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Planning Report
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DEVELOPMENT ASSESSMENT REPORT 39 DUKE STREET, SUNSHINE BEACH LOT 387 RP48112 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE - DUPLEX FILE NUMBER: 15230 July 2015 Sunshine Coest Suite 1, Corner Surf Road & Gardak Street Alexandra Headland Qld 4572 PO Box 6380, Maroochydore BC Qld 4558 p 107 5443 2844 Ff 10754437146 w | www.khadm.com.au
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Page 2
KHA DEVELOPMENT MANAGERS – 15230 July 2015
DOCUMENT INFORMATION
Project number: 15230
Report prepared for: Sunshine Beach Constructions ATF The Tahiti Discretionary Trust
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 26/06/2015 Tiani Piggott Scott Sobey
Final 20/07/2015 Tiani Piggott Scott Sobey Scott Sobey
KHA COMPANY DETAILS
KHA Development Managers
Suite 1 Corner Surf Road & Gardak Street
ALEXANDRA HEADLAND QLD 4572
Tel: 07 5443 2844
Fax: 07 5443 7146
Email: [email protected]
Disclaimer Statement
KHA Development Managers retains ownership and copyright of the contents of this document including drawings, plans, figures and other
work produced by KHA Development Managers. This document is not to be reproduced in full or any part, unless separately approved by KHA
Development Managers. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or
rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
Development Assessment Report Page 2 of 15
Material Change of Use (Multiple Housing Type 2 Duplex)
39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
Page 3
KHA DEVELOPMENT MANAGERS – 15230 July 2015
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY .................................................................................................. 4
2.0 INTRODUCTION ................................................................................................................ 5
3.0 SITE DESCRIPTION .......................................................................................................... 6
4.0 PROPOSED DEVELOPMENT ............................................................................................... 7
5.0 SUPPORTING DOCUMENTATION ...................................................................................... 8
5.1 ARCHITECTURAL ................................................................................................................... 8
5.2 TRAFFIC ............................................................................................................................... 8
6.0 STATE PLANNING INTERESTS .......................................................................................... 9
6.1 STATE PLANNING REGULATORY PROVISIONS ........................................................................ 9
6.2 STATE PLANNING POLICY ..................................................................................................... 9
6.3 REFERRAL ........................................................................................................................... 10
7.0 PLANNING SCHEME ........................................................................................................ 11
7.1 DEFINITION ........................................................................................................................ 11
7.2 LEVEL OF ASSESSMENT ........................................................................................................ 11
7.3 OVERLAYS ........................................................................................................................... 11
7.4 PLANNING SCHEME CODES .................................................................................................. 11
7.4.1 ALTERNATIVE SOLUTIONS ................................................................................................ 11
7.5 PLANNING SCHEME CONFLICTS ............................................................................................ 12
8.0 CONCLUSION .................................................................................................................. 14
ATTACHMENT 1 – Planning Scheme Code Assessment prepared by KHA Development Managers
SUPPORTING DOCUMENTATION
Architectural Plans prepared by Kidd + Co Designers
Traffic engineering advice prepared by RoadPro Development
Development Assessment Report Page 3 of 15
Material Change of Use (Multiple Housing Type 2 Duplex)
39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
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KHA DEVELOPMENT MANAGERS – 15230 July 2015
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 39 Duke Street, Sunshine Beach
Real Properly Description Lot 387 on RP48112
Land Area 707m2
Local Authority Noosa Council
Registered Landowner Rockbar Holdings Pty Ltd as Trustee
Current Use Dwelling House
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2006
Locality Eastern Beaches
Zone Attached Housing
Overlays Not applicable
APPLICATION DETAILS
Applicant Sunshine Beach Constructions ATF The Tahiti Discretionary Trust
C\- KHA Development Managers
Application Type Development Permit for Material Change of Use
Proposal Multiple Housing Type 2 Duplex
Level of Assessment Code
Referrals Not applicable
PROJECT TEAM
Town Planning KHA Development Managers
Architecture Kidd & Co Designers
Traffic RoadPro Development
Development Assessment Report Page 4 of 15
Material Change of Use (Multiple Housing Type 2 Duplex)
39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
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KHA DEVELOPMENT MANAGERS – 15230 July 2015 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use for Multiple Housing Type 2 Duplex on behalf of Sunshine Beach Constructions ATF The Tahiti Discretionary Trust. The subject site is situated at 39 Duke Street, Sunshine Beach and is described as Lot 387 on RP48112. Under The Noosa Plan 2006, the site is included within Eastern Beaches Locality and the Attached Housing Zone. The proposal is identified as a consistent use subject to code 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, Code Assessment, Proposal Plans and Traffic engineering advice. Development Assessment Report Page 5 of 15 Material Change of Use (Multiple Housing Type 2 Duplex) 39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
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KHA DEVELOPMENT MANAGERS – 15230 July 2015 3.0 SITE DESCRIPTION The subject site is situated at 39 Duke Street, Sunshine Beach, and is described as Lot 387 on RP48112. The site comprises an area of 707m2 and is currently occupied by a dwelling. The site has a road frontage to Duke Street of approximately 15m. The site falls to the street frontage and has available connection to established physical infrastructure networks including telecommunications, water, and sewer. The location and context of the subject site in Sunshine Beach is illustrated in Figure 1 and Figure 2. Figure 1: Aerial Photograph of Subject Site, Near Map, Accessed June 2015 Figure 2: Location of Subject Site, NearMap, Accessed June 2015 Development Assessment Report Page 6 of 15 Material Change of Use (Multiple Housing Type 2 Duplex) 39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
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KHA DEVELOPMENT MANAGERS – 15230 July 2015
4.0 PROPOSED DEVELOPMENT
This application seeks a Development Permit for Material Change of Use for a Multiple Housing Type 2
Duplex to be established in accordance with the accompanying Proposal Plans prepared by Kidd & Co
Designers.
BUILT FORM
The proposed development is three storeys with a maximum height of less than 12m. The building design
is well articulated and includes a variety of design elements, including a flyover roof, pitched roofs and
eaves. The proposal achieves a contemporary, architecturally designed development with articulation and
variation in building materials and treatments. Building materials include metal roof sheeting, lightweight
awning, rendered masonry, glass balustrades and is reflective of the Sunshine Beach character.
The development proposes one unit per level with a separate double garage on the ground floor for each
unit and is accessible by lift or stairs. Each unit comprises three bedrooms.
ACCESS AND PARKING
Site access is achieved via a driveway from Duke Street. Each unit will be provided with two carparks
contained within double garages on the ground level. Two visitor car parking spaces will be provided. All
cars will be able enter and leave the site in a forward motion.
PRIVATE OPEN SPACE
Each unit includes individual private open space areas, containing large above ground decks accessible
from the living areas. A communal open space area is provided on ground level and includes a shared
pool at the rear of the property.
LANDSCAPING
Landscaping treatments to soften the built form of the proposed development are provided in accordance
with the landscape areas shown on the proposal plans. A landscaped area of 387m2 or 55% is proposed.
SERVICING
Provision is made for a general and recycle wheelie bin for each unit. Waste collection will be facilitated
from the street.
INFRASTRUCTURE
The subject site is currently connected to all essential urban infrastructure. Stormwater will be collected
and discharged into a legal point of discharge. Internal water, sewer, telecommunication and electrical
connections will be finalised during detail design.
Key development parameters of the proposal are summarised as follows:
Key Development Parameters
Site Area 707m²
Dwelling Density 6.6 persons
Gross Floor Area 424m²
Site Cover Building 253.66m2 (35.9%) +
garage projection 26.90m2 =
280.56m² (39.7%)
Maximum building height 3 storeys/12m
Landscaping 387m² (55%)
Table 1: Key Development Parameters
Development Assessment Report Page 7 of 15
Material Change of Use (Multiple Housing Type 2 Duplex)
39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
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KHA DEVELOPMENT MANAGERS – 15230 July 2015 5.0 SUPPORTING DOCUMENTATION 5.1 ARCHITECTURAL Proposal plans prepared by Kidd & Co Designers are attached. The plans include a site plan, survey plan, floor plans, roof plans, elevations, and section plans. The plans demonstrate that the proposal results in an attractive built form and facade to all road frontages and complements the character of the locality and surrounding buildings, whilst taking into consideration the site characteristics. 5.2 TRAFFIC Traffic engineering advice prepared by RoadPro Development is attached. This advice confirms the suitability of the proposed development form a traffic engineering perspective. Development Assessment Report Page 8 of 15 Material Change of Use (Multiple Housing Type 2 Duplex) 39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
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KHA DEVELOPMENT MANAGERS – 15230 July 2015
6.0 STATE PLANNING INTERESTS
6.1 STATE PLANNING REGULATORY PROVISIONS
State planning regulatory provisions are state planning instruments that regulate development and can
apply to all or part of the state.
The following regulatory provisions are in effect:
State planning regulatory provisions Comment
Draft amendment to the South East Queensland The site is included with the Urban Footprint.
Regional Plan 2009-2031 State Planning 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 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 Not applicable
Planning Regulatory Provisions The site is not located within a Priority Koala
Assessable Development Area or a Koala
Assessable Development rea.
6.2 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state
interest in land use planning and development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local
planning scheme and a state planning policy, then what is outlined in the state planning policy overrides
the planning scheme.
The Noosa Plan does not reflect the SPP and assessment against the SPP is required.
Part E of the SPP details the interim development assessment requirements for the following state
interests:
Development Assessment Report Page 9 of 15
Material Change of Use (Multiple Housing Type 2 Duplex)
39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
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KHA DEVELOPMENT MANAGERS – 15230 July 2015
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
matter of state environmental significance.
Coastal environment Not applicable
The site is not located within the coastal
management district.
Water quality Not applicable
The site is within an urban area but does not
exceed 2500m2 and is not at or below 5m AHD.
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. The site is
not however mapped as flood hazard under the
planning scheme nor known to be flood prone. No
flood hazard assessment is considered relevant.
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.
6.3 REFERRAL
Referral to the state assessment and referral agency (SARA) is not triggered under Schedule 7 of the
Sustainable Planning Regulation 2009.
Development Assessment Report Page 10 of 15
Material Change of Use (Multiple Housing Type 2 Duplex)
39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
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KHA DEVELOPMENT MANAGERS – 15230 July 2015
7.0 PLANNING SCHEME
Under The Noosa Plan 2006, the site is included within the Eastern Beaches Locality and the Attached
Housing Zone. An assessment of the applicable provisions of The Noosa Plan 2006 has been undertaken
below.
7.1 DEFINITION
The proposed development is defined under the Noosa Plan as:
Multiple housing Type 2 Duplex: Means the use of premises for two dwelling units either attached or
detached, on one lot where the use does not fall under Multiple Housing Type 1 Relative or employee.”
Comment: The proposal is for a Duplex in accordance with the above definition.
7.2 LEVEL OF ASSESSMENT
In accordance with the Assessment Table for the Attached Housing Zone, the proposal is identified as a
consistent use and is subject to Code Assessment.
7.3 OVERLAYS
There are no overlays affecting the subject site.
7.4 PLANNING SCHEME CODES
In accordance with the Assessment Table for the Attached Housing Zone under the Eastern Beaches
Locality, the following Codes are applicable to the proposed development:
Eastern Beaches Locality Code;
Residential 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. Where probable
solutions are not met, an alternative solution demonstrating compliance with the specific outcome is
provided, with the exception of specific outcomes O7 of the Eastern Beaches Locality Code, relating to site
cover. The following sections detail the alternative solutions and outcomes provided, including sufficient
planning grounds to justify the conflict with the specific outcome.
7.4.1 ALTERNATIVE SOLUTIONS
Eastern Beaches Locality Code – O5 – S5.1 – Setbacks
Alternative Solution: In accordance with Schedule 1, the development is required to have a frontage
setback of 6m for the first two stories and 10m for the third storey. The proposal provides for a ground
level setback of approximately 17m, with the second and third storey setback to open balconies of 9m.
Development Assessment Report Page 11 of 15
Material Change of Use (Multiple Housing Type 2 Duplex)
39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
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KHA DEVELOPMENT MANAGERS – 15230 July 2015 This results in an averaging of the required setbacks which we understand Council has previously accepted for three storey residential developments. Required side setbacks, based on a wall height of 11m, varies from 1.5m to 3m. The north-western side boundary setbacks vary from 2m to 3m and the north-eastern side setbacks vary from 1.2m to 2m. While these setbacks do not fully comply, they generally comply and with the wall length articulation provided, result in an acceptable setback solution. A reduced setback of about 1.2m is proposed for the ground level garage to the north-eastern boundary. As the wall height of the garage is only 2.4m, and can be screened by existing and proposed boundary vegetation, it is not considered this reduced setback will result in any detrimental impact on the adjoining property. Although not strictly complying with the required side boundary setbacks, we note that the proposed setbacks are generally consistent with the side boundary setbacks of adjoining development. The proposal presents attractive facades to adjoining development and includes a high level of articulation and a variety of building materials and architectural treatments to break up any perceived building bulk. In accordance with specific outcome O5 and in consideration of the above, the above noted setbacks are considered to be adequate to provide amenity for occupants of the development and ensure amenity is maintained for adjoining land uses; provide adequate distance from adjoining uses; allows for landscaping to be provided between the proposed development and adjoining land uses; and will maintain the visual continuity and pattern of buildings and landscape elements of the street. The setbacks comply with specific outcome O5. Eastern Beaches Locality Code – O13 – S13.1 – Slope Alternative Solution: While the area of proposed proposed building has a slope of less than 25%, the access driveway is on land with a slope exceeding 25%. Refer attached Traffic engineering advice from RoadPro Development which confirms the suitability of the proposed driveway access. Eastern Beaches Locality Code – O39 – S39.1 – Streetscape and Character Alternative Solution: S39.1 specifies a maximum wall length of 15m. The north-western wall of the proposed building is approximately 19m long. The north-western wall of the proposed building presents an attractive facade and includes a high level of articulation and a variety of building materials and architectural treatments to ensure visual interest, and to break up any perceived building bulk in accordance with Specific Outcome O39. 7.5 PLANNING SCHEME CONFLICTS The assessment of the proposed development against The Noosa Plan 2006 has determined that the only potential conflict with the planning scheme is with specific outcome O7 of the Eastern Beaches Locality Code in relation to site cover. Eastern Beaches Locality Code – O7 – Site Cover Specific Outcome O7 requires for the Attached Housing Zone that site cover does not exceed 35% in Sunshine Beach or 40% otherwise. It is apparent that this is intended to limit the potential impact of attached housing development within Sunshine Beach which has a 3 storey/12m height limit, compared to other areas which have a 2 storey/8m height limit. In this regard, the proposed development provides for a site cover of 35.9% for that part of the building above ground level, with an exceedance at ground level for garage projection (26.90m2) which increases the site cover to 39.7%. This 26.90m2 or 3.8% exceedance is considered minor and when the context of the exceedance being largely limited to a ground level built form of less than 3m in height is taken into Development Assessment Report Page 12 of 15 Material Change of Use (Multiple Housing Type 2 Duplex) 39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
Page 13
KHA DEVELOPMENT MANAGERS – 15230 July 2015 account, it is evident that overdevelopment is not contemplated. This outcome is less than the maximum 40% site cover provisions for development not exceeding 2 storeys in other areas. This outcome is also supported by specific outcome O6 which provides “the site cover, gross floor area and plot ratio of buildings and other roofed structures – a) results in a building scale that is compatible with surrounding development.” The proposed development will remain consistent with this outcome. In the circumstances, it is suggested that to the extent that there is any conflict with the planning scheme it must be minor or of a technical nature only. Development Assessment Report Page 13 of 15 Material Change of Use (Multiple Housing Type 2 Duplex) 39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
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KHA DEVELOPMENT MANAGERS – 15230 July 2015
8.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Sunshine Beach Constructions ATF
The Tahiti Discretionary Trust to support a Development Application for Material Change of Use for a
Multiple Housing – Type 2 Duplex in respect of land at 39 Duke Street, Sunshine Beach, described as Lot
431 on RP48112.
The site is included under the Noosa Plan within the Eastern Beaches Locality and the Attached Housing
Zone. The proposal is subject to code assessment.
Planning support for the proposal is justified on 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. While a minor noncompliance with a specific
outcome relating to site cover results, 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 neighbourhood amenity; and
The built form, design and density proposed is compatible with the existing character in the locality.
Approval of the proposed Duplex is warranted.
Development Assessment Report Page 14 of 15
Material Change of Use (Multiple Housing Type 2 Duplex)
39 Duke Street, Sunshine Beach (Lot 387 on RP48112)
Page 15
ATTACHMENT A
CODE ASSESSMENT
Prepared by KHA Development Managers
[OCR of page images]
ATTACHMENT A
CODE ASSESSMENT
Prepared by KHA Development Managers
Page 16
EASTERN BEACHES LOCALITY CODE
Division 15 – Specific Outcomes and Probable Solutions for the Eastern Beaches Locality
Table 7.11
Specific Outcomes Probable solutions Proposal
7.9 Effects of use
Amenity No solution provided. Complies
O1 Uses are located, designed and The proposed Multiple Housing – Type 2
operated to avoid significant adverse Duplex is a consistent use situated
changes to the light, air quality, noise, within the Attached Housing Zone. As
accessibility or other conditions enjoyed such, the existing and future residential
by users of associated, adjoining or amenity and character of the
nearby uses. surrounding neighbourhood will be
maintained.
Character and function of the David No solution provided Not Applicable
Low Way The site is not located along David Low
O2 The vegetated character of the Way.
David Low Way is protected and new
development recognizes and protects
the function, capacity and efficiency of
the David Low Way as the major north-
south link throughout the coastal part of
Noosa.
7.10 Built form
Density No solution provided Complies
O3 The density of development within The site has an allowable density of 11.3
the site area— (0.0707 x 160 = 11.3). The proposed
a) is compatible with surrounding density is 6.6 persons.
development;
and
b) does not exceed—
i. for the Detached Housing Zone and
the Rural Settlement Zone — 1
Detached house per lot with the
exception of Lot 163 on RP897370,
Pacific Avenue, Sunshine Beach which
has an allowable population density of
320 persons per hectare exclusively for
the purpose of a visitor hostel;
ii. for the Semi-Attached Housing Zone:
A. for sites between 500m2 and 599m2
inclusive - 4.8 persons; or
B. for sites 600m2 or more - 6.6 persons
or 100 persons per hectare whichever is
the higher, with the exception of the
following sites which have an allowable
population density of 320 persons per
hectare exclusively for the purpose of a
visitor hostel—
Lot 295 on RP883860 at 14
Duke Street, Sunshine Beach;
Lots 339-341 on RP48111 at
1-3 Douglas Street, Sunshine Beach;
Lots 92-94 on RP94566, at the
corner of Wildflower and Hill Streets,
Sunshine Beach;
and
Lots 8, 9 & 10 on P9315 and Lot 76
on MCH2969 at 215-219 David Low
Way, Peregian Beach;
iii. for the Attached Housing Zone—
A. if in Sunshine Beach— 160 persons
per hectare; or
B. if not in Sunshine Beach 100 persons
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per hectare with the exception of Lot 65 on RP130983 at 7 Selene Street, Sunrise Beach which has an allowable population density of 320 persons per hectare exclusively for the purpose of a visitor hostel; or iv. for the Visitor Mixed Use Zone—160 persons per hectare; and v. for the Community Services Zone maximum population density of 320 persons per hectare exclusively for the purposes of Residential Aged Care and 160 persons per hectare for any other form of Retirement & Special Needs Housing; and c) has a low site impact to enhance the opportunity to maintain natural site characteristics, including native vegetation and natural landforms. Height S4.1 Buildings and other structures Complies O4 Buildings and other structures— have a maximum height of — The building does not exceed a a) are low rise and present a building a) if in the Attached Housing Zone and maximum building height of 12m / 3 height consistent with structures on located in Sunshine Beach—12m; storeys. adjoining and surrounding land; b) if in the Visitor Mixed Use Zone— b) do not exceed a maximum height 12m, except for Lots 75-77 Heron of— Street, Peregian Beach—8m; i. For the Attached Housing Zone within c) if in the Open Space Recreation Zone Sunshine Beach—3 storeys; or the Community Services Zone and ii. For the Visitor Mixed Use Zone—3 used for an indoor sporting complex— storeys, except for Lots 75-77 P9311 11m; Heron Street, Peregian Beach—2 d) if in the Rural Settlement Zone—8m, storeys; or or 9m where the pitched roof but no iii. For any other zone— 2 storeys; other part of the building or structure c) do not visually dominate the street, exceeds 8m; or adjacent properties, surrounding spaces e) in all other zones— 8m. or the existing skyline; d) preserve the amenity of surrounding land, including existing sunlight to neighbouring properties; and e) respect the scale of the dune and coastal vegetation. Setbacks S5.1 Buildings and structures comply Complies O5 Buildings and other structures are with the minimum building setbacks The development complies with the rear appropriately designed and sited to— identified in Schedule 1 - Minimum setbacks identified in Schedule 1 - a) provide amenity for users of the Boundary Setbacks. Minimum Boundary Setbacks for Multiple premises as well as preserve the visual Housing Type 2 Duplex. and acoustic privacy of adjoining and nearby properties; Alternative Solution b) provide adequate distance from Refer section 7.4.1 of the report for adjoining uses; front and side setbacks. c) preserve any existing vegetation that will buffer the proposed building; d) allow for landscaping to be provided between buildings and street frontages and between neighbouring buildings; e) maintain the visual continuity and pattern of buildings and landscape elements within the street; and f) protect the natural character and visual amenity of the beachfront. Site cover, gross floor area and plot No solution provided Complies ratio The proposed site cover, gross floor O6 The site cover, gross floor area and area and plot ratio results in a building plot ratio of buildings and other roofed scale and appearance compatible with structures— surrounding development; does not a) results in a building scale that is present an appearance of bulk to compatible with surrounding adjacent properties, roads or other development; areas in the vicinity of the site; allows
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b) does not present an appearance of for additional soft landscaping between excessive bulk to adjacent properties, buildings; allows for adequate area at roads or other areas in the vicinity of the ground level for outdoor recreation, site; entertainment, clothes drying and other c) maximises the retention of existing site facilities; and facilitates onsite vegetation and allows soft landscaping stormwater management and vehicular between buildings; access. d) allows for adequate area at ground level for outdoor recreation, entertainment, clothes drying and other site facilities; and e) facilitates onsite stormwater management and vehicular access. O7 Site cover — Alternative Outcome a) for a class 1 or class 10a structure Refer section 7.5 of the report. within the Detached Housing Zone, does not exceed— i for a single storey building - 50%; or ii for a building of 2 or more storeys - 50% on the ground floor and 30% for the upper storey(s), or 40% for all storeys for a building of 2 or more storeys; b) for other classes within the Detached House Zone does not exceed 40%; c) for the Semi-Attached Housing Zone does not exceed 40%; d) for the Attached Housing Zone does not exceed— i in Sunshine Beach–35%; or ii otherwise–40%; or e) for the Visitor Mixed Use Zone does not exceed 35% f) for the Community Services Zone does not exceed 50% O8 For Multiple Housing Type 2 Complies buildings have a maximum plot ratio The proposal has a GFA of 424m2 which of— is a plot ratio of 0.6:1. b) 0.6:1 if in the Attached Housing Zone located in Sunshine Beach or c) 0.45:1 otherwise. O9 For Multiple housing Type 3 or 4, Not Applicable Visitor accommodation Type 4 or the accommodation unit component of an Entertainment and dining business Type 3 (hotel)—the maximum gross floor area is equivalent to the maximum allowable population density in persons multiplied by 40m2, provided that Lots 75-77 on P9311 Heron Street, Peregian Beach, have a maximum gross floor area of 1,200m2. O10 For the Neighbourhood Centre Not Applicable Zone the maximum plot ratio is as follows— a) 0.8:1 for site areas up to and including 2000m2; and b) 0:3:1 for that area of a site in excess of 2,000m2. Flooding and drainage S11.1 For new buildings or structures or Not Applicable O11 Buildings and other works are additions of more than 50m2 gross floor The site is not subject to flooding. designed and sited to— area to an existing building or structure, a) provide flood free access to premises floor levels for habitable rooms are— and flood free habitable areas; a) for areas where minimum floor levels b) allow only minor, short term and are available—not less than the specified infrequent flooding of non-habitable level;
Page 19
areas; b) for areas where flood modelling is
c) ensure carparking areas can be available—a minimum of 500mm above
adequately drained; the modelled flood level; and
d) ensure drainage does not adversely c) for areas where flood modelling is not
impact upon other premises; and available, a minimum of 500mm above
e) ensure filling or excavation does not the highest known flood level;
adversely impact upon other premises AND
by— S11.2 Where Council infrastructure is Complies
i. causing ponding on the site or nearby available— Drainage will flow to existing
land; a) any drainage (for buildings and land) infrastructure.
ii. increasing flooding, which adversely flows to that infrastructure; and
affects the safety or use of any land b) the infrastructure has the capacity to
upstream and downstream; accept any additional loading.
iii. adversely affecting the flow of water AND
in any overland flow path; and S11.3 Car parking and maneuvering Complies
iv. falling towards the frontage or other areas are constructed at a level that Car parking and maneuvering areas will
boundaries without sufficient retention permits the parking area to drain from be constructed at a level that permits
the site by gravity means, without the the parking area to drain from the site
need for mechanical pumping; or by gravity means.
S11.4 Basements for residential uses Not Applicable
have flood immunity above the Q100 No basement level is proposed.
where alternative means to mechanical
pumping are used to achieve such
immunity; or
S11.5 Basements for non-residential Not Applicable
uses have flood immunity above the No basement level is proposed.
Q100 that may be achieved by means of
mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Roof form S12.1 The main roof of the building has Complies
O12 Roof forms— a roof pitch no less than 5 degrees and The main roof of the building has a roof
a) contribute positively to the local has minimum 600mm eaves to at least pitch no less than 5 degrees and has
skyline; 75% of the perimeter of the building; minimum 600mm eaves to at least 75%
b) complement the beachside character AND of the perimeter of the building.
of the locality;
c) use soft and articulated pitched or S12.2 Buildings and structures do not Complies
curved roof forms; include roof top terraces. No roof top terraces are proposed.
d) avoid low pitched (eg. less than 5
degrees) or box profiles/parapets; and
e) do not create opportunities for
residents to overlook the private open
space areas of neighbouring properties.
Sloping sites S13.1 Buildings and associated Complies
O13 Development on sloping sites— accessways are not constructed on land The area of proposed building has a
a) is responsive to the natural with a slope greater than 1 in 4 (25%); slope of less than 25%.
topography of the site and minimises cut AND Alternative Solution
and fill; Refer section 7.4.1 of the report in
b) does not visually dominate the hill regards to the access driveway which is
slope or interrupt the skyline; constructed on land with a slope
c) is integrated with the natural site exceeding 25%.
characteristics including vegetation; and
d) for Multiple housing, takes the S13.2 Buildings are of split level design Not Applicable
form of small separate buildings. that step down the slope or have The area of proposed building is not a
suspended floor construction; ‘sloping site’.
AND
S13.3 Cut or fill is less than 2m in Complies
depth; Cut and fill is less than 2m in depth.
AND
S13.4 The distance between the ground Not Applicable
and the lowest part of the floor of the The area of proposed building is not a
building does not exceed 3m to avoid ‘sloping site’.
large under-building areas;
AND
S13.5 Buildings present no more than— Not Applicable
a) if in the Visitor Mixed Use Zone – 3 The area of proposed building is not a
Page 20
storeys at any one point when viewed ‘sloping site’.
from the street; or
b) if in any other Zone - 2 storeys at any
one point when viewed from the street.
7.11 Environment, Conservation and Recreation
Environment and cultural heritage No solution provided Complies
values No significant adverse effects on
O14 There are no significant adverse Advisory note environmental or cultural heritage
effects on biodiversity, natural PSP24 – Effluent Disposal details values will result from this development
vegetation, native fauna habitat, requirements for the design and siting of as it proposes the redevelopment of a
landscape quality, water quality or effluent disposal systems where located new residential building on an existing
cultural heritage values, including those outside a sewerage service area. residential site.
related to— Compliance with PSP24 will be
a) changes to natural drainage; considered as part of Council’s
b) changes to natural coastal processes; assessment of the plumbing and
c) disturbance of the dune system and drainage application.
wetland system;
d) management of landslide and fire
risk;
e) erosion and the transport of
sediments off site;
f) unmanaged public access;
g) effluent disposal64;
h) changes to fauna habitat and
behaviour; and
i) disturbance of buildings and features,
including natural features of cultural
heritage significance.
Open space network S15.1 Open space corridors and Complies
O15 An integrated open space network existing native vegetation in areas Open space corridors and existing native
is established, enhanced and protected indicated in Schedule 5 – Map 4 are vegetation will not be affected by the
throughout the locality to— protected from fragmentation and proposed residential development on an
a) provide for both passive and active encroachment by development. existing residential site.
recreational pursuits;
b) provide connectivity for pedestrians
and cyclists,
c) provide habitat connectivity for
wildlife;
d) protect watercourses and drainage
lines;
e) protect vegetation on steep slopes;
and
a) form a scenic backdrop for residential
development.
Pedestrian and bicycle pathways S16.1 Pedestrian and bicycle pathways Not Applicable
O16 Safe and convenient pedestrian are provided and retained where No pathways adjacent to the subject site
and bicycle pathways are provided and indicated in Schedule 5 – Map 2; are indicated in Schedule 5 - Map 2.
retained between and throughout key AND
destinations including— S16.2 Contributions toward a Pathways Complies
a) an east-west link between the beach Network are provided in accordance The applicant will pay contributions in
and the northern end of Lake Weyba via with PSP20. accordance with Council’s Adopted
Burgess Creek; Infrastructure Charges policy.
b) a north-south link between the Noosa
National Park to the north of the locality
and the former Shire boundary near
Peregian Beach; and
c) links within and around Sunrise and
Sunshine Beach linking business and
community uses with residential
development.
Beach access points No solution provided Not Applicable
O17 Access points to the sensitive The site does not have access to the
foredune systems are defined and foredune system.
controlled by the establishment of key
access nodes which are designed and
sited having regard to the potential
adverse impacts on—
a) visual amenity;
Page 21
b) dune stability;
c) natural habitat; and
d) water quality;
AND
O18 Access to the foredune system and Not Applicable
beachfront is via formalised communal The site does not have access to the
beach accesses, rather than individual foredune system.
informal tracks.
Aircraft safety S19.1 Uses involving disposal of Not applicable
O19 Wildlife, including birds and bats, putrescible waste are not located within The proposed use is for residential
are not attracted into the operational 13km of the Sunshine Coast Airport; purposes and does not involve the
airspace of the Sunshine Coast Airport in (See Map M7-1 below) disposal of putrescible waste.
significant numbers; AND
AND S20.1 Uses involving aviation activities, Not applicable
O20 Physical obstructions do not including parachuting and hot air The proposed use does not involve
adversely affect the operational airspace ballooning, are not located within 15km aviation activities.
of the Sunshine Coast Airport; of the Sunshine Coast Airport; (See Map
AND MA2 below)
O21 Emissions do not significantly affect AND
air turbulence, visibility or engine S21.1 None of the following is Not applicable
operation in the operational airspace of permitted within 15km of the Sunshine The proposed use is not within 15km of
the Sunshine Coast Airport. Coast Airport— smoke, ash, steam, dust the Sunshine Coast Airport and is for
or gaseous plumes exceeding 4.3m per residential purposes.
second. (See Map 7-2 below)
Division 18 – Specific Outcomes and Probable Solutions for the Attached Housing Zone
Table 7.14
Specific Outcomes Probable solutions Proposal
7.20 Consistent Uses
O36 The following defined uses and use No solution provided Complies
classes are consistent uses and are The proposal is for Multiple Housing
located in the Attached Housing Zone— Type 2.
a) Commercial business Type 1 if an
estate sales office;
b) Home-based business Type 1;
c) Detached house;
d) Community residence;
e) Multiple housing Types 1, 2 or 4;
and
f) Visitor accommodation Types 1 or
4
7.21 Inconsistent Uses
O37 The following defined uses and use No solution provided Complies
classes are inconsistent uses and are The proposal is not for an inconsistent
not located in the Attached Housing use.
Zone—
a) All Agricultural Uses;
b) Commercial business if not Type
1 and an estate sales office;
c) Entertainment and dining
business;
d) Home-based business Type 2 or
3;
e) Industrial business;
f) Retail business;
g) All Community uses;
h) All Infrastructure Uses;
i) Ancillary dwelling unit;
j) Multiple housing Types 3 or 5; and
k) Visitor accommodation Types 2
or 3
7.22 Effects of Use
Visitor hostel No solution provided Not Applicable
O38 Lot 65 on RP130983 at 7 Selene The subject site is not identified for
Page 22
Specific Outcomes Probable solutions Proposal
Street, Sunrise Beach is developed for protection for visitor accommodation.
Visitor accommodation Type 4 for
visitor hostel.
7.23 Built form
Streetscape & character S39.1 Buildings and other structures Alternative Solution
O39 Buildings and other structures— are designed to— Refer section 7.4.1 of the report.
a) present a visual bulk and architectural a) have a maximum wall length of 15m
scale that is consistent with structures and each external wall plane
on adjoining and nearby land; incorporates at least one design element
b) do not dominate the streetscape or to add visual interest and amenity (such
surrounding spaces; as windows, pergolas, sun shading
c) address the streetscape; devices, balconies or a change of
d) vary in line and plane, building material);
complementing the landscapes which b) vary and break up the roof forms
are characteristic of the area; through gables or different pitches to
e) make use of balconies, eaves, and add visual interest and define the
roof overhangs for aesthetic and lifestyle individual dwelling units;
reasons; c) provide individual segmented
f) integrate landscaping into the building balconies for each dwelling unit to
design to provide visual relief and reduce dominant horizontal banding;
screening; and d) visually break up building facades by
g) present well articulated facades incorporating different but
where garages or carports are not the complimentary textures and building
dominant visual element when viewed materials; and
from the street. e) visually break up the bulk of the
building by integrating tall plant species
in front of and to the side of buildings.
Figure 7.5—Use of design features
to reduce building bulk
O40 Buildings and structures take the S40.1 No solution provided Complies
form of small separate buildings (no The building does not comprise more
more than 4 attached dwelling units), than 2 attached dwelling units.
rather than large single bulky
developments.
O41 The undergrounding of electricity Complies
lines and retention of canopy trees The road reserve fronting the site does
within the road reserve contributes not include any canopy trees. The site
positively to the amenity of the is currently serviced by overhead
streetscape and the natural electricity lines.
environment.
Garages and carports S42.1 Garages and carports— Complies
O42 Garages, carport structures and a) have a front boundary setback of at The garages have a front boundary
vehicle manoeuvring areas are designed least 6m; and setback well exceeding 6m and do not
and sited to— b) present a minimum width to the present to the street.
a) provide for resident and visitor streetscape (the total width of garage
parking; doors is no more than 6m or 50% of the
b) visually integrate with the building frontage width, whichever is the lesser,
and to not dominate the street front; where the structure faces the street); or
c) allow opportunity for landscaping to c) that are visible from, but do not face
screen vehicle parking and manoeuvring the street, include windows or other
areas; articulation and have a 6m vegetated
d) minimise the number of driveway buffer between the structure and the
accesses; and road frontage.
e) allow safe and efficient access to and AND
egress from the premises. S42.2 Where multiple lock up garages Complies
are included garages are stepped back a The garages do not present to the street
minimum of 600mm from each other, in frontage.
Page 23
relation to the frontage or are separated
by at least 1.5m;
AND
S42.3 Garages, carports and uncovered Complies
spaces are designed to allow vehicles to Vehicles are able to enter and exit the
enter and exit the site in a forward gear site in a forward motion.
through a 3-point turn maximum;
AND
S42.4 The development provides for Complies
shared driveways to minimise the One access point is provided from Duke
number of access points, except on sites Street.
with more than one street frontage,
where garages or carports in the
development front separate streets.
Front fences & walls S43.1 Front fences or walls are setback Complies
O43 Front fences and walls are an average of 1 metre and are No fencing on the front boundary is
designed and sited to— articulated to provide visual interest by proposed.
a) contribute to the attractiveness of the stepping the design at maximum 5m
street; intervals.
b) be compatible with the existing AND
streetscape character; S43.2 The area of land between the Not Applicable
c) relate to the architectural period of fence and the front property boundary No front boundary fencing is proposed.
the building; shall be densely landscaped to screen
d) avoid interference with the any fencing from the street.
movement of surface stormwater; AND
e) allow for casual surveillance from the S43.3 Any fencing on the boundary Not Applicable
street or on main roads, mitigate traffic which is not screened by vegetation is No front boundary fencing is proposed.
noise; either less than 1.2m high or of an open
f) provide for planting in front of high construction.
solid fences and walls; and
g) ensure planting between the front
fence and the footpath does not create
an impediment for pedestrians using the
footpath.
RESIDENTIAL USES CODE
Table 14-24 — For All Residential Uses
Specific Outcomes Probable solutions Proposal
14.46 Effects of use
Electricity supply infrastructure S1.1 No solution provided. Complies
O1 The development does not adversely The proposed development for a
impact on existing or future electricity Multiple Housing – Type 2 Duplex will
supply infrastructure. not adversely impact on existing or
future electricity supply.
AND
O2 All uses and works maintain an S2.1 Development for uses adjacent to Not Applicable
adequate safe distance from electrical or within 50m of an existing electricity The development is not adjacent to or
infrastructure including substations, substation incorporates noise within 50m of an existing electricity
overhead powerlines, power poles and attenuation measures to mitigate noise substation.
transformers. impacts;
AND
S2.2 Buildings and structures (including Complies
swimming pools, sheds, tennis courts or No buildings or pools will be constructed
outbuildings) are not constructed under under overhead electricity lines or within
overhead electricity transmission lines, electricity easements.
or within electricity easements;
AND
Page 24
Specific Outcomes Probable solutions Proposal
S2.3 A minimum separation distance is Complies
maintained from the electricity Minimum separation distances are
transmission line to the closest boundary achieved.
of habitable buildings and child activity
areas, as follows—
a) 20m for transmission lines up to
132kV;
b) 30m for transmission lines between
133kV and 275kV; and
c) 40m for transmission lines greater
than 275kV.
Hot Water Systems S3.1 All hot water systems installed Complies
O3 Hot water systems are installed and are— An appropriate hot water system will be
operated to support the efficient use of a) solar systems; or installed.
natural resources and minimise b) electric heat pump systems; or
consequent pollution such as c) natural gas or LPG systems; or
greenhouse gas emissions. d) any combination of a), b) or c).
Water supply and conservation S4.1 & S5.1 For a Class 1 building Not Applicable
O4 On-site water storage is designed other than a Detached house or The site is included within a reticulated
and operated to support the efficient Multiple Housing Type 1, outside a water area.
use of water; reticulated water service area, a
rainwater tank is to be installed with the
AND following minimum storage capacities—
a) Where no more than 3 bedrooms –
O5 On-site water storage is adequate 45,000 litres; or
for occupants every day use and fire b) Where more than 3 bedrooms –
fighting purposes. 60,000 litres;
AND
c) There is to be on the lot a dam,
swimming pool or water tank accessible
for use by the fire brigade that contains
at least 5,000 litres of water.
Advisory note
The 5,000 litres required can be included
within the water required in S4.2 or S5.1
providing it is accessible for the purpose of
fire fighting at all times and not used for other
domestic purposes.
Erosion and sediment control No solution provided. Complies
O6 Development does not cause erosion Appropriate erosion and sediment
or result in transport of sediments off- Advisory Note control measures will be applied to
site. Persons undertaking development, including ensure the development does not cause
building work, are required under the erosion or result in transport of
Environmental Protection (Water) Policy 1997
(EPP) to ensure that sediment and other
sediments off-site.
material including building waste, sawdust,
concrete, cement or paint are not deposited or
released into a roadside gutter, stormwater
drain or waterway, or into a place where it
could reasonably be expected to move or be
washed into a roadside gutter, stormwater
drain or waterway and are not washed from
the site. Council enforces the EPP and
penalties may apply.
Safety and security S7.1 The building entrance is clearly Complies
O7 For Multiple Housing Types 2, 3 identifiable and visible from the street, The proposed duplex achieves a clearly
and 4, buildings and outdoor spaces are footpath and driveway; identifiable and visible entrance point
designed to protect the personal security from the street.
and safety of residents by allowing for AND
natural surveillance.
S7.2 The internal path network has Complies
clear sightlines to the dwelling entry and A shared entrance point is proposed to
street access points; the lobby for access to each unit via
stairs or lift.
AND
S7.3 Visitors have direct access to the Complies
entrance without passing through Direct visitor access to the shared lobby
Page 25
Specific Outcomes Probable solutions Proposal
private outdoor living areas. on the ground floor is achieved without
passing through private outdoor living
areas.
Emergency access No solution provided. Not Applicable
O8 For Multiple housing Type 3, 4 & The proposal is for a Multiple Housing –
5, site design and layout ensures Type 2 Duplex development.
efficient access and egress for
emergency vehicles.
Basement drainage S9.1 Enclosed car parking and Not Applicable
O9 Buildings and access works are manoeuvring areas are constructed at a No basement proposed.
designed and sited to protect persons level that permits the parking area to
and property in the event of a flood and drain from the site by gravity means,
power failure. without the need for mechanical
pumping.
Separation of incompatible uses S10.1 Bedroom windows are at least Complies
O10 Development is designed to 3m away from shared driveways or All bedroom windows achieve a
minimise noise carrying between carparking areas of adjacent dwelling minimum 3m distance away from
dwelling units or accommodation units units or accommodation units. driveways/ car parking areas of adjacent
by locating noise sensitive spaces such dwelling units.
as bedrooms away from noise
generating areas of the development,
such as carparking areas or mechanic
plant and equipment or recreational
facilities.
Mechanical plant & equipment S11.1 Mechanical plant and equipment, Can Comply
O11 Mechanical plant and equipment including pool and spa pumps, pool Any mechanical plant and or equipment
associated with Residential Uses are heaters, air-conditioning units and will be appropriately located and
designed and located so as not have an refrigeration units are— screened so as not have an adverse
adverse impact on the visual amenity of a) where located at ground level, impact on the visual amenity of the site
the site or surrounding areas. screened by fencing 1.5m in height or or surrounding areas.
dense vegetation of at least 1.5m in
width incorporating grouped trees and
shrubs with maximum separation
distance of 1m measured from the
centre of the
plant; and
b) for Multiple housing Type 2, 3 & 4
are visually integrated into the line and
plane of the building and roof design
and do not project beyond the height or
width of the building when viewed from
the street and adjoining properties.
Ancillary recreation uses S12.1 If the use involves ancillary use Not Applicable
O12 Ancillary recreation uses, such as of outdoor courts including tennis No ancillary use of outdoor courts is
outdoor tennis courts and half netball courts, half courts and netball courts— proposed.
courts, do not have an adverse effect on the use complies with the requirements
the amenity enjoyed by users of in Section 2 of PSP8 Tennis and Other
adjacent or nearby premises nor do they Courts;
cause unreasonable disturbance to local
fauna through light emissions by AND
ensuring that all lighting devices are
limited to those designed and installed S12.2 Any lit tennis court or sports Not Applicable
to: court is located at least 60m from the No ancillary use of outdoor courts is
a) minimise light spillage on external wall of an existing or approved proposed.
neighbouring premises; residential dwelling on an adjacent or
b) preserve an acceptable degree of nearby lot (as measured from the
lighting amenity at the neighbouring centre line of the court);
premises;
c) provide covers or shading around AND
lights;
d) direct lights downwards; S12.3 The vertical illumination resulting Not Applicable
e) position lights away from possibly from direct, reflected or other incidental No ancillary use of outdoor courts is
affected areas; and light emanating from the site does not proposed.
f) enable brightness of lights to be exceed 8 lux when measured at any
adjusted to low levels. point 1.5m outside the boundary and at
any level from ground level upward;
Page 26
AND
S12.4 Any flood lighting is restricted to Not Applicable
the types that give no upward No ancillary use of outdoor courts is
component of light where mounted proposed.
horizontally (i.e. a full cut off luminaire).
O13 Noise originating from the use of S13.1 The court is not used between Not Applicable
the tennis court does not have a the hours of 10:00pm and 6:30am the No ancillary use of outdoor courts is
detrimental effect on the amenity of the following day. proposed.
area or cause nuisance to neighbouring
residents.
Privacy S14.1 Transparent doors and windows Complies
O14 For Multiple Housing Types 2, 3 are designed and located so they do not There are no transparent doors/windows
and 4, building and structures are directly face transparent doors or which directly face the private open
designed and sited to ensure the visual windows or the private open space space of other dwelling units.
privacy of residents of the development areas of other dwelling units within 10
and neighbouring properties is metres;
protected.
AND
Figure 14-3 Privacy Measures
S14.2 Planter boxes, louvre screens, Complies
pergolas, landscaping and architectural Both units achieve a private open space
design of balconies are used to screen area which is appropriately screened.
the ground floor private open space of
dwelling units or accommodation units
from upper level units (refer to Figure
14-3 Privacy Measures which illustrates
how trees, awnings, screens, fences and
planter boxes reduce minimise the
ability to directly look into neighbouring
homes and yards).
Access to Sunlight S15.1 Development does not reduce Complies
O15 For Multiple housing, buildings and sunlight to at least 50% of the private The proposed duplex will not impact
structures are designed and sited so as open space areas of any adjoining sunlight aspects to private open space
not to unreasonably diminish the residences to less to than 2 hours areas of adjoining residences.
existing sunlight to adjoining residences between 9am and 3pm on any day of
and associated private open space the year;
areas;
OR
AND
S15.2 Where overshadowing by existing Not Applicable
structures and fences occurs to more
than 50% of the private open space
areas of any adjoining residences,
sunlight is not further reduced by more
than 20%.
(See Figure 14-4—Preventing
overshadowing)
O16 Multiple housing is designed and S16.1 No solution provided Not Applicable
sited to minimise the extent of shadows No solar photovoltaic cells exist on roofs
cast on solar photovoltaic cells on roofs Figure 14-4—Preventing of adjoining buildings.
of adjoining buildings. overshadowing
PLAN – ILLUSTRATES DWELLINGS THAT ARE SITED
TO MAXIMISE SOLAR ACCESS
Page 27
ELEVATION – ILLUSTRATES BUILDINGS THAT ARE
SITED TO MAXIMISE SOLAR ACESS TO ADJOINING
PROPERTIES THROUGH ROOF DESIGN AND UPPER
STOREY POSITIONING TO MINIMISE IMPACTS ON
PROPERTIES TO THE SOUTH.
DETAILED ELEVATION – THE MEASUREMENT AT “*”
IS 50% OF THE WIDTH OF THE SOUTHERN
PROPERTY. IT’S NOT AFFECTED BY SHADOWS FROM
THE NORTHERN NEIGHBOUR, EVEN IN THE MIDDLE
OF WINTER WHEN THE SUN IS LOW.
Sloping sites S17.1 Buildings and structures on Complies
O17 On sloping sites, buildings and sloping sites— No building is proposed on an area of
structures are designed to maximise the a) Have a maximum distance of 3m ‘sloping site’.
use of the natural topography and between the ground and the lowest part
minimise the need for cut and fill. of the floor of the building or the
building incorporates undercroft skirting
or screening (eg. timber battens) to the
full height of any undercroft area higher
than 3m above ground level at the
perimeter of the building;
b) are of split level design that step
down the slope or have suspended floor
construction;
c) limit the amount of cut or fill to less
than 2m in depth relative to natural
ground level; and
d) do not result in the spread of fill
beyond the footprint of the building and
associated batters.
LANDSCAPING CODE
A summary of the proposed development’s compliance with the purpose of the Landscaping Code 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;
Page 28
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: The proposal achieves compliance with the Specific Outcomes and Probable Solutions of
the Landscaping Code as follows:-
The Landscaping Code requires a Duplex in the Attached Housing Zone to have a minimum
landscaped area of the proposed population in persons multiplied by 30m2, provided that a
minimum of 60% of this is soft landscaping. The proposed population in persons of 6.6 x 30m 2 is
198m2, with 60% of this being 118.8m2. The proposal complies with this requirement achieving
387m2 of the site as landscaped area.
Ground floor communal open space and above ground private open space is proposed which will
accommodate the recreational needs of residents.
Please refer to the accompanying Proposal Plans by Kidd & Co Designers which details the proposed
landscaping. Further details of landscaping will be provided as part of a subsequent operational works
application.
ENGINEERING WORKS CODES
DRIVEWAYS AND CARPARKING CODE
A summary of the proposed development’s compliance with the purpose of the Driveways and
Carparking Code is included below.
The purpose of this code is to ensure:
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a
property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and non-motorised
transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe
and functional and meet the reasonable requirements of the particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Adequate monetary contributions are made in circumstances where Council considers the
provision of external parking will fulfill the parking demand generated by the development and
will not have an adverse impact on existing public parking; and
h) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment: The proposal achieves compliance with the Specific Outcomes and Probable Solutions 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. Refer attached Traffic engineering advice
form RoadPro Development.
Car parking requirements as outlined the Code have been achieved.
Proposed Use Noosa Plan Car parking Requirements Required Proposed
Multiple Housing – 1 covered space per dwelling unit; 2 4
Type 2 Duplex AND
1 additional space. 1 2
Total 3 6
Page 29
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 proposal will comply with all applicable Specific Outcomes of the Earthworks Code.
This code will be addressed in greater detail as a component of a subsequent operational works
application.
EROSION CONTROL CODE
A summary of the proposed development’s compliance with the purpose of the Erosion and Sediment
Control Code is included below.
The purpose of this code is to ensure:
a) there is no significant environmental harm caused by the effects of erosion and sediment
transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance of land is minimised.
Comment: The proposal will comply with all applicable Specific Outcomes of the Erosion Control
Code. This code will be addressed in greater detail as a component of a subsequent operational works
application.
EXISTING SERVICES CODE
A summary of the proposed development’s compliance with the purpose of the Existing Services Code
is included below.
The purpose of this code is to ensure:
a) Existing Council owned underground infrastructure is protected from potential or actual
damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design of the development.
Comment: The proposal will comply with all applicable Specific Outcomes of the Existing Services
Code. This code will be addressed in greater detail as a component of a subsequent operational works
application.
Page 30
TRANSPORT, DRAINAGE AND WORKS CODE
A summary of the proposed development’s compliance with the purpose of the Transport Drainage
and Works Code is included below.
The purpose of this code is to ensure:
a) Development is consistent with the intentions of the strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor
vehicle travel;
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of
the private car;
iv. vensure that vehicle access to the development does not compromise the capacity and
safety of the road system;
v. not increase the scale of the road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole of life cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i.e. through sufficient
kerb storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key
development style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or convey
the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and
j) Road and drainage infrastructure does not create any adverse impacts upon environmental
values associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: The proposal will comply with all applicable Specific Outcomes of the Transport Drainage
and Works Code. This code will be addressed in greater detail as a component of a subsequent
operational works application.
WASTE MANAGEMENT CODE
A summary of the proposed development’s compliance with the purpose of the Waste Management
Code is included below.
The purpose of this code is to ensure:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe and
ecologically sustainable manner and without environmental nuisance;
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b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose of
waste generated by the development.
Comment: The proposal will comply with all applicable Specific Outcomes of the Waste Management
Code. Each unit will be provided with standard wheelie bins which will be collected from the site
frontage by the standard waste collection service.
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 achieve a lawful point of discharge and appropriate stormwater quantity
outcome. This code will be addressed in greater detail as a component of a subsequent operational
works application.
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mle DEVELOPMENT MANAGERS ANNI CME din (CN Mala ON son MU NCL = 218 ald NE)