 2,500m—
i. conform with the principles for house site
numbers 1, 2 or 3 shown in Figure 13.5; and
ii. are separated from hazardous vegetation for a
distance the minimum of 1.5 times the predominant
mature canopy height or 10m, whichever is the
greater; and
2
d) for lots less than 2,500m , maximise separation
of buildings from hazardous vegetation.
S13.2 Residential lots are designed so that their
size and shape allow for efficient emergency
access to buildings for fire fighting appliances (e.g.
by avoiding long narrow lots with long access
driveways).
Figure 13.5—House sites in bushfire hazard
areas
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Land Surveying Dynamics June 2014
9. Conclusions
This town planning report has demonstrated that the proposed four (4) lot subdivision reflects the intentions
of the Noosa Plan and has been assessed all relevant codes and regulations.
It is considered appropriate to approve the creation of an additional allotment on the subject land for the
following reasons:
The proposed development is considered suitable for the site and existing use of the land based on
the planning setting and intent for Eastern Beaches Locality to provide a mix of housing and unit
accommodation;
The scale of infill development is in keeping with that which is envisioned for the Sustainable Rural
Residential Area and the SEQ Regional Plan;
The proposal is located within the Urban Footprint and has no adverse impacts upon the environment
or surrounding features;
The land uses in the area are residential in nature and this development will therefore not create a
conflict of use;
The proposed development has no effect on the aesthetics, character or amenity of the surrounding
area;
The land can be serviced with the necessary infrastructure to facilitate residential development.
In consideration of the aforementioned and given the established lot size and character in the surrounding
area; it is considered that there are sufficient grounds on which to support this application and for Council
to recommend approval of the reconfiguration of three (3) Lots into four (4) Lots, subject to fair and
reasonable conditions.
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 80
Page 81
Land Surveying Dynamics June 2014
Appendix A – SmartMap
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 81
Page 82
511
153°06'42".051 15 20 153°06'45".815
681
692 RP48111
731
RP48111 FH
26°24'10".465
RP48111 680 506m² 26°24'10".465
FH
RP48111
FH
506m² FH
693
RP48111
673m² 506m²
FH 679
RP48111
506m² FH
0 694
0
SP233307
SP233307 RP48111
REET
506m²
FH 678
FH
RP48111
NS ST
506m² FH
695
E
B
573m² RP48111
STEV
SP233303
65 0 65
SP
677 506m²
227960 FH
RP48111
SP227960
0
506m² FH
676
FH
506m²
SP125656
FH
ADE
665m² C
SP 697
SPLAN
227960
RP48111
FH 675
1012m²
THE E
RP48111
506m² FH
698
SP227987 506m²
7079 7079
60 0 m N 60
A
FH
RP888479
699 EA
172m²RP48111
673
1012m²
FH RP48111
FH
B
660m² RP888479 EA
506m²
1 134m²
A
SP106184 RP
B
26°24'14".467 904248 26°24'14".467
FH SP
106184
EA
1108m² 58m²
153°06'42".051 153°06'45".815
511
15 0m E 511
20
0 15 30 45 60 75
STANDARD MAP NUMBER
9545-33112 HORIZONTAL DATUM:GDA94 ZONE:56 SCALE 1 : 750
m
SmartMap
An External Product of
MAP WINDOW POSITION &
NEAREST LOCATION SmartMap Information Services
SUBJECT PARCEL DESCRIPTION CLIENT SERVICE STANDARDS Based upon an extraction from the
153°06'43".933
Digital Cadastral Data Base
26°24'12".466 PRINTED (dd/mm/yyyy) 04/06/2014
SUNSHINE BEACH DCDB
0.62 KM Lot/Plan 676/SP125656
Area/Volume 1012m²
DCDB 03/06/2014
Tenure FREEHOLD
Local Government NOOSA SHIRE
Locality SUNSHINE BEACH Users of the information recorded in this document (the Information) accept all responsibility and
risk associated with the use of the Information and should seek independent professional advice in
Parish WEYBA relation to dealings with property.
County MARCH
Segment/Parcel 30799/80 Despite Department of Natural Resources and Mines(DNRM)'s best efforts, DNRM makes
no representations or warranties in relation to the Information, and, to the extent permitted by law,
exclude or limit all warranties relating to correctness, accuracy, reliability, completeness or
currency and all liability for any direct, indirect and consequential costs, losses, damages and
expenses incurred in any way (including but not limited to that arising from negligence) in
connection with any use of or reliance on the Information (c) The State of Queensland,
GDA For further information on SmartMap products visit http://nrw.qld.gov.au/property/mapping/blinmap
(Department of Natural
Resources and Mines) 2014.
Page 83
Land Surveying Dynamics June 2014
Appendix B – Survey Plans RP48111 and SP125656
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 82
Page 84
— eae — Le TaN So
' \ OFFICE USE UNLY L L L g 4
825 see 1S. 16803 1.1.6. Sub 657 see 1S. HBH-A ASISS- Resub 486 Surrender No ASLI065 over 15 Cp
626 sae GTP. G68" Sub 649 see LS. 1903 KHL ‘Swps 215 to 734, 23h to 580 & 41d to MZe
Hos HT E 329 see 1S. 10769 CCG. Sub 631 see LS. 12133 + see 1S. 555 Certitizabe of Title ar Dead of Geant
5 362,343 >. Plan No, 17L7208\Comp.’ Sub 729 see LS. 12136 ~ Resud 646 1s now Por.é6 ree WG fol. 1978
790 isan LS, 15863 CCG. Subs 775 & 779 see LS. 12055 KML Fol. 61 DG 18697 1805-207 Por. 28
ibe 617, 668 E O69 see 1S. 16949 LOM, Sub 609 cee GIP mt Sun Ih to $1! see 1S. 7933
Sor 6 669 see Plan No. 1638708 (Comp) Sub 221 cee LS. 12803 Kut. ‘Subs 350 to 35Z see Plan Ma (33820 'Sifoap.1
Yim 851 sen BUP SUT, Sub 750 see 1S. 1280¢ = Sud $56 see 15. 3966 b
Stes. 758 see Eaiement Plan No.185089 Subs 320 & 121 see 4S. 12805 KL. Sub 367 sey 15, WE? i
” Sp 735 twa Plin Ne, 189988 Sub 616 see LS. 12806 KHL Subs 678 & 67% see 15, 10130 !
177 see LS-1901 Lb Pact, Sub 912 see LS. 12607 ~ Sub 692 see LS. wise " ot - ne
sk 666 dee BUP. 6062 Subs 707 & 728 see Plan No, 1603537 ‘Subs $87 & 685 see Plan No 1373777 (Comp) oe pote 215 m 233
Sub 897 see LS. 20399 tap Subs 127 $ 328 see LS. HS KL Subs 362 4 303 see 1S W7E1 RGB # Survey of Lut +s)
FE |, Sub 009 gem (5, 20677 BHR Sub 643 see LS. 407% KHL. Subs 794 to 80) see 15. 10967 238 7 3804612 B.
Subs 362 to 368 see tS. 8445 ‘Sub 798 see 1S 168 KHL. q
Sub 79 gee 15. 20502 1LT.
124 tects 222/67 1306°3" {Come} «Sub 716 see iS. 1086
bay Geo Sou 5S BITE
Ler T%e see 1S, T55uy Cur)
827
Suds 34% to 317 see Plan No. 168.
eevee
SF At
DE gs
Tehes
see
“32199.
829
Aatborty te Amalgia-
7 BSE“ BLE by Corr eel
1 Rife Halas mA NT
OF SuBOIvIsiONS. ‘0 23.
238 to 380 613 to 827
( Resubs A, Easements of
Subs 266 to 291 807 & B04) _
—.~0f Por. 28
COUNTY OF March a.
sansue _ Weyba (GSP)
Cat. No. 48111 :
Page 85
SP125656 VO REGISTERED Recorded Date 15/11/1999 10:59 Page 1 of 2 Not To Scale
Land Tiffe Act i994 . Land Act i994 SUR VEY PLAN ove :
Farm 21 Version 2
Se
RP4817T1
STEVENS STREET
. 2°23
1B2°23°
THE ESPLANADE
272°23'
675
RP48111
Hy t iype
+! lp i
were oth
PAA UAT WY
' bane cet
Perens
061 on
G 5 10 16 20 30 40 55 75m
SCALE 1:500
~ a 50{[mm toofmm yt 150 {mm State copyright reserved
MURRAY & ASSOCIATES (QLD) PTY LTD hereby 1 t L t in sca, 500...
cale .
certify that the Company has made this plan
pursuant to Sectian 25 of the Surveyors
Format STANDARD
Plan of Lot 676 :
NN
Cancelling Lots 676 & 696 on RP48111
& Licensed Surveyor S P125656
paris: WEYBA county: March Plan Status
Date 12-10-99 | Vide RP4BIIT eins NO
Copyright protects the plan/s being ordered by you. Unauthorised reproduction or amendments are not permitted.
Page 86
Land Surveying Dynamics June 2014
Appendix C – Proposed Reconfiguration
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 83
Page 87
Proposed Reconfiguration
of Lot 676 on SP125656 &
Lots 675 & 697 on RP48111
8 Stevens Street
Sunshine Beach
696
676
697
675
A3 1:250
A
Page 88
Land Surveying Dynamics June 2014
Appendix D - Pre-Lodgement Meeting Notes
Reconfiguring of a Lot – Three (3) into Four (4) Lots
8 Stevens Street, Sunshine Beach
RPD: Lots 675 and 697 on RP48111 and Lot 676 on SP125656 84
Page 89
PRE-LODGEMENT NOTES
PRELODGEMENT ADVICE SERVICES
PLANNING ASSESSMENT BRANCH
1. PLM DETAILS
Date 27/03/2013 Application No PLM13/0032
Applicant BUILDING SUNCOAST GREEN
Applicant Name Title/Organisation
Attendees BRUCE LANGFORD EXECUTOR FOR ESTATE
JONES
ROSLYN SIMMONDS EXECUTOR FOR ESTATE & SOLICITOR
DEBBIE JOHNSON CONSULTANT
Council Name Title/Branch
Attendees MARK LEWIS, CIVIL ENGINEERING
DENIS WALLACE, PLANNING
GLEN CONFORTI PLANNING
2. PLANNING SCHEME INFORMATION
Planning Scheme Caloundra Maroochy Noosa Plan
Development Type OPW ROL MCU BA
Level of Assessment Code Impact
Locality Eastern Beaches
Zone Lot 675 – Detached Housing
Lot 676 – Semi-Attached & Detached Housing
Lot 697 – Semi-Attached Housing
Overlays Natural Hazard Overlay – Landslide Hazard Area
Natural Hazard Overlay – Medium Bushfire Hazard
Natural Resources Overlay – Coastal Protection Area
3. PLM PROPOSAL
Street Address 6 & 8 Stevens St Sunshine Beach
11 The Esplanade
Real Property Description Lot 675 RP 48111
Lot 676 SP 125656
Lot 697 RP 48111
Proposal Details (Various)
MCU - Multiple Dwelling Uses
(Use Type, Number of Units/Lots, Reconfigure of a lot
Retail GFA, Car Parking, etc)
Reconfigure Of A Lot – boundary realignment
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
FM6082/8-20/09/2012 Page 1 of 5
The text continues on page 90.
Used in these records
REC14/0007 & OPW14/0253 ReportRelated documentApplication case desk ↗
REC14/0007 & OPW14/0253 ReportRelated documentApplication case desk ↗
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