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Appendix 7 - Planning Scheme CodeResponses
Attached to the e-mail Development Application Appendices 4,5,6 & 7 (2 of 2) MCU16/0112 & OPW16/0209.
11.6 Noosaville Locality Code
The following provisions are relevant to the development
Overall Outcomes Response
a) New uses and works are located, designed and managed to—
i) be compatible with other uses and works; i) The proposed development is compatible and in character with established
ii) maintain the safety of people and works; uses on adjacent land and considered a consistent use within this zone;
iii) avoid significant adverse impacts on the amenity enjoyed by users of ii) the design considers safety for staff and visitors to the site through clearly
other premises, including acoustic and visual qualities; and delineated movement areas;
iv) avoid significant adverse effects on the natural environment, including iii) the premises incorporates high visual elements into the building design and
native habitat removal, fragmentation and attrition; finish. Other design elements consider mitigation measures for potential noise
impacts; and
iv) the location of the development is unlikely to generate impacts on significant
environmental values associated with the area.
b) Development is consistent with the Priority Infrastructure Plan in Part 15. Development is consistent with applicable PIP
c) Noosaville retains its role as a focus for visitor accommodation and services in The proposed development has the potential to provide a service to visitors to the
the Shire; Noosaville area.
j) Business centres are significant employment nodes and are serviced by public The proposed development will contribute to employment within the Shire
transport;
w) For the Shire Business Centre Zone—the Shire Business Centre—
i ) is a Major Activity Centre for the purposes of the SEQ Regional Plan, i) The proposed development is suitably located within the Shire Business Centre
and the principle business centre for Noosa, servicing Noosa-wide and capitalises on the opportunities of the zone.
business and employment needs by providing for a range of Business
Uses as well as administrative, community, and open space functions;
ii) is a multi-function employment node forming the major focus of
employment growth in the coastal area of Noosa;
iii) follows a logical sequencing of development consistent with the needs
of the community that is dependent on the—
a) timing and construction of the external and internal road
systems, including Walter Hay Drive;
b) dedication of a substantial area of open space; and
c) development of a substantive amount of non-retailing
development for employment opportunities beyond Retail
business;
iv) is developed at a low scale and density with distinctive and unique iv) The development is of suitable size and scale appropriate to the intended use
design elements, determined by the setting and recognisable as a Noosa and for the locality.
development;
v) comprises buildings of low rise form separated by attractive and low v) The development proposes a high standard of landscaping design.
key informal spaces that are integrated with landscaping and open space
areas;
vi) has an outdoor focus, particularly for Retail business uses, office uses vi) There is an outdoor area provided for the comfort of visitors to the Tasting
and Community Uses; Room.
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
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viii) provides visual and physical connectivity across and throughout the viii) The building has design features to soften it appearance as an industrial
site; building
x) retains development capacity within the Shire Business Centre in the x) The proposed development will contribute to local employment opportunities.
longer term to take advantage of potential new employment opportunities;
xi) is developed into precincts, as depicted on Schedule 4 - Shire xi) The site is located in Employment Precinct E4
Business Centre Map, which include a dynamic mix of development with
an appropriate integration of uses within each, including—
a) Business Precincts (B1-B2), which provide for the highest
order of retail development in Noosa and comprises the retail
core of the Shire Business Centre site, with associated car
parking generally located with Precinct B2;
b) Precinct B3, which provides for showroom and office
development;
c) Employment Precincts (E1-E7) for future employment growth,
which include 3 precincts (E1, E2, E3) with preferred themes to
allow these precincts to take advantage of new employment
opportunities;
d) a civic area located within Precinct E1, which provides for a
range of civic uses and functions;
e) an inter-regional transit facility in Precinct E6;
f) a Residential Precinct (RES), which provides residential
support accommodation to the other key precincts; and
g) a Minor Recreation/Minor Mixed Use/Open Space Precinct
(REC/MU), developed for the purposes of a minor recreation use
or minor mixed-use development;
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 3
Division 17—Specific Outcomes and Probable Solutions for the Noosaville Locality
Table 11.13
Column 1 Column 2 Response
Specific Outcomes Probable Solutions (if code assessable)
11.9 Effects of Use
Amenity
O1 Uses are located, designed and operated to No solution provided The proposed industrial use as a brewery does have
avoid significant adverse changes to the light, air potential for noise and odour impacts. It is suitably
quality, noise, accessibility or other conditions located within an employment precinct of the Shire
enjoyed by users of associated, adjoining or nearby Business Centre and adjacent to the established
uses. industrial area associated with Rene Street in
Noosaville. There is adequate separation distances
to existing and future sensitive receptors (such as
residential uses).
Noise and odour impacts have been considered both
in design and selection of brewery equipment and
the building design. A noise and odour assessment
has been undertaken – refer to Appendix 4
Major Road Network
O2 Through traffic in Noosaville uses Gibson Road No solution provided N/A
or Eenie Creek Road, ensuring the visual amenity of
Gympie Terrace is protected with a consequent
enhancement of visitor and recreation opportunities
and benefit to businesses along Gympie Terrace.
Visual amenity
O3 The visual amenity and character surrounding the No solution provided Complies – the development site has road frontage
major road network is protected and enhances the to Rene Street and does not impact directly on the
recognisable entrance to Noosaville through— major road network.
a) retaining and enhancing the visual and physical
separation of Noosaville from other localities; and
b) ensuring development does not encroach upon
existing native vegetation along the road frontage
other than for accessways.
11.10 Built form
Density
O7 The density of development within the site area— No solution provided The proposed building complies with site cover
a) is compatible with surrounding development; provisions of 0.6 – the building has an approximate
gross floor area of 1,700m² and the site is 4,000m².
Height Performance based solution
O8 Buildings and other structures— S8.1 Buildings and other structures have a maximum The maximum building height of the proposed shed
a) are low rise and have a visual bulk and an building height of— is 10 metres. The building needs to be this height to
architectural scale consistent with structures on d) if in the Shire Business Centre Zone –8m, except accommodate the brewing equipment.
adjoining or nearby land; in Precinct E1 or E2 where 12m or in Precinct
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 4
b) iii. for the Shire Business Centre Zone– 2 storeys, REC/MU where 6m; Please note: the proposed planning scheme
except in Precinct E1 and E2 where 3 storeys and e) in all other zones—8m. amendments have increased the maximum building
Precinct REC/MU where 1 storey; and height in this zone to 10 metres.
iv. for all other zones— 2 storeys; Articulation, parapets and awnings are incorporated
c) do not visually dominate the street or surrounding into the building design.
spaces;
d) preserve the amenity of surrounding land;
e) ensure that development responds to the site
topography; and
f) are well articulated with strong horizontal and
vertical design elements to provide an interesting
streetscape and to complement landform changes
and landscapes.
Setbacks
O9 Buildings and other structures are appropriately S9.1 Buildings and structures comply with the Building setback approximately 20 metres from
designed and sited to— setbacks identified in Schedule 1 - Minimum primary road frontage.
a) provide amenity for users of the premises as well Boundary Setbacks.
as preserve the visual and acoustic amenity of The adjoining land parcels are zoned industrial
adjoining and nearby properties; Frontage— therefore no setbacks apply to side boundaries. The
b) provide adequate distance from adjoining land a) 6m for primary road frontage; and building is setback 1.0 metre to the southern side
uses; b) 4.5m for secondary road frontages (where the boundary and approximately 14 metres from the
c) allow space for required vehicle parking; premises has frontage to more than 1 road) northern side boundary.
d) preserve any existing vegetation that will buffer the
proposed building; Other boundaries—
e) allow for landscaping to be provided between a) Standard—3m;
buildings;
f) maintain the visual continuity and pattern of b) Exceptions—
buildings and landscape elements within the street; i) 6m from boundaries that adjoin land in the Rural
g) avoid large areas of continuous wall planes by Settlement Zone;
varying the building setbacks and using appropriate ii) 10m from boundaries that adjoin land in a
techniques to provide visual relief; and residential zone; or
h) help protect the natural character and visual iii) No setback for boundaries that adjoin land in the
amenity of the Noosa River system and other Industry Zone
watercourses.
Site cover, gross floor area and plot ratio
O10 The site cover, gross floor area and plot ratio of No solution provided The proposed building complies with the maximum
buildings and other roofed structures— site cover of 0.6 for the zone. The building size is
a) results in a building scale that is compatible with comparable to other industrial developments on
surrounding development; adjoining properties.
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in the Existing landscaping retained at frontage of property.
vicinity of the site;
c) maximises the retention of existing vegetation and Proposed development includes bioretention areas
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 5
allows for soft landscaping between buildings; for stormwater treatment and vehicle manoeuvring
d) allows for adequate area at ground level for and parking areas.
outdoor recreation, entertainment, clothes drying and
other site facilities; and
e) facilitates onsite stormwater management and
vehicular access.
O11 Site cover— Site cover equates to 0.375
O16 Within the Shire Business Centre Zone, the
maximum plot ratio for development within the
following precincts is —
f) Precinct E4- 0.6;
Flooding and drainage
O17 Buildings and other works are designed and S17.1 For new buildings or structures or additions of N/A – industrial use does not include habitable rooms
sited to— more than 50m2 gross floor area to an existing
a) provide flood free access to premises and flood building or structure, floor levels for habitable rooms
free habitable areas; are not less than the specified minimum floor levels;
b) allow only minor, short term and infrequent AND
flooding of non-habitable areas;
c) ensure carparking areas can be adequately S17.2 Where Council infrastructure is available— Stormwater discharges to existing Council
drained; a) any drainage (including buildings and yards) flows stormwater network.
d) ensure drainage does not adversely impact upon to that infrastructure; and
other premises; and b) the infrastructure has the capacity to accept any
e) ensure filling or excavation does not adversely additional loading;
impact upon other premises by—
i. causing ponding on the site or nearby land; S17.4 Car parking and maneuvering areas are Car parking areas at ground level.
ii. increasing flooding, which adversely affects the constructed at a level that permits the parking area to
safety or use of any land upstream and downstream; drain from the site by gravity means, without the
and need for mechanical pumping;
iii. adversely affecting the flow of water in any
overland flow path.
Division 24—Specific Outcomes and Probable Solutions for the Shire Business Centre Zone
Table 11.21
Column 1 Column 2 Response
Specific Outcomes Probable Solutions (if code assessable)
11.37 Consistent uses
O88 The following defined uses and use classes are The proposed development is a type 2 industrial use
consistent uses and are located in the Shire No solution provided
Business Centre Zone—
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 6
d) Industrial business Types 1 or 2 if located in
Precinct E4 or E5;
11.42 Built form
Streetscape & character
O104 Buildings and structures are sited and S104.1 Ground level shops provide a minimum 50% The tasting room is located at the front of the building
designed to— glazing to the shop front to create active building
a) provide for a consistent building alignment fronting fronts.
the street and public spaces;
b) present a high quality streetscape incorporating
consistent built elements that define the street and
public spaces as well as create human scale and
visual interest;
c) be consistent with the bulk and scale of buildings
on adjoining and nearby land;
d) contribute to their setting including the skyline;
e) present subtle changes in colours, textures and
materials to break up the building façades;
f) integrate signage with the building design;
g) integrate landscaping into the building design and
car parking areas; and
h) retain and provide areas for outdoor dining and
meeting opportunities on the ground level.
11.44 Employment Precincts
Employment Precincts E4 and E5
O145 Development provides for the expansion of the No solution provided Proposed development is consistent with the
Noosaville Industrial Estate; expansion of established industrial development
AND associated with Rene Street.
O146 Development in Precincts E4 and E5 The primary use of the development is industrial
recognises the role these precincts play in linking the however it includes an ancillary and complimentary
Noosaville Industrial Estate to the Business Uses food and beverage use (comprising 100m²) where
and open space functions within the Shire Business liquor produced on site is available for sale.
Centre site;
AND The use is suitably located within the Shire Business
Centre to leverage from the Noosa Civic centre.
O147 The nature, design and operation of any use in
Precinct E4 and E5 is compatible and has strong Existing pedestrian access remains and all required
relationships with development in other precincts, in vehicles parking is provided on site.
particular, Business Uses in Precinct B3;
AND
O148 Development has strong pedestrian and
bikeway connectivity with Precinct B1 and B3;
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 7
AND
O149 Vehicular parking is provided on-site;
AND
O150 Development complies with the Specific
Outcomes for the Industrial Zone within this locality.
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 8
Overall outcomes for the Driveways and Carparking Code
Overall Outcomes Response
a) Safe and reasonable access to and from vehicle accommodation and standing Existing site accesses are incorporated into the development.
areas within a property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected; As far as possible, pedestrian access is separated from the majority of vehicle
parking and circulation areas.
c) Development reduces the reliance on private vehicles and promotes public and Secure bicycle storage for employees and visitors will be available.
non-motorised transport options;
d) Carparking spaces and the associated manoeuvring areas provided are Car park areas have been designed in accordance with Australian Standards and
designed to be safe and functional and meet the reasonable requirements of the engineering standards.
particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, SRV, MR, HR, WCV and AV service vehicles are accommodated on site.
access and manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking; All car parking requirements for the development provided on site.
g) Vehicular access does not impact adversely upon existing landscaping or Existing landscaping is retained.
native vegetation.
Table 14-49 — Driveways
Column 1 Column 2 Response
Specific Outcomes Probable Solutions (if code assessable)
14.113 General
O1 Vehicular access does not adversely impact on S1.1 Vehicular access is located and designed in Vehicle access and road crossings existing and
safety, capacity and operations of the existing or accordance with AUSTROADS-Guide to Traffic incorporated into the development.
planned road network, the proposed driveway, Engineering Practice requirements for sight distance
cycleways or pedestrian pathway systems and Section 3 of AS2890.1 Parking Facilities;
AND 22
S1.2 Only one footpath crossing is provided ;
AND
S1.3 Driveways, other than within any setback have
a maximum grade in accordance with Section 3 of
AS/NZS 2890.1
O2 Driveways and crossovers—
a) are suitable and safe for their intended use; and S2.1 Design of the driveway across the footpath is in Driveways and crossings existing and incorporated
b) match Council infrastructure. accordance with Council’s Standard Drawings 9002 into the development.
or 9005 as appropriate for the particular type of
development as annotated on the drawings;
AND
S2.2 Driveways are designed and constructed in
accordance with Council Standard Drawings 9014,
9019, 9020, 9021, as appropriate for the particular
type of development as annotated on the drawings;
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 9
AND
S2.3 The change in grades in the driveways and
ramps is in accordance with Section 3 of AS2890.1
Parking Facilities.
O3 In commercial zoned areas, the number of S3.1 Design of multi-tenanted developments in Driveways and crossings existing and incorporated
driveways across pedestrian footpaths is minimised. commercial zoned areas include shared driveways into the development.
and parking areas;
AND
S3.2 Driveways are located so they abut existing
driveways of adjoining development where
practicable and reciprocal easements are created to
reduce the sealed driveway width.
O4 Vehicular access does not adversely impact on S4.1 Footpath and kerb crossings are located clear Driveways and crossings existing and incorporated
the capacity, operations and maintenance of the of existing stormwater inlet structures, water and into the development.
existing infrastructure; sewerage infrastructure fittings, any other exiting
utility infrastructure, existing landscaping and Existing landscaping retained as part of the
AND vegetation. development.
O5 Vehicular access does not adversely impact on S5.1 No solution provided
the integrity of existing landscaping or native
vegetation.
O6 Driveway run-off is filtered prior to leaving the S6.1 For— Bioretention areas have been designed as part of the
premises. a) Ancillary dwelling unit, Multiple housing Types development.
1 or 2 if less than 5 carparking spaces, Visitor
accommodation Type 1 and Home-based
business Type 3—the driveway is formed to drain to
landscaped areas; and
b) for other uses—grease and oil arrestors or
stormwater quality improvement devices are
incorporated into the design to treat run-off prior to
run-off exiting from the premises.
Table 14-50 — Carparking and manoeuvring
14.114 Carpark design and layout
O7 Sufficient carparking is provided to accommodate S7.1 The number of parking and loading bays is not Parking provided in accordance with planning
the number and type of vehicles likely to be less than the minimum number specified in Table 14- scheme provisions – refer to Section 3.2.7 of the
generated by the development having regard to the 51 Vehicle Parking Requirements; Planning Report.
specifics of the use including—
a) the type and intensity of land use;
b) any existing parking available on the site;
c) hours of operation;
d) likely numbers of users;
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 10
e) the peak parking demand periods of uses on the
site; and
f) the availability of alternative carparking.
O8 The layout of the development provides S8.1 Parking bays, manoeuvring areas, queuing Delivery and service vehicles accommodated on site
adequate, clearly defined and easily accessible— areas, loading, setdown and pickup areas and in accordance with planning scheme provisions –
a) on-site vehicle parking and manoeuvring areas; driveways are designed to the standards set out in refer to Section 3.2.7 of the Planning Report.
and Sections 2 and 3 of Australian Standard AS 2890.1
b) loading and manoeuvring areas for delivery and Parking Facilities (Part 1: Off-street Carparking) and Refer also to Appendix 5 – Engineering Design
service vehicles AS 2890.2 – Off-street Parking (Part 2: Commercial drawings, specifically Vehicle Maneouvring Plans,
Vehicles); Dwg No 26232-OW5
AND
S8.2 The number of loading bays is not less than the
minimum number specified in Table 14-51.
O9 Parking areas are located where they will not S9.1 Carparking areas are accessed from rear Visitor parks located at front of building with majority
unduly conflict with pedestrians and will not dominate laneways where practicable. of staff car parks located along side of property.
the streetscape.
O10 Provision is made for a reasonable number of S10.1 Carparking spaces are provided for people Disabled car park provided near entrance – refer to
on site carparking spaces identified and reserved for with disabilities at the rate specified in Section 2.4.5 site plan.
people with disabilities. of AS 2890.1 – Parking Facilities (Part 1: Off-street
Carparking).
O11 Access and egress points do not impact on the S11.1 Vehicle manoeuvring areas are provided in Refer to Appendix 5 – Engineering Design
safety and operations of the road system. accordance with Section 3 of AS 2890.1 Parking drawings, specifically Vehicle Maneouvring Plans,
Facilities (Part 1: Off-street Carparking) so vehicles Dwg No 26232-OW5
enter and leave the site in a forward gear.
O12 Parking areas are designed to - S12.1 At locations where pedestrian and vehicle Driveway access and pedestrian path existing.
a) provide a progressive reduction in speed between conflicts are likely to occur –
the external road and internal parking spaces; a) sight distances of at least 2.5 seconds of travel
b) ensure lower speeds near areas of high time at the designated speed are provided;
pedestrian activity through the use of appropriate b) splayed corners on structures are incorporated;
road geometry or devices designed to limit speed; c) landscaping is designed to allow clear views;
and d) sign placement ensures that views are not
c) maintain sight distances which are appropriate for impeded;
the likely operating speeds in all areas of potential
pedestrian/vehicle and vehicle/vehicle conflict;
O13 A clearly defined pedestrian network is provided S13.1 In large open car parks with greater than 200
that – car parking spaces, a pedestrian path between
a) is located in areas where people will choose to parking spaces is provided on every second aisle;
walk;
b) ensures that pedestrian movement through car
parking areas or structures are along aisles rather
than across them;
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 11
O14 Provision is made for pedestrian and vehicular S14.1 No probable solution identified;
queues at conflict points;
O15 Parking areas are lit to provide security for S15.1 Lighting is provided in accordance with
night-time users. Australian Standard 1158.1:1997 - Road Lighting -
Vehicular Traffic (Category V) Lighting - Performance
Installation and Design Requirements.
O16 In mixed use areas of Business centres S16.1 Resident carparking is limited to one space Not applicable
residents do not compete with customers for per dwelling unit or accommodation unit.
carparking spaces. AND
S16.2 Resident carparking is not located in the road
reserve or between the residential or business
building and the principal street frontage.
O17 Car parking areas are landscaped to— No solution provided Landscaping provided to car park areas for shade,
a) provide shade; bioretention and provides some visual buffering.
b) maximise infiltration of stormwater run-off;
c) define parking areas;
d) reduce direct visibility of car parking areas from
external viewpoints;
e) soften views of hardstand areas
O18 Development with the potential to generate No solution provided Car parking for visitors to tasting room provided at
significant traffic and parking impacts gives front of building.
appropriate consideration to transport and land use
issues
Motor Cycles & Motor Scooters
O19 Designated Motor cycle or motor scooter S19.1 For Commercial businesses, Entertainment & Motorcycle parking provided – refer to site plan.
parking spaces reduce the reliance on cars. dining business, Industrial business Types 1 and 2,
Retail business Types 2, 4, 5, 6 and 7, Education
Types 1 and 2, Open Space, Wellbeing Uses and
Transport Types 1, 2, 3 and 4 motor cycle parking
spaces accord with Planning Scheme Policy PSP26
Motor Cycle & Motor Scooter Parking
O20 Carparks are designed to ensure run-off is S20.1 Grease and oil arrestors or stormwater quality Bioretention areas incorporated into car park areas.
treated to remove pollutants prior to leaving the improvement devices are incorporated into the
premises. design to treat run-off prior to it leaving the premises.
O21 Carparking areas are designed to ensure No solution provided Car park area free drains to stormwater system.
drainage without the use of pumps or other electrical
apparatus.
O22 Site layout and building design provides for soft S22.1 Below ground components of buildings, No below ground components.
landscaping to be established. including car parks, do not extend beyond the above
ground footprint to allow for the provision of
landscaping, particularly within building setbacks.
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 12
Column 1 Column 2
Use Vehicle parking requirements
Type 2 Production, alteration, repackaging & 1 space per 30m2, or part thereof, of use area, for Complies – refer to Section 3.2.7 of the planning
repairing areas up to 150m2; report.
AND
1 space per 50m2, or part thereof, of use area, for
areas up to 500m2;
AND Delivery and service vehicles accommodated on site
1 space per 100m2, or part thereof, of use area in in accordance with planning scheme provisions –
excess of 500m2; refer to Section 3.2.7 of the Planning Report.
AND
a) for sites 1000m2 - 1999m2 a loading bay for a Refer also to Appendix 5 – Engineering Design
single unit truck of 12m x 3.6m; or drawings, specifically Vehicle Maneouvring Plans,
b) for sites 2000m2 - 3999m2 a loading bay for a Dwg No 26232-OW5
semi-trailer of 15m x 3.6m; or
c) for sites 4000m2 or more a loading bay for a semi-
trailer of 15m x 3.6m and on-site manoeuvring for
semi-trailer
Type 1 Food & Beverages 1 space per 10m2, or part thereof, of use area and Complies – refer to Section 3.2.7 of the planning
outdoor dining area (excluding kitchen and food report.
storage areas) on the property except where located
within the Business Centre Zone, Neighbourhood
Centre Zone or Village Mix Zone where 1 space per
20m2 applies.
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 13
Overall Outcomes for the Landscaping Code
Overall Outcomes Response
a) retains, reinforces and enhances the natural landscape character of the site, Preferred endemic native species included in design.
streetscape and locality;
b) retains existing vegetation and other natural features for their ecological, Exiting landscaping retained.
aesthetic and cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian Not applicable.
zones to protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient Bioretention incorporated as part of the landscaping.
infiltration of stormwater;
e) enables the establishment of appropriate plantings that are of a scale and Species and varieties included to suit development and site opportunities.
density commensurate with building height, bulk and scale to buffer development
and conflicting land uses;
f) enhances privacy between dwelling units and accommodation units; Not applicable.
g) accommodates the outdoor recreation needs of dwelling occupants; and Not applicable.
h) provides adequate vegetation treatment to steep slopes and unstable Not applicable.
landforms.
Table 14-55 — Landscaping
Column 1 Column 2 Response
Specific Outcomes Probable Solutions (if code assessable)
14.134 General requirements
Streetscape and amenity
O1 Sufficient landscaped areas are provided to— S1.1 Landscaped areas, not less than the minimum Landscaping area approximately 420m² which
a) enhance the visual amenity and natural landscape areas and dimensions specified in Tables 14-56 or equates to 10.5%
character of the area, streetscape and local area; 14-57, are provided and maintained;
b) retain natural landscape features, such as rock AND Refer to Appendix 6 – Landscaping Plans
outcrops and existing large trees; S1.2 Landscaping is designed, planted and
c) retain existing native vegetation and enhance maintained in accordance with PSP3 Landscaping
buffer areas around property boundaries; Plants and Guidelines.
d) suit the relative size and nature of the
development and its setting;
e) reduce the visual impact of large or bulky
structures and fencing along watercourses; and
f) conceal service, carparking and loading areas of
developments;
g) screen incompatible land uses; and
h) provide privacy between any dwelling units and
accommodation units on and adjoining the site to a
height and density appropriate to the scale of the
development.
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 14
Building and landscape design
O2 Site layout and building and landscape design— S2.1 Below ground components of buildings do not No below ground components.
a) provides for soft landscaping to be established in extend beyond the above ground footprint to allow for
and around the development; landscaping particularly within building setback
b) maximises the retention of large canopy trees; areas;
c) within the Eastern Beaches Locality and Noosa AND
Heads Locality, avoids the removal of heath S2.2 Basement carparks do not encroach into No basement car parks.
vegetation, except where required for internal roads building setback areas;
and service and infrastructure construction; AND
d) minimises the extent of impervious paved areas; S2.3 Plants are grouped in mulched beds rather than Refer to Appendix 6 – Landscaping Plans
e) provides for suitable plant layouts and densities; planted individually to provide for optimum growing
f) facilitates the adoption of appropriate planting conditions and less maintenance;
techniques; and AND
g) considers on-going maintenance requirements to S2.4 These plants grouped in mulched beds are not
assure the establishment and ongoing survival of subject to any hedging maintenance regimes;
plantings. AND
S2.5 Landscaping is designed, planted and
maintained in accordance with PSP3 Landscaping
Plants and Guidelines;
AND
S2.6 Alternatives to impervious pavement are
provided and are located where landscaping and
existing vegetation will benefit from increased
infiltration of rainwater.
Species selection
O3 Landscaped areas include plant species that— S3.1 Plantings—
a) are appropriate to the biophysical conditions and a) comprise plant species identified for the relevant Refer to Appendix 6 – Landscaping Plans
landscape character of the area; landscape character area in PSP3 Landscaping
b) are suitable for the space available, the level of Plants and Guidelines; and Suitable species chosen for landscaping.
visual and climatic exposure, the functional b) avoid undesirable plant species identified in PSP3
requirements of the site and the scale of the Landscaping Plants and Guidelines;
development; OR
c) provide for appropriate levels of shade and S3.2 For landscaping around pool areas—
sunlight to occupants of the development throughout a) no more than 30% of the landscaped area is a
the year; mixture of plants of local origin and exotic plant
d) minimise the demand for water use; species, provided none of the plant species are
e) in road reserves, provide street trees with effective undesirable plants identified in PSP3 Landscaping
canopy shading having regard to the size and scale Plants and Guidelines; and
of the road reserve and the location of services and b) palms are specifically located in group plantings in
other structures; accordance with PSP3 Landscaping Plants and
f) for street trees in towns are villages, are consistent Guidelines;
with the existing streetscape character; AND
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g) do not cause potential damage to buildings or S3.3 Root guards are utilised around species with
structures; potentially invasive roots.
h) are not harmful to pedestrians, particularly around
schools, childcare centres, shopping areas and other
high pedestrian areas;
i) in intensively used environments, can endure high
levels of activity; and
j) for rural residential developments, are best suited
to less intensive maintenance and low availability of
water for gardens.
Safety and security
O4 Landscaping is designed and located to S4.1 No solution provided Landscaping generally adheres to CEPTED design
maximise the safety and security of public and principles.
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 sight distances to and from road
and building corners, carpark entrances and
driveways (see Figure 14-16);
e) maintain safe sight distances at planting bed ends
within carparks;
f) protecting solid fences from graffiti by incorporating
elements such as landscaping, creepers, murals or
vandal resistant paint; and
g) separating and defining pedestrian and vehicle
circulation routes.
O5 The provision of landscaping is to a satisfactory S5.1 Landscaping provided which allows adequate
standard ensuring that it does not lead to visibility for casual surveillance of public and semi-
opportunities for concealment and possible assault public spaces, including entrances and exits to sites
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 villages, S6.1 Street trees and trees in carparking areas
carparks and other areas where potential conflicts achieve a maximum of 900mm clear trunk height for
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
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Page 16
with vehicles and pedestrians are evident, are a 2.0m high tree at planting and are able to attain a
planted so as to maximise vehicle and pedestrian clear trunk height of 1900mm on maturity;
safety. AND
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 adequate safe S7.1 Plant species used in landscaping adjacent to Landscaping design acknowledges potential clashes
distance from services and utilities including substations, or adjacent to or on electricity with services and infrastructure.
substations, overhead powerlines, power poles and transmission line easements, are less than 4m high
transformers, street lamps, stormwater catchment at maturity and do not encroach within 3m of a
pits, and underground services and utilities. substation boundary;
OR
S7.2 For trees higher than 4m, trees are planted at a
distance from any part of an electricity transmission
line at least equal to the expected height of the tree
at maturity (see Figure 14-17);
AND
S7.3 For power lines that connect to a premises, the
height of plant species at maturity provides for a 2m
clearance below the power line; (see Figure 14-18)
AND
S7.4 Trees and large scrubs are located a minimum
of—
a) 5m from electricity poles and pillars;
b) 4m from street lamps;
c) 2m from stormwater catchment pits; and
d) 2m from underground services and utilities;
AND
S7.5 Plants are located to enable tradespersons to
access, view and inspect service meters, such 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.
Industrial Business
O20 Landscaping within industrial developments is No solution provided Existing landscaping along property frontage
designed to— retained.
a) maximise retention of existing vegetation;
b) provide planting in mulched areas at entrances, Landscaping provided around car parking areas and
along boundaries and around car parking and site along side boundaries.
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
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facilities to provide screening and shading;
c) lessen the impact of building bulk though the Mounded areas not appropriate for this site.
planting of vegetation that is in scale with the
building, and by using mounding where appropriate Refer to Appendix 6 – Landscaping Plans
(see Figure 14-25); and
d) provide outdoor areas for staff.
14.139 Carparking areas
Off street carparks
28
O28 Landscaping of carparking areas is designed S28.1 One advanced canopy tree (a minimum of Plant schedule proposed 8 advanced trees for car
to— 100 litres pot size) is provided— park area (2 x pandanus, 6 x golden penda).
a) reduced the visual impact of the development; a) in towns and villages, shopping centres or
b) provide for advanced canopy trees to shade commercial areas— for every 4 carparking spaces; Adequate mulched beds provided around each tree.
vehicles and to reduce reflected radiation; or
c) ensure canopy trees are protected from vehicle b) otherwise—for every 6 carparking spaces; Understory plants and shrubs used with tree species.
damage by providing adequate sized garden beds;
d) maximise opportunities for infiltration of rainwater AND Bioretention areas provided as part of landscaping.
2
on-site; and S28.2 A minimum area of 5m is provided around
e) minimise contaminated runoff entering the Refer to Appendix 6 – Landscaping Plans
each canopy tree, which is mulched and treated;
stormwater system and watercourse. AND
S28.3 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 watercourses;
AND
S28.5 Runoff from carparking areas is directed to
landscaped areas to minimise contaminate runoff,
including hydrocarbons, entering the stormwater
system and watercourses;
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
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 18
development.
Shire Business Centre Zone
O17 Buildings and other works are designed and Minimum area—10% of the area of any development Landscaping area approximately 420m² which
sited to— site within the relevant Precinct provided that the equates to 10.5%
a) provide flood free access to premises and flood Precinct has an overall minimum landscaped area of
29
free habitable areas; 15%. Existing landscaping along property frontage.
b) allow only minor, short term and infrequent Minimum frontage dimensions—6m width to the
flooding of non-habitable areas; internal loop road. Refer to Appendix 6 – Landscaping Plans
c) ensure carparking areas can be adequately
drained;
d) ensure drainage does not adversely impact upon
other premises; and
e) ensure filling or excavation does not adversely
impact upon other premises by—
i. causing ponding on the site or nearby land;
ii. increasing flooding, which adversely affects the
safety or use of any land upstream and downstream;
and
iii. adversely affecting the flow of water in any
overland flow path.
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 19
Overall outcomes for the Waste Management Code
Overall Outcomes Response
a) The storage, disposal and management of solid and liquid waste are Dedicated waste storage and management systems incorporated into process.
conducted in an safe and ecologically sustainable manner and without
environmental nuisance; Bin storage area provided.
b) The on-site storage of waste does not create environmental nuisance or visual Construction waste to be managed appropriately by building contractor
impact to adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently Access provided to storage area for collection of waste.
collect and dispose of waste generated by the development.
Table 14-60 – Waste Management
Column 1 Column 2 Response
Specific Outcomes Probable Solutions (if code assessable)
Waste separation
O1 Development that generates several classes of S1.1 Construction, operational and demolition works Liquid wastes from brewing process to be treated,
31
waste is designed so waste is collected, stored and are planned and managed in accordance PSP11 ; stored and discharged to sewer in accordance with
disposed of in a safe and ecologically sustainable AND trade waste permit to be obtained from Unitywater.
30
manner . S1.2 Adequate area is provided for on-site for the
collection and separate storage of recyclable, non- Dedicated bin storage area for solid wastes (general
recyclable, vegetative and hazardous materials in & recyclable.
their specific waste streams during construction,
operational and demolition works; Grain waste to be collected by approved contractor
AND for re-use as stock feed.
O2 Waste storage areas provide for adequate S2.1 Waste storage areas allow for the separate
separation of all recyclable and non-recyclable storage of different waste materials for reuse or
materials. 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 areas
O3 Waste storage areas are located so that they are S3.1 Waste storage areas are designed and Bin storage area measures approximately 10m² for
convenient and safe to use and provide for maintained in accordance with PSP 9; solid waste.
convenient and safe collection by service vehicles; AND
S3.2 Waste storage areas are designed and located Adequate access is provided for WCV servicing.
so they—
a) are easily accessed and convenient to use; Bin storage area located at rear of property.
b) have unobstructed access for the collection of the
waste by service vehicles; Wheelie bins to be placed on kerb for collection on
c) provide for sufficient space for safe entry and exit servicing days.
and servicing by Council’s contractor without the
need for manual handling; Bin storage area to be drained to sewer.
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Page 20
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 For uses that do not comprise a 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—
a) have a maximum grade of 1:15; and
b) are free of steps, stairs or other impediments;
AND
S4.1 Waste storage areas are—
a) integrated with the building design, 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
S5.1 Waste storage areas are constructed of
impermeable, durable and non-textured materials
and surfaces so that they are easily cleaned;
AND
S5.2 A minimum distance of 0.5m² distance is
provided between and around waste storage bins to
allow for manoeuvring and washing of bins.
AND
S6.1 No solution provided.
Water management for waste storage areas
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
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O7 Waste storage areas are designed to contain and S7.1 The waste storage area —
appropriately dispose of leakage from bins and a) is bunded and graded so that washwater and bin Bin storage area to be drained to sewer – refer to
wastewater from bin washing. leakage are drained to the sewer or an on-site engineering drawings
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—
2
i) more than 1m ; or
ii) storing wet waste; or
iii) storing other waste with a high potential to cause
pollution if washed or leaked from the bins, including
waste oil or putrescibles.
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
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Overall outcomes for the Water Sensitive Design Code
Overall Outcomes Response
a) all urban development has suitable treatment and reuse systems for all site Bioretention areas provided for survace stormwater treatment before discharge to
run-off; Council stotrmwater network. Roofwater collected tank for non-potable reuse
b) all urban development reduces the need for mains water by utilizing run-off Reuse of rainwater for non-potable uses.
from appropriate areas for applications such as toilet flushing and garden
maintenance;
c) pipeless stormwater management systems are utilised; Swales used where practicable.
d) downstream ecosystems, properties and infrastructure are not adversely Pollutant loads treated before leaving site.
impacted by either quantity, levels of inundation or water quality changes caused
by development; and
e) water reuse facilities have no adverse impact on the quality of the town mains No connection between reuse sources and reticulated water supply.
water.
Table 14-61 – Water Sensitive Design Code
Column 1 Column 2 Response
Specific Outcomes Probable Solutions (if code assessable)
Water reuse S3.1 Captured water is plumbed to be available for Rainwater tank with 15,000L capacity provided for
O1 Development uses a combination of detention all external uses including gardening, irrigation, non-potable reuse on-site.
and retention systems to capture run-off from areas ponds, filling swimming pools and outdoor cleaning,
on the site; as well as all ground floor toilet cisterns and washing Bioretention areas incorporated into car park and
machine cold taps; landscaped areas to deal with potential contaminants
AND before discharge to Council stormwater network.
O2 Water storage devices must have sufficient
capacity having regard to local rainfall pattern and
the catchment area of roof or other hard standing
surface;
AND AND
O3 Captured water is utilised for all non-potable uses S3.2 Where the captured water is used for toilet
on site; flushing and/or laundry use, an automatic or manual
interchange device that allows alternate use of
captured water or the reticulated water supply is
installed to ensure that there is a continual supply of
water for sanitary flushing and laundry use.
AND
O4 On-site detention does not adversely impact on S4.1 No solution provided
water requirements downstream of the site where
the water is required to sustain the ecology and
hydrology of downstream systems (environmental
flows);
Appendix 7 – Planning Scheme Code Responses
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AND
O5 Within the Shire Business Centre site, as shown S5.1 No solution provided
on Map SBC, on-site detention measures are
contained within the developed areas of the site,
clear of drainage lines and Open Space Precincts.
Run-off treatment
O6 Run-off that leaves the site is treated so as not to S6.1 & S7.1 Development complies with the water Bioretention areas incorporated into car park and
adversely impact on the ecology and hydrology of quality standards in Table 2 of the SEQ Regional landscaped areas to deal with potential contaminants
downstream environmental flows; Plan Implementation Guideline No. 7 for Water before discharge to Council stormwater network.
Sensitive Urban Design.
AND
O7 Within the Shire Business Centre site, as shown
on Map SBC—
a) run-off treatment occurs within the site ; and
b) drainage lines are only used for final polishing of
run-off.
Town water supply connections
O8 Backflow devices or similar systems ensure S8.1 A suitable backflow prevention device is Noted – to be provided at construction
water reuse facilities have no impact on the quality of installed to protect the potable water within the
the town mains water. reticulated water supply in accordance with AS/NZS
3500:2003 Plumbing and Drainage
Use of natural treatments and systems
O9 Natural treatment strategies, including grass S9.1 & S10.1 Development complies with the water Bioretention areas incorporated into car park and
swales and bio-retention systems, vegetated filtration quality standards in Table 2 of the SEQ Regional landscaped areas to deal with potential contaminants
strips and gross pollutant traps, are used wherever Plan Implementation Guideline No. 7 for Water before discharge to Council stormwater network
practicable; Sensitive Urban Design.
AND
O10 Within the Shire Business Centre, as shown on
Map SBC— where necessary, drainage lines are
ecologically enhanced to ensure that the water
quality polishing functions are of high standard.
Appendix 7 – Planning Scheme Code Responses
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573