Council archive · source document
Attachment 11- Code Compliance Report · MCU23/0078
CODE COMPLIANCE STATEMENTS
MAJOR CENTRE ZONE CODE (6.4.1.3)
PEFORMANCE AND ACCEPTABLE OUTCOMES
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
Role and Function
PO1 AO1 Complies with PO1
The business use or centre activity is of a type, scale No acceptable outcome provided The proposed mixed-use development is consistent with the
and intensity that is consistent with a Major Centre intended location, and the prescribed scale and intensity of
as identified in the Noosa Shire Centre Hierarchy. a Major Centre development as identified in the Strategic
Framework Map 2 – Economy and Employment.
The scale of development has significantly reduced as part of
this information response where 6,500m² of retail GFA has
been reallocated to Lot 1 and subject to a separate
application. An amended Economic Report has been
prepared (Attachment 1) which details strong support and
overall need for the development. The redesign of the
proposal will operate under a cap of 7,500m² of retail GFA,
this consistent with what is prescribed under the Noosa Plan
2020. Whilst a 3,500m² supermarket is still proposed, the
Economic Report details an overwhelming need/support for
a full line supermarket which does not compromise the
hierarchy of a Major Centre. Other uses are also provided
such as but not limited to theatre, bar health care services,
office and indoor sport and recreation. It is noted that the
response has added uses to the application at Council’s
request which are intended and consistent for the zone and
are in direct response to the information.
Code Compliance Statements Page 1 of 136
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of pages 2 to 61 (of 136)
Page 2
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
PO2 AO2 Complies with PO2
Uses within a Major Centre do not detract from the No acceptable outcome provided With consideration taken to the placement of existing and
role or function of another Major Centre. intended Major Centres in accordance with the Strategic
Framework Map 2 – Economy and Employment, the
proposed extension to the existing centre will not detract or
comprise the viability of another Major Centre. It is
acknowledged that the proposal will not replace the role and
function of the existing Noosa Civic Shopping Centre to the
north-west of the site but will improve upon and integrate
with pre-established and new uses.
The amended proposal ultimately ensures that the Major
Centre can support the growing Noosaville and surrounding
catchment areas through employment opportunities,
through the uses proposed such as commercial offices,
health care services and bars and restaurants. Refer to the
amended Economic Impact Statement (Attachment 7)) for
more details.
PO3 AO3 Complies with AO3
Development provides for a mix of retail, business, Development provides for the following The proposed Mixed-Use development comprises of a
residential and community activities to promote an activities: range activities that complement the existing Noosa Civic
activated mixed-use environment. (a) retail shops; Shopping Centre, providing for the following activities in
(b) food and drink outlets (e.g. local accordance with A03:
restaurant and dining facilities); (a) Retail shops;
(c) health care services; (b) Food and Drink Outlet/s;
(d) offices (e.g. banks and real estate (c) Heath Care Services;
agencies); (d) Offices;
(e) entertainment activities (e.g. a club, (e) Cinema
function facility or theatre); (f) Recreation facilities
(f) residential activities located above or (g) Arts and Innovation uses
behind non-residential activities; and (h) Residential facilities (short and long term)–
(g) an appropriate range of community predominantly upper levels.
activities and support service. The development has proposed to establish precincts
throughout the development as detailed on the amended
Architectural Plan (Attachment 1). The intent of this is to
Code Compliance Statements Page 2 of 136
Page 3
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
allow for a number of uses within each precinct to provide
interchangeability and flexibility for the applicant such that
adaptation to market changes can be responded to, to
ensure this is a viable development over various economic
lifecycles.
PO4 AO4 Complies with PO4
Development provides for a range of business No acceptable outcome provided The proposed development facilitates a diverse pool of
activities that serve the highest level needs of employment opportunities by establishing higher-order
businesses, residents and visitors within the Shire, services and facilities such as specialist shops, health care
and offers a higher level and more diverse range of services, offices and research and technology tenancies
employment opportunities than other centres in that satisfy the wide array of persons who reside and visit
Noosa Shire. the Major Centre catchment.
Precincts have been established to illustrate to Council
what uses will be established where, as requested in the IR.
Each precinct is proposed to accommodate 1 or more uses
to allow flexibility to the applicant to ensure this
development is prosperous throughout the various
economic lifecycles.
PO5 AO5 Complies with PO5
The Noosa Business Centre, as a principal function No acceptable outcome provided The proposed village mixed-use development provides the
provides for employment growth in key priority capacity and opportunity for a wide array of employment
employment sectors for Noosa Shire, by enabling a opportunities as outlined in the amended Economic Impact
wide range of business, commercial and community Statement (Attachment 7). The economic assessment
activities, as well as retaining development capacity highlights key anticipated employment generation
in the longer term to take advantage of potential outcomes including an estimated 330 new direct jobs over
future employment opportunities. an 18-month period, an estimated 500 new ongoing
employment positions, equivalent to around 380 full-time-
equivalent (FTE) jobs as well as further indirect jobs.
PO6 AO6 Overall Outcome Response
The Noosa Business Centre provides for higher order No acceptable outcome provided AS The proposed mixed-use development provides for higher
retailing and entertainment facilities for the shire order retail and entertainment facilities, with the inclusion
Code Compliance Statements Page 3 of 136
Page 4
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
including the existing discount department store and of shops, bars, a theatre and associated recreation and
full-line supermarket established in the centre. An bar/dining precinct.
additional small format supermarket is established The development also includes a supermarket tenancy
in the Village mixed use precinct with a maximum which is acknowledged to exceed the prescribed maximum
gross floor area of 2,500m² gross floor area of 2,500m² for the Village mixed use
precinct; however, the scale of the supermarket is
considered to be suitable in the context of the Local and
Regional scale aspirations for the Major Centre and the
economic need outlined in the amended Economic Impact
Statement (Attachment 7), which highlights an existing
under-provision of supermarket floorspace serving the
catchment.
The Economic Impact Statement identifies that a new
supermarket should be facilitated within the catchment,
with the NBC being an appropriate location for a new full-
line supermarket given its role in the centres hierarchy as
defined in ShapingSEQ. On this basis the proposed
supermarket is considered to be appropriate and
supportable at a size larger than larger than 2,500m².
PO7 AO7 Complies with AO7
Development in the Noosa Business centre includes The internal link road and extension to The key road connections and general network of the
the construction of an internal link road and the Hofmann Drive connecting to Walter Hay Drive Noosa Business Centre has been designed and delivered as
extension of Hofmann Drive to service new is to be generally in accordance with Figure part of existing approvals associated with the overall
development at the first stage of development of 7.2.4.5 (Noosa Business Centre Framework and project, of which are consistent with Figure 7.2.4.5 – Noosa
the site. Character Plan) Business Centre Framework and Character Plan.
Notwithstanding, the proposed mix-used development will
further establish and integrate with the internal road
network connection between Hofmann Drive and Walter
Hay Drive, being the north-south main street over
Easement AK on SP322201.
PO8 AO8 Complies with AO8
Development in the Noosa Business Centre and Primary activated frontages are provided to Primary activated street frontages are established within
Noosa Junction is designed to be integrated with public open space areas as identified on Figures the proposed development in accordance with Figure
7.2.5.4 (Noosa Junction Framework and 7.2.4.5 (Noosa Business Centre Framework and Character
Code Compliance Statements Page 4 of 136
Page 5
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
and provide activated edges to public open space Character plan) and Figure 7.2.4.5 (Noosa Plan) through the integration of development around the
areas. Business Centre Framework and Character north-south main street over Easement AK on SP322201.
Plan). The main street which seeks to allow interchangeability
though out the precinct such that a number of uses can be
accommodated being Shop, Food and Drink Outlet, Office
and Health Care.
The Civic Spine also provide for this interchangeability
concept where shops front all along the Green and
landscape treatment both hard and soft are provided to
ensure public open space areas remain lively and appealing.
PO9 AO9 Not Applicable
Noosa Junction’s principal role and function is to No acceptable outcome provided The proposed development is not located within the Noosa
provide for a higher order mixed-use centre Junction area.
prioritising entertainment and retail uses focused on NA
unique destination shops with local brands,
restaurants and cafes, as well as digital and creative
enterprise and health and professional services.
PO10 AO10 Not Applicable
Noosa Junction provides for a diversity of higher No acceptable outcome provided The proposed development is not located within the Noosa
order business and entertainment activities Junction area
including specialty retail, restaurants, cafes and a NA
cinema located in a compact, fine grained main
street centre with no additional discount
department store use or additional full line
supermarket established.
PO11 AO11 Not Applicable
Commercial development is consolidated through No acceptable outcome provided NA The proposed development is not located within the Noosa
increased floor space within the boundaries of the Junction area.
Major centre zone in Noosa Junction.
Open Space AO12 Complies with AO12
Code Compliance Statements Page 5 of 136
Page 6
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
PO12 Primary activated frontages are provided to Primary activated street frontages along Main Street and
Development in the Noosa Business Centre and public open space areas as identified on Figures fronting the Village Green) are established within the
Noosa Junction is designed to be integrated with 7.2.5.4 (Noosa Junction Framework and proposed development in accordance Figure 7.2.4.5 (Noosa
and provide activated edges to open space areas. Character plan) and Figure 7.2.4.5 (Noosa Business Centre Framework and Character Plan). These
Business Centre Framework and Character areas have been activated through built design outcomes to
Plan). ensure public open space areas remain lively and appealing.
The Civic spine will be activated with retail, shop and
Editor's Note- The requirements for the open space restaurant tenancies directly fronting the public space.
areas for Noosa Junction and Noosa Business Centre Public and private spaces will be clearly delineated,
are provided in the Recreation and Open Space Zone ensuring public open space areas remain lively and
Code. appealing.
Both Main Street and the Civic Spine propose precincts that
allow for interchangeability of uses to ensure the applicant
is provided with flexibility to adapt to market conditions.
Whilst it is understood the scheme prescribed a 7,500m²
retail cap at any one time, this is anticipated to be approval
conditioned.
Refer to Attachment 1 – Architectural Plans and
Attachment 3 – Landscape Concept Plans for more details
Sunshine Beach Road and Bottlebrush Road, Noosa AO13 Not Applicable
Junction No acceptable outcome provided The proposed development is not located at sites identified
PO13 in PO13.
Development located at 43 Sunshine Beach Road
(BUP104047), 1 Eugarie Street (BUP102871) and NA
where fronting Bottlebrush Avenue Noosa Heads,
develops for office or health services uses only to
the exclusion of shops, food and drink outlets and
entertainment uses.
Short-term accommodation AO14 Complies with PO14
PO14 No acceptable outcome provided The proposed mixed use development incorporates
residential uses in the form of 121 apartments, of which 76
Code Compliance Statements Page 6 of 136
Page 7
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
Short term accommodation is established in are intended to allow for the operation of Short-term
locations close to entertainment activities and retail accommodation. The residential uses are predominantly
uses. situated above the non-residential uses and are
appropriately co-located to a diverse range of
entertainment activities and retail uses as provided for by
the Noosa Civic Shopping Centre and proposed mixed-use
development. Specifically, the Short Term has been
strategically located to front the Village Green/Civic Spine,
being close to the bar/dining, food and drink and recreation
uses, while the long-term accommodation will be located
along Main Street.
Former Bowls Site Noosa Junction AO15 Not Applicable
PO15 The link road connecting Noosa Drive to The proposed development is not located at sites identified
Development on the former bowls club site located Lanyana Way is to be generally in accordance in PO15.
at Lot 3 RP884396 includes a road connection with Figure 7.2.5.4 (Noosa Junction Framework
NA
through the site linking Noosa Drive to Lanyana Way and Character Plan)
which is to be constructed and dedicated to Council
at no cost as part of the first stage of development
of the site.
Built Form
Height AO16.1 Complies with PO16
PO16 Buildings and other structures have a building The proposed development comprises of a mixed-use
Buildings and other structures: height of no more than: building incorporating commercial, retail and residential
(a) Noosa Junction - 12 metres; opportunities for the broader Noosaville catchment. In
(a) are low rise and have a visual bulk and
(b) Noosa Business Centre – accordance with the Noosa Planning Scheme, the proposal
architectural scale consistent with
i. if a site is identified as a gateway incorporates a maximum building height of 3 storeys, with
structures on adjoining or nearby land;
site on Figure 7.2.4.5 (Noosa residential multiple dwellings and short-term
(b) have the following maximum building
Business Centre Framework and accommodation being the only use provided on the third
height:
Character Plan), that portion of the storey level (cinema remains 2 storey with increased
i. for Noosa Junction three storeys;
site located within 50 metres of ceiling height).
ii. for the Noosa Business Centre two
storeys, except a gateway site or a the street frontage - 12 metres; or
mixed-use building incorporating a ii. are part of a mixed-use building
incorporating residential uses, or in
Code Compliance Statements Page 7 of 136
Page 8
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
residential use which may be three the High density residential The residential component adopts a maximum building
storeys precinct -12 metres; otherwise height of approximately 12.45m fronting the Main Street
(c) do not visually dominate the street, iii. 10 metres. due to the pitch of the skillion roof design:
surrounding spaces or the existing skyline; The maximum overall building height of the mixed-use
AO16.2
and development is an area of roof associated with the
(d) preserve the amenity of surrounding Where excavation is required, the maximum
proposed cinema component which has a peak roof height
premises including privacy, views and access portion of the exposed external façade of the
of RL29m, being 20m above natural ground.
to sunlight. building cannot exceed the respective building
heights in AO16.1.
Throughout the re-design process the highest point of the
cinema has been strategically located to be in the middle
Editor's Note—refer to figure AP3-13A to measure
height in storeys. of the site, where when standing at street level the highest
point of the building will not be seen.
As per Attachment 1– Architectural Plans, the building
design has been considered with a low-rise nature in mind,
providing building articulation and material variation to
improve human-scale and encourage integration with the
surrounding environment. The proposed building will not
be overbearing, ensuring substantial setbacks and
considering building orientation to maintain the quality of
visual amenity from the streetscape and surrounding
premises.
Site Cover AO17 Complies with PO17
PO17 No acceptable outcome provided The site cover of the amended design for the proposed
The site cover and plot ratio of buildings and other mixed-use buildings and roofed structures is 40.27% for
roofed structures: Lot 3 and 32.57% for Lot 7.
(a) is of a scale that is compatible with This site cover ensures the preservation of the low-
surrounding development; intensity and low scale development of the surrounding
area in a way that is consistent with the intended Major
(c) does not present an appearance of bulk to
adjacent properties, roads or other areas in Centre scale.
the vicinity of the site; The development is well-integrated in its design, retaining
(a) maximises the retention of existing low levels of site cover and plot ratio, through the
vegetation and allows for additional soft inclusion of open space areas and movement corridors
landscaping between buildings; and the preservation of valued areas such as the
surrounding environmental corridors. The building
Code Compliance Statements Page 8 of 136
Page 9
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
(b) where including residential development, placement and orientation presents opportunity for
allows for adequate area at ground level for landscaping with further softens built-form and integrated
outdoor recreation and other site facilities; with the adjoining environmental corridor.
and Notwithstanding, the proposal provides for a diverse range
(c) facilitates onsite stormwater management of facilities to further support the residential uses on the
and vehicular access; and third floor, providing access to a range of retail uses. The
(d) at the Noosa Business Centre in the High necessary servicing for on-site movement, stormwater and
density residential precinct site cover: other necessary services are also provided for.
i. does not exceed 40% of the site area;
or
ii. for small dwellings or for development
which provides a ratio of at least three
small dwellings to any other one
dwelling, site cover does not exceed
45% of the site area.
Plot ratio AO18 Complies with PO18
PO18 No acceptable outcome provided The mixed-use development has approximate plot ratios
For the Major centre zone the plot ratio of a building of 0.61 over Lot 3 and 0.63 over Lot 7, which is below the
does not exceed: allowance for each precinct in PO18 and considered to be
appropriate for the proposed development.
(a) for Noosa Junction 1.9:1 excluding Lot 54
RP139776 (Noosa Fair), where the plot ratio The part of the site situated within the High density
is not greater than: residential precinct provides all small dwellings, and
i. 0.8:1 for the first 2,000m² of site area; adopts a plot ratio of consistent with the precinct intent,
plus as identified above.
ii. 0.3:1 for the balance of the site area in
excess of 2,000m²;
(b) for the Noosa Business Centre:
i. Showroom precinct 0.8:1
ii. Business park precinct 0.8:1
iii. Retail precinct 0.5:1;
iv. Village mixed use precinct 1.9: 1;
v. High density residential precinct:
A. 0.65:1 for sites up to and including
7,000m²; or
B. 0.6:1 for sites over 7,000m²; or
Code Compliance Statements Page 9 of 136
Page 10
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
C. where development provides a ratio
of at least three small dwellings to
every one other dwelling, does not
exceed:
I. 0.75:1 for sites up to and
including 7,000m2; or
II. 0.7:1 for sites over 7,000m2.
Setbacks AO19.1 Complies with PO19
PO19 Buildings and structures comply with the Setbacks to the adjoining roundabout to the north
Buildings and other structures are appropriately following minimum boundary setbacks: achieving the 4 metres allowance for the ground and
designed and sited to: Frontage second storey. Development on the western side that
fronts the environmental area provides for in excess of 4m
(a) provide for users of the premises as well as (a) Noosa Junction:
setbacks as a 3m pedestrian path is provided with a 1.5m
preserve the visual and acoustic amenity of i. Where shown as having primary
landscape strip adjoining .
adjoining and nearby properties; active street frontage in Figure
(b) provide adequate distance from adjoining 7.2.5.4 (Noosa Junction
land uses; Framework and Character Plan) Retail tenancies/uses have been orientated directly to the
(c) allow space for required vehicle parking; no setback required for the Main Street or Village Green with residential uses situated
(d) preserve any existing vegetation that will ground floor, second storey and on the levels above having open balconies overlooking the
buffer the proposed building; third storey provided the third street.
(e) allow for landscaping to be provided storey has an open balcony to Residential uses situated within the High density
between buildings; any street frontage with a residential precinct in lot 7 are separated greater than 10
(f) maintain the visual continuity and pattern of minimum width of 2.5 metres, metres from the adjoining boundary Lot 8 to the south.
buildings and landscape elements within the otherwise a setback of 2 metres
street; and for the third storey;
(g) avoid large areas of continuous wall planes ii. notwithstanding the above, the
by varying the building setbacks and using minimum setback for the
appropriate techniques to provide visual following properties at Lots
relief. 188,189, 195, 196, 197 and 198
RP88772, Lot 2 RP168311, Lot 2
RP168282 and Lot 1 RP173872
fronting Sunshine Beach Road is
5.5 metres;
iii. if fronting a road and not
referred to above and not shown
as having primary active street
Code Compliance Statements Page 10 of 136
Page 11
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
frontage in Figure 7.2.5.4 (Noosa
Junction Framework and
Character Plan), 3 metres for the
ground floor and second storey
and 5 metres for the third
storey; and
iv. for paragraphs (ii) and (iii) above
the setback area can contain
open awnings and unenclosed
outdoor dining areas.
(b) Noosa Business Centre – 4 metres for
the ground and second storey and 8
metres for the third storey, where
permissible, except if located in the
Noosa Business Centre where:
i. If Village mixed use precinct and
in the main street and shown as
having primary active street
frontage in Figure 7.2.4.5
(Framework and Character
PlanNoosa Business Centre)
where no setback is required for
the ground floor and second
storey and third storey provided
the third storey has an open
balcony to any street frontage
with a minimum width of 2.5
metres, otherwise a setback of 2
metres for the third storey; or
ii. If High density residential
precinct buildings and structures
meet the following minimum
boundary setbacks:
Code Compliance Statements Page 11 of 136
Page 12
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
A. for frontages-first and second
storeys— 6 metres, and
thereafter 8 metres;
B. Side boundaries 1.5 metre
setback up to 4.5 metres
height; 2 metres setback
between 4.5 metres and 7.5
metres height; and 2 metres
plus 500 millimetres for every
3 metres above 7.5 metres
height or part thereof; and
C. Rear boundary-first and second
storeys; 6 metres, third storey -
6 metres - if has an open
balcony with a minimum width
of 2.5 metres, otherwise 8
meters.
Editor's Note— For properties mentioned in section
(a)(ii) above, the minimum setback can be considered as
part of a separate urban design and planning study
endorsed by Council, to review land use, built form and
streetscape outcomes for these properties.
Other boundaries- The proposed development adopts setbacks to the side
3 metres from boundaries that adjoin land in a boundary adjoining the Environmental Management Zone
residential zone or Environmental to the west that exceed the 3 metre requirements.
Management and Conservation Zone,
otherwise 0.0 metres.
AO19.2 Childcare centres Not Applicable
All buildings, structures and outdoor play The proposed development is for a mixed-use
areas are set back at least 3 metres from all development that does not incorporate a Childcare Centre
site boundaries adjoining a residential activity NA use.
or
land included in a residential zone.
Code Compliance Statements Page 12 of 136
Page 13
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
Editor's Note— If there is a conflict between minimum
boundary setbacks, the greater setback prevails.
Building Design and Streetscape
PO20 AO20 Complies with PO20
Development has design elements and materials No acceptable outcome provided The proposed mixed-use development building
that reflect the local streetscape character of the incorporates building materials and built-form design that
area. is reflective of the Noosaville character.
Please see the attached Attachment 1 – Architectural Plan
and the Architectural Statement of Intent prepared by
Buchan within Attachment 2.
PO21 AO21 Complies with PO21
Development creates attractive and functional No acceptable outcome provided The proposed development incorporates building
buildings, streets and places articulation, materials, orientation, and attractive building
facades that creates visual interest from the street. The
design remains functional, incorporating the necessary
services and additional sustainable design principles.
Please see the attached Attachment 1 – Architectural Plan
and the Architectural Statement of Intent prepared by
Buchan within Attachment 2.
PO22 AO22 Complies with PO22
Streetscape treatments are provided to enhance the No acceptable outcome provided The proposed streetscape treatments have provided a
character and amenity of the street. great level of landscaping which is reflective of the area,
preserving the character and amenity of the streetscape,
and for surrounding properties notably along Main Street
and the road directly adjoining the northern commercial
building, where feature trees have been incorporated into
the design Further, as detailed within the amended
Architectural Plans, the revised scheme provides for
14.27% of landscape cover on Lot 3 and 13.06% of
Landscape Cover on Lot 7, this a substantial increase from
the original design.
Code Compliance Statements Page 13 of 136
Page 14
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
Please see the attached Attachment 1 – Architectural Plan
and Attachment 3 – Landscape Concept Plan
PO23 AO23.1 Complies with AO23.1.
Buildings and other structures present a high level of Buildings incorporate horizontal and vertical The revised scheme has heavily considered Noosa Council
architectural merit with building elements and forms articulation. comments in the RFI, where the Architectural Plans have
that: applied the Noosa Design Principles into the development.
(a) are consistent with the bulk and scale of The proposed design has incorporated pavilion style
buildings on adjoining and nearby land; buildings that been broken up to allow for openings
(b) break down the facade into finer scaled between the built form that facilitate natural breezes and
components; maximise on solar access and reduces bulk and scale from
(c) provide strong visual relationships to the the previous design. The Village Green provides for
landscape, natural features and recreation retailers/bar dining to be located on either side where
light weight awnings and eves overhang shop fronts. The
areas in the vicinity;
(d) create a pedestrian scale with visual roof will be of skillion style where verandas are wrapped
interest; around the northern commercial building and the upper
(e) present subtle changes in colours, textures floor accommodating recreation and business uses.
and materials to break up the building
facades; Overall the amended scheme truly reflects the Noosa‘s
(f) integrate signage with the building design; character and Noosa Style
(g) integrate landscaping into the building
Please see the attached Attachment 1 – Architectural Plan
design and car parking areas;
and the Architectural Statement of Intent prepared by
(h) are well articulated with strong horizontal
Buchan within Attachment 2.
and vertical design elements providing an
interesting streetscape; and AO23.2 Complies with AO23.2
(i) complement landform changes and Elevations are no longer than 15 metres The proposed development includes a built form that
landscape features, stepping down sloping without articulation of at least 0.75 metres and adopts a high level of articulation with subtle changes in
sites and minimising cut or fill. present changes in textures and materials to colours, textures and materials to break up the building
break up building facades. facades. Where elevations exceed 15m, the development
provides for varied material and colours to break up the
building and built form.
Please see the attached Attachment 1 – Architectural Plan
and the Architectural Statement of Intent prepared by
Buchan within Attachment 2.
AO23.3 Complies with AO23.3
Code Compliance Statements Page 14 of 136
Page 15
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
Frontages to public streets or semi-public The proposed development includes a built form that
spaces are articulated with vertical elements to adopts a high level of articulation with subtle changes in
emphasise a finer-grained building frontage. colours, textures and materials to break up the building
facades. The proposal includes elements to emphasise a
finer-grained building frontage through the Civic Spine and
Main Street.
Specifically, the Village Green provides for buildings that
are located either side to have articulation through the
provision of awnings over shop fronts and verandas on the
upper levels. Please see the attached Attachment 1 –
Architectural Plan, Architectural Statement of Intent
prepared by Buchan within Attachment 2.
AO23.4 Complies with AO23.4
Buildings incorporate: The proposed development provides articulation and
variations in plan shape, such as steps, variations in building frontages with various treatments,
recesses, projections or splays: shade structures and landscape features to tenancies and
use areas fronting public use areas. Specifically, the Village
(a) variations in the vertical profile, with
Green provides for buildings that are located either side to
steps or slopes at different level;
have articulation through the provision of awnings over
(b) variations in the treatment and
shop fronts and verandas on the upper levels.
patterning of windows, sun protection
and shading devices, or other Additionally, the development includes balconies/terraces
elements of a façade treatment at a for upper level residential uses.
finer scale than the overall building Please see the attached Attachment 1 – Architectural Plan
structure; and Attachment 3 – Landscape Plan and Architectural
(c) balconies, verandahs or terraces; and Statement of Intent prepared by Buchan within
(d) planting, particularly on terraces, and Attachment 2.
low-level roof decks or incorporate
other landscape elements such as
green walls.
AO23.5 Complies with AO23.5
For multi-site developments buildings maintain N/A The redesign of the development following Council’s RFI,
the appearance of smaller buildings or varied has provided for smaller buildings that are broken up to
provide a more pavilion style development. Specifically,
Code Compliance Statements Page 15 of 136
Page 16
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
frontages and reflect the fine grained character the Village Green provides for buildings that are located
of the existing built form. either side to have articulation through the provision of
awnings over shop fronts and verandas on the upper levels
which minuses bulk and scale of the building. Further, the
northern commercial building is of the appearance of two
building which is broken up with an open-air walkway that
traverses through the middle of the building and provides
for landscape treatment in between buildings.
The design of the development overall provides fine
grained character elements throughout the proposed
development with various treatments in facades and open
spaces which provide for varied building articulation to
ensure the proposed buildings do not feel excessive in size
for the area.
Please see the attached Attachment 1 – Architectural Plan
and Architectural Statement of Intent prepared by Buchan
within Attachment 2.
AO23.6 Complies with AO23.6
Any large scale buildings within the Village The proposed development incorporates active shopfronts
Mixed Use Precinct are to be sleeved with at street level to both the Civic Spine/Village Green and
active shopfronts at street level where possible Main Street and includes high quality landscaping and
and include landscaping or design features at design features at upper levels. Upper levels along the
upper levels where visible from public spaces. Civic Spine that overlook the village green have a veranda
Editor's note—refer to figure 6.4.1.4 wrapping around which sets the upper level back from the
public space.
Please see the attached Attachment 1 – Architectural Plan.
and Attachment 3 – Landscape Concept Plan for more
details
PO24 AO24 Complies with PO24
Buildings and other structures present a high quality No acceptable outcome provided The proposed development presents a high quality
streetscape with design elements and building forms streetscape with design elements and building forms that
that: are well-integrated with the streetscape and present in a
(a) define the street and public spaces; manner that is well-scaled, activates streetscape and
Code Compliance Statements Page 16 of 136
Page 17
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
(b) provide a consistent building alignment public open spaces, and preserves the amenity through
fronting the street and public spaces; captivating architectural features.
(c) contribute to the streetscape activity and
vibrancy of the centre;
Specifically, the development clearly delineates the public
(d) create pedestrian scale and visual interest;
Village Green space from dedicated outdoor dining area.
(e) contribute to their setting, including the
The Village Green is a purely a public space that is
skyline; and
approximately 20.5m wide, 3000m² in area and is
(f) provide areas for outdoor dining and
accessible by all, containing seating, play equipment and
meeting opportunities on the ground level.
dedicated pathways outside turfed areas. The outdoor
dining space is located wholly outside of this area and is
covered with awnings.
The proposed amended layout appropriately complies
with Figure 7.2.4.5 - Noosa Business Centre Framework &
Character Plan
Please see the attached Attachment 1 – Architectural Plan.
PO25 AO25 Complies with PO25
Buildings on corner sites define the street No acceptable outcome provided The site contains Key Corner sites at the intersection of the
intersection and include interesting or decorative Main Street and the Civic Spine/ Village Green as identified
features and design elements. by Figure 7.2.4.5.
The northern commercial building has been architecturally
Editor's note—refer to figure AP3-7A designed to be a key feature of the development given this
corner is a key gateway to the business centre. The
building provides for a pavilion style office building which
adopts a wrap around veranda and a landscaped arbour
that runs from south of the carpark to the northern
entrance of the building. Feature trees will be located
along the frontage of the Main Street to highlight the
significance of the corner.
The proposal incorporates active building facades to these
corners and define these key street intersections.
Please see the attached Attachment 1 – Architectural Plan
PO26 AO26 Complies with AO26
Code Compliance Statements Page 17 of 136
Page 18
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
Development addresses the street and makes a (a) Development: The proposed development supports activation of the
positive contribution to the visual amenity and is designed and sited to activate and street and internal road connections through the strategic
activation of the street during normal daytime provide a positive contribution to the siting of retail uses on the ground floor. This is further
trading hours. streetscape during daytime trading complemented by design outcomes focused on improving
hours by incorporating architectural, the public realm and further positively contributing to
landscape and furniture treatments centres visual amenity.
which engage with the street; The design incorporates a range of building materials and
(b) includes ground level building facades features to avoid plain or blank walls, and incorporates
that avoid blank walls and security outdoor furniture features such as seating and landscaping
shutters and maintain a shopfront podiums to improve public engagement.
presence to the street.
Please see the attached Attachment 1 – Architectural
Plans.
PO27 AO27 Complies with AO27
Uses on the ground floor are predominantly Ground floor buildings provide a minimum of Uses on the ground floor development consist of bar,
Business activities or 50% transparent glazing to shop fronts to dining, shop and food and drink. Per the amended
Community activities accessible to the general create active building fronts. proposal plans the development will establish precincts
public, including but not limited to shops, where interchangeability of uses is sought, this allowing
for flexibility to adapt to changing market conditions.
restaurants, cafes, medical centres, banks, post
office, accountants or real estate agencies. Shopfronts will predominantly be glass, naturally
establishing active frontages.
Please see elevations in the attached Attachment 1 –
Architectural Plan.
PO28 AO28 Complies with AO28
A mix of uses including outdoor sitting and dining Buildings address the street with main All ground level shop fronts will face the Village Green,
areas are incorporated in the design to activate key entrances fronting the street or outdoor Main Street or internal laneways. This revised scheme has
street frontages and laneways. squares or open plazas or laneways that established a more pavilion style development where
constitute the focal point of the centre, rather building have been broken up as envisaged within the
than to internal spaces or parking areas. scheme. Outdoor sitting and dining areas are incorporated
Editor's note—refer to figure 6.4.4.4, figure in the design to activate key street frontages, such as the
AP3-8A and figure AP3-12A for design arrival Civic Spine from the existing Noosa Civic and the
outcomes. extension into the Village Green.
PO29 AO29 Complies with PO29
Code Compliance Statements Page 18 of 136
Page 19
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
A consistent paving pattern, material and design is No acceptable outcome provided. The design of the mixed-use development will incorporate
to be adopted for outdoor public areas. materials for paving purposes which remaining consistent.
The consistency will establish clear and legible spaces for
pedestrian and patrons of the development.
PO30 AO30 Complies with AO30
Street awnings in Major centres are designed and Street awnings: Street awnings will be provided along the shop fronts that
located to: (a) are provided along the full frontage of face the Village Green and shopping that interface with
(a) provide continuous weather protection to the building and cover the footpath Main Street for weather protection to promote active
pedestrians; where no other weather protection is building frontages, attractive streetscapes, and create a
(b) maintain the continuity and style of provided for pedestrians as part of the feeling of human scale for pedestrians. All awnings are
adjacent awnings, especially in relation to building design; provided at a height greater than 2.5m.
height, scale, form and materials; (b) are set back a minimum of 1 metre Please refer to Attachment 1 – Architectural Plan.
(c) contribute to an attractive streetscape from the kerb and where include
environment; timber posts, the posts are set back
(d) promote an active building front by not less than 1 metre from the kerb;
encouraging pedestrian use of the street; (c) are waterproof;
(e) provide a feeling of enclosure and human (d) conform with the height, form and
scale for pedestrians so as to contribute to materials of awnings on adjoining
the “sense of place”; and properties which share the same
(f) have an adequate clearance distance from frontage;
the kerb to prevent obstruction. (e) where falling towards the street, are
no less than 2.5 metres at their lowest
point or where cantilevered, are no
less than 2.7 metres at their lowest
point;
(f) use an awning slope of within 15
degrees of adjacent awnings;
(g) are no more than 500 millimetres
higher or lower than adjacent awnings
that are less than 2 metres away; and
(h) do not exceed 3 metres in height.
Code Compliance Statements Page 19 of 136
Page 20
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
Editor's note—refer to figure 6.4.2.5 for design
outcomes for awnings.
Mechanical plant, equipment and storage AO31.1 Complies with AO31.1
PO31 Mechanical plant, equipment and storage All mechanical plants, equipment, storage areas and other
Mechanical plant and equipment (including air areas, including vents and exhausts, are not service machinery will not be visible from the street or any
conditioning equipment) and storage areas are visible from any street or public space. public space. Plant equipment and storage areas at ground
designed and located to: level have been positioned away from the Main Street and
Village Green, behind retail tenancies.
(a) avoid adverse visual impacts when viewed
from the street and adjoining properties; Acoustic and visual screening will be utilised where
and necessary to reduce any noise or visual intrusion.
(b) visually integrate with the building design. AO31.2 Complies with AO31.2
Mechanical plant, equipment and storage Mechanical plant, equipment and storage areas are
areas are: situated away from the primary pedestrian and active
(a) located more than 2 metres from any street routes and in positions that are separated from
property boundary; adjoin development site.
(b) where located at ground level, Mechanical plant, equipment and storage areas will be
screened by fencing 1.5 appropriately screened with fencing or landscaping where
(c) metres in height or dense vegetation required.
of at least 1.5 metres in width
incorporating grouped trees and
shrubs with a maximum separation
distance of 1 metre measured from
the centre of the tree or shrub;
(d) be 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;
(e) fully enclosed or screened where
above ground level such that they are
not visible from the street frontages
nor adjoining premises; and
Code Compliance Statements Page 20 of 136
Page 21
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
(f) are acoustically screened from any
adjoining sensitive land use.
Landscaping
PO32 For Noosa Junction- Not Applicable
Landscaped areas are provided to: AO32.1 The proposed development is not located within the
(a) reduce the impervious area and enhance The minimum area required for providing Noosa Junction area.
the visual amenity and natural landscape landscaping is 10% of the site area with a
character of the setting, streetscape and minimum dimension of 2 metres.
local area;
AO32.2
(b) retain existing native vegetation and
enhance buffer areas around property The minimum average width of landscaping along NA
boundaries; a street frontage is 2 metres with the exception of
(c) suit the relative size and nature of the streets where shown as having primary active
development and its setting; street frontage in Figure 7.2.5.4 (Noosa Junction
(d) reduce the visual impact of large or bulky Framework and Character Plan) where no
structures and fencing along watercourses; frontage landscaping is required excluding street
(e) screen car parking, loading and service areas trees.
of developments; and
(f) contribute to pedestrian wayfinding and
For Noosa Business Centre- Not Applicable
comfort through shade.
AO32.3 The extent of the proposed development does not adjoin
Dense vegetated screening is provided between NA Eenie Creek Road and/or Walter Hay Drive.
the development and Eenie Creek Road and
Walter Hay Drive.
AO32.4 Complies with AO32.3
Development where possible retains and The proposed development will retain the existing
incorporates existing vegetation. character vegetation along the environmental
management zoned corridor as prescribed by Figure
7.2.4.5 - Noosa Business Centre Framework & Character
Plan..
AO32.5 Complies with PO32
Code Compliance Statements Page 21 of 136
Page 22
The minimum area required for providing Lot 3 provides for 14.27% of landscaping, whilst this is
landscaping excluding High Density Residential short of the desired 15% the proposed is seen to comply
Precinct is 15% of the site area with a minimum with the PO based on the following:
dimension of 2 metres. The revised scheme provides for an increase in
landscaped area from 10.01% to 14.27%
The proposed provides for landscape treatment
along all road frontages to soften the hardscape
area.
Provides long lineal rows of landscaping within
the northern carpark that will accommodate
strata cells such that larger trees can
appropriately grow.
Provides landscape treatment in the way that
facilitates way findings throughout the
development.
There is a portion of the Business precinct in the
south that remain undeveloped, it is anticipated
that the shortfall in 15% will be provided upon
development of this land.
Please refer to Attachment 3 – Landscape Concept Plan.
AO32.6 Complies with PO32
Landscaping excluding High Density Residential The development has included well designed landscaping
Precinct, is provided on sites in accordance with throughout the key activity areas of the site to
the following: contributing to pedestrian wayfinding, shade and visual
(a) an average width of: interest.
i. 4 metres measured from a frontage Please refer to Attachment 3 – Landscape Concept Plan.
to the internal circulation road,
except for a main street frontage
where identified as having a primary
active frontage on Figure 7.2.4.5
(Noosa Business Centre Framework
and Character Plan) where it is 0
metres; and
ii. 2 metres measured from a frontage
to any other road; and
(b) shade trees are provided in car parks;
Code Compliance Statements Page 22 of 136
Page 23
(c) a landscaped area is provided between
the centre activity, associated car
parking and any adjacent residential
activity or residential zone which:
i. has a minimum width of 3 metres
and is not used for storage or
mechanical plant;
ii. is planted with a variety of screening
trees and shrubs; and
iii. incorporates a minimum 1.8-metre-
high solid screen fence with acoustic
attenuation where required.
AO32.7 Not Applicable
For showroom, garden centre, hardware and The proposed development does not incorporate any of
trade supply uses the following side and rear the uses listed in AO32.7
boundary setbacks apply: NA
(a) standard 2 metres width; or
(b) 5 metres width along all boundaries that
adjoin land in a residential zone.
PO33 AO33 Complies with PO33
Landscape and streetscape treatments are consistent No acceptable outcome provided The proposed mixed-use development provides
with the existing streetscape character, enhance the landscaping and streetscape treatments that are
amenity and contributes positively to the major consistent with the character of the Noosa Business
centre, particularly along the major road network. Centre, and ultimately enhances the surrounding
amenity.
The proposal will also rejuvenate aspects of the existing
centre to ensure a shared Noosa-style architectural
language and visual connectivity is achieved across the
centre. Native species are proposed to be incorporated
which requires minimal maintenance.
PO34 AO34 Complies with AO34
Landscaping within road reserves: Landscaping: The proposed mixed-use development provides
(a) enhances the streetscape quality and (a) is set back a minimum of 500 millimetres landscaping and streetscape treatments that are
natural landscape character of the area; and from the back of the kerb; consistent with the character of the Noosa Business
(b) maintains the functionality of the road Centre, and ultimately enhances the surrounding
reserve for vehicles and pedestrians. amenity.
Code Compliance Statements Page 23 of 136
Page 24
(b) ensures landscaping and paving styles .
are consistent with any Council endorsed Please refer to Attachment 3 – Landscape Concept Plan.
streetscape theme; and
(c) incorporates a minimum pedestrian
pathway width of 3 metres provided
along the frontage, clear of any planted
area or outdoor business area.
Editor's note—refer to figure AP3-5A
Mixed Use Development
PO36 AO36 Complies with AO36
Where residential development is proposed it is Development provides for one or more of the The mixed-used development accommodates for
provided for in mixed use buildings with small following residential activities, in the form of multiple dwellings, as well as short-term accommodation
dwellings, where such activities are ancillary to and small dwellings only and accommodated in a in a mixed-use building format. The proposed residential
support the predominant business functions of the mixed-use building format: activities are predominantly located on the second and
zone. (a) one caretaker’s accommodation unit; third storeys (Level 1 and 2 on proposed plans) and are
(b) dwelling unit (e.g., shop top housing) further supported by a variety of commercial and retail
(c) dual occupancies; activities on the lower levels. Further, all residential
(d) multiple dwellings. dwellings are proposed to be small dwellings.
PO37 AO37.1 Complies with AO37.1
Residential uses within the centre do not interrupt Any residential activities are located above or The proposed residential activities are predominately
the continuity of the streetscape or the active, behind ground storey business or community located on the second and third level above the other
pedestrian focus of the street frontage. activities. proposed uses forming part of the development
application. Where residential dwellings are located at
the ground floor, they do not compromise business or
community activity.
AO37.2 Not Applicable
Where visitor accommodation incorporates The proposed short-term accommodation uses will not
business uses such as a restaurant, function room incorporate additional ancillary facilities associated
or tour booking service such facilities are located NA directly with the accommodation for entertainment or
at the front of the ground floor so as to reinforce additional purposes. All proposed residential uses will
the interactive streetscape. have indirect access to nearby services in the proposed
mixed use development.
PO38 No acceptable outcome provided. Complies with PO38
Residential uses:
Code Compliance Statements Page 24 of 136
Page 25
(a) have separate identifiable, well lit and safe The proposed residential uses will maintain separate
pedestrian access to building entries and entry to the building, outside the entry for the proposed
dwellings; and retail and commercial uses. The entry will be well lit and
(b) clearly identify private residential space by using designed as to clearly indicate the land use change and
features such as low walls, changes in surface to ensure safety for residents.
texture or other landscape treatments.
PO39 AO39.1 Complies with PO39
Mixed-use buildings are designed and operated to Dwellings are designed to incorporate suitable The proposed residential uses are generally oriented to
ensure: noise attenuation and privacy measures to reduce the Main Street/boulevard and separated as to allow
(a) business uses manage potential impact on amenity impacts from business uses. business uses to manage potential impacts on residents.
residents, including impacts associated with: AO39.2 Residential uses have a separate entry, and are
i. visual and acoustic privacy; orientated as to provide clear separation between the
The residential component of the development
ii. safety and security; and spaces and their intended purposes.
provides for:
iii. lighting An amended Environmental Noise Assessment has been
(b) residential uses do not limit the business a. separate identifiable residential entries from
prepared for the redesign which details glazing and
operations of the site. entrances for other building uses;
balustrade requirements for the Short-Term
b. clearly defined and safe pedestrian access to
Accommodation above the Village Green.
dwelling units and accommodation units that
are appropriately lit, visible to others and Please refer to Attachment 8– Environmental Noise
directly accessible to units from areas likely Assessment for further technical notes.
to be used at night; and
c. security measures such that building users do
not have access to areas that are intended
for the exclusive use or residents of, and
visitors to, residential accommodation;
d. windows, balconies, terraces of each dwelling
are screened up to a minimum height of 1.7
metres from the finished floor level where
overlooking a habitable room or private open
space of another dwelling within 9 metres;
and
e. screening may incorporate solid translucent
screens, shutters, perforated panels or
trellises which have a maximum of 50%
openings.
Editor's Note—refer to figure AP3-1B and figure AP3-1C
for design outcomes for overlooking.
Code Compliance Statements Page 25 of 136
Page 26
AO39.3 Complies with PO39.3
a. Dwellings provide: Each residential use has a dedicated private open space
clearly identify private residential space by with appropriate dimensions, which overlooks either the
using features such as low walls, changes in Main Street or the Civic Spine/Village Green. Each
surface texture or other landscape private open space is greater than 9m². Whilst some
treatments; and dimensions are less than all apartments provide for
b. private open space or an open balcony greater then 9m² and can accommodate a useable
directly accessible from a habitable room space.
with:
i. a minimum area of 9m²,
ii. a minimum dimension of 2.5 metres; and
iii. is clear of any utilities such as gas, water
tanks and air conditioning units.
Safety and Amenity
PO40 AO40 Complies with PO40
Where adjoining land in a residential zone or High No acceptable outcome provided Retail, recreation and commercial development has been
Density Residential Precinct, development ensures positioned and design as to minimise unduly impacts on
that the siting, design and hours of operation do not surrounding residents, particularly those located in the
unreasonably impact on the amenity enjoyed by High Density Residential Precinct.
users of adjoining or nearby premises. Uses with extended hours of operation such as
restaurants, bars, the theatre, and other entertainment
uses, have been designed with building separation,
compatibility, orientation, and design in mind. The
proposed uses have ultimately been designed and sited
as to reduce the potential amenity impacts on these
residents.
An amended Environmental Noise Assessment has been
prepared for the redesign which details glazing and
balustrade requirements for the Short Term
Accommodation above the Village Green.
Please refer to Attachment 8– Environmental Noise
Assessment for further technical notes.
Overlooking AO41 Complies with AO41
PO41
Code Compliance Statements Page 26 of 136
Page 27
Development provides reasonable privacy, amenity Development is designed and arranged to avoid Development has been designed and arranged to avoid
and use of indoor and outdoor living areas to overlooking by siting windows and outdoor areas, overlooking by siting private use areas and windows
surrounding residential uses. (including balconies and terraces) to not look into towards the Main Street where persons are less likely to
residential dwellings and may incorporate spend extended periods of time and disrupt amenity
screening over building openings. outcomes for the residents. Where overlooking cannot
be avoided through siting, privacy screening provides the
desired amenity outcomes.
Notwithstanding, the proposed outcomes do not
compromise desirable casual surveillance outcomes.
PO42 AO42 Complies with PO42
Development creates a safe environment by No acceptable outcome provided The proposed development considers crime prevention
incorporating key elements of crime prevention elements, by facilitating casual surveillance of the Main
through environmental design in its layout Street and appropriately designed semi-public space.
considering: Please see the attached Attachment 1 – Architectural
(a) casual surveillance and sight lines; Plans.
(b) exterior building design that promotes
safety;
(c) lighting;
(d) signage and wayfinding;
(e) minimising entrapment locations; and
(f) building entrances, loading and storage
areas that are well lit and lockable after
hours.
PO43 AO43 Complies with PO43
Walkways, carparks and publicly accessible facilities, No acceptable outcome provided Publicly accessible facilities are located and designed to
including toilets, and bicycle racks are located and allow casual surveillance by other persons.
designed to allow casual surveillance by other The amended proposal has strategically located bicycle
persons. parking at grade to be in easily accessible, in open public
spaces and visible.
Further, office and shop fronts will be glass at ground
level to allow for casual surveillance, where a number of
the buildings provide for balconies on the upper levels to
facilitate overlooking.
Please see the attached Attachment 1 – Architectural
Plans.
Code Compliance Statements Page 27 of 136
Page 28
PO44 AO44 Complies with PO44
Pathways allow clear sightlines in all directions. No acceptable outcome provided The development incorporates footpaths which have
been located with consideration taken to pedestrian and
vehicle compatibility and safety across both the day and
night.
A Connectivity Plan has been prepared and included
within the amended Architectural Plan (Attachment 1)
which illustrates key pedestrian and cycle links that
accord with the Noosa Business Centre Framework and
Character Plan) and Figure 7.2.5.4. Per this plan, clear
sightlines are provides to all key links.
PO45 AO45 Complies with PO45
Adequate lighting is provided to building entrances, No acceptable outcome provided The proposed development will provide adequate
carparks and pedestrian routes. lighting to building entrances, carparks and pedestrian
routes.
Editor’s note—Applicants may find useful guidance to the
Queensland Government’s Crime Prevention through This response provides a Lighting Impact Assessment
Environmental Design Guidelines for Queensland. which also provides for a recommended lighting
strategy. -refer to Attachment 9 – Lighting Assessment
Report for further detail.
PO46 AO46 Complies with AO46
All premises and access routes are clearly identifiable All premises are identified by the provision of the The development will ensure that the premise and all
to all persons, particularly emergency services street number in a prominent location, preferably access routes are clearly identifiable through permeable
personnel. near the site entry, (i.e. on the kerb or letterbox street design and signage. Where logical and beneficial,
or by signage on the building or site). street numbers will be visible from the site entry.
PO47 AO47.1 Complies with AO47.1
Building entries are visible and easily identifiable. The number of entrances and exits are limited All entrances are clearly identifiable and located at the
and main building entrances/exits are located at front of a building or at on street frontages.
the front of the site in view of the street. Where
this is not possible, due to site or existing building
constraints, a well-defined path is provided to the
entrance/exit.
AO47.2 Complies with AO47.2
Code Compliance Statements Page 28 of 136
Page 29
All entrances/exits to buildings, are well lit and The proposed mixed-use development will provide entry
signed, and signage includes hours of operation. and exit points from the building and through to public
areas and footpaths. These areas will be well lit and
signed as to indicate clear hours of operation and ensure
safety of movement for users.
AO47.3 Complies with AO47.3
Entrances/exits are located to provide a direct link The proposed development has been orientated and
to driveways and car parking areas. designed to ensure that the entry and exit points to the
buildings are conveniently located to car parking areas
through pedestrian footpaths and crossings, lifts and
stairs.
AO47.4 Complies with AO47.4
Recessed doorways are avoided where the recess Building entry spaces will be well lit, will not recess, and
is of sufficient size to conceal a person. Where will predominantly use transparent materials to avoid
recessed doorways are unavoidable, the following scenarios where a person could be concealed.
measures are used to enhance safety—
(a) good lighting;
(b) strategically placed mirrors;
(c) angled approaches; or
(d) gates which restrict access.
Vandalism AO48 Complies with AO48
PO48 Buildings or structures that are visible from and Buildings and structures have been designed to minimise
Buildings and structures are designed to minimise accessible from a public street or laneway – opportunities for vandalism and other criminal activities
opportunities for vandalism. (a) avoid the use of solid fences and blank walls through built design outcomes. Vandalism and criminal
which attract graffiti. Where solid blank activities are discouraged through:
surfaces are unavoidable, measures in the (a) avoidance of large blank walls.
form of landscaping, creepers, murals, (b) Use of varied building materials and textures.
vandal resistant paint, etc. are used; (c) Landscaping.
(b) with windows at ground level use measures (d) Architectural features.
that deter break and enters without
obscuring views to shopfronts; and
(c) are constructed to be vandal and graffiti
proof.
Lighting AO49.1 Complies with AO49.1
Code Compliance Statements Page 29 of 136
Page 30
PO49 Lighting of appropriate intensities is provided Appropriate lighting will be provided within the
Lighting of appropriate intensities is provided to which satisfies the requirements of Australian development to a standard consistent with other existing
maximise safety. Standard AS1158: Public Lighting Code retail facilities within the Noosa Business Centre.
unless otherwise specified in this Code.
AO49.2 Complies with AO49.2
External lighting of a graduated intensity is Appropriate lighting will be provided within the
provided which starts at a lower level of development to a standard consistent with other existing
brightness at the perimeter of the site and rises to retail facilities within the Noosa Business Centre.
a higher level at the entrance to buildings or at This response provides a Lighting Impact Assessment
the centre of the site. which also provides for a recommended lighting
strategy. -refer to Attachment 9 – Lighting Assessment
Report for further detail.
AO49.3 Complies with AO49.3
Lighting is directed onto the site and away from Lighting is directed onto the site and away from
neighbouring properties. neighbouring properties.
This response provides a Lighting Impact Assessment
which also provides for a recommended lighting
strategy. -refer to Attachment 9 – Lighting Assessment
Report for further detail.
AO49.4 Complies with AO49.4
In public and publicly accessible areas: Appropriate lighting will be provided within the
(a) lighting is vandal-resistant; and development to a standard consistent with other existing
(b) development incorporates solar lighting retail facilities within the Noosa Business Centre. The
where possible. lighting will be resistant to vandalism and will
incorporate solar collector devices where appropriate.
This response provides a Lighting Impact Assessment
which also provides for a recommended lighting
strategy. -refer to Attachment 9 – Lighting Assessment
Report for further detail.
AO49.5 Complies with AO49.5
Loading and storage areas are well lit or can be Loading and storage areas will be well lit.
locked after hours.
Vehicle loading and waste AO50 Complies with AO50
Code Compliance Statements Page 30 of 136
Page 31
PO50 Vehicle loading/unloading, waste All vehicle loading/unloading, waste storage and
Vehicle loading / unloading and waste storage and storage/collection and external storage areas are collection, and other servicing areas are positioned away
collection areas do not significantly impact on the enclosed within a service yard or courtyard and from the street and out of direct view from any
visual or acoustic amenity of the area or sensitive located to the rear or under the building and not significant public areas. These areas will be largely
land uses. located along any frontage to a public street or enclosed, providing further screening from view.
space. Proposed screening and enclosures will be implemented
appropriately with consideration taken to the service
area, ultimately reducing exposure to undesirable levels
of noise and/or odour.
Earthworks and Drainage
PO51 AO51 Complies with AO51
Filling and excavation does not directly, indirectly or Filling and excavation works are designed and During both minor and major storm events, runoff from
cumulatively cause adverse impacts external to the constructed to ensure overland flow and/or the site discharges as overland flow over the western
development site by – flooding is not worsened, impeded, or otherwise boundary of the development and onto the
(a) causing ponding of water on the site or diverted to adversely affect other properties or environmental zone and natural drainage channel and is
nearby land; downstream environments. ultimately conveyed through culverts below Hofmann
(b) causing erosion or the transport of sediment Drive and Lake Weyba. No overland flow or flood
off the site; impacts will be worsened as a result of the development.
(c) increasing flooding, which adversely affects For technical notes, please see Attachment 5– Site
the safety or use of any land upstream and Serviceability Report and Attachment 6– Site Based
downstream; Stormwater Management Plan.
(d) or adversely affecting the flow of water in
any overland flow path.
Car Parking and Access
PO52 AO52.1 Complies with PO52
Pedestrian safety and convenience is not threatened Car parking is not located forward of the front Pedestrians and patrons of the mixed-use development
or reduced by additional vehicular driveways. building line or front building setback and is will not be compromised or at any safety risk with
screened from view from the street and does not consideration to the positioning of the car parking and
to dominate the streetscape. movement networks.
Lot 3 provides for basement carparking and at grade
carparking. The at grade park is located behind the
commercial building in the north where landscape
treatment is provided at the frontage of this carpark to
soften the hardstand area. Further, the carpark provides
for long lineal runs of treatment that will accommodate
Code Compliance Statements Page 31 of 136
Page 32
trees proposed in a strata cells to ensure healthy growth.
An arbour will also from the north to south of the
carpark which will accommodate creeper style plants.
Lot 7 provide for carparking behind buildings such that it
is not visible from the street.
AO52.2 Complies with AO52.2
Provision is made for shared driveways to The proposed development has reduced driveway
minimise the number of driveways interrupting crossovers to the Main Street with only 2 crossovers
the flow of pedestrians along the footpath. proposed to each side of the road and one basement
entry/exit, away from the key pedestrian areas to ensure
the accesses to car parking and loading areas have
Editor's Note—refer to figure AP3-11A and figure
reduced impacts on the flow of pedestrians along
AP3-11B for design outcomes for car parking.
footpaths.
Basements AO53.1 Complies with PO53
PO53 For residential development basements: The proposed development incorporates basement car
Basement design: (a) are limited to one access a maximum of parking to service the residents of the dwellings, and
6 metres wide; and visitors of the mixed use development. The basement
(a) does not dominate the street or building
(b) do not encroach into building setback carparking has been designed in consideration of the
design;
areas. outcomes of the built form and the ultimate visual
(b) visually integrates with the building;
appearance. Vehicle access and egress to the basement
(c) is screened through landscaping; and AO53.2 is of a scale that is compatible with the built design, and
(d) does not present as a storey to the street.
For non residential development basements: of which does not dominate the building or streetscape.
(a) are limited to one access a maximum The proposed basement entry and exit point is
width compliant with the relevant appropriately located and integrated with the building
Australian Standards; and and surrounding landscaping. Notwithstanding, the
(b) do not encroach into building setback basement does not appear from the street to present as
areas. an additional storey, or add unnecessary height to the
building.
Editor's Note—refer to figure 6.9.2
PO54 AO54 Complies with AO54
Car parking including multi-deck car parking is Car parking is sleeved with active shopfronts at At the street level, the proposed car parking areas are
located and designed so that it is effectively screened street level where possible and includes predominantly located behind the main building lines,
to street frontages at ground level with upper floors landscaping or design features at upper levels and adjacent to active shop fronts and where carparking
to be landscaped or designed to have a good amenity where visible from public spaces.
Code Compliance Statements Page 32 of 136
Page 33
when viewed from public spaces within and fronts the street, landscape treatment is proposed to
surrounding the centre. soften the hardstand areas.
Access to the Noosa Business Centre AO55 Complies with AO55
PO55 There are no additional access points to Eenie The proposed development uses an internal connection
Access to the Noosa business centre is via the Creek Road and Walter Hay Drive. between the surrounding areas and does not create
existing access points in Eenie Creek Road and Walter additional access points to Eenie Creek Road or Walter
Hay Drive and Rene Street. Hay Drive.
PO56 AO56 Complies with AO56
Development within the Noosa Business Centre site No acceptable outcome provided The proposed development has been strategically
is of a scale and intensity to operate without the designed as to not require traffic lights with the expected
need for traffic lights. vehicle capacity.
Refer to the amended Traffic Impact Assessment
provided within Attachment 4 for further detail.
New Access to Noosa Junction AO57 Not Applicable
PO57 Development provides a new road linking Noosa The proposed development is not located within the
Development of the former bowls club site provides Drive near Pinnaroo Park and Lanyana Way and NA Noosa Junction area.
a new opportunity for improved access and with an access to Council’s car park, in the first
connectivity through the site to Lanyana Way. stage.
Pedestrian and Cycling Connectivity
PO58 AO58 Complies with PO58
Convenient and legible connections are provided No acceptable outcome provided The proposed development has considered the location
for pedestrians and cyclists to the site, particularly of the activated streets and the adjoining areas.
having regard to linkages with existing and Pedestrian connections have been provided throughout
proposed public transport infrastructure, the open the site and to adjoining areas, noting the proposed 11m
space network, other centres and community- wide pedestrian bridge to the west of the site connecting
related spaces. the existing Noosa Civic centre to the proposed
development. These proposed connections are legible
and convenient for all users.
PO59 AO59.1 Complies with AO59.1
Public or semi-public spaces are integrated into the Public and semi-public spaces are located to ensure The proposed mixed-use development has been planned
centre's key pedestrian and cycle networks and are pedestrian movement flows through the site and in accordance with Figure 7.2.4.5 - Noosa Business
designed to provide for and create a safe connects with the centres key pedestrian and cycle Centre Framework and Character Plan. As such, the
environment and legible wayfinding. networks including where identified in Figure design of internal movement connections align with the
7.2.4.5 (Noosa Business Centre Framework and Figure, providing integrated networks that will allow for
Code Compliance Statements Page 33 of 136
Page 34
Character Plan) and Figure 7.2.5.4 (Noosa Junction the flow of pedestrians and vehicles in a compatible
Framework and Character Plan). manner. A Pedestrian Movement Plan has been
prepared and included within the amened Architectural
Plans (Attachment 1). Pedestrian movement has been a
key design focus to ensure that permeability is not only
provided within the development but to the adjoining
future transit hub directly north and the existing centre
to the west.
AO59.2 Complies with AO59.2
Pedestrian arcades, laneways or enclosed Pedestrian arcades, laneways and enclosed
thoroughfares are a minimum of 6 metres wide, thoroughfares are limited in nature, integrating
provide a direct line of sight to a major pedestrian pedestrian linkages with other movement networks.
destination (major tenancy, car park, public place, Where applied, for example the proposed pedestrian
etc.), and are not dead ends, narrow or circuitous. bridge, is provided in a public space and of a dimension
that allows for direct line of sight. The pathway along the
western side of lot 3 maintains a width consistent with
the current easement (4.0m).
Specifically, the new laneways are provided within the
northern building of the Village Green accommodate for
a minimum 6m width.
PO60 AO60 Complies with AO60
Pedestrian and bicycle links are constructed Pedestrian and cycle networks are provided The proposed mixed-use development has been planned
throughout the centre with appropriate external including where identified indicatively on Figure generally in accordance with Figure 7.2.4.5 - Noosa
connections provided. 7.2.4.5 (Noosa Business Centre Framework and Business Centre Framework and Character Plan,
Character Plan) and Figure 7.2.5.4 (Noosa Junction providing the indicative pedestrian and cycle networks.
Framework and Character Plan).
A Pedestrian Movement Plan has been prepared and
included within the amened Architectural Plans
(Attachment 1). Pedestrian movement has been a key
design focus to ensure that permeability is not only
provided within the development but to the adjoining
future transit hub directly north and the existing centre
to the west.
PO61 AO61 Complies with PO61
No acceptable outcome provided
Code Compliance Statements Page 34 of 136
Page 35
Pedestrian and bicycle movements between key The pedestrian and bicycle networks have been well
nodes within the Noosa Business Centre site are considered in terms of permeability, safety and legibility
designated to minimise the need to cross over for users. As such, in ensuring compatible networks
roads and where road crossing is necessary, central adjoining vehicle networks, the pedestrian and bicycle
refuges are provided. pathways have minimal cross over requirements, and
where required, have the safety measures such as
dedicated crossings and footpath mounting areas at
appropriate locations are provided.
A Pedestrian Movement Plan has been prepared and
included within the amened Aarchitectural Plans
(Attachment 1). Pedestrian movement has been a key
design focus to ensure that permeability is not only
provided within the development but to the adjoining
future transit hub directly north and the existing centre
to the west.
Environment and Heritage
PO62 AO62.1 Complies with AO62.1
Development – Development does not result in sediment or other As is to be conditioned as part of the approval, future
(a) does not lead to erosion or the transport material including building materials or waste works relating to the development will not result in any
of sediments off site; products being deposited or released into the road loose materials such as sediment or other waste
(b) does not lead to the disturbance of reserve, stormwater drain or adjacent properties. products being deposited or deposed of in the road
natural features or buildings or structures; reserve, stormwater drains or the adjacent properties.
(c) does not lead to the disturbance of natural
AO62.2 Not Applicable
features, buildings or structures of cultural
heritage significance. Development on a site adjoining a local heritage The proposed development is not located on a site that
place respects the cultural heritage significance of adjoins or is subject to Local Heritage Place or other
the place by mitigating any adverse impacts on the Cultural Heritage values.
NA
setting or integrity of the heritage values.
Editor's note—Local heritage places are identified on the
Heritage and Character Area Overlay Map in schedule 2.
PO63 AO63 Complies with PO63
Development is conducted in an environmentally No acceptable outcome provided As is to be conditioned as part of the approval, future
responsible manner, operating without deleterious works and development will not significantly
impacts on immediate, surrounding or downstream compromise the quality of any environmentally
Code Compliance Statements Page 35 of 136
Page 36
communities, environments or environmental significant ecosystems, downstream communities, or
processes. other environmental processes.
Infrastructure
PO64 AO64 Complies with PO64
Development is supported by adequate No acceptable outcome provided The proposed mixed-use development will be serviced
infrastructure and urban services including by the necessary infrastructure including but not limited
reticulated water, sewerage, stormwater drainage, to water, sewer, electricity, sealed roads and
sealed roads, pathways and electricity and stormwater.
telecommunication infrastructure.
Notably, as part of the redesign, the stormwater
detention for the site is largely located in the south and
has been sized to accommodate future development
undeveloped areas for further information, please refer
to Attachment 6 – Stormwater Management Plan
PO65 AO65 Complies with PO65
Development does not adversely impact on the No acceptable outcome provided The mixed-use development will connect, upgrade and
continued operation, viability and maintenance of establish new and existing service and infrastructure
existing infrastructure or compromise the future connections which have been assessed to ensure no
provision of planned infrastructure. unduly impacts on the surrounding areas. For further
note, please refer to Attachment 5– Site Serviceability
Report.
Showroom Precinct
Not Applicable
The proposed development is not located within the Showroom Precinct.
Business Park Precinct
PO67 AO67 Complies with AO67
Development provides for integrated commercial Development is to be generally consistent with In alignment with Figure 7.2.4.5- Noosa Business Centre
and professional office floor space offering a wide Figure 7.2.4.5- (Noosa Business Centre Framework Framework and Character Plan, the proposed
range of office-based uses and employment and Character Plan). development has designed the built design outcomes to
opportunities. reflect the key aspects identified including the key
pedestrian and cycle links, primary active street
frontages, the proposed indicative road, and the key
corer sites. The proposed business uses situated in the
north of the site are located within the Business Park
Code Compliance Statements Page 36 of 136
Page 37
precinct (5A), away from the key activity areas of the
Main Street and village green; however, are
appropriately connected through pedestrian access
through the adjacent car park and along the Main Street.
Notably as part of the redesign, the development has
located a commercial building in the northern part of the
development. This has been architecturally designed to
present as pavilion style and incorporate material that is
of Noosa Style with wrap around verandas. Given this
building will be an entry statement the Noosa Business
Centre, Noosa Character has been heavily incorporated
into the design.
PO68 AO68 Not Applicable
Development on key gateway sites exhibits the No acceptable outcome provided NA The proposed development is not located at a key
highest standard of design. gateway site in accordance with Figure 7.2.4.5- Noosa
Business Centre Framework and Character Plan.
Food and Drink Outlet Not Applicable
PO69 AO69 The proposed tenancies intended for food and drink
Food and drink outlets occur only when ancillary to Food and drink outlets have a gross floor area no NA outlets are situated to face the Village Green and Main
and associated with a bonafide office use on site greater than 10% of the total gross floor area of the Street in the Village Mixed Use precinct (5D) and not the
and are limited in scale and size. site. Business Park precinct (5A) located on the northern and
southern fringes of Lot 3.
Retail Precinct
PO70 A070 Complies with PO70 & Not Applicable
Development provides the retail core of the Noosa Shops, shopping centre, service industry and food The proposed development does not propose new floor
Business Centre and shops, shopping centre, and drink outlets do not exceed a combined gross space within the Retail Precinct of the Major Centres zone,
service industry and food and drink outlets do not floor area of 24,500m² within the Retail precinct. with the only works in this precinct being works to
exceed a combined gross floor area of 24,500m² rejuvenate external façade and entrance landscaping of
within the Retail precinct. the existing Noosa Civic.
Village Mixed Use Precinct
PO71 No acceptable outcome provided. Complies with PO71
The proposed development incorporates mixed-use
outcomes in alignment with the intent of the precinct,
Code Compliance Statements Page 37 of 136
Page 38
The Village Mixed use precinct develops as the core comprising of an inclusive and integrated major centre
village centre with a notable main street and civic development.
space providing for— Per the amended plans, the development proposes to
(a) retailing to serve local needs; establish precincts which allow for interchangeability of
(b) community congregation, interaction, uses. This interchangeability is considered key to ensure
entertainment and leisure; the vibrancy of the development is maintained throughout
(c) activated street frontages with a pedestrian the years and to respond to continual market and
focus; economic changes.
(d) convenient pedestrian and bikeway links to The development provides for various uses as noted
adjacent business and residential activities; below:
(e) a landscaped setting incorporating existing
(a) retail uses at ground level with awnings that
trees that reflects the village look and feel
extend over pedestrian pathways that provide
associated with Noosa.
opportunity for community engagement and
entertainment around the Village Green.
(b) Activated and pedestrian/cyclist focused street
frontages which promote active living and leisure
(c) vegetation and landscaping outcomes notably
within the Village Green that provide for
congregation through seating, playground and
grass for points to gather. This ultimately
softening the built-form to align with the Noosa
character and provide opportunity for climate
responsive design.
Retail Uses AO72 Alternate Solution to PO72
PO72 A small format supermarket is included in the retail Refer to Overall Outcomes 2(f)
The combined gross floor area of all retail uses mix of uses with a gross floor area that does not The proposed development incorporates a full-line
within the village mixed use precinct does not exceed 2,500m². 3,500m² supermarket in accordance with the intent of the
exceed 7,500m² and does not include a discount Major Centre zone to provide a variety of high-order retail
department store or full-line supermarket uses.
It is acknowledged that the Noosa Civic Shopping centre
provides access to limited high-order services and facilities
as a result of its limited scale. Being identified as a Major
Centre, it is intended that the area can provide for and
service the entire sub-regional catchment. As the Noosa
Business Centre is identified by the planning scheme to be
one of the most significant centres for Noosa Shire, the
capacity to deliver this outcome is not currently
supported. As such, it is proposed that additional services
Code Compliance Statements Page 38 of 136
Page 39
be provided through the delivery of a mixed-use
development, further supporting the capacity whilst also
enabling the establishment of other uses in alignment with
the relevant precinct intents.
Refer to the Economic Impact Statement in Attachment 7
for more details on need for supermarket floor space.
Walkable Places No acceptable outcome provided. Complies with PO73
PO73 The proposed mixed-use development has been planned
The precinct is developed with a walkable network in accordance with Figure 7.2.4.5 - Noosa Business Centre
of streets and public places that are well Framework and Character Plan, providing the indicative
connected, safe, attractive and inclusive, and pedestrian and cycle networks. In alignment with the
provide a platform for diverse community planned network, the pedestrian and cycle links enable a
interactions and commercial exchange. walkable area that is well-connected between spaces, is
safe, attractive and inclusive.
A Pedestrian Movement Plan has been prepared and
included within the amened Aarchitectural Plans
(Attachment 1) Pedestrian movement has been a key
design focus to ensure that permeability is not only
provided within the development but to the adjoining
future transit hub directly north and the existing centre to
the west.
High Density Residential Precinct
PO74 No acceptable outcome provided. Complies with PO74
Development provides for higher density multiple The proposed development incorporates higher density
dwellings which meets the needs of a diverse range dwellings which are strategically located in close proximity
of current and future resident populations including to a range of infrastructure and services. The surrounding
small households, older persons, people on low land uses provide support for persons with varying needs,
incomes and people with special mobility needs. and for those at different life stages. The dwellings have
been designed with consideration taken to both current
and future populations, including those on low and high
incomes, and those who may require additional support as
a result of mobility difficulties.
Code Compliance Statements Page 39 of 136
Page 40
PO75 AO75.1 Complies with AO75.1
Development: Development provides visual interest to the street The high density residential dwellings provide visual
(a) addresses and enhances the streetscape by and surrounding area through: interest to the surrounding area through the clear
incorporating articulation and individual design (a) highlighting individual dwellings and land uses distinction of uses, established through the alternative
elements that add visual interest to the through differing external materials, finishes or design and use of materials. The residential dwellings
development; textures; break up the retail and commercial shopfronts by way of
(b) has a form and architectural scale that does (b) offsetting or staggering dwellings to provide introducing differing external materials such as timber-
look aluminium battens and balcony balustrading.
not dominate the streetscape or surrounding variation in the frontage; and
properties; (c) varying the roof form. Variation in the roof form is also established, creating clear
(c) does not detract from the visual amenity of distinction between land uses and buildings.
adjoining properties through access to sunlight
or overlooking; Please refer to the Architectural Statement of Intent
(d) takes the form of small separate buildings, prepared by Buchan – Attachment 2 which provides
rather than large single bulky development; further detail on Design.
and
(e) sits within a landscaped setting. AO75.2 Complies with AO75.2
Buildings have the main entrance easily Proposed building will have appropriate entrance areas
recognisable from the street and include design that will be easily recognisable from the street and
elements in the front façade such as verandahs, included design elements in the front façade such awning
external stairs, awning or shade structures and or shade structures and window openings.
window openings.
AO75.3 Complies with PO75
Buildings and structures are designed to: The residential buildings and structure have been designed
(a) have a maximum wall length of 15 metres and with consideration to the Noosa character, community
external walls incorporate at least one design expectations, and the general scale of the development
element (such as windows, pergolas, sun and its integration with the surrounding environment. In
shading devices, balconies) to add visual ensuring that the scale does not become bulky, and that
interest and amenity; the Noosa character remains reflected in the design
(b) allow for landscape treatments to soften the outcomes, significant building articulation was utilised,
development; and creating visual interest along building facades. Landscaping
(c) avoid more than six dwellings attached in any is another key component utilised across the design,
one plane. reflecting the environment corridor adjoining the
proposed development and providing a softened design.
The redesign of the development has incorporated more a
pavilion style development breaking up the buildings ,
particularly on the northern commercial and buildings that
face north of the Village Green. This pavilion style has
Code Compliance Statements Page 40 of 136
Page 41
allowed for a more visually interesting outcome and one
that is considered ‘Noosa Style’ which is contemplated
within the scheme.
Garages and carports AO76.1 Complies with AO76.1
PO76 Covered car parking spaces are not located Residential car parking is providing through basement level
Garage doors and carports do not dominate the between the building and the road frontage. car parking as well as covered parking at ground level
street or the building design. within Lot 7, behind the proposed buildings that front the
new Main Street/Boulevard. Both types of residential
parking will not dominate the street or the buildings
overall design. Further, landscape treatment has been
strategically designed to soften the hardscape of the
carparking areas.
AO76.2 Complies with AO76.2
Garages and covered car parking are integrated The residential car parking is integrated in the buildings
with the line and plain of the building design through the establishment of basement car parking
which is not visible from the street.
AO76.3 Not Applicable
Where multiple garages face the street, they are NA Garages are not proposed as part of the development
separated by a minimum of 2 metres or are application.
staggered in setback by a minimum of 1 metre.
AO76.4 Not Applicable
Garages that are visible from the street, but do not Garages are not proposed as part of the development
face the street, include a landscaped setback to the NA application.
street and provide articulation, windows or a mix of
materials to provide interest to the garage facade.
Front Fences and Walls AO77.1 Not Applicable
PO77 Front fences or walls are set back an average of 1 No front fences or walls are proposed as part of the
Front fences and walls are designed and sited to: metre and are articulated to provide visual interest NA residential development.
by stepping the design at a maximum of 5 metre
intervals.
Code Compliance Statements Page 41 of 136
Page 42
(a) contribute to the attractiveness of the AO77.2
streetscape;
Where located on the boundary:
(b) be compatible with the existing streetscape
character; (a) the solid portion of front fences and walls is no
(c) avoid interference with movement of surface more than 1.2 metres high; or
stormwater; (b) the walls contain openings or materials that
(d) allow for casual surveillance of the street; ensure it is 50% transparent and has a height
(e) provide planting in front of solid fences and not exceeding 1.8 metres.
walls; and AO77.3
(f) ensure plantings between the front fence and
Solid front fences and walls may be 1.8 metres in
the footpath does not create an impediment
height if the property has frontage to an arterial
for pedestrians using the footpath.
road or a distributor road.
AO77.4
The area of land between the front fence and the
boundary is landscaped to screen the fence from
the street, however, landscaping does not encroach
more than 500 millimetres into the road reserve or
within 1.5 metres of a sealed footpath.
Editor's note—refer to figure AP3-4A
Safety and Amenity AO78.1 Complies with AO78.1
PO78 Buildings and structures: The proposed buildings and structures incorporate
Development: (a) are sited and orientated to minimise the setbacks and are of a height that does not impact upon the
likelihood of overlooking the private open perceived quality of access to sunlight, breezes or privacy.
(a) provides a high level of residential amenity to
space of adjacent residential uses; Where privacy issues can not be avoided, privacy
users of the subject site; and
(b) avoid reduction of sunlight to at least 40% of screening has been incorporated.
(b) does not unreasonably impact on the amenity
enjoyed by users of adjoining or nearby the private open space areas of any adjoining
premises, including privacy and access to residences to less than 2 hours between
sunlight. 9:00am and 3:00pm on any day of the year;
(c) incorporate fencing, landscaping and screening
to mitigate impacts on adjoining residential
Editor's note—Provisions for sill height, glazing, screening uses.
and window openings are to improve the residential
amenity for occupants. Thermal performance
requirements are contained in Queensland Development Editor's note—refer to figure AP3-1A and figure AP3-2A
Code Compliance Statements Page 42 of 136
Page 43
Code MP4.1 Sustainable Buildings. Energy efficiency AO78.2 Complies with AO78.2
requirements are contained in the National Construction
Code. Where adjoining non residential uses, dwellings are The proposed development has been assessed against the
designed to incorporate suitable noise attenuation relevant noise provisions and an Environmental Noise
measures to reduce amenity impacts to occupants Assessment has been conducted to establish the necessary
of residential uses. management strategies for dealing with the anticipated
noise emissions.
Please refer to Attachment 8 – Environmental Noise
Assessment for further technical notes regarding the
proposed development and associated noise attenuation
measures.
AO78.3 Complies with AO78.3
Transparent doors and windows are designed and The proposed development does not locate transparent
located so they do not directly face transparent doors and windows, or private open spaces, within 10
doors or windows or the private open space areas metres of other dwellings.
of other dwellings or accommodation units within
10 metres;
AO78.4 Not Applicable
Where windows, balconies, terraces, verandas or The proposed development does not locate transparent
decks overlook or have the potential to overlook doors and windows, or private open spaces, within 10
the private open space of nearby properties or view metres of other dwellings.
into habitable room windows within 10 metres:
(a) windows have a sill height of not less than 1.7
metres above finished floor level;
(b) windows and other openings are permanently
NA
screened to a minimum height of 1.7 metres to
avoid overlooking;
(c) windows and doors use translucent glazing to
obscure views; or
(d) windows or balconies are offset by 45 degrees
or more.
Editor's note—refer to figure AP3-1C
AO78.5 Complies with AO78
Planter boxes, screens, pergolas, landscaping and The ground floor dwellings will be architecturally
architectural design of balconies are used to screen considered as to minimise overlooking from upper-level
dwellings to the ground floors private space areas.
Code Compliance Statements Page 43 of 136
Page 44
the ground floor private open space of dwellings
from separate upper-level dwellings.
AO78.6 Complies with AO78.6
Permanently fixed external screening devices External screening devices for the residential component
complement the building's external materials and are no more than 50% transparent.
finishes and may incorporate solid translucent
screens, shutters, perforated panels or trellises
which have a maximum of 50% openings.
Editor's note—refer to figure AP3-1B
PO79 AO79.1 Not Applicable
Development, including mechanical plant, vehicle Communal outdoor recreational facilities including As the residential component forms a part of the Noosa
manoeuvring and communal outdoor recreation swimming pools, spas and sports courts are: Civic Village Mixed Use Development, no formal communal
uses: (a) setback at least 12 metres from the boundary outdoor recreational facilities are proposed. The proposed
do not have an adverse effect on the amenity of land in a residential zone and screened by a residential uses will have access to services and high
enjoyed by users of adjacent or nearby premises 5 metre wide buffer densely planted with trees quality open spaces provided within the Civic Spine/Village
NA
through emission of noise, light, fumes or smoke; and shrubs including species from 1 metre to 8 Green and plaza area.
do not cause unreasonable disturbance to local metres in height; or
fauna through light or smoke emissions. (b) located internally to the arrangement of
buildings on the site; and
(c) not used between the hours of 9:00pm and
6:30am the following day
AO79.2 Not Applicable
For a lit sports court: The proposed development does not incorporate a sports
(a) the court is located at least 60 metres from the court.
external wall of an existing or approved
dwelling on adjoining or nearby premises (as
measured from the centre line of the court);
and NA
(b) the vertical illumination resulting from direct,
reflected or other incidental light emanating
from the site does not exceed 8 lux when
measured at any point 1.5 metres outside the
boundary and at any level from ground level
upward; and
Code Compliance Statements Page 44 of 136
Page 45
(c) any flood lighting is restricted to the types that
give no upward component of light where
mounted horizontally (i.e. a full cut off
luminare
AO79.3 Complies with AO79.3
Mechanical plant is: The mechanical plants have been designed with
(a) located at least 2 metres from side or rear consideration taken to the location in relation to
property boundary; residential uses and other communal areas.
(b) where located at ground level, screened by These areas will be separated from uses and screened
fencing 1.5 metres in height or dense where required.
vegetation of at least 1.5 metres in width
incorporating grouped trees and shrubs with
maximum separation distance of 1 metre
measured from the centre of the plant;
(c) where located above ground level, enclosed or
screened such that it is not visible from the
street frontage nor adjoining properties; and
(d) visually integrated into the line and plane of
the building and roof design and does not
project beyond the height or width of the
building when viewed from the street and
adjoining properties.
Editor’s Note— Mechanical plant includes generators,
motors, compressors and pumps such as air-conditioning
or pool equipment.
AO79.4 Complies with AO79.4
Waste storage areas, clothes drying areas and These areas will be appropriately setback from street
external storage areas are screened from the frontages and screened as to ensure no reduction in visual
street. amenity.
Housing Diversity and Affordability AO80 Complies with PO80
PO80 Development: The development incorporates a mix of dwelling types that
Where there is development for multiple dwellings, (a) makes provision for affordable and social enable the dwellings to meet the needs of different
dwellings are provided to meet the needs of housing; households. The dwelling layouts and typologies are
different households. (b) provides social housing that is distributed diverse in nature, facilitating housing diversity across the
across the development site; Noosaville area. All proposed dwellings are 100m² or less
Code Compliance Statements Page 45 of 136
Page 46
(c) provides 2 in every 10 dwellings as affordable and provide a product to the market that can cater for
housing; persons throughout various phases of the lifecycle.
(d) provides 1 in every 10 dwellings as social
housing.
Editor’s Note -
Affordable housing is housing that is appropriate to the
needs of households with low to moderate incomes, if the
members of the households will spend no more than 30%
of gross income on housing costs.
Social housing is housing made up of public and
community housing, that is owned and run by the
government or a not for profit agency (as the provider)
for people on low incomes or with special needs.
Landscaping AO81 Complies with PO81
PO81 For the High Density Residential precinct, the front The high density residential precinct is supported by
Development contributes to the visual amenity and 6 metres of the property is landscaped open space, landscape features and planting that soften the scale of
natural landscape character of the area and retains provided that uncovered visitor parking, or the development and integrate with the adjoining
existing large trees where practicable. swimming pools protruding no more than 1 metre environmental corridor and civic spine. The landscaping
above the ground level, may be as close as 2 metres contributes to the overall amenity of the area and ensures
from the front boundary. that, where possible, existing natural features can be
retained.
Editor’s Note— Further requirements for landscaping and For further design details, please refer to Attachment 3 –
private open space are located in 9.3.3 Dual Occupancy Landscape Concept Plan.
and Multiple Dwelling Code.
Development between Precincts
PO82 AO82 Complies with PO82
Where development is located on sites No acceptable outcome provided The proposed development is located across three (3)
immediately adjoining or within two different precincts, being the Village Mixed-use Precinct, Business Park
precincts: Precinct the High-Density Residential Precinct.
(a) it is designed to appear as part of an The proposed development remains complementary with
integrated development site or respond surrounding uses, designing buildings that generally reflect
positively to adjoining development, the surround area and existing character, as well as the
including the continuation of any intended outcomes as prescribed by the relevant precinct.
The interfaces between uses have been consider, ensuring
Code Compliance Statements Page 46 of 136
Page 47
pedestrian or vehicle connections adequate separation and coordinated movement networks.
between precincts; and The built-design outcomes will generally allow for gradual
(c) the building design provides for a gradual transition between precincts, retaining visual amenity and
transition from one precinct to the next. functionality.
Development adjacent to the Central Environment Management and Conservation Zone
PO83 AO83 Complies with PO83
Development adjoining the central environmental No acceptable outcome provided The proposed development adjoins the Environmental
management and conservation corridor located Management and Conservation corridor to the north-west,
between the existing development and the which forms a small but integral part of the development. In
Business Park and Village Mixed Use Precincts alignment with Figure 7.2.4.5- Noosa Business Centre
provides a high level of amenity and design when Framework and Character Plan, the proposed development
viewed from the adjoining key pedestrian/cycle link incorporates a pedestrian bridge to link to the existing Noosa
and other public spaces and provides for: Civic shopping centre.
(a) activated frontages and lighting to In consideration of the adjacent Environmental Management
enhance passive surveillance; and corridor, built design has been considered significantly with
(b) permeable connections through the the design of soft landscaping and natural material to
development to key pedestrian and cycle complement the surrounding nature. These soft landscaped
links generally consistent with Figure areas will be a focal point for users of the pedestrian and cycle
7.2.4.5- (Noosa Business Centre link, ensuring that connections between the differing spaces
Framework and Character Plan). reflect the existing nature, whilst remaining safe and
convenient for users.
The development will provide for a pedestrian path between
the covenant and the development which is a key part in
connecting the existing centre to the proposed development.
This pathway is intended to be lit and will link the future
transit hub to the north down to Hofmann Drive.
It is noted that the proposed built form (including the cinema
highest point) remains below the height of the adjoining
vegetated canopy areas within Covenant J as to not impact on
the visual amenity of this natural feature. The highest point of
the cinema roof has been strategically located to be central in
position such that when standing from the street, the height
will not be visually seen.
Staging of Development
PO84 – PO85 Not Applicable
No staging is proposed as part of the development application for the Village mixed-used precinct.
Code Compliance Statements Page 47 of 136
Page 48
Hospitality Precinct PO86 AO86 Not Applicable Development provides entertainment, including No acceptable outcome provided NA The proposed development is not located within the live entertainment, in premises such as cafes, Hospitality Precinct. restaurants, bars, nightclubs, cinemas and markets. Code Compliance Statements Page 48 of 136
Page 49
NOOSAVILLE LOCAL PLAN CODE
PERFORMANCE AND ACCPETABLE OUTCOMES
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
Development in the Noosaville Local Plan Area generally (All Zones)
PO1 No acceptable outcome provided Complies with PO1
Development enhances the role of Noosaville as a The proposed mixed-use development incorporates
major focus for visitor accommodation and services a range of facilities and services intended to
in Noosa Shire with high levels of accessibility to support the broader Noosaville community. The
outdoor recreational pursuits and urban services. proposal incorporates a range of uses such as
shops, food and drink outlets, health care services,
cinemas and bars. Notwithstanding, the proposal
comprises of a residential component including 76
apartments for short-term accommodation.
PO2 No acceptable outcome provided Complies with PO2
Development contributes to the lifestyle and The mixed-use development forms part of the
amenity of permanent residents of Noosaville, major centre of which is identified by the Noosa
and services communities outside of the local Plan to be one of the most significant centres of
plan area. Noosa Shire. As such, the proposal comprises of a
range of uses, namely higher order uses, including
retail, recreation, business and residential activities
which are of a scale that can service the broader
Noosaville catchment.
Per the amended proposal Plan (Attachment 1) the
development proposes to establish precincts where
a range of uses can be accommodated in each
precinct. This is intended to allow flexibility and
provide the applicant the ability to adapt to
changing market conditions and ensure that an
array of uses can be accommodated/provided for
within the development. We understand that a
7,500m² retail cap is required and we anticipate
this to be appropriately conditioned.
Code Compliance Statements Page 49 of 136
Page 50
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
PO3 AO3.1 Complies with AO3.1
Development contributes to the establishment Development adjacent to a gateway, special place or The redesign of the development has heavily
of attractive streetscapes and gateways to on land identified as a key corner on Figure 7.2.4.4 considered the Noosaville Framework and
enhance the sense of entry and character of (Noosaville Framework and Character plan) or Figure Character plan notably with regard to provision
Noosaville and the coastal urban area. 7.2.4.5 (Noosa Business Centre Framework and AO3.1 per below:
Character plan): Landscape treatment has been
a) incorporates architectural and landscape incorporated to enhance the key corner
treatments which emphasise the corner sites located on the north and along Main
location as shown in Figure AP3-10A and Figure Street notably by providing large feature
AP3-10B; and trees along the frontage of the northern
b) incorporates building materials such as varied commercial building to provide a visually
roof forms, changes in materials and variations pleasing outcome given this is a key
in projected and recessed elements and gateway to the Noosa Business Centre.
facades. Provides for skillion style roofs and the
amended design has provides for a
pavilion style development which is
considered to be Noosa Style, breaking up
the large runs of built form.
Provides the northern key corner site to
include verandas around the built form
and uses material such as battening
treatment to adopt the Noosa Style.
AO3.2 Complies with AO3.2
Development adjacent to a primary streetscape The redesign of the development has heavily
treatment area on Figure 7.2.4.4 (Noosaville considered the Noosaville Framework and
Framework and Character Character plan and provides streetscape treatment
plan) and Figure 7.2.4.5 (Noosa Business Centre that provides for an outcome that is desired by
Framework and Character plan): Council the community and Stockwell.
a) provides streetscape improvements which
are appropriate to the location, setting and
context of the development, and
b) complement existing or proposed
streetscape works in the local area.
Code Compliance Statements Page 50 of 136
Page 51
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
AO3.3 Not Applicable
Development on Key Development Sites identified on The proposed development site is not identified on
Figure 7.2.4.4 (Noosaville Framework and Character a key development site.
Plan) incorporates a high standard of architectural
design and landscape treatment consistent with the
streetscape character. NA
Editor’s Note— For further guidance and context in
interpreting the Framework and Character Plans
please refer to PSP7 - Framework and Character Plans.
PO4 AO4 Complies with AO4
The visual amenity and character surrounding Development adjacent to the major road network, The proposed development is within close
the major road network and entrance roads, particularly Eumundi Noosa Road, Beckmans Road, proximity to major road networks such as Walter
including Eumundi Noosa Road, Beckmans Road, Eenie Creek Road, Walter Hay Drive, Gympie Terrace, Hay Drive and Eenie Creek Road. In promoting the
Eenie Creek Road, Walter Hay Drive, Gympie Noosa Parade and Weyba Road incorporates integration between sites, the proposal
Terrace, Noosa Parade and Weyba Road is landscaping that complements the natural species incorporates significant levels of landscaping that
protected and enhanced. occurring in the local area, protects not only buffer from the major road networks and
existing vegetation within the road reserve and preserve the natural landscapes but provide
incorporates design elements that add visual interest consistency between the site and the adjoining land
to the streetscape. – notably the Environmental Management and
Conservation corridor.
PO5 AO5 Complies with AO5
Development retains and enhances existing mature Development retains and enhances existing mature The mixed-use development does not result in the
trees and character vegetation contributing to the trees and character vegetation contributing to the degradation of environmental value for the Noosa
vegetated backdrop, character and habitat values of vegetated backdrop, character and habitat values of area. The proposed development remains
the local plan area. the local plan area, including: consistent with the land use intent as prescribed by
a) riparian vegetation, particularly mangroves Figure 7.2.4.5 - Noosa Business Centre Framework
adjacent to the Noosa River, Weyba Creek, Lake and Character plan. A large portion of vegetation is
Doonella and their tributaries; retained in an environmental corridor between the
b) remnant melaleucas and eucalypt trees; Village Mixed use precinct and the existing Noosa
Civic. Notwithstanding, it is acknowledged that no
c) the vegetated drainage lines through residential
environmental values are present on site that
estates; and
Code Compliance Statements Page 51 of 136
Page 52
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
d) other character vegetation where identified required offsets or other environmental
in Figure 7.2.4.4 (Noosaville Framework and rehabilitation.
Character plan) or Figure 7.2.4.5 (Noosa
Business Centre Framework and Character
plan):
PO6 AO6.1 Complies with AO6.1
Development retains significant views and vistas Development retains and does not intrude upon The proposed development site is setback from the
contributing to the setting and character of the local important gateways and sightlines including the relevant important gateway sites and does not
plan area including views to the Noosa River, Noosa following: directly adjoin those areas as identified in AO6.1
North Shore, Noosa foreshore, Lake Weyba and a) Beckmans Road and Walter Hay Drive; and their sightlines.
Noosa National Park.
b) significant views to the Noosa River, river mouth
and ocean beyond and to Noosa North Shore;
c) views from the pathway on the northern side of
Gympie Terrace in the public open space area
and adjacent Noosa River foreshore;
d) scenic views from Noosa Parade, Weyba Road
and Eenie Creek Road which are flanked
by vegetation and offer glimpses of
watercourses;
e) scenic views from Eenie Creek Road to Noosa
National Park, Noosa Headlands, the secondary
dune system and Lake Weyba; and
f) scenic southern entrances to Noosaville through
bushland settings, Noosa National Park and
Tewantin National Park along Eumundi Noosa
Road.
AO6.2 Not Applicable
For Noosaville District Centre, buildings and The proposed development site is not identified on
structures do not significantly interrupt or encroach NA Figure 7.2.4.4 - Noosaville Framework and
upon key contextual views as identified in Figure Character plan.
7.2.4.4 (Noosaville Framework and Character plan)
and shown in Figure 7.2.4.6
Code Compliance Statements Page 52 of 136
Page 53
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
Built Form and Streetscape
PO7 AO7.1 Complies with PO7
Buildings, structures and landscaping are integrated Development takes the form of small separate The redesign of the development has incorporated
with the natural landscape and reflect the riverside buildings rather than large single bulky buildings and a more pavilion style development, establishing a
character and setting of the local plan area in terms does not visually dominate the street, riverfront, number of smaller building rather than larger ones.
of form, composition and protection of adjacent properties, surrounding spaces or the The design has also heavily focused on material to
neighbourhood amenity. existing skyline. ensure that proposed mixed-use buildings are well-
AO7.2 integrated to the surround areas, considering
building separation, landscaping, general scale, and
Buildings and structures have a scale and building
the overall building design. The proposed built-form
height consistent with development on adjoining and
reflects the nature of the Noosaville Local area and
surrounding land.
preserves the amenity of the neighbourhood.
AO7.3 Complies with AO7.3
Buildings and structures preserve the amenity of The buildings are setback from adjoining areas as to
adjoining land including sunlight to neighbouring continue to allow for sufficient sunlight and natural
properties. breezes. Notwithstanding, the proposed
development remains of a scale that would not
result in unduly impacts on the amenity of the area
or the quality of streetscape.
AO7.4 Complies with AO7.4
Development respects the scale of surrounding The environmental corridor has been preserved as
vegetation and maximises the opportunity for part of the development as to remain in alignment
retention of existing vegetation and incorporates soft with Figure 7.2.4.4 - Noosaville Framework and
landscaping between buildings. Character plan, and to allow for the appropriate
preservation of key natural features and allow for
adequate integration between sites. In promoting
the integration, the site will incorporate significant
on-site landscaping to reflect the green corridor
located closely to the north-west. Whilst the site
will need to be cleared to accommodate
development, the proposal does provide for
14.27% landscape cover on Lot 3 and 13.06%
landscape cover on Lot 7. Please refer to the
Code Compliance Statements Page 53 of 136
Page 54
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
Landscape Concept Plan within Attachment 3,
which illustrated the landscape intent for the
development.
AO7.5 Complies with AO7.5
Buildings and structures: The buildings incorporate pitching on roofs along
a) incorporate articulated roof forms which are the street front that are greater than the prescribed
visible from the street and have a pitch of no 5 degree minimum. Notably the northern
less than 5 degrees; commercial building will incorporate a butterfly
style skillion roof given this building is on a key
b) incorporate a mix of lightweight and textured
corner site.
external building materials or materials that
reflect the natural environment such as
timber and rock face; Notwithstanding, the articulation, texture and
detailing of the buildings are of a nature that reflect
c) provide variation through articulation,
texture and detailing; the natural look of the environment, and create
attractive streetscapes with high levels of visual
d) incorporate verandahs, open balconies or
amenity.
shaded patios for outdoor living, with open,
transparent or semi-open balustrades;
e) use understated colour schemes and low- Please refer to the Architectural Plans provided
reflective roofing and cladding materials. within Attachment 1 which provides specific detail
on architectural treatment proposed.
Editor's note— Refer to figure AP3-3B
Centres and Services
PO8 No acceptable outcomes provided Not Applicable
The Noosaville local plan area is serviced by the The proposed development does not impact on or
following centres that provide business, propose development for the centres listed in PO8.
entertainment and community uses consistent with
the Noosa Shire Centres Hierarchy:
NA
a) Noosaville District centre;
b) Bushlands Neighbourhood centre;
c) Weyba Road Neighbourhood centre; and
d) Gympie Terrace Visitor centre.
Code Compliance Statements Page 54 of 136
Page 55
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
PO9 AO9 Complies with AO9
The Noosa Business Centre off Eenie Creek Road is a The development of the Noosa Business Centre is to The proposed mixed-use development has been
major activity centre and provides the widest range be generally in accordance with Figure 7.2.4.4 (Noosa planned in accordance with Figure 7.2.4.5 - Noosa
of centre activities and employment including: Business Centre Framework and Character Plan). Business Centre Framework and Character Plan.
a) commercial and professional office space for Specifically, as illustrated within the Connectivity
a range of sectors; Plan provided within the amended Architectural
b) digital economy; Plans (Attachment 1), the development provides
key linkages that:
c) tertiary education;
Connect the existing centre to the
d) health and medical uses;
proposed Village Mixed Use development
e) retail uses including one only discount that flows into the Village Green and onto
department store, supermarkets, large format Main Street.
retail showrooms and specialty retail; Provides for a 3m wide pedestrian path
f) entertainment activities; that runs north/south and will be a key link
g) environmental industries; that connect the future transit hub to
h) research and technology industries; Hofmann Drive.
Connect directly into the existing
i) small dwellings in a mixed-use format;
surrounding road network being Main
j) community and civic functions; Street and Hofmann Drive
k) high quality community open space and Provides opportunities that facilitate
l) a sub-regional transit centre. future pedestrian connection notably
along the north of Lot 3 where a
connection along the north Covenant J is
Editor’s note— The Noosa Business Centre is the only
proposed (not subject to this application
Major Regional Activity Centre in Noosa Shire
given this is the future transit hub),
designated in the South East Queensland Regional
establishing a second connection to Lot 1
Plan.
which is proposed to facilitate the
expansion of an additional 6,500m² of
retail GFA which is subject to a separate
application.
Code Compliance Statements Page 55 of 136
Page 56
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
PO10 No acceptable outcome provided Not Applicable
Development in the District Centre zone: The proposed development is not located within
a) provides a range of business, entertainment, the District Centre Zone.
health and wellbeing activities to service the
needs of residents and visitors;
b) includes small dwellings as part of mixed-use
development;
c) retains more intensive uses between Mary NA
Street and Gibson Road, with less intensive
uses at the edges of the zone providing a
transition to adjoining residential areas;
d) on the southern side of Gibson Road is
primarily used for large format retail; and
e) does not detract from the role and function of
the larger centres of the Noosa Business
Centre and Noosa Junction.
PO11 No acceptable outcome provided Not Applicable
Development in the Neighbourhood Centre The proposed development is not located within
zone provides lower order goods and services to the Neighbourhood Centre Zone.
NA
support the day-to-day needs of residents
and visitors, forming focal points for the surrounding
neighbourhoods.
PO12 No acceptable outcome provided Not Applicable
Development in Thomas Street, north of Mary Street, The proposed development is not located within
maintains a pedestrian scale of development, vibrant NA proximity of Thomas Street or north of Mary Street.
active ground level uses with pedestrian and visual
links to Noosa River.
PO13 No acceptable outcome provided Complies with PO13
The proposed new main street at Noosa Business Pedestrian and cycle links, as well as streetscape
centre creates a pedestrian orientated character with activation form a major aspect of the proposed
active ground level uses and pedestrian access and mixed-use development. The proposal aligns with
visual linkages to the proposed civic space. the intent of the Noosa Business Centre, enabling
active streetscapes through built-design and
Code Compliance Statements Page 56 of 136
Page 57
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
strategic placement of store fronts.
Notwithstanding, the proposal incorporates both
vehicle and pedestrian links across the site and to
the surrounding areas.
PO14 AO14 Not Applicable
Development in a centre zone or Tourist Development: The proposed development does not front Gympie
Accommodation Zone fronting Gympie Terrace or a) respects the layout, scale (including height Terrace or Thomas Street
Thomas Street: and setback) and character of development on
a) is sympathetic to the character, streetscape adjoining sites;
and built form of the locality; b) includes detailing and articulation for horizontal
b) contributes to the variety of low set and walk emphasis including awnings, facia boards,
up building styles of various eras in the parapet walls and upper level verandahs or
streetscape; balconies;
c) creates vibrant and active streets and public c) provides a fine scale of built form;
spaces; and d) provides active street frontages where
d) provides integrated and functional car parking identified as primary active
and access arrangements that do not street frontage on Figure 7.2.4.4 (Noosaville
dominate the street. Framework and Character plan) or Figure NA
7.2.4.5 (Noosa Business Centre Framework
and Character plan) that incorporate
shopfronts, indoor/outdoor cafes and
restaurants and other activities that are likely
to foster casual, social and business interaction
for extended periods. Refer to Figure AP3-
8A for design outcomes for active
streetscapes;
e) has building openings overlooking the street
and addressing key corners as indicated in
Figure 7.2.4.4 (Noosaville Framework and
Character plan) or Figure 7.2.4.5 (Noosa
Business Centre Framework and Character
plan) and Figure AP3-7A; and
Code Compliance Statements Page 57 of 136
Page 58
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
f) includes the provision of landscaping, shaded
seating and consistent and simple paving
materials on footpaths consistent with the
character of its setting including where shown
as primary streetscape treatment area on
Figure 7.2.4.4 (Noosaville Framework and
Character plan) or Figure 7.2.4.5 (Noosa
Business Centre Framework and Character
plan).
PO15 No acceptable outcome provided Not Applicable
Development in the Low Impact Industry zone and The proposed development is not located within
the Medium Impact Industry zone: the Low Impact Industry zone or Medium Impact
a) provides a range of enterprises that Industry zone.
contribute to the economic diversity of the
Shire and local employment options;
b) provides important industries and service-
related functions to the whole of Noosa Shire
but particularly the coastal area;
c) offers a range and diversity of employment
NA
types;
d) does not accommodate uses better located in
a centre zone
e) does not detract from the safe function or
amenity of Eumundi Noosa Road, Walter Hay
Drive or Eenie Creek Road; and
f) does not accommodate uses that would harm
the environment, including Eenie Creek, Lake
Doonella and Lake Weyba, through excessive
pollutants.
PO16 AO16.1 Not Applicable
Development within the Community Facilities The Noosa Business Centre includes the provision for NA The proposed development is for the development
zone contributes to community infrastructure, a sub-regional transit facility integrated within the of the Village Mixed use precinct and does not
Code Compliance Statements Page 58 of 136
Page 59
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
utilities and services. major centre to provide for public transport, park and involve the creation of the transit centre. The
ride or other transit related infrastructure. proposed development does not impede the future
creation of the transit centre and provides
adequate connections to this future facility.
AO16.2 Not Applicable
Wallace Park, located off Eumundi Noosa Road is The proposed development is not near Wallace
developed for a wide range of indoor sport and Park.
NA
recreation, community care and community uses
which foster social interaction, learning, health and
fitness and artistic and creative pursuits.
AO16.3 Not Applicable
The Noosa Hospital, located at Goodchap Street: The proposed development does not incorporate
a) is the primary medical focus for the coastal part the Noosa Hospital.
of Noosa Shire;
b) is developed and operated to provide for
maximum co-location of hospital and allied
health care services; NA
c) makes efficient use of the site;
d) incorporates employee and visitor parking on-
site
e) is supported by additional health care services
at Lot 1 on RP900855 on the corner of
Goodchap Street and Eumundi-Noosa Road.
AO16.4 Complies with AO16.4
Key sites developed for educational establishments, The proposed development is located at a key site
child care centres, places of worship and community of the Noosa Business centre. As such, the proposal
uses are well connected and easily accessible from incorporates thoughtful design that integrates high
throughout Noosaville and the broader area they levels of pedestrian, cyclist and vehicle connectivity
service. that appropriately links to the broader Noosaville
catchment.
Housing Choice
Code Compliance Statements Page 59 of 136
Page 60
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
PO17 AO17 Complies with AO17
Development in the Major Centre zone and District Residential dwellings within the Major Centre zone All residential apartments maintain internal floor
Centre zone contribute to housing diversity by and District Centre zone: spaces (GFA) less than 100m² and are a part of a
providing small dwellings, including single level a) do not exceed a floor area of 100m2; mixed use development.
apartments. b) are part of a mixed-use development with
non-residential uses at the ground level.
PO18 No acceptable outcome provided Not Applicable
Sites currently used or approved for retirement NA The proposed development site is currently vacant
facilities continue to provide such residential and does not have existing approval for a
accommodation into the future. retirement facility.
PO19 No acceptable outcome provided Not Applicable
Development in the Low Density Residential zone NA The proposed development is not located within
maintains a high level of residential amenity for the Low Density Residential Zone.
permanent residents.
Visitor Facilities
PO20 – PO21 – Not Applicable
The proposed development is not located within the Tourist Accommodation Zone and does not propose changes to the Noosa River Caravan Park or other short-term/visitor
accommodation.
Noosa River
PO22 – PO27 – Not Applicable
The proposed development is not located within proximity to the Noosa River.
Access & Connectivity
PO28 No acceptable outcome provided Not Applicable
Gympie Terrace is maintained as a low speed, low The proposed development is not located within
NA
trafficked environment and maintains safe proximity to Gympie Terrace.
pedestrian access to Noosa River.
PO29 No acceptable outcome provided NA Not Applicable
Eenie Creek Road and to a lesser extent Gibson Road
Code Compliance Statements Page 60 of 136
Page 61
COMPLIANCE
PERFORMANCE OUTCOME ACCEPTABLE OUTCOME RESPONSE
//NA
provides for through traffic around and bypassing Although located within close proximity to Eenie
Noosaville. Creek Road, the proposed development does not
proposed changes to the movement network on
this road.
PO30 AO30 Complies with AO30
Development integrates with and extends the Development on land including or adjoining a key
existing street and pathway networks including but pedestrian/cycle link shown in Figure 7.2.4.4
The amended development has heavily considered
not limited to those identified on Figure 7.2.4.4 (Noosaville Framework and Character plan) and Figure
pedestrian connectivity as part of the re-design. A
(Noosaville Framework and Character plan) and 7.2.4.5 (Noosa Business Centre Framework and
Connectivity Plan has been included within the
Figure 7.2.4.5 (Noosa Business Centre Framework Character plan) facilitates these connections.
amended Architectural Plans (Attachment 1) which
and Character plan) such that connections to and
illustrates a pedestrian network that:
between key local destinations are provided and
reinforced. Connects the existing centre to the
proposed Village Mixed Use development
and flows into the Village Green onto Main
Street.
Provides for a 3m wide pedestrian path
that runs north/south and will be a key link
that connects the future transit hub to
Hofmann Drive.
Connects directly into the existing
surrounding road network being Main
Street and Hofmann Drive
Provides opportunities that facilitate
future pedestrian connection notably
along the north of Lot 3 where a
connection along the north Covenant J is
proposed (not subject to this application
given this is the future transit hub),
establishing a second connection to Lot 1
which is proposed to facilitate the
expansion of an additional 6,500m² of
retail GFA which is subject to a separate
application.
Code Compliance Statements Page 61 of 136
The text continues on page 62.
Used in these records
Attachment 11- Code Compliance Report.pdfRelated documentApplication case desk ↗
About this file
- File size
- 2.2 MB (large file)
- File type
No other editions are linked here.
Original file
Log in to download the original file
The download may take up to a minute.