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Appendix C - Code Assessment
Attached to the e-mail MCU15/0083 Development Application - 22 Ann St Noosaville.
Noosaville Locality Code Table 11.13 Specific Outcomes Probable Solutions Assessment 11.9 Effects of Use Amenity No solution provided O1 - Complies O1 Uses are located, designed and operated to avoid significant adverse changes to the light, The proposed duplex will not cause significant air quality, noise, accessibility or other impacts to the surrounding area conditions enjoyed by users of associated, adjoining or nearby uses. Major Road Network No solution provided O2 – Not Applicable O2 Through traffic in Noosaville uses Gibson 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 – Not Applicable O3 The visual amenity and character surrounding the major road network is protected and enhances the recognisable entrance to Noosaville through— a) retaining and enhancing the visual and physical separation of Noosaville from other localities; and b) ensuring development does not encroach upon existing native vegetation along the road frontage other than for accessways. 22 Ann Street, Noosaville Page 1 of 15
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Noosaville Locality Code Neighbourhood identities O1 - Complies O4 The separate identities of the various residential neighbourhoods remain important The proposed duplex design complements and distinct elements of the residential Noosaville’s riverside character. character of Noosaville. Lake Entrance Boulevard No solution provided O5 - Not Applicable O5 There is no increase in the number of lots that gain access via Lake Entrance Boulevard. Airport O5 - Not Applicable O6 Development and use of premises 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; 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 22 Ann Street, Noosaville Page 2 of 15
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operational airspace.
See Figure 11.1 – Airport traffic area
11.10 Built Form
Density No solution provided O6 - Complies
O7 The density of development within the site The proposed 2x3 bedroom duplex provides a
area— dwelling density of 6.6 persons, being less than the
a) is compatible with surrounding development; maximum allowable 7.33 persons for the site.
and
b) does not exceed—
i. For the Semi-Attached Housing Zone-
A. for sites between 500m2 and 599m2
inclusive 4.8 persons:
B. for sites 600m2 or more – 6.6 persons or 100
persons per hectare whichever is higher
ii. For the Attached Housing Zone- maximum
population density of 100 persons per hectare;
Height O7 - Complies
S8.1 Buildings and other structures have a
O8 Buildings and other structures— The proposed duplex has a maximum height of 2
maximum building height of—
storeys and 8 metres.
a) are low rise and have a visual bulk and an a) if in the Attached Housing Zone – 8m, with
architectural scale consistent with structures on the exception of those properties with frontage
adjoining or nearby land; to the following streets: - Russell St, William St
and Howard St, or Weyba Rd, James St and
b) do not exceed a building height of — for the Albert St north of their intersections with
Attached Housing Zone 2 storeys unless Elizabeth St (as well as properties fronting
located on property with frontage to the Gympie Terrace or Noosa Parade between
following streets: - Russell St, William St and Weyba Road and Russell Street) where they
Howard St, or Weyba Rd, James St and Albert have a maximum building height of 12m;
St north of their intersections with Elizabeth St
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(as well as properties fronting Gympie Terrace b) if in the Visitor Mixed Use Zone – 12m;
or Noosa Parade between Weyba Road and
Russell Street), where they are not to exceed a c) if in the Business Centre or Industry
maximum building height of 3 storeys; Zones — 10m;
c) do not visually dominate the street,
surrounding spaces; d) if in the Shire Business Centre Zone – 8m,
d) preserve the amenity of surrounding land; except in Precinct E1 or E2 where 12m or in
ensure that development responds to the site Precinct REC/MU where 6m;
topography; and
e) in all other zones—8m.
Setbacks S9.1 Buildings and structures comply with the S9.1 – Specific Outcome
O9 Buildings and other structures are
setbacks identified in Schedule 1 - Minimum Refer to Section 6 of the Assessment Report for an
appropriately designed and sited to—
Boundary Setbacks. assessment against Specific Outcome O9 of the code.
a) provide amenity for users of the premises as
well as preserve the visual 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;
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.
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Noosaville Locality Code Site cover, gross floor area and plot ratio No solution provided O10 Complies O10 The site cover, gross floor area and plot The development provides a Gross Floor Area of ratio of buildings and other roofed structures— 293m2 which complies with the schemes a) results in a building scale that is compatible requirements. with surrounding 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. O11 Site cover— No solution provided O11 Complies a) for a class 1 or class 10a structure within the The proposal provides a site cover of 40% 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 22 Ann Street, Noosaville Page 5 of 15
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exceed 40%;
d) for the Attached Housing Zone does not
exceed 40%;
e) for the Community Services Zone—50%or
O12 For the Semi-AttachedHousing Zone
buildings do not exceed a plot ratio of 0.45:1
O13 Complies
O13 For the Attached Housing Zone the
maximum gross floor area is equivalent to the The proposal provides a Gross Floor Area of 293m2.
maximum allowable population in persons
multiplied by 40m2.
O14-16 Not Applicable
Flooding and drainage S17.1 For new buildings or structures or
O17 Buildings and other works are designed additions of more than 50m2 gross floor area S17.1 a) Complies
and to an existing building or structure, floor The minimum floor levels provided to habitable rooms
sited to— is 2.8m AHD, being above the minimum specified
levels for habitable rooms are –
a) provide flood free access to premises and level of 2.5m AHD identified on Council’s mapping.
flood free habitable areas; a) for areas where minimum floor levels are
b) allow only minor, short term and infrequent available - not less than the specified minimum
flooding of non-habitable areas; floor levels;
c) ensure carparking areas can be adequately b) for areas where flood modelling is available –
drained; a minimum of 500mm above the modelled flood
d) ensure drainage does not adversely impact level; and
upon other premises; and
e) ensure filling or excavation does not c) for areas where flood modelling is not
adversely impact upon other premises by— available a minimum of 500mm above the
i. causing ponding on the site or nearby highest known flood level;
land;
AND
ii. increasing flooding, which adversely
S17.2 Where Council infrastructure is
affects the safety or use of any land
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upstream and downstream; and available— S17.2 Not Applicable
iii. adversely affecting the flow of water in a) any drainage (including buildings and All stormwater from the development will drain to
any overland flow path. Council’s stormwater infrastructure within the road
yards) flows to that infrastructure; and
reserve.
b) the infrastructure has the capacity to
accept any additional loading;
AND
S17.3 For Residential Uses—
a) where slab on ground construction is used, S17.3 Specific Outcome
filling does not extend more than 1m beyond
Filling will be undertaken in accordance with an
the building footprint and access to car parking
areas, measured from the outer walls of the operation works approval and will not adversely
building ; or impact on the drainage of adjoining premises.
b) the design consists of a suspended floor
construction;
S17.4 Car parking and manoeuvring areas are S17.4 All car parking and manoeuvring areas will
constructed at a level that permits the parking drain by gravity to the street.
area to drain from the site by gravity means,
without the need for mechanical pumping;
AND
S17.5 Basements for residential uses have S17.5 Not Applicable
flood immunity above the Q100 where No basements are proposed.
alternative means to mechanical pumping are
used to achieve such immunity; or
S17.6 Basements for non-residential uses have
flood immunity above the Q100 that may be S17.6 Not Applicable
achieved by means of mechanical pumping No basements are proposed.
where the mechanical feature is installed with
adequate holding tanks and an alternative back
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up power source.
Sloping sites
O18 On sloping sites, buildings and structures S18.1 Buildings are of split level design that S18.1 Not Applicable
are designed to maximise the use of natural step down the slope or have a suspended floor
slope and minimise the need for cut and fill. construction;
AND
S18.2 Cut or fill is less than 2m in depth;
S18.2 Not Applicable
AND
S18.3 The distance between the ground and
the lowest part of the floor of the building does
not exceed 3m to avoid large under building S18.3 Not Applicable
areas;
AND
O19 On sites which are visible from the major
road network, areas of public open space, the
S19.1 No solution provided
Noosa River or the beaches new buildings and O19 Not Applicable
structures including outbuildings, are designed
so as not to dominate or detract from the scenic
and environmental qualities of the site and its
setting.
Roof form
S20.1 With the exception of industrial buildings S16.1 Complies
O20 Rooflines—
the main roof of the building has a roof pitch no
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a) contribute positively to the local skyline; less than 12 degrees and has minimum 600mm The roof has a minimum pitch of 5 degrees
b) complement the low rise character of the eaves to at least 75% of the perimeter of the
locality; building;
c) are articulated, pitched or skillion; AND
d) avoid low pitched (eg. less than 5 degrees) or S20.2 Buildings and structures do not
box roof profiles/parapets; and S16.2 No roof top terraces are proposed.
include roof top terraces.
e) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Materials and finishes S21.1 With the exception of buildings within the S21.1 Complies
O21 Buildings and other structures use Industry Zone, buildings
materials and finishes that complement the a) use a mix of lightweight and textured The proposal a mixture of textures and materials
Noosaville character and integrate with the external building materials, including including painted fibre cement and stria cladding,
surrounding natural and built environment. timber finishes; or rendered block work, timber battens, louvres,
1. b) use masonry construction where aluminium slats, glass balustrading.
variation is provided in texture,
detailing and the like;
2. c) use open or transparent balustrades;
and
3. d) incorporate open balconies.
6.11 Environment, conservation and recreation
Environment and cultural heritage values
O22 There are no significant adverse effects on No solution provided. O22 – Complies
biodiversity, native vegetation, native fauna The proposed duplex will not have significant impact
habitat, landscaped quality, water quality or on the biodiversity values of the locality.
cultural heritage values, including those related
to—
a) changes to natural drainage;
b) management of fire risk;
c) erosion and the transport of sediments off
site;
d) unmanaged public access;
e) effluent disposal69;
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Noosaville Locality Code f) changes to fauna habitat and behaviour; and g) disturbance of buildings and features, including natural features, of cultural heritage significance. Open space network O23 An integrated open space network is No solution provided established throughout the locality and— O23-24 Not Applicable 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. AND 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 pathways are S25.1 Not Applicable bicycle pathways are provided and retained provided and retained where indicated in the There are no Trunk pathways identified in front of the between and around key destinations 22 Ann Street, Noosaville Page 10 of 15
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including— Priority Infrastructure Plan in Part 15; site.
a) an east-west link between the Tewantin & AND
Doonan Locality and the Noosa Heads
S25.2 Contributions toward pedestrian and S25.1 Complies
Locality along the Noosa River foreshore; bicycle pathways are provided in accordance
b) a north-south link between the Shire Relevant contributions for pathways can be issued
with the Priority Infrastructure Plan in Part 15.
Business Centre and Wallace Park to the with an Infrastructure Charges Notice.
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
f) camping and caravanning facilities at Munna
Point.
Foreshore character
O26 The natural landscape character and
vegetation along the foreshore areas of the O26 Not Applicable
No solution provided.
Noosa River, Lakes Doonella and Weyba and The site is not located on the Noosa River foreshore.
Eenie Creek, Noosa National Park, Keyser
Island and Weyba Creek Conservation Parks is
protected.
Watercourses
O27 The environmental, economic, amenity and S27.1 No solution provided SO27 Complies
transportation values of the Noosa River system
The proposed development will not impact on the
are protected.
environmental, economic, amenity and transportation
values of the Noosa River.
Table 6.20
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Noosaville Locality Code Specific Outcomes Probable Solutions Assessment 11.19 Consistent uses O43 The following defined uses and use classes No solution provided O43 Complies are consistent uses and are located in the The proposed use (Multiple Housing Type 2) is Attached Housing Zone— identified as a consistent use. a) Commercial business Type 1 if an estate sales office; b) Home-based business Type 1; c) Home-based business Type 2 where operated from a detached house; d) Detached house; or Community residence if not located at Ivory Palms Resort 73 Hilton Terrace on Plan GT102758; e) Multiple housing if not located at Ivory Palms Resort 73 Hilton Terrace on Plan GT102758; and f) Visitor accommodation Types 1, 2 or 4. 11.20 Inconsistent uses O44 Thefollowingdefinedusesanduseclasses are No solution provided O44 Complies inconsistent uses and are not located in the The proposal is not identified as an inconsistent use. Attached Housing Zone— a) All Agricultural Uses; b) Commercial business unless an estate sales office; c) Entertainment and dining business; d) Industrial business; e) All Infrastructure Uses f) Detached house; or Community residence if located at Ivory Palms Resort 73 Hilton Terrace on Plan GT102758; g) Ancillary dwelling unit; h) Multiple housing if located at 73 Hilton Terrace on Plan GT102758; and 11.23 Amenity Landscaped Setting No solution provided O46 Existing mature trees of local origin add to the O46 Not Applicable 22 Ann Street, Noosaville Page 12 of 15
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character of the Attached Housing Zone and are The site does not contain any significant existing trees
retained. of local origin.
11.23 Built Form
Streetscape character and building bulk S47.1 Buildings and other structures are S47.1 Complies
O47 Buildingsandotherstructures— designed to— The proposed duplex has a maximum wall length of
a) contribute positively to the streetscape a) have a maximum wall length of 15m and 8.6m and incorporates various design elements break
character by addressing the street and adding each external wall plane incorporates at least up the built form of the development.
visual amenity through stepping the front façade; one design element to add visual interest and
b) have a bulk and architectural scale that does amenity (such as windows, pergolas, sun
not dominate the streetscape or detract from the shading devices, balconies or a change of
visual amenity of adjoining properties; building material); (See Figure 11.6)
c) vary in line and plane; b) vary and break up the roof forms through
d) utilise various building styles and materials to gables or different pitches to add visual
create diversity and visual interest in the interest and define the individual dwelling
streetscape; units;
e) make use of verandahs, balconies, eaves, and c) provide individual segmented balconies for
roof overhangs for aesthetic and lifestyle reasons; each dwelling unit to reduce dominant
f) integrate landscaping into the building design to horizontal banding;
provide visual relief and screening; and d) visually break up building facades by
g) present well articulated facades where garages incorporating different but complimentary
or carports are not the dominant visual element colours, textures and building materials; and
when viewed from the street; e) visually break up the bulk of the building
by integrating tall plant species in front of and
to the side of buildings.
O48 Buildings and structures are designed to
address any waterfront aspect and to contribute S48.1 No solution provided O48 Not Applicable
positively to the waterfront character.
O49 Buildings and structures take the form of S49.1 Buildings do not contain more than 4
small separate buildings, rather than large single S49.1 Complies
attached dwelling units.
The proposal is for a duplex development.
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Garages and carports S50.1 Garages and carports— S50.1 Complies
O50 Garages, carport structures and vehicle a) have a front boundary setback of at least The proposed garages have a front setback of 8.4m
manoeuvring areas are designed and sited to— a) 6m; and and occupy 38% of the frontage.
provide for resident and visitor parking; b) visually b) present a minimum width to the
integrate with the building and to not dominate the streetscape (the total width of garage doors is
street front; no more than 6m or 50% of the frontage
c) allow opportunity for landscaping to screen width, whichever is the lesser, where the
vehicle parking and manoeuvring areas; structure faces the street); or
d) minimise the number of driveway c) that are visible from, but do not face the
accesses; and street, include windows or other articulation
e) allow safe and efficient access to and and have a 6m vegetated buffer between the
egress from the premises. structure and the road frontage.
AND
S50.2 Where multiple lock up garages face S50.2 Complies
the street garage doors are stepped back a The single garages are separated by a distance of
minimum of 600mm from each other, in 2.5m.
relation to the frontage or are separated by at
least 1.5m;
AND S50.3 Complies
S50.3 Garages, carports and uncovered Vehicles are capable of maneuvering on-site and
spaces are designed to allow vehicles to enter exiting in a forward gear.
and exit the site in a forward gear through a 3-
point turn maximum;
AND
S50.4 The development provides for shared S50.4 Complies
driveways to minimise the number of access A single 5m wide driveway crossover is proposed.
points, except on sites with more than one
street frontage, where garages or carports in
the development front separate streets.
Front fences & walls S51.1 Front fences or walls are setback an S51.1 Complies
O51 Frontfencesandwallsaredesignedandsited average of 1 metre and are articulated to Can be conditioned.
to— provide visual interest by stepping the design
a) contribute to the attractiveness of the street; at maximum 5m intervals.
b) be compatible with the existing streetscape
character; AND
c) relate to the architectural period of the building; S51.2 The area of land between the fence S51.2 Complies
d) avoid interference with the movement of and the front property boundary shall be Can be conditioned.
surface stormwater;
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Noosaville Locality Code e) allow for casual surveillance from the street or densely landscaped to screen any fencing on main roads, mitigate traffic noise; from the street. f) provide for planting in front of high solid fences AND and walls; and S51.3 Any fencing on the boundary which is g) ensure planting between the front fence and not screened by vegetation is either less than the footpath does not create an impediment for 1.2m high or of an open construction. pedestrians using the footpath. 22 Ann Street, Noosaville Page 15 of 15
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Residential Uses Code
Table 14.24
Specific Outcomes Probable Solutions Assessment
14.46 For All Residential Uses
Electricity supply infrastructure
O1 The development does not adversely impact S1.1 No solution provided O1 – Complies
on existing or future electricity supply The proposal will not impact on electricity supply
infrastructure;
infrastructure.
AND S2.1 Development for uses adjacent to or within
O2 All uses and works maintain an adequate safe 50m of an existing electricity substation S2.1 – Not Applicable
distance from electrical infrastructure including incorporates noise attenuation measures to
substations, overhead powerlines, power poles mitigate noise impacts;
and transformers. AND
S2.2 Buildings and structures (including swimming S2.2 – Not Applicable
pools, sheds, tennis courts and outbuildings) are
not constructed under overhead electricity
transmission lines, or within electricity easements.
S2.3 A minimum separation distance is maintained S2.3 – Not Applicable
from the electricity transmission line to the closest
boundary of habitable buildings and child activity
areas, as follows—
a) 20m for transmission lines up to 132kV;
b) 30m for transmission lines between 133kV and
275kV; and
c) 40m for transmission lines greater than 275kV.
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Hot Water Systems
O3 Hot water systems are installed and operated S3.1 All hot water systems installed are— S3.1 – Complies
to support the efficient use of natural resources a) solar systems; or The development will incorporate either electric,
and minimise consequent pollution such as b) electric heat pump systems; or
gas or solar hot water systems.
greenhouse gas emissions. c) natural gas or LPG systems; or
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Residential Uses Code
d) any combination of a), b) or c).
Water supply and conservation
O4 On-site water storage is designed and S4.1 & S5.1 For a Class 1 building other than a S4.1 & S5.1 – Not Applicable
operated to support the efficient use of water; Detached house or Multiple Housing Type 1, The site is within a reticulated water service area.
outside a reticulated water service area, a
AND rainwater tank is to be installed with the following
O5 On-site water storage is adequate for minimum storage capacities—
occupants every day use and fire fighting a) Where no more than 3 bedrooms – 45,000
purposes. litres; or
b) Where more than 3 bedrooms – 60,000 litres;
AND
c) There is to be on the lot a dam, swimming pool
or water tank accessible for use by the fire brigade
that contains at least 5,000 litres of water.
Erosion and sediment control
O6 Development does not cause erosion or result No solution provided. O6– Complies
in transport of sediments off-site. The proposed duplex will not cause a significant
.
erosion or sediment transportation
Safety and security
O7 For Multiple Housing Types 2, 3 and 4, S7.1 The building entrance is clearly identifiable 7.1-7.3 – Complies
buildings and outdoor spaces are designed to and visible from the street, footpath and driveway; The development incorporates a pedestrian entry
protect the personal security and safety of AND
to each dwelling that is clearly identifiable from the
residents by allowing for natural surveillance.
S7.2 The internal path network has clear sightlines street frontage.
to the dwelling entry and street access points;
AND
S7.3 Visitors have direct access to the entrance
without passing through private outdoor living
areas.
Emergency access
O8 For Multiple housing Type 3, 4 & 5, site No solution provided
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design and layout ensures efficient access and O8 – Not Applicable
egress for emergency vehicles.
Basement drainage
O9 Buildings and access works are designed and S9.1 Enclosed car parking and manoeuvring areas S9.1– Not Applicable
sited to protect persons and property in the event are constructed at a level that permits the parking No basements are proposed.
of a flood and power failure. area to drain from the site by gravity means,
without the need for mechanical pumping.
Separation of incompatible uses
O10 Development is designed to minimise noise S10.1 Bedroom windows are at least 3m away S10.1 – Complies
carrying between dwelling units or accommodation from shared driveways or car parking areas of Windows to habitable rooms are well separated
units by locating noise sensitive spaces such as adjacent dwelling units or accommodation units.
from the internal driveway or adjoining carparking
bedrooms away from noise generating areas of
the development, such as carparking areas or areas.
mechanic plant and equipment or recreational
facilities.
Mechanical plant & equipment
O11 Mechanical plant and equipment associated S11.1 Mechanical plant and equipment, including S11.1 – Complies
with Residential Uses are designed and located pool and spa pumps, pool heaters, air-conditioning Any mechanical plant and equipment will be
so as not have an adverse impact on the visual units and refrigeration units are— appropriately screened and incorporated into the
amenity of the site or surrounding areas. a) where located at ground level, screened
building design.
by fencing 1.5m in height or dense
vegetation of at least 1.5m in width
incorporating grouped trees and shrubs
with maximum separation distance of 1m
measured from the centre of the plant; and
b) for Multiple housing Type 2, 3 & 4 are
visually integrated into the line and plane
of the building and roof design and do not
project beyond the height or width of the
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building when viewed from the street and
adjoining properties.
Ancillary recreation uses
O12 Ancillary recreation uses, such as outdoor S12.1 If the use involves ancillary use of outdoor S13.1 – Not Applicable
tennis courts and half netball courts, do not have courts including tennis courts, half courts and No courts or flood lighting are proposed.
an adverse effect on the amenity enjoyed by users netball courts—the use complies with the
of adjacent or nearby premises nor do they cause requirements in Section 2 of PSP8 Tennis and
unreasonable disturbance to local fauna through Other Courts;
light emissions by ensuring that all lighting devices AND
are limited to those designed and installed to: S12.2 Any lit tennis court or sports court is located
a) minimise light spillage on neighbouring at least 60m from the external wall of an existing
premises; or approved residential dwelling on an adjacent or
b) preserve an acceptable degree of lighting nearby lot (as measured from the centre line of the
amenity at the neighbouring premises; court);
c) provide covers or shading around lights; AND
d) direct lights downwards; S12.3 The vertical illumination resulting from
e) position lights away from possibly affected direct, reflected or other incidental light emanating
areas; and from the site does not exceed 8 lux when
f) enable brightness of lights to be adjusted to low measured at any point 1.5m outside the boundary
levels. and at any level from ground level upward;
AND
S12.4 Any flood lighting is restricted to the types
that give no upward component of light where
mounted horizontally (i.e. a full cut off luminaire).
S13.1 The court is not used between the hours of
10:00pm and 6:30am the following day.
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Privacy
O14 For Multiple Housing Types 2, 3 and 4, S14.1 Transparent doors and windows are S14.1 – Complies
building and structures are designed and sited to designed and located so they do not directly face The upper level windows do not directly face any
ensure the visual privacy of residents of the transparent doors or windows or the private open windows of adjoining properties. Further, the upper
development and neighbouring properties is space areas of other dwelling units within 10
protected. level bedrooms are appropriately setback from the
metres;
AND boundary so that they do not overlook the private
S14.2 Planter boxes, louvre screens, pergolas, open space of adjoining units.
landscaping and architectural design of balconies
are used to screen the ground floor private open S14.2 – Complies
space of dwelling units or accommodation units Dense vegetation screening and fences will be
from upper level units (refer to Figure 14-3 Privacy provided to ensure that amenity of the adjoining
Measures which illustrates how trees, awnings, premises is not compromised
screens, fences and planter boxes reduce
minimise the ability to directly look into
neighbouring homes and yards).
Sloping sites S17.1 Buildings and structures on sloping sites— S17.1 – Not Applicable
O17 On sloping sites, buildings and structures are a) Have a maximum distance of 3m between the The subject site is flat.
designed to maximise the use of the natural ground and the lowest part of the floor of the
topography and minimise the need for cut and fill. building or the building incorporates undercroft
skirting or screening (eg. timber battens) to the full
height of any undercroft area higher than 3m
above ground level at the perimeter of the building;
b) are of split level design that step down the slope
or have suspended floor construction;
c) limit the amount of cut or fill to less than 2m in
depth relative to natural ground level; and
d) do not result in the spread of fill beyond the
footprint of the building and associated batters.
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Landscaping Code
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Table 14-55 – Landscaping
Specific Outcomes Probable Solutions Assessment
14.134 General Requirements
Streetscape and amenity
O1 Sufficient landscaped areas are provided S1.1 Landscaped areas, not less than the S1.1 Complies
to— minimum areas and dimensions specified in Table 14-57 requires a minimum landscaped area of
2 2
a) enhance the visual amenity and Tables 14-56 or 14-57, are provided and 264m , with 158m being soft landscaping, and 2m
natural landscape character of the area, maintained; landscaped frontage width adjacent to car parking.
streetscape and local area; AND
b) retain natural landscape features, S1.2 Landscaping is designed, planted and The development provides a total landscaped area of
2 2
such as rock outcrops and existing large maintained in accordance with PSP3 292m with 170m of this area being soft landscaping.
trees; Landscaping Further, a 2m landscaped width is generally provided
c) retain existing native vegetation and Plants and Guidelines. along the frontage of the site and will be sufficient to
enhance buffer areas around property accommodate a variety of shade trees and large
boundaries; shrubs.
d) suit the relative size and nature of
the development and its setting;
e) reduce the visual impact of large or
bulky structures and fencing along
watercourses; and
f) conceal service, carparking and
loading areas of developments;
g) screen incompatible land uses; and
h) provide privacy between any
dwelling units and accommodation units
on and adjoining the site to a height and
density appropriate to the scale of the
development.
Building and landscape design S2.1 Below ground components of buildings do S2.1 Not Applicable
O2 Site layout and building and landscape not extend beyond the above ground footprint
The proposal does not incorporate below ground
design— to allow for landscaping particularly within
components that extend past the footprint of the
a) provides for soft landscaping to be building setback areas;
building.
established in and around the AND
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Landscaping Code
!
development; S2.2 Basement carparks do not encroach into S2.2 Not Applicable
b) maximises the retention of large canopy building setback areas;
trees; AND
c) within the Eastern Beaches Locality and
Noosa Heads Locality, avoids the removal
of heath vegetation, except where S2.3 Plants are grouped in mulched beds rather S2.3 Complies
required for internal roads and service than planted individually to provide for optimum
and infrastructure construction; growing conditions and less maintenance; Landscaping will be designed and planted in
d) minimises the extent of impervious paved accordance with PSP3 and be submitted for a
subsequent approval for operational works.
areas; AND
e) provides for suitable plant layouts and
densities; S2.4 These plants grouped in mulched beds are S2.4 Complies
f) facilitates the adoption of appropriate not subject to any hedging maintenance The planted species will not be hedged.
planting techniques; and regimes;
g) considers on-going maintenance
requirements to assure the establishment AND
and ongoing survival of plantings.
S2.5 Landscaping is designed, planted and S2.5 Complies
maintained in accordance with PSP3 Landscaping will be designed and planted in
Landscaping Plants and Guidelines; accordance with PSP3
AND
S2.6 Alternatives to impervious pavement are S2.6 Complies
provided and are located where landscaping The proposal will not incorporate large impervious
and pavements and the predominant portion of the
existing vegetation will benefit from increased landscaped area will be soft landscaping.
infiltration of rainwater.
Species selection S3.1 Plantings— S3.1 Complies
O3 Landscaped areas include plant species a) comprise plant species identified for the
Plant species selection will be in accordance with
that—a) are appropriate to the biophysical relevant landscape character area in PSP3
selection PSP3.
conditions and landscape character of the Landscaping Plants and Guidelines; and
area; b) avoid undesirable plant species identified in
b) are suitable for the space available, the PSP3 Landscaping Plants and Guidelines;
level of visual and climatic exposure, the OR
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functional requirements of the site and the S3.2 For landscaping around pool areas— S3.2 Not Applicable
scale of the development; a) no more than 30% of the landscaped area is
The pool areas will not comprise of more than 30%
c) provide for appropriate levels of shade a mixture of plants of local origin and exotic
exotic species.
and sunlight to occupants of the plant species, provided none of the plant
development throughout the year; species are undesirable plants identified in
d) minimise the demand for water use; PSP3 Landscaping Plants and Guidelines;
e) in road reserves, provide street trees with and
effective canopy shading having regard to b) palms are specifically located in group
the size and scale of the road reserve and plantings in accordance with PSP3
the location of services and other Landscaping Plants and Guidelines;
structures; AND
f) for street trees in towns are villages, are S3.3 Root guards are utilised around species
consistent with the existing streetscape with potentially invasive roots. S3.3 Not Applicable
character; Trees with potentially invasive roots will not be
g) do not cause potential damage to incorporates in close proximity to the structures.
buildings or structures;
h) are not harmful to pedestrians, particularly
around schools, childcare centres,
shopping areas and other high pedestrian
areas;
i) in intensively used environments, can
endure high levels of activity; and
j) for rural residential developments, are
best suited to less intensive maintenance
and low availability of water for gardens.
Safety and security S4.1 No solution provided. S4.1 Complies
O4 Landscaping is designed and located to
The landscaping will clearly define the public and
maximise the safety and security of public and
private realm and will allow for casual surveillance of
private areas by—
the upper level windows over the street.
a) clearly defining the
boundaries between private and public
spaces;
b) promoting casual
surveillance of buildings and public areas
from the street and other public areas for
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!
personal security reasons;
c) avoiding concealment spots;
and
d) maintaining safe sight
distances to and from road and building
corners, carpark entrances and driveways
(see Figure 14-16);
e) maintain safe sight distances
at planting bed ends within carparks;
f) protecting solid fences from
graffiti by incorporating elements such as
landscaping, creepers, murals or vandal
resistant paint; and
g) separating and defining
pedestrian and vehicle circulation routes.
O5 The provision of landscaping is to a S5.1 Landscaping provided which allows S5.1 Complies.
satisfactory standard ensuring that it does not adequate visibility for casual surveillance of
Landscaping will be designed and planted in
lead to opportunities for concealment and public
accordance with PSP3 and will allow for casual
possible assault sites. and semi-public spaces, including entrances
surveillance of the street.
and
exits to sites and buildings, by:
a) planting trees which have clean trunks to a
height of at least 1.8 m; and
b) appropriately spacing shrubs at 1.2m
horizontal centres, with a maximum height of
0.75m, to avoid clumping and to retain
sightlines.
O6 Street trees and plantings in towns and S6.1 Street trees and trees in carparking areas S6.1-6.2 Complies
villages, carparks and other areas where achieve a maximum of 900mm clear trunk
Appropriate street trees will be provided and can be a
potential conflicts with vehicles and height
condition of the approval.
pedestrians are evident, are planted so as to for a 2.0m high tree at planting and are able to
maximise vehicle and pedestrian safety. attain a clear trunk height of 1900mm on
maturity;
AND
S6.2 All scrub planting to be a maximum height
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!
of
700mm from the road pavement (not top of
kerb).
Services and utilities S7.1 Plant species used in landscaping S7.1-7.6 Not Applicable
O7 All landscaping works maintain adequate adjacent to substations, or adjacent to or on
There are no electrical services and utilities that will
safe distance from services and utilities electricity transmission line easements, are less
be affected by landscaping.
including substations, overhead powerlines, than 4m high at maturity and do not encroach
power poles and transformers, street lamps, within 3m of a substation boundary;
stormwater catchment pits, and underground OR
services and utilities. S7.2 For trees higher than 4m, trees are
planted
at a distance from any part of an electricity
transmission line at least equal to the expected
height of the tree at maturity (see Figure 14-17);
AND
S7.3 For power lines that connect to a
premises,
the height of plant species at maturity provides
for
a 2m clearance below the power line; (see
Figure
14-18)
AND
S7.4 Trees and large scrubs are located a
minimum of—
a) 5m from electricity poles and pillars;
b) 4m from street lamps;
c) 2m from stormwater catchment pits; and
d) 2m from underground services and utilities;
AND
S7.5 Plants are located to enable
tradespersons
to access, view and inspect service meters,
such
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!
as water and electricity meters;
AND
S7.6 Root barriers are installed around trees
that
are located within 3m of any infrastructures or
that
have potentially invasive roots.
Entry statements S8.1 No solution provided. S8.1 Complies
O8 Tree and plant massing are the dominant
The entries will be dominated by landscaping.
features of entry statements to residential or
commercial estates and are integrated with the
landscape theme of the estate and the natural
landscape character of the locality, rather than
the entry being dominated by built elements
such as masonary walls, waterfalls and
assembled rock outcrops. (see Figure 14-19).
O9 Entry statements are low maintenance S9.1 Entry statements are low maintenance and S9.1 Complies
located entirely within privately owned land.
Any entry statements will be low maintenance
14.136 Specific requirements for Business Uses
Design of commercial and retail spaces No solution provided Not Applicable
O19 Landscaping softens building bulk and
The proposal is not for a business use.
creates pleasant settings for visitors and staff
that function well in an intensively used
environment by—
a) providing canopy trees and ancillaryshade
structures;
b) using shrubs and garden beds to clearly
define public spaces and pedestrian
walkways;
c) providing areas for public art, where
appropriate;
d) providing outdoor areas with seating for
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!
staff and visitors;
e) adopting landscape solutions that reduce
the visual impact of building bulk (see
Figure 14-23);
f) using mounding and screen planting to
conceal service and loading areas;
g) making provision for outdoor dining areas
where appropriate, that integrate well
within the streetscape (see Figure 14-24);
h) providing adequate screening along the
perimeters of the development;
i) avoiding the use of formal planting design
for frontage works; and
j) providing planting design and species
selection that can endure an intensively
used environment.
14.139 Carparking areas
Off street carparks S28.1 One advanced canopy tree28 (a minimum S28.1-28.3 Not Applicable
O28 Landscaping of carparking areas is of
The development does not require a large car parking
designed to— 100 litres pot size) is provided—
area.
a) reduced the visual impact of the a) in towns and villages, shopping centres or
development; commercial areas— for every 4 carparking
b) provide for advanced canopy trees to spaces; or
shade vehicles and to reduce reflected b) otherwise—for every 6 carparking spaces;
radiation; AND
c) ensure canopy trees are protected from S28.2 A minimum area of 5m2 is provided
vehicle damage by providing adequate around
sized garden beds; each canopy tree, which is mulched and
d) maximise opportunities for infiltration of treated;
rainwater on-site; and AND
e) minimise contaminated runoff entering S28.3 Plants are grouped in mulched beds
the stormwater system and watercourse rather
than using individual, evenly spaced trees and
scrubs;
AND
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!
S28.4 Not Applicable
S28.4 Semi-pervious pavement surfaces are The proposed development will not incorporate any
used, such as grass cell paving, to increase large impervious carparking areas.
infiltration of rainwater and minimise
contaminated
runoff, including hydrocarbons, entering the
stormwater system and watercourses;
AND S28.5 Complies
S28.5 Runoff from carparking areas is directed Runoff from driveways will be directed to the
to landscaped areas to minimise contaminate landscaped areas. The proposal is for a low intensity
runoff, including hydrocarbons, entering the residential use and will not generate a large amount of
stormwater system and watercourses; traffic.
AND
S28.6 Garden mounding is incorporated into S28.6 Complies
carparking areas adjacent to frontages; The garden beds adjacent to any carparking areas will
AND be appropriately mounded.
S28.7 Surface and subsurface drainage swales S28.7 Complies
are used to maximise stormwater infiltration;
AND Runoff from driveways will be directed to the
landscaped areas. The proposal is for a low intensity
residential use and will not generate a large amount of
S28.8 A planting bed of at least 1m width with traffic.
screen fencing and dense planting is provided
to any property boundary with an adjacent S28.8 Complies
residential development. The front boundary generally incorporates a 2m
landscaped width. The side and rear boundaries will
also incorporate areas of dense landscaping.
On-street car parks S29.1 Where vehicles are parked parallel to the S29.1 Not Applicable
O29 Edges to parking and turning spaces for kerb, landscaping is setback a minimum of
on street parking are landscaped to provide 500mm from the back of the kerb to allow
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Landscaping Code
!
shade and screening, while ensuring adequate adequate access (see Figure 14-27);
access to vehicles. AND S29.2 Complies
S29.2 Street trees are planted a minimum of 1m
Street trees will be appropriately positioned and can
from the back of the kerb in the road reserve
be a condition of the approval.
verge.
!
!
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Driveways and Carparking Code
Table 14-49 – Driveways
Specific Outcomes Probable Solutions Assessment
14.113 General
O1 Vehicular access does not adversely impact S1.1 Vehicular access is located and designed S1.1 Complies
on safety, capacity and operations of the in accordance with AUSTROADS-Guide to
A 5m wide residential crossover will be provided to
existing or planned road network, the proposed Traffic Engineering Practice requirements for
access the development that is in accordance with
driveway, cycleways or pedestrian pathway sight distance and Section 3 of AS2890.1
AS2890.1
systems. Parking Facilities;
AND S1.2 Complies
S1.2 Only one footpath crossing is provided22; The development utilises a single crossover.
AND S1.3 Complies
S1.3 Driveways, other than within any setback The driveways will be design with transition grades to
have a maximum grade in accordance with be to be compliant with AS/NZS 2890.1. Refer to
Section 3 of AS/NZS 2890.1! proposal plans.
O2 Driveways and Crossovers - S2.1 Design of the driveway across the footpath S2.1 Complies
a) are suitable and safe for their intended use; is in accordance with Council’s Standard
The proposed crossover is in accordance with
and Drawings 9002 or 9005 as appropriate for the
Council’s Standard Drawings.
b) match Council infrastructure. particular type of development as annotated on
the drawings;
AND
S2.2 Driveways are designed and constructed S2.2 Complies
in accordance with Council Standard Drawings The proposed 5m wide driveway entry is appropriate
9014, 9019, 9020, 9021, as appropriate for the for the duplex use.
particular type of development as annotated on
the drawings;
AND 2.3 Complies
S2.3 The change in grades in the driveways The driveway design incorporates appropriate
and ramps is in accordance with Section 3 of transition grades in accordance with AS2890.1
AS2890.1 Parking Facilities. Parking Facilities. Refer to the proposal plans
O3 In commercial zoned areas, the number of S3.1 Design of multi-tenanted developments in S3.1 Not Applicable
driveways across pedestrian footpaths is commercial zoned areas include shared
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Driveways and Carparking Code
minimised. driveways and parking areas;
AND
S3.2 Driveways are located so they abut
S3.2 Not Applicable
existing driveways of adjoining development
where practicable and reciprocal easements are
created to reduce the sealed driveway width.
O4 Vehicular access does not adversely impact S4.1 Footpath and kerb crossings are located S4.1 Complies
on the capacity, operations and maintenance of clear of existing stormwater inlet structures,
The location of the proposed crossover does not
the existing infrastructure; water and sewerage infrastructure fittings, any
conflict with utility infrastructure or vegetation.
other exiting utility infrastructure, existing
AND landscaping and vegetation.
O5 Vehicular access does not adversely impact S5.1 No solution provided
on the integrity of existing landscaping or native
vegetation.
O6 Driveway run-off is filtered prior to leaving S6.1 For— S6.1 Complies
the premises. a) Ancillary dwelling unit, Multiple housing
The driveway will grade towards landscaped areas to
Type 1 or 2 if less than 5 carparking spaces,
treat runoff.
Visitor accommodation Type 1 and Home
based business Type 3—the driveway is
formed to drain to landscaped areas; and
b) for other uses—grease and oil arrestors or
stormwater quality improvement devices are
incorporated into the design to treat run-off prior
to run-off exiting from the premises.
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Driveways and Carparking Code
Table 14-50 – Carparking and manoeuvring
Specific Outcomes Probable Solutions Assessment
14.114 Carparking design and layout
O7 Sufficient carparking is provided to S7.1 The number of parking and loading bays is S7.1 Complies
accommodate the number and type of vehicles not less than the minimum number specified in
The proposed development provides 2 covered
likely to be generated by the development Table 14-51 Vehicle Parking Requirements;
spaces per dwelling, which complies with Table 14-51.
having regard to the specifics of the use
including—
a) the type and intensity of land use;
b) any existing parking available on the site;
c) hours of operation;
d) likely numbers of users;
e) the peak parking demand periods of uses on
the site; and
f) the availability of alternative carparking.
systems.
O8 The layout of the development provides S8.1 Parking bays, manoeuvring areas, S8.1 Complies
adequate, clearly defined and easily queuing areas, loading, setdown and pickup
All parking and manoeuvring areas comply with AS
accessible— areas and driveways are designed to the
2890.1
a) on-site vehicle parking and manoeuvring standards set out in Sections 2 and 3 of
areas; and Australian Standard AS 2890.1 Parking
b) loading and manoeuvring areas for delivery Facilities (Part 1: Off-street Carparking) and AS
and service vehicles 2890.2 – Off-street Parking (Part 2: Commercial
Vehicles);
AND
S8.2 The number of loading bays is not less S8.2 Not Applicable
than the minimum number specified in Table
14-51.
O9 Parking areas are located where they will S9.1 Carparking areas are accessed from rear S9.1 Not Applicable
not laneways where practicable
unduly conflict with pedestrians and will not
dominate the streetscape
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Driveways and Carparking Code
O10 Provision is made for a reasonable number S10.1 Carparking spaces are provided for S10.1 Not Applicable
of people with disabilities at the rate specified in
on site carparking spaces identified and Section 2.4.5 of AS 2890.1 – Parking Facilities
reserved for (Part 1: Off-street Carparking).
people with disabilities.
O11 Access and egress points do not impact on S11.1 Vehicle manoeuvring areas are provided S11.1 Complies
the in accordance with Section 3 of AS 2890.1
Vehicle manoeuvring will be designed to comply with
safety and operations of the road system. Parking Facilities (Part 1: Offstreet Carparking)
AS 2890.1 and vehicles will be capable of entering
so vehicles enter and leave the site in a forward
each garage space, reversing and leaving in a
gear.
forward gear.
O12 Parking areas are designed to - S12.1 At locations where pedestrian and S12.1 Complies
a) provide a progressive reduction in speed vehicle conflicts are likely to occur –
The driveway and frontage has clear site distances.
between the external road and internal parking a) sight distances of at least 2.5 seconds of
spaces; travel time at the designated speed are
b) ensure lower speeds near areas of high provided;
pedestrian activity through the use of b) splayed corners on structures are
appropriate road geometry or devices incorporated;
designed to limit speed; and c) landscaping is designed to allow clear views;
c) maintain sight distances which are d) sign placement ensures that views are not
appropriate impeded;
for the likely operating speeds in all areas of
potential pedestrian/vehicle and vehicle/vehicle
conflict;
O13 A clearly defined pedestrian network is S13.1 In large open car parks with greater than S13.1 Not Applicable
provided that – 200 car parking spaces, a pedestrian path
a) is located in areas where people will choose between parking spaces is provided on every
to second aisle;
walk;
b) ensures that pedestrian movement through
car
parking areas or structures are along aisles
rather than across them;
O14 Provision is made for pedestrian and S14.1 No probable solution identified; S14.1 Not Applicable
vehicular queues at conflict points;
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Driveways and Carparking Code
O15 Parking areas are lit to provide security for S15.1 Lighting is provided in accordance with S15.1 Not Applicable
night-time users. Australian Standard 1158.1:1997 - Road
Lighting - Vehicular Traffic (Category V)
Lighting - Performance Installation and Design
Requirements.
O16 In mixed use areas of Business centres S16.1 Resident carparking is limited to one S16.1 Not Applicable
residents do not compete with customers for space per dwelling unit or accommodation unit.
carparking spaces. AND
S16.2 Resident carparking is not located in the
road reserve or between the residential or
business building and the principal street
frontage.
O17 Car parking areas are landscaped to— No solution provided O17 Complies
a) provide shade;
The development will incorporate appropriate
b) maximise infiltration of stormwater run-off;
landscaping to reduce the visibility of the garages and
c) define parking areas;
carports from adjoining properties and other external
d) reduce direct visibility of car parking areas
viewpoints.
from external viewpoints;
e) soften views of hardstand areas
O18 Development with the potential to generate No solution provided O18 Complies
significant traffic and parking impacts gives The proposed use does not generate significant traffic
appropriate consideration to transport and land or parking impacts.
use issues23.
Motor Cycles & Motor Scooters S19.1 For Commercial businesses, S19.1 Not Applicable
O19 Designated Motor cycle or motor scooter Entertainment & dining business, Industrial
parking spaces reduce the reliance on cars. business Types 1 and 2, Retail business
Types 2, 4, 5, 6 and 7, Education Types 1 and
2, Open Space, Wellbeing Uses and
Transport Types 1,
2, 3 and 4 motor cycle parking spaces accord
with Planning Scheme Policy PSP26 Motor
Cycle & Motor Scooter Parking
O20 Carparks are designed to ensure run-off is S20.1 Grease and oil arrestors or stormwater S20.1 Performance Outcome
treated to remove pollutants prior to leaving the quality improvement devices are incorporated
Given the low-impact nature of the use grease
premises. into the design to treat run-off prior to it leaving
arresters are not required in accordance with S6.1
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Driveways and Carparking Code
the premises.
O21 Carparking areas are designed to ensure S22.1 Below ground components of buildings, S22.1 Not Applicable
drainage without the use of pumps or other including car parks, do not extend beyond the
electrical above ground footprint to allow for the provision
apparatus. of landscaping, particularly within building
setbacks.
O22 Site layout and building design provides for S23.1 Paved setdown areas are provided within S23.1-23.3 Not Applicable
soft landscaping to be established the site;
The proposed development does not incorporate
large vehicle parking areas. The carports will be
AND
appropriately landscaped.
S23.2 For a minimum of 50% of carparking
spaces, pedestrian access to buildings is not
across or through driveways, carparks, setdown
or manoeuvring areas;
AND
S23.3 Carparking and setdown areas are visible
from off-site.
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Natural Hazards Overlay Code
!
Table 13.33 Flood Hazard Areas
Specific Outcomes Probable Solutions Assessment
13.38 Effects of Use and Subdivision
Safety and floodplain function
O14 The proposed use does not compromise S14.1 The use does not result in an increase in S14.1-14.3 Complies
the safety of people or property from floods up the number of persons living, working or The dwellings provide habitable floor of 2.8m AHD
to and including a 1% AEP (1:100 year ARI) congregating in Flood Hazard Areas identified which is above the minimum specified floor level of
flood event. on Overlay Maps OM1.3—OM9.3; or 2.5m AHD.
S14.2 At least one access route above the 1%
AEP (1:100 year ARI) flood level is available for
evacuation; or
S14.3 An area of sufficient size and dimensions
to accommodate users is provided, above the
1% AEP (1:100 year ARI) flood level that allows
for safe congregation and evacuation;
AND
O15 Development does not result in adverse
impacts on people’s safety and capacity to use
land within floodplains.
Hazardous materials S16.1 Hazardous materials are manufactured S16.1 Not Applicable
O16 Public safety and the environment are not and stored above the level of a 1% AEP (1:100
The proposal does not incorporate the storage of
adversely affected by the detrimental impacts of year ARI flood event;
hazardous materials.
floodwater on hazardous materials OR
manufactured or stored in bulk. S16.2!Buildings or structures used for the
manufacture or storage of hazardous materials S16.2 Not Applicable
are designed to prevent the intrusion of
floodwaters up to the level of a 1% AEP (1:100
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Natural Hazards Overlay Code
!
Infrastructure S17.1 Components of the sewerage treatment S17.1 Not Applicable
O17 Sewerage treatment plants maintain their plants that are likely to fail or may result in
function during flood events up to a 1% AEP contamination are—
1:100 year ARI) flood event. a) located above the level of a 1% AEP (1:100
ARI) flood event; or
b) are designed and constructed to exclude
water inundation or infiltration and resist
hydrostatic and hydrodynamic forces as a result
of inundation.
O18 Community Uses and Infrastructure S18.1 Community Uses and Infrastructure S18.1 Not Applicable
Uses are able to function effectively during and Uses are sited and constructed to ensure that
immediately after flood events. floor levels are not less than the AEP (or ARI)
c) avoiding concealment spots; levels identified below—
and a) Emergency service facilities- 0.2% AEP
d) maintaining safe sight (1:500 ARI);
distances to and from road and building b) Emergency shelter- 0.5% AEP (1:200 ARI);
corners, carpark entrances and driveways c) Police station- 0.5% AEP (1:200 ARI);
(see Figure 14-16); d) Hospital- 0.2% AEP (1:500 ARI);
e) maintain safe sight distances e) Electricity substation- 0.2% AEP (1:500 ARI);
at planting bed ends within carparks; f) Water treatment plant- 0.2% AEP (1:500
f) protecting solid fences from ARI);
graffiti by incorporating elements such as g) Power station- 0.5% AEP (1:200 ARI);
landscaping, creepers, murals or vandal h) Major electrical switch yard- 0.5% AEP
resistant paint; and (1:200 ARI); and
g) separating and defining i) Store for valuable records or items of historic
pedestrian and vehicle circulation routes. or cultural significance- 0.5% AEP (1:200 ARI).
O19 All lots have sufficient area that is above S19.1 The minimum area above flood level for S19.1 Not Applicable
the 1% AEP (1:100 year ARI) flood level or each lot, is in accordance with Table 13.11;
The proposal does not incorporate any new lots.
where modelling is not available, the highest AND
recorded flood level, to safely and adequately S19.2!Where the existing roads servicing a
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Natural Hazards Overlay Code
!
accommodate their intended use. development provide a specific flood immunity
(as determined by Chapter 6 of the Qld S19.2 Not Applicable
AND Transport Road and Drainage Design Manual
The existing lots do not have access to flood free
and the Australian Rainfall and Runoff Guide),
areas.
all lots have access to the flood free area
O20 Development integrates with the natural identified in Table 13.11 that matches the road
landform rather than modifying the landform to immunity;!
suit the development.45 AND
S20.1 Flood immunity for development areas is
not achieved by filling land below the 1% AEP O19 & O20 Complies
(1:100 year ARI) flood level; or The lots will be provided with sufficient areas above
the 1% ARI level to accommodate their intended use.
S20.2 Where modelling is not available, flood
immunity for development areas is not achieved The amount of fill required to accommodate the use is
by filling land below the highest recorded flood consistent with a detached house and will be
level.!! compatible with the filled levels throughout the
surrounding locality.
O21 Filling or excavation only occurs where it No solution provided. 021 Complies
does not adversely impact on—
The proposed filling will not adversely impact on
a) watercourses, drainage lines and wetlands;
drainage lines, watercourses, wetlands or significant
and
vegetation.
b) vegetation on land identified on Biodiversity
Overlay Maps OM1.1-OM9.1; and
c) water levels on properties elsewhere.
Table 13.12 Acid Sulfate Soils
!
Specific Outcomes Probable Solutions Assessment
13.39 Effects of works
General
O22 Works do not disturb acid sulfate soils or Partial solution S1.1 Complies
are managed to avoid the release of acid or S22.1 The disturbance of acid sulfate soils is The proposed filling will avoid disturbing acid sulfate
associated metal contaminants.46 avoided by— soils. Further details in relation to the extent of the
a) not excavating or otherwise removing soil or filling will be provided with the subsequent application
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Natural Hazards Overlay Code
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sediment identified as containing acid sulfate for operational works. A condition may be imposed to
soils; this effect.
b) not permanently or temporarily extracting
groundwater that results in the aeration of
previously saturated acid sulfate soils; and
c) not undertaking filling that results in actual
acid sulfate soils being moved below the
watertable or previously saturated acid sulfate
soils being aerated;
OR
S22.2 The disturbance of acid sulfate soils
avoids the release of acid or associated metal
contaminants by—
a) neutralising existing acidity and preventing
the generation of acid and associated metal
contaminants; and
b) preventing the release of surface or
groundwater flows containing acid or associated
metal contaminants into the environment.
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