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MCU14/0067 Town Planning Report
kha
DEVELOPMENT
M A N A G E R S
DEVELOPMENT ASSESSMENT REPORT
77 RENE STREET, NOOSAVILLE
LOTS 2 ON SP244573
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE – SELF
STORAGE FACILITY
File Number: 14182 August 2014
P LA N N I N G | S U R VEY I NG | P R O JEC T MANAGEMENT | COURT APPEALS
Sunshine Coast Suite 1, Corner Surf Road & Gardak St Alexandra Headland Qld 4572
PO Box 6380, Maroochydore BC Qld 4558
p | 07 5443 2844 f | 07 5443 7146 w | www.kenhicks.com.au
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KHA Development Managers – 14182 August 2014
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY.................................................................................................. 3
2.0 INTRODUCTION ................................................................................................................ 4
3.0 SITE DESCRIPTION .......................................................................................................... 5
4.0 PROPOSED DEVELOPMENT ............................................................................................... 6
5.0 STATE PLANNING INTERESTS .......................................................................................... 7
5.1 STATE PLANNING REGULATORY PROVISIONS ......................................................................... 7
5.2 STATE PLANNING POLICY ....................................................................................................... 7
5.3 REFERRAL.............................................................................................................................. 8
5.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS ................................................................... 8
6.0 PLANNING SCHEME .......................................................................................................... 9
6.1 DEFINITION ........................................................................................................................... 9
6.2 LEVEL OF ASSESSMENT .......................................................................................................... 9
6.3 OVERLAYS ............................................................................................................................. 9
6.4 PLANNING SCHEME CODES .................................................................................................. 10
6.4.1 ALTERNATIVE SOLUTIONS ................................................................................................ 10
6.4.2 SPECIFIC OUTCOME CONFLICTS ....................................................................................... 11
7.0 CONCLUSION .................................................................................................................. 12
ATTACHMENT 1 – Planning Scheme Code Assessment prepared by KHA Development Managers
ATTACHMENT 2 – SDAP Code Assessment prepared by KHA Development Managers
SUPPORTING DOCUMENTATION
Proposal Plans prepared by Milanovic Neale Engineer & Elevation Architecture
Development Assessment Report
Development Application for Material Change of Use
77 Rene Street, Noosaville Page 2 of 12
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KHA Development Managers – 14182 August 2014
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 77 Rene Street, Noosaville
Real Properly Description Lot 2 on SP244573
Land Area 4005m2
Local Authority Noosa Shire Council
Registered Landowner Ronald Frederick Logan & Judith Logan as Trustees
Current Use Vacant
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2006
Locality Noosaville
Zone Shire Business Centre
Precinct E4 – Employment (Industry & Business)
Overlays - Biodiversity Overlay
- Bushfire and Acid Sulfate Soils Overlay
APPLICATION DETAILS
Applicant Ron Logan C\- KHA Development Managers
Application Type Development Permit for Material Change of Use
Proposal Self storage facility (Industrial business Type 1 Warehouse)
Level of Assessment Impact
Referrals SARA -
• Development involving building work within a Coastal
Management District
PROJECT TEAM
Town Planning KHA Development Managers
Architecture Elevation Architecture
Civil Engineering Milanovic Neale
Development Assessment Report
Development Application for Material Change of Use
77 Rene Street, Noosaville Page 3 of 12
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KHA Development Managers – 14182 August 2014 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use for Industrial business Type 1 Warehouse (Self Storage facility) on behalf of Ron Logan. The subject site is situated at 77 Rene Street, Noosaville and is described as Lot 2 on SP244573. Under the Noosa Plan the site is included within the Noosaville Locality, the Shire Business Centre Zone and Precinct E4. The proposal is subject to impact assessment. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms and Proposal Plans. Development Assessment Report Development Application for Material Change of Use 77 Rene Street, Noosaville Page 4 of 12
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KHA Development Managers – 14182 August 2014 3.0 SITE DESCRIPTION The subject site is situated at 77 Rene Street, Noosaville and described as Lot 2 on SP244573. The site comprises an area of 4005m2 and is currently vacant. The site has a road frontage to Rene Street of approximately 53m. The site is cleared and has been created as a development ready lot under previous reconfiguring a lot approvals. The site is flat and has available connection to established physical infrastructure networks including telecommunications, water, and sewer. The location and context of the subject site in Noosaville is illustrated in Figure 1 and Figure 2. Figure 1: Location of Subject Site (Google Maps) Figure 2: Aerial Photograph of Subject Site (NearMap, Accessed July 2014 Development Assessment Report Development Application for Material Change of Use 77 Rene Street, Noosaville Page 5 of 12
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KHA Development Managers – 14182 August 2014 4.0 PROPOSED DEVELOPMENT This application seeks a Development Permit for Material Change of Use for a Self Storage Facility, defined as Industrial business Type 1 Warehouse, to be established in accordance with the accompanying Proposal Plans. BUILT FORM The proposed development will comprise a single building to be used as a self storage facility. The building will have a height of less than 8m, a site cover of 1879m2 (47%) and gross floor area of 3723m2. The built form will integrate with surrounding and approved building character. ACCESS AND PARKING Vehicles will enter and exit the proposed development from Rene Street via existing constructed driveways and access easement arrangements. A total of 8 dedicated car spaces are provided, with provision for vehicle setdown in front of the various storage areas. Onsite manoeuvring for a MRV is provided through the one way driveway loop. LANDSCAPING The proposal plans show proposed Landscaping areas to enhance the amenity of the site. Landscaping is proposed to the northern and southern site boundaries and in front of the building. A landscaped area, in addition to the existing landscaped area at the Rene Street frontage, of 404m2 or 10% is proposed. SERVICING As a self storage facility little waste will be generated. All owners are responsible for removing their own waste from the site. General refuse and recyclable refuse wheelie bins will be provided. Waste will be Waste collection will be facilitated from the existing access easement arrangements with adjoining lots. The existing driveway/access easement has been designed to facilitate WCV and larger service vehicles. INFRASTRUCTURE The subject site is currently connected to all essential urban infrastructure. Stormwater will be collected and treated on site and discharged into a legal point of discharge in accordance with an approved Stormwater Management Plan. Internal water, sewer, telecommunication and electrical connections will be finalised during detail design. Development Assessment Report Development Application for Material Change of Use 77 Rene Street, Noosaville Page 6 of 12
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KHA Development Managers – 14182 August 2014
5.0 STATE PLANNING INTERESTS
5.1 STATE PLANNING REGULATORY PROVISIONS
State planning regulatory provisions are state planning instruments that regulate development and can
apply to all or part of the state.
The following regulatory provisions are in effect:
State planning regulatory provisions Comment
Draft amendment to the South East Queensland The site is included with the Urban Footprint.
Regional Plan 2009-2031 State Planning Assessment against the regulatory provisions is
Regulatory Provisions not applicable.
Guragunbah State Planning Regulatory Provision Not applicable
The site is not located within the Guragunbah
area.
State Planning Regulatory Provision (adopted The Councils Adopted Infrastructure Charges
charges) Resolution reflects these provisions and which will
be applied to the development.
Yeerongpilly Transit Oriented Development State Not applicable
Planning Regulatory Provision The site is not located within the Yeerongpilly
Transit Oriented Development area.
Off-road motorcycling facility on State-owned land Not applicable
at Wyaralong The site is not located within the Wyaralong area.
State Planning Regulatory Provisions (Adult stores) Not applicable
The proposal does not include an adult store use.
South East Queensland Koala Conservation State While the site is located within a Koala Assessable
Planning Regulatory Provisions Development area the site is mapped as ‘generally
not suitable’ area of value and assessment against
the regulatory provisions is not applicable.
5.2 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state
interest in land use planning and development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local
planning scheme and a state planning policy, then what is outlined in the state planning policy overrides
the planning scheme.
The Noosa Plan does not reflect the SPP and assessment against the SPP is required.
Part E of the SPP details the interim development assessment requirements for the following state
interests:
State Interest Comment
Mining and extractive resources Not applicable
The site is not within a key resource area (KRA),
the separation area of a KRA or the transport route
separation area of a KRA.
Biodiversity Not applicable
The site does not include land that relates to a
Development Assessment Report
Development Application for Material Change of Use
77 Rene Street, Noosaville Page 7 of 12
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KHA Development Managers – 14182 August 2014
matter of state environmental significance.
Coastal environment Applicable
The site is located within the coastal management
district. An assessment against State Development
Assessment provisions for work in a Coastal
Management District is included in Attachment 2.
Water quality Applicable
The site is within an urban area exceeding 2500m2
and will result in an impervious area greater than
25%. Accordingly a stormwater management plan
will be prepared to ensure the development
provides an appropriate water quality outcome.
AND
Not applicable
The land is at or below 5m AHD but does not
involve more than 100m3 of excavation or 500m3
of fill.
Emissions and hazardous activities Not applicable
The site is not located within a management area.
Natural hazards Applicable
The site is within a flood hazard area. Flood
investigations where undertaken as part of the
parent Reconfiguration of a Lot and which
established that the site is not subject to flood
hazard.
State transport infrastructure Not applicable
The site is not located within 400m of a public
passenger transport facility or future public
passenger transport facility.
Strategic airports and aviation facilities Not applicable
The site is not located within proximity of a
strategic airport or aviation facility.
5.3 REFERRAL
Referral to the state assessment and referral agency (SARA) is triggered under Schedule 7 of the
Sustainable Planning Regulation 2009. The site is located within a Coastal Management District and will
involve building work that is the construction of new GFA of at least 1000m2.
5.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS
The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for
development assessment, where the state assessment and referral agency (SARA) is responsible for
assessing or deciding development applications as assessment manager or as a referral agency. The SDAP
is not applied by local government in the assessment of development applications.
Referral for a Material Change of Use involving building work in a Coastal Management District is triggered
by the application and the SDAP are applicable. Table B.3 of the SDAP identifies that the following state
code is relevant:
• Module 10.1 Tidal works, or development in a coastal management district state code
An assessment against this code is included within Attachment 2.
Development Assessment Report
Development Application for Material Change of Use
77 Rene Street, Noosaville Page 8 of 12
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KHA Development Managers – 14182 August 2014
6.0 PLANNING SCHEME
Under the Noosa Plan the site is included within the Noosaville Locality, the Shire Business Centre Zone and
Precinct E4. An assessment of the applicable provisions of the Noosa Plan has been undertaken below.
6.1 DEFINITION
The proposed development is defined under the Noosa Plan as:
“I ndustrial business Type 1 W arehouse” - The use of premises for the storage of goods, merchandise
or materials in large stocks (whether or not such storage is required for an adjoining shop or other
commercial premises), pending their distribution or wholesale. The use includes a warehouse or self-
storage facility.
Comment: The proposed development will be established in accordance with the above definition.
6.2 LEVEL OF ASSESSMENT
In accordance with the Assessment Table for the Shire Business Zone the proposal is identified as a
consistent use and subject to Impact Assessment.
6.3 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Biodiversity Overlay
The site is identified under the Biodiversity
Overlay as within a Koala Habitat Area and
Environmental Enhancement Area. It is noted
that the site is cleared of vegetation and is
mapped as ‘generally not suitable’ area of value
under Koala Conservation in South East
Queensland State Planning Regulatory
Provisions.
An ecological assessment of the site was
undertaken by James Warren & Associates as
part of a prior reconfiguring of a lot approval.
The parameters and requirements for
environmental protection were been established
with the Negotiated Decision Notice issued 13
July 2007 (2006/1594).
The site is considered development ready with
no biodiversity constraints. No further
biodiversity assessment is required.
Development Assessment Report
Development Application for Material Change of Use
77 Rene Street, Noosaville Page 9 of 12
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KHA Development Managers – 14182 August 2014
Natural Hazard: Bushfire and Acid Sulfate Soils Overlay
The site is identified under the Natural Hazard:
Bushfire & Acid Sulfate Soils Overlay as
containing high and low potential acid sulfate
areas and Medium Bushfire Hazard Area.
Acid sulfate soils have been assessed and
addressed as part of an Acid Sulfate Soils
Investigation prepared by Golder and Associates
which formed part of a previous reconfiguration
of a lot assessment (2006/1594).
A Bushfire Management Plan has been
reprepared as required by conditions of the lot
reconfiguration approval (2006/1594) and
approved by Council and Fire Services. No
bushfire risk was identified for the subject site.
The site is considered development ready with
no natural hazard constraints. No further
natural hazards assessment is required.
6.4 PLANNING SCHEME CODES
While the application is assessable against the entire planning scheme, the following Codes are applicable
to the proposed development:
• Noosaville Locality Code;
• Business Uses Code;
• Landscaping Code;
• Engineering Works Codes;
o Driveways and Carparking Code
o Transport, Roads and Drainage Code
o Erosion and Sediment Control Code
o Existing Services Code
o Earthworks Code
o Waste Management Code
o Water Sensitive Design Code
Comment: An assessment of the applicable codes has been included within Attachment 1. This code
assessment has determined that the proposal generally complies with all probable solutions and specific
outcomes. Where probable solutions are not met, an alternative solution demonstrating compliance with
the specific outcome is provided, with the exception of specific outcome O16 of the Noosaville Locality
Code, relating to plot ratio. The following sections detail the alternative solutions and outcomes provided,
including sufficient planning grounds to justify the conflicts with specific outcomes.
6.4.1 ALTERNATIVE SOLUTIONS
• Noosaville Locality Code - Specific Outcome O21 – Materials and Finishes
While the site is not within the Industry Zone, the site adjoins the Industry Zone and the use is for
industrial purposes. The proposed building has materials and finishes that are consistent with surrounding
character and the recently approved building on adjoining Lot 3.
Development Assessment Report
Development Application for Material Change of Use
77 Rene Street, Noosaville Page 10 of 12
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KHA Development Managers – 14182 August 2014 6.4.2 SPECIFIC OUTCOME CONFLICTS • Noosaville Locality Code - Specific Outcome O16 - Plot Ratio Under specific outcome O16, the site being located within Precinct E4 of the Shire Business Centre Zone has a maximum plot ratio of 0.6. The proposed development has a plot ratio of 0.93. Despite this the development complies with building height, landscaping and other development parameters. The same building footprint and development outcome could be achieved even if the upper level gross floor area within the building was reduced. We refer to the Planning Review for the Shire Business Centre endorsed by Council at its Ordinary Meeting of 14 May 2009. The review included the recommendation that maximum plot ratio be removed for Industrial uses within Precinct E4. We understand this recommendation is being addressed in the current Noosa Plan review. In this regard the proposed plot ratio is consistent with Council planning intent for the Shire Business Centre and is considered an acceptable outcome for the site. Council’s endorsement of the planning review recommending removal of the plot ratio restriction provides sufficient planning grounds to overcome the conflict. Development Assessment Report Development Application for Material Change of Use 77 Rene Street, Noosaville Page 11 of 12
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KHA Development Managers – 14182 August 2014
7.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Ron Logan to support a
Development Application for Material Change of Use for Industrial business Type 1 Warehouse (Self
Storage facility) in respect of land at 77 Rene Street, Noosaville, described as Lot 2 on SP244573.
The site is included under the Noosa Plan within the Noosaville Locality, the Shire Business Centre Zone
and Precinct E4. The proposal is subject to impact assessment.
This report demonstrates the proposals compliance with the applicable state and local planning provisions,
including the following grounds:
• The proposal is a consistent use under the Noosa Plan 2006;
• The proposal generally complies with all provisions of the Noosa Plan 2006 and the applicable codes.
Where the probable solutions of the codes are not met, an alternative solution demonstrating
compliance with the specific outcome has been provided. Where specific outcomes of the codes are not
met sufficient planning grounds are provided to justify the use despite the conflict;
• The proposed development is consistent with surrounding uses and can be achieved with no
detrimental impact on the existing streetscape or Shire Business Centre amenity;
• The built form, design and density proposed is compatible with the existing character in the locality.
Approval of the proposed Industrial business Type 1 Warehouse (Self Storage facility) is warranted.
Development Assessment Report
Development Application for Material Change of Use
77 Rene Street, Noosaville Page 12 of 12
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ATTACHMENT 1
Noosa Plan Code assessment
prepared by KHA Development Managers
[OCR of page images]
ATTACHMENT 1
Noosa Plan Code assessment
prepared by KHA Development Managers
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NOOSAVILLE LOCALITY CODE Division 17 – Specific Outcomes and Probable Solutions for the Noosaville Locality Table 11.13 Specific Outcomes Probable solutions Proposal 11.9 Effects of use Am enity O1 Uses are located, designed and No solution provided Complies operated to avoid significant adverse The proposed use will not result in any changes to the light, air quality, noise, amenity impacts. accessibility or other conditions enjoyed by users of associated, adjoining or nearby uses. M ajor R oad Netw ork O2 Through traffic in Noosaville uses No solution provided Complies Gibson Road or Eenie Creek Road, The proposed use will not result in any ensuring the visual amenity of Gympie impacts or changes to the major road Terrace is protected with a consequent network. enhancement of visitor and recreation opportunities and benefit to businesses along Gympie Terrace. Visual am enity O3 The visual amenity and character No solution provided Not applicable surrounding the major road network is The site does not front the major road protected and enhances the network. recognisable entrance to Noosaville through— a) retaining and enhancing the visual and physical separation of Noosaville from other localities; and b) ensuring development does not encroach upon existing native vegetation along the road frontage other than for accessways. N eighbourhood identities O4 The separate identities of the No solution provided Not applicable various residential neighbourhoods The site is not located within a remain important and distinct elements residential neighbourhood. of the residential character of Noosaville. Lake Entrance Boulevard O5 There is no increase in the number No solution provided Not applicable of lots that gain access via Lake The site is not located in the vicinity of Entrance Boulevard Lake Entrance Boulevard. Airport O6 Development and use of premises No solution provided Not applicable within 750m of the airport do not cause The site is not located within 750m of an obstruction or other potential hazard the airport. to aircraft movement associated with the airport by the way of— a) the physical intrusion of buildings or other structures into aircraft take-off and approach flight paths; b) attracting birds or bats to the area, which could cause or contribute to bird- strike hazard; c) providing very bright lighting or lighting similar to runway lighting, which can distract or confuse aircraft pilots; d) interfering with navigation or e) communication facilities; f) emissions that may affect pilot visibility or aircraft operations; and
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Specific Outcomes Probable solutions Proposal
g) transient intrusions into the airport’s
operational airspace.
11.10 Built form
Density
O7 The density of development within No solution provided Not applicable
the site area— The proposed use does not include any
a) is compatible with surrounding residential density.
development; and
b) does not exceed—
i) for the Semi-Attached Housing
Zone:
A) for sites between 500m2 and
599m2 inclusive—4.8 persons
B) for sites 600m2 or more — 6.6
persons or 100 persons per hectare
ii) for the Attached Housing and
Business Centre Zones—a maximum
population density of 100 persons per
hectare with the exception of the
following sites which have an allowable
population density of 320 persons per
hectare exclusively for the purpose of a
visitor hostel—
A) Lots 3 & 4 on RP122928
situated at 14-16 Mary Street; and
B) Lot 21 on RP815864 situated at
11-13 William Street;
iii) For the Visitor Mixed Use Zone—
160 persons per hectare; and
iv) for the Business Centre Zone a
maximum population density of 100
persons per hectare with the exception
of Lots 3 & 4 on RP122928 situated at
14-16 Mary Street which have an
allowable population density of 320
persons per hectare exclusively for the
purpose of a visitor hostel
v) for the Shire Business Centre
Zone 160 persons per hectare or 320
persons per hectare exclusively for the
purpose of a visitor hostel
vi) for the Community Services Zone
maximum population density of 320
persons per hectare exclusively for the
purposes of Residential Aged Care and
160 persons per hectare for any other
form of Retirement & Special Needs
Housing; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native
vegetation and natural landforms.
Height
O8 Buildings and other structures— S8.1 Buildings and other structures Complies
a) are low rise and have a visual bulk have a maximum building height of— The proposed building does not exceed
and an architectural scale consistent a) if in the Attached Housing Zone – 8m, a height of 8m.
with structures on adjoining or nearby with the exception of those properties
land; with frontage to the following streets: -
b) do not exceed a building height of — Russell St, William St and Howard St, or
i) for the Attached Housing Zone 2 Weyba Rd, James St and Albert St north
storeys unless located on property with of their intersections with Elizabeth St
frontage to the following streets: - where they have a maximum building
Russell St, William St and Howard St, or height of 12m;
Weyba Rd, James St and Albert St north b) if in the Visitor Mixed Use Zone –
of their intersections with Elizabeth St, 12m;
where they are not to exceed a c) if in the Business Centre or Industry
maximum building height of 3 storeys; Zones — 10m;
ii) for the Visitor Mixed Use Zone– 3 d) if in the Shire Business Centre Zone –
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Specific Outcomes Probable solutions Proposal storeys, although present only 1-2 8m, except in Precinct E1 or E2 where storey façades to Gympie Terrace; 12m; iii) for the Shire Business Centre e) in all other zones—8m. Zone– 2 storeys, except in Precinct E1 and E2 where 3 storeys and Precinct REC/MU where 1 storey; and iv)for all other zones— 2 storeys; c) do not visually dominate the street or surrounding spaces; d) preserve the amenity of surrounding land; e) ensure that development responds to the site topography; and f) are well articulated with strong horizontal and vertical design elements to provide an interesting streetscape and to complement landform changes and landscapes. Setbacks O9 Buildings and other structures are S9.1 Buildings and structures comply Complies appropriately designed and sited to— with the setbacks identified in Schedule The proposed building setbacks exceed a) provide amenity for users of the 1 - Minimum Boundary Setbacks. the minimum specified. premises as well as preserve the visual and acoustic amenity of adjoining and nearby land uses; b) provide adequate distance from adjoining land uses; c)allow space for required vehicle parking; d) preserve any existing vegetation that will buffer the proposed building; e) allow for landscaping to be provided between buildings; f) maintain the visual continuity and pattern of buildings and landscape elements within the street; g) avoid large areas of continuous wall planes by varying the building setbacks and using appropriate techniques to provide visual relief; and h) help protect the natural character and visual amenity of the Noosa River system and other watercourses. Site cover, gross floor area and plot ratio O10 The site cover, gross floor area and No solution provided Complies plot ratio of buildings and other roofed The proposed use results in a building structures— scale that is compatible with a) results in a building scale that is surrounding development; does not compatible with surrounding present an appearance of bulk to development; adjacent properties, roads or other b) does not present an appearance of areas in the vicinity of the site; allows bulk to adjacent properties, roads or for additional soft landscaping between other areas in the vicinity of the site; buildings; and facilitates onsite c) maximises the retention of existing stormwater management and vehicular vegetation and allows for additional soft access. The use does not an area at landscaping between buildings; ground level for outdoor recreation, d) allows for adequate area at ground entertainment, clothes drying or other level for outdoor recreation, site facilities. entertainment, clothes drying and other site facilities; and e) facilitates onsite stormwater management and vehicular access. O11 Site cover— Not applicable a) for a class 1 or class 10a structure The proposed use/site does not have within the Detached Housing Zone, any site cover controls. b) does not exceed— i) for a single storey building - 50%;
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Specific Outcomes Probable solutions Proposal
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;
c) for other classes with the Detached
Housing Zone, does not exceed—40%;
d) for the Semi-Attached Housing Zone
does not exceed 40%;
e) for the Attached Housing Zone does
not exceed 40%;
f) for the Visitor Mixed Use Zone does
not exceed 40%; or
g) for the Shire Business Centre Zone in
Precincts E1, E2, E6 and E7 does not
exceed 50%.
O12 For the Semi-Attached Housing Not applicable
Zone buildings do not exceed a plot
ratio of 0.45:1
O13 For the Attached Housing Zone the Not applicable
maximum gross floor area is equivalent
to the maximum allowable population in
persons multiplied by 40m2.
O14 For the Visitor Mixed Use Zone, the Not applicable
maximum gross floor area equals the
allowable population in persons
multiplied by 40m2, provided that the
gross floor area does not exceed
13,600m2.
O15 For the Business Centre Zone, Not applicable
outside of the Mary Street/Thomas
Street Precinct the maximum plot ratio
is —
a) 0.8:1 for site areas up to and
including 2,000m2; plus
b) 0.3:1 for the balance portion of the
site area in excess of 2000m2.
O16 Within the Shire Business Centre Alternative Outcome
Zone, the maximum plot ratio for Refer section 7.4.2 of planning report.
development within the following
precincts is —
a) Precincts B1 and B2 combined- 0.5:1;
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6;
f) Precinct E4- 0.6;
g) Precinct E5- 0.6
h) Precinct E6- 0.6;
i) Precinct E7- 0.6;
j) Precinct RES- 0.6; and
k) Precinct REC/MU- 0.1.
Flooding and drainage
O17 Buildings and other works are S17.1 For new buildings or structures Not applicable
designed and sited to— or additions more than 50m2 gross floor No minimum floor level applies to the
a) provide flood free access to premises area to an existing building or structure, site.
and flood free habitable areas; floor levels for habitable rooms are not
b) allow only minor, short term and less than the specified minimum floor
infrequent flooding of non-habitable levels
areas; AND
c) ensure drainage does not adversely S17.2 Where Council infrastructure is Complies
impact upon other premises; and available— any drainage (including All drainage will flow to Council
d) ensure filling or excavation does not buildings and yards) flows to that infrastructure.
adversely impact upon other premises infrastructure; and the infrastructure
by— has the capacity to accept any additional
i) causing ponding on the site or loading;
nearby land; AND
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Specific Outcomes Probable solutions Proposal
ii) increasing flooding, which S17.3 for Residential Uses - Not applicable
adversely affects the safety or use of where slab on ground construction is
any land upstream and downstream; used, filling does not extend more than
and 1m beyond the building footprint,
iii) adversely affecting the flow of measured from the outer walls of the
water in any overland flow path. building ; or the design consists of a
suspended floor construction.
AND
S17.4 Car parking and maneuvering Complies
areas are constructed at a level that The car parking and maneuvering areas
permits the parking area to drain from are constructed at a level that permits
the site by gravity means, without the gravity drainage.
need for mechanical pumping;
AND
S17.5 Basements for residential uses Not applicable
have flood immunity above the Q100
where alternative means to mechanical
pumping are used to achieve such
immunity; or
S17.6 Basements for non-residential Not applicable
uses have flood immunity above the
Q100 that may be achieved by means of
mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites
O18 Development on sloping sites— S18.1 Buildings and associated access Not Applicable
a) is responsive to the natural ways are not constructed on land with a The site is not a ‘sloping site’.
topography of the site and minimizes slope greater than 25% (1 in 4);
cut and fill; AND
b) does not visually dominate the hill S18.2 Buildings are of split level design
slope or interrupt the skyline; that step down the slope or have
c) is integrated with the natural site suspended floor construction;
characteristics including vegetation; and AND
d) for Multiple housing, takes the S18.3 Cut or fill is less than 2m in
form of small separate buildings; depth;
AND
S18.4 The distance between the
AND ground and the lowest part of the floor
of the building does not exceed 3m to
avoid large under building areas;
AND
S18.5 Buildings present no more than 3
storeys at any one point.
O19 On sites which are visible from the S19.1 No solution provided Not applicable
major road network, areas of public The site is not visible from the major
open space, the Noosa River or the road network, areas of public open
beaches new buildings and structures space, the Noosa River or the beaches.
including outbuildings, are designed so
as not to dominate or detract from the
scenic and environmental qualities of
the site and its setting.
R oof form
O20 Rooflines— S20.1 With the exception of buildings Complies
a) contribute positively to the local within the Industry Zone, the main roof The main roof of the building has a roof
skyline; of the building has a roof pitch no less pitch no less than 5 degrees.
b) complement the character of the than 5 degrees and has minimum
locality; 600mm eaves to at least 75% of the
c) are articulated, pitched or skillion; perimeter of the building;
d) avoid low pitched (eg. less than 5 AND
degrees) or box roof profiles/parapets;
and S20.2 Buildings and structures do not Complies
e) do not create opportunities for include roof top terraces. No roof top terraces are proposed.
residents to overlook the private open
space areas of neighbouring properties.
M aterials and finishes
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Specific Outcomes Probable solutions Proposal
O21 Buildings and other structures use
S21.1 With the exception of buildings Alternative solution
materials and finishes that complement
within the Industry Zone, buildings While the site is not within the Industry
a) use a mix of lightweight and textured
the Noosaville character and integrate Zone, the site adjoins the Industry Zone
external building materials, including
with the surrounding natural and built and the use is for industrial purposes.
environment. timber finishes; or The proposed building has materials and
b) use masonry construction where finishes that are consistent with
variation is provide in texture, detailing surrounding character and the recently
and the like; approved building on adjoining Lot 3.
c) use open or transparent balustrades;
and
d) Incorporate open balconies.
11.11 Environment, conservation and recreation
Environment and cultural heritage
values
O22 There are no significant adverse No solution provided. Complies
effects on biodiversity, native The site is a cleared development ready
vegetation, native fauna habitat, site. No significant adverse effects on
landscaped quality, water quality or environmental or cultural heritage
cultural heritage values, including those values will result.
related to—
a) changes to natural drainage;
b) management of fire risk;
c) erosion and the transport of
sediments off site;
d) unmanaged public access;
e) effluent disposal;
f) changes to fauna habitat and
behaviour; and
g) disturbance of buildings and features,
including natural features of cultural
heritage significance.
Open space netw ork
O23 An integrated open space network S23.1 Open space corridors and Complies
is established throughout the locality existing native vegetation in areas Open space corridors and existing native
and— indicated in Schedule 5 – Map 4 are vegetation will not be affected by the
a) allows for both passive and active protected from fragmentation and proposal.
recreational pursuits; encroachment by development.
b) provides safe and convenient
connectivity for pedestrians and cyclists
to neighbourhood centres, community
services and other key destinations such
as public open space, the Noosa River
and Wallace Estate;
c) provides habitat connectivity for
wildlife;
d) protects watercourses and drainage
lines in the lowlands; and
e) forms a scenic backdrop for the
locality’s residential neighbourhoods.
AND
O24 Physical and visual links between S24.1 No solution provided Complies
public open space areas and The proposal will not impact any
watercourses are retained. physical or visual links between public
open space areas and watercourses.
P edestrian and bicycle pathw ays
O25 Safe and convenient pedestrian S25.1 Pedestrian and bicycle pathways Complies
and bicycle pathways are provided and are provided and retained where Pedestrian and bicycle pathways
retained between and around key indicated in Schedule 5 – Map 2; currently exist to the frontage of the
destinations including— AND site.
a) an east-west link between the
Tewantin & Doonan Locality and the S25.2 Contributions toward a Pathways Not applicable
Noosa Heads Locality along the Noosa Network are provided in accordance Trunk pathways have been provided as
River foreshore; and with PSP20. part of the primary reconfiguring a lot
b) a north-south link between the Shire application for the site.
Business Centre and Wallace Park to the
Noosa River foreshore.
c) Recreation areas off Shorehave Drive
and Seacove Court;
Page 20
Specific Outcomes Probable solutions Proposal d) Scouting facilities at Gympie Terrace and Gibson Road; e) The Australian Rules field at Weyba Road; and f) Camping and caravanning facilities at Munna Point. Foreshore character O26 The natural landscape character No solution provided. Not applicable and vegetation along the foreshore The site is not in the immediate vicinity areas of the Noosa River, Lakes of these areas. Doonella and Weyba and Eenie Creek, Noosa National Park, Keyser Island and Weyba Creek Conservation Parks is protected. W atercourses O27 The environmental, economic, No solution provided Not applicable amenity and transportation values of the The site is not in the immediate vicinity Noosa River system is protected. of the Noosa River. Division 24—Specific Outcomes and Probable Solutions for the Shire Business Centre Zone Table 11-21 Specific Outcomes Probable solutions Proposal 11.37 Consistent uses O88 The following defined uses and use No solutions provided Complies classes are consistent uses and are The proposed use is for Industrial located in the Shire Business Centre business Types 1 within Precinct E4. Zone— a) Commercial business Type 1; if located in Precinct E1-E7 or B1-B3; b) Commercial business Type 2 if located in Precinct E1-E7; c) Entertainment and dining business if located in Precinct B1 or B2; d) Industrial business Types 1 or 2 if located in Precinct E4 or E5; e) Retail business Types 1 or 2 if located in Precinct B1 or B2; f) Retail business Type 4 if located in Precinct B3; g) Retail business Type 5 if located in Precinct REC/MU; h) Retail business Type 6 if located in Precincts B3, E1, E4, E5, or E6; i) Retail business Type 7 if located in Precinct B3; j) Education Types 3 or 4 if located in Precinct E1-E7; k) Open Space Type 1 if located in Precinct REC/MU; l) Wellbeing Type 2 if located in Precinct E1- E7; m) Transport Type 1 if located in Precinct E6 or E7; n) Ancillary dwelling unit; and o) Multiple housing Type 4 if small dwelling units located in Precinct RES; and p) Visitor accommodation Type 4 if located in Precinct RES 11.38 Inconsistent uses O89 The following defined uses and use No solution provided Complies classes are inconsistent uses and are not The proposal is not for an inconsistent
Page 21
Specific Outcomes Probable solutions Proposal located in the Shire Business Centre use. Zone— a) All Agricultural Uses; b) Commercial business Type 1 if not located in Precinct E1-E7 or B1-B3; c) Commercial business Types 2 or 3 if not located in Precinct E1-E7; d) Entertainment and dining business if not located in Precinct B1 or B2; e) Home-based business; f) Industrial business Types 1 or 2 if not located in Precinct E4 or E5; g) Industrial business Type 3; h) Retail business Types 1 or 2 if not located in Precinct B1 or B2; i) Retail business Type 3; j) Retail business Type 4 if not located in Precinct B3; k) Retail business Type 5 if not located in Precinct REC/MU; l) Retail business Type 6 if not located in Precincts B3, E1, E4, E5, or E6; m) Retail business Type 7 if not located in Precinct B3; n) Education Types 1 or 2; o) Education Types 3 or 4 if not located in Precinct E1-E7; p) Emergency service; q) Open space Type 1 if not located in REC/MU; r) Open space Type 2; s) Wellbeing Types 1, 3 or 4; t) Wellbeing Type 2 if not located in Precinct E1- E7; u) Service and utility; v) Transport Type 1 if not located in Precinct E6 or E7; w) Transport Types 2, 3 or 4; x) Detached house; y) Community residence; z) Multiple housing if not Type 4 and small dwelling units located in Precinct RES; aa) Visitor accommodation Types 1, 2 or 3; and bb) Visitor accommodation Type 4 if not located in Precinct RES. 11.39 Effects of use Visual and physical connectivity No solution provided. Complies O90 Strong visual and physical Visual and physical connectivity connectivity is provided for between currently exits. adjoining and adjacent— a) Business Precincts and Open Space Precincts; b) Employment Precincts and Open Space Precincts; and c) Business Precincts and Employment Precincts; AND O91 Physical connectivity is provided Complies between the Shire Business Centre site The existing street network currently and Industry zoned land within the connects the Business Centre to the Noosaville Industrial Estate. Noosaville Industrial Estate. 11.40 Access and car parking R oad design O92 Intersections, both internal and S92.1 Access intersections off Walter Not applicable
Page 22
Specific Outcomes Probable solutions Proposal external to the Shire Business Centre Hay Drive, as shown on Schedule 4 – The site has no direct frontage or access site, are designed to operate without the Shire Business Centre Map are to Walter Hay Drive. need for traffic lights; constructed as roundabouts; AND AND O93 An internal loop road is constructed S93.1 Development has no direct Not applicable within the Shire Business Centre site access to Eenie Creek Road or Walter The site has no direct access to Eenie linking individual precincts within the Hay Drive; Creek Road or Walter Hay Drive. The site to provide for efficient and effective site fronts the previously constructed traffic circulation and movement, internal loop road. including public transport access; AND O94 Development has an internal focus S94.1 No solution provided Complies and addresses the internal loop road The proposal will address the road and is not reliant on exposure to the frontage. major road network Car parking O95 Precinct B3 provides for car- No solution provided Not applicable oriented uses and as such parking areas The site is not within Precinct B3. that need a degree of visibility are located in front of buildings, where appropriate; AND O96 Within precincts other than Not applicable Precinct B3, E3, E4 and E5 buildings and The site is within Precinct E4. landscaping are the dominant visual features when viewed from internal roads, with car parking located at the side or rear of buildings, or preferably in underground or underbuilding car parks; AND O97 Car parking areas are located Compiles immediately adjacent to key parking Carparking is located immediately adjoin generators, including Retail business, the use. Commercial business and Industrial business uses; AND O98 Vehicular parking facilities servicing Not applicable Precincts B1, B2, and E1, have primary The site is not within Precincts B1, B2 or points of access located along the loop E1. road, with parking located at basement level, under a building or otherwise covered. P edestrian and bike links S99.1 Pedestrian and bicycle paths are Complies O99 Pedestrian and bicycle paths are constructed as shown on Schedule 4 – Pedestrian and bicycle pathways constructed throughout the Shire Shire Business Centre Map. currently exist to the frontage of the Business Centre site, with appropriate site. external connections provided; AND O100 Pedestrian and bicycle S100.1 No solution provided Complies movements between key nodes within Pedestrian and bicycle movement the Shire Business Centre site are connections currently exist. designated to minimise the need to cross over roads and where road crossovers are necessary, central refuges are provided. Visual am enity and character S104.1 From land to the south of the Not applicable O101 Development— Shire Business Centre site at around a) presents a high level of visual quality RL10, the road reduces in level to a when viewed from Walter Hay Drive in bridge deck of RL4 or 5, providing visible the area of Eenie Creek; sight lines across the Shire Business b) provides an open space feel to this Centre site. entry to the Noosa Shire; and c) maintains the character of adjacent areas. 11.41 Development sequencing First stage S102.1 For the first stage of Complies O102 The first stage of development development— Stage 1 of the Shire Business centre has
Page 23
Specific Outcomes Probable solutions Proposal consists of— a) a gross floor area equivalent to 20% been completed as required. a) a shopping centre with a discount of any Retail business Type 2 Shop department store, and associated car gross floor area, is constructed for non- parking within Business Precincts B1 and Retail business prior to such Type 2 B2; Shop development operating; b) a substantial amount of non-Retail and business development; b) 40% of the gross floor area of non- c) the construction of Eenie Creek Road Retail business development is between Reef Street and Langura contracted for sale or lease, prior to the Street; Retail business Type 2 Shop d) the construction of Walter Hay Drive development operating; between Emu Mountain Road and Eenie AND Creek Road; S102.2 Two road accesses are Complies e) interim transport circulation and constructed into the Shire Business Stage 1 of the Shire Business centre has access strategies in the absence of the Centre site as part of the first stage of been completed as required. internal loop road being complete; the development. f) an established landscape theme for the developed precincts; g) landscaped entry statements; h) a suitable stormwater management system; i) appropriate signage; j) commencement of the associated pedestrian and bikeway network and related external connections; and k) dedication of a substantial area of the southern part of the Shire Business Centre as public open space; AND O103 Subsequent development stages S103.1 No solution provided Complies provide for the— The proposal is in accordance with a) completion of the access intersections logical sequencing of development for leading into the Shire Business Centre the Shire Business Centre. site; b) completion of further stages of the internal loop road; c) completion of further stages of development within the precincts; d) completion of the pedestrian and bikeway network; e) construction of the link road to the Noosaville Industrial Estate; f) construction of a inter-regional transit facility (public transport node); g) completion of the stormwater management systems; h) completion of landscaping design elements; and i) further dedication of land to public open space. 11.42 Built form Streetscape character S104.1 Ground level shops provide a Not applicable O104 Buildings and structures are sited minimum 50% glazing to the shop front No shops are proposed. and designed to— to create active building fronts. a) provide for a consistent building alignment fronting the street and public spaces; b) present a high quality streetscape incorporating consistent built elements that define the street and public spaces as well as create human scale and visual interest; c) be consistent with the bulk and scale of buildings on adjoining and nearby land; d) contribute to their setting including the skyline; e) present subtle changes in colours,
Page 24
Specific Outcomes Probable solutions Proposal
textures and materials to break up the
building façades;
f) integrate signage with the building
design;
g) integrate landscaping into the
building design and car parking areas;
and
h) retain and provide areas for outdoor
dining and meeting opportunities on the
ground level.
11.43 Business Precincts
Not applicable
11.44 Employment Precincts
Em ployment P recincts E4 and E5
O145 Development provides for the No solution provided Complies
expansion of the Noosaville Industrial The proposed use is for industrial
Estate; purposes.
AND
O146 Development in Precincts E4 and Complies
E5 recognises the role these precincts The proposed use provides for a
play in linking the Noosaville Industrial transition between the adjoining
Estate to the Business Uses and open industrial estate and the functions within
space functions within the Shire the Shire Business Centre.
Business Centre site;
AND
O147 The nature, design and operation Complies
of any use in Precinct E4 and E5 is The nature, design and operation of the
compatible and has strong relationships proposed use is compatible with
with development in other precincts, in development in other precincts.
particular, Business Uses in Precinct
B3;
AND Complies
O148 Development has strong The site has existing external pedestrian
pedestrian and bikeway connectivity and bikeway connectivity with Precincts
with Precinct B1 and B3; B1 and B3.
AND
O149 Vehicular parking is provided on- Complies
site; Vehicular parking is provided on-site.
AND
O150 Development complies with the Complies
Specific Outcomes for the Industrial Development complies with the Specific
Zone within this locality. Outcomes for the Industrial Zone (refer
below)
11.45 Residential Precinct
Not applicable
11.46 Minor Recreation/Minor Mixed Use/Open Space Precinct
Not applicable
Division 26—Specific Outcom es and P robable Solutions for the I ndustry Zone
Table 11.23
Specific Outcomes Probable solutions Proposal
11.51 Consistent uses
O186 The following defined uses and No solutions provided Complies
use classes are consistent uses and are The proposed use is for Industrial
located in the Industry Zone— business Type 1.
a) Industrial business Types 1 or 2;
b) Retail business Types 3, 5 or 6;
c) Retail business Type 4 if a vehicle
sales premises and located with frontage
Page 25
Specific Outcomes Probable solutions Proposal
to Lionel Donovan Drive;
d) Education Type 3 if trade related
vocational training
e) Emergency Service Type 2;
f) Service and utility;
g) Transport Types 1, 2 or 3; and
h) Ancillary dwelling unit.
11.52 Inconsistent uses
O89 The following defined uses and use No solution provided Complies
classes are inconsistent uses and are not The proposal is not for an inconsistent
located in the Industry Zone— use.
a) All Agricultural Uses;
b) Commercial business;
c) Entertainment and dining business;
d) Home-based business;
e) Industrial business Type 3
f) Retail business Types 1, 2 or 7;
g) Retail business Type 4 if not a vehicle
sales premises located with frontage to
Lionel Donovan Drive
h) Education if not Type 3 and trade
related vocational training;
i) Emergency Service Type 1;
j) Open Space;
k) Wellbeing;
l) Transport Type 4;
m) Detached house;
n) Community residence;
o) Multiple housing; and
p) Visitor accommodation RES;
11.53 Effects of use
Am enity
O188 Uses are predominantly of an No solution provided. Complies
industrial nature ordinarily expected in The use is of an industrial nature.
an industrial estate with ancillary uses
compatible with industrial businesses.
O189 Industry business uses are Complies
located, designed and operated to avoid The use will not result in amenity
significantly changing the amenity impacts
enjoyed by users of surrounding
premises.
Storage of m aterials
O190 Materials stored outside of No solution provided. Not applicable
buildings do not exceed half the height No external storage areas are proposed
of the on-site buildings;
OR
O191 If there are no on-site buildings, Not applicable
the stored materials do not exceed 5m; No external storage areas are proposed
AND
O192 Storage areas are screened from Not applicable
the street and adjoining properties by No external storage areas are proposed
buildings, landscaping or fencing.
Frontages
O193 The frontage of each site contains S193.1 A landscaped building setback Not Applicable
landscaping without adversely screening of 10m is to be provided to Walter Hay The site does not front Walter Hay
the business or visitor carparking; Drive, Eumundi-Noosa Road and Eenie Drive, Eumundi-Noosa Road or Eenie
AND Creek Road, unless this is the only Creek Road.
frontage to the site, in which case it can
be reduced to 6m;
AND
S193.2 This setback area is to include a As above
minimum of 2m of soft landscaping
behind which uncovered visitor
carparking may be located;
AND
O194 Vehicle display is focussed on and S194.1 There is no display of motor Not Applicable
Page 26
Specific Outcomes Probable solutions Proposal orientated towards Lionel Donovan Drive vehicle for sale or hire on Walter Hay The use does not involve the display of rather than Walter Hay Drive, Eumundi- Drive, Eumundi-Noosa Road or Eenie motor vehicles. Noosa Road or Eenie Creek Drive; Creek Road frontages; AND AND O195 Development fronting Walter Hay S195.1 No direct vehicular access is Not Applicable Drive, Eumundi-Noosa Road and Eenie taken off Eenie Creek Road or Walter The site does not front Eenie Creek Creek Road is sympathetic to the Hay Drive where the property has Road or Walter Hay Drive. character of the area and suitable for its access to any other road. position along the entry roads to the coastal urban part of Noosa. Environmental P rotection O196 Industrial development is No solution provided. Complies conducted in an environmentally The use will not result in any responsible manner, operating without environmental impacts. deleterious impacts on immediate, surrounding or downstream communities, environments and environmental processes. 11.40 Access and car parking R oad design O92 Intersections, both internal and S92.1 Access intersections off Walter Not applicable external to the Shire Business Centre Hay Drive, as shown on Schedule 4 – The site has no direct frontage or access site, are designed to operate without the Shire Business Centre Map are to Walter Hay Drive. need for traffic lights; constructed as roundabouts; AND AND O93 An internal loop road is constructed S93.1 Development has no direct Complies within the Shire Business Centre site access to Eenie Creek Road or Walter The site has no direct access to Eenie linking individual precincts within the Hay Drive; Creek Road or Walter Hay Drive. site to provide for efficient and effective traffic circulation and movement, including public transport access; AND O94 Development has an internal focus S94.1 No solution provided Complies and addresses the internal loop road The proposal will address the road and is not reliant on exposure to the frontage. major road network Car parking O95 Precinct B3 provides for car- No solution provided Not applicable oriented uses and as such parking areas The site is not within Precinct B3. that need a degree of visibility are located in front of buildings, where appropriate; AND O96 Within precincts other than Not applicable Precinct B3, E3, E4 and E5 buildings and The site is within Precinct E4. landscaping are the dominant visual features when viewed from internal roads, with car parking located at the side or rear of buildings, or preferably in underground or underbuilding car parks; AND O97 Car parking areas are located Compiles immediately adjacent to key parking Carparking is located immediately generators, including Retail business, adjoining the use. Commercial business and Industrial business uses; AND O98 Vehicular parking facilities servicing Not applicable Precincts B1, B2, and E1, have primary The site is not within Precincts B1, B2 or points of access located along the loop E1. road, with parking located at basement level, under a building or otherwise covered.
Page 27
BUSINESS USES CODE
Specific Outcomes Probable solutions Proposal
TABLE 14.8 FOR ALL BUSINESS USES
Electricity infrastructure
O18 The development does not S18.1 No solution provided Complies
adversely impact on existing or future The proposal does not adversely impact
electricity supply infrastructure; on existing or future electricity supply
AND infrastructure
O19 All uses and works maintain an
adequate safe distance from electrical S19.1 Development for uses adjacent to Not applicable
infrastructure including substations, or within 50m of an existing electricity Site is not within 50m of an electricity
overhead powerlines, power poles and substation incorporates noise substation.
transformers. attenuation measures to mitigate noise
impacts;
AND
S19.2 Buildings and structures Complies
(including swimming pools, sheds, The proposal will not be constructed
tennis courts and outbuildings) are not under overhead electricity lines or within
constructed under overhead electricity electricity easements.
transmission lines, or within electricity
easements.
N oise
O20 Development is designed and sited No solution provided Complies
to avoid noise emissions that The proposal is not a noise generating
unreasonably diminish the amenity of use and will not diminish the amenity of
the area or surrounding uses. the area or surrounding uses.
M echanical plant and equipm ent S21.1 Mechanical plant and equipment Complies
and storage are— Mechanical plant and equipment will be
areas a) located more than 2m from any appropriately sited and screened from
O21 Mechanical plant and equipment property boundary; view.
(including air conditioning equipment) b) where located at ground level,
and storage areas are designed and screened by fencing 1.5m in height or
located to— dense vegetation of at least 1.5m in
a) avoid adverse visual impacts when width incorporating grouped trees and
viewed from the street and adjoining shrubs with maximum separation
properties; and distance of 1m measured from the
b) visually integrate with the building centre of the tree or scrub; and
design. c) are visually integrated into the line
and plane of the building and roof
design and do not project beyond the
height or width of the building when
viewed from the street and adjoining
properties;
AND
S21.2 For Industrial business and Complies
Retail business Type 3, materials No external materials storage is
stored outside of a building do not proposed.
exceed 4m in height or half the height
of the on-site buildings whichever is the
greater.
Safety and security
O22 All property boundaries are clearly S22.1 Boundaries are identified by such Complies
identifiable with public and private means as - Boundaries are easily identified through
spaces clearly defined. a) fencing; or landscaping and fencing.
b) changes in surface materials or
levels; or
c) landscape treatments;
AND
S22.2 Loading and storage areas are Complies
well lit or can be locked after hours. Loading and storage areas are well lit
and can be locked.
O23 All premises and access routes are S23.1 All premises are identified by the Complies
Page 28
Specific Outcomes Probable solutions Proposal
clearly identifiable to all persons, provision of the street number in a The site is easily identifiable.
particularly emergency services prominent location, preferably near the
personnel. site entry, (i.e. on the kerb or letterbox
or by signage on the building or site).
O24 All building entries are designed to S24.1 The number of entrances and Complies
be obvious and easily identifiable sites exits are limited and main building All entrances are obvious and easily
to enable external areas to be entrances/exits are located at the front identifiable and are within a secure
monitored. of the site, in view of the street. Where compound with the exception of the
this is not possible, due to site or main front entrance.
existing building constraints, a well
defined path is provided to the
entrance/exit;
AND
S24.2 All entrances/exits to buildings, Complies
are well lit and signed, and signage Entrance/exit points are well lit and
includes hours of operation; signed.
AND
S24.3 Entrances/exits are located to Complies
provide a direct link to driveways and Entrance/exit points are within close
carparking areas; proximity to car parking areas and
AND driveways.
S24.4 Recessed doorways are avoided Complies
where the recess is of sufficient size to Recessed doorways are not proposed.
conceal a person. Where recessed
doorways are unavoidable, measures
are used to enhance safety, as follows—
a) good lighting installed;
b) strategically placed mirrors installed;
c) angled approaches provided; or
d) gates which restrict access provided.
O25 Uses are arranged within buildings S25.1 Windows and main entrances are Complies
and on sites to enable external areas to positioned to allow for casual The main office entrance is positioned to
be monitored. surveillance. allow for casual surveillance.
O26 Communal open space, including S26.1 Communal open spaces, Not applicable
congregation and seating areas, is including congregation and seating The proposed use does not include or
located where it can be monitored. areas are situated where they are in the require communal open spaces.
line of sight of windows, doors and/or
balconies of buildings, or can beseen
from a street or other public space.
O27 Buildings and structures are S27.1 Buildings or structures that are Complies
designed to minimise opportunities for visible from a public street or laneway— The building is situated in a secure
vandalism. a) avoid the use of solid fences and compound which minimizes the
blank walls which attract graffiti. Where opportunity for vandalism.
solid blank surfaces are unavoidable,
measures in the form of landscaping,
creepers, murals, vandal resistant paint,
etc are used;
b) use toughened glass, security screens
and other measures (but not including
security shutters that obscure the view
of shopfronts) are used in windows
which are provided at ground level, to
deter break and enters; and
c) use hardy vandal proof materials and
anti-graffiti paint are used in the
construction of buildings.
S28.1 Lighting of appropriate intensities Complies
is provided which satisfies the Appropriate lighting will be provided.
requirements of Australian Standard
AS1158: Public Lighting Code, unless
Page 29
Specific Outcomes Probable solutions Proposal
otherwise specified in this Code;
AND
O28 Lighting of appropriate intensities S28.2 External lighting of a graduated Complies
is provided to maximise safety. intensity is provided which starts at a Appropriate lighting will be provided.
lower level of brightness at the
perimeter of the site and rises to a
higher level at the entrance to buildings
or at the centre of the site;
AND
S28.3 Lighting is directed onto the site Complies
and away from neighbouring properties; Appropriate lighting will be provided.
AND
S28.4 Vandal-resistant lighting is used Complies
in public and publicly accessible areas. Appropriate lighting will be provided.
O29 Public toilets are designed and S29.1 Public toilets are located in high Not applicable
constructed to— traffic areas; The proposed use does not include or
a) ensure the safety of all people using AND require or require public toilets.
them; and
b) take advantage of informal S29.2 Features that may legitimise Not applicable
surveillance from adjoining uses and loitering, such as seating or public The proposed use does not include or
activities, discouraging non-legitimate telephones are not located within 20m require or require public toilets.
uses. of toilet entrances;
AND
S29.3 Entrances to public toilets are Not applicable
visible from the street, footpath and The proposed use does not include or
other activity areas on the site or require or require public toilets.
adjoining sites.
O30 Premises have accessibility to S30.1 Safe and convenient pathway Complies
public transport. access is provided from the site to link The site has access to nearby public
to existing pathway networks that transport facilities via the existing
services public transport facilities; pathway network.
OR
S30.2 Direct pathway access is Not applicable
provided to the public transport facility if
the facility is contained on site or within
50m from the property boundary.
O31 Business Uses are designed and S31.1 Safe and convenient cycle access Complies
constructed to encourage users of the to and from the site from the existing Safe and convenient cycle access to the
development to access the site by road and bicycle network, and safe site existing via the existing Shire
means of foot or bicycle through bicycle movement within the site is Business Centre path network.
provision of appropriate end-of trip provided;
facilities including bicycle parking and AND
shower/change rooms. S31.2 Secure and convenient parking Not applicable
space for bicycles is provided on site in Bicycle parking spaces are not required
accordance with AS2890.3 Bicycle under Figure 14-1 for the use.
Parking Facilities and Figure 14-1
Minimum Requirements for Bicycle
Parking;
AND
S31.3 Where at least 5 bicycle parking Not applicable
spaces are required in accordance with Bicycle parking spaces are not required
Figure 14-1 Minimum Requirements for under Figure 14-1 for the use.
Bicycle Parking, end-of-trip cycle
facilities are provided at the following
rate:
a) 1 locker per 2 bicycle parking spaces;
and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle spaces or
part thereof;
AND
S31.4 Bicycle parking spaces and cyclist Not applicable
facilities are designed in accordance with Bicycle parking spaces are not required
AUSTROADS Guide to Traffic under Figure 14-1 for the use.
Page 30
Specific Outcomes Probable solutions Proposal
Engineering Practice, Part 14 – Bicycles,
Section 10;
AND
S31.5 On-site pedestrian facilities such Not applicable
as seating and shade structures are Bicycle parking spaces are not required
provided in developments for the under Figure 14-1 for the use.
convenience of persons walking to the
site.
Figure 14-1 Minimum
Requirements for Bicycle Parking
Site facilities
O32 Waste storage areas, external 32.1 Waste storage areas, external Complies
storage areas and loading docks do not storage areas and loading docks are The waste storage area is located within
detract from the visual amenity of the situated to the rear of the building or the building.
streetscape or cause nuisance to under the ground;
adjoining properties. OR
S32.2 With the exception of the access
way, waste storage areas, external
storage areas and loading docks are
visually screened by landscaping or
fencing.
Environment & heritage values
O33 There are no significant adverse No solution provided. Complies
effects on the biodiversity, natural The proposed use will not result in any
vegetation, native wildlife, habitats, Advisory note significant adverse impacts on the
landscape quality, water quality or PSP24 – Effluent Disposal details natural environment.
heritage values, including those related requirements for the design and siting of
to— effluent disposal systems where located
a) changes to natural drainage; outside a sewerage service area.
b) disturbance to any of the wetland Compliance with PSP24 will be
systems; considered as part of Council’s
c) management of landslide and fire assessment of the plumbing and
risk; drainage application.
d) erosion and the transport of
sediments offsite;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and features,
including natural features, of heritage
significance.
Page 31
LANDSCAPING CODE
A summary of the proposed development’s compliance with the purpose of the Landscaping Code,
Traffic and Parking is included below.
The purpose of this code is to ensure:
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and
locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and
cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to
protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of
stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density
commensurate with building height, bulk and scale to buffer development and conflicting land
uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: Landscaped areas are shown on the proposal plans. The Landscaping Code will be
assessed as part of a subsequent Operational Works application.
EN GI N EER I N G W OR K S CODES
DRIVEWAYS AND CARPARKING CODE
A summary of the proposed development’s compliance with the purpose of the Driveways and
Carparking Code is included below.
The purpose of this code is to ensure:
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a
property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and non-motorised
transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe
and functional and meet the reasonable requirements of the particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Adequate monetary contributions are made in circumstances where Council considers the
provision of external parking will fulfill the parking demand generated by the development and
will not have an adverse impact on existing public parking; and
h) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment: The proposal achieves compliance with the Specific Outcomes of the Driveways and
Carparking Code as follows:-
• The access arrangements proposed are safe and efficient. The development will not lead to any
adverse safety or road condition impacts in the locality.
Page 32
• All cars will be able to enter and leave the site in a forward motion.
• Being located within the Shire Business Centre the site achieves good connection to established
alternative means of transport (e.g. pedestrian walkways, bikeways and bus stops).
• 8 carparking spaces are provided which exceeds the requirements for self storage units of 1 space
per 500m2 of use area.
EARTHWORKS CODE
A summary of the proposed development’s compliance with the purpose of the Eathworks Code is
included below.
The purpose of this code is to ensure:
a) To ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to—
i. land stability (including differential settlement or expansion in reactive soils);
ii. contamination of land;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss of native remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: The site is development ready and minimal earthworks are required for the proposed use.
The proposal will be able to achieve compliance with all Specific Outcomes of the Earthworks Code.
Detailed compliance will be demonstrated in a subsequent Operational Works Application.
EROSION AND SEDIMENT CONTROL CODE
A summary of the proposed development’s compliance with the purpose of the Erosion and Sediment
Control Code is included below.
The purpose of this code is to ensure:
a) there is no significant environmental harm caused by the effects of erosion and sediment
transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance of land is minimised.
Comment: The site is development ready and minimal earthworks are required for the proposed use.
The proposal will be able to achieve compliance with all Specific Outcomes of the Erosion Control
Code. Detailed compliance will be demonstrated in a subsequent Operational Works Application.
EXISTING SERVICES CODE
A summary of the proposed development’s compliance with the purpose of the Existing Services Code
is included below.
The purpose of this code is to ensure:
a) Existing Council owned underground infrastructure is protected from potential or actual
damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design of the development.
Comment: The site is currently serviced by all required urban services. The proposal will be able to
achieve compliance to all Specific Outcomes of the Existing Services Code. Existing Council
infrastructure will be protected, or replaced at the developer’s cost if damaged.
Page 33
TRANSPORT, ROADS AND DRAINAGE CODE
A summary of the proposed development’s compliance with the purpose of the Transport, Roads and
Drainage Code is included below.
The purpose of this code is to ensure:
a) Development is consistent with the intentions of the strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor
vehicle travel;
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of
the private car;
iv. vensure that vehicle access to the development does not compromise the capacity and
safety of the road system;
v. not increase the scale of the road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole of life cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i.e. through sufficient
kerb storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key
development style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or convey
the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and j) Road and
drainage infrastructure does not create any adverse impacts upon environmental values
associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: The site is development ready with transport, roads and drainage infrastructure
addressed with the previous reconfiguration applications which created the site. The existing
arrangements comply with the Specific Outcomes Solutions of the Transport Roads and Drainage
Code.
WASTE MANAGEMENT CODE
A summary of the proposed development’s compliance with the purpose of the Waste Management
Code is included below.
The purpose of this code is to ensure:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe and
ecologically sustainable manner and without environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose of
waste generated by the development.
Page 34
Comment: As a self storage facility little waste will be generated. All owners are responsible for
removing their own waste from the site. General refuse and recyclable refuse wheelie bins will be
provided. Waste will be Waste collection will be facilitated from the existing access easement
arrangements with adjoining lots. The proposal will be able to achieve compliance will all relevant
Specific Outcomes of the Waste Management Code.
WATER SENSITIVE DESIGN CODE
A summary of the proposed development’s compliance with the purpose of the Water Sensitive Design
Code is included below.
The purpose of this code is to ensure:
a) all urban development has suitable treatment and reuse systems for all site run-off;
b) all urban development reduces the need for mains water by utilizing run-off from appropriate
areas for applications such as toilet flushing and garden maintenance;
c) pipeless stormwater management systems are utilised;
d) downstream ecosystems, properties and infrastructure are not adversely impacted by either
quantity, levels of inundation or water quality changes caused by development; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Comment: The proposal will be able to achieve compliance to all Specific Outcomes of the Water
Sensitive Design Code. A Stormwater Management Plan will be assessed as part of a subsequent
operational works application.
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ATTACHMENT 2
SDAP Code Assessment
prepared by KHA Development Managers
[OCR of page images]
ATTACHMENT 2
SDAP Code Assessment
prepared by KHA Development Managers
Page 36
10.1 Tidal Works, or Development in a Coastal Management District State
Code
Table 10.1.1: All development
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
PO1 Development in a coastal hazard AO1.1 Development is located outside Not Applicable
area is compatible with the level of a high coastal hazard area unless it is: The site is not located within a coastal
severity of the coastal hazard. (1) coastal-dependent development, or hazard area.
(2) compatible with inundation due to
its nature or function, or
(3) temporary, readily relocatable, or
able to be abandoned, or
(4) essential community service
infrastructure, or
(5) small - to medium-scale tourist
development, or
(6) redevelopment within an existing
built-up urban area, or is
redevelopment of built structures
that cannot be relocated or
abandoned.
AND
AO1.2 Development referred to in Not Applicable
AO1.1(6) avoids being located within a
high coastal hazard area, or where this The site is not located within a coastal
is not practicable, minimises the hazard area.
exposure of people and permanent
structures to coastal hazard impacts.
PO2 Development siting, layout and AO2.1 Development within a coastal Not Applicable
access in a coastal hazard area hazard area is located, designed, The site is not located within a coastal
responds to potential inundation due to constructed and operated to maintain or hazard area.
a defined storm tide event and enhance the community’s resilience to
minimises associated risks to personal defined storm tide events by limiting the
safety and property. exposure of people and structures to
associated impacts.
AND
AO2.2 Development mitigates any Not Applicable
residual impacts from storm tide The site is not located within a coastal
inundation in a coastal hazard area hazard area.
including by ensuring:
(1) habitable rooms of built structures
are located above the defined
storm tide event level and any
additional freeboard level that
would ordinarily apply in a flood
prone area under a relevant
planning scheme standard, or
(2) a safe refuge is available for
people within the premises during
a defined storm tide event, or
(3) at least one evacuation route
remains passable for emergency
evacuations during a defined storm
tide event, including consideration
of the capacity of the route to
support the evacuation of the
entire local population within a
reasonably short timeframe (for
example, 12 hours).
AND
AO2.3 Development within a coastal Not Applicable
hazard area is located, designed and The site is not located within a coastal
constructed to ensure exposed hazard area.
structures can sustain flooding from a
Page 37
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
defined storm tide event.
AND
AO2.4 Essential community service Not Applicable
infrastructure is: The site is not located within a coastal
(1) located so that it is not inundated hazard area.
by a recommended storm tide
event specified for that
infrastructure, or
(2) located and designed to ensure
any components of the
infrastructure that are likely to fail
to function or may result in
contamination when inundated by
a storm tide (for example,
electrical switch gear and motors,
water supply pipeline air valves)
are:
(a) located above the peak
water level for a
recommended storm tide
event, or
(b) designed and constructed to
exclude storm tide intrusions
or infiltration (including by
being located in the ground),
or
(c) able to temporarily stop
functioning during a
recommended storm tide
event without causing
significant adverse impacts
to the infrastructure or the
community.
AND
AO2.5 Emergency services Not Applicable
infrastructure and emergency shelters,
police facilities, and hospitals and The site is not located within a coastal
associated facilities have an emergency hazard area.
rescue area above the peak water level
for a recommended storm tide event.
PO3 Development directly, indirectly AO3.1 Development avoids increasing Not Applicable
and cumulatively avoids an the number of premises from which
people would need to be evacuated to The site is not located within a coastal
unacceptable increase in the severity of hazard area.
the coastal hazard, and does not prevent death or injury from a defined
significantly increase the potential for storm tide event.
damage on the premises or to other
premises.
PO4 Development avoids the release of AO4.1 Development that involves the Not Applicable
hazardous materials as a result of a manufacture or storage of hazardous The site is not located within a coastal
natural hazard event. materials in bulk are designed to: hazard area.
Editor’s note: Applications should: (1) prevent the intrusion of waters
from a defined storm tide event
(1) assess the risk of storm tide into structures or facilities
inundation releasing or otherwise containing the hazardous
exposing hazardous materials, materials, or
including appropriate emergency (2) ensure hazardous materials remain
planning and contingency secured despite inundation,
measures. including secure from the effects of
(2) applications are to be supported by hydrodynamic forcing associated
a report certified by a Registered with wave action or flowing water.
Professional Engineer of
Queensland (RPEQ) that
demonstrates this performance
outcome will be achieved.
PO5 Natural processes and the AO5.1 Development in an erosion Not Applicable
protective function of landforms and prone area within the coastal The site is not located within an erosion
vegetation are maintained in coastal management district: prone area.
hazard areas. (1) maintains vegetation on coastal
Page 38
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
landforms where its removal or
damage may:
(a) destablise the area and
increase the potential for
erosion, or
(b) interrupt natural sediment
trapping processes or dune
or land building processes
(2) maintains sediment volumes of
dunes and near-shore coastal
landforms, or where a reduction in
sediment volumes cannot be
avoided, increased risks to
development from coastal erosion
are mitigated by location, design,
construction and operating
standards
(3) minimises the need for erosion
control structures or riverbank
hardening through location, design
and construction standards
(4) maintains physical coastal
processes outside the development
footprint for the development,
including longshore transport of
sediment along the coast
(5) reduces the risk of shoreline
erosion for areas adjacent to the
development footprint unless the
development is an erosion control
structure
(6) reduces the risk of shoreline
erosion for areas adjacent to the
development footprint to the
maximum extent feasible in the
case of erosion control structures.
AND
AO5.2 Development in a storm tide Not Applicable
inundation area is located, designed, The site is not located within a storm
constructed and operated to: tide inundation area.
(1) maintain dune crest heights, or
where a reduction in crest heights
cannot be avoided, mitigate risks
to development from wave
overtopping and storm tide
inundation
(2) maintain or enhance coastal
ecosystems and natural features,
such as mangroves and coastal
wetlands, between the
development and tidal waters,
where the coastal ecosystems and
natural features protect or buffer
communities and infrastructure
from storm tide inundation.
AND
AO5.3 Redevelopment of built Not Applicable
structures in the erosion prone area The site is not located within an erosion
within a coastal management district: prone area.
(1) avoids intensifying the use of the
premises, or
(2) demonstrates that any
intensification of use will not result
in an increase in the need for
erosion control structures or
riverbank hardening.
AND
Page 39
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
AO5.4 Development that is coastal Not Applicable
protection work involves: The development is not coastal
(1) beach nourishment undertaken in protection work.
accordance with a program of
beach nourishment works that
source sediment of a suitable
quality and type from outside the
active beach system, or
(2) the construction of an erosion
control structure, where it is
demonstrated that installing an
erosion control structure is the only
feasible option for protecting
permanent structures from coastal
erosion and those structures
cannot be abandoned or relocated
in the event of coastal erosion
occurring.
Editor’s note: Applications for coastal
protection work should be supported by
a report certified by a Registered
Professional Engineer of Queensland
(RPEQ) that demonstrates how the
engineering solution sought by the work
will be achieved.
Editor’s note: Applications for erosion
control structures should demonstrate
the consideration of beach nourishment
techniques, and include a statement of
why nourishment (in whole or part) has
not been adopted as the preferred
means of controlling the erosion risk.
AND
AO5.5 Development involving Not Applicable
reclamation: The development does not involve
(1) does not alter, or otherwise reclamation.
minimises impacts on, the physical
characteristics of a waterway or
the seabed near the reclamation,
including flow regimes,
hydrodynamic forces, tidal water
and riverbank stability
(2) is located outside the active
sediment transport area, or
otherwise maintains sediment
transport processes as close as
possible to their natural state
(3) ensures activities associated with
the operation of the development
maintain the structure and
condition of vegetation
communities and avoid wind and
water run-off erosion.
Editor’s note: Applications for
reclamation should be supported by a
report certified by an RPEQ that
demonstrates how the engineering
solutions sought by the work will be
achieved
PO6 Erosion prone areas in a coastal AO6.1 Development locates built Not Applicable
management district are maintained as structures outside the part of the The site is not located within an erosion
development free buffers, or where coastal management district that is the prone area.
permanent buildings or structures exist, erosion prone area unless the
coastal erosion risks are avoided or development is listed under AO1.1 (1) –
mitigated. (5).
Page 40
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
AND
AO6.2 Development is located outside Not Applicable
the erosion prone area unless it is The site is not located within an erosion
redevelopment. prone area.
AND
AO6.3 Coastal-dependent Not Applicable
development: The site is not located within an erosion
(1) locates, designs and constructs prone area.
relevant buildings or structures to
withstand coastal erosion impacts,
including by use of appropriate
foundations, or
(2) installs and maintains coastal
protection works to mitigate
adverse impacts to people and
permanent structures from coastal
erosion at the location.
AND
AO6.4 Development that is temporary, Not Applicable
readily relocatable or able to be The site is not located within an erosion
abandoned, or essential community prone area.
service infrastructure:
(1) locates built structures landward of
an applicable coastal building line,
or
(2) where there is no coastal building
line, locates habitable built
structures landward of the
alignment of adjacent habitable
buildings, or locates lifesaver
towers or beach access
infrastructure to minimise its
impacts on physical coastal
processes, or
(3) where it is demonstrated that (1)
or (2) is not reasonable and (3)
does not apply:
(a) locates built structures as far
landward as practicable
(b) uses layout design to
minimise the footprint of the
development that remains
within the erosion prone
area.
AND
AO6.5 Redevelopment of existing built Not Applicable
structures not referred to in AO6.4, and The site is not located within an erosion
excluding marine development: prone area.
(1) relocates built structures outside
that part of the erosion prone area
that is within the coastal
management district, or
(2) relocates built structures as far
landward as practicable, and
landward of an applicable coastal
building line, or
(3) where there is no coastal building
line:
(a) relocates built structures
landward of the alignment of
adjacent habitable buildings,
or
(b) uses layout design to
minimise the footprint of the
development that remains
within the erosion prone
area, or
Page 41
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
(c) provides sufficient space
seaward of the development
within the premises to allow
for the construction of
erosion control structures.
AND
AO6.6 Redevelopment of built Not Applicable
structures in the erosion prone area The site is not located within an erosion
within a coastal management district, prone area.
which results in an intensification of
use, mitigates the erosion threat to the
development, having regard to:
(1) design and construction standards
(2) installing and maintaining on-site
erosion control structures within
the premises if the development is
not intended to be temporary.
PO7 Private marine development avoids AO7.1 Coastal protection work that is in Not Applicable
or minimises adverse impacts on coastal the form of beach nourishment uses The proposal is not for private marine
resources and their values, to the methods of placement suitable for the development.
maximum extent reasonable. location that do not interfere with the
long-term use of the locality of, or
natural values within or neighbouring,
the proposed placement site.
AND
AO7.2 Marine development is located Not Applicable
and designed to expand on or redevelop The proposal is not for private marine
existing marine infrastructure unless it is development.
demonstrated that it is not practicable
to co-locate the development with
existing marine infrastructure.
AND
AO7.3 Marine development: Not Applicable
(1) relies on a natural channel of a The proposal is not for private marine
depth adequate for the intended development.
vessels, or
(2) where there are no feasible
alternative locations for the facility
in the local area that do not
require dredging for navigation
channel purposes:
(a) involves capital dredging for
new navigation channel
purposes
(b) is located, designed and
operated to minimise the
need for capital and
subsequent maintenance
dredging for navigation
channel purposes.
AND
AO7.4 Development minimises Not Applicable
dredging or the disposal of material in The proposal is not for private marine
coastal waters during key biological development.
events (such as fish aggregations or
spawning) for species found in the area.
AND
AO7.5 Measures are to be incorporated Not Applicable
as part of siting and design of the The proposal is not for private marine
development to protect and retain development.
identified ecological values and
underlying ecosystem processes within
or adjacent to the development site to
the greatest extent practicable. This
includes:
(1) maintaining or restoring vegetated
buffers between development and
Page 42
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
coastal waters to the extent
practicable, unless the
development is within ports or
airports, or is marine development
(2) maintaining or enhancing the
connectivity of ecosystems in
consideration of the cumulative
effect of the development in
addition to existing developed
areas
(3) retaining coastal wetlands,
seagrass beds and other locally
important feeding, nesting or
breeding sites for native wildlife.
AND
AO7.6 Measures are incorporated as Not Applicable
part of siting and design of the The proposal is not for private marine
development to maintain or enhance development.
water quality to achieve the
environmental values and water quality
objectives outlined in the Environmental
Protection (Water) Policy 2009.
AND
AO7.7 Development avoids the Not Applicable
disturbance of acid sulphate soils, or The proposal is not for private marine
where it is demonstrated that this is not development.
possible, the disturbance of acid
sulphate soils is carefully managed to
minimise and mitigate the adverse
effects of the disturbance on coastal
resources.
PO8 Coastal protection work is AO8.1 Coastal protection work is only Not Applicable
undertaken only as a last resort where undertaken to protect existing The proposal is not for Coastal
erosion presents an imminent threat to permanent structures from imminent protection work.
public safety or permanent structures. adverse coastal erosion impacts, and
Editor’s note: Applications for coastal the structures cannot reasonably be
protection work must be supported by a relocated or abandoned.
report certified by an RPEQ that AND
demonstrates how the engineering AO8.2 Coastal protection work to Not Applicable
solution sought by the work will be protect private structures is undertaken The proposal is not for Coastal
achieved. on private land to the maximum extent protection work.
reasonable.
AND
AO8.3 Coastal protection work does not Not Applicable
increase the coastal hazard risk for The proposal is not for Coastal
adjacent areas or properties. protection work.
PO9 Development avoids adverse AO9.1 Development: Complies
impacts on matters of state (1) is set back from matters of state The proposal will not result in any
environmental significance, or where environmental significance adverse impacts on matters of state
this is not reasonably possible, impacts (2) avoids interrupting, interfering or environmental significance.
are minimised and an environmental otherwise adversely impacting
offset is provided for any significant underlying natural ecosystem
residual impacts to matters of state components or processes and
environmental significance that are interactions that affect or maintain
prescribed environmental matters. the matters of state environmental
significance, such as water quality,
hydrology, geomorphology and
biological processes, or
(3) incorporates measures as part of
its location and design to protect
and retain matters of state
environmental significance and
underlying ecosystem processes
within and adjacent to the
development site to the greatest
extent practicable.
Page 43
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
Editor’s note: Applications for
development should identify any
threatened species or their habitats, or
threatened ecosystems that may be
affected by the proposal. In particular,
applications should identify and describe
how the development avoids adverse
impacts on any critical life stage
ecological processes within or adjacent
to the development area.
AND
AO9.2 An environmental offset is Not Applicable
provided for any significant residual The proposal will not result in any
impact on matters of state adverse impacts on matters of state
environmental significance that are environmental significance.
prescribed environmental matters
caused by the development.
Editor’s note: Applications for
development should identify anticipated
losses, and outline what actions are
proposed to be undertaken to offset the
loss in accordance with the relevant
Queensland Environmental Offsets
Policy.
PO10 Development maintains or AO10.1 Development adjacent to Not Applicable
enhances general public access to or state coastal land or tidal water: The development is not adjacent to
along the foreshore, unless this is (1) demonstrates that restrictions to state coastal land or tidal water.
contrary to the protection of coastal public access are necessary for:
resources or public safety. (a) the safe or secure operation
of development, or
(b) the maintenance of coastal
landforms and coastal
habitat
(2) separates residential, tourist and
retail development from tidal water
with public areas or public access
facilities, or
(3) maintains existing public access
(including public access
infrastructure that is in the public
interest) through the site to the
foreshore for:
(a) pedestrians, via access
points including approved
walking tracks, boardwalks
and viewing platforms, or
(b) vehicles, via access points
including approved roads or
tracks.
AND
AO10.2 Development adjacent to state Not Applicable
coastal land, including land under tidal The development is not adjacent to
water: state coastal land or tidal water.
(1) is located and designed to:
(a) allow safe and unimpeded
access to, over, under or
around built structures
located on, over or along the
foreshore
(b) ensure emergency vehicles
can access the area near the
development, or
(2) minimises and offsets any loss of
access to and along the foreshore
within two kilometres of the
existing access points, and the
Page 44
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
access is located and designed to
be consistent with (1)(a) and (b).
AND
AO10.3 Any parts of private Not Applicable
development that extend over tidal The development is not adjacent to
water are to be designed, constructed state coastal land or tidal water.
and used for marine access purposes
only.
PO11 Private marine development AO11.1 Private marine development Not Applicable
avoids structures attaching to, or and other structures such as decks or The proposal is not for private marine
extending across, non-tidal state coastal boardwalks for private use do not attach development.
land abutting tidal waters. to, or extend across state coastal land
that is situated above the high water
mark.
Editor’s note: For occupation permits or
allocations of State land, refer to the
Land Act 1994.
PO12 Further development of artificial AO12.1 The design, construction and Not Applicable
waterways avoids or minimises adverse operation of artificial tidal waterways The development does not involve an
impacts on coastal resources and their maintains the tidal prism volume of the artificial waterway.
values, and does not contribute to: natural waterway to which it is
(1) an increase in the risk of flooding connected.
or erosion AND
(2) degradation of water quality AO12.2 The design, construction and Not Applicable
(3) degradation and loss of matters of operation of artificial tidal waterways The development does not involve an
state environmental significance does not increase risk from flooding. artificial waterway.
(including, but not limited to, AND
coastal wetlands, fish habitat areas
and migratory species habitat). AO12.3 The design, construction and Not Applicable
operation of an artificial waterway in The development does not involve an
connection with the reconfiguration of a artificial waterway.
lot ensures:
(1) water inlet and outlets structures
are of sufficient capacity to
maintain the water quality within
the waterway
(2) water discharged from the artificial
waterway protects the
environmental values and water
quality objectives of the receiving
waters
(3) dredged material is not disposed of
to tidal water beyond the artificial
waterway unless there is a
beneficial reuse, e.g. beach
nourishment.
Editor’s note: For more information on
environmental values and water quality
objectives see Schedule 1 of the
Environment Protection (Water) Policy
2009.
AND
AO12.4 The location of the artificial Not Applicable
waterways avoids matters of state The development does not involve an
environmental significance, or does not artificial waterway.
result in any significant adverse impact
on matters of state environmental
significance.
PO13 Development does not involve No acceptable outcome is prescribed. Complies
reclamation of land below tidal water, The development does not involve
other than for the purposes of: reclamation of land below tidal water.
(1) coastal-dependent development,
public marine development or
Page 45
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
community infrastructure
(2) strategic ports, boat harbours or
strategic airports and aviation
facilities, in accordance with a
statutory land use plan, where
there is a demonstrated net benefit
for the state or region and no
feasible alternative exists
(3) coastal protection work or work
necessary to protect coastal
resources or physical coastal
processes.
Used in these records
MCU14/0067 Town Planning ReportRelated documentApplication case desk ↗
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