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Appendix Q - Planning Scheme Code Responses
REPORT
Appendix Q
Planning Scheme Code Responses
PR139784 | Town Planning Report | v4 | 5 June 2019
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Page 2
COOROY AND LAKE MACDONALD LOCALITY
Overall Outcomes
Overall Outcome Response
a) New uses and works are located, designed and managed to— The proposal is consistent with this outcome. The proposed
i be compatible with other uses and works; development will be compatible with other uses and works because if
ii maintain the safety of works; the proposal does not maintain the rural setting, it cannot execute the
iii avoid significant adverse impacts on the amenity enjoyed by users of other desired model of aged care. Significant vegetation areas are
premises, including acoustic and visual qualities; and maintained as outlined in the proposal plans. No impacts on amenity
iv avoid significant adverse effects on the natural environment, including native are expected because of the relatively limited development footprint on
habitat removal, fragmentation and attrition; a large land holding.
b) The Cooroy and Lake Macdonald Locality supports a growing urban and rural The proposal is consistent with this outcome, as rural aged care
settlement of permanent residents; options are being provided.
c) Urban development is limited to land within the Urban Growth Boundary as The proposal is consistent with this outcome as it is not proposing
shown on Map ZM3; urban development.
d) Development is consistent with the Priority Infrastructure Plan in Part 15; The development proposes to have a majority of infrastructure
provided for on-site.
e) The Cooroy and Lake Macdonald locality is bounded by — i. Ringtail Creek and The site is within the Cooroy and Lake Macdonald locality.
State Forests in the north and north-east; ii. Sunrise Road in the south-east; iii.
Shire boundary in the south; iv. rural settlements on the ranges to the west of
Cooroy; and v. the Bruce Highway and the North Coast Rail line to the northwest.
f) The physical setting of the town of Cooroy, characterised by undulating land to The site is a rural and located north-west of the town of Cooroy.
the southwest of Lake Macdonald, ranges to the north, east, and south, and flatter
land immediately to the north-west and west is maintained and accommodates
rural settlements and forestry;
g) Cooroy retains its role as the major business centre for Noosa’s hinterland The proposal will not detract from Cooroy’s role as a major business
area; area for Noosa’s hinterland area.
h) The ranges and spectacular scenic vistas are preserved including Mt The proposal does not impede any scenic vistas from Black Mountain.
Tinbeerwah in the east, Mt Cooroy in the south, Black Mountain on the western
boundary of the locality, and Mt Cooroora outside the locality to the north-west;
i) The scenic and environmental values of Lake Macdonald, the Six Mile and The proposal will not impede the environmental values of any of the
Ringtail Creeks and their tributaries are preserved; locality’s lakes and creeks.
j) Fragmentation of the countryside is avoided with development limited to the The proposal will not fragment the countryside and seeks to maintain
existing rural the rural amenity of the area.
communities of Cudgerie Estate, Forest Acres, Lake Macdonald and Sunrise Hills;
k) Heritage and environmental values associated with the landforms and The proposal will not any environmental values associated with
landscapes, including the mountains, watercourses and significant stands of landforms and landscapes.
remnant vegetation are protected;
Page 3
COOROY AND LAKE MACDONALD LOCALITY
Overall Outcomes
l) The relaxed country town atmosphere of Cooroy is protected for the enjoyment The proposal is not located in the town of Cooroy.
of future generations;
m) Access to recreational facilities and larger centres on the coast as well as The proposal does not change access to recreational facilities.
Gympie, Nambour and further afield is maintained;
n) Key streetscape characteristic of Cooroy township are maintained by new The proposal is not located in the Cooroy township.
development including –
i. the country town character including the rural, almost rustic quality to some of
the original buildings in town;
ii. simple timber buildings with timber framed windows and parapet walls and wide
awnings that address the street and provide pedestrians with sheltered areas to
meet and talk;
iii. a pedestrian scale, with some buildings having a grander scale befitting their
original uses as banks or public buildings.
iv. pedestrian access ways between the buildings;
v. outdoor dining between the shopfronts and the roadway;
o) A high level of residential amenity, built upon the local rural industries, The proposal seeks to maintain rural residential amenity for the sake of
environmental values, outdoor recreation opportunities, built heritage, artistic the functionality of the aged care use.
talent, social networks and family values is maintained;
p) Sustainable, well-designed and locally appropriate visitor accommodation and The proposal is not for visitor accommodation or tourism development.
other tourism development are compatible with, promote and enhance landscape
character, natural environment values and rural values;
q) The urban community is predominantly accommodated in detached housing, The site is not located in an urban area.
although areas close to Cooroy centre support semi-attached and attached
residential development and other properties in Cooroy township contain aged-
care housing;
r) The traditional built form of Cooroy is retained and new development The traditional built form of Cooroy is reflected in the design of the
complements facility.
traditional streetscape and building forms;
s) Outside the town of Cooroy, development is characterised by— The proposal is consistent as it provides for rural settlement with
i conservation of good quality agricultural land for agricultural purposes; adequate levels of accessibility in its proximity to the Bruce Highway.
ii conservation of open space for biodiversity and water quality purposes; and Environmental constraints are appropriately addressed.
iii rural settlement at varying densities consistent with the available levels of
convenience and accessibility, environmental constraints and proximity to the
Lake Macdonald water supply catchment;
t) Economic activities are focused on— The proposal is not intended to be an economic activity.
i Cooroy’s role as the principal business and service centre for the hinterland;
ii Cooroy’s industrial estate;
iii technology based businesses reliant on broadband communication;
Page 4
COOROY AND LAKE MACDONALD LOCALITY
Overall Outcomes
iv timber industry initiatives and product manufacturing at the Nandroya Mill site;
v Cooroy’s support role in the locality for surrounding agricultural activities;
vi extractive and mineral resources;
vii facilitating artistic and cultural business enterprises; and
viii agricultural industries and associated rural enterprises;
u) Business opportunities in Cooroy are enhanced by the protection of major The proposal is not a business opportunity.
transport corridors including access to the Bruce Highway, Cooroy-Noosa Road
and the North Coast Rail line;
v) Cooroy services much of the hinterland of Noosa providing low to medium order The proposal complies community and specialised medical services in
goods and some higher order goods and services such as vehicle sales, rural the hinterland of Noosa.
supplies, community, medical, and educational facilities as well as specialty items
such as handmade furniture;
w) Cooroy’s industrial estates provide capacity for considerable growth, diversity The proposal is not an industrial activity or in an industrial estate.
and employment for the hinterland, with access to the Bruce highway being
particularly important to this growth;
x) The town of Cooroy provides a range of community services, schools, medical The proposal is not in the town of Cooroy.
facilities, sporting and recreational facilities, which service the hinterland and
beyond;
y) New areas of urban and rural settlement development are precluded from the The proposal will not compromise the water quality in the catchment
part of the locality within the catchment area of Lake Macdonald where the area of Lake Macdonald.
dominant goal is the protection of water quality within the primary water supply
source;
z) The Bruce Highway, Elm Street, Cooroy-Noosa Road, Eumundi Road, parts of The proposal does not compromise Noosa’s major road network.
Myall Street and Diamond Street, Cooroy-Belli Road, Maple Street, Mary River
Road, Lake Macdonald Drive and Sunrise Road are protected as parts of the
Noosa’s major road network;
aa) A public transport node is located within Cooroy and links public transport The proposal is not located in the Cooroy township.
services to other centres in Noosa, including railway stations;
bb) Rail services and highway access is maintained for residents of the locality to Not applicable.
commute to Brisbane or other employment centres;
cc) The vistas offered from the major road corridors are protected and add to the The development will not be visible from the Bruce Highway.
attraction of the locality for visitors and residents;
dd) Environmental and aesthetic values associated with the hillslopes, including The development will not compromise environmental and aesthetic
iconic mountains and the watercourses of Lake Macdonald, Ringtail, Six Mile and values of surrounding land formations.
Cooroy Creeks, are protected;
ee) The water quality of Lake Macdonald is protected as the primary source of The proposal will not compromise the water quality of any proximate
water supply for the coastal urban areas of Noosa and the rural towns and villages water source.
of Cooroy, Pomona, Cooran and Cooroibah;
Page 5
COOROY AND LAKE MACDONALD LOCALITY
Overall Outcomes
ff) Water quality standards in the watercourses of this locality are maintained or The proposal will not compromise the water quality of any proximate
improved through land management practices; water source.
gg) Development within the catchment is restricted to protect water quality and its The proposal will not compromise the water quality of any proximate
associated environmental values. Subdivision and development within the water water source.
catchment is limited and much of the land will remain as open space;
hh) Open space networks across the locality are protected and enhanced The proposal does not involve the development of land that contributes
including— to the open space network.
i Mt Cooroy Conservation Park;
ii parts of Tewantin and Ringtail State Forests; iii the riparian corridors of Six Mile
and Ringtail Creeks and their tributaries; and
iv the vegetated ranges of the sub-coastal escarpments in the north, south and
east of the locality;
ii) Areas of native remnant or regrowth vegetation, including their biodiversity and The siting of the development has been chosen so as to protect areas
habitat values are protected; of native remnant or regrowth vegetation.
jj) Access to community, sport and recreation facilities is protected; The proposal introduces two new community facilities to the locality.
Page 6
RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Table 14-21 — For All Residential Uses
14.52 Effects of use
Electricity supply infrastructure ✓ O1 Complies
O1 S1.1 The development will not adversely impact on existing
The development does not adversely No solution provided or future electricity supply infrastructure.
impact on existing or future electricity
supply infrastructure; and
O2 S2.1 ✓ O2 Complies
All uses and works maintain an adequate Development for uses adjacent to or The proposal maintains a significant distance from
safe distance from electrical infrastructure within 50m of an existing electricity electrical infrastructure.
including substations, overhead substation incorporates noise attenuation
powerlines, power poles and measures to mitigate noise impacts; and
transformers.
S2.2
Buildings and structures (including
swimming pools, sheds, tennis courts or
outbuildings) are not constructed under
overhead electricity transmission lines, or
within electricity easements; and
S2.3
A minimum separation distance is
maintained from the electricity
transmission line to the closest boundary
of habitable buildings and child activity
areas, as follows—
(a) 20m for transmission lines up to
132kV;
(b) 30m for transmission lines between
133kV and 275kV; and
(c) 40m for transmission lines greater
than 275kV.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3rd February 2006 - Updated October 2006 Page 1
Page 7
RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
14.53 Environmentally Sustainable Building Design
Hot Water Systems S3.1 ✓ O3 Complies
O3 All hot water systems installed are— The proposal utilises environmentally sustainable hot
Hot water systems are installed and (a) solar systems; or water systems.
operated to support the efficient use of (b) electric heat pump systems; or
natural resources and minimise (c) natural gas or LPG systems; or
consequent pollution such as greenhouse (d) any combination of a), b) or c).
gas emissions.
Water supply and conservation S4.1 ✓ O4 Complies
O4 If in a designated rainwater tank area as On-site water storage provides for operational and
On-site water storage is designed and identified in Map 1 of Schedule 8, efficient use of water.
operated to support the efficient use of residential uses that qualify as class 1A or
water; and 1B structures under the Building Code of
Australia have a rainwater tank or tanks in
accordance with Schedule 8; and
O5 S5.1 ✓ O5 Complies
On-site water storage is adequate for Where not in a water service area a On-site water storage will be adequate for every-day
occupants every day use and fire fighting rainwater tank of a minimum of 60,000 use as well as fire fighting purposes.
purposes. litres is provided for each dwelling unit,
with the exception of Multiple Housing
Type 1.
Erosion and sediment control ✓ O6 Complies
O6 The development will not cause erosion or result in the
Development does not cause erosion or No solution provided. transport of sediments off-site.
result in transport of sediments off-site.
Advisory Note
Persons undertaking development,
including
building work, are required under the
Environmental Protection (Water) Policy
1997 (EPP) to ensure that sediment and
other material including building waste,
sawdust, concrete, cement or paint are
not deposited or released into a roadside
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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Page 8
RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
gutter, stormwater drain or waterway, or
into a place where it could reasonably be
expected
to move or be washed into a roadside
gutter,
stormwater drain or waterway and are not
washed from the site. Council enforces
the
EPP and penalties may apply.
14.54 Amenity and Built form
Safety and security ✓ O7 Complies
O7 S7.1 The layout of the development provides natural
For Multiple Housing Types 2, 3 and 4, The building entrance is clearly surveillance opportunities.
buildings and outdoor spaces are identifiable and visible from the street,
designed to protect the personal security footpath and driveway; and
and safety of residents by allowing for
natural surveillance S7.2
The internal path network has clear
sightlines to the dwelling entry and street
access points; and
S7.3
Visitors have direct access to the entrance
without passing through private outdoor
living areas.
Emergency access ✓ O8 Complies
O8 The site layout provides for efficient access and egress
For Multiple housing Type 3, 4 & 5, site No solution provided for emergency vehicles.
design and layout ensures efficient access
and egress for emergency vehicles.
Separation of incompatible uses ✓ O9 Complies
O9 S9.1 Accommodation units are suitably located away from
Development is designed to minimise Bedroom windows are at least 3m away noise-generating areas.
noise from shared driveways or carparking
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
carrying between dwelling units or areas of adjacent dwelling units or
accommodation units by locating noise accommodation units.
sensitive spaces such as bedrooms away
from noise generating areas of the
development, such as carparking areas or
mechanic plant and equipment or
recreational facilities.
Mechanical plant & equipment ✓ O10 Complies
O10 S10.1 Mechanical plant and equipment are suitably located
Mechanical plant and equipment Mechanical plant and equipment, and screened in order to not impose visual amenity
associated with Residential Uses are including pool and spa pumps, pool impacts on the site and surrounding areas.
designed and located so as not have an heaters, air-conditioning units and
adverse impact on the visual amenity of refrigeration units are—
the site or surrounding areas. (a) where located at ground level,
screened by fencing 1.5m in height or
dense vegetation of at least 1.5m in
width incorporating grouped trees and
shrubs with maximum separation
distance of 1m measured from the
centre of the plant; and
(b) for Multiple housing Type 2, 3 & 4
are visually integrated into the line
and plane of the building and roof
design and do not project beyond the
height or width of the building when
viewed from the street and adjoining
properties.
Ancillary recreation uses ✓ O11 Complies
O11 S11.1 Recreation areas are suitably located so as to not
Ancillary recreation uses, such as outdoor If the use involves ancillary use of outdoor impose amenity impacts on residents.
tennis courts and half netball courts, do courts including tennis courts, half courts
not have an adverse effect on the amenity and netball courts—the use complies with
enjoyed by users of adjacent or nearby the requirements in Section 2 of PSP8
premises. Tennis and Other Courts.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3rd February 2006 - Updated October 2006 Page 4
Page 10
RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Privacy O12 Complies
O12 S12.1 The design of the facility ensures privacy of residents
For Multiple Housing Types 2, 3 and 4, Transparent doors and windows are through siting of buildings and communal areas,
building and structures are designed and designed and located so they do not landscaping and screening.
sited to ensure the visual privacy of directly face transparent doors or windows
residents of the development and or the private open space areas of other
neighbouring properties is protected. dwelling units within 10 metres; and
Figure 14-2 Privacy Measures S12.2
Refer to page 14-166 Planter boxes, louvre screens, pergolas,
landscaping and architectural design of
balconies are used to screen the ground
floor private open space of dwelling units
or accommodation units from upper level
units (refer to Figure 14-2 Privacy
Measures which illustrates how trees,
awnings, screens, fences and planter
boxes reduce minimise the ability to
directly look into neighbouring homes and
yards).
Access to Sunlight O13 Complies
O13 S13.1 The buildings reach a maximum height of 1 storey and
For Multiple housing, buildings and Development does not reduce sunlight to are suitably spaced so that buildings do not
structures are designed and sited so as at least 50% of the private open space overshadow each other.
not to unreasonably diminish the existing areas of any adjoining residences to less
sunlight to adjoining residences and to than 2 hours between 9am and 3pm on
associated private open space areas; and any day of the year; or
S13.2
Where overshadowing by existing
structures and fences occurs to more than
50% of the private open space areas of
any adjoining residences, sunlight is not
further reduced by more than 20%. (See
Figure 14-3— Preventing overshadowing)
Refer to Page 14-567
O14
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3rd February 2006 - Updated October 2006 Page 5
Page 11
RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Multiple housing is designed and sited to S14.1 No solution provided
minimise the extent of shadows cast on
solar
photovoltaic cells on roofs of adjoining
buildings.
Sloping sites ✓ O15 Complies
O15 S15.1 Buildings and structures on sloping The site layout accommodates the natural topography
On sloping sites, buildings and structures sites— in order to minimise the need for cut and fill.
are designed to maximise the use of the (a) Have a maximum distance of 3m
natural between the ground and the lowest
topography and minimise the need for cut part of the floor of the building or the
and fill. building incorporates undercroft
skirting or screening (eg. timber
battens) to the full height of any
undercroft area higher than 3m above
ground level at the perimeter of the
building;
(b) are of split level design that step
down the slope or have suspended
floor construction;
(c) limit the amount of cut or fill to less
than 1.5m in depth; and
(d) do not result in the spread of fill
beyond the footprint of the building
and associated batters.
Wall length and detailing N/A Not Applicable
O16 S16.1 The proposed development is in the rural and rural
Within the Semi-attached Housing, The maximum wall length is 15m; and settlement zones.
Attached Housing and Visitor Mixed
Use Zones buildings and other structures S16.2
provide for visual interest and amenity Wall planes incorporate design elements
by— to add visual interest and amenity, such
(a) staggering or separating continuous as windows, pergolas, sun shading
walls into smaller sections to vary the devices and variations in balcony styles.
elevation; and
(b) providing well articulated building
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3rd February 2006 - Updated October 2006 Page 6
Page 12
RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
forms with strong vertical design
features.
PROBABLE SOLUTIONS COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Table 14-22 — For Multiple housing Type 2 - Duplex
14.55 Built Form
Garages and carports N/A Not Applicable
O17 S17.1 The proposed development is not for a duplex.
Garages, carport structures and vehicle Where lock up garages are
manoeuvring areas are designed and included—
sited to— (a) garages are stepped back a minimum
(a) provide for resident and visitor of 600mm from each other, in relation
parking; to the frontage; and
(b) visually integrate with the building (b) at least one open visitor carpark is
and to not dominate the street front; provided between the building and
(c) allow opportunity for landscaping to the frontage and is not restricted by
screen vehicle parking and gates, security screens or other
manoeuvring areas; obstacles; and
(d) minimise the number of driveway
accesses; and S17.2
(e) allow safe and efficient access to and Garages, carports and uncovered spaces
egress from the premises. are designed to allow vehicles to enter
and exit the site in a forward gear through
a 3-point turn maximum;
And
S17.3
The development provides for shared
driveways to minimise the number of
access points, except on corner sites
where garages or carports in the
development front separate streets.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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Page 13
RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Table 14-23 — For Multiple housing Type 3 – Retirement & special needs
14.56 Effects of use
Amenity A/S Complies with O18
O18 S18.1 The erection of a 1.8m high screen fence is expected
The development is designed to minimize A screen fence of a minimum 1.8m height to affect the rural amenity of the site. Proposed fencing
potential conflicts with surrounding uses is erected on all side and rear boundaries; is appropriate given the rural setting and the care
and provide privacy for the residents. and facility use. The siting of the development avoids
conflict with surrounding uses and provides sufficient
S18.2 privacy for residents. Communal areas are suitably
Communal recreational facilities such as located so as to also not impose amenity impacts on
swimming pools, tennis courts, bowling adjoining uses.
greens or play equipment are located at
least 15m from bedrooms of dwelling units
or accommodation units and avoid
adverse impacts on neighbouring
properties.
O19 ✓ Complies with O19
Development provides for adequate night No solution provided The development will have adequate night lighting
lighting along all driveways and footpaths throughout driveways and footpaths to completely
throughout the site such that the full path illuminate paths of travel.
of travel is
illuminated; and
O20 ✓ Complies with O20
Lighting is shielded so as not to adversely No solution provided The development is sited so that external lighting will
impact upon neighbouring residents. not impact on adjoining properties.
O21 S21.1 A/S Complies with O21
Development is located within reasonable The development is within 500m Services or public transport stops are not located within
access to a variety of essential services (measured along a sealed footpath with walking distance, however shuttle services will be
and facilities, including retail and medical grade of no more than 5% or 1:20) of at provided so that residents can access other uses.
facilities and public transport services. least 2 of the following—
(a) Retail business uses;
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3rd February 2006 - Updated October 2006 Page 8
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RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
(b) Medical centre;
(c) Open space uses; or
(d) Wellbeing uses; or
S21.2
Public transport is located within 250m
(measured along a sealed footpath with
grade of no more than 5% or 1:20) of the
development.
14.57 Built Form
O22 S22.1 A/S Complies with O22
Individual dwelling units or No more than 4 adjoining or consecutive Because development is for a residential care facility,
accommodation units are clearly dwelling units or accommodation units the structure of the facility involves separated buildings
identifiable for residents and visitors such have the same with multiple beds. The design will vary between
that buildings are varied in their external materials, colours or finishes. buildings and individual buildings will be easily
architectural style, construction materials, identifiable by residents and visitors.
colours and finishes.
O23 S23.1 ✓ Complies with O23
Buildings are designed to visually address The main entry and approach to the The facility’s buildings appropriately address internal
internal roads, or if no internal roads, the dwelling unit or accommodation unit are roads, and the main entry and approach to the facility is
external roads. clearly defined and visible from the clearly defined and visible from internal roads and
internal road and footpaths; and footpaths.
S23.2
The windows of living areas face the
internal road or communal outdoor
recreational spaces.
O24 ✓ Complies with O24
The development is designed to No solution provided The principles behind the model used for the residential
encourage interaction between residents care facility encourage interaction between residents
by providing comfortable seating within and the external community, and therefore communal
communal areas and in spaces are provided with adequate seating and other
the areas where residents are likely to amenities.
encounter
each other such as along pedestrian
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3rd February 2006 - Updated October 2006 Page 9
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RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
paths.
Accessibility ✓ Complies with O25
O25 S25.1 The development is for a residential care facility and
Development is sited and designed such Paths of travel to and throughout the therefore all paths of travel will be wheelchair
that all paths of travel are accessible by development, including to all common accessible.
wheelchair. areas and facilities, have a maximum
gradient change of 1:8 over short
distances (max 1.5m) and 1:14 over
longer distances.
Parking & access N/A Not Applicable
O26 The proposed development is for a residential care
Parking for boats, trailers and caravans is No solution provided facility and therefore it is not considered necessary to
provided on-site; and provide parking for boats, trailers and caravans on-site.
O27 ✓ Complies with O27
Visitor parking spaces are located No solution provided Visitor parking spaces are appropriately located
conveniently accessible to all dwelling throughout the facility.
units or accommodation units.
Site facilities ✓ Complies with O28
O28 S28.1 Waste storage areas are appropriately located to avoid
Waste storage areas, letter boxes and No solution provided amenity impacts on the facility and adjoining uses.
external storage areas are sited and
designed for
attractive visual appearance and function,
and complement the architecture and
environs; and
O29 S29.1 ✓ Complies with S29.1
Areas of high pedestrian traffic, such as Hard surfacing such as paving or concrete Appropriate materials will be used throughout the
driveways, walkways, entries, outdoor is provided to high traffic areas including complex.
patios, and in the vicinity of waste storage driveway, walkways, entries, outdoor
areas , letterboxes and patios, and in the vicinity of waste storage
clotheslines, are provided with a safe, areas, letter boxes and clothes lines.
smooth surface accessible for people
across a range of abilities and ages.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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Page 16
RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
ACCEPTABLE SOLUTIONS
(IF SELF-ASSESSABLE) COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
PROBABLE SOLUTIONS ONLY
(IF CODE ASSESSABLE)
Table 14-24 — For Multiple housing Type 4 – Conventional
14.58 Built form
Parking & access for visitors & service N/A Not Applicable
providers The proposed development is for retirement and
O30 S30.1 special needs multiple housing.
Parking and vehicular access is No solution provided
conveniently, safely and efficiently
provided for visitors and service providers;
and
O31 S31.1 N/A Not Applicable
Visitor carparking spaces are accessible Visitor carparking spaces are not located The proposed development is for retirement and
at all times; and behind locked gates. special needs multiple housing.
O32 S32.1 N/A Not Applicable
Visitor carparking spaces do not hinder Visitor carparking spaces are not located The proposed development is for retirement and
the access or movement of any vehicle in tandem with a garage or other special needs multiple housing.
on-site carparking space
Site facilities N/A Not Applicable
O33 S33.1 The proposed development is for retirement and
Waste storage areas, letter boxes and No solution provided special needs multiple housing.
external storage areas are sited and
designed for attractive visual appearance
and function, and complement the
architecture and environs; and
O34 S34.1 N/A Not Applicable
High volume pedestrian areas within Hard surface is provided to driveways, The proposed development is for retirement and
developments are sealed to provide safe walkways, entries, outdoor patios, and in special needs multiple housing.
access and avoid damage to landscaped the vicinity of waste storage areas, letter
open space area; and boxes and clothes lines; and
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3rd February 2006 - Updated October 2006 Page 11
Page 17
RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
ACCEPTABLE SOLUTIONS
(IF SELF-ASSESSABLE) COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
PROBABLE SOLUTIONS ONLY
(IF CODE ASSESSABLE)
O35 S35.1 N/A Not Applicable
Adequate enclosed storage areas are A weatherproof storage area of at least The proposed development is for retirement and
provided on-site to meet the likely needs 12.6m3 (having a height of at least 2.1m special needs multiple housing.
of the residents. and an area of 6m2) is provided within or
attached to each dwelling unit. This
storage space will not contribute to GFA
providing it can be directly accessed from
outside the building and does not exceed
an area of 7m2
ACCEPTABLE SOLUTIONS
(IF SELF-ASSESSABLE) COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
PROBABLE SOLUTIONS ONLY
(IF CODE ASSESSABLE)
Table 14-25 — For Multiple housing Type 5 – Relocatable
14.59 Effects of works
Site Suitability N/A Not Applicable
O36 The proposed development is for retirement and
Relocatable home parks are located on a No solution provided special needs multiple housing.
site which provides residents with
reasonable access to everyday retail and
commercial facilities, health and social
uses, and is within convenient and safe
walking distance to public transport.
Built form N/A Not Applicable
O37 S37.1 The proposed development is for retirement and
The site area, relocatable home site areas The minimum site area for a relocatable special needs multiple housing.
and setbacks meet the needs of the use, home park is 2ha; and
through the provision of adequate—
(a) on-site manoeuvring for relocatable
homes;
(b) parking and access;
(c) storage areas;
(d) buffer areas to any frontage and
1 adjoining ✓ = Acceptable
Solution:incompatible uses;Solution
A/S = Alternative
(e) private and communal recreation Solution Cooroy Care Farm
areas; and N/A = Not applicable to this proposal
(f) dispersion of open space areas
521 Elm Street
around andto10-22
the site Rose
reduce the Gum Road, Black Mountain Commenced 3rd February 2006 - Updated October 2006 Page 12
impression of crowding.
Page 18
RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
ACCEPTABLE SOLUTIONS
(IF SELF-ASSESSABLE) COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
PROBABLE SOLUTIONS ONLY
(IF CODE ASSESSABLE)
S37.2
The minimum area for each relocatable
home site is 200m2, with a minimum
frontage to the internal road of 13m; and
S37.3
All relocatable homes are setback a
minimum of 3m to any internal road and
3m to any adjacent relocatable home; and
S37.4
Each relocatable home has at least 30m2
of private open space; (see Figure 14-4
Relocatable home setbacks)
Figure 14-4 Relocatable home setbacks
Refer to Page 14-571
Internal roads N/A Not Applicable
O38 S38.1 The proposed development is for retirement and
The internal road system design caters for Internal roads are— special needs multiple housing.
all anticipated vehicle use in the park, (a) a minimum of 4m wide if one-way or
enabling suitable manoeuvrability and a cul-de-sac; and
safety, and avoiding congestion; and (b) a minimum of 6m wide if two-way.
O39 S39.1 N/A Not Applicable
Street design creates safe linkages for Speed control devices that comply with The proposed development is for retirement and
pedestrians. that outlined in Queensland Streets, special needs multiple housing.
Element 2.3 are used.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3rd February 2006 - Updated October 2006 Page 13
Page 19
RESIDENTIAL USES CODE
Performance Criteria and Acceptable Solutions
ACCEPTABLE SOLUTIONS
(IF SELF-ASSESSABLE) COUNCIL USE
SPECIFIC OUTCOMES SOLUTIONS* COMMENTS
PROBABLE SOLUTIONS ONLY
(IF CODE ASSESSABLE)
Site layout S40.1 N/A Not Applicable
O40 Relocatable home sites are setback a The proposed development is for retirement and
The landscape area is located and minimum of 20m to the boundary adjacent special needs multiple housing.
designed to provide for— any frontage and 10m to any other site
(a) Enhanced residential amenity; boundary; and
(b) the open space needs of residents;
and S40.2
(c) the planting of tall canopy trees for A minimum of 30% of the site is setaside
shade and visual amenity. as landscaped area, which may include
any areas required for setbacks, but
excludes clothes drying and other site
facilities.
Carparking & access N/A Not Applicable
O41 The proposed development is for retirement and
Parking for boats, trailers and caravans is No solution provided special needs multiple housing.
provided on-site; and
O42 N/A Not Applicable
Visitor parking spaces are located The proposed development is for retirement and
conveniently to all dwelling units. special needs multiple housing.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3rd February 2006 - Updated October 2006 Page 14
Page 20
COMMUNITY USES CODE
Performance Criteria and Acceptable Solutions
Table 14-13 – For all Community Uses
COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS SOLUTIONS* COMMENTS
ONLY
14.30 Effects of use
Electricity supply infrastructure ✓ Complies with O1
O1 The development does not adversely S1.1 No solution provided. The development will not adversely affect the existing
impact on existing or future electricity or future electricity supply infrastructure.
supply infrastructure; AND
O2 All uses and works maintain an S2.1 Development for uses adjacent to or ✓ Complies with O2
adequate safe distance from electrical within 50m of an existing electricity Buildings are located a significant distance from any
infrastructure including substations, substation incorporates noise attenuation electrical infrastructure.
overhead powerlines, power poles and measures to mitigate noise impacts;
transformers. AND
S2.2 Buildings and structures (including
swimming pools, sheds, tennis courts and
outbuildings) are not constructed under
overhead electricity transmission lines, or
within electricity easements;
AND
S2.3 A minimum separation distance is
maintained from the electricity
transmission line to the closest boundary
of habitable buildings and child activity
areas, as follows—
(a) 20m for transmission lines up to
132kV;
(b) 30m for transmission lines between
133Kv and 275kV; and
(c) 40m for transmission lines greater
than 275kV.
1 Solution: ✓ = Acceptable Solution Appendix O
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Updated 3 March 2008 Page 1
Page 21
COMMUNITY USES CODE
Performance Criteria and Acceptable Solutions
COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS SOLUTIONS* COMMENTS
ONLY
Road network function ✓ Complies with O3
O3 The use does not have an adverse No solution provided. The proposal will not have any adverse impacts on the
impact on the safety and efficiency of the safety and efficiency of the road network.
road network; AND
O4 The surrounding road system is ✓ Complies with O4
capable of accommodating additional The surrounding road system is capable of
traffic generated by the proposal. accommodating additional traffic generated by the
proposal.
Noise and visual amenity ✓ Complies with O5
O5 The use does not have a significant S5.1 If the use involves outdoor courts The use will not have impacts on amenity for the
adverse impact on the amenity enjoyed by including tennis courts, half courts or residents of the care facility or for adjoining uses.
users of adjoining or nearby premises; netball courts—the use complies with the
AND requirements in Section 2 of PSP8 Tennis
and Other Courts;
AND
O6 Development is designed and sited to S6.1 Development is not located adjacent ✓ Complies with O6
avoid adverse noise impacts associated to the major road network; Development is sited so as to minimise adverse noise
with neighbouring noise sources by— OR impacts from the road network and neighbouring uses
(a) locating the use away from major S6.2 Double glazed windows are used to and vice versa.
noise sources such as busy roads or rail mitigate noise;
corridors; or OR
(b) applying appropriate noise S6.3 Solid concrete articulated fences are
attenuation measures into the constructed on-site to attenuate noise.
development.
Artificial lighting ✓ Complies with S7.1
O7 The obtrusiveness of lighting is S7.1 Lighting associated with the use is Lighting associated with the uses will be designed,
minimized without unduly limiting the use, designed, installed, operated and installed and operated in accordance with the relevant
enjoyment or safety of outdoor recreation maintained in accordance with Section 3 Australian Standard.
facilities; of AS4282 “The Control of the Obtrusive
AND Effects of Outdoor Lighting”;
AND
S7.2 If for Sport and Recreation— N/A Not Applicable
Development complies with Australian The proposed development is not for Sport and
Standard AS2560 Guide to Sports Recreation.
Lighting.
1 Solution: ✓ = Acceptable Solution Appendix O
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Updated 3 March 2008 Page 2
Page 22
COMMUNITY USES CODE
Performance Criteria and Acceptable Solutions
COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS SOLUTIONS* COMMENTS
ONLY
O8 Development does not include spill S8.1 No solution provided.
light which gives rise to annoyance,
discomfort, distraction or a reduction in
the ability to see essential information.
Table 14.31 – Built Form
Safety and security A/S Complies with O9
O9 All property boundaries are clearly S9.1 Boundaries identified by such means While intended to be integrated with the residential
identifiable and public and private spaces as: care facility, the community uses are distinguishable
are clearly defined. (a) fencing; from the residential care facility through appropriate
(b) changes in surface materials or design measures.
levels;
(c) landscape treatments.
O10 All premises and access routes are S10.1 All premises are identified by the ✓ Complies with S10.1
clearly identifiable to all persons, provision of the street number in a The premises will be identified by provision of street
particularly emergency services prominent location, preferably near the numbers at the entrance to the facility.
personnel. site entry, (ie. On the kerb or letterbox or
by signage on the building or site).
O11 All building entries are designed to S11.1 The number of entrances and exits ✓ Complies with S11.1
be obvious and easily identifiable. are limited and main building The site has primary and secondary entrances, which
entrances/exits located at the front of the will be signed to be clearly visible from the street. It will
site are in view of the street. Where this is be easy to navigate to the community uses from the
not possible, due to site or existing site’s entrance. Having the buildings clearly visible from
building constraints, a well defined path is the street would be inappropriate given the size of the
provided to the entrance/exit; and site and its rural zoning.
S11.2 All entrances/exits to buildings are ✓ Complies with S11.2
lit and signed and signage includes hours Community buildings will be appropriately lit and
of operation; and signed.
S11.3 Entrances/exits are located to ✓ Complies with S11.3
provide a direct link to driveways and The chapel and community hall are appropriately
carparking areas; and located on the internal road, and provide pedestrian
links to a shared carpark of the facility.
S11.4 Recessed doorways are avoided ✓ Complies with S11.4
where the recess is of sufficient size to Recessed doorways are not proposed.
conceal a person. Where recessed
doorways are unavoidable, measures are
used to enhance safety as follows—
(a) good lighting is installed;
1 Solution: ✓ = Acceptable Solution Appendix O
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Updated 3 March 2008 Page 3
Page 23
COMMUNITY USES CODE
Performance Criteria and Acceptable Solutions
COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS SOLUTIONS* COMMENTS
ONLY
(b) strategically placed mirrors are
installed;
(c) angled approaches are provided;
(d) gates which restrict access are
provided.
O12 Uses are arranged within buildings S12.1 Windows and main entrances are ✓ Complies with S12.1
and on sites to enable external areas to positioned to allow for casual surveillance. Community uses are located on either side of the
be monitored. central courtyard and on the internal road, allowing for
casual surveillance opportunities.
O13 Communal open space, including S13.1 Communal open spaces, including ✓ Complies with S13.1
congregation and seating areas, is located congregation and seating areas, situated The courtyard and community uses are easily visible
where it can be monitored; where they are in the line of sight of from the development’s internal roads.
windows, doors and/or
balconies/verandahs of buildings, or can
be seen from a street or other public
space.
O14 Buildings and structures are S14.1 Where buildings or structures are ✓ Complies with S14.1
designed to minimise opportunities for constructed in view of a public street or The community uses are located within the larger
vandalism. laneway— facility and therefore the community uses do not have
(a) the use of solid fences and blank solid fences or other structures which attract graffiti.
walls which attract graffiti is avoided.
Where solid blank surfaces are
unavoidable, landscaping, creepers,
murals, vandal resistant paint, etc are
used; and
(b) toughened glass, security screens
and other measures (not including
opaque security shutters) are used in
windows which are provided at
ground level, to deter break and
enters; and
(c) hardy vandal proof materials and
antigraffiti paint are used in the
construction of buildings, where
appropriate.
(d) height of 0.75m, to avoid clumping
and to retain sightlines.
1 Solution: ✓ = Acceptable Solution Appendix O
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Updated 3 March 2008 Page 4
Page 24
COMMUNITY USES CODE
Performance Criteria and Acceptable Solutions
COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS SOLUTIONS* COMMENTS
ONLY
O15 Lighting of appropriate intensities is S15.1 Lighting of appropriate intensities is ✓ S15.1 Complies
provided to maximize safety. provided which satisfies the requirements Lighting will comply with the relevant Australian
of Australian Standard AS1158: Public Standard.
Lighting Code, unless otherwise specified
in this Code; and
S15.2 External lighting of a graduated N/A Not Applicable
intensity is provided which starts at a This outcome is considered inappropriate given the
lower level of brightness at the perimeter rural zoning of the land and the primary use of the site
of the site and rises to a greater intensity as a residential care facility.
at the entrance to buildings, or at the
centre of the site; and
S15.3 Lighting is directed onto the site ✓ S15.3 Complies
and away from neighbouring properties; Light from the development will be directed away from
and neighbouring properties.
S15.4 Vandal-resistant lighting is used in ✓ S15.4 Complies
public and publicly accessible areas. Areas most at risk of vandalism will be appropriately lit.
Mechanical plant and equipment and ✓ Complies with S16.1
storage areas Mechanical plant and equipment will be located so that
O16 Mechanical plant and equipment S16.1 Mechanical plant and equipment it is not visible from within the development and from
(including air conditioning equipment) and are— neighbouring properties.
storage areas are designed and located (a) located more than 2m from any
to— property boundary;
(a) avoid adverse visual impacts when (b) where located at ground level,
viewed from the street and adjoining screened by fencing 1.5m in height or
properties; and dense vegetation of at least 1.5m in
(b) be visually integrated with the width incorporating grouped trees and
building design. shrubs with maximum separation
distance of 1m measured from the
centre of the tree or scrub; and
(c) are visually integrated into the line
and plane of the building and roof
design and do not project beyond the
height or width of the building when
viewed from the street and adjoining
properties.
Table 14.32 – Transport and Access
1 Solution: ✓ = Acceptable Solution Appendix O
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Updated 3 March 2008 Page 5
Page 25
COMMUNITY USES CODE
Performance Criteria and Acceptable Solutions
COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS SOLUTIONS* COMMENTS
ONLY
O17 Premises have accessibility to public N/A Not Applicable
transport and cycling and walking is No solution provided. The likelihood of people travelling via public or active
promoted. transport to the site is low given the site’s rural location.
O18 Cyclist facilities are provided to meet N/A Not Applicable
the needs of cyclists and encourage No solution provided. The likelihood of people travelling via public or active
bicycle use by the users of the site. transport to the site is low given the site’s rural location.
1 Solution: ✓ = Acceptable Solution Appendix O
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Updated 3 March 2008 Page 6
Page 26
EARTH WORKS CODE
Performance Criteria and Acceptable Solutions
Table 14-51 - Earthworks
ACCEPTABLE SOLUTIONS
(IF SELF-ASSESSABLE) COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
PROBABLE SOLUTIONS ONLY
(IF CODE ASSESSABLE)
14.142 Effects of works
Drainage A/S Refer to PF80 – Cooroy Care Farm Stormwater
O1 Finished surface levels ensure land is S1.1 The finished surface gradient of any Management Plan (Bligh Tanner, May 2018)
free draining. filled or excavated area is within the range
0.5% to 1.5% and drains to Council’s Finished surfaces will kept within 0.5%-1.5%
stormwater infrastructure where available wherever possible and drain towards the creek at
or where stormwater infrastructure is not the rear.
available, toward the street.
Hydraulics N/A Refer to PF80 – Cooroy Care Farm Stormwater
O2 Any change to the level of the land does No solution provided. Management Plan (Bligh Tanner, May 2018)
not have an adverse flooding impact on the
flooding and drainage characteristics off- Works are outside of flood zone from adjacent
site. creek.
Geotechnical considerations For assessable development— A/S Refer to PF80 – Cooroy Care Farm Stormwater
O3 Earthworks do not result in geotechnical S3.1 Filling works are undertaken in Management Plan (Bligh Tanner, May 2018)
instability on the premises or nearby accordance with Section 2.8- Filling of Site
premises. of Council’s PSP5 - Engineering Design Works to be undertaken in accordance with all
Standards- Roads and Drainage & relevant earthworks requirements and project
Earthworks; specifications.
AND
S3.2 Where the filling is for residential A/S Refer to PF80 – Cooroy Care Farm Stormwater
commercial or industrial purposes the Management Plan (Bligh Tanner, May 2018)
works comply with Sections 3 to 6 of AS
3798 - Guidelines for earthworks on Works to be undertaken in accordance with all
commercial & residential development. relevant earthworks requirements and project
specifications.
Local amenity A/S Refer to PF80 – Cooroy Care Farm Stormwater
O4 Earthworks do not cause disturbance to S4.1 The following control measures are Management Plan (Bligh Tanner, May 2018)
the amenity of the neighbouring land. implemented—
(a) regular water spraying of exposed Works to be undertaken in accordance with all
areas to suppress dust; relevant earthworks requirements and project
(b) provision of dust stabilised or sealed specifications.
internal roads;
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 1
Page 27
EARTH WORKS CODE
Performance Criteria and Acceptable Solutions
ACCEPTABLE SOLUTIONS
(IF SELF-ASSESSABLE) COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
PROBABLE SOLUTIONS ONLY
(IF CODE ASSESSABLE)
(c) protective covering of exposed areas
that are left for more than 2 weeks;
and
(d) if there is no valid development permit
for the site, disturbed areas are
revegetated using species identified in
PSP3 – Landscaping Plants and
Guidelines;
AND
S4.2 Earthworks are undertaken only A/S Refer to PF80 – Cooroy Care Farm Stormwater
during the hours of 7am to 6pm, Monday to Management Plan (Bligh Tanner, May 2018)
Friday and 7am to 6pm on Saturday. No
work is undertaken on Sunday or public Works to be undertaken during approved hours
holidays. only
Vegetative Waste A/S Refer to PF80 – Cooroy Care Farm Stormwater
O5 Vegetation cleared from a development S5.1 Cleared vegetation is transported Management Plan (Bligh Tanner, May 2018)
site is disposed of in an environmentally offsite for disposal in an approved green
responsible manner. waste disposal facility; Excess cleared vegetation will be disposed at
OR approved green waste disposal facility
S5.2 Cleared vegetation is mulched on-site A/S Refer to PF80 – Cooroy Care Farm Stormwater
and reused for landscaping of the finished Management Plan (Bligh Tanner, May 2018)
development;
OR Where possible cleared vegetation will be mulched
on site and used for landscaping purposes
S5.3 Cleared vegetation is disposed of for N/A N/A
the purpose of firewood.
Managing contamination risk A/S Refer to PF80 – Cooroy Care Farm Stormwater
O6 Materials used as fill are suitable for S6.1 The fill material is solid clean earth, Management Plan (Bligh Tanner, May 2018)
development of the land and filling or free of putrescible or refuse material,
excavation works do not result in the vegetation, acid sulfate soils, building or Any imported materials will be compliant with all
contamination of land. construction material or other material or relevant standards and project specifications
contaminants;
AND
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 2
Page 28
EARTH WORKS CODE
Performance Criteria and Acceptable Solutions
ACCEPTABLE SOLUTIONS
(IF SELF-ASSESSABLE) COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
PROBABLE SOLUTIONS ONLY
(IF CODE ASSESSABLE)
S6.2 The site is not on the contaminated A/S Refer to PF80 – Cooroy Care Farm Stormwater
land register. Management Plan (Bligh Tanner, May 2018)
Site is not on the contaminated land register
Haulage activity and amenity A/S Refer to PF80 – Cooroy Care Farm Stormwater
O7 Haulage of material to and from a site No solution provided. Management Plan (Bligh Tanner, May 2018)
ensures—
a) minimal disturbance to neighbouring Works to be undertaken in accordance with all
properties and properties along the relevant earthworks/erosion and sediment control
haulage route; and requirements and project specifications.
b) Council’s road infrastructure including
pavements is not adversely affected.
Extent of earthworks A/S Refer to PF80 – Cooroy Care Farm Stormwater
O8 Earthworks are contained within the S8.1 All earthworks, including cut and fill Management Plan (Bligh Tanner, May 2018)
subject property. batters, retaining walls etc are contained
within the subject site. All earthworks, including cut and fill batters,
retaining walls etc are contained within the subject
site.
Environmental protection A/S Refer to PF80 – Cooroy Care Farm Stormwater
O9 Earthworks minimise any adverse No solution provided. Management Plan (Bligh Tanner, May 2018)
impact upon groundwater, watercourses,
drainage lines, wetlands, and native Site layout minimises impact to existing drainage
vegetation. lines and watercourses
Dams N/A Refer to PF80 – Cooroy Care Farm Stormwater
O10 Dam location and construction does No solution provided. Management Plan (Bligh Tanner, May 2018)
not impact upon neighbouring properties in
terms of— No neighbouring properties to dam. Site layout
a) hydrology; avoids any buildings below dam or within drainage
b) alteration of existing overland flowpaths corridor.
and patterns;
c) landslide or failure of dam wall; and
d) effluent disposal areas.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 3
Page 29
EROSION AND SEDIMENT CONTROL CODE
Performance Criteria and Acceptable Solutions
Table 14-52 – Erosion and sediment control
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
14.147 Effects of works
Erosion and sediment control A/S Refer to PF80 – Cooroy Care Farm Stormwater
O1 Development minimises erosion and S1.1 Site disturbance is limited to building Management Plan (Bligh Tanner, May 2018)
transport of sediments off-site. areas, their surrounds and other use areas;
AND All site disturbance, including cut and fill batters,
retaining walls etc will be contained within the
subject site.
S1.2 Sediment barriers are provided A/S Refer to PF80 – Cooroy Care Farm Stormwater
throughout and downslope of disturbed Management Plan (Bligh Tanner, May 2018)
areas to prevent sediment washing into
gutters, drains and watercourses either on Works to be undertaken in accordance with all
or off the site; relevant earthworks/erosion and sediment control
AND requirements and project specifications.
S1.3 All stockpiles including sand, soil or A/S Refer to PF80 – Cooroy Care Farm Stormwater
building materials are within the premises Management Plan (Bligh Tanner, May 2018)
and contained within individual sediment
barriers; All stockpiles will be contained within the subject
AND site and contained within individual sediment
barriers
S1.4 Sediment basins are provided where A/S Refer to PF80 – Cooroy Care Farm Stormwater
the site contains fine or dispersive soils; Management Plan (Bligh Tanner, May 2018)
OR
Works to be undertaken in accordance with all
relevant earthworks/erosion and sediment control
requirements and project specifications.
S1.5 A stormwater catchpit incorporating a A/S Refer to PF80 – Cooroy Care Farm Stormwater
stormwater catchpit protection device is Management Plan (Bligh Tanner, May 2018)
installed so that all runoff from disturbed
areas flows to the catchpit; Works to be undertaken in accordance with all
AND relevant earthworks/erosion and sediment control
requirements and project specifications.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 1
Page 30
EROSION AND SEDIMENT CONTROL CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
S1.6 For buildings, A/S Refer to PF80 – Cooroy Care Farm Stormwater
(a) temporary or permanent downpipes Management Plan (Bligh Tanner, May 2018)
are connected to the stormwater
system before laying the roof; or Works to be undertaken in accordance with all
(b) localised erosion is avoided by relevant earthworks/erosion and sediment control
directing flow from downpipes over requirements and project specifications.
non-erosive areas.
Stormwater runoff A/S Refer to PF80 – Cooroy Care Farm Stormwater
O2 Stormwater is diverted around S2.1 Diversion drains or bunds are Management Plan (Bligh Tanner, May 2018)
disturbed areas. designed and constructed to drain
upstream run-off around the disturbed site; Works to be undertaken in accordance with all
and relevant earthworks/erosion and sediment control
requirements and project specifications.
S2.2 Discharge from the diversion drains A/S Refer to PF80 – Cooroy Care Farm Stormwater
do not cause run-off impacts to other Management Plan (Bligh Tanner, May 2018)
properties;
OR Works to be undertaken in accordance with all
relevant earthworks/erosion and sediment control
requirements and project specifications.
S2.3 Alternative methods, as described in A/S Refer to PF80 – Cooroy Care Farm Stormwater
the Institution of Engineers Australia Management Plan (Bligh Tanner, May 2018)
(Queensland Division) Soil Erosion and
Sediment Control - Legislation and Works to be undertaken in accordance with all
requirements for Queensland Construction relevant earthworks/erosion and sediment control
Sites, are used. requirements and project specifications.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 2
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EXISTING SERVICES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Table 14-51
Setbacks and easements ✓ S1.1 Complies
O1 Development near a sewer, water S1.1 The footing of any structure or The footing of all buildings are suitably distanced from
main, stormwater drain, overland flow path building is located clear of the zone of sewer and water infrastructure.
or associated structure does not— influence but no closer than 1.5m
(a) adversely affect the function of the (measured horizontally) from
service; infrastructure including sewers, water
(b) place an additional load on the mains and stormwater structures;
service; and AND
(c) unduly increase future maintenance S1.2 No building or structure overhangs ✓ S1.2 Complies
costs. the zone of influence; Buildings and structures do not overhang the zone of
AND influence.
S1.3 Finished surface levels maintain a ✓ S1.3 Complies
minimum of 600mm of cover, but no Proposal complies.
greater than 3m of cover to the
underground infrastructure;
AND
S1.4 If the existing surface level is altered, ✓ S1.4d Complies
surface level services including manholes Proposal will comply.
and inspection points are altered to match
the new surface level;
AND
S1.5 Alterations are constructed in ✓ S1.5 Complies
accordance with Sections 3, 4 and 5 of Proposal will comply.
PSP6 –Engineering Design Standards —
Water and Sewerage and Section 4 of
PSP5 –Engineering Design Standards –
Roads, Drainage and Earthworks;
OR
S1.6 Existing services are relocated and
the design and construction of the
relocated services is in accordance
Sections 3, 4 and 5 of PSP6 –Engineering
Design Standards — Water and
Sewerage and Section 4 of PSP5 –
Engineering Design Standards – Roads,
1 Solution: ✓ = Acceptable Solution Appendix O
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 1
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EXISTING SERVICES CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Drainage and Earthworks.
O2 Maintenance access is provided to all S2.1 A registered easement in favour of ✓ S2.1 Complies
sewers, water mains, stormwater drains, Council is created over all underground Easements will be appropriately designed and located
overland flow paths and associated infrastructure located in private property; where it is necessary for the purposes of water and
structures. AND sewer infrastructure.
S2.2 The width of the easement is the ✓ S2.2 Complies
greater of 3m or the width of the zone of As above.
influence;
AND
S2.3 The easement is centred over the ✓ S2.3 Complies
centreline of the infrastructure. As above.
1 Solution: ✓ = Acceptable Solution Appendix O
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 2
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
Table 14-54 - Landscaping
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
14.156 General requirements
Streetscape and amenity
O1 Sufficient landscaped areas are S1.1 Landscaped areas, not less than the
provided to— minimum areas and dimensions specified
(a) enhance the visual amenity and in Tables 14-53 or 14-54, are provided
natural landscape character of the and maintained.
area, streetscape and local area; S1.2 Landscaping is designed, planted
(b) retain natural landscape features, and maintained in accordance with PSP3
such as rock outcrops and existing Landscaping Plants and Guidelines.
large trees;
(c) retain existing native vegetation and
enhance buffer areas around property
boundaries;
(d) suit the relative size and nature of the
development and its setting;
(e) reduce the visual impact of large or
bulky structures and fencing along
waterways; and
(f) conceal service, carparking and
loading areas of developments;
(g) screen incompatible land uses; and
(h) h) provide privacy between any
dwelling units and accommodation
units on and adjoining the site.
Building and landscape design
O2 Site layout and building and landscape S2.1 Below ground components of
design— buildings do not extend beyond the above
(a) provides for soft landscaping to be ground footprint to allow for landscaping
established in and around the particularly within building setback areas;
development; AND
(b) maximises the retention of large S2.2 Basement carparks do not encroach
canopy trees; into building setback areas;
(c) within the Eastern Beaches Locality AND
and Noosa Heads Locality, avoids the S2.3 Plants are grouped in mulched beds
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 1
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
removal of heath vegetation, except rather than planted individually to provide
where required for internal roads and for optimum growing conditions and less
service and infrastructure maintenance;
construction; AND
(d) minimises the extent of impervious S2.4 Landscaping is designed, planted
paved areas; and maintained in accordance with PSP3
(e) provides for suitable plant layouts and Landscaping Plants and Guidelines
densities; and
(f) facilitates the adoption of appropriate
planting techniques.
Species selection
O3 Landscaped areas include plant S3.1 Plantings—
species that— (a) comprise plant species identified for
(a) are appropriate to the biophysical the relevant landscape character area
conditions and landscape character of in PSP3 Landscaping Plants and
the area; Guidelines; and
(b) are suitable for the space available, (b) avoid undesirable plant species
the level of visual and climatic identified in PSP3 Landscaping
exposure, the functional requirements Plants and Guidelines.
of the site and the scale of the OR
development; S3.2 For landscaping around pool
(c) provide for appropriate levels of shade areas—
and sunlight to occupants of the a) no more than 30% of the landscaped
development throughout the year; area is a mixture of plants of local
(d) minimise the demand for water use; origin and exotic plant species,
(e) in road reserves, provide street trees undesirable plants identified in PSP3
with effective canopy shade having Landscaping Plants and Guidelines;
regard to the size and scale of the and
road reserve and the location of b) palms are specifically located in group
services and other structures; plantings in accordance with PSP3
(f) for street trees in towns are villages, Landscaping Plants and Guidelines;
are consistent with the existing and
streetscape character; S3.3 Root guards are utilised around
(g) do not cause potential damage to species with potentially invasive roots.
buildings or structures;
(h) are not harmful to pedestrians,
particularly around schools, childcare
centres, shopping areas and other
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 2
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
high pedestrian areas;
(i) in intensively used environments, can
endure high levels of activity; and
(j) for rural residential developments, are
best suited to less intensive
maintenance and low availability of
water for gardens.
Safety and security
O4 Landscaping is designed and located S4.1 No solution provided.
to maximise the safety and security of
public and private areas by—
(a) clearly defining the boundaries
between private and public spaces;
(b) promoting casual surveillance of
buildings and public areas from the
street and other public areas for
personal security reasons;
(c) avoiding concealment spots; and
(d) maintaining safe site distances to and
from road and building corners,
carpark entrances and driveways (see
Figure 14-17);
(e) maintain safe site distances at
planting bed ends within carparks;
(f) protecting solid fences from graffiti by
incorporating elements such as
landscaping, creepers, murals or
vandal resistant paint; and
(g) separating and defining pedestrian
and vehicle circulation routes.
Figure 14-16— Landscaping allows for
adequate
safe vision at driveways and
intersections
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 3
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
O5 The provision of landscaping is to a S5.1 Landscaping provided which allows
satisfactory standard ensuring that it does adequate visibility for casual surveillance
not lead to opportunities for concealment of public and semi-public spaces,
and possible assault sites including entrances and exits to sites and
buildings, by:
(a) planting trees which have clean trunks
to a height of at least 1.8 m; and
(b) appropriately spacing shrubs at 1.2m
horizontal centres, with a maximum
height of 0.75m, to avoid clumping
and to retain sightlines.
O6 Street trees and plantings in towns and S6.1 Street trees and trees in carparking
villages, carparks and other areas where areas achieve a maximum of 900mm
potential conflicts with vehicles and clear trunk height for a 2.0m high tree at
pedestrians are evident, are planted so as planting and are able to attain a clear
to maximise vehicle and pedestrian safety. trunk height of 1900mm on maturity;
S6.2 All scrub planting to be a maximum
height of 700mm from the road pavement
(not top of kerb).
Services and utilities
O7 All landscaping works maintain S7.1 Plant species used in landscaping
adequate safe distance from services and adjacent to substations, or adjacent to or
utilities including substations, overhead on electricity transmission line easements,
powerlines, power poles and transformers, are less than 4m high at maturity and do
street lamps, stormwater catchment pits, not encroach within 3m of a substation
and underground services and utilities. boundary;
OR
S7.2 For trees higher than 4m, trees are
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 4
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
planted at a distance from any part of an
electricity transmission line at least equal
to the expected height of the tree at
maturity (see Figure 14-17);
Figure 14-17
S7.3 For power lines that connect to a
premises, the height of plant species at
maturity provides for a 2m clearance
below the power line; (see Figure 14-18)
Figure 14-18
S7.4 Trees and large scrubs are located a
minimum of—
(a) 5m from electricity poles and pillars;
(b) 4m from street lamps;
(c) 2m from stormwater catchment pits;
and
(d) 2m from underground services and
utilities;
AND
S7.5 Plants are located to enable
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 5
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
tradespersons to access, view and
inspect service meters, such as water and
electricity meters;
AND
S7.6 Root barriers are installed around
trees that are located within 3m of any
infrastructures or that have potentially
invasive roots.
Entry statements
O8 Tree and plant massing are the S8.1 No solution provided.
dominant features of entry statements to
residential or commercial estates and are
integrated with the landscape theme of the
estate and the natural landscape character
of the locality, rather than the entry being
dominated by build elements such as
masonary walls, waterfalls and assembled
rock outcrops. (see Figure 14-20).
O9 Entry statements are low maintenance. S9.1 Entry statements are low
maintenance and located entirely within
Figure 14-19 Typical estate entrance privately owned land.
14.157 Specific requirements for Multiple housing & Visitor Accommodation
Private open space
O10 Private open space is— S10.1 For Multiple housing Types 2 and
(a) provided to all dwelling units and 4, each dwelling unit provides for
accommodation units; landscaped private open space
(b) of adequate size and dimensions to comprising—
suits the needs of occupants; (a) for units at ground level, a minimum
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 6
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
(c) clearly set apart for private use and area of 25m2 exclusive of the clothes
separate from communal areas; drying area, with minimum
(d) directly accessible from a living area dimensions of 4m and maximum
of the unit; gradient of 10% (1:10); or
(e) located away from noise generating (b) for units above ground level, a
uses; minimum area of 12m2, with minimum
(f) capable of receiving adequate dimensions of 2.5m; and
sunlight; and S10.2 For Multiple housing Types 2 and
(g) designed to provide for the privacy of 4, the private open space area is
occupants of the premises and enclosed by side and rear fencing,
adjoining premises. screening or dense landscaping of at least
1.8m in height to protect the privacy of
residents; or
S10.3 For Visitor Accommodation no
solution provided.
Communal open space
O11 Communal open space within the No solution provided.
development provides adequate area for
children to play and for socialising, and
preferably has a northern aspect.
Screening & Mounding
O12 Planting is provided between units, No solution provided.
adjacent to service and car parking areas
and around the boundary of the site to
provide for adequate screening. (see
Figure 14-20).
O13 Clothes drying areas and waste
disposal areas are screened from
adjoining properties and road frontages.
Figure 14-20
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 7
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
O14 Mounding adjacent to units do not
extend into service corridors, cover utility
covers, obstruct overland stormwater flow,
or cause ponding on footpaths, verges or
on adjoining private property.
O15 Mounding associated with noise
barriers is designed to avoid linear shapes
and incorporates undulating shapes and
forms that vary in height and width.
Streetscape character
O16 Landscaping complements and No solution provided.
enhances the existing streetscape
character by providing plantings that
match the scale of buildings within the
street. (see Figure 14-21 and Figure 14-
22).
O17 Where a podium is provided, planting
is established on the podium to soften the
bulk and appearance of the building, and
species are used that can tolerate difficult
climatic conditions.
Figure 14-21 Lack of integration with
street, unsuited to scale of buildings
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 8
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Figure 14-22 Continuation of
streetscape,
scale of building and landscaping relate
well
Passive solar access and energy
efficiency No solution provided.
O18 Plantings contribute to passive solar
access, energy efficiency and amenity by
providing shade in summer, particularly to
western walls and open car parking areas,
and admitting winter sunlight to outdoor
and indoor living areas.
14.158 Specific requirements for Business Uses
Design of commercial and retail spaces
O19 Landscaping softens building bulk No solution provided.
and creates pleasant settings for visitors
and staff that function well in an intensively
used environment by—
(a) providing canopy trees and shade
structures;
(b) using shrubs and garden beds to
clearly define public spaces and
pedestrian walkways;
(c) providing areas for public art, where
appropriate;
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 9
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
(d) providing outdoor areas with seating
for staff and visitors;
(e) adopting landscape solutions that
reduce the visual impact of building
bulk (see Figure 14-23);
(f) using mounding and screen planting
to conceal service and loading areas;
(g) making provision for outdoor dining
areas where appropriate, that
integrate well within the streetscape
(see Figure 14-24);
(h) providing adequate screening along
the perimeters of the development;
(i) avoiding the use of formal planting
design for frontage works; and
(j) providing planting design and species
selection that can endure an
intensively used environment.
Figure 14-23 Landscaping solutions
that appear
to lessen the impact of building bulk
Figure 14-24 Outdoor eating areas
integrate well
with the streetscape
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 10
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Industrial Business
O20 Landscaping within industrial No solution provided.
developments is designed to—
a) maximise retention of existing
vegetation;
b) provide planting in mulched areas at
entrances, along boundaries and
around car parking and site facilities to
provide screening and shading;
c) lessen the impact of building bulk
though the planting of vegetation that is
in scale with the building, and by using
mounding where appropriate (see
Figure 14-25); and
d) provide outdoor areas for staff.
Figure 14-25 Appropriate species at
correct density and height effectively
screen bulky industrial buildings
14.159 Open space areas and road reserves
Active parkland
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 11
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
O21 Landscaping in and around active S21.1 Landscape works for active
parkland creates an environment that parkland include—
provides functional recreation areas and a) formation of grassed and well-drained
facilities in a landscaped setting that reflect areas for recreation;
the natural landscape character of the b) retention of existing vegetation
locality. surrounding recreation facilities;
c) the planting of shade trees around
recreation facilities, including
playfields and playgrounds;
d) provision of landscaped buffer areas
to adjacent residential development;
and
e) installation of recreational facilities
that include the use of natural
materials and finishes, where
appropriate, and colours that blend
with the natural environment.
Passive parkland and reserves
O22 Landscaping within passive parkland S22.1 Landscape works within passive
and adjacent to national parks and parkland and adjacent to national parks
conservation reserves, provides for—- and conservation reserves, include—
(a) the protection and enhancement of (a) retention of existing vegetation of
native wildlife habitat and corridors; local origin, including understorey
(b) the replanting of disturbed areas; plants and surface mulch;
(c) the protection of riparian zones where (b) revegetation of cleared and disturbed
the site adjoins or includes a areas;
waterway; (c) planting food/habitat trees in areas
(d) a relaxed and pleasant environment supporting important fauna
for visitors, with low key, low impact populations and including nest boxes
recreation facilities; and where it has been necessary to clear
(e) linkages to other open space areas, habitat trees for development;
where appropriate. (d) removal of species identified as
undesirable plant species in PSP3
Landscaping Plants and Guidelines;
(e) enhancement of the area through the
provision of walking trails, picnic
tables and bridges;
(f) the provision of linkages to the Noosa
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 12
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Trial Network as identified in
Schedule 5 on Map 3, where
appropriate;
(g) retention of natural ground levels and
hydrology within and around these
areas; and
(h) minimal grassed areas.
Road reserves
O23 Landscaping within road reserves— S23.1 A minimum of 1 street tree is
(a) enhances the streetscape quality and provided per lot or every 8m of frontage,
natural landscape character of the whichever is the greater;
area; AND
(b) provides buffering to adjoining uses;
(c) maintains the functionality of the road Figure 14-26 Allow 500mm for
reserve for vehicles, pedestrian and passenger
bicycles, including providing adequate Access
allowance for pedestrians to use the
verge;
(d) provides for the retention of existing
tall trees and remnant native
vegetation;
(e) allows for the opening of car doors
along urban streets;
(f) allows for maintenance or emergency
access to service corridors and
utilities;
(g) maintains site distances to and from S23.2 Where vehicles are parked parallel
corners, intersections, driveways and to the kerb, landscaping is setback a
pedestrian crossing points; and minimum of 500mm from the back of the
(h) maintains overland stormwater flow to kerb to allow adequate access (see
avoid ponding on footpaths, nature Figure 14-26);
strips or adjoining premises. AND
S23.3 Street trees are planted a minimum
of 1m from the back of the kerb in the
road reserve verge.
14.160 Environment protection and conservation
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 13
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Watercourses and drainage lines
O24 Landscaping works along No solution provided.
watercourses and drainage lines—
(a) retains and enhances the existing
riparian vegetation including
understorey; and
(b) rehabilitates and revegetates
degraded riparian zones to filter
stormwater run-off and provide for
native wildlife habitat; and
(c) avoids slashing and turfing of
waterway edges and drainage lines;
and
(d) avoids engineering design solutions,
such as concrete drains; and
(e) use natural materials in the
construction of boardwalks, bridges
and similar structures to blend with the
natural environment.
Wildlife habitat protection
O25 Landscaping retains and enhances S25.1 For Koala Habitat Areas shown in
habitats and corridors for native wildlife Schedule 7—
by— (a) a minimum of 70% of tree species
(a) replicating adjacent remnant planted on the premises are koala
vegetation, including understorey food trees listed in PSP3
vegetation; Landscaping Plants and Guidelines;
(b) siting landscaped areas to and
complement and enhance existing (b) where koala access is impeded by a
vegetation; fence or retaining wall—
(c) retaining old trees (including dead i. climbing poles are erected at
trees) with hollows for local native regular intervals along the
fauna habitat; and structure at an approximate 45
(d) creating or enhancing vegetation degree angle on either side of the
linkages between existing habitats; structure;
(e) minimising adverse effects to koalas ii. plant vegetation within close
by planting and retaining appropriate proximity (branches touching) on
tree species and facilitating koala either side of the fence to provide
movement in koala habitat areas27. a natural ladder; and
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 14
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
iii. install panels or planks
horizontally along the top of the
fence to provide a walkway, where
appropriate; and
(c) choose fence materials, such as a
timber post-and-rail or chain wire, that
a koala can easily grip and climb or
leave a minimum 300mm gap
between ground level and the first rail
or strand of any fence; and
(d) where there is a swimming pool in the
landscape design likely to be
accessible to koalas, a rope is
provided to enable koalas to climb out
of the pool;
AND
S25.2 Vegetation of local origin is retained
and replanted in areas indicated in
Schedule 5 on Map 4 - Open Space
Networks.
Water management
O26 Landscaping works promote the S26.1 The infiltration and conservation of
effective use of water through appropriate water is optimised through—
plant selection and layout and by (a) selecting native plant species
maximising opportunities for water identified in PSP3 Landscaping
infiltration. Plants and Guidelines;
(b) grouping plants in mulched beds;
(c) minimising impervious surfaces;
(d) using semi-pervious pavement
surfaces; such as grass cell paving,
as a alternative to pervious surfaces
(e) draining hard surfaces areas to
landscaped areas;
(f) planting microphytes along driveways
to absorb hydrocarbons; and
(g) using surface and subsurface
drainage swales.
Soil stability
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 15
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LANDSCAPING CODE
Performance Criteria and Acceptable Solutions
PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
O27 Landscaping works are design and No solution provided.
sited to ensure the stability of soils and
minimise sediment and erosion activity,
particularly on steep slopes and in
landslide hazard areas, making use of soft
landscaping rather than hard landscaping
solutions wherever possible.
14.161 Carparking areas
Off street carparks
O28 Landscaping of carparking areas is S28.1 One advanced canopy tree (a
designed to— minimum of 45 litre pot size) is provided—
(a) reduced the visual impact of the (a) in towns and villages, shopping
development; centres or commercial areas— for
(b) provide for advanced canopy trees to every 4 carparking spaces; or
shade vehicles and to reduce (b) otherwise—for every 6 carparking
reflected radiation; spaces;
(c) ensure canopy trees are protected AND
from vehicle damage by providing S28.2
adequate sized garden beds; A minimum area of 5m2 is provided round
(d) maximise opportunities for infiltration each canopy tree, which is mulched and
of rainwater on-site; and treated;
(e) minimise contaminated runoff entering AND
the stormwater system and S28.3
waterways. Plants are grouped in mulched beds
rather than using individual, evenly
spaced trees and scrubs;
AND
S28.4 Semi-pervious pavement surfaces
are used, such as grass cell paving, to
increase infiltration of rainwater and
minimise contaminated runoff, including
hydrocarbons, entering the stormwater
system and waterways;
AND
S28.5 Runoff from carparking areas is
directed to landscaped areas to minimize
contaminate runoff, including
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 16
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PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
hydrocarbons, entering the stormwater
system and waterways;
AND
S28.6 Garden mounding is incorporated
into carparking areas adjacent to
frontages;
AND
S28.7 Surface and subsurface drainage
swales are used to maximise stormwater
infiltration;
AND
S28.8 A planting bed of at least 1m width
with screen fencing and dense planting is
provided to any property boundary with an
adjacent residential development.
On-street car parks
O29 Edges to parking and turning spaces S29.1 Where vehicles are parked parallel
for on street parking are landscaped to to the kerb, landscaping is setback a
provide shade and screening, while minimum of 500mm from the back of the
ensuring adequate access to vehicles. kerb to allow adequate access (see
Figure 14-28).
S29.2 Street trees are planted a minimum
of 1m from the back of the kerb in the
road reserve verge.
Figure 14-27 Allow 500mm for
passenger
access
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 17
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PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
MINIMUM DIMENSIONS, AREAS COUNCIL USE
ZONE SOLUTIONS* COMMENTS
AND WORKS ONLY
Table 14-55—Standard minimum landscaped areas, dimensions and works for zones
Visitor Mixed Use Zone Minimum area – 10% of the site area.
Minimum dimensions-
(a) Frontage – average width of 2m; and
(b) Side or rear boundaries – 3m width
along all boundaries that adjoin land
in a residential zone.
Village Mix Zone Minimum area – 10% of the site area.
Minimum dimensions-
(a) Frontage – 0.0m; and
(b) Side or rear boundaries – 3m width
along all boundaries that adjoin land
in a residential zone.
Neighbourhood Centre Zone Minimum area – 10% of the site area.
Minimum dimensions-
(a) Frontage –
i. Standard – average width of 2m;
or
ii. Exception – Peregian Beach
0.0m; and
(b) Side or rear boundaries – 3m width
along all boundaries that adjoin land
in a residential zone.
Business Centre Zone Minimum area – 10% of the site area.
Minimum dimensions-
(c) Frontage –
i. Standard – average width of 2m;
or
ii. Exception – Poinciana Ave,
Tewantin 0.0m; and
Side or rear boundaries – 3m width along
all boundaries that adjoin land in a
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 18
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ZONE SOLUTIONS* COMMENTS
AND WORKS ONLY
residential zone.
Shire Business Centre Zone Minimum area – 10% of the area of any
development site within the Precinct
provided that the Precinct has an overall
minimum landscaped area of 15%.
Minimum frontage dimensions – 6m width
to the internal loop road.
Community Services Zone Minimum area – 15% of the site area.
Minimum dimensions-
(c) Frontage – average frontage width
2m; and
Side or rear boundaries – 3m width along
all boundaries that adjoin land in a
residential zone.
Industry Zone Minimum area—15% of the site area.
Minimum dimensions—
a) Frontage—
iii) Standard—6m width; and
iv) Exceptions—
A) 4.5m for secondary road
frontages where the premises
has frontage to more than 1
road; and
B) 2m width for frontage adjacent
to uncovered visitor car
parking; and
b) Side boundaries—
v) Standard—3m width; or
vi) Exceptions—
A) 6m width along all boundaries
that adjoin premises in the
Rural Settlement Zone and
10m width along all boundaries
that adjoin premises in any
other residential zone; and
B) No requirement for boundaries
that adjoin land in the Industry
Zone.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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Table 14-56—Exceptions for specific uses and other development
COUNCIL USE
USE OR OTHER DEVELOPMENT MINIMUM REQUIREMENTS SOLUTIONS* COMMENTS
ONLY
Business Uses
Commercial business where located on Minimum area—10% of the site area.
the western side of David Low Way, Minimum dimensions—
Peregian Beach between Woodland Drive (a) Frontage—average width of 2m of
and Peregian Beach Caravan Park soft landscaping; and
(b) Side or rear boundaries—3m width
along all boundaries that adjoin land
in a residential zone.
Retail business— Minimum dimensions—
Type 1 Local (excluding a road side stall) (a) Frontage—
Type 4 Showroom (i) Standard—6m width; or
Type 6 Hardware Store (ii) Exception—2m width for vehicle
Type 7 Garden Centre parking and manoeuvring areas;
and
(b) Side and rear boundaries—
(iii) Standard—2m width; or
(iv) Exception—5m width along all
boundaries that adjoin land in a
residential zone.
Retail business Type 5 Vehicle Uses Minimum area—10% of the site area.
Minimum dimensions—
(a) Frontage—3m width except for
vehicular entrances and exits; and
(b) Side boundaries—
(i) Standard—3m width to a
minimum depth of 10m
measured from the road
frontage; or
(ii) Exception—5m width to a
minimum depth of 10m
measured from the road frontage
for boundaries that adjoin land in
a residential zone; and
(c) Rear boundaries—5m width for
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 20
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USE OR OTHER DEVELOPMENT MINIMUM REQUIREMENTS SOLUTIONS* COMMENTS
ONLY
boundaries that adjoin land in a
residential zone.
Community Uses
Education use Type 1 Childcare Minimum dimensions—
(a) Frontage—
(i) Standard—6m width; or
(ii) Exception—2m width for vehicle
parking and manoeuvring areas;
and
(b) Side and rear boundaries—2m width.
Residential Uses
Multiple housing— Minimum area-
Type 2 Duplex (a) Standard— the proposed population
Type 3 Retirement and special needs multiplied by 40m2, provided that a
Type 4 Conventional minimum of 60% of this is soft
landscaping; or
Visitor accommodation— (b) Exception—if in the Attached Housing
Type 3 Rural Zone or Visitor Mixed Use Zone—
Type 4 Conventional proposed population multiplied by
30m2, providing that 60% of this is
soft landscaping.
Minimum dimensions—
(a) Frontage—
(i) Standard—6m width with a
minimum average of 3m width
consisting of soft landscaping; or
(ii) Exception—2m width for
frontage adjacent to uncovered
visitor carparking.
(b) Rear boundaries—2m width.
Multiple housing Type 6 Relocatable Minimum area—30% of the site area (with
Visitor Accommodation Type 2 Caravan a minimum of 30m2 of private open space
Park for relocatable homes.
Minimum dimensions—
(a) Frontage—12m width; and
(b) Side boundaries—5m width.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 21
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USE OR OTHER DEVELOPMENT MINIMUM REQUIREMENTS SOLUTIONS* COMMENTS
ONLY
Transport Type 2 Carpark Minimum area—5% of the site area.
Minimum dimensions—
(a) Frontage—2m width; and
(b) Side and rear boundaries—1m width.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3 February 2006 – Amended 3 March 2008 Page 22
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PROBABLE SOLUTIONS COUNCIL USE
PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Table 14-55 — Strategic transport network
14.163 Strategic Transport Network
O1 S1.1 ✓ S1.1 Complies
Traffic generation from the development is Where the development leads to the need The proposal will comply.
considered in a localised and a Shire wide to increase transport infrastructure in the
context to ensure that-- Shire, the development contributes to the
(a) the transport network has the capacity transport network in accordance with the
to safely and efficiently accommodate requirements of Infrastructure Charges
projected movements; and/or Plans (ICP); and where developments
(b) the development includes measures requires infrastructure not included in the
to upgrade the transport network to ICP, the development upgrades the
meet the imposed demands. infrastructure at no cost to Council.
Advisory note
Council may for some development
require the preparation of a Transport
Impact Assessment Report. Planning
Scheme Policy PSP1 details matters to be
addressed in the Report.
O2 A/S O2 Complies
Development is designed and located to No solution provided. Given the site’s rural location, travel will be required for
avoid excessive travel for users. staff and visitors, but residents of the facility will not
travel frequently owing to the nature of the care facility.
O3 S3.1 N/A Not Applicable
Development is designed— Facilities for boarding and exiting The site’s rural location make public and active
(a) to encourage travel by community community transport services and transport opportunities difficult.
transport, walking and cycling rather facilities are incorporated into
than by private car; and developments.
(b) to maximise accessibility via existing
and planned community transport
facilities.
O4 ✓ O4 Complies
Development access does not No solution provided. The development does not compromise the functions
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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(IF CODE ASSESSABLE) ONLY
compromise the functions of particular of any roads.
roads as indicated in Noosa Shire road
hierarchy, and does not adversely impact
on the safety, capacity and operations of
the road system.
Table 14-56 — Roads and drainage
14.164 Road and drainage design and construction
O5 S5.1 ✓ S5.1 Complies
Roads and pedestrian and cycle paths are Road planning and design supports the Development will comply.
planned and designed to support the hierarchy and functional aspects identified
hierarchy and functional aspects identified in Sections 2 and 3 of PSP5 Engineering
in Sections 2 and 3 of PSP5 Engineering Design Standards – Roads, Drainage and
Design Standards – Roads, Drainage and Earthworks; and
Earthworks and to ensure that—
(a) design and alignment of the roads, S5.2 ✓ S5.2 Complies
intersections and all associated Road and pathway planning and design is Development will comply.
works— in accordance with, in order of
(i) provides a safe environment for precedence—
all users; (a) Noosa Integrated Local Transport
(ii) is adequate for the design speed Plan;
environment; (b) Queensland Transport’s Shaping Up;
(iii) is adequate for predicted traffic (c) Queensland Design Code for
volumes; and Residential Streets;
(iv) maintains the safe and efficient (d) AUSTROADS Guide to Traffic
functioning of the road network Engineering Practice;
without the use of traffic signals; (e) Sections 2 and 3 of PSP5
(v) is compatible with existing roads; Engineering Design Standards –
(vi) is easily maintained by Council Roads, Drainage and Earthworks; or
equipment; and (f) the Noosa Cycling and Walking
(vii) where appropriate, has the ability Network Development Plan; or
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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(IF CODE ASSESSABLE) ONLY
to accommodate public transport (g) A combination of the principles in
services; these documents. and
(b) road pavement surfaces—
(i) are durable enough to carry S5.3 ✓ S5.3 Complies
estimated wheel loads of On-road cycling treatment is utilised to Development will comply.
travelling and parked vehicles; provide safe and continuous movement of
(ii) provide for the safe passage of cyclists along a roadway, such as--
vehicles, pedestrians, cyclists, (a) sealed shoulders;
and discharge of stormwater run- (b) wide kerbside lane;
off from contributing catchments (c) exclusive or peak period bicycle lane;
and the preservation of all (d) advisory treatments such as Bicycle
weather access; Awareness Zone;
(c) kerb and channel— (e) shared parking / bicycle lane;
(i) controls vehicle movement by (f) contra flow bicycle lane; and
delineating the carriageway for all (g) bus/bicycle lane.
users;
(ii) conveys road pavement run-off to S5.4 ✓ S5.4 Complies
stormwater drainage in a manner The provision of bicycle lanes at Development will comply.
that allows the road to be intersections is generally in accordance
trafficable in Q100 ARI local with AUSTROADS Part 14, section 5 and
rainfall events; and the Manual of Urban Traffic Control
(d) verges and footpaths provide— Devices (MUTCD) Part 9.
(i) safe access for pedestrians and
cyclists clear of obstructions;
(ii) an access area for vehicles onto
properties;
(iii) a corridor allocated for services
and utilities; and
(iv) additional amenity for minor
roads.
O6 S6.1 ✓ S6.1 Complies
Stormwater drainage infrastructure is Stormwater drainage planning, design See Appendix G – Stormwater Management
planned, designed and constructed to— and construction is in accordance with Report.
(a) be accessible, cost effective and Section 4 of PSP5 Engineering Design
easily maintainable; Standards – Roads, Drainage and
(b) protect downstream capacity; Earthworks; and
(c) protect downstream water quality;
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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(IF CODE ASSESSABLE) ONLY
(d) maximise on-site stormwater retention S6.2 ✓ S6.2 Complies
and retardation; and As Constructed data is submitted in See Appendix G – Stormwater Management
(e) convey run-off to stormwater drainage accordance with Section 6 of PSP5 Report.
in a manner that allows roads to be Engineering Design Standards – Roads,
trafficable in Q100 ARI local rainfall Drainage and Earthworks; and
events.
S6.3 ✓ S6.3 Complies
Stormwater drainage planning, design See Appendix G – Stormwater Management
and construction is in accordance with the Report.
Queensland Urban Drainage Design
Manual.
O7 S7.1 ✓ S7.1 Complies
Roads and stormwater drainage Roads and stormwater drainage Proposal will comply.
infrastructure is constructed— infrastructure is constructed in
(a) in accordance with appropriate accordance with—
engineering standards; and (a) Sections 2, 3 and 4 of PSP5
(b) to minimise adverse environmental Engineering Design Standards –
impacts, including from run-off and Roads, Drainage and Earthworks;
erosion. (b) Queensland Design Code for
Residential Streets;
(c) AUSTROADS; or
(d) A combination of the principles in
these documents; and
S7.2 ✓ S7.2 Complies
Erosion and sediment control measures Erosion and sediment control measures will be
are designed and implemented in implemented in accordance with the appropriate
accordance with the Institution of standards.
Engineers Australia (Queensland
Division) Soil Erosion and Sediment
Control - Guidelines for Queensland
Construction Sites.
Environmental Protection ✓ S8.1 Complies
O8 S8.1 Proposal will comply.
Roads and stormwater drainage Roads and stormwater drainage follow the
infrastructure are located and aligned so edge of existing disturbed areas, or
as to— alternatively, these works are co-located
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
(a) minimise disturbance to native within a combined utility corridor; and
vegetation and/or other habitat areas;
(b) protect and maintain wildlife corridor S8.2 ✓ S8.2 Complies
movements and the safety of native Roads avoid native vegetation and Proposed roads have been sited to minimise impacts
fauna; provide for fauna underpasses and on vegetation.
(c) minimise changes to the hydrological associated fencing where appropriate;
regime, including drainage patterns, and
run-off and water quality;
(d) avoid crossing watercourses, drainage S8.3 ✓ S8.3 Complies
lines and wetlands, but where such Road infrastructure within or adjacent to Proposal will comply.
crossings are unavoidable, disturbed native habitat incorporates fences which
areas are reinstated and revegetated allow for protected wildlife movement and
on completion of works; and controls unrestricted access of domestic
(e) minimise bulk earthworks. cats and dogs; and
S8.4 ✓ S8.4 Complies
Native vegetation is protected from Proposal will comply.
clearing or construction activities by—
(a) clearly marking vegetation to be
retained with flagging tap;
(b) installing protective fencing around
the dripline of vegetation; and
(c) ensuring stock piling, storage and
vehicle parking occur outside the
areas of vegetation to be retained;
and
S8.5 ✓ S8.5 Complies
Low impact construction techniques are Proposal will comply.
used around areas of vegetation to be
retained to minimise interference with the
vegetation.
O9 ✓ O9 Complies
Roads and stormwater drainage No solution provided Proposal will comply.
infrastructure is proven to be suitable for
its use prior to Council accepting the
dedicated asset.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
O10 S10.1 ✓ S10.1 Complies
Alignment of stormwater drainage The location, design and construction of Proposal will comply.
infrastructure is to allow for easy access stormwater drainage structures is in
for the ongoing maintenance by Council. accordance with Sections 4 and 5 of
PSP5, Engineering Design Standards -
Roads, Drainage and Earthworks; and
S10.2 ✓ S10.2 Complies
Where infrastructure is located on private Proposal will comply.
land an easement is dedicated over the
infrastructure in accordance with Section
4 of PSP 5, Engineering Design
Standards – Roads, Drainage and
Earthworks.
14.165 Frontage works
O11 S11.1 ✓ S11.1 Complies
Development is provided with external The following infrastructure components Appropriate infrastructure will be provided.
roadworks along the full extent of the already exist at the frontage of the site or
frontage of the site to an appropriate are provided at the developer’s
standard having regard to the specified expense—
function of the road. (a) full width sealed road;
(b) concrete kerb and channel where
appropriate;
(c) forming and grading to footpaths;
(d) vehicular kerb and footpath
crossings;
(e) a constructed bikeway;
(f) a constructed footpath;
(g) a constructed carriageway;
(h) required alterations to public utility
mains, services or installations;
(i) construction of any required
alterations to public utility mains,
services or installations;
(j) stormwater drainage works; and
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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(IF CODE ASSESSABLE) ONLY
(k) installation of electrical conduits; and
S11.2 ✓ S11.2 Complies
Road and drainage design and Proposal will comply.
construction is in accordance with
Sections 3 and 4 of PSP5 Engineering
Design Standards – Roads, Drainage and
Earthworks.
14.166 Road and rail corridors
O12 S12.1 A/S O12 Complies
Noise sensitive uses including residential Noise sensitive uses including residential Habitable uses are appropriately located away from
uses are not subjected to high traffic noise uses are separated by a minimum of— Elm Street and the Bruce Highway considering on-site
levels from the major road network or rail (a) 40m from the property boundary of vegetation.
corridors. roads within the major road network;
and
(b) 80m from the property boundary of
rail corridors; or
S12.2
Development in the vicinity of road
corridors meets the following external
design criteria for roads in the major road
network—
(a) 63dB(A)L10 (18hours) based on
predicted traffic volumes ten years
hence; and
S12.3
Development in the vicinity of rail
corridors meets the following external
design level noise criteria—
(a) 65dB(a), assessed as the 24hour
average equivalent continuous
Aweighted sound pressure level; and
(b) 87dB(A), assessed as a single event
maximum sound pressure level.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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(IF CODE ASSESSABLE) ONLY
14.167 Staged development
O13 N/A Not Applicable
Staged development is planned, designed No solution provided. Development is not proposed to be staged.
and constructed to ensure that—
(a) each stage of the development can be
constructed without interruption to
services and utilities provided to the
previous stages;
(b) the infrastructure provided is capable
of servicing the entire development;
and
(c) the materials used are consistent
throughout the development.
14.168 Alterations to services and utilities
O14 S14.1 ✓ S14.1 Complies
Any alterations or repairs to infrastructure Any alterations or repair to infrastructure Proposal will comply.
as a result of the development are made at as a result of the development are
no cost to Council. completed at the developer’s expense.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
Table 14-57
Waste separation ✓ S1.1 Complies
O1 S1.1 The proposal will comply.
Development that generates several Construction, operational and demolition
classes of waste is designed so waste is works are planned and managed in
collected, stored and disposed of in a safe accordance PSP1130; and
and ecologically sustainable manner29.
S1.2 ✓ S1.2 Complies
Adequate area is provided for on-site for There is adequate area located on-site for the
the collection and separate storage of collection of waste materials during operational and
recyclable, non-recyclable, vegetative and demolition works.
hazardous materials in their specific
waste streams during construction,
operational and demolition works; and
O2 S2.1 ✓ S2.1 Complies
Waste storage areas provide for adequate Waste storage areas allow for the Waste storage areas will allow for separate storage of
separation of all recyclable and non- separate storage of different waste different waste materials.
recyclable materials. materials for reuse or recycling by—
(a) providing sufficient area to store all
recyclable material and recycling
containers required, and
(b) sign posting the types of waste
stored.
Design and location of waste storage ✓ S3.1 Complies
areas S3.1 Waste storage areas will allow for separate storage of
O3 Waste storage areas are designed and different waste materials.
Waste storage areas are located so that maintained in accordance with PSP 9;
they are convenient and safe to use and and
provide for convenient and safe collection
by service vehicles; and S3.2 ✓ S3.2 Complies
Waste storage areas are designed and Waste storage areas will be designed to comply.
located so they—
(a) are easily accessed and convenient
to use;
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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(IF CODE ASSESSABLE) ONLY
(b) have unobstructed access for the
collection of the waste by service
vehicles;
(c) provide for sufficient space for safe
entry and exit and servicing by
Council’s contractor without the need
for manual handling;
(d) are clear of carparking bays, loading
bays and similar areas;
(e) are clear of footpaths and pedestrian
access;
(f) are capable of being serviced by the
collection vehicle without impeding
traffic flow; and
(g) have a level area provided for the
storage of waste and recyclable
materials in standard waste
containers; and
S3.3 ✓ S3.3 Complies
For uses that do not comprise a Waste storage areas comply.
caretaker’s residence or central
management, the maximum distance
between waste storage areas and the
kerbside is—
(a) for Multiple housing Type 3 – 40m;
(b) for other uses – 70m; and S3.4
Pathways used to transport bins—
S3.4 ✓ S3.4 Complies
Pathways used to transport bins— The proposal’s pathways comply.
(a) have a maximum grade of 1:15; and
(b) are free of steps, stairs or other
impediments; and
O4 S4.1 ✓ S2.1 Complies
The location and methods of waste Waste storage areas are— Waste storage areas will allow for separate storage of
storage minimises any adverse impacts on (a) integrated with the building design, different waste materials.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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PERFORMANCE CRITERIA SOLUTIONS* COMMENTS
(IF CODE ASSESSABLE) ONLY
adjoining or nearby properties; and where possible;
(b) setback a minimum of 2m from side
and rear property boundaries;
(c) screened so that bins are not visible
from neighbouring properties or
passing vehicular and pedestrian
traffic; and
(d) not located directly adjacent to
dwelling units on the site on
neighbouring properties; and
O5 S5.1 ✓ S5.1 Complies
Waste storage areas are designed for Waste storage areas are constructed of Waste storage areas will be constructed with
ease of maintenance and ease of access impermeable, durable and non-textured appropriate materials.
for cleaning; and materials and surfaces so that they are
easily cleaned; and
S5.2 ✓ S5.2 Complies
A minimum distance of 0.5m2 distance is Waste storage areas will comply.
provided between and around
wastestorage bins to allow for
manoeuvring and washing of bins. and
O6 S6.1 ✓ O6 Complies
Waste storage areas provide a safe and No solution provided. Waste storage areas are considered appropriate.
secure environment for users through–
(a) appropriate siting and access;
(b) the provision of lighting; and
(c) restricting access to the general public
by making the area clearly identifiable
as private space (eg. through
landscaping, change of paving
material or fencing, rather than locking
the area.
Water management for waste storage S7.1 Complies
areas S7.1 Waste storage areas comply with the applicable
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
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O7 The waste storage area — criteria.
Waste storage areas are designed to (a) is bunded and graded so that
contain and appropriately dispose of washwater and bin leakage are
leakage from bins and wastewater from drained to the sewer or an on-site
bin washing. effluent disposal system via a gully
within the storage area;
(b) has a bund wall with a maximum
height of 100mm;
(c) is serviced by a conveniently located
hosecock and backflow prevention
device, and connected to a water
supply; and
(d) is roofed or otherwise covered if the
storage area is—
(i) more than 1m2; or
(ii) istoring wet waste; or
(iii) storing other waste with a high
potential to cause pollution if
washed or leaked from the bins,
including waste oil or
putrescibles.
1 Solution: ✓ = Acceptable Solution
A/S = Alternative Solution Cooroy Care Farm
N/A = Not applicable to this proposal
521 Elm Street and 10-22 Rose Gum Road, Black Mountain Commenced 3rd February 2006 - Updated October 2006 Page 4
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Vegetation retention and conservation
Environmental Protection Area & Environmental Enhancement Area Vegetation & Riparian Buffer Area
O1 Vegetation of local origin local origin8 on S1.1 An Ecological Assessment Report ✓ Complies with O1
premises identified as— prepared in accordance with
Planning Scheme Policy 18 – A bushfire hazard report has been prepared, which
a) Environmental Protection Area9 or Riparian Ecological Assessment Guidelines describes the vegetation located on-site. The
Buffer Area on the Biodiversity Overlay demonstrates that the flora on the development has also been sited to avoid significant
Maps OM1.1 to OM9.1, is retained and premises does not constitute vegetation.
conserved in its present form or improved to Environmental Protection Area or
ensure its ongoing contribution to the Environmental Enhancement Area
natural resources and biological diversity of vegetation.11
the former Noosa Shire; and
OR
b) Environmental Enhancement Area10 on
Biodiversity Overlay Maps OM1.1 – OM9.1,
is protected from the impacts of S1.2 Where constructing a Detached
development by— House; or Community residence
interference with vegetation does
i. avoiding edge effects; not extend beyond—
ii. avoiding fragmentation; and a) 30m of a building or 10m of a
structure on lots greater than
iii. maintaining vegetation in manageable 10ha; or
and viable configurations.
b) 10m of a building or structure
AND on lots 10ha or less but more
than 0.3ha; or
c) 3m of a building or structure on
lots 0.3ha or less.
O2 For the purpose of Reconfiguring a Lot new S2.1 Where interference with vegetation N/A Not Applicable
lots are only created where they minimize the on the premises is for the purpose
fragmentation and maximise the retention of of Reconfiguring a Lot— The proposed development is not for reconfiguring a
existing vegetation. lot.
a) new boundaries to lots do not
transect and fragment existing
vegetation;
Solution: ✓ Acceptable Solution Amended by Council: August 2011
A/S Alternative Solution Current as at: August 2012
N/A Not applicable to this proposal
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b) new lots are created to allow
for suitable house site areas or
other future buildings and
works to be located within
existing cleared areas or areas
of low ecological value; and
c) building envelopes are
designated for each lot.
O3 Interference with vegetation only occurs S3.1 No solution provided ✓ Complies with O3
where—
Interference with vegetation only occurs where the
a) no other suitable cleared or partially cleared development is located in areas of low ecological
area is available on the premises; value. Mapped vegetation is not to be interfered with.
b) the development minimises the total
footprint within which all activities, buildings,
structures, driveways and other works are
contained; and
c) c) the development is located in areas of
low ecological value over other areas, to the
greatest extent practicable.
Environmental Protection category
Vegetation that falls within the Environmental
Protection category comprises regional
ecosystems that possess at least one of the
following environmental values or criteria—
• The regional conservation status under
the Queensland Vegetation Management
Act 1999 is “Endangered”;
• It forms habitat for rare, threatened or
protected fauna species, as identified in
Vegetation of Noosa Shire;
• It is rare or naturally restricted regionally
or locally, as identified in Vegetation of
Solution: ✓ Acceptable Solution Amended by Council: August 2011
A/S Alternative Solution Current as at: August 2012
N/A Not applicable to this proposal
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Noosa Shire; or
• The extent reserved within protected
areas in Noosa is ‘low’, as identified in
Vegetation of Noosa Shire.
Environmental Enhancement category
Vegetation that falls within the Environmental
Enhancement category comprises regional
ecosystems that possess at least one of the
following environmental values or criteria—
• The regional conservation status under
the Queensland Vegetation Management
Act 1999 is “Of Concern”; or
• The extent reserved within protected
areas in Noosa is ‘medium’, as identified
in Vegetation of Noosa Shire.
Wetlands
O4 Wetlands are protected from removal or S4.1 A minimum separation distance of ✓ Complies with S4.1
degradation and any adverse impacts on 100m is provided between a
wetlands are prevented, minimised or mitigated wetland and any adjacent The development is located greater than 100m away
by— development or use. from any wetland.
a) maintaining adequate separation between
the wetland and any adjacent development
or use12;
b) minimising any modification of the natural
characteristics of the wetland, including the
topography, surface and groundwater
hydrology, water quality and flora and fauna
species;
c) preventing any new development within
wetlands;
d) minimising access to the wetland;
Solution: ✓ Acceptable Solution Amended by Council: August 2011
A/S Alternative Solution Current as at: August 2012
N/A Not applicable to this proposal
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e) minimising impacts associated with pest
insect control and invasion by undesirable
plant species; and
f) providing for the rehabilitation and
replanting of degraded wetlands.
Riparian Buffer Area
O5 The biodiversity and ecosystem values of S5.1 No new development occurs on, or ✓ Complies with S5.1
watercourses, drainage lines, wetlands and partly on, premises indicated as
adjacent riparian zones are protected by— Riparian Buffer Area on No development is occurring on Riparian Buffer
Biodiversity Overlay Maps OM1.1 Areas.
a) avoiding any new development in the to OM9.1, except for—
riparian buffer area;
a) temporary use of the land; or
b) retaining aquatic and terrestrial habitat in
riparian zones; b) infrastructure which provides
access to a watercourse for
c) maintaining wildlife corridors along recreational purposes;
watercourses and drainage lines for native
fauna movement; OR
d) avoiding edge effects and incompatible
uses in riparian zones; S5.2 Where constructing a Detached N/A Not Applicable
house or Community residence
e) maintaining bank stability by minimizing and on an allotment situated wholly Development is for a residential care facility.
bank erosion and slumping; within the Riparian Buffer Area,
f) maintaining water quality by filtering a) fronting the Noosa River –
sediments, nutrients and other pollutants; development is setback a
and minimum of 40m from mean
high water spring or as
g) g) removing undesirable plant species and otherwise prescribed by the
replacing them with vegetation of local Environmental Protection
origin; Agency’s Erosion Prone Area
Maps;13
b) not fronting the Noosa River –
development is located outside
the riparian zone and setback a
suitable distance from the
watercourse having regard to
Solution: ✓ Acceptable Solution Amended by Council: August 2011
A/S Alternative Solution Current as at: August 2012
N/A Not applicable to this proposal
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the development constraints of
the property and the need to
protect environmental and
riparian values;
OR
S5.3 For Animal husbandry on N/A Not Applicable
premises in the Rural Zone—
Development is for a residential care facility
a) stock proof fencing is installed
along watercourses at a
distance of no less than 10m
from the top of the bank;
b) stock watering points are
located no less than 15m away
from the top of the bank of
watercourses; and
c) stock crossing points across
watercourses are defined and
controlled with stock proof
fencing, to prevent stock from
damaging riparian vegetation
or banks to watercourses;
OR
S5.4 Recreational facilities (including N/A Not Applicable
playgrounds, pergolas, barbeques
etc) are setback a minimum of 30m Development is for a residential care facility
from the top of the bank of a
watercourse and 10m from the top
of the bank of a drainage line;
OR
S5.5 For Forestry uses the cultivated N/A Not Applicable
area is separated from
watercourses by a distance not Development is for a residential care facility
less than the distances identified
Solution: ✓ Acceptable Solution Amended by Council: August 2011
A/S Alternative Solution Current as at: August 2012
N/A Not applicable to this proposal
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below, measured from high water
mark or the top of the bank,
whichever is the greater distance—
Feature Distance
Stream order 1 or 2 5m
Stream order 3 or 4 10 m
Stream order greater than 4 20 m
AND
S5.6 Where Forestry is carried out on N/A Not Applicable
that part of premises indicated as
Riparian Buffer Area and outside Development is for a residential care facility
the separation distances specified
in S5.5—
a) species planted are of local
origin and are harvested
through sustainable harvesting;
and
b) any undesirable plant species
are replaced by vegetation of
local origin.
Koala Habitat Areas14
O6 Development is designed, constructed and S6.1 Koala sensitive development A/S Complies with O6
operated to avoid adverse impacts on koalas design and measures are
and koala habitat and includes measures to implemented in accordance with The development footprint avoids areas mapped as
assist the survival of koala populations in the Section 6 Policy 1 – Koala koala habitat.
area. sensitive design as contained in
the Nature Conservation (Koala)
AND Conservation Plan 2006 and
Management Program 2006 –
2016.
O7 Development provides for koala movement S7.1 Koala sensitive development N/A Not Applicable
Solution: ✓ Acceptable Solution Amended by Council: August 2011
A/S Alternative Solution Current as at: August 2012
N/A Not applicable to this proposal
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across the landscape through its design and design and measures are implemented in The existing vegetation on site is not dense enough
layout by incorporating koala sensitive accordance with Section 6 Policy 1 – to support koala movement.
development. Koala sensitive design as contained in
the Nature Conservation (Koala)
Conservation Plan 2006 and
Management Program 2006 – 2016.
Open space networks & wildlife corridors
O8 Open space networks and wildlife corridors are S8.1 Vegetation is enhanced through ✓ Complies with S8.1
maintained and embellished to provide for revegetation and vegetation
viable connectivity between vegetation by maintenance in areas indicated in Vegetation is retained in accordance with the Open
protecting and replanting vegetation of local Schedule 5 on Map 4 - Open Space Networks.
origin— Space Networks.
a) along watercourses, drainage lines and AND
ridgelines; and
b) as linkages between areas of remnant S8.2 Existing wildlife corridors are N/A Not Applicable
vegetation, including— retained and embellished to a
minimum width of 100m. No wildlife corridors are present on site.
i. across property boundaries;
ii. to areas of national park, conservation park,
State forest or reserve; and
iii. iii. into adjoining local government areas.
Scenic amenity
O9 The scenic amenity and vegetated character of S9.1 Vegetation is retained and ✓ Complies with 9.1
the locality and its watercourses, drainage lines, enhanced—
sloping land and ridgelines is retained and Vegetation is retained to preserve the scenic and
enhanced; a) within 30m of prominent rural amenity.
ridgelines and hill slopes;
AND
b) in gullies;
c) along watercourses and
drainage lines; and
d) within 10m of road reserves.
Solution: ✓ Acceptable Solution Amended by Council: August 2011
A/S Alternative Solution Current as at: August 2012
N/A Not applicable to this proposal
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O10 Vegetation which makes a positive contribution S10.1 Vegetation is retained and ✓ Complies with S10.1
to the streetscape or major road network is enhanced—
retained. Vegetation existing along the road network is to be
a) within 30m of prominent retained and enhanced in order to maintain the rural
ridgelines and hill slopes; setting.
b) in gullies;
c) along watercourses and
drainage lines; and
d) within 10m of road reserves.
Habitat trees
O11 Habitat trees (including dead trees) and S11.1 No clearing of koala habitat trees ✓ Complies with S11.1
recruitment habitat trees are protected for greater than 4m in height or with a
native fauna habitat, where practicable. diameter greater than 100mm at No identified koala habitat trees will be cleared.
1.3m above the ground;
AND
S11.2 No clearing of other habitat trees ✓ Complies with S11.2
or recruitment habitat trees.
No habitat trees are to be cleared.
Lake Macdonald
O12 Vegetation within 400m of the full ponded water No solution provided. N/A Not Applicable
within Lake Macdonald is retained.
The site does not contain vegetation within 400m of
Lake Macdonald.
Steep slopes
O13 Vegetation on steep slopes is retained and No solution provided. ✓ Complies with O13
managed to avoid erosion and landslide and to
protect natural resources and values. Any clearing of vegetation on slopes will be
effectively managed to minimise risk of erosion and
landslides.
Engineering and site works
Solution: ✓ Acceptable Solution Amended by Council: August 2011
A/S Alternative Solution Current as at: August 2012
N/A Not applicable to this proposal
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O14 Development is sited and designed to— S14.1 Works, including roads, driveways, A/S Complies with O14
fences, sewer lines and other
a) provide adequate separation distance infrastructure— The development footprint has been designed in
between the vegetation to be protected and order to minimise impacts on significant vegetation.
the development to avoid disturbing, a) do not transect areas of The footprint is not fragmenting vegetation or
destabilising and deoxygenating any tree or vegetation; or habitats for significant flora and fauna species and
altering the drainage; does not create a barrier for faunal movement.
b) are co-located within a
b) avoid traversing or fragmenting vegetation combined utility corridor; and
or habitats for significant flora and fauna
species; and c) provide for fauna underpasses,
speed reduction devices and
c) avoid creating barriers to faunal movement. associated fencing, lighting and
warning signs, where
appropriate;
AND
S14.2 Development within or adjacent to
areas of vegetation, incorporate
fauna friendly fences;
AND
S14.3 Vegetation is protected from
interference resulting from clearing
or construction activities by—
a) clearly marking vegetation to
be retained with flagging tape;
b) installing protective fencing
around the dripline of the
vegetation and avoid filling and
excavation in these fenced
areas; and
c) ensuring stock piling, storage
and vehicle parking occur
outside the identified
vegetation areas;
Solution: ✓ Acceptable Solution Amended by Council: August 2011
A/S Alternative Solution Current as at: August 2012
N/A Not applicable to this proposal
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AND
S14.4 Low impact construction
techniques are used around
vegetation to minimize interference
with the vegetation.
Filling and excavation
O15 Vegetation is not adversely impacted upon by No solution provided. ✓ Complies with O15
earthworks and changes to the hydrological
regime, including changes to ground water Proposal will comply.
levels, flooding levels, run-off and tidal
hydraulics.
Vegetation management
Replanting and rehabilitation
O16 Vegetation is enhanced through the following S16.1 Landscaping complements and ✓ Complies with S16.1
measures: supports important habitats by—
Native plants of local origin will be used in any
a) siting landscaped areas to complement and a) utilising native plants of local landscaping and enhancement of vegetation so as to
enhance existing vegetation; origin; help the development fit in with the rural locality.
b) removal of all species likely to displace b) utilising suitable plant species
native flora species or degrade fauna identified in PSP3 –
habitat; Landscaping Plants and
Guidelines;
c) replanting and rehabilitating15 degraded
habitat; and c) replicating adjacent remnant
habitats, including understorey
d) replacing any vegetation removed with vegetation;
suitable replacement vegetation of local
origin. d) creating or enhancing linkages
between existing habitats;
e) avoiding the use of
Undesirable Plant Species
listed in Table 9.1 of PSP3
Landscaping Plants and
Solution: ✓ Acceptable Solution Amended by Council: August 2011
A/S Alternative Solution Current as at: August 2012
N/A Not applicable to this proposal
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Guidelines; and
f) planting riparian zones to filter
stormwater run-off and provide
for wildlife habitat;
AND
S16.2 Vegetation removed is replaced ✓ Complies with S16.2
with—
Any vegetation removed will be replaced with the
a) the equivalent number of trees equivalent number of plants or more.
or plants of local origin; or
b) twice the number of trees or
plants of local origin.
Fire management
O17 Fire management measures are adopted based No solution provided ✓ Complies with O17
on ecological principles, which—
Fire management practices have considered
a) maintain and enhance biodiversity; biodiversity principles, minimising the amount of
vegetation necessary to be cleared.
b) minimise threat of fire to the natural
environment, life and property; and
c) provide for effective use and maintenance
of buildings and structures.
Solution: ✓ Acceptable Solution Amended by Council: August 2011
A/S Alternative Solution Current as at: August 2012
N/A Not applicable to this proposal
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