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Appendix C - Eastern Beaches Locality Code (2) · 132007.2446.03
Attached to the e-mail Other Change application (Extension of Existing Visitor Hostel - 21 Beds) - 132007.2446.03.
Proposal Report: Other Change to a Development Approval for Visitor Accommodation Type 4 Conventional (hostel accommodation) over Lot
163 on RP897370 and Lot 164 on RP94566 and located at 102 and 106 Pacific Avenue, Sunshine Beach
Annexure C : Eastern Beaches Locality Code
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Proposal Report: Other Change to a Development Approval for Visitor Accommodation Type 4 Conventional (hostel accommodation) over Lot
163 on RP897370 and Lot 164 on RP94566 and located at 102 and 106 Pacific Avenue, Sunshine Beach
Division 15—Specific Outcomes and Probable Solutions for the Eastern Beaches Locality
Table 7.11
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
7.8 Effects of use
Amenity
O1 Uses are located, designed and operated to No solution provided. Complies – proposal involves renovating an
avoid significant adverse changes to the light, air existing single storied unit complex and
quality, noise, accessibility or other conditions combining it with the adjoining hostel to the
enjoyed by users of associated, adjoining or south. The expansion and use is consistent with
nearby uses. the adjoining approved hostel and maintains the
existing built form.
Character and function of the David Low Way
O2 The vegetated character of the David Low No solution provided Existing vegetation to be maintained where
Way is protected and new development possible.
recognises and protects the function, capacity
and efficiency of the David Low Way as the
major north-south link throughout the coastal
part of the Shire.
7.9 Built form
Density
O3 The density of development within the site No solution provided The proposal is of a density which is considered
area— compatible with the adjoining visitor hostel
a) is compatible with surrounding development; density of Lot 163 on RP897370. The retention
and of the existing building form on site ensures the
b) does not exceed— built form is compatible with the surrounding
area.
- i. for the Detached Housing Zone and the Rural
Settlement Zone — 1 Detached house per lot
with the exception of Lot 163 on RP897370,
Pacific Avenue, Sunshine Beach which has an
allowable population density of 320 persons per
hectare exclusively for the purpose of a visitor
hostel;
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native vegetation and
natural landforms.
Height
O4 Buildings and other structures— S4.1 Buildings and other structures Complies - 1 storey and 3.78 metres.
a) are low rise and present a building height have a maximum height of —
consistent with structures on adjoining and
surrounding premises; e) 8m.
b) have a maximum building height of—
iii .For any other zone—2 storeys;
c) do not visually dominate the street,
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding premises
including privacy, views and access to sunlight;
e) respect the scale of the dune and coastal
vegetation; and
Setbacks
O5 Buildings and other structures are S5.1 Buildings and structures Noosa Plan Proposal
appropriately designed and sited to— comply with the minimum building Frontage—6m for 2 4.5 to open carport
a) provide amenity for users of the premises as setbacks identified in Schedule 1 - storey buildings;
well as preserve the visual and acoustic Minimum Boundary Setbacks. Side boundaries—
privacy of adjoining and nearby properties; 1.5 metres up to 4.5 3 m to side
b) provide adequate distance from adjoining metres in height boundaries
uses;
c) preserve any existing vegetation that will Rear boundary—6m 5.0 metres to
buffer the proposed building; facade
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Proposal Report: Other Change to a Development Approval for Visitor Accommodation Type 4 Conventional (hostel accommodation) over Lot
163 on RP897370 and Lot 164 on RP94566 and located at 102 and 106 Pacific Avenue, Sunshine Beach
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
d) allow for landscaping to be provided between Existing building does not comply with front and
buildings; rear setbacks. The incorporation of the adjoining
e) maintain the visual continuity and pattern of site into the hostel enables the retention of the
buildings and landscape elements within street; existing building on site and effectively encloses
and the common areas of the hostel. The use of the
f) protect the natural character and visual existing building allows for the retention of the
amenity of the beachfront.. existing setbacks and vegetation on site.
The existing carport configuration whilst not
meeting the 6.0 metre setback is low set and
has limited visual impact on the streetscape.
The applicant also proposes to convert two of
the carports to covered communal recreation
areas as well as extending the existing garden
and fencing to the Pacific Avenue frontage which
will provide additional soft landscaping to the
streetscape and remove part of the existing
hardstand across the frontage. These works will
improve the presentation to the street.
Site cover, gross floor area and plot ratio
O6 The site cover, gross floor area and plot ratio No solution provided The single storied unit development is of a scale
of buildings and other roofed structures— that is similar to the surrounding development in
a) results in a building scale that is compatible the area.
with surrounding development;
b) does not present an appearance of excessive
bulk to adjacent properties, roads or other areas
in the vicinity of the site;
c) maximises the retention of existing vegetation
and allows soft landscaping between buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management and
vehicular access.
O7 Site cover does not exceed— The existing unit on 106 Pacific Avenue have a
c) for the Detached Housing Zone–40%; site cover of 40% which is consistent with
scheme provisions.
O9 For Multiple housing Type 3 or 4, Visitor The Noosa Plan details a maximum gross floor
accommodation Type 4 or the accommodation area of 132m2 for the site based on a three
unit component of an Entertainment and dining bedroom house. The existing units and
business Type 3 (hotel)—the maximum gross extension is approximately 154m2 in area which
floor area is equivalent to the maximum slightly exceeds the stipulated area however
allowable population density in persons when combined with the adjoining site will
multiplied by 40m2 , provided that Lots 75-77 on comply with gross floor area requirements.
P9311 Heron Street, Peregian Beach, have a
maximum gross floor area of 1,200m2
O10
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Proposal Report: Other Change to a Development Approval for Visitor Accommodation Type 4 Conventional (hostel accommodation) over Lot
163 on RP897370 and Lot 164 on RP94566 and located at 102 and 106 Pacific Avenue, Sunshine Beach
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
Flooding and drainage1
O11 Not applicable.
Roof form
O12 Roof forms— S12.1 The main roof of the building Existing building to be retained and existing roof
a) contribute positively to the local skyline; has a roof pitch no less than 5 line maintained.
b) complement the beachside character of the degrees and has minimum 600mm
locality; eaves to at least 75% of the
c) use soft and articulated pitched or curved perimeter of the building; AND Complies – no roof top terraces are proposed.
roof forms; S12.2 Buildings and structures do not
d) avoid low pitched (eg. less than 5 degrees) include roof top terraces.
or box profiles/parapets; and
e) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Sloping sites
O13 Development on sloping sites— S13.1 Buildings and associated Not applicable
a) is responsive to the natural topography of the accessways are not constructed on
site and minimises cut and fill; land with a slope greater than 1 in 4
b) does not visually dominate the hill slope or (25%); AND
interrupt the skyline; S13.2 Buildings are of split level
c) is integrated with the natural site design that step down the slope or
characteristics including vegetation; and have suspended floor construction;
d) for Multiple housing, takes the form of small AND
separate buildings. S13.3 Cut or fill is less than 2m in
depth; AND
S13.4 The distance between the
ground and the lowest part of the
floor of the building does not exceed
3m to avoid large under-building
areas; AND
S13.5 Buildings present no more
than—
a) if in the Visitor Mixed Use Zone –
3 storeys at any one point when
viewed from the street; or
b) if in any other Zone - 2 storeys at
any one point when viewed from the
street
Entrance statement
Not applicable.
7.1 Environment, Conservation and Recreation
7.2
Environment and cultural heritage values
O14 There are no significant adverse effects on No solution provided Not applicable.
biodiversity, natural vegetation, native fauna
habitat, landscape quality, water quality or Advisory note
cultural heritage values, including those related PSP24 – Effluent Disposal
to— details requirements for the
a) changes to natural drainage; design and siting of effluent
b) changes to natural coastal processes; disposal systems where located
c) disturbance of the dune system and outside a sewerage service
wetland system; area. Compliance with PSP24
d) management of landslide and fire risk; will be considered as part of
e) erosion and the transport of sediments off Council’s assessment of the
site; plumbing and drainage
f) unmanaged public access; application.
g) effluent disposal2;
h) changes to fauna habitat and behaviour;
and
1
Council has mapping of minimum floor levels and flood levels and flood modelling for some parts of the Shire. Contact the Land
Development Section of Noosa Shire Council.
2
Council may request additional information on the proposed method of effluent disposal to ensure the nature of the development is
compatible with environmental values. Refer to PSP1 – Information Council May Request.
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Proposal Report: Other Change to a Development Approval for Visitor Accommodation Type 4 Conventional (hostel accommodation) over Lot
163 on RP897370 and Lot 164 on RP94566 and located at 102 and 106 Pacific Avenue, Sunshine Beach
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
i) disturbance of buildings and features,
including natural features of cultural
heritage significance.
Open space network
016 An integrated open space network is S16.1 Open space corridors and Not applicable.
established, enhanced and protected throughout existing native vegetation in areas
the locality to— indicated in Schedule 5 – Map 4 are
a) provide for both passive and active protected from fragmentation and
recreational pursuits; encroachment by development.
b) provide connectivity for pedestrians and
cyclists,
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development.
Pedestrian and bicycle pathways
O16 Safe and convenient pedestrian and bicycle S17.1 Pedestrian and bicycle Existing bikeway across frontage.
pathways are provided and retained between pathways are provided and retained
and throughout key destinations including— where indicated in Schedule 5 – Map
a) an east-west link between the beach and 2; AND
the northern end of Lake Weyba via S17.2 Contributions toward a
Burgess Creek; Pathways Network are provided in
b) a north-south link between the Noosa accordance with PSP20.
National Park to the north of the locality
and the Shire boundary near Peregian
Beach; and
c) links within and around Sunrise and
Sunshine Beach linking business and
community uses with residential
development.
Beach access points
O17 Access points to the sensitive foredune No solution provided Not applicable.
systems are defined and controlled by the
establishment of key access nodes which are
designed and sited having regard to the potential
adverse impacts on—
a) visual amenity;
b) dune stability;
c) natural habitat; and
d) water quality; AND
O18 Access to the foredune system and
beachfront is via formalised communal beach
accesses, rather than individual informal tracks
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