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Appendix 9 - Detailed assessment against the Noosa plan
Plans and drawings
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Log in to see the plans as drawn PART 11 – NOOSAVILLE LOCALITY PLAN
Division 17—Specific Outcomes and Probable Solutions for the
Noosaville Locality
Table 11.13
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
11.8 Effects of use
Amenity
O1 Uses are located, designed and operated No solution provided Complies
to avoid significant adverse changes to the The development is cognisant
light, air quality, noise, accessibility or other of these potential off-site
conditions enjoyed by users of associated, impacts. Refer to the acoustic
adjoining or nearby uses. report, air quality assessment
report, and light spill report.
Major Road Network
O2 Through traffic in Noosaville uses Gibson No solution provided N/A
Road or Eenie Creek Road, ensuring the visual
amenity of Gympie Terrace is protected with a
consequent enhancement of visitor and
recreation opportunities and benefit to
businesses along Gympie Terrace.
Visual amenity
O3 The visual amenity and character No solution provided Complies
surrounding the major road network is The proposal would be a
protected and enhances the recognisable relatively small-scale material
change of use that is
entrance to Noosaville through—
comparable to the existing on-
a) retaining and enhancing the visual and site activities. The
physical separation of Noosaville from overwhelming impression is
other localities; and that the proposal would merely
b) ensuring development does not encroach contemporise the existing
upon existing native vegetation along the facility without upscaling.
road frontage other than for accessways.
Neighbourhood identities
O4 The separate identities of the various No solution provided Complies
residential neighbourhoods remain important Despite the precinct trying to
and distinct elements of the residential character maintain a residential
of Noosaville. character, the existing and
proposed development are not
residential in nature, they
generate most of their
business from passing traffic,
and they involve a partial night
time use. However, the
proposal would be consistent
with but significantly smaller
than the existing service
station, therefore it would only
involve a small-scale material
change of use.
Lake Entrance Boulevard
O5 There is no increase in the number of lots No solution provided N/A
that gain access via Lake Entrance Boulevard.
Airport
O6 Development and use of premises No solution provided N/A
within 750m of the airport do not cause an
obstruction or other potential hazard 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;
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
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
communication facilities;
e) emissions that may affect pilot
visibility or aircraft operations; and
f) transient intrusions into the airport’s
operational airspace.
See Figure 11.1 – Airport traffic area
11.9 Built form
Density
O7 The density of development within No solution provided Complies
the site area— The proposal would serve the
a) is compatible with surrounding local needs of the community
and visitors, be compatible
development; and
with other existing uses in the
b) does not exceed— locality, and not introduce any
i. for the Semi-Attached Housing additional significant adverse
Zone: impacts on surrounding
A. for sites between 500m2 and properties.
599m2 inclusive—4.8
persons;
B. for sites 600m2 or more —
6.6 persons or 100 persons
per hectare whichever is the
higher;
ii. for the Attached Housing Zone a
maximum population density of
100 persons per hectare with the
exception of Lot 21 on RP815864
situated at 1113 William Street
which has an allowable population
density of 320 persons per hectare
exclusively for the purpose of a
visitor hostel;
iii. For the Visitor Mixed Use Zone—
160 persons per hectare;
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 in the RES, E1 and E7
Precincts 320 persons per
hectare;
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
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
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 and have a maximum building height of— The proposed maximum
an architectural scale consistent with a) if in the Attached Housing Zone – building height is 7.4m for the
structures on adjoining or nearby land; 8m, with the exception of those service station canopy,
although the majority of the
b) do not exceed a building height of — properties with frontage to the
new development is 6.8m.
i. for the Attached Housing Zone 2 following streets: - Russell St,
storeys unless located on property William St and Howard St, or
with frontage to the following Weyba Rd, James St and Albert
streets: - Russell St, William St and St north of their intersections with
Howard St, or Weyba Rd, James St Elizabeth St (as well as
and Albert St north of their properties fronting Gympie
intersections with Elizabeth St (as Terrace or Noosa Parade
well as properties fronting Gympie between Weyba Road and
Terrace or Noosa Parade between Russell Street) where they have a
Weyba Road and Russell Street), maximum building height of 12m;
where they are not b) if in the Visitor Mixed Use Zone –
to exceed a maximum building 12m;
height of 3 storeys; c) if in the Business Centre or
ii. for the Visitor Mixed Use Zone– 3 Industry Zones — 10m;
storeys, although present only 1-2 d) if in the Shire Business Centre
storey façades to Gympie Terrace; Zone – 8m, except in Precinct E1
iii. for the Shire Business Centre or E2 where 12m, Precincts E3,
Zone– 2 storeys, except in Precinct E4 and E5 where 10m or in
E1 and E2 where 3 storeys and Precinct REC/MU where 6m; or
Precinct REC/MU where 1 storey; e) in all other zones—8m.
or
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 The building is setback 10.5m
a) provide amenity for users of the Schedule 1 – Minimum Boundary to Mary St, 13m to Weyba St,
premises as well as preserve the visual Setbacks. and 3m from the residential
development to the north.
and acoustic amenity of adjoining and
nearby properties;
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;
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
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 proposal reduces the
structures— gross floor area when
a) results in a building scale that is compared with the existing
compatible with surrounding development.
development;
b) does not present an appearance of
bulk to adjacent properties, roads
or other areas in the vicinity of the
site;
c) maximises the retention of existing
vegetation and allows for soft
landscaping between buildings;
d) allows for adequate area at ground
level for outdoor recreation,
entertainment, clothes drying and
other site facilities; and
e) facilitates onsite stormwater
management and vehicular
access.
N/A
O11 Site cover—
a) for a class 1 or class 10a building
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 with the Detached
Housing 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 40%;
e) for the Visitor Mixed Use Zone does
not exceed 40%; or
f) for the Shire Business Centre Zone in
Precincts E1, E2, E6 and E7 does not
exceed 50%.
N/A
O12 For the Semi-Attached Housing Zone
buildings do not exceed a plot ratio of 0.45:1
N/A
O13 For the Attached Housing Zone the
maximum gross floor area is equivalent to
the maximum allowable population in
persons multiplied by 40m2.
N/A
O14 For the Visitor Mixed Use Zone, the
maximum gross floor area equals the
allowable population in persons multiplied by
40m2, provided that the gross floor area
does not exceed 13,600m2.
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
O15 For the Business Centre Zone, Complies
outside of the Mary Street/Thomas Street The area of the site outside of
Precinct the maximum plot ratio is — the Mary Street/Thomas Street
a) 0.8:1 for site areas up to and Precinct is 1679m2;
including 2,000m2; plus permissible building footprint
b) 0.3:1 for the balance therefore is 1343m2. The
portion of the site area in proposal would be significantly
excess of 2000m2. less than this.
N/A
O16 For the Shire Business Centre
Zone, the maximum plot ratio for
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, except for Industrial
business uses;
f) Precinct E4- 0.6; except for Industrial
business uses;
g) Precinct E5- 0.6, except for Industrial
business uses;
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 71
O17 Buildings and other works are designed S17.1 For new buildings or N/A
and structures or additions of more
sited to— than 50m2 gross floor area to an
a) provide flood free access to premises existing building or structure, floor
and flood free habitable areas; levels for habitable rooms are not
b) allow only minor, short term and less than the specified minimum
infrequent flooding of non-habitable floor levels;
areas; AND
c) ensure carparking areas can be
adequately drained; S17.2 Where Council Complies
d) ensure drainage does not adversely infrastructure is available— Stormwater will be collected,
impact upon other premises; and a) any drainage (including buildings treated and discharged to
and yards) flows to that Council’s network (refer
e) ensure filling or excavation does not
infrastructure; and stormwater report).
adversely impact upon other
premises by— b) the infrastructure has the
i. causing ponding on the site or capacity to accept any additional
nearby land; loading;
AND
ii. increasing flooding, which
adversely affects the safety N/A
S17.3 For Residential Uses—
or use of any land upstream
and downstream; and a) where slab on ground
construction is
iii. adversely affecting the flow
used, filling does not extend
of water in any overland flow
more than 1m beyond the
path.
building footprint and access
to car parking areas,
measured from the outer
walls of the building ; or
b) the design consists of a
suspended floor construction;
AND
S17.4 Car parking and manoeuvring Complies
areas are constructed at a level that
permits the parking area to drain from
the site by gravity means, without the
need for mechanical pumping;
AND
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
S17.5 Basements for residential N/A
uses have flood immunity above
the 1%AEP defined flood event
where alternative means to
mechanical pumping are used to
achieve such immunity; or
S17.6 Basements for non-residential N/A
uses have flood immunity above the
1%AEP defined flood event 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 S18.1 Buildings and associated Complies
O18 Development on sloping sites— accessways are not constructed on The site is relatively flat
a) is responsive to the natural land with a slope greater than 1 in 4
topography of the site and minimises (25%);
cut and fill; AND
b) does not visually dominate the hill
slope or interrupt the skyline; S18.2 Buildings are of split level N/A
c) is integrated with the natural design that step down the slope or
site characteristics including have a suspended floor
vegetation; and construction;
d) for Multiple housing, takes the form AND
of small separate buildings;
S18.3 Cut or fill is less than 2m Complies
AND in depth;
AND
O19 On sites which are visible from the major
road network, areas of public open space, the S18.4 The distance between the Complies
Noosa River or the beaches new buildings and ground and the lowest part of the
structures including outbuildings, are designed floor of the building does not
so as not to dominate or detract from the exceed 3m to avoid large under
scenic and environmental qualities of the site building areas;
and its setting. AND
S18.5 Buildings present no Complies
more than 3 storeys at any
one point.
S19.1 No solution provided
Roof form
O20 Rooflines— S20.1 With the exception of Complies
a) contribute positively to the local skyline; buildings within the Industry Zone, The roof would have a 8º—10º
b) complement the character of the the main roof of the building has a pitch with significant eaves.
locality; roof pitch no less than 5 degrees
c) are articulated, pitched or skillion; and has minimum 600mm eaves to
d) avoid low pitched (eg. less than 5 at least 75% of the perimeter of the
degrees) or box roof building; AND
profiles/parapets; and
S20.2 Buildings and structures do not Complies
e) do not create opportunities for
include roof top terraces.
residents to overlook the private open
space areas of neighbouring
properties.
Materials and finishes
O21 Buildings and other structures use S21.1 With the exception of Complies
materials and finishes that complement the buildings within the Industry Zone, The building design is
Noosaville character and integrate with the buildings articulated in height, material,
surrounding natural and built environment. a) use a mix of lightweight and projections and colour to avoid
textured external building presenting as a bland or
materials, including timber aggressive structure.
finishes; or
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
b) use masonry construction
where variation is provided in
texture, detailing and the like;
c) use open or transparent
balustrades; and
d) incorporate open balconies.
11.10 Environment, conservation and recreation
Environment and cultural heritage values No solution provided
O22 There are no significant adverse effects Advisory note Complies.
on biodiversity, native vegetation, native fauna PSP24 – Effluent Disposal details refer to the stormwater report.
habitat, landscaped quality, water quality or requirements for the design and siting
cultural heritage values, including those of effluent disposal systems where
related to— located outside a sewerage service
a) changes to natural drainage; area. Compliance with PSP24 will be
b) management of fire risk; considered as part of Council’s
c) erosion and the transport of sediments assessment of the plumbing and
off site; drainage application.
d) unmanaged public access;
e) effluent disposal72;
f) changes to fauna habitat and behaviour;
and
g) disturbance of buildings and features,
including natural features of cultural
heritage
Open space network
O23 An integrated open space S24.1 No solution provided N/A
network is established throughout
the locality and—
a) allows for both passive and active
recreational pursuits;
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.
O24 Physical and visual links between public
open space areas and watercourses are
retained.
Pedestrian and bicycle pathways
O25 Safe and convenient pedestrian and S25.1 Pedestrian and bicycle N/A
bicycle pathways are provided and pathways are provided and retained
retained between and around key where indicated in the Priority
destinations including— Infrastructure Plan in Part 15; AND
a) an east-west link between the
Tewantin & Doonan Locality and S25.2 Contributions toward Complies
the Noosa Heads Locality along pedestrian and bicycle
the Noosa River foreshore; pathways are provided in
b) a north-south link between the Shire accordance with the Priority
Business Centre and Wallace Park to Infrastructure Plan in Part 15.
the Noosa River foreshore
c) recreation areas off Shorehaven
Drive and Seacove Court;
d) scouting facilities at Gympie
Terrace and Gibson Road;
e) the Australian Rules field at Weyba
Road; and
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
f) camping and caravanning facilities at
Munna Point.
Foreshore character
O26 The natural landscape character and No solution provided N/A
vegetation along the foreshore areas of the
Noosa River, Lakes Doonella and Weyba
and Eenie Creek, Noosa National Park,
Keyser Island and Weyba Creek
Conservation Parks is protected.
Noosa River
O27 Commercial development on and S27.1 No solution provided N/A
adjacent to the Noosa River is designed to
–
a) provide for uses for marine facility
purposes only;
b) be compatible with the scenic values of
the waterway;
c) provide a high level of amenity, including
ensuring low ambient noise levels;
d) not increase the overall scale and
intensity of commercial operations;
e) ensure no additional commercial leases
on the Noosa River;
f) ensure no net increase in the gross floor
area of buildings or structures;
g) use materials, natural finishes and colours
that blend with the surrounding natural
landscape; and
h) reflect the character and setting of the
locality (such as timber and tin
construction with a traditional pitched
roof design).
O28 Commercial development does S28.1 Development does not N/A
not extend beyond existing commercial increase the overall footprint of
lease areas73. commercial jetties and structures.
O29 The loading and unloading of S29.1 No probable solution N/A
passengers is confined to the
commercial lease areas of the
respective commercial operation.
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Division 23—Specific Outcomes and Probable Solutions for the Business
Centre Zone
Table 11.19
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Detail response
11.31 Consistent uses
O74 The following defined uses and use classes are No solution provided Complies
consistent uses and are located in the Business Centre The proposal is explicitly
Zone— anticipated by the planning
a) Commercial business; scheme and designated as a
b) Entertainment and dining business if not code assessable consistent
located in the Mary Street/Thomas Street use in the Business centre
Precinct; zone when on Lot 1 on
c) Retail business if not located in the Mary RP131598, which is most of
Street/Thomas Street Precinct; the proposed site. Although
d) Education Types 3 or 4; the use is an inconsistent
use when in the Mary
e) Wellbeing Type 2;
Street/Thomas Street
f) Transport Types 1 or 2; precinct, most of the site is
g) Ancillary dwelling unit; not in the precinct. Any
h) Multiple housing Type 4 consisting of small incongruity or incompatibility
dwelling units and part of a mixed use of uses would therefore be
development located within the Mary less pronounced. Lot 21 on
Street/Thomas Street Precinct; and RP72829 already has
i) Visitor accommodation Type 4 if visitor hostel, existing use rights for a
located on Lots 3 & 4 on RP122928, 14-16 Mary Retail business—Type 5
Street. vehicle uses, which is an
inconsistent use. It would
therefore be appropriate for
Council to treat Lot 21 on
RP72829 as if it were not in
the Mary Street/Thomas
Street precinct for this
purpose of this application—
the proposal would not
offend the purpose of
intention of the precinct and
incorporates significant
improvements to amenity on
the boundaries,
11.32 Inconsistent uses
O75 The following defined uses and use classes No solution provided As above.
are inconsistent uses and are not located in the Lot 21 on RP72829 already
Business Centre Zone— has an existing lawful use
a) All Agricultural Uses; right, therefore the proposal
b) Entertainment & dining businesses located in to change the use from one
the Mary Street/Thomas Street Precinct non-conforming use to
c) Home-based businesses; another non-conforming use
d) Industrial business; is not anathema to good
town planning principles,
e) Retail businesses located in the Mary
particularly when both uses
Street/Thomas Street Precinct;
display similar characteristics
f) Education Types 1 or 2;
g) Emergency service;
h) Open space;
i) Wellbeing Types 1, 3 or 4;
j) Service and utility;
k) Transport Types 3 or 4;
l) Detached house;
m) Community residence;
n) Multiple housing if not Type 4 consisting of small
dwelling units located within the Mary Street/Thomas
Street Precinct;
o) Visitor accommodation Types 1, 2 or 3;
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p) Visitor accommodation Type 4 if not visitor
hostel, located on Lots 3 & 4 on RP122928, 14-16
Mary Street.
11.33 Effects of use
Amenity
O76 The Noosaville Business Centre does not No solution provided Complies
adversely affect the amenity of the surrounding Refer to the acoustic report,
area; odour report and lighting
AND report.
O77 Buildings are sited and orientated to minimise the
likelihood of overlooking the private open space of
adjacent Residential Uses;
AND
O78 Fencing, landscaping and screening are used to
mitigate impacts on adjoining Residential Uses; AND
AND
O79 Bulky and obtrusive structures are screened
to reduce adverse impacts of noise, lighting and
odour.
O80 The Noosa Village Plaza shopping centre No solution provided N/A
generally bounded by Mary Street and Gibson
Road—
a) maintains a large range of services and retail
functions;
b) services local community needs;
c) does not increase its retail floor space; and
d) is the only supermarket-based centre in the
Noosaville Business Centre Zone.
Land use
O81 The Noosaville Business Centre, other than No solution provided Complies
the Noosa Village Plaza shopping centre, Refer previous responses.
continues to serve a broad role in providing
Business Uses not normally found within or
requiring location in a shopping centre, including
specialist services, offices, entertainment facilities,
medical facilities, showrooms and the like.
Pedestrian connectivity
O82 Pedestrian connectivity between buildings and No solution provided Complies
other public open spaces is retained and enhanced. Pedestrian pathways would
be provided along the
frontage and throughout the
site
Function of the Shire Business Centre No solution provided N/A
O83 Uses within the Noosaville Business Centre do not
detract from the function of the Shire Business Centre as
the principal business centre in Noosa.
11.34 Built form
Streetscape & character
O84 Buildings and structures are sited and designed S84.1 Uses on the ground Complies
to— floor— Noosaville is one of the
a) provide for a consistent building alignment fronting a) have at least 50% principal visitor destinations
the street and public spaces; transparent glazing to in Noosa, therefore any new
b) present a high quality streetscape incorporating the front wall; development should
consistent built elements that define the street and b) have their main entrance recognise and reinforce the
public spaces as well as create human scale and facing the street; and waterfront location and
visual interest; c) include outdoor dining or coastal urban setting without
c) are consistent with the bulk and scale of buildings seating areas. harming the environment
on adjoining and nearby land; through visual, noise, odour,
d) contribute to their setting including the or other waste impacts. The
skyline; proposal would visually
e) present subtle changes in colours, textures and improve the streetscape and
materials to break up the building facades; waterfront setting by
f) integrate signage with the building design; replacing old and tired
g) integrate landscaping into the building design and buildings and pavement with
car parking areas; and a new, integrated
h) retain and provide areas for outdoor dining and development. It would be of
meeting opportunities on the ground level. a high-quality architectural
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design that sensitively
responds to the surrounding
diversity of architectural
styles, scale and character,
and correlate with the intent
for the development of
Noosaville.
Table 11.20 Premises in the Mary Street/Thomas Street Precinct
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Detail response
11.35 Effects of use
Amenity Complies
O85 The predominantly residential character, scale Despite the precinct trying to
and appearance of buildings in the Mary maintain a residential
Street/Thomas Street Precinct is maintained and character, the existing and
uses and buildings are designed and sited to— proposed development are
a) present a domestic scale and form of architecture, not residential in nature, they
rather than commercial, when viewed from the generate most of their
street and adjoining residential premises; business from passing traffic,
b) accommodate small-scale Business Uses that and they involve a partial
conform with the amenity of adjoining or nearby night time use. However, the
residential premises; proposal would be consistent
c) protect the visual and acoustic amenity of with but significantly smaller
adjoining and nearby residential premises; and than the existing service
d) provide for car parking at the rear of the site. station, therefore it would
only involve a small-scale
material change of use that
would—
• maintain the facility’s
ability to operate as
intended whilst
significantly reducing the
GFA;
• improve the overall
appearance from the
streetscape; and
• not introduce additional
impacts or increase the
severity of known
impacts on the
surrounding development
S85.1 For existing buildings, NA
development retains the
general form and character
of the building;
AND
S85.2 The GFA of any Complies. The GFA would
single building on be 270m2
the site does not exceed
300m2;
AND
S85.3 The maximum site Complies. Site cover would
cover is 50%; be 39%
AND
S85.4 Development Complies
retains large trees,
including canopy
trees, which add to
the established
character of the area.
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O86 Uses in the Mary Street/Thomas Street No solution provided. Complies
Precinct— Refer previous responses
a) are low impact;
b) are not reliant on passing traffic for business;
c) do not generate high volumes of traffic or
require significant on site areas for car
parking;
d) if adjoining land in a residential zone and not a
Residential Use, do not involve night time use;
and
e) are not Entertainment and dining business or
Retail business
Mixed use development
O87 Uses on the ground floor contribute to the S87.1 Where multiple N/A
function of the business centre. housing (small dwelling
AND units) or ancillary dwelling
O88 Residents do not compete with customers for units are incorporated,
carparking spaces. residential uses are not
located on the ground floor
but are located above
business or community
uses.
S87.2 Where visitor N/A
accommodation
incorporates business uses
such as a restaurant,
function room or tour
booking service such
facilities are located at the
front of the ground floor so
as to reinforce the
interactive streetscape. N/A
S87.3 Separate
identifiable residential
entrances are provided
for any residential uses.
S88.1 Resident N/A
carparking is limited to
one space per dwelling
unit or accommodation
unit.
AND
S88.2 Resident N/A
carparking is not located
in the road reserve or
between the residential or
business building and the
principal street frontage.
Visitor hostel
O89 Lots 3 & 4 on RP122928 situated at 14-16 Mary No solution provided. N/A
Street, Noosaville are developed as Visitor
accommodation Type 4 for a Visitor hostel.
Part 11 – Noosaville Locality Plan (The Noosa Plan) Page 12 of 12
Page 13
PART 14 – ASSESSMENT CRITERIA FOR DEVELOPMENT FOR A STATED
PURPOSE OR OF A STATED TYPE
Division 3 – Business Uses Code
Table 14-8 For all Business Uses
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
14.16 Effects of use
Electricity infrastructure S18.1 No solution provided Complies
O18 The development does not Provision can be made for a
adversely impact on existing or padmount transformer at a nominal
future electricity supply location that meets Energex’s
infrastructure; requirements.
O19 All uses and works maintain 19.1 Development for uses adjacent to N/A
an adequate safe distance from or within 50m of an existing electricity
electrical infrastructure including substation incorporates noise
substations, overhead powerlines, attenuation measures to mitigate noise
power poles and transformers. impacts;
S19.2 Buildings and structures N/A
(including swimming pools, sheds,
tennis courts and outbuildings) are not
constructed under overhead electricity
transmission lines, or within electricity
easements.
Noise
O20 Development is designed and No solution provided Complies
sited to avoid noise emissions that Refer to the noise impact
unreasonably diminish the amenity assessment. Acoustic barriers
of the area or surrounding uses. would be provided along the side
and rear boundaries.
Mechanical plant and equipment S21.1 Mechanical plant and equipment Complies
and storage areas are— Mechanical equipment would be
O21 Mechanical plant and a) located more than 2m from located on the ground and not
equipment (including air any property boundary; visible from the street.
conditioning equipment) and b) where located at ground level,
storage areas are designed and screened by fencing 1.5m in
located to— height or dense vegetation of at
a) avoid adverse visual impacts least 1.5m in width
when viewed from the street incorporating grouped trees and
and adjoining properties; and shrubs with maximum
b) visually integrate with the building separation distance of 1m
design. measured from the centre of the
tree or scrub; and
c) are visually integrated into the
line and plane of the building
and roof design and do not
project beyond the height or
width of the building when
viewed from the street and
adjoining properties;
S21.2 For Industrial business and N/A
Retail business Type 3, materials
stored outside of a building do not
exceed 4m in height or half the height
of the on-site buildings whichever is
the greater.
Safety and security S22.1 Boundaries are identified by Complies
O22 All property boundaries such means as— Acoustic barriers would be provided
are clearly identifiable with a) fencing; or along side and rear boundaries,
public and private spaces b) changes in surface materials or while dense landscaping would be
clearly defined. levels; or provided along street frontages to
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 1 of 28
Page 14
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
c) landscape treatments; clearly define public and private
spaces.
S22.2 Loading and storage areas Complies
are well lit or can be locked after
hours.
O23 All premises and access routes S23.1 All premises are identified by the N/A
are clearly identifiable to all persons, provision of the street number in a
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 S24.1 The number of entrances and Complies
to be obvious and easily identifiable. exits are limited and main building The entrance would be visible from
entrances/exits are located at the front the street, with well-defined
of the site, in view of the street. Where pedestrian pathways provided from
this is not possible, due to site or the street and car parking areas.
existing building constraints, a well-
defined path is provided to the
entrance/exit;
S24.2 All entrances/ exits to buildings, Complies
are well lit and signed, and signage
includes hours of operation;
S24.3 Entrances/exits are located to Complies
provide a direct link to driveways and
carparking areas;
S24.4 Recessed doorways are avoided Complies
where the recess is of sufficient size to
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.
S25.1 Windows and main entrances are Complies
positioned to allow for casual
surveillance.
O25 Uses are arranged within S26.1 Communal open spaces, N/A
buildings and on sites to enable including congregation and seating
external areas to be monitored. areas are situated where they are in the
line of sight of windows, doors and/or
O26 Communal open space, including balconies of buildings, or can be seen
congregation and seating areas, is from a street or other public space.
located where it can be monitored.
O27 Buildings and structures are S27.1 Buildings or structures that Complies
designed to minimise opportunities for are visible from a public street or
vandalism. laneway—
a) avoid the use of solid fences and
blank walls which attract graffiti.
Where solid blank surfaces are
unavoidable, measures in the form
of landscaping, creepers, murals,
vandal resistant paint,etc are used;
b) use toughened glass, security
screens and other measures (but
not including security shutters that
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 2 of 28
Page 15
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
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.
O28 Lighting of appropriate intensities S28.1 Lighting of appropriate intensities
is provided to maximise safety. is provided which satisfies the Complies
requirements of Australian Standard Refer to the light spill report
AS1158: Public Lighting Code, unless
otherwise specified in this Code;
S28.2 External lighting of a graduated
intensity is provided which starts at a
lower level of brightness at the Complies
perimeter of the site and rises to a Refer to the light spill report
higher level at the entrance to buildings
or at the centre of the site;
S28.3 Lighting is directed onto the site
and away from neighbouring properties; Complies
Refer to the light spill report
S28.4 Vandal-resistant lighting is used
in public and publicly accessible areas. Complies
S29.1 Public toilets are located in
O29 Public toilets are designed and N/A
high traffic areas;
constructed to—
a) ensure the safety of all people S29.2 Features that may legitimise
using them; and loitering, such as seating or public N/A
b) take advantage of informal telephones are not located within
surveillance from adjoining uses 20m of toilet entrances;
and activities, discouraging non-
legitimate uses. S29.3 Entrances to public toilets are
visible from the street, footpath and N/A
other activity areas on the site or
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 existing
to existing pathway networks that trunk pathways
services public transport facilities;
OR
S30.2 Direct pathway access is
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 S31.1 Safe and convenient cycle Complies
and constructed to encourage users of access to and from the site from the The site has access to existing
the development to access the site by existing road and bicycle network, and trunk pathways
means of foot or bicycle through safe pathway movement within the site
provision of appropriate end-of-trip is provided;
facilities including bicycle parking and
shower/change rooms. S31.2 Secure and convenient parking Complies
space for bicycles is provided on site in The site has adequate space for
accordance with AS2890.3 Bicycle bicycle parking
Parking Facilities and Figure 14-1
Minimum Requirements for Bicycle
Parking;
S31.3 Where at least 5 bicycle parking N/A
spaces are required in accordance with
Figure 14-1 Minimum Requirements for
Bicycle Parking, end-of-trip cycle
facilities are provided at the following
rate:
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 3 of 28
Page 16
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
a) 1 locker per 2 bicycle parking
spaces; and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle
spaces or part thereof;
S31.4 Bicycle parking spaces and cyclist Complies
facilities are designed in accordance
with AUSTROADS Guide to Traffic
Engineering Practice, Part 14 – Bicycles,
Section 10; AND
S31.5 On-site pedestrian facilities such Complies
as seating and shade structures are A landscaped seating area would
provided in developments for the be provided
convenience of persons walking to the
site.
Site facilities 32.1 Waste storage areas, external Complies
O32 Waste storage areas, external storage areas and loading docks are Waste storage areas and loading
storage areas and loading docks do not situated to the rear of the building or docks would be located in the north-
detract from the visual amenity of the under the ground; western corner of the site and would
OR be visually screen from the
streetscape or cause nuisance to
S32.2 With the exception of the access streetscape
adjoining properties. way, waste storage areas, external
storage areas and loading docks are
visually screened by landscaping or
fencing.
Environment & heritage values No solution provided Complies
O33 There are no significant adverse Refer to the noise impact
effects on the biodiversity, natural assessment, air quality assessment
vegetation, native wildlife, habitats, report, light spill report, and
stormwater management report
landscape quality, water quality or
The existing service station does
heritage values, including those related not have underground drainage
to— infrastructure or environmental
a) changes to natural drainage; controls. The proposal would be
b) disturbance to any of the wetland significant improvement over the
systems; current situation, resulting in a
c) management of landslide and fire benefit for the surrounding
risk; environment
d) erosion and the transport of
sediments off-
e) site;
f) unmanaged public access;
g) effluent disposal4;
h) changes to fauna habitat and
behaviour; and
disturbance of buildings and features,
including natural features, of heritage
significance.
Table 14-10– Entertainment & Dining Business or Retail Business Types 1 or 2
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Detail response
14.18 Effects of use
Noise and visual amenity S35.1 For uses involving outdoor courts N/A
O35 Uses maintain a satisfactory including tennis courts, half courts and
level of acoustic and visual amenity netball courts—the use complies with
for surrounding uses. the requirements in Section 2 of PSP8
Tennis and other Courts.
Outdoor dining areas S36.1 Walls to outdoor dining areas N/A
are—
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 4 of 28
Page 17
O36 Outdoor dining areas a) if facing a roadway or other public
are designed and located so area, transparent;
that— b) not made of flexible, roll-up or drop
a) structures are aesthetically plastic sheeting;
pleasing and in keeping with c) separated from the floor and any roof
the existing character of the by a minimum vertical gap of 500mm;
area, including the and
architecture of the associated d) if detachable or collapsible, are
building; only used during inclement
b) outdoor dining adds to the weather;
landscaped streetscape
without increasing perceived S36.2 Roof, walls or other structures do N/A
building bulk; not extend beyond the boundaries of
c) temporary walls or roofs are the premises;
stored when not in use and
secured at all times; S36.3 The outdoor dining area N/A
d) adequate air movement is complies with Planning Scheme Policy
available; and PSP14 Outdoor Dining.
e) structures do not impede the
movement of pedestrians or
vehicles;
S37.1 Roof structures over outdoor N/A
O37 Adequate clearways and head
clearance are provided to allow safe dining areas have a minimum clearance
movement of users of the premises. height of 2.1m.
Table 14-15 – Service Station
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Detail response
14.25 Effects of use
Siting S77.1 The service station is located in Complies
O77 Service stations are located only a Commercial zone, on a site fronting The proposal would be located
where they are compatible with the part of the major road network; within an existing business centre
existing and proposed amenity and OR and would continue to provide an
development of a neighbourhood and S77.2 The service station is co-located urban service with high accessibility
where they are appropriate given the with, or adjoining, shopping facilities or to the surrounding road and
existing or likely future traffic established business development. pedestrian networks. The proposal
movements in the area. would be compatible with the
neighbourhood’s identity as the
existing service station has been in
operation since the late 1980s, but
the new and improved design would
continue to reflect the existing
vehicle-dominated activities in a far
more attractive form. The proposal
would also improve the streetscape
and operate as intended without
relying on the addition of any new
GFA or tenancies
O78 Service stations are sited and S78.1 Publicly accessible parts of the Complies
designed for maximum surveillance service station including the point of
from adjacent streets and other sale and the entrance to any external
activities toilets are well lit and clearly visible
from areas of activity within the site
(such as petrol pumps) as well as from
adjacent uses and the street.
O79 The site is large enough to S79.1 The site has— Complies
accommodate the service station a) an area of a least 1,500m2; The site has an area of 2483m2,
and associated carparking, b) a frontage of at least 40m; and and a road frontage of 30m to
accessways and landscaping. c) where a corner site, a frontage of Weyba Road and 53m to Mary
at least 30m to each road to which Street.
the site has frontage.
Neighbouring amenity S80.1 Where located within 150m of a Complies
O80 Service stations ensure the residential use or land included in a Although the proposal would be
amenity of neighbouring residential residential zone— located within 150m of a residential
areas is protected. use, the amenity of the
neighbouring properties would be
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 5 of 28
Page 18
a) buildings are constructed of non- maintained as there would be no
reflective material, including changes to the existing hours of
concrete, brick or timber; and operation (currently 5am to 10pm, 7
b) a landscaped area , a minimum days per week). As noted in the
of 2m, is provided along the acoustic report, air quality
property boundary to any road; assessment report, light spill report,
and traffic impact assessment,
S80.2 Where the site adjoins a suitable setbacks combined with
Residential Use or land included in a acoustic barriers and landscaping
residential zone— would be provided to better manage
a) a 2m high solid screen fence is potential off-site impacts on the
provided along the common external traffic network and amenity
boundaries; and of surrounding properties
b) hours of operation are limited
to between 7.00 am and 10.00
pm.
Site layout & design S81.1 Fuel pumps are not less than Complies
O81 Buildings, structures, driveways, 8m from any frontage; Fuel pumps would be 17m from
tanks and fuel bowsers are sited to— Weyba Road and 11.5m from Mary
a) ensure the safe and efficient use Street
of the site;
b) maintain visual amenity and S81.2 Inlets to bulk fuel storage Complies
streetscape character; tanks are located so tankers stand Fuel storage tank inlets have been
c) provide adequate separation to wholly within the site and on level located so that delivery vehicles
adjoining land uses; and ground while discharging fuel into stand wholly within the site while
d) not cause an environmental tanks. discharging fuel. The inlets are also
nuisance to neighbouring located such that the delivery
properties. vehicle can enter and leave the site
in a forward direction.
O82 Customer air and water facilities, S82.1 Customer air and water facilities, Complies
and any automatic mechanical car and any car washing facilities are Facilities would be sufficiently clear
washing facilities are located such setback 5m from any residential of residential property boundaries
that— property boundary.
a) vehicles using or waiting to use
such facilities are standing
wholly within the site; and
b) an adequate buffer area can be
provided to any adjoining
Residential Use.
O83 The layout and design of the S83.1 Sealed impervious surfaces are Complies
service station ensures that on provided where potential spills of The site would be sealed and
site operations do not cause any contaminants may occur; provided with appropriate sumps to
environmental nuisance or harm collect potential spills
or result in the release of S83.2 Grease and oil arrestors or other
untreated pollutants. infrastructure is provided to prevent the
movement of contaminants from the site.
General retail component S84.1 The gross floor area used for the Alternate solution
O84 The associated sale of associated retail sale of goods is The GFA used for the associated
goods, including foodstuffs, is limited to 15% of the gross floor area. retail sale of goods would be 120m2
ancillary to the service station use. (44%). The retail component would
be ancillary to the main service
station use as it would be located
wholly within the service station,
and no separate tenancy would be
required. It would provide
convenience type goods including
(but not limited to) vehicle-related
products, and pre-packaged food
and beverages that are typical of
modern service stations.
Traffic & Access S85.1 Where the site is situated at the Complies
O85 The layout of the site facilities intersection of two roads, separate An entrance/exit would be provided
and vehicular accesses result in entrances and exits are provided to on both Mary Street and Weyba
unrestricted vehicle access to and one or more of the adjoining roads. Road
egress from the site.
O86 The use of land for a service S86.1 Any vehicular crossing over a Complies
station— footpath is— The proposed development would
utilise an existing vehicle cross over
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 6 of 28
Page 19
a) does not impair traffic flow or road a) not less than 8m in width; that is less than 12m from the
safety; b) located so the crossing is not less Weyba Road/Mary Street
b) facilitates safe and convenient than 14m from any other vehicular intersection. This crossing is used
movement to and from the site crossing on the same site; and by customers leaving the site. As it
through the design and c) not less than 12m from any road is a left turn only manoeuvre and
arrangement of vehicular intersection. the lane into which vehicles enter
crossovers; and caters for left turn and through
c) provides adequate, safe and traffic at the roundabout, it is
functional on-site parking and considered that retention of this
manoeuvring areas driveway does not prejudice the
efficiency or safety of the road
network.
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 7 of 28
Page 20
PART 14 – ASSESSMENT CRITERIA FOR DEVELOPMENT FOR A STATED
PURPOSE OR OF A STATED TYPE
Division 13 – Driveways and Carparking Code
Table 14-49 Driveways
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
14.112 General
O1 Vehicular access does not adversely S1.1 Vehicular access is located Complies
impact on safety, capacity and operations of and designed in accordance with The number of footpath crossings to
the existing or planned road network, the AS/NZS2890.1:2004; AND Mary Street is being reduced from
proposed driveway, cycleways or pedestrian S1.2 Only one footpath crossing three to two. A condition can
pathway systems. is provided26; address design of the new cross
over.
S1.3 Driveways, have a maximum
grade in accordance with
Council’s standard requirements.
O2 Driveways and crossovers— S2.1 Design of the driveway across Complies
a) are suitable and safe for their intended the footpath is in accordance with A condition can address design of
use; and Council’s Standard Drawing the new cross over.
b) match Council infrastructure. requirements as appropriate for the
particular type of development as
annotated on the drawings;
S2.2 Driveways are designed and
constructed in accordance with
Council Standard Drawing
requirements , as appropriate for
the particular type of development
as annotated on the drawings;
S2.3 The change in grades in the
driveways and ramps is in
accordance with Council’s
Standard Drawing requirements.
O3 In commercial zoned areas, the S3.1 Design of multi-tenanted Complies
number of driveways across pedestrian developments in commercial The new driveway to Mary Street
footpaths is minimised. zoned areas include shared will be a shared driveway.
driveways and parking areas;
S3.2 Driveways are located so The driveway to the adjoining retail
they abut existing driveways of development in Mary Street is
adjoining development where located on that property’s western
practicable and reciprocal boundary so it is impractical to
easements are created to locate the proposed development’s
reduce the sealed driveway new driveway adjacent to it.
width.
O4 Vehicular access does not adversely S4.1 Footpath and kerb Complies
impact on the capacity, operations and crossings are located clear of
maintenance of the existing infrastructure; existing stormwater inlet
structures, water and sewerage
infrastructure fittings, any other
exiting utility infrastructure,
existing landscaping and
vegetation.
O5 Vehicular access does not adversely S5.1 Vehicular access avoids N/A
impact on the health and integrity of disturbance to the tree
existing landscaping or native vegetation, protection zone of trees on
where possible. public land.
O6 Driveway run-off is filtered prior to S6.1 For—
leaving the premises. a) Ancillary dwelling unit, Complies
Multiple housing Type 2 if Refer to the stormwater
less than 5 carparking management report
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 8 of 28
Page 21
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
spaces, Visitor
accommodation Type 1
and Home-based business
Type 3—the driveway is
formed to drain to
landscaped areas; and
b) for other uses—grease
and oil arrestors or
stormwater quality
improvement devices are
incorporated into the
design to treat run-off
prior to run-off exiting from
the premises.
Table 14-50 Carparking and manoeuvring
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
14.113 Carpark design and layout
O7 Sufficient carparking is provided to S7.1 The number of parking and Complies
accommodate the number and type of loading bays is not less than the 12 car parking spaces would be
vehicles likely to be generated by the minimum number specified in required, based on 5 spaces for
development having regard to the specifics Table 14-51 Vehicle Parking Retail type 5 and 7 spaces for Retail
of the use including— Requirements; type 2. 17 spaces would be
a) the type and intensity of land use; provided, 10 of which would be
b) any existing parking available on the located at the bowsers.
site; There would be a high-turnover of
c) hours of operation; car parking spaces due to it mainly
d) likely numbers of users; catering for passing trade, and
many customers would simply stop
e) the peak parking demand periods
at the bowser, refuel and leave the
of uses on the site; and
site. Furthermore, most patrons
the availability of alternative carparking.
using the retail component would be
parked at the bowser area as it is
unlikely it would generate additional
vehicle trips.
O8 The layout of the development provides S8.1 Parking bays, manoeuvring Complies
adequate, clearly defined and easily areas, queuing areas, loading, Refer to the traffic impact
accessible— setdown and pickup areas and assessment
a) on-site vehicle parking and driveways are designed to the
manoeuvring areas; and standards set out in the Australian
b) loading and manoeuvring areas for Standards for Off-street
delivery and service vehicles. Carparking and Off-street
Commercial Vehicles Parking.
S8.2 The number of loading bays N/A
is not less than the minimum
number specified in Table 14-51.
O9 Parking areas are located where they S9.1 Carparking areas are N/A
will not unduly conflict with pedestrians and accessed from rear laneways
will not dominate the streetscape. where practicable.
O10 Provision is made for a reasonable S10.1 Carparking spaces are Complies
number of on site carparking spaces provided for people with disabilities 1 disabled car parking space would
identified and reserved for people with at the rate specified in the be provided
disabilities. Australian Standards for Off-street
Carparking.
O11 Access and egress points do not S11.1 Vehicle manoeuvring areas Complies
impact on the safety and operations of the are provided in accordance with Refer to the traffic impact
road system. Australian Standards for Off-street assessment
Carparking so vehicles enter and
leave the site in a forward gear.
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 9 of 28
Page 22
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
O12 Parking areas are designed to - S12.1 At locations where Complies
a) provide a progressive reduction in pedestrian and vehicle Refer to the traffic impact
speed between the external road and conflicts are likely to occur – assessment
internal parking spaces; a) sight distances of at least 2.5
b) ensure lower speeds near areas of high seconds of travel time at the
pedestrian activity through the use of designated speed are
appropriate road geometry or devices provided;
designed to limit speed; and b) splayed corners on
c) maintain sight distances which are structures are incorporated;
appropriate for the likely operating c) landscaping is designed to
speeds in all areas of potential allow clear views; and
pedestrian/vehicle and vehicle/vehicle d) sign placement ensures
conflict. that sight distance
requirements are not
impeded.
O13 A clearly defined pedestrian S13.1 In large open car parks N/A
network is provided that – with greater than 200 car
a) is located in areas where people will parking spaces, a pedestrian
choose to walk; path between parking spaces is
b) ensures that pedestrian movement provided on every second aisle.
through car parking areas or
structures are along aisles rather
than across them.
S14.1 No probable solution N/A
O14 Provision is made for pedestrian and
vehicular queues at conflict points. identified;
S15.1 Lighting is provided in Complies
O15 Parking areas are lit to provide security
for night-time users. accordance with the Australian
Standard for Road Lighting -
Vehicular Traffic (Category V)
Lighting - Performance Installation
and Design Requirements.
O16 In mixed use areas of S16.1 Resident carparking is N/A
Business centres residents do not limited to one space per dwelling
compete with customers for unit or accommodation unit;
carparking spaces.
S16.2 Resident carparking is N/A
not located in the road reserve
or between the residential or
business building and the
principal street frontage.
O17 Car parking areas are landscaped to— No solution provided Complies
a) provide shade; Landscaping would be provided
b) maximise infiltration of stormwater run- along the street frontage and next to
off; the car parking area
c) define parking areas;
d) reduce direct visibility of car
parking areas from external
viewpoints; and
e) soften views of hardstand
areas.
O18 Development with the No solution provided Complies
potential to generate significant Refer to the traffic impact
traffic and parking impacts gives assessment. The proposal would
appropriate consideration to not be fundamentally different to the
transport and land use issues27. existing service station or other
similar service stations in the
region. It would not increase the
customer catchment area, and the
majority of generated traffic would
be undiverted drop-in traffic; this
has already been counted and
accounted for in the background
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 10 of 28
Page 23
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
traffic volumes on the roundabout.
As such, there would not be a
material net increase in existing
traffic volumes or impacts on the
adjacent roundabout.
Motor Cycles & Motor Scooters S19.1 For Commercial N/A
O19 Designated Motor cycle or businesses, Entertainment &
motor scooter parking spaces dining business, Industrial
reduce the reliance on cars. business Types 1 and 2, Retail
business Types 2, 4, 5, 6 and 7,
Education Types 1 and 2, Open
Space, Wellbeing Uses and
Transport Types 1, 2, 3 and 4
motor cycle parking spaces
accord with Planning Scheme
Policy PSP26 Motor Cycle &
Motor Scooter Parking.
O20 Carparks are designed to ensure run-off S20.1 Grease and oil arrestors Complies
is treated to remove pollutants prior to or stormwater quality The existing service station does
leaving the premises. improvement devices are not have underground drainage
incorporated into the design to infrastructure or environmental
treat run-off prior to it leaving the controls. The proposal would be
premises. significant improvement over the
current situation, resulting in a
benefit for the surrounding
environment.
O21 Carparking areas are designed to No solution provided Complies
ensure drainage without the use of pumps or
other electrical apparatus.
O22 Site layout and building design S22.1 Below ground N/A
provides for soft landscaping to be components of buildings,
established. including car parks, do not
extend beyond the above
ground footprint to allow for the
provision of landscaping,
particularly within building
setbacks.
Education Types 1, 2 or 3 S23.1 Paved setdown areas are N/A
O23 Carparking and setdown areas are provided within the site;
designed and located to facilitate their safe
and efficient use. S23.2 For a minimum of 50% of N/A
carparking spaces, pedestrian
access to buildings is not across
or through driveways, carparks,
setdown or manoeuvring areas;
S23.3 Carparking and setdown N/A
areas are visible from off-site, or
signed.
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 11 of 28
Page 24
PART 14 – ASSESSMENT CRITERIA FOR DEVELOPMENT FOR A STATED
PURPOSE OR OF A STATED TYPE
Division 14 – Earthworks Code
Table 14-52 Earthworks
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
14.119 Effects of works
Drainage
O1 Finished surface levels ensure S1.1 The finished surface gradient of any Complies
land is free draining. filled or excavated area is within the range Refer to the stormwater
0.5% to 1.5% and drains to Council’s management report
stormwater infrastructure where available or
where stormwater infrastructure is not
available, toward the street.
Hydraulics
O2 Any change to the level of the No solution provided. Complies
land does not have an adverse
flooding impact on the flooding and
drainage characteristics off-site.
Geotechnical considerations For assessable development—
O3 Earthworks do not result in S3.1 Filling works are undertaken in Complies
geotechnical instability on the accordance with Section 2.8- Filling of Site The site is relatively flat, and
premises or nearby premises. of Council’s PSP5 - Engineering Design earthworks would be minimal
Standards- Roads and Drainage & and mainly restricted to
Earthworks replacing the existing fuel
storage tanks
S3.2 Where the filling is for residential
commercial or industrial purposes the
works comply with Australian Standard -
Guidelines for earthworks on commercial &
residential development.
Local amenity
O4 Earthworks do not cause S4.1 The following control Complies
disturbance to the amenity of the measures are implemented— This can be conditioned as part
neighbouring land. a) regular water spraying of of the approval
exposed areas to suppress dust;
b) provision of dust stabilised or sealed
internal roads;
c) protective covering of exposed areas that
are left for more than 2 weeks; and
d) if there is no valid development permit for
the site, disturbed areas are revegetated
using species identified in PSP3 -
Landscaping Plants and Guidelines;
S4.2 Earthworks are undertaken only during Complies
the hours of 7am to 6pm, Monday to Friday This can be conditioned as part
and 7am to 6pm on Saturday. No work is of the approval
undertaken on Sunday or public holidays.
Vegetative Waste
O5 Vegetation cleared from a S5.1 Cleared vegetation is transported off-
development site is disposed of in an site for disposal in an approved green waste N/A
environmentally responsible manner. disposal facility;
OR
S5.2 Cleared vegetation is mulched on-site
and reused for landscaping of the finished
development; N/A
OR
S5.3 Cleared vegetation is disposed of for
the purpose of firewood. (Note: Disposal of
vegetative waste by burning off is not an
acceptable method of disposal). N/A
Managing contamination risk
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 12 of 28
Page 25
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
O6 Materials used as fill are suitable S6.1 The fill material is solid clean earth, Complies
for development of the land and filling free of putrescible or refuse material, This can be conditioned as part
or excavation works do not result in the vegetation, acid sulfate soils, building or of the approval
contamination of land. construction material or other material or
contaminants;
AND
S6.2 The site is not on the contaminated
land register. Alternate solution
Lot 1 on RP131598 is listed on
the Environmental Management
Register, but not on the
Contaminated Land Register,
due to existing service station
use; Lot 21 on RP72829 is not
listed on either register.
Necessary remediation works
would be undertaken during
construction
Haulage activity and amenity
O7 Haulage of material to and No solution provided N/A
from a site ensures—
a) minimal disturbance to
neighbouring properties and
properties along the haulage
route; and
b) Council’s road infrastructure
including pavements is not
adversely affected.
Extent of earthworks
O8 Earthworks are contained within S8.1 All earthworks, including cut and fill Complies
the subject property. batters, retaining walls etc are contained The site is relatively flat, and
within the subject site. earthworks would be minimal
and mainly restricted to
replacing the existing fuel
storage tanks
Sloping sites
O9 On sloping sites, excavation or S9.1 Cut or fill is less than 2m in depth N/A
filling are designed to maximise the relative to the natural ground surface.
use of natural slope and minimise the
need for cut and fill.
Environmental protection
O10 Earthworks minimise any No solution provided. N/A
adverse impact upon groundwater,
watercourses, drainage lines,
wetlands, and native vegetation.
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 13 of 28
Page 26
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
Dams S11.1 Where the site is in the Rural Zone— N/A
O11 Dam location and a) the land has a slope of less
construction does not impact than 25% (1:4); and
upon neighbouring properties in b) the earthworks including cut and fill
terms of— batters and retaining walls are setback
a) hydrology; a minimum of 50m from the property
b) alteration of existing boundary; and
overland flowpaths and c) the size of the lot is greater
patterns; than 5 hectares;
c) landslide or failure of dam wall;
and S11.2 Where the site is in the Rural
d) effluent disposal areas. Settlement Zone or the Rural Zone where
the lot is less than 5 hectares—
a) the land has a slope of less than 1:6;
and N/A
b) the earthworks including cut and fill
batters and retaining walls are setback
a minimum of 20m from the property
boundary; and
c) involving less than 500m3 of material;
S11.3 For all other zones—
N/A
No solution provided.
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 14 of 28
Page 27
PART 14 – ASSESSMENT CRITERIA FOR DEVELOPMENT FOR A STATED
PURPOSE OR OF A STATED TYPE
Division 15 – Erosion and Sediment Control Code
Table 14-53 Erosion and sediment control
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
14.124 Effects of works
Erosion and drainage control,
sediment capture and
stormwater runoff S1.1 Construction works are designed, planned Complies
O1 Development design, density, and executed with respect to the principles of This can be conditioned as
layout, and staging provide for erosion reduction, drainage management and part of the approval. An
erosion control, drainage control sediment capture in accordance with Appendix 2, erosion and sediment control
and sediment capture and Table A of the Queensland State Planning Policy plan would be implemented
treatment during the construction and International Erosion Control Association Best prior to construction
phase. Practice Erosion and Sediment Control (BPESC)
2008;
S1.2 Construction works are designed and
managed to restrict the extent of clearing and soil
exposure to that necessary for access, and safe
construction;
S1.3 Clean stormwater is diverted or managed
around or through the site without increasing the
concentration of total suspended solids or other
contaminants in the flow and without causing
erosion (onsite or offsite);
S1.4 Cleared areas are effectively stabilised prior
to rainfall if works are delayed or works are not
intended to occur immediately;
S1.6 For buildings,
a) upstream runoff must be diverted around the
construction site; and
b) sediment barriers are provided downslope of
disturbed areas to prevent sediment washing
into gutters, drains and watercourses either on
or off the site; and
c) exposed soil and construction access must be
managed in accordance with International
Erosion Control Association Best Practice
Erosion and Sediment Control (BPESC) 2008;
and
d) temporary or permanent downpipes are
connected to the stormwater system before
laying the roof; or
e) localised erosion is avoided by directing flow
from downpipes over non-erosive areas.
Works in a watercourse
O2 Construction activities within S2.1 Work within waterways must be undertaken in N/A
watercourses are planned to accordance with Best Practice Erosion and
prevent erosion, construction Sediment Control, Appendix I –
failure and associated Instream works, Sections 14 and 16 International
sedimentation. Erosion Control Association 2008.
S2.2 Temporary vehicular crossings of waterways
must be designed and constructed to convey flows
for the 50% AEP event and remain stable for all N/A
rainfall events up to 10% AEP event.
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 15 of 28
Page 28
PART 14 – ASSESSMENT CRITERIA FOR DEVELOPMENT FOR A STATED
PURPOSE OR OF A STATED TYPE
Division 16 – Existing Services
Table 14-54 Existing Services
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
14.124 Effects of works
Setbacks and easements
O1 Development near a sewer, S1.1 The footing of any structure or Complies
water main, stormwater drain, building is located clear of the zone of The site has existing connections
overland flow path or associated influence but no to all necessary urban services,
structure does not— closer than 1.5m (measured horizontally) including Council’s reticulated
a) adversely affect the function of from infrastructure including sewers, water water supply and sewerage
the service; mains and stormwater structures; disposal systems, stormwater
b) place an additional load on the infrastructure, bitumen sealed
service; and S1.2 No building or structure overhangs roads, electricity and
c) unduly increase future the zone of influence; telecommunications. It is not
maintenance costs. encumbered by any easements.
S1.3 Finished surface levels maintain a The proposal would be sufficiently
minimum of 600mm of cover, but no clear of existing infrastructure.
greater than 3m of cover to the Infrastructure contributions would
underground infrastructure; be provided in accordance with
the Charges Resolution (No. 3)
S1.4 If the existing surface level is altered, 2018.
surface level services including manholes
and inspection points are altered to match
the new surface level.
S1.5 Alterations are constructed in
accordance with Section 4 of PSP5 –
Engineering Design Standards – Roads,
Drainage and Earthworks and applicable
water and sewerage design standards;
OR
S1.6 Existing services are relocated and
the design and construction of the
relocated services is in accordance with
Section 4 of PSP5 –Engineering Design
Standards – Roads, Drainage and
Earthworks and applicable water and
sewerage design standards.
O2 Maintenance access is provided S2.1 For trunk infrastructure a registered N/A
to all sewers, water mains, stormwater easement in favour of Council is created
drains, overland flow paths and over all underground infrastructure located
associated structures. in private property;
S2.2 The width of the easement is the
greater of 3m or the width of the zone of
influence;
S2.3 The easement is centred over the
centreline of the infrastructure.
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 16 of 28
Page 29
PART 14 – ASSESSMENT CRITERIA FOR DEVELOPMENT FOR A STATED
PURPOSE OR OF A STATED TYPE
Division 18 – Transport, Roads and Drainage Code
Table 14-58 Strategic transport network
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
14.144 Strategic Transport Network
O1 Traffic generation from the S1.1 Where the development leads to the need Complies
development is considered in a to increase transport infrastructure in the Shire, The proposal would not be
localised and a Shire wide context to the development contributes to the transport fundamentally different to the
ensure that— network in accordance with the requirements of existing service station or
a) the transport network has the the applicable infrastructure charging instrument other similar service stations in
capacity to safely and and the Priority Infrastructure Plan in the region. As noted in the
efficiently accommodate accordance with legislation. traffic impact assessment, it
projected movements; and/or would not increase the
b) the development includes customer catchment area, and
measures to upgrade the the majority of generated
transport network to meet the traffic would be undiverted
imposed demands. drop-in traffic; this has already
been counted and accounted
for in the background traffic
volumes on the roundabout.
As such, there would not be a
material net increase in
existing traffic volumes or
impacts on the adjacent
roundabout
O2 The street network has high S2.1 Road planning and development design N/A
street connectivity, both within the facilitates as many pedestrian and cycle
development and to the surrounding movements as possible and provides for future
local area. connectivity and integration with adjoining
sites;
S2.2 Arterial and sub-arterial roads are designed N/A
so they can operate with acceptable volumes of
traffic during peak times;
S2.3 Collector and local streets are provided to N/A
support short trips for local traffic moving in
and between neighbourhoods. Local traffic is
channelled towards collector streets to ensure
that traffic volumes on local street are kept low;
S2.4 Collector and local streets are designed N/A
to discourage through traffic;
S2.5 A collector street is provided parallel to N/A
arterials particularly where they pass through
town centres;
S2.6 Appropriate width of road and verge is N/A
provided to allow streets to perform their
designated functions in the street network;
S2.7 A network of local streets focused N/A
towards an activity centre or school is provided
for safe and efficient pedestrian and bike
access to the school, safe conditions for
school buses, setdown facilities, with on-site
parking where practical;
S2.8 Passive surveillance is maximised by N/A
designing streets to enable development to
front all streets and roads, including arterials;
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 17 of 28
Page 30
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
S2.9 Streets near Public Passenger Transport N/A
facilities are orientated to optimise the
walkable catchments within 800 metres
walking distance;
S2.10 The street network has no more than 15 N/A
percent of lots fronting cul-de-sacs. The
maximum cul-de-sac length is 120 metres;
S2.11 Street stubs to adjacent future N/A
development areas are provided at spacings of
200 m or closer to enable future street
connections to be made;
S2.12 Street block lengths are not more than N/A
240 m long, and predominantly around 150-
180 m long. Street block lengths are generally
shorter closer to town and neighbourhood
centres;
S2.13 Direct, safe and attractive pedestrian N/A
and cycle routes are provided within and
through the development and connect to bus
stops.
O3 Development is designed – S3.1 Higher density development is N/A
a) To encourage travel by concentrated along public transport Routes;
community transport, walking
and cycling rather than by private S3.2 There is provision for bus routes through N/A
car; and development sites;
b) To maximise accessibility via
existing and planned community S3.3 Bus routes are located to maximise N/A
transport facilities patronage catchment and to consider personal
safety, lighting and traffic management;
S3.4 At least 90 percent of all residents are N/A
located within 400 metres of an existing or
planned bus route;
S3.5 Pedestrian and cycle movement is N/A
provided within local streets to and through
development;
S3.6 Attractive and safe pedestrian and cycle N/A
connections are provided with shade trees,
graded walking and cycle paths and lighting;
S3.7 Buildings and pedestrian entrances are N/A
oriented to the street;
S3.8 Pathways have ramps at all kerb corners N/A
for wheelchair and pram access;
S3.9 Every development has convenient and N/A
prominent pedestrian entrances that cater for
all pedestrians including older people, children
and the mobility and vision impaired;
S3.10 Expanses of ground level blank walls N/A
along street frontages, and large driveways
and entrances to carparks are avoided;
S3.11 Bus routes are not be located away from N/A
activity centres; and
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 18 of 28
Page 31
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
S3.12 Facilities for boarding and exiting N/A
community transport facilities are incorporated
into developments;
S3.13 Pedestrian and cycle routes within or N/A
adjacent to the development are overlooked by
adjoining buildings, make use of views and
attractive sights, have lighting and are
signposted;
S3.14 Suitable car restraint measures are N/A
adopted within the development such as lower
speed limits or traffic calming measures to
support greater pedestrian and cycle
movement;
S3.15 Traffic management devices on potential N/A
bus routes are provided in accordance with the
Self-assessable code for undertaking road
works on local government roads, under the
Transport Planning and Coordination
Regulation 2005;
N/A
S3.16 Streets identified as potential bus routes
are—
a) collector streets and sub-arterial/arterial
roads which provide highly accessible and
relatively direct routes wherever practical;
b) those that provide for the shortest and most
direct route for an efficient public transport
service; and
those that can efficiently service adjoining
development areas.
O4 Development access does not No solution provided. Refer attached Traffic Report.
compromise the functions of
particular roads as indicated in the
road hierarchy, and does not
adversely impact on the safety,
capacity and operations of the road
system.
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 19 of 28
Page 32
14.145 Pedestrian and Cycle Path Infrastructure
O5 Pedestrian and cycle path S5.1 Consideration is given to existing and future pathway N/A
infrastructure is provided – linkages and pathways link to the Local and Regional Cycle
a) to form an integrated component Network and to the Priority Infrastructure Plan in Part 15.
of the movement network and
the open space system; S5.2 Direct and accessible linkages are provided into the
b) to encourage walking and cycling; site. N/A
c) to add variety and visual interest;
d) to conserve street trees, S5.3 Pathway and landscape works are provided to a high
vegetation and other significant standard to Council specifications and assessed for N/A
features; compliance with local government cycling facility design
standards.
e) to allow equitable access to
public areas and community
S5.4 Pathways are provided to cater for shared use and
facilities;
cater for both commuting and recreational usage and exceed
f) with adequate lighting where
minimum standards. N/A
subject to high night time usage;
g) in locations where there is casual
surveillance;
h) or widened at potential conflict
points;
i) to incorporate—
i) street tree planting to
enhance the streetscape;
ii) directional signage that is
visible under all conditions.
O6 Pedestrian and cycle path S6.1 Pedestrian and cycle path infrastructure is designed N/A
infrastructure is designed and constructed and constructed –
to – a) in accordance with AUSTROADS;
a) provide a stable, smooth surface, b) to comply with local government design standards;
including across driveways, c) to have navigational signs in accordance with Council
sections and joins; ‘Wayfinding’ signage specifications; and
b) be easily maintained; d) to incorporate –
c) a width and longitudinal gradient to
i) kerb ramps at all intersections and designated
cater for projected usage,
crossings;
including nearby—
ii) refuge islands on all roads with median strips; and
i) high activity nodes;
iii) holding rails for cyclists at the intersection of trunk
ii) public transport;
collector, sub-arterial and arterial roads that are
iii) centres; positioned in accordance with –
d) provide clear sight-lines for safe
A. Australian Standard 1742.9: 2000 - Manual of
use; and
Uniform Traffic Control Devices - Bicycle
e) be free of any obstructions
Facilities; and
such as fences, signage
and bollards.
B. AUSTROADS Part 14 - Bicycles - Section 9;
and
C. AUSTROADS Part 13 – Pedestrians.
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 20 of 28
Page 33
Table 14-59 Roads and drainage
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
14.146 Road and drainage design and construction
O7 Roads and pedestrian and cycle paths S7.1 Road planning and design N/A
are planned and designed to support the supports the hierarchy and
hierarchy and functional aspects identified in functional aspects identified in
Sections 2 and 3 of PSP5 Engineering Sections 2 and 3 of PSP5
Design Standards – Roads, Drainage and Engineering Design Standards –
Earthworks and to ensure that— Roads, Drainage and
a) design and alignment of the roads, Earthworks;
intersections and all associated
works— S7.2 Road and pathway planning N/A
i. provides a safe environment and design is in accordance with,
for all users; in order of precedence—
ii. is adequate for the design speed a) Noosa Integrated Local
environment; Transport Plan;
iii. is adequate for predicted traffic b) Queensland Transport’s
volumes; and Shaping Up;
iv. maintains the safe and efficient c) Queensland Design Code
functioning of the road network for Residential Streets;
without the use of traffic signals; d) AUSTROADS Guide to
Traffic Engineering Practice;
v. is compatible with existing roads;
e) Sections 2 and 3 of PSP5
vi. is easily maintained by Council Engineering Design
equipment; and
Standards – Roads,
vii. where appropriate, has the Drainage and Earthworks; or
ability to accommodate public f) the Noosa Cycling and
transport services; Walking Network
b) road pavement surfaces— Development Plan;
i. are durable enough to carry OR
estimated wheel loads of g) A combination of the
travelling and parked vehicles; principles in these
ii. provide for the safe passage of documents.
vehicles, pedestrians, cyclists,
and discharge of stormwater run- S7.3 On-road cycling treatment is N/A
off from contributing catchments utilised to provide safe and
and the preservation of all continuous movement of cyclists
weather access; along a roadway, such as--
c) kerb and channel— a) sealed shoulders;
i. controls vehicle movement by b) wide kerbside lane;
delineating the carriageway for all c) exclusive or peak period
users; bicycle lane;
ii. conveys road pavement run-off to d) advisory treatments such
stormwater drainage in a manner as Bicycle Awareness
that allows the road to be Zone;
trafficable in Q100 ARI local
e) shared parking / bicycle
rainfall events; and
lane;
d) verges and footpaths provide—
f) contra flow bicycle lane; and
i. safe access for pedestrians and
cyclists clear of obstructions;
g) bus/bicycle lane.
ii. an access area for vehicles onto N/A
S7.4 The provision of bicycle
properties;
lanes at intersections is generally
iii. a corridor allocated for services in accordance with AUSTROADS
and utilities; and Part 14, section 5 and the Manual
iv. additional amenity for minor roads. of Urban Traffic Control Devices
(MUTCD) Part 9.
O8 Stormwater drainage infrastructure is S8.1 Stormwater drainage Complies
planned, designed and constructed to— planning, design and construction Refer to the stormwater
a) be accessible, cost effective and easily is in accordance with Section 4 of management report
maintainable; PSP5 Engineering Design
b) protect downstream capacity; Standards – Roads, Drainage and
c) protect downstream water quality; Earthworks;
d) maximise on-site stormwater retention AND
and retardation; and
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 21 of 28
Page 34
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
e) convey run-off to stormwater drainage in S8.2 As Constructed data is Complies
a manner that allows roads to be submitted in accordance with This can be conditioned as part of
trafficable in Q100 ARI local rainfall Section 6 of PSP5 Engineering the approval
events. Design Standards – Roads,
Drainage and Earthworks;
S8.3 Stormwater drainage Complies
planning, design and Refer to the stormwater
construction is in management report
accordance with the
Queensland Urban
Drainage Design Manual.
O9 Roads and stormwater drainage S9.1 Roads and stormwater Complies
infrastructure is constructed— drainage infrastructure is Refer to the traffic impact
a) in accordance with appropriate constructed in accordance assessment and stormwater
engineering standards; and with— management report
b) to minimise adverse environmental a) Sections 2, 3 and 4 of
impacts, including from run-off and PSP5 Engineering Design
erosion. Standards – Roads,
Drainage and Earthworks;
b) Queensland Design
Code for Residential
Streets;
c) AUSTROADS; or
d) A combination of the
principles in these
documents;
S9.2 Erosion and sediment control Complies
measures are designed and An erosion and sediment control
implemented in accordance with plan would be implemented prior to
the Institution of Engineers construction
Australia (Queensland Division)
Soil Erosion and Sediment Control
- Guidelines for Queensland
Construction Sites.
Environmental Protection
O10 Roads and stormwater drainage S10.1 Roads and stormwater N/A
infrastructure are located and aligned so as drainage follow the edge of
to— existing disturbed areas, or
a) minimise disturbance to native alternatively, these works are
vegetation and/or other habitat co-located within a combined
areas; utility corridor;
b) protect and maintain wildlife corridor
movements and the safety of native S10.2 Roads avoid native N/A
fauna; vegetation and provide for
c) minimise changes to the hydrological fauna underpasses and
regime, including drainage patterns, associated fencing where
run-off and water quality; appropriate;
d) avoid crossing watercourses, drainage
lines and wetlands, but where such S10.3 Road infrastructure N/A
crossings are unavoidable, disturbed within or adjacent to native
areas are reinstated and revegetated habitat incorporates fences
on completion of works; and which allow for protected
wildlife movement and controls
e) minimise bulk earthworks.
unrestricted access of domestic
cats and dogs;
S10.4 Native vegetation is N/A
protected from clearing or
construction activities
by—
a) clearly marking
vegetation to be retained
with flagging tap;
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 22 of 28
Page 35
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
b) installing protective
fencing around the
dripline of vegetation;
and
c) ensuring stock piling,
storage and vehicle
parking occur outside the
areas of vegetation to be
retained;
S10.5 Low impact construction N/A
techniques are used around areas
of vegetation to be retained to
minimise interference with the
vegetation.
O11 Roads and stormwater drainage No solution provided Complies
infrastructure is proven to be suitable for its Refer to the traffic impact
use prior to Council accepting the dedicated assessment and stormwater
asset. management report
O12 Alignment of stormwater drainage S12.1 The location, design and Complies
infrastructure is to allow for easy access for construction of stormwater Refer to the stormwater
the ongoing maintenance by Council. drainage structures is in management report
accordance with Sections 4 and
5 of PSP5, Engineering Design
Standards - Roads, Drainage
and Earthworks;
S12.2 Where infrastructure is N/A
located on private land an
easement is dedicated over the
infrastructure in accordance with
Section 4 of PSP 5, Engineering
Design Standards – Roads,
Drainage and Earthworks.
14.147 Frontage works
O13 Development is provided with external S13.1 The following infrastructure Complies
roadworks along the full extent of the components already exist at the The site has existing connections to
frontage of the site to an appropriate frontage of the site or are all necessary urban services,
standard having regard to the specified provided at the developer’s including Council’s reticulated water
function of the road. expense— supply and sewerage disposal
full width sealed road; systems, stormwater infrastructure,
a) concrete kerb and channel bitumen sealed roads, electricity
where appropriate; and telecommunications.
b) forming and grading to Infrastructure charges would be
footpaths; provided in accordance with the
Charges Resolution (No. 3) 2018.
c) vehicular kerb and footpath
crossings;
d) a constructed bikeway;
e) a constructed footpath;
f) a constructed carriageway;
g) required alterations to
public utility mains,
services or installations;
h) construction of any
required alterations to
public utility mains,
services or installations;
i) stormwater drainage works;
and
j) installation of electrical
conduits;
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 23 of 28
Page 36
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
S13.2 Road and drainage As above.
design and construction is in
accordance with Sections 3 and
4 of PSP5 Engineering Design
Standards – Roads, Drainage
and Earthworks.
14.148 Road and rail corridors
O14 Noise sensitive uses including S14.1 Noise sensitive uses N/A
residential uses are not subjected to high including residential uses are
traffic noise levels from the major road separated by a minimum of—
network or rail corridors. a) 40m from the property
boundary of roads within the
major road network; and
b) 80m from the property
boundary of rail corridors;
OR
S14.2 Development in the vicinity Complies
of road corridors meets the Refer to the noise impact
following external design criteria assessment
for roads in the major road
network—
a) 54dB(A)L10 (18hours) based
on predicted traffic
volumes ten years hence;
AND
S14.3 Development in the
vicinity of rail corridors meets
the following external design N/A
level noise criteria—
a) 65dB(a), assessed as the
24hour average equivalent
continuous A-weighted sound
pressure level; and
b) 87dB(A), assessed as a
single event maximum sound
pressure level.
14.149 Staged development
O15 Staged development is planned, No solution provided N/A
designed and constructed to ensure that—
a) each stage of the development
can be constructed without
interruption to services and
utilities provided to the previous
stages;
b) the infrastructure provided is
capable of servicing the entire
development; and
c) the materials used are consistent
throughout the development.
14.150 Alterations to services and utilities
O16 Any alterations or repairs to S16.1 Any alterations or repair to N/A
infrastructure as a result of the development infrastructure as a result of the
are made at no cost to Council. development are completed at the
developer’s expense.
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 24 of 28
Page 37
PART 14 – ASSESSMENT CRITERIA FOR DEVELOPMENT FOR A STATED
PURPOSE OR OF A STATED TYPE
Division 19 – Waste Management Code
Table 14-60
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
Waste separation S1.1 Construction, operational and Complies
O1 Development that generates demolition works are planned and Waste produced by the proposal
several classes of waste is managed in accordance PSP1135; would be no more than what is
designed so waste is collected, produced by existing on-site
stored and disposed of in a safe S1.2 Adequate area is provided for on-site activities. Waste would be stored in
and ecologically sustainable for the collection and separate storage of a 240L bin and be emptied three
manner34. recyclable, non-recyclable, vegetative and times per week, and recyclables
hazardous materials in their specific waste would be stored in a 3000L storage
streams during construction, operational container and be emptied when
and demolition works; required by an external contractor.
Small-scale waste bins would be
S2.1 Waste storage areas allow for the provided throughout the site for
separate storage of different waste customers and staff, and these
materials for reuse or recycling by— would be emptied into the main
a) providing sufficient area to store all 240L bin.
recyclable material and recycling
O2 Waste storage areas provide containers required; and
for adequate separation of all b) sign posting the types of waste stored.
recyclable and non-recyclable
materials.
Design and location of waste
storage areas
O3 Waste storage areas are 3.1 Waste storage areas are designed and Complies
located so that they are maintained in accordance with PSP 9; Refer to the traffic impact
convenient and safe to use and assessment. The proposal has
provide for convenient and safe been designed to facilitate
collection by service vehicles; S3.2 Waste storage areas are designed unrestricted forward gear access
AND and located so they— and egress from the site for all
a) are easily accessed and convenient required design vehicles, including
to use; a 10.5m WCV.
b) have unobstructed access for the
collection of the waste by service
vehicles;
c) provide for sufficient space for safe
entry and exit and servicing by
Council’s contractor without the
need for manual handling;
d) are clear of carparking bays, loading
bays and similar areas;
e) are clear of footpaths and pedestrian
access;
f) are capable of being serviced by the
collection vehicle without impeding
traffic flow; and
g) have a level area provided for the
storage of waste and recyclable
materials in standard waste
containers;
S3.3 For uses that do not comprise a Complies
caretaker’s residence or central
management, the maximum distance
between waste storage areas and the
kerbside is—
a) for Multiple housing Type 3 – 40m;
or
b) for other uses – 70m; and
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 25 of 28
Page 38
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
S3.4 Pathways used to transport bins— Complies
a) have a maximum grade of 1:15; and
b) are free of steps, stairs or other
impediments;
O4 The location and methods of S4.1 Waste storage areas are— Complies
waste storage minimises any a) integrated with the building design, Waste storage areas would be
adverse impacts on adjoining or where possible; located in the north-western corner
nearby properties; b) setback a minimum of 2m from and screened so that they are not
AND side and rear property visible from the street or
boundaries; neighbouring properties
c) screened so that bins are not
visible from neighbouring
properties or passing vehicular
and pedestrian traffic; and
d) not located directly adjacent to
dwelling units on the site on
neighbouring properties;
S5.1 Waste storage areas are constructed
O5 Waste storage areas are Complies
of impermeable, durable and non-textured
designed for ease of maintenance This can be conditioned as part of
materials and surfaces so that they are
and ease of access for cleaning; the approval
easily cleaned;
Complies
S5.2 A minimum distance of 0.5m2
distance is provided between and
around waste storage bins to allow for
manoeuvring and washing of bins.
O6 Waste storage areas provide a
S6.1 No solution provided.
safe and secure environment for Complies
users through– Refer to previous responses
a) appropriate siting and access;
b) the provision of lighting; and
restricting access to the
general public by making the
area clearly identifiable as
private space (eg. through
landscaping, change of paving
material or fencing, rather than
locking the area.)
Water management for waste
storage areas
O7 Waste storage areas are S7.1 The waste storage area- Complies
designed to contain and a) is bunded and graded so that This can be conditioned as part of
appropriately dispose of leakage washwater and bin leakage are the approval
from bins and wastewater from drained to the sewer or an on-site
bin washing. effluent disposal system via a gully
within the storage area;
b) has a bund wall with a maximum
height of 100mm;
c) is serviced by a conveniently located
hosecock and backflow prevention
device, and connected to a water
supply; and
d) is roofed or otherwise covered if the
storage area is-
i. more than 1m2; or
ii. storing wet waste; or
iii. storing other waste with a high
potential to cause pollution if
washed or leaked from the bins,
including waste oil or
putrescribles.
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 26 of 28
Page 39
PART 14 – ASSESSMENT CRITERIA FOR DEVELOPMENT FOR A STATED
PURPOSE OR OF A STATED TYPE
Division 20 – Water Sensitive Design Code
Table 14-61
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
Maintenance of environmental values
and water quality objectives
O1 Downstream ecosystems, properties S1.1 Development meets the applicable Complies
and infrastructure are not adversely performance outcomes of the State Planning Refer to the stormwater
impacted by either changes to flow, water Policy Appendix 2 SPP Code: Water Quality; management report
quality or ecosystem health caused by
development. S1.2 Design and construction methods for
stormwater quality treatment assets are in
accordance with Healthy Waterways Water By
Design Guidelines;
S1.3 Commitments are made to implement a cost
effective maintenance strategy for the life cycle of
any engineered water quality treatment device;
S1.4 Water quality nutrient load modelling is
undertaken in accordance with Water by Design
Music Modelling Guidelines to demonstrate
compliance with the SPP nutrient reduction
requirements; AND
S1.5 Stormwater outlets that directly discharge to
naturally acidic environments are managed to
prevent eutrophication; AND
S1.6 Suitable methods are incorporated to prevent
the spread of invasive environmental weed
species at stormwater outlets.
Water demand
O2 Urban development reduces the S2.1 Captured water is plumbed to be available for Complies
need for mains water by capturing all external uses including gardening, irrigation, Refer to the stormwater
and utilising run-off from appropriate ponds and outdoor cleaning. management report
areas on site.
S3.1 Planting is in accordance with PSP 3
O3 Urban development reduces the Landscaping Plans and Guidelines.
need for mains water by eliminating
requirement for irrigation via the use the
endemic plant landscaping design. S4.1 A suitable backflow prevention device is
installed to protect the drinking water within the
O4 Backflow devices or similar systems reticulated water supply in accordance with Complies
are installed, where necessary, to ensure AS/NZS 3500:2003 Plumbing and Drainage. This can be conditioned
water reuse facilities have no impact on as part of the approval
the quality of the town mains water.
Shire Business Centre
O5 Within the Shire Business Centre No probable solution N/A
site, as shown on Map SBC run-off
treatment is contained within the
developable areas of the site and
drainage lines are only used for final
polishing of run-off;
O6 Within the Shire Business Centre
site, as shown on Map SBC, on-site
detention measures are contained
within the developable areas of the
site, clear of drainage lines and Open
Space Precincts.
Use of natural treatments and systems
S7.1 No probable solution Complies
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 27 of 28
Page 40
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions Response
(if code assessable)
O7 Natural treatment strategies, Refer to the stormwater
including grass swales and bio-retention management report
systems, vegetated filtration strips and
gross pollutant traps, are used wherever
possible.
S8.1 Integration of stormwater quality treatment is
O8 Development design including in accordance Healthy Waterways Water Sensitive
density and scale provides adequate Urban Design Guidelines for South East
footprint to integrate all elements of Queensland and the Water by Design Bio retention
stormwater quality and quantity treatment Technical Design Guideline.
infrastructure including, where relevant,
bio retention basin batters and S9.1 Landscape and ecological features
maintenance access, without the need for (e.g. plant species and habitat types) used
retaining walls. in stormwater conveyance channels are
complementary to the local context, including
O9 Stormwater conveyance channels natural waterways;
use natural channel design principles to
convey external catchment stormwater S9.2 Planting densities result in a stable channel
through the development site and support over the long term and minimize potential for
landscape, passive recreation and invasive weed growth.
ecological values.
O10 Development design and operation S10.1 Methods to prevent gross pollutants Complies
facilitates nil increase in gross pollutants entering stormwater systems and waterways are Refer to the stormwater
entering stormwater systems. adopted that— management report
c) are low maintenance;
d) prevent nutrient leaching in the event
scheduled maintenance is delayed; and
e) facilitate human behaviour change (e.g.
signage, bins).
Part 14 – Assessment Criteria – Codes (The Noosa Plan) Page 28 of 28