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APPENDIX B - Local Assessment
Attached to the e-mail MCU18/0204 - Development Application - 6 Heron Street, Peregian Beach.
DIVISION 15 - EASTEREN BEACHES LOCALITY CODE
Specific Outcomes Probable Solutions Response
Effects of use
Amenity
O1 No solution provided. Complies
Uses are located, designed The proposed uses (business
and operated to avoid uses) are appropriate for the
significant adverse changes to
the light, air neighbourhood centre
quality, noise, accessibility or location.
other conditions enjoyed by
users of associated, adjoining
or nearby uses.
Character and function of the David Low Way
O2 No solution provided N/A – the character of the
The vegetated character of David Low Way is not
the David Low Way is affected by the proposal
protected and new
development recognises
and protects the function,
capacity and efficiency of
the David Low Way as the
major north-south link
throughout the coastal part of
Noosa.
7.9 Built form
Density
O3 No solution provided N/A – Application is not for
The density of development detached/attached housing
within the site area—
a) is compatible with
surrounding
development; and
b) does not exceed—
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;
ii. for the Semi-Attached
Housing Zone:
A. for sites between
500m2 and 599m2
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inclusive - 4.8 persons;
or
B. B. for sites 600m2 or
more - 6.6 persons or
100 persons per
hectare whichever is
the higher, with the
exception of the
following sites which
have an allowable
population density of
320 persons per
hectare exclusively for
the purpose of a visitor
hostel—
• Lot 295 on RP883860
at 14 Duke Street,
Sunshine
• Beach;
• Lots 339-341 on
RP48111 at 1-3
Douglas Street,
Sunshine Beach;
• Lots 92-94 on
RP94566, at the corner
of Wildflower and Hill
Streets, Sunshine
Beach; and
• Lots 8, 9 & 10 on
P9315 and Lot 76 on
MCH2969 at 215- 219
David Low Way,
Peregian Beach;
iii. for the Attached Housing
Zone—
A. if in Sunshine Beach—
160 persons per
hectare; or
B. if not in Sunshine
Beach 100 persons per
hectare with the
exception of Lot 65 on
RP130983 at 7 Selene
Street, Sunrise Beach
which has an allowable
population density of
320 persons per
hectare exclusively for
the purpose of a visitor
hostel; or
iv. for the Visitor Mixed
Use Zone—160 persons
per hectare; and
v. v. for the Community
Services Zone
maximum population
density of 320 persons
per hectare exclusively
for the purposes of
Page 3
Residential Aged Care
and 160 persons per
hectare for any other
form of Retirement &
Special Needs
Housing; and
c) has a low site impact to
enhance the opportunity to
maintain natural site
characteristics, including
native vegetation and
natural landforms.
Height
O4 S4.1 Complies
Buildings and other Buildings and other structures The proposed building
have a maximum height of —
structures— complies with the 8m height
a) if in the Attached Housing
a) are low rise and present a limit, with the exception of the
Zone and located in
building height consistent lift overrun. The lift overrun
Sunshine Beach—12m;
with structures on
adjoining and surrounding b) if in the Visitor Mixed Use has a maximum height of
land; Zone— 12m, except for 8.8m and is not visible from
b) do not exceed a maximum Lots 75-77 Heron Street, the street so will not impact
height of— Peregian Beach—8m;
on the character and setting
i. For the Attached c) c) if in the Open Space
Recreation Zone or the of the neighbourhood centre.
Housing Zone within
Community Services Refer to section 5 of the
Sunshine Beach—3
storeys; Zone and used for an report for further justification.
ii. ii. For the Visitor Mixed indoor sporting complex—
Use Zone—3 storeys, 11m;
except for Lots 75-77 d) d) if in the Rural
P9311 Heron Street, Settlement Zone—8m, or
Peregian Beach—2 9m where the pitched roof
storeys; or but no other part of the
building or structure
iii. For any other zone— 2
exceeds 8m; or
storeys;
e) in all other zones— 8m.
c) do not visually dominate
the street, adjacent
properties, surrounding
spaces or the existing
skyline;
d) d) preserve the amenity of
surrounding land,
including existing sunlight
to neighbouring
properties; and
e) respect the scale of the
dune and coastal
vegetation.
Setbacks
O5 S5.1 Complies
Buildings and other structures Buildings and structures The building has no
are appropriately designed comply with the minimum
building setbacks identified in requirement for setbacks
and sited to—
a) provide amenity for users Schedule 1 – Minimum (0.0m) in accordance to
of the premises as well as Boundary Setbacks Schedule 1 – Minimum
preserve the visual and boundary setbacks for
acoustic privacy of
Page 4
adjoining and nearby buildings and other structures
properties; in the applicable zone.
b) provide adequate distance
from adjoining uses;
c) preserve any existing
vegetation that will buffer
the proposed building;
d) allow for landscaping to
be provided between
buildings and street
frontages and between
neighbouring buildings;
e) maintain the visual
continuity and pattern of
buildings and landscape
elements within the street;
and
f) protect the natural
character and visual
amenity of the beachfront.
Site cover, gross floor area and plot ratio
O6 No solution provided Complies
The site cover, gross floor Specific outcome sought – the
area and plot ratio
of buildings and other roofed proposed building has a plot
structures— ratio of 1.6:1. The increase in
a) results in a building scale plot ratio is consistent with the
that is compatible with overall scale of the
surrounding development; surrounding buildings and
b) does not present an
does not create excessive
appearance of excessive
bulk to adjacent bulk to adjacent properties;
properties, roads or other which satisfies PO6. Refer to
areas in the vicinity of the section 5 of the report for
site;
further justification.
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.
Site cover —
O7
a) for a class 1 or class 10a
building within the
Detached Housing Zone,
does not exceed—
i. for a single storey building
- 50%; or
ii. for a building of 2 or more
storeys - 50% on the
ground floor and 30% for
Page 5
the upper storey(s), or
40% for all storeys for a
building of 2 or more
storeys;
b) for other classes within
the Detached House Zone
does not exceed 40%;
c) for the Semi-Attached
Housing Zone does not
exceed 40%;
d) for the Attached Housing
Zone does not exceed— in
Sunshine Beach–35%; or
otherwise–40%; or
e) for the Visitor Mixed Use
Zone does not exceed
35%
f) for the Community
Services Zone does not
exceed 50%
O8
For Multiple Housing Type 2
buildings have a maximum
plot ratio of—
a) 0.6:1 if in the Attached
Housing Zone located in
Sunshine Beach or
b) 0.45:1 otherwise.
O9
For Multiple housing Type 3
or 4, Visitor accommodation
Type 4 or the accommodation
unit component of an
Entertainment and dining
business Type 3 (hotel)—the
maximum gross floor area is
equivalent to the maximum
allowable population density in
persons multiplied by 40m2,
provided that Lots 75-77 on
P9311 Heron Street, Peregian
Beach, have a maximum
gross floor area of 1,200m2.
O10
For the Neighbourhood Centre
Zone the maximum plot ratio
is as follows—
a) 0.8:1 for site areas up to
and including 2000m2;
and
b) 0:3:1 for that area of a site
in excess of 2,000m2.
Flooding and drainage62
O11 Buildings and other S11.1 Complies
works are designed and sited For new buildings or
to— structures or additions of
Page 6
a) provide flood free access more than 50m2 gross floor The proposal is for business
to premises and flood free area to an existing building or uses.
habitable areas; structure, floor levels for
b) allow only minor, short habitable rooms are—
term and infrequent a) for areas where minimum
flooding of non-habitable floor levels are available—
areas; not less than the specified
c) ensure carparking areas level;
can be adequately b) for areas where flood
drained; modelling is available—a
d) ensure drainage does not minimum of 300mm
adversely impact upon above the modelled flood
other premises; and level; and
e) ensure filling or c) for areas where flood
excavation does not modelling is not available,
adversely impact upon a minimum of 300mm
other premises by— above the highest known
i. causing ponding on the flood level;
site or nearby land;
ii. increasing flooding, S11.2
which adversely affects Where Council infrastructure
the safety or use of any is available—
land upstream and a) any drainage (for buildings
downstream; and land)
iii. adversely affecting the flows to that infrastructure;
flow of water in any and
overland flow path; and b) the infrastructure has the
iv. falling towards the capacity to
frontage or other accept any additional loading.
boundaries without
sufficient retention S11.3
Car parking and maneuvering
areas are constructed at a
level that permits the parking
area to drain from the site by
gravity
means, without the need for
mechanical pumping; or
S11.4
Basements for residential
uses have flood immunity
above the 1%AEP defined
flood event where alternative
means to
mechanical pumping are used
to achieve such immunity; or
S11.5
Basements for non-residential
uses have flood immunity
above the 1%AEP define
flood event that may be
achieved by means of
mechanical pumping where
the mechanical feature is
installed with adequate
holding tanks and an
alternative back up power
source.
Page 7
Roof form
O12 S12.1 The main roof of the Complies
Roof forms— building has a roof pitch no Specific outcome sought – the
a) contribute positively to the less than 5 degrees and has
minimum 600mm eaves to at proposal contains a
local skyline;
b) complement the least 75% of the perimeter of landscaped roof top terrace.
beachside character of the building; This outcome is considered to
the locality; be more visually appealing
c) use soft and articulated S12.2 Buildings and
and complementary to the
pitched or curved roof structures do not include roof
top terraces. beachside character of
forms;
d) avoid low pitched (eg. less Peregian Square centre. The
than 5 degrees) or box development is also located
profiles/parapets; and within a commercial area
e) do not create where there is no possibility of
opportunities for residents
to overlook the private overlooking opportunities into
open space areas of neighbouring private open
neighbouring properties. space. Further justification is
provided in Section 5 of the
accompanying Town Planning
Report.
Sloping sites
O13 S13.1 N/A – development is not
Development on sloping sites— Buildings and associated located on a sloping site.
a) is responsive to the accessways are not
natural topography of the constructed on land with a
site and minimises cut and slope greater than 1 in 4
fill; (25%);
b) does not visually dominate
the hill slope or interrupt S13.2
the skyline; Buildings are of split level
c) is integrated with the design that step down the
natural site characteristics slope or have suspended floor
including vegetation; and construction;
d) for Multiple housing,
takes the form of small S13.3
separate buildings. Cut or fill is less than 2m in
depth;
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;
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.
Page 8
7.10 Environment, Conservation and Recreation
Environment and cultural heritage values
O14 No solution provided Complies
There are no significant The proposal does not
adverse effects on Editors note
biodiversity, natural PSP24 – Effluent Disposal adversely affect any
vegetation, native fauna details biodiversity, natural
habitat, landscape quality, requirements for the design vegetation, native fauna
water quality or cultural and siting of effluent disposal habitat, landscape quality,
heritage values, including systems where located
water quality or cultural
those related to— outside a sewerage service
a) changes to natural area. heritage values.
drainage; Compliance with PSP24 will
b) changes to natural coastal be
processes; considered as part of
c) disturbance of the dune Council’s
system and wetland assessment of the plumbing
system; and
d) management of landslide drainage application
and fire risk;
e) erosion and the transport
of sediments off site;
f) unmanaged public
access;
g) effluent disposal63;
h) changes to fauna habitat
and behaviour; and
i) disturbance of buildings
and features, including
natural features of cultural
heritage significance.
Open space network
O15 S15.1 N/A – the proposal is not
An integrated open space Open space corridors and located in an Open space
network is established, existing native vegetation in
enhanced and protected areas indicated in Schedule 5 corridor or existing native
throughout the locality to— – Map 3 are protected from vegetation area.
a) provide for both passive fragmentation and
and active recreational encroachment by
pursuits; 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
Page 9
O16 S16.1 N/A – no change to
Safe and convenient Pedestrian and bicycle pedestrian and bicycle
pedestrian and bicycle pathways are provided and
pathways are provided and retained where indicated in pathways.
retained between and the
throughout key destinations Priority Infrastructure Plan in
including— Part 15;
a) an east-west link between
the beach and the S16.2
northern end of Lake Contributions toward
Weyba via Burgess pedestrian and bicycle
Creek; pathways are provided in
b) a north-south link between accordance with the Priority
the Noosa National Park Infrastructure Plan in Part 15.
to the north of the locality
and the former 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 No solution provided N/A – no change to beach
Access points to the sensitive access points.
foredune 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;
O18
Access to the foredune
system and beachfront is via
formalised communal beach
accesses, rather than
individual informal tracks.
Aircraft safety64
Page 10
O19 S19.1 Uses involving disposal Complies – the proposal does
Wildlife, including birds and of putrescible waste are not not attract additional wildlife to
bats, are not attracted into the located within 13km of the
operational airspace of the Sunshine Coast Airport; (See the development and neither
Sunshine Coast Airport in Map M7-1 below) does any obstructions
significant numbers; adversely affect the airspace
S20.1 of the Sunshine Coast Airport.
O20 Uses involving aviation
Physical obstructions do not activities,
adversely affect the including parachuting and hot
operational airspace of the air ballooning, are not located
Sunshine Coast within 15km of the Sunshine
Airport; Coast Airport; (See Map MA2
below)
O21
Emissions do not significantly S21.1
affect air turbulence, visibility None of the following is
or engine operation in the permitted within 15km of the
operational airspace of the Sunshine Coast Airport—
Sunshine Coast Airport. smoke, ash, steam, dust or
gaseous plumes exceeding
4.3m per second. (See Map 7-
2 below)
Page 11
DIVISION 3 – BUSINESS USES CODE
Table 14-5 New Business Uses Within Existing Buildings in Established Centres
Specific Outcomes Probable Solutions Response
14.13 Effects of use
Uses
O1 S1.1 Complies – the proposal
Uses are of a commercial or The new use is one of the includes the following uses:
retail nature ordinarily expected following: office, restaurant and shop.
within a town or village centre. a) Bank, credit union, These uses are in line with the
insurance agency,
b) professional office, travel retail nature of the Peregian
agent or real estate office; Square Centre.
or
c) Medical centre or health
therapist; or Café or
restaurant; or
d) Shop or salon.
Site Locality
S2.1
O2 O2 - Complies – The proposal
The site is located within one of
The site is located within an the following zones: is located within an existing
existing business centre, a) Business Centre Zone; neighbourhood centre in the
neighbourhood centre or village b) Neighbourhood Centre Peregian Square Centre. The
centre; Zone; site is within the Neighbourhood
c) Village Mix Zone.
Centre Zone.
S3.1 O3 Response –The proposed
O3
The new use occupies an The new use does not rely on development is for a 2 storey
existing building without the addition of any new building which is consistent with
buildings or the expansion of
increasing the size of the building the overall scale of the
buildings or outdoor use area
or the use surrounding buildings.
and no partition walls are
area and without increasing the
created to increase the number
number of tenancies.
of businesses.
Amenity
O4 S4.1
O4 – Complies – The proposal
The new use is operated in a Where the site adjoins land in a
manner that avoids noise residential zone, the use does will not operate outside the
emissions that unreasonably not operate outside of the hours hours of 7:00am – 9:00pm.
diminish the amenity of the area of 7:00am to 9:00pm.
or surrounding uses.
O5 – N/A – proposal does not
O5 S5.1 include of any advertising
Advertising devices— New or additional signage does
devices.
a) are compatible with the not include:
human-scale and character a) flagpoles attached to a O6 – Complies – waste storage
of the centre in which they building or structure, used area is appropriately sited to not
are situated; for displaying a commercial detract from the visual amenity
b) are compatible with the banner or flag;
b) a sign fitted or painted on a on Kingfisher Drive.
scale, proportion, bulk and
other characteristics of blind or sunhood;
Page 12
Specific Outcomes Probable Solutions Response
buildings, structures and c) a sign capable of displaying
landscaping; and a number of messages by
c) are designed, sited and electronic or mechanical
integrated so as not to means;
contribute to the proliferation d) a sign displayed on a
of visual clutter. surface by the projection of
light;
e) a sign painted on a roof;
f) a sign affixed to or
extending above a roof or
parapet of a building or
other structure and which is
wholly or partially supported
by the building or structure;
or
g) a 3-dimensional device
erected or installed for the
purpose of advertising
S5.2
The maximum signface area of
any single sign does not exceed
4m2 on any face;
S5.3
The maximum combined
signfacearea of all signs on the
premises is 10m2.
O6 S6.1
Waste storage areas, external Waste storage areas, external
storage areas and loading docks storage areas and loading docks
do not detract from the visual are visually screened by
amenity of the streetscape or landscaping or fencing.
cause nuisance to adjoining
properties.
Outdoor dining areas
O7 S7.1
Complies – the ground floor of
Outdoor dining areas are Walls to outdoor dining areas
designed and located so that— are— the building comprises of bi-fold
a) structures are aesthetically a) if facing a roadway or other glass doors, soft landscaping
pleasing and in keeping with public area, transparent; and outdoor seating,
the existing character of the b) not made of flexible, roll-up encouraging interaction with the
area, including the or drop plastic sheeting; street frontage on both Heron
architecture of the c) separated from the floor and
associated building; any roof by a minimum Street and Kingfisher Drive.
b) outdoor dining adds to the vertical gap of 500mm; and
landscaped streetscape d) if detachable or collapsible,
without increasing perceived are only used during
building bulk; inclement weather;
c) temporary walls or roofs are
stored when not in use and S7.2 Roof, walls or other
secured at all times; structures do not extend beyond
d) adequate air movement is the boundaries of the
available; and premises;
Page 13
Specific Outcomes Probable Solutions Response
e) structures do not impede the S7.3 The outdoor dining area
movement of pedestrians or complies with Planning Scheme
vehicles; Policy PSP14 Outdoor Dining.
O8 S8.1
Adequate clearways and head Roof structures over outdoor
clearance are provided to allow dining areas have a minimum
safe movement of users of the clearance height of 2.1m.
premises.
Car Parking
O9 S9.1
The parking strategy is outlined
Sufficient carparking is available Off street carparking is provided
to accommodate the number and at a rate of 1 space per 20m2 of in Section 5 of the
type of vehicles likely to be gross floor area; accompanying Town Planning
generated by the uses on the Report.
site.
Table 14-8 For all Business Uses
Specific Outcomes Probable Solutions Response
14.16 Effects of use
Electricity infrastructure
O18 S18.1 No solution provided
N/A - No electricity
The development does
not adversely impact on infrastructure is included
existing or future in this proposal.
electricity supply
infrastructure;
O19 S19.1
All uses and works Development for uses adjacent to or within
maintain an adequate 50m of an existing electricity substation
safe distance from incorporates noise attenuation measures to
electrical infrastructure mitigate noise impacts;
including substations,
overhead powerlines, S19.2
power poles and Buildings and structures (including swimming
transformers. pools, sheds, tennis courts and
outbuildings) are not constructed under
overhead electricity transmission lines, or
within electricity easements.
Noise
O20 No solution provided Complies
Development is designed
and sited to avoid noise The proposal operating
emissions that hours will be restricted to
unreasonably diminish the the hours of 7:00am –
amenity of the area or
9:00pm. A Noise
surrounding uses.
Assessment has
recommended specific
conditions to ensure
amenity is not affected by
the proposal.
Page 14
Specific Outcomes Probable Solutions Response
Mechanical plant and equipment and storage areas
O21 S21.1
Complies
Mechanical plant and Mechanical plant and equipment are—
equipment (including air a) located more than 2m from any property The proposal locates the
conditioning equipment) boundary; mechanical plant
and storage areas are b) where located at ground level, screened appropriately on the site
designed and located to— by fencing 1.5m in height or dense to avoid adverse visual
a) avoid adverse visual vegetation of at least 1.5m in width
impacts when viewed incorporating grouped trees and shrubs impacts from the street
from the street and with maximum separation distance of 1m and adjoining properties.
adjoining properties; measured from the centre of the tree or Plant will not be visible
and scrub; and from the street.
b) visually integrate with c) are visually integrated into the line and
the building design. 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;
S21.2
For Industrial business and Retail business
Type 3, materials stored outside of a
building do not exceed 4m in height or half the
height of the on-site buildings whichever is the
greater.
Safety and security
O22 S22.1
Complies
All property boundaries Boundaries are identified by such means as—
are clearly identifiable a) fencing; or The proposal will be
with public and private b) changes in surface materials or levels; or easily identifiable with
spaces clearly defined. c) landscape treatments; access to all persons in
which all frontages will
S22.2
Loading and storage areas are well lit or can have entryways. Casual
be locked after hours. surveillance design
principles have been
O23 S23.1 provided for in the design
All premises and access All premises are identified by the provision of
routes are clearly of the building to increase
the street number in a prominent
identifiable to all persons, location, preferably near the site entry, (i.e. on safety.
particularly emergency the kerb or letterbox or by signage on the
services personnel. building or site).
O24 S24.1
All building entries are The number of entrances and exits are limited
designed to be obvious and main building entrances/exits are
and easily identifiable. located at the front of the site, in view of the
street. Where this is not possible, due to site
or existing building constraints, a well defined
path is provided to the entrance/exit;
S24.2
All entrances/exits to buildings, are well lit and
signed, and signage includes hours of
operation;
S24.3
Page 15
Specific Outcomes Probable Solutions Response
Entrances/exits are located to provide a direct
link to driveways and carparking areas;
S24.4
Recessed doorways are avoided where the
recess is of sufficient size to conceal a person.
Where recessed doorways are unavoidable,
measures are used to enhance safety, as
follows—
a) good lighting installed;
b) strategically placed mirrors installed;
c) angled approaches provided; or
d) gates which restrict access provided.
O25
Uses are arranged within S25.1
buildings and on sites to Windows and main entrances are positioned
enable external areas to to allow for casual surveillance.
be monitored.
O26
Communal open space, S26.1
including congregation Communal open spaces, including
and seating areas, is congregation and seating areas are situated
located where it can be where they are in the line of sight of windows,
monitored. doors and/or balconies of buildings, or can be
seen from a street or other public space.
O27 S27.1
Buildings and structures Buildings or structures that are visible from a
are designed to minimise public street or laneway—
opportunities for a) avoid the use of solid fences and blank
vandalism. walls which attract graffiti. Where solid
blank surfaces are unavoidable,
measures in the form of landscaping,
creepers, murals, vandal resistant paint,
etc are used;
b) use toughened glass, security screens
and other measures (but not including
security shutters that obscure the view of
shopfronts) are used in windows which
are provided at ground level, to deter
break and enters; and
c) use hardy vandal proof materials and
antigraffiti paint are used in the
construction of buildings.
O28
Lighting of appropriate S28.1
intensities is provided to Lighting of appropriate intensities is provided
maximise safety. which satisfies the requirements of
Australian Standard AS1158: Public Lighting
Code, unless otherwise specified in this Code;
S28.2
External lighting of a graduated intensity is
provided which starts at a lower level of
brightness at the perimeter of the site and
Page 16
Specific Outcomes Probable Solutions Response
rises to a higher level at the entrance to
buildings or at the centre of the site;
S28.3
Lighting is directed onto the site and away
from neighbouring properties;
S28.4
Vandal-resistant lighting is used in public and
O29 publicly accessible areas.
Public toilets are designed
and constructed to— S29.1
a) ensure the safety of Public toilets are located in high traffic areas;
all people using them;
and S29.2 Features that may legitimise loitering,
b) take advantage of such as seating or public telephones are not
informal surveillance located within 20m of toilet entrances;
from adjoining uses
and activities, S29.3
discouraging non- Entrances to public toilets are visible from the
legitimate uses. street, footpath and other activity areas on the
site or adjoining sites.
O30 S30.1
Premises have Safe and convenient pathway access is
accessibility to public provided from the site to link to existing
transport. pathway
networks that services public transport
facilities;
S30.2
Direct pathway access is provided to the public
transport facility if the facility is contained
on site or within 50m from the property
boundary.
O31 S31.1
Complies
Business Uses are Safe and convenient cycle access to and from
designed and constructed the site from the existing road and bicycle Cycle storage for the
to encourage users of the network, and safe pathway movement within office space is provided
development to access the site is provided; internally within the
the site by means of foot
S31.2 building.
or bicycle through
provision of appropriate Secure and convenient parking space for
end-of-trip facilities bicycles is provided on site in accordance with
including bicycle parking AS2890.3 Bicycle Parking Facilities and Figure
and shower/change 14-1 Minimum Requirements for Bicycle
rooms. Parking;
S31.3 Where at least 5 bicycle parking spaces
are required in accordance with Figure 14-1
Minimum Requirements for Bicycle Parking,
end-of-trip cycle facilities are provided at the
following rate:
a) 1 locker per 2 bicycle parking spaces;
and
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Specific Outcomes Probable Solutions Response
b) 1 shower cubicle with ancillary change
rooms per 10 bicycle spaces or part
thereof;
S31.4 Bicycle parking spaces and cyclist
facilities are designed in accordance with
AUSTROADS Guide to Traffic Engineering
Practice, Part 14 – Bicycles, Section 10;
S31.5
On-site pedestrian facilities such as seating
and shade structures are provided in
developments for the convenience of persons
walking to the site.
Figure 14-1 Minimum Requirements for
Bicycle Parking
Site facilities
O32 S32.1
Complies
Waste storage areas, Waste storage areas, external storage
external storage areas areas and loading docks are situated to the Waste storage area is
and loading docks do not rear of the building or under the ground; appropriately sited to not
detract from the visual S32.2 detract from the visual
amenity of the With the exception of the access way,
amenity.
streetscape or cause waste storage areas, external storage areas
nuisance to adjoining and loading docks are visually screened by
properties. landscaping or fencing.
Environment & heritage values
O33 No solution provided Complies
There are no significant
adverse effects on the Editor’s note: The proposal does not
adversely affect any
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Specific Outcomes Probable Solutions Response
biodiversity, natural PSP24 – Effluent Disposal details biodiversity, natural
vegetation, native requirements for the design and siting of vegetation, native fauna
wildlife, habitats, effluent disposal systems where located
landscape quality, water outside a sewerage service area. habitat, landscape
quality or heritage values, quality, water quality or
including those related Compliance with PSP24 will be considered as cultural heritage values.
to— part of Council’s assessment of the plumbing
a) changes to natural and drainage application.
drainage;
b) disturbance to any of
the wetland systems;
c) management of
landslide and fire risk;
d) erosion and the
transport of sediments
offsite;
e) unmanaged public
access;
f) effluent disposal4;
g) changes to fauna
habitat and behaviour;
and
h) disturbance of
buildings and
features, including
natural features, of
heritage significance.
Table 14-10 Entertainment & Dining Business or Retail Business Types 1 or 2
Specific Outcomes Probable Solutions Response
14.18 Effects of use
Noise and visual amenity
O35 S35.1
Complies
Uses maintain a For uses involving outdoor courts including
satisfactory level of tennis courts, half courts and netball courts— Hours of operation for the
acoustic and visual the use complies with the requirements in roof terrace is restricted
amenity for surrounding Section 2 of PSP8 Tennis and other Courts. to 7am-9pm and a noise
uses.
assessment ensures that
a satisfactory level of
acoustic and visual
amenity is maintained.
Outdoor dining areas
O36 S36.1
Complies
Outdoor dining areas are Walls to outdoor dining areas are—
designed and a) if facing a roadway or other public area, The proposal has been
located so that— transparent; reviewed against PSP14
a) structures are b) not made of flexible, roll-up or drop plastic Outdoor Dining such that
aesthetically pleasing sheeting; the outdoor dining area is
and in keeping with c) separated from the floor and any roof by a
the existing character minimum vertical gap of 500mm; and appropriately designed to
of the area, including d) if detachable or collapsible, are only used not negatively affect the
during inclement weather;
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Specific Outcomes Probable Solutions Response
the architecture of the streetscape and existing
associated building; character of the area.
b) outdoor dining adds to S36.2
the landscaped Roof, walls or other structures do not extend
streetscape without beyond the boundaries of the premises;
increasing perceived
building bulk; S36.3
c) temporary walls or The outdoor dining area complies with
roofs are stored when Planning Scheme Policy PSP14 Outdoor
not in use and Dining.
secured at all times;
d) adequate air
movement is
available; and
e) structures do not
impede the movement
of pedestrians or
vehicles;
O37 S37.1
Complies
Adequate clearways and Roof structures over outdoor dining areas
head clearance are have a minimum clearance height of 2.1m. Awnings are at
provided to allow safe approximately 3m above
movement of users of the the outdoor dining areas.
premises.
Page 20
DIVISION 11 - BUILDING WORKS CODE
Table 14-44 — Building works
Specific Outcomes Probable Solutions Response
14.94 Siting
Setbacks
O1 S1.1
Complies – the building has no
Buildings and other structures The minimum setback of
are appropriately designed and buildings and structures from requirement for setbacks (0.0m)
sited to— boundaries is not less than the in accordance to Schedule 1 –
a) provide amenity for users of minimum specified in Schedule Minimum boundary setbacks for
the premises as well as 1. buildings and other structures in
preserve the visual and Alternative provision to QDC. the applicable zone.
acoustic privacy of adjoining
and nearby land uses;
b) preserve any existing
vegetation that will buffer the
proposed building from
adjoining uses;
c) allow for landscaping to be
provided between buildings;
d) maintain the visual continuity
and pattern of buildings and
landscape elements within
the street;
e) for class 10a buildings, do
not visually dominate the
street;
f) avoid any significant
adverse impacts on the
natural values of
watercourses and their
foreshores, including those
of the Noosa River and its
lakes; and
g) do not interrupt the natural
cycles of erosion and
accretion of watercourses
and foreshore areas.
Flooding, drainage and earthworks
O2 S2.1
Buildings and other works are For new buildings or additions of
designed and sited to— more than 50m2 gross floor area Complies
a) provide flood free access to to an existing building, floor There are no habitable rooms
premises and flood free levels of habitable rooms are—
proposed in this application.
habitable areas; a) for areas where minimum
b) allow only minor, short term floor levels are available, not
and infrequent flooding of less than the specified level;
non-habitable areas; b) for areas where flood
c) ensure drainage does not modelling is available, a
adversely impact upon other minimum of 300mm above
premises; and the modelled flood level;
d) ensure filling, excavation or and
retaining structures do not
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Specific Outcomes Probable Solutions Response
adversely impact upon other c) for areas where flood
premises by— modelling is not available, a
i. causing ponding of water minimum of 300mm above
on the site or nearby the highest known flood
land; and level;
ii. increasing flooding, which
adversely affects the S2.2
safety or use of any land For additions of not more than
upstream and 50m2 gross floor area to an
downstream; existing building—floor levels of
iii. adversely affecting the habitable rooms are not less
flow of water in any than the level of other habitable
overland flow path; and rooms in the building;
iv. adversely affecting the
privacy or visual amenity S2.3 Filling, other than for
of surrounding properties. accessways, does not extend
more than 1m beyond the
footprint of any building,
measured from outer walls of
the building;
O3
Complies
Finished surface levels ensure S3.1
land is free draining. No solution provided Refer to plans.
O4
Filling or excavation does not S4.1 N/A
adversely affect sewer, Fill material placed over
stormwater or water utility services does not impose any
infrastructure. additional surcharge loading on
the service.
Editor’s note
Council encourages building S4.2
methods that avoid the use of Where excavation is carried out
fill, such as suspended floor c) a minimum cover of 600mm
construction and stepping down is maintained around all
slopes rather than cutting and utility infrastructure (to top,
filling. sides and base of services);
or
d) a retaining wall is provided
to support the soil
surrounding the service;
S4.3
Compaction with a vibrating
roller is not carried out within
600mm of any utility
infrastructure.
O5 N/A
Development does not adversely S5.1
impact on the Lake Macdonald Buildings or other structures
water supply. within the Lake Macdonald
catchment (indicated on Figure
14-15) are located above the
98.5m AHD level.
Electricity supply infrastructure
O6 S6.1
N/A
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Specific Outcomes Probable Solutions Response
Uses and works maintain an Buildings and structures
adequate safe distance from (including swimming pools,
electrical infrastructure sheds, tennis courts or
including substations, overhead outbuildings) are not constructed
powerlines, power poles and under overhead electricity
transformers. transmission lines, or within
electricity easements.
Steep slopes and Landslide hazard areas
O7 S7.1
N/A
Detached houses and If on premises identified as a
associated uses are sited or Landslide Hazard Area on
constructed to maintain the Overlay Maps OM1.3–9.3 or on
safety of people and property steep slopes, the use does not—
from the risk of landslide. a) involve the removal of
vegetation other than grass
from use areas;
b) involve excavating or filling
of more than 50m3 of
material (other than
placement of topsoil not
exceeding 100mm in depth
relative to natural ground
level;
c) involve cut or fill with a
vertical depth of more than
2m relative to natural ground
level;
d) redirect or impede water
flows in an existing
watercourse or stormwater
drain; or
e) involve construction of an
on-site effluent disposal
system;
S7.2
A site specific geo-technical
report prepared by a registered
professional engineer either—
a) certifies that the site is not at
risk from landslide
emanating from the site or
from other land; or
b) identifies methods of
stabilising all buildings,
accessways and use areas;
S7.3
If the geo-technical report
identifies methods of stabilising
buildings, accessways and use
areas, those methods are
implemented.
Water Supply Infrastructure
O8 S8.1 N/A
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Specific Outcomes Probable Solutions Response
Existing water supply Buildings and structures are
infrastructure, setback a minimum of 20m from
including pipeline corridor, is a water supply pipeline
protected from as shown on Overlay Map
incompatible development to OM3.5.
ensure the safety
and reliability of water supply
network.
Gas Pipeline
O9 S9.1
N/A
Adequate separation is provided No new buildings for the
between the new building works purpose of Residential Uses
and the gas pipeline shown on (except for a Detached
Overlay Maps OM3.5 or OM5.5; house or class 10 building),
Education uses, Wellbeing
uses or Retail business uses
are within 200m of the gas
pipeline shown on Overlay Maps
OM3.5 or OM5.5;
S9.2
Any building works for the
purpose of storage of
flammable, explosive or other
hazardous materials are not
within 200m of the gas pipeline
shown on Overlay Maps OM3.5
or OM5.5.
O10 S10.1
Building works are constructed No solution provided (no
and operated to avoid damaging requirement for accepted
or adversely affecting the development development).
operation of the pipeline and the
supply of gas.
14.95 Built form
Height
O11 S11.1
The proposal comprises a 2
Buildings and other structures– The maximum building height in
storeys and metres is— storey building that meets the
a) are low rise and present a
building height consistent a) if in the Visitor Mixed Use 8m height requirement, with the
with structures on adjoining Zone – 12m (but not exception of the lift overrun.
and surrounding land; exceeding 3 storeys); Further justification for this is
b) have a maximum building b) if in the Noosa Heads included in Section 5 of the
height of– Locality, Attached Housing
Town Planning Report.
i. for Visitor Mixed Use Zone Zone –
– 3 storeys; a. Lot 4 on SP 100064 in
ii. if in the Noosa Heads Serenity Close Noosa
Locality, Attached Housing Heads - 15m (but not
Zone— exceeding 4 storeys); or
• Lot 4 on SP 100064 in b. otherwise - 12m (but not
Serenity Close Noosa exceeding 3 storeys);
Heads - 4 storeys; c) if in the Shire Business
• Otherwise - 3 storeys; Centre Zone –
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Specific Outcomes Probable Solutions Response
iii. if in the Shire Business i. Precinct E1 or E2 - 12m
Centre Zone— (but not exceeding 3
• Precinct E1 or E2 - 3 storeys);
storeys; ii. Precinct REC/MU - 8m
• Precinct REC/MU - 1 (but not exceeding 1
storey; storey);
iv. if in the Noosaville Locality d) if in the Noosaville Locality
and the Attached Housing and the Attached Housing
Zone - 2 or 3 storeys Zone and with frontage to
depending on the location the following streets –
of the site; Russell St, William St and
v. otherwise - 2 storeys; Howard St, or Weyba Rd,
c) do not visually dominate the James St and Albert St north
street, surrounding spaces of their intersections with
or the existing skyline; Elizabeth St (as well as
d) preserve the amenity of properties fronting Gympie
surrounding land including Terrace or Noosa Parade
privacy, views and access to between Weyba Road and
sunlight; Russell Street)- 12m (but not
e) respect the scale of exceeding 3 storeys);
surrounding vegetation; and e) if in the Noosa North Shore
f) respond to the topography of Locality and in the Detached
the site by stepping down Housing Zone – 8m or 9m
the slope or sitting above the where the pitched roof, but
ground level on stumps, for no other part of the building
sloping sites. or structure, exceeds 8m
(but not exceeding 2 storeys
either way);
f) if in the Tewantin Locality
and the Business Centre
Zone – 10m (but not
exceeding 2 storeys);
g) if in the Rural Zone or Rural
Settlement Zone – 8m or
9m where the pitched roof,
but no other part of the
building or structure,
exceeds 8m (but not
exceeding 2 storeys either
way); or
h) otherwise – 8m (but not
exceeding 2 storeys).
Site Cover
O12 S12.1
The proposal has a site cover of
The site cover of buildings and If involving a class 1 or class
other roofed structures— 10a building within the Detached 83% while the existing building
a) is of a scale that is Housing Zone—the site cover has a site cover of 93%. The
compatible with surrounding does not exceed— reduction in building footprint
development; a) for a single storey building – allowing for additional soft
b) does not present an 50%; or landscaping and interaction with
appearance of bulk to b) for a building of 2 or more
adjacent properties, roads or the street at the ground level.
storeys – 50% on the ground
other areas in the vicinity of Further justification is provided
floor and 30% for the second
the site; in Section 5 of the Town
storey(s) or 40% for all
c) maximises the retention of Planning Report.
storeys for a building of 2 or
existing vegetation and
more storeys;
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Specific Outcomes Probable Solutions Response
allows for soft landscaping
between buildings;
d) allows for adequate area at
ground level for outdoor S12.2
recreation, entertainment, For other classes in the —
clothes drying and other site Detached Housing Zone – 40%
facilities; and facilitates on-
site stormwater S12.3
management and vehicular If otherwise
access. a) in the Semi-Attached
Housing - 40%;
b) in the Attached Housing
Zone –
i. If in Sunshine Beach 35%; or
ii. Otherwise – 35%
c) For the Community Services
Zone – 50%
d) for the Visitor Mixed Use
Zone -
i. if in Noosa Heads Locality -
45%;
ii. if in the Noosaville Locality
40%;
iii. for the Shire Business Centre
Zone in precincts E1, E2, E6
and E7 does not exceed 50%;
or
iv. otherwise - 35%;
S12.4
If in the Eastern Beaches,
Noosa Heads, Noosa North
Shore or Noosaville localities
and in the Detached Housing or
Semi-Attached Housing Zone,
soft landscaping is provided and
retained over 20% of the site
area.
Alternative provisions to QDC
S12.5
If in the Cooroy, Mary River,
Noosa Heads and Tewantin
Localities Multiple
Housing Type 2 buildings have
a maximum plot ratio of 0.45:1.
S12.6
If in the Eastern Beaches locality
Multiple Housing Type 2
buildings have a maximum plot
ratio of:
a) 0.6:1 if in the Attached
Hous9ing Zone located in
Sunshine Beach, or 0.45:1
otherwise.
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Specific Outcomes Probable Solutions Response
S12.7
If in the Cooroy, Mary River,
Eastern Beaches, Noosa Heads
and Tewantin Localities
Multiple housing Type or 3 or
4, Visitor accommodation
Type 4, or the accommodation
unit component of an
Entertainment and dining
business Type 3 - the
maximum gross floor area is
equivalent to the maximum
allowable population in persons
multiplied by 40 m2 provided that
lots 75 – 77 on P311 Heron
Street, Peregian Beach, have a
maximum gross floor area of
1,200m2.
S12.8
If in the Cooroy, Noosa Heads
and Tewantin Locality Business
Centre Zone, or the Eastern
Beaches and Noosa Heads or
Tewantin Neighbourhood Centre
Zone, or the Noosaville
Business Centre Zone outside of
the Mary Street/Thomas Street
Precinct, the maximum plot ratio
does not exceed:
a) 0.8:1 for the site area up to
and including 2,000 m2; plus
b) 0.3:1 for the balance portion
of the site area in excess of
2,000m2.
S12.9
If in the Mary River Locality
Village Mix Zone, plot ratio does
not exceed 1.0:1
S12.10
If in the Noosa Heads or
Noosaville Locality Visitor Mixed
Use Zone the maximum gross
floor area is equivalent to the
maximum allowable population
in persons multiplied by 40 m2
provided that the gross floor
area does not exceed a total of
13,600m2.
S12.11
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Specific Outcomes Probable Solutions Response
If in the Noosaville Locality
Semi-Attached Housing zone
buildings do not exceed
a plot ratio of 0.45:1.
S12.12
If in the Noosaville Locality
Attached Housing Zone the
maximum gross floor area is
equivalent to the maximum
allowable population in persons
multiplied by 40 m2.
S12.13
Within the Shire Business
Centre Zone, the maximum plot
ratio for development within
the following precincts is:
a) Precincts B1 and B2
combined 0.5:1
b) Precinct B3 - 0.8
c) Precincts E1 to E7 - 0.6
d) Precinct RES - 0.6
e) Precinct REC/MU – 0.1.
Roof Form
O15 S15.1
The proposal does include a
Roof forms— Buildings and structures do not
include roof top terrace areas. roof terrace, as part of the
a) contribute positively to the
local skyline; restaurant space. Justification
b) complement the low density relating to this is included in
character of the locality; Section 5 of the Town Planning
c) do not present an report.
appearance of excessive
bulk to side neighbours (ie.
avoid low pitched roofs or
box profiles/parapets without
eaves); use simple
traditional roof designs; and
d) do not create opportunities
for residents to overlook the
private open space areas of
neighbouring properties.
14.96 Effects of use
Lighting
O19 S19.1
N/A
Lighting associated with the use A 1.5m landscaped buffer
or works does not have an separates any private tennis Outdoor lighting is not proposed
adverse impact upon the court or other sports court from as part of the development.
amenity enjoyed by users of side property boundaries;
adjoining or nearby premises nor
do it cause unreasonable S19.2
disturbance to local fauna. Tennis courts or half courts are
fenced with fencing of 3.6m in
height for a full sized court or
2.4m in height for a half court;
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Specific Outcomes Probable Solutions Response
S19.3
Any lit tennis court or other
sports court is located at least
60m from the external wall of an
existing or approved residential
dwelling on an adjacent or
nearby lot (as measured from
the centre line of the court);
S19.4
For lighting–
a) the vertical illumination
resulting from direct,
reflected or other incidental
lighting emanating from the
site does not exceed 8 lux
when measured at any point
1.5m outside the boundary
and at any level from
ground level upward;
b) all flood lighting is hooded
or baffled to direct lighting
downward or is of a type
that gives no upward
component of light when
mounted horizontally;
c) all flood lighting is setback a
minimum of–
i. 6m from the boundary to any
frontage; and
ii. 2m to any other boundary;
and
d) lighting structures are not
more than 8m in height.
Environmental Protection
O20 S20.1
N/A
The design, siting and Where there is an existing
construction of buildings and building envelope on the lot that The proposal is located on a
structures minimise the clearing contains vegetation protection brownfield site within the
of vegetation and where there is measures, clearing of native Peregian Beach neighbourhood
an existing preliminary approval vegetation and building works do
centre.
for the property that contains not extend beyond the building
vegetation protection measures, envelope, except for the
the proposal is consistent with purposes of a driveway access;
those measures.
S20.2
Where there is no building
envelope existing on the lot,
clearing of native vegetation,
other than for a driveway access
does not extend beyond—
a) 30m of a building or 10m of
a structure on lots greater
than 10ha;
b) 10m of a building or
structure on lots 10ha or
less but more than 0.3ha; or
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Specific Outcomes Probable Solutions Response
c) 3m of a building or structure
on lots 0.3ha or less.
Page 30
DIVISON 17 – LANDSCAPING CODE
Table 14-55 - Landscaping
Specific Outcomes Probable Solution Response
14.133 General requirements
Streetscape and amenity
O1 S1.1 Complies
Sufficient landscaped areas are provided to— Landscaped areas, not less than the minimum
a) enhance the visual amenity and natural areas and dimensions specified in Tables 14-56 The proposal includes soft landscaping in
landscape character of the area, or 14-57, are provided and maintained;
the façade and on the ground level of the
streetscape and local area;
building, interacting with the street.
b) retain natural landscape features, such
as rock outcrops and existing large Further detail is provided in Section 5 of
trees; the Town Planning Report.
c) retain existing native vegetation and
enhance buffer areas around property S1.2
boundaries; Landscaping is designed, planted and maintained
d) suit the relative size and nature of the
in accordance with PSP3 Landscaping Plants and
development and its setting;
e) reduce the visual impact of large or Guidelines.
bulky structures and fencing along
watercourses; and
f) conceal service, carparking and loading
areas of developments;
g) screen incompatible land uses; and
h) provide privacy between any dwelling
units and accommodation units on and
adjoining the site to a height and density
appropriate to the scale of the
development.
Building and landscape design
PO2 AO2.1 Complies
Site layout and building and landscape design— Below ground components of buildings do
not extend beyond the above ground footprint to
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Specific Outcomes Probable Solution Response
a) provides for soft landscaping to be established in and allow for landscaping particularly within building The proposal includes soft landscaping in
around the development; setback areas; the façade and on the ground level of the
b) maximises the retention of large canopy trees;
c) within the Eastern Beaches Locality and Noosa Heads building, interacting with the street.
Locality, avoids the removal of heath vegetation, except Further detail is provided in Section 5 of
where required for internal roads and service and the Town Planning Report.
infrastructure construction;
d) minimises the extent of impervious paved areas; AO2.2
e) provides for suitable plant layouts and densities; Basement carparks do not encroach into
f) facilitates the adoption of appropriate planting techniques; building setback areas;
and
g) considers on-going maintenance requirements to assure
the establishment AO2.3
and ongoing survival of plantings. Plants are grouped in mulched beds rather than
planted individually to provide for optimum
growing conditions and less maintenance;
AO2.4
These plants grouped in mulched beds are not
subject to any hedging maintenance regimes;
AO2.5
Landscaping is designed, planted and
maintained in accordance with PSP3
Landscaping Plants and Guidelines;
AO2.6
Alternatives to impervious pavement are provided
and are located where landscaping and
existing vegetation will benefit from increased
infiltration of rainwater.
Species selection
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Specific Outcomes Probable Solution Response
O3 S3.1 To be conditioned.
Landscaped areas include plant species Plantings—
that— a) comprise plant species identified for the
relevant landscape character area in PSP3
a) are appropriate to the biophysical Landscaping Plants and Guidelines; and
conditions and landscape character of the area; b) avoid undesirable plant species identified in
b) are suitable for the space available, the level of visual and PSP3 Landscaping Plants and Guidelines;
climatic exposure, the the scale of the development; S3.2
c) provide for appropriate levels of shade and sunlight to
For landscaping around pool areas—
occupants of the development throughout the year;
d) minimise the demand for water use; a) no more than 30% of the landscaped area
is a mixture of plants of local origin and
e) in road reserves, provide street trees with effective
exotic plant species, provided none of the
canopy shading having regard to the size and scale of the
plant species are undesirable plants
road reserve and the location of services and other
identified in PSP3 Landscaping Plants and
structures;
f) for street trees in towns are villages, are consistent with Guidelines; and
the existing streetscape character; b) palms are specifically located in group
plantings in accordance with
g) do not cause potential damage to buildings or structures;
PSP3Landscaping Plants and Guidelines;
h) are not harmful to pedestrians, particularly around
schools, childcare centres, shopping areas and other high
S3.3
pedestrian areas;
i) in intensively used environments, can endure high levels Root guards are utilised around species with
of activity; and potentially invasive roots.
j) for rural residential developments, are best suited to less
intensive maintenance and low availability of water for
gardens. functional requirements of the site and
Safety and security
O4 S4.1 To be conditioned.
Landscaping is designed and located to maximise the safety No solution provided.
and security of public and
private areas by— Figure 14-16 — Landscaping allows for
a) clearly defining the boundaries between private and public adequate safe vision at driveways and
spaces; intersections
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Specific Outcomes Probable Solution Response
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 S5.1 To be conditioned.
The provision of landscaping is to a satisfactory standard Landscaping provided which allows adequate
ensuring that it does not visibility for casual surveillance of public and semi-
lead to opportunities for concealment and public spaces, including entrances and exits to
possible assault 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 S6.1 To be conditioned.
Street trees and plantings in towns and villages, carparks and Street trees and trees in carparking areas achieve
other areas where potential conflicts with vehicles and a maximum of 900mm clear trunk height for a
pedestrians are evident, are planted so as to maximise 2.0m high tree at planting and are able to attain a
vehicle and pedestrian safety. clear trunk height of 1900mm on maturity;
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Specific Outcomes Probable Solution Response
S6.2
All scrub planting to be a maximum height of
700mm from the road pavement (not top of kerb).
Services and utilities
O7 S7.1 To be conditioned.
All landscaping works maintain adequate safe distance from Plant species used in landscaping adjacent to
services and utilities including substations, overhead substations, or adjacent to or on electricity
powerlines, power poles and transformers, street lamps, transmission line easements, are less than 4m
stormwater catchment pits, and underground services and high at maturity and do not encroach within 3m of
utilities. a substation boundary;
Figure 14-17 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);
S7.4
Trees and large scrubs are located a
minimum of—
a) 5m from electricity poles and pillars;
Figure 14-18 b) 4m from street lamps;
c) 2m from stormwater catchment pits; and
d) 2m from underground services and utilities;
S7.5
Plants are located to enable tradespersons to
access, view and inspect service meters, such as
water and electricity meters;
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Specific Outcomes Probable Solution Response
S7.6
Root barriers are installed around trees that are
located within 3m of any infrastructures or that
have potentially invasive roots.
Landscaped entry statement
O8 S8.1 N/A
Tree and plant massing are the dominant features of entry No solution provided
statements to residential or commercial estates and are
integrated with the landscape theme of the estate and the
natural landscape character of the locality, rather than the
entry being dominated by built elements such as
masonary walls, waterfalls and assembled rock outcrops. (see
Figure 14-19).
O9 S9.1
Entry statements are low maintenance. Landscaped entry statements are low
maintenance and located entirely within privately
Figure 14-19 Typical estate entrance owned land.
14.134 Specific requirements for Multiple housing & Visitor Accommodation
Private open space
O10 S10.1 N/A
Private open space is— For Multiple housing Types 2 and 4,
a) provided to all dwelling units and accommodation units; each dwelling unit provides for landscaped private
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Specific Outcomes Probable Solution Response
b) of adequate size and dimensions to suits the needs of open space comprising—
occupants; a) for units at ground level, a minimum area of
c) clearly set apart for private use and separate from 25m2 exclusive of the clothes drying area, with
communal areas; minimum dimensions of 4m and maximum
d) directly accessible from a living area of the unit; gradient of 1 in 10 (10%); or
e) located away from noise generating uses; b) for units above ground level, a minimum area
f) capable of receiving adequate sunlight; and of 12m2, with minimum dimensions of 2.5m; or
g) designed to provide for the privacy of c) if small dwelling units within the Business
occupants of the premises and adjoining premises. Centre Zone, a balcony not less than 1.5m
depth and with a minimum area of 4m2;
S10.2
For Multiple housing Types 2 and 4, the private
open space area at ground level is enclosed by
side and rear fencing, screening or dense
landscaping and the landscaping can attain
the equivalent of 60% of the height of the building
on maturity to protect the privacy of residents;
S10.3
For Visitor accommodation no solution
Provided
Communal open space
O11 No solution provided N/A
Communal open space within the development provides
adequate area for children to play and for socialising, and
preferably has a northern aspect.
Screening & Mounding
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Specific Outcomes Probable Solution Response O12 No solution provided N/A Planting is provided between units, adjacent to service and car parking areas and around the Figure 14-20 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. 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 No solution provided N/A Landscaping complements and enhances the existing streetscape character by providing plantings that match the Figure 14.21 Lack of integration with street, scale of buildings within the street. (see Figure 14-21 and unsuited to scale of buildings 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.
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Specific Outcomes Probable Solution Response
Figure 14-22 Continuation of streetscape,
scale of building and landscaping relate well
Passive solar access and energy efficiency
O18 No solution provided N/A
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.
14.135 Specific requirements for Business Uses
Design of commercial and retail spaces
O19 No solution provided Complies
a) Landscaping softens building bulk and creates
pleasant settings for visitors and staff that function well Figure 14-23 Landscaping solutions that The proposal includes soft landscaping in
in an intensively used environment by— providing appear to lessen the impact of building bulk
the façade and on the ground level of the
canopy trees and ancillary shade structures;
building, interacting with the street.
b) using shrubs and garden beds to clearly define public
spaces and pedestrian walkways; Further detail is provided in Section 5 of
c) providing areas for public art, where appropriate; the Town Planning Report.
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 screen planting to conceal service and loading
areas; Figure 14-24 Outdoor eating areas integrate
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Specific Outcomes Probable Solution Response
g) making provision for outdoor dining areas where well with the streetscape
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.
Industrial Business
O20 No solution provided N/A
Landscaping within industrial
developments is designed to— Figure 14-25 Appropriate species at correct
a) maximise retention of existing vegetation; density and height effectively screen bulky
b) provide planting in mulched areas at entrances, along industrial buildings
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.
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Specific Outcomes Probable Solution Response
14.136 Open space areas and road reserves
Active parkland
O21 S21.1 N/A
Landscaping in and around active parkland creates an Landscape works for active parkland
environment that provides functional recreation areas and include—
facilities in a landscaped setting that reflect the natural a) formation of grassed and well-drained
landscape character of the locality. areas for recreation;
b) retention of existing vegetation 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 S22.1 N/A
Landscaping within passive parkland Landscape works within passive parkland
and adjacent to national parks and and adjacent to national parks and conservation
conservation reserves, provides for— reserves, include—
a) the protection and enhancement of native wildlife habitat a) retention of existing vegetation of local origin,
and corridors; including understorey plants and surface
b) the replanting of disturbed areas; mulch;
c) the protection of riparian zones where the site adjoins or b) revegetation of cleared and disturbed areas;
includes a watercourse; c) planting food/habitat trees in areas
d) a relaxed and pleasant environment for visitors, with low supporting important fauna populations and
key, low impact recreation facilities; and including nest boxes where it has been
e) linkages to other open space areas, where appropriate. necessary to clear habitat trees for
development;
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Specific Outcomes Probable Solution Response
d) removal of species identified as undesirable
plant species in PSP3 Landscaping Plants
and Guidelines;
e) enhancement of the area through the
f) provision of walking trails, picnic tables and
bridges;
g) the provision of linkages to the Noosa Trial
Network as identified in Schedule 5 on Map
3, where appropriate;
h) retention of natural ground levels and
i) hydrology within and around these areas; and
minimal grassed areas.
Road reserves
O23 S23.1 N/A
Landscaping within road reserves— A minimum of 1 street tree is provided per lot
a) enhances the streetscape quality and natural landscape or every 8m of frontage, whichever is the greater;
character of the area;
b) provides buffering to adjoining uses; S23.2
c) maintains the functionality of the road reserve for Where vehicles are parked parallel to the
vehicles, pedestrian and bicycles, including providing kerb, landscaping is setback a minimum of
adequate allowance for pedestrians to use the verge; 500mm from the back of the kerb to allow
d) provides for the retention of existing tall trees and adequate access (see Figure 14-26);
remnant native vegetation;
e) allows for the opening of car doors along urban streets; S23.3
f) allows for maintenance or emergency access to service Street trees are planted a minimum of 1m
corridors and utilities; from the back of the kerb in the road reserve
g) maintains site distances to and from corners, verge.
intersections, driveways and pedestrian crossing points;
and Figure 14-26 Allow 500mm for passenger
h) maintains overland stormwater flow to avoid ponding on Access
footpaths, nature strips or adjoining premises.
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Specific Outcomes Probable Solution Response 14.137 Environment protection and conservation Watercourses and drainage lines O24 No solution provided N/A Landscaping works along 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 watercourse 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 S25.1 N/A Landscaping retains and enhances For Koala Habitat Areas shown in Schedule habitats and corridors for native wildlife by— 7—
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Specific Outcomes Probable Solution Response
a) replicating adjacent remnant vegetation, including a) a minimum of 70% of tree species planted on
understorey vegetation; the premises are koala food trees listed in
b) siting landscaped areas to complement and enhance PSP3 Landscaping Plants and Guidelines;
existing vegetation; and
c) retaining old trees (including dead trees) with hollows for b) where koala access is impeded by a fence or
local native fauna habitat; and retaining wall—
d) creating or enhancing vegetation linkages between i. climbing poles are erected at regular
existing habitats; intervals along the structure at an
e) minimising adverse effects to koalas by planting and approximate 45 degree angle on either
retaining appropriate tree species and facilitating koala side of the structure;
movement in koala habitat areas31. ii. plant vegetation within close proximity
(branches touching) on either side of the
fence to provide a natural ladder; and
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.
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 S26.1 N/A
Landscaping works promote the effective use of water through The infiltration and conservation of water is
appropriate plant selection and layout and by maximising optimised through—
opportunities for water infiltration. a) selecting native plant species identified in
PSP3 Landscaping Plants and Guidelines;
b) grouping plants in mulched beds;
c) minimising impervious surfaces;
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Specific Outcomes Probable Solution Response
d) using semi-pervious pavement surfaces;
such as grass cell paving, as an 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
O27 No solution provided N/A
Landscaping works are design and sited to ensure the stability
of soils and minimize 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.
14.138 Carparking areas
Off street carparks
O28 S28.1 N/A
Landscaping of carparking areas is designed to— One advanced canopy tree32 (a minimum of
a) reduced the visual impact of the development; 100 litres pot size) is provided—
b) provide for advanced canopy trees to shade vehicles a) in towns and villages, shopping centres or
and to reduce reflected radiation; commercial areas— for every 4
c) ensure canopy trees are protected from vehicle b) carparking spaces; otherwise—for every 6
damage by providing adequate sized garden beds; carparking spaces;
d) maximise opportunities for infiltration of rainwater on-
site; and S28.2
e) minimise contaminated runoff entering the stormwater A minimum area of 5m2 is provided around
system and watercourse. each canopy tree, which is mulched and treated
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Specific Outcomes Probable Solution Response
S28.3
Plants are grouped in mulched beds rather
than using individual, evenly spaced trees and
scrubs;
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;
S28.5
Runoff from carparking areas is directed to
landscaped areas to minimise contaminate runoff,
including hydrocarbons, entering the stormwater
system and watercourses;
S28.6
Garden mounding is incorporated into carparking
areas adjacent to frontages;
S28.7
Surface and subsurface drainage swales are used
to maximise stormwater infiltration;
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 S29.1 N/A
Where vehicles are parked parallel to the kerb,
landscaping is setback a minimum of
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Specific Outcomes Probable Solution Response
Edges to parking and turning spaces for on street parking are 500mm from the back of the kerb to allow
landscaped to provide shade and screening, while ensuring adequate access (see Figure 14-27);
adequate access to vehicles.
S29.2
Figure 14-27 Allow 500mm for passenger access Street trees are planted a minimum of 1m
from the back of the kerb in the road reserve
verge.