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Appendix A - Response to Noosa Plan
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Log in to see the plans as drawnAPPENDIX A – Response to Noosa Plan 2006 JFP Ref: M1775 Page 25 [OCR of page images] ARONA URBANCONSULTANTS APPENDIX A — Response to Noosa Plan 2006 JFP Ref: M1775 Page 25
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PART 3 DESIRED ENVIRONMENTAL OUTCOMES DEOs Comments The desired environmental outcomes for Noosa Shire are as follows— a) AGRICULTURE USES Agricultural uses contribute to Noosa Shire’s economy, environment, rural heritage and hinterland character by; The site has very limited opportunity for viable and sustainable rural production or i) ensuring land is suitable for sustainable agricultural uses and environmental impacts agricultural purposes. This is due to the site’s location adjoining urban development as are avoided and managed through effective land management practices including: well as limitations due to environmental constraints and limited area. The proposal a. avoiding land clearing, loss of significant habitat, visual scarring of significant therefore does not fragment or alienate the land given the close proximity of urban landscapes, impacts on downstream land and groundwater, environmental harm and development and limited cleared areas. erosion; and b. management of fertiliser applications. Please also refer to Agricultural Assessment undertaken by Resource Planning Services – ii) conserving land for economically viable and environmentally sustainable agricultural RPS Pty Ltd (incorporating LRAM Pty Ltd) in Appendix B. purposes; iii) preventing the fragmentation of agricultural land; iv) facilitating the growth of non-traditional, high value crops that have minimal impact on the natural environment or adjacent crops; v) facilitating the growth of non-traditional animal husbandry practices such as aquaculture, where it does not alienate agricultural land or have a detrimental impact upon the environment; vi) protecting agricultural pursuits from incompatible uses, particularly those more suitably located within the urban growth boundary; vii) improving opportunities for mutually beneficial enterprises that are complementary to agriculture and other non-agricultural uses that do not diminish agricultural production, such as roadside stalls, farm gate sales, home based occupations and visitor accommodation; viii) adopting water and energy efficient practices; ix) providing opportunities for value added industries before agricultural produce leaves the farm gate; x) maintaining an economically viable and environmentally sustainable agricultural sector by responding to changes to traditional markets and the emergence of new markets such as farm forestry, macadamias, small scale specialised crops and agricultural tourism; xi) ensuring genetically modified crops employ farm management practices for the planting and raising of crops to avoid adverse impact on adjacent crops or those downwind or downstream; xii) ensuring new uses that are sensitive to chemicals, dust or noise are not located in JFP Ref: M1775 Page 1
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DEOs Comments
rural areas close to farms or agricultural lands; and
xiii) recognising agriculture as a significant lifestyle contributor with part time small scale,
often high value, operations as an attraction to rural areas.
g) OPEN SPACE, ENVIRONMENT & CONSERVATION FUNCTIONS The development protects open space networks and natural environment and minimises
Networks of open space and natural habitat, vegetated lands, wetlands, watercourses impacts through the dedication of over half the site as parkland, with additional
and riparian zones are sensitivity managed and protected and avoid as far as practicable vegetation protected by covenant.
or, where avoidance is not practicable, minimise adverse impacts resulting from
development by - This will ensure that the development:
i) protecting and managing the natural environment in a way that—
a. supports the economy through the tourism industry and contributes to the region’s maintains and improves landscape character and visual amenity;
competitive advantage and lifestyle; protects, rehabilitates and enhances ecologically important areas;
b. maintains and improves landscape character and visual amenity; maintains the conservation of high proportions of vegetated land, as compared
c. builds ecological resilience and capacity to adapt to a changing climate; to developed land, to distinguish Noosa Shire from other parts of south-east
d. provides passive, nature-based recreation and educational opportunities including Queensland;
appropriate eco-tourism facilities; maintains the distinct vegetated character of Noosa Shire.
e. defines the boundaries to or of each of the distinct urban localities of Noosa Shire; and
f. provides linkages beyond Noosa Shire’s boundaries; Please also refer to Ecological Assessment undertaken by Cardno within Appendix C.
ii) ecologically important areas being protected, rehabilitated and enhanced including
their condition, extent, diversity and connectivity to maintain and improve biodiversity,
landscape stability, resilience and ecological integrity of the natural environment;
iii) koala habitat, connectivity and safety being maintained and improved, contributing to
a net gain in koala habitat assisting with the long term stabilisation and recovery of viable
populations across Noosa Shire, Sunshine Coast and South East Queensland;
iv) koala habitat offsets being applied only as a last resort and achieving an equivalent or
better environmental outcome and additional protection to environmental values at risk
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or additional management actions to improve environmental values ;
v) terrestrial and aquatic biodiversity values and water quality within the Noosa River
system being protected;
vi) natural waterways and wetlands being maintained in their natural state with
development providing for rehabilitation and enhancement to improve ecological
functioning and water quality;
vii) constructed water bodies including canals not being created except where maintained
as private assets and used for other than water treatment purposes;
viii) protecting and improving the quality of ground and surface water in a manner that
ensures its long term environmental values, ecological integrity and sustainability;
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DEOs Comments
ix) maintaining coastal foreshores including near shore marine environments, beaches,
dunes, rocky headlands, beaches and river mouths in their natural state;
x) ensuring development protects coastal resources and values and provides for physical
coastal processes to occur naturally where adverse impacts are avoided as far as is
practicable, or where avoidance is not practicable, minimised and mitigated;
xi) maintaining the conservation of high proportions of vegetated land, as compared to
developed land, to distinguish Noosa Shire from other parts of south-east Queensland;
xii) maintaining the distinct vegetated character of Noosa Shire and the retention of
natural vegetation and landscaping with native species;
xiii) protecting sensitive areas of native bushland from the impacts of urban activities
such as domestic animals, escaped garden weeds, fertilisers and stormwater run-off;
xiv) increasing the amount of land protected for conservation purposes under public
ownership that ideally represent the full range of habitats and species found across
Noosa Shire, forming corridors for the safe movement and successful breeding of wildlife
within the Shire and beyond;
xv) the integrity of conservation reserves being supported by wider networks of open
space across Noosa Shire and beyond, comprising both natural habitat and areas capable
of regeneration or rehabilitation;
xvi) the upper reaches of the Noosa River remaining substantially undeveloped and
development in the lower reaches being consolidated within existing settlements to
protect the integrity of core habitats within ecologically important areas and connecting
linkages; and
xvii) development not impacting on views and vistas that characterise particular localities
in Noosa Shire including views to or from watercourses, beaches or riparian corridors
avoiding visual scarring of the hill slopes.
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Koala offsets under the South East Queensland Koala Conservation State Planning Regulatory Provisions
(SPRP) may only be applied where located in areas shown as bushland habitat, high value rehabilitation habitat
or medium value rehabilitation habitat identified in the SPRP koala habitat values map.
i) RESIDENTIAL USES
Urban and rural settlement for residential use is contained within the defined urban The proposed rural residential development is located on the edge of the urban growth
growth boundaries shown on zoning maps ZM1- ZM9 by - boundary. However, it is considered that the land is subject to existing land use rights as a
i)development being within the planned capacity for roads, community services and result of the original rezoning approval.
infrastructure for the particular locality;
ii) providing Noosa Shire’s population access to a broad range of safe, secure and In addition, the proposed development including the change:
affordable housing that specifically caters for the current and projected demographic, has been designed with consideration of the planned capacity for roads,
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DEOs Comments economic and social profile of the community; community services and infrastructure for the particular locality; iii) development being consistent with the character and amenity of the particular will provide additional housing choice to meet the expectations of Noosa Shire’s locality; population to have access to a broad range of safe, secure and affordable iv) development considering the landform, natural environmental and climatic conditions housing, that specifically caters for the current and projected demographic, of the locality; economic and social profile of the community; v) employing water conserving design principles; is compatible with the character and amenity for the particular locality; vi) being conveniently located with access to urban services employment and has been designed around existing landform, natural environmental and climatic infrastructure; conditions of the locality; vii) being suitably separated from incompatible land uses; will ensure any subsequent dwelling house on each allotment will be designed viii) residential environments maintaining the values identified in the Community Vision; to meet relevant energy efficiency and water conserving design principles; ix) considering the impact new development has on resident perceptions of Noosa is conveniently located with access to urban services employment and Shire’s natural resources, open space, clean environment, integration of the landform infrastructure; and and landscape, character, natural environment and resident lifestyle; is consistent with adjoining and surrounding land uses. x) open space or farming being the predominant landuse in rural areas, ensuring urban or is predominantly characterised by an open space landscape setting, with over rural settlements do not impact on the role performed by those landuses; half the site dedicated as parkland, with additional vegetation retained under xi) development upholding the quality lifestyle and amenity sought by residents of Noosa covenant within large rural lifestyle lots. Shire with consideration given to density, noise, accessibility to community services and infrastructure, security, traffic and aesthetics; xii) development contributing to Noosa Shire being distinct from other urban and rural settlement environments in South-East Queensland; xiii) employing energy efficiency principles in design, minimising the reliance on fossil fuels for thermal comfort and water heating; xiv) responding to the changing housing needs of the community, including changing demographics, changing composition of households, ageing and in-migration, whilst not impacting on the amenity of residential neighbourhoods or environmental values; xv) urban and rural settlements not only satisfying the needs and aspirations of residents, but in many cases also meeting requirements of visitors; and xvi) making provision for, and coordinating the delivery of, infrastructure to support population growth resulting from residential development including water, sewerage, community services, roads and the like. l) INFRASTRUCTURE AND SERVICES The efficient provision and use of services such as water, sewerage, power, Complies. All relevant infrastructure and services for the rural residential development telecommunications and waste disposal caters for the needs of residents and visitors, will be provided to a suitable standard to meet the needs of the proposed land use. These relative to their location within Noosa Shire by – matters have been appropriately conditioned on the existing development approval. i) ensuring the ongoing viability of existing infrastructure services and facilities are JFP Ref: M1775 Page 4
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DEOs Comments protected from the impacts of development;. ii) protecting existing and future bulk water infrastructure and corridors from development iii) and the encroachment of sensitive uses that would compromise the corridor integrity and the efficient delivery and functioning of the infrastructure; iv) maintaining an appropriate level of infrastructure and servicing to coastal urban residents and visitors including power, telecommunications, garbage collection and potable water; v) employing innovative, environmentally sensitive approaches to water collection and effluent disposal to rural households not connected to reticulated water or sewerage; vi) encouraging recycling of refuse; vii) ensuring telecommunication infrastructure allows people to work and study from home and access goods and services over the internet; viii) telecommunication towers and other installations not locating in visually prominent locations; ix) recognising some residents obtain their energy needs from renewable energy sources rather than relying on mains power; and x) ensuring water and energy are used efficiently in an attempt to reduce greenhouse gas emissions and pressures on the supply of resources. JFP Ref: M1775 Page 5
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DIVISION 15 OVERALL OUTCOMES FOR TEWANTIN AND DOONAN LOCALITY
Overall Outcomes Comments
12.7.1 The overall outcomes are the purpose of the Tewantin & Doonan Locality Code.
12.7.2 The overall outcomes sought for the Tewantin & Doonan Locality are the following—
a) New uses and works are located, designed and managed to— Complies. The proposed development has been located, designed and managed:
i) be compatible with other uses and works; To be compatible with other uses and works through appropriate design layout
ii) maintain the safety of people and works; including road network design compatible with adjacent and surrounding uses;
iii) avoid significant adverse impacts on the amenity enjoyed by users of other To appropriately cater for the safety of people and works and is consistent with
premises including acoustic and visual qualities; and current standards including bushfire management and flooding requirements;
iv) avoid significant adverse effects on the natural environment, including native To ensure no adverse impacts on amenity of adjoining or surrounding premises as
habitat removal, fragmentation and attrition; vegetation buffers will be retained which will maintain visual qualities.
Vegetation clearing is limited to ensure no significant impacts on the natural
environment. Development has been designed around already disturbed/ cleared
areas on the site.
b) Development is consistent with the Priority Infrastructure Plan in Part 15. An Adopted Infrastructure Charges Notice has been issued for the site. Therefore,
infrastructure contributions will be made towards applicable trunk networks within the
locality.
c) Urban development is limited to land within the Urban Growth Boundary as shown on The site is situated on the edge of the Urban Growth Boundary and is considered to be an
Map ZM9; appropriate extension of existing urban and rural residential development patterns.
d) The Tewantin and Doonan Locality lies in the south-eastern part of Noosa Shire Noted.
bounded by-
i. State Forest, McKinnon Drive and Cooroibah Creek and Lake Cooroibah in the north;
ii. Noosa River and Lake Doonella in the north-east;
iii. State Forest, Eenie Creek and Lake Weyba in the south-east;
iv. the Shire boundary in the south; and
v. Sunrise Road and Tinbeerwah Road in the west;
e) The locality is maintained as part of a complex system of lowlands and uplands, The rural residential development has a reduced development footprint which sensitively
draining through a variety of sensitive wetlands, watercourses and catchments through responds to the characteristics of the locality.
which the Noosa River and its associated lakes and tributaries flow, resulting in relatively
poor drainage with areas frequently inundated by floodwaters or becoming boggy during,
and for long periods after, wet weather;
f) The landform is characterised by lowlands, with gentle undulations, relatively poor soil Noted.
in the lower areas, marginally improved soils on the low ridges and a high water table;
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Overall Outcomes Comments
g) Noosa River, its tributaries and lakes fringed by mangroves are protected; The development ensures that tributaries are protected with suitable setbacks and
buffers. Please refer to amended Plans of Development and Ecological Assessment
prepared by Cardno in Appendix C.
h) Lowlands drain to Cooroibah Creek and Wooroi Creek in the north and Eenie Creek and Noted. The development will be provided with appropriate stormwater drainage and
Keyser Creek in the south; treatment.
i) The diverse landscape fabric is protected including paperbark wetlands, mangroves, The proposed development provides significant contribution to protection of landscape
heath lands and scribbly gum forests, particularly along the broad drainage paths and in fabric through dedication of over 59 hectares (54.04% of the total site area) as park.
areas with a high water table; Please refer to amended Plans of Development and Ecological Assessment prepared by
Cardno in Appendix C.
j) The low ranges of the Noosa River system support substantial eucalypt forests and form Please refer to amended Plans of Development and Ecological Assessment prepared by
a natural boundary to the locality; Cardno in Appendix C.
k) The vegetated ranges that form part of the western vista enjoyed by many other parts Please refer to amended Plans of Development and Ecological Assessment prepared by
of the coastal urban area of Noosa are protected; Cardno in Appendix C.
l) Key features of the landform and landscape are protected including— It is considered that the development will significantly contribute to ensuring landform
i. Harry Springs Conservation Park and part of the Great Sandy National Park; and landscape is protected, given the dedication of over 59 hectares to parkland.
ii. Tewantin State Forest, which includes Mount Tinbeerwah and the range systems of the
sub-coastal escarpment that dominate the vistas to the west viewed from many parts of
the locality;
iii. the values attached to the Noosa River, Lake Cooroibah, Lake Doonella, Lake Weyba
and Cooroibah, Wooroi, Cranks, Eenie and Keyser Creeks; and
iv. land with Crown Reserve status adjacent to Cooroibah Creek, the Noosa River and
Wooroi Creek;
m) The Tewantin & Doonan Locality retains its primary role of providing housing for Complies. The development’s primary role will be for providing housing for permanent
permanent residents; residents.
n) – x) Not applicable
y) Rural settlement, at varying densities consistent with the environmental constraints of The proposed development for rural residential lots has been designed to achieve an
the area, offer high levels of amenity and moderate to high levels of convenience, appropriate density consistent with the environmental constraints on the site. The
accessibility and servicing; development achieves a high level of amenity and has moderate to high levels of
convenience, accessibility and servicing given its close proximity to the townships of
Tewantin and Noosaville.
z) Rural settlement and open space are the dominant land uses south of the Tewantin The site is situated south of Tewantin State Forest and proposes rural residential / rural
State Forest, and serve to define the boundaries of the coastal urban area of Noosa; settlement style lots. It is noted that open space on the site will remain the dominant
land use through parkland dedication comprising 54.04% of the site plus additional areas
protected in perpetuity through the establishment of vegetation covenants.
aa) Rural settlements provide tranquil, bushland settings, where open space, privacy and The proposal, including its reduced development footprint, ensures that a tranquil
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Overall Outcomes Comments rural and ocean vistas are key features; bushland, open space setting are key features. bb) Rural communities have relatively close proximity to services and recreation Noted. attractions in the coastal urban part of Noosa including Tewantin, Noosaville, Noosa Heads, Cooroy and areas to the south; cc) Rural settlements are largely without reticulated water and sewerage; Noted. dd) Access to Noosa-Eumundi Road and the coastal centres of Noosa is maintained for Not Applicable. residents in Doonan; ee) The urban boundaries of Tewantin remain defined by vegetated edges provided by The site is not located in Tewantin. Tewantin State Forest, Harry Springs Conservation Park, Lake Doonella and the floodplains of the Noosa River and Cooroibah, Wooroi, Eenie and Keyser Creeks; ff) – gg) Not applicable. hh) The following roads are protected as part of Noosa’s major road network— The site is situated adjacent to Walter Hay Drive. The major road network is protected i Cooroy-Noosa Road; through limited access arrangements as proposed on the amended plan of development. ii Eumundi Road; iii Emu Mountain Road; iv McKinnon Drive, and parts of Butler Street; v Poinciana Avenue; vi Sections of Doonella Street, Memorial Avenue and Sidoni Street; vii Walter Hay Drive; viii Beckmans Road; and ix Sunrise Road; ii) The key character and entry-defining role of the following roads are protected from The proposed very low density development includes vegetated buffers which protect the visually intrusive development— character and entry- defining nature of Walter Hay Drive. i eastern approach along Hilton Terrace, looking across Lake Doonella where Casuarinas, Eucalyptus, Mangroves and Melaleucas flank the lake shore and Noosa Harbour Marine Village occupies the riverside; ii western approach along Cooroy-Noosa Road past Tewantin State Forest, the golf course and sports fields; iii northern approach along McKinnon Drive past Harry Springs Conservation Park and open space associated with rural settlement and sports fields; and iv from the south along Walter Hay Drive and Eumundi Road, flanked by State Forest, bushland and rural residential development; jj) Tewantin contributes to the Shire’s social and economic well-being through the Not applicable. retention of— i the significant business and community activities generated in or by the Tewantin JFP Ref: M1775 Page 8
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Overall Outcomes Comments
Business Centre;
ii access to the Noosa North Shore area, via the ferry crossing at Moorindil Street;
iii visitor and resident entertainment, dining; boating-related activities at Noosa Harbour
Marine Village;
iv recreational opportunities based on the watercourses and State forest;
v caravan parks providing low cost visitor accommodation opportunities;
vi the primary school;
vii aged care facilities and retirement communities;
viii major sporting facilities including those of the Noosa District Sports Complex and the
Tewantin-Noosa Golf Club;
ix the coastal landfill facility and associated recycling and waste collection facilities in the
south of the locality; and
x State forest resources;
kk) The environmental, aesthetic and scenic values of the locality, or watercourses just The design layout has ensured that key environmental values are protected and
outside the locality, are protected and maintained. These include— maintained. This includes dedication of over 59 hectares of parkland and reduction in the
i) the Noosa River; approved development footprint. Vegetation covenants over other significant vegetation
ii) Lakes Cooroibah, Doonella and Weyba; outside the dedication have also been conditioned. This will protect and maintain the
iii) Cooroibah, Wooroi, Cranks, Eenie and Keyser Creeks and their environmental, aesthetic and scenic values of the locality.
associated riparian communities;
iv) Mt Tinbeerwah;
v) the vegetated range systems, particularly in areas close to or visible
from Eumundi Road, Cooroy-Noosa Road and Beckmans Road;
vi) Tewantin State Forest;
vii) views to Noosa North Shore;
viii) lowland areas in their natural state; and
major open space network links between Lake Cooroibah, Tewantin State Forest, Lake
Weyba and open space areas to the south;
ll) Areas of native remnant or regrowth vegetation, including their biodiversity and The proposal includes a reduced development footprint to increase opportunities to
habitat values are protected; retain remnant and regrowth vegetation.
In addition, the development has been designed within already cleared or predominantly
disturbed areas. Significant areas containing native vegetation will be dedicated to
parkland which will protect biodiversity and habitat values. Further vegetation outside
the park dedication will also be protected through the implementation of vegetation
covenants.
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Overall Outcomes Comments
mm) Development provides for low impact nature-based recreation activities in and Not Applicable.
around the Noosa River over other forms of more intensive recreation.
nn) – ss) Not Applicable
tt) For the Rural Settlement Zone—detached housing on large lots— The development proposes Rural Residential lifestyle lots on land adjacent to the Rural
i is the dominant building form, to the general exclusion of other uses; Settlement Zone.
ii incorporate designs that respond to, and are integrated with site characteristics
including slope and native vegetation; Notwithstanding, the design of the subdivision layout responds to the site’s
iii contribute to the rural or semi-rural character and amenity of the area; characteristics; and contributes to the rural and semi-rural amenity and character of the
iv may be located in close proximity to working farms or other rural industries; and locality through dedication of over 59 hectares of the site as park.
v offers a relaxed rural lifestyle for residents;
Please refer to amended plans of development and Ecological Assessment in Appendix C.
uu) For the Rural Zone—rural land is protected and appropriately managed such that:- The development is considered appropriate, given that the site adjoins the urban fringe
i) the scenic and environmental values, the distinct rural amenity and agricultural of Noosaville, is the next in sequence and is surrounded by urban and rural residential
productivity of the locality are preserved and are not adversely impacted as a development to the north and west of the site which is compatible and similar in nature.
consequence of development on or adjacent to that land; and The development has been carefully designed to ensure environmental values on the site
ii) locally appropriate enterprises such as bed and breakfast accommodation, are protected and appropriately managed.
farmstays, cabins, camping grounds, roadside stalls and home based businesses
enhance the economic sustainability of the hinterland; and The scenic and environmental values of the locality and site will be preserved through
dedication of parkland and retention of vegetation by covenants. The site does not
provide for viable agricultural purposes due to environmental constraints, limitation of
land area and proximity to existing residential land uses.
Please refer to Agricultural Assessment in Appendix B and Ecological Assessment in
Appendix C.
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DIVISION 16 SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE TEWANTIN AND DOONAN LOCALITY
Specific Outcomes Probable Solutions Comments
12.8 Effects of use
Amenity No solution provided. O1 – The development is located and designed for very
O1 Uses are located, designed and operated to avoid low density rural residential lifestyle purposes which will
significant adverse changes to the light, air quality, noise, not adversely impact on light, air quality, noise,
accessibility or other conditions enjoyed by users of accessibility or other conditions of adjoining or nearby
associated, adjoining or nearby uses. residential uses.
Major road network No solution provided. O2 – The proposed development does not adversely
O2 The function of, and visual amenity and character impact on the function, visual amenity and character
surrounding the major road network, including Eumundi– surrounding Walter Hay Drive or Eumundi-Noosa Road.
Noosa Road, Beckmans Road, Cooroy–Noosa Road,
Poinciana Avenue, Moorindil
Street, Emu Mountain Road, Doonella Street, Memorial
Avenue, Sidoni Street, Walter Hay Drive, Sunrise Road,
McKinnon Drive and Butler Street is protected and
enhanced.
12.9 Built form
Density No solution provided. O3 - The very low density nature of the proposal is
O3 The density of development within the site area— compatible and consistent with surrounding development.
a) is compatible with surrounding development; The ultimate built form will be low impact whilst
b) does not exceed— maintaining natural site characteristics including native
i. for the Semi-Attached Housing Zone— 1 dwelling vegetation.
unit per 300m² of site area, with a maximum
population density of 100 persons per hectare;
and
ii. for the Attached Housing Zone—a maximum
population density of 100 persons per hectare;
and
iii. for the Business Centre Zone— maximum
population density of 100 persons per hectare
with the exception of a visitor hostel at the Royal
Mail Hotel site (Lot 1 on RP845244 & Lot 3 on
RP40197) which has an allowable population
density of 320 persons per hectare exclusively for
such a use; and
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Specific Outcomes Probable Solutions Comments
iv. for the Community Uses Zone maximum
population density of 320 persons per hectare
exclusively for the purposes of 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 S4.1 The maximum height of buildings and other structures O4.1 - A dwelling house on each lot will need to comply
O4 Buildings and other structures— is– with height and siting requirements as part of subsequent
a) are low rise and present a building height consistent a) if in the Business Centre Zone—10m building works application approval process in accordance
with structures on adjoining and surrounding land; unless within 10m of either Blakesley with QDC, BCA and Council’s requirements at the time of
b) have a maximum building height of 2 storeys; Street or Sidoni Street in which case it is lodgement.
c) do not visually dominate the street, 8m;
surrounding spaces or the existing skyline; b) if in the Rural or Rural Settlement
d) preserve the amenity of surrounding land including Zone—8m, or 9m where the pitched roof but no other
access to sunlight; part of the building or
e) respect the scale of surrounding vegetation; and structure exceeds 8m; or
f) respond to the topography of the site and minimise cut c) in all other zones—8m.
and fill (eg. by stepping down the slope or using
suspended floor construction, for sloping sites).
Setbacks S5.1 Buildings and structures comply with the setbacks O5 - The design and siting of the proposed lots provides
O5 Buildings and other structures are specified in Schedule 1 - Minimum Boundary Setbacks. suitable areas for siting a dwelling house on each lot whilst
appropriately designed and sited to— also preserving vegetation and buffers to existing
a) provide amenity for users of the premises as well as vegetated areas on site.
preserve the visual and acoustic privacy of adjoining and
nearby land uses; Reference is made to conditions 6 & 7 in respect to Plan of
b) preserve any existing vegetation that will buffer the development/setbacks which are consistent with Schedule
proposed building from adjoining uses; 1 – Minimum Boundary setbacks. The ultimate
c) allow for landscaping to be provided between buildings; development will achieve O5 also through conditions 38 to
and 42 which requires land to be dedicated to parkland for
d) maintain the visual continuity and pattern of buildings environmental purposes and condition 61 which specifies
and landscape elements within the street; and applicable bushfire building setbacks.
e) help protect the natural character and visual amenity of
the Noosa River system and other watercourses and lakes. A dwelling house on each lot will need to comply with
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Specific Outcomes Probable Solutions Comments
relevant setbacks and siting requirements as part of
subsequent building works application approval process in
accordance with QDC, BCA and Council’s requirements at
the time of lodgement.
Site cover, gross floor area and plot ratio No solution provided. O6, O7, O8, O9 & O10 - Not applicable. A dwelling house
O6 The site cover, gross floor area and plot ratio of on each lot will need to comply with relevant
buildings and other roofed structures— requirements as part of subsequent building works
a) results in a building scale that is compatible with application approval process.
surrounding development;
b) does not present an appearance of bulk to adjacent
properties, roads or other areas in the vicinity of the site;
c) maximises the retention of existing vegetation and
allows for soft landscaping between buildings;
d) allows for adequate area at ground level for outdoor
recreation, entertainment, clothes drying and other site
facilities; and
e) facilitates onsite stormwater management and vehicular
access.
O7 Site cover—
a) for a class 1 or class 10a building within a 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 the upper storey(s), or
40% for all storeys for a building of 2 or more
storeys;
b) for other classes within a Detached Housing Zone does
not exceed—40%;
c) for the Semi-Attached Housing Zone does not exceed
40%; or
d) for the Attached Housing Zone does not exceed 40%.
O8 For Multiple Housing Type 2 development has a
maximum plot ratio of 0.45:1.
O9 For Multiple housing Types 3 or 4, Visitor
accommodation Type 4 or the accommodation unit
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Specific Outcomes Probable Solutions Comments
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
40m².
O10 For the Neighbourhood Centre Zone and the Business
Centre Zone the maximum plot ratio does not exceed—
a) 0.8:1 for the first 2,000m² of site areas; plus
b) 0.3:1 for the balance of the site areas in excess of
2,000m².
Flooding and drainage68 S11.1 For new buildings or structures or additions of more O11 - Complies. Reference is made to the requirements of
O11 Buildings and other works are designed and sited to— than 50m2 gross floor area to an existing building or the current conditions 68 to 73 with respect to possible
a) provide flood free access to premises and flood free structure, floor levels for habitable rooms are— flooding.
habitable areas; a) for areas where minimum floor levels are available—not
b) allow only minor, short term and infrequent flooding of less than the specified level; A dwelling house on each lot will need to comply with
non-habitable areas; b) for areas where flood modelling is available—a relevant freeboard and habitable floor level requirements
c) ensure carparking areas can be adequately drained; minimum of 300mm above the modelled flood level; and (if necessitated) as part of subsequent building works
d) ensure drainage does not adversely impact upon other c) for areas where flood modelling is not available, a application approval process.
premises; and minimum of 300mm above the highest known flood level;
e) ensure filling or excavation does not AND
adversely impact upon other premises by— S11.2 Where Council infrastructure is available—
i. causing ponding of water on the site or a) any drainage (from buildings and land) flows to that
nearby land; infrastructure; and
ii. increasing flooding, which adversely b) the infrastructure has the capacity to accept any
affects the safety or use of any land additional loading;
upstream and downstream; and AND
iii. adversely affecting the flow of water in S11.3 For Residential Uses—
any overland flow path. a) where slab on ground construction is used, filling does
68
Information on minimum floor levels and flood levels for some parts of not extend more than 1m beyond the building footprint
the Shire is available from Council. These provisions are not limited to
and access to car parking areas, measured from outer
areas shown as Flood Hazard Areas on overlay maps OM1.3-9.3.
walls of the building; or
b) the design consists of a suspended floor construction;
AND
S11.4 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
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Specific Outcomes Probable Solutions Comments
pumping; or
S11.5 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
S11.6 Basements for non-residential uses have flood
immunity above the 1% AEP defined 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.
Sloping sites S12.1 Buildings are of split level design that step down the O12 - Not Applicable. The site is not subject to steep land.
O12 On sloping sites, buildings and structures are designed slope or have suspended floor construction;
to maximise the use of natural slope and minimise the AND
need for cut and fill. S12.2 Cut or fill is less than 2m in depth relative to natural
ground surface;
AND
S12.3 The distance between the ground and the lowest
part of the floor of the building does not exceed 3m.
Roof form S13.1 Except for the Business Centre Zone, the main roof S13.1 & S13.2 - A dwelling house on each lot will need to
O13 Roof forms— of the building has a roof pitch no less than 5 degrees and comply with roof form design elements as part of
a) contribute positively to the local skyline; has minimum 600mm eaves to at least 75% of the subsequent building works application approval process.
b) complement the low density character of the locality; perimeter of the building;
c) do not present an appearance of excessive bulk to side AND
neighbours; S13.2 Buildings and structures do not include roof top
d) use simple traditional roof designs; and terrace areas.
e) do not create opportunities for residents to overlook
the private open space areas of neighbouring properties.
Landscaped setting No solution provided. O14 & O15 - Complies. The design layout ensures the
O14 Tall trees and native vegetation add to the character retention of significant vegetation on the site., comprising
of the locality and are retained; over 54% of the site as park.
AND
O15 Existing character trees such as eucalypts, poincianas, Please refer to Ecological Assessment prepared by Cardno
melaleucas and figs are retained. in Appendix C.
The development approval requires significant tree
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Specific Outcomes Probable Solutions Comments
retention as part of condition 45.
12.10 Environment, Conservation and Recreation
Environment and cultural heritage values No solution provided O16 - Complies. The design layout has generally been
O16 There are no significant adverse effects on Editor’s note: PSP24 – Effluent Disposal details designed to avoid environmental constraints.
biodiversity, native vegetation, native fauna habitat, requirements for the design and siting of effluent disposal Please refer to Ecological Assessment prepared by Cardno
landscape quality, water quality or cultural heritage values, systems where located outside a sewerage service area. in Appendix C.
including those related to— Compliance with PSP24 will be considered as part of
a) changes to natural drainage; Council’s assessment of the plumbing and drainage
b) disturbance of the wetland system; application
c) management of landslide and fire risk;
d) erosion and the transport of sediments off site;
e) unmanaged public access;
69
f) effluent disposal ;
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features,
including natural features, of cultural heritage significance.
69
Council may request additional information on the proposed method
of effluent disposal to ensure the nature of the development is
compatible with environmental values. Refer to PSP1 – Information
Council May Request.
Open space network S17.1 Open space corridors and existing O17 – Complies. The proposed development extends and
O17 An integrated open space network is established, native vegetation in areas indicated in consolidates the open space network through protection
enhanced and protected throughout the locality to— Schedule 5 – Map 3 are protected from of environmental corridors. Development has been
a) provide for both passive and active fragmentation and encroachment by development. designed around predominantly disturbed areas on the
recreational pursuits; site. Pedestrian and bicycle facilities is required to be
b) provide connectivity for pedestrians, cyclists, and horse provided for this development as part of conditions 25 to
riders; 29.
c) provide access to Community Uses and buildings, public
open space and the Noosa River; Please refer to Ecological Assessment prepared by Cardno
d) provide habitat connectivity for wildlife; in Appendix C.
e) protect watercourses and drainage lines;
f) protect vegetation on steep slopes; and
g) form a scenic backdrop for residential development.
Noosa Trail Network S18.1 No solution provided O18 & O19 - Complies. Pedestrian and bicycle paths are
O18 A comprehensive network of bridle trails and S19.1 Development includes linkages to or between required to be provided for this development as part of
pedestrian and bicycle links is established, enhanced and existing or future components of the Noosa Trail Network, conditions 25 to 29.
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Specific Outcomes Probable Solutions Comments
protected incorporating road reserves, State forests, as indicated in Schedule 5 – Map 2;
Council owned land and AND
private lands consistent with the lifestyle and outdoor S19.2 Development does not have an
recreation needs of the Shire’s residents and visitors; adverse impact on the access functions of the Noosa Trail
AND Network as indicated in Schedule 5 – Map 2, including
O19 Existing and future pedestrian, bridle trail or bicycle severing of existing or future linkages; or
linkages are retained as part of a Shire wide trail network. S19.3 Alternative linkages to those
indicated in Schedule 5 – Map 2 are provided;
AND
S19.4 Linkages to the Noosa Trail Network are designed
and constructed in accordance with—
a) Australian Standard 2156.1 Walking
Tracks Part 1: Classification and
Signage to a minimum of a Class 4
Standard; and
b) Australian Standard 2156.2 Walking
Tracks Part 2: Infrastructure Design.
Pedestrian and bicycle pathways S20.1 Pedestrian and bicycle pathways are provided and O20 - Complies. Pedestrian and Bicycle paths are required
O20 Safe and convenient pedestrian and bicycle pathways retained where indicated in the Priority Infrastructure Plan to be provided for this development as part of conditions
are provided and retained between and around key in Part 15; 25 to 29.
destinations. AND
S20.2 Contributions toward pedestrian and bicycle
pathways are provided in accordance with the Priority
Infrastructure Plan in Part 15.
70
Noosa River O21 - Not Applicable. Development is not for commercial
O21 Commercial development on and adjacent to the S21.1 No solution provided development adjacent to the Noosa River.
Noosa River is designed to –
a) provide for uses for marine facility purposes only;
b) be compatible with the scenic values of the waterway;
c) provide a high level of amenity, including ensuring low
ambient noise levels;
d) not increase the overall scale and intensity of
commercial operations;
e) ensure no additional commercial leases on the Noosa
River;
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Specific Outcomes Probable Solutions Comments
f) ensure no net increase in the gross floor area of
buildings or structures;
g) use materials, natural finishes and colours that blend
with the surrounding natural landscape; and
h) reflect the character and setting of the locality (such as
timber and tin construction with a traditional pitched roof
design). S22.1 Development does not increase the overall footprint S22.1 – Not Applicable.
O22 Commercial development does not extend beyond of commercial jetties and structures.
71
existing commercial lease areas. S23.1 No probable solution
O23 The loading and unloading of passengers is confined S23.1 - Not Applicable.
to the commercial lease areas of the respective
commercial operation.
70
Consistent with section 2.10, the Noosa River takes on the same zoning
as the adjoining land. These provisions apply to buildings, structures and
commercial activities on and adjoining the Noosa River.
71
This refers to the commercial lease area existing at the time of gazettal
of this plan.
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DIVISION 24 – SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE RURAL ZONE TABLE 12.20 Specific Outcomes Probable Solutions Comments 12.37 Consistent uses O92 The following defined uses and use classes are No probable solution O92 - Complies. The ultimate land use on each allotment consistent uses and are located in the Rural Zone— will be for an individual detached house, which is a a) All Agricultural Uses; consistent use on Rural Zoned land. b) Commercial business Type 3; c) Home-based business; d) Retail business Type 1 if a roadside stall; e) Emergency service Type 2; f) Open space Type 2; g) Detached house; h) Community residence; i) Ancillary dwelling unit; and j) Visitor accommodation Types 1, 2 or 3. 12.38 Inconsistent uses O93 The following defined uses and use classes are No probable solution O93 - Not Applicable. inconsistent uses and are not located in the Rural Zone— a) Commercial business Types 1 or 2; b) Entertainment and dining business; c) Industrial business; d) Retail business Type 1 if not a roadside stall; e) Retail business Types 2, 3, 4, 5, 6 or 7; f) Education; g) Emergency service Type 1; h) Open space Type 1; i) Wellbeing; j) All Infrastructure Uses; k) Multiple housing; and l) Visitor accommodation Type 4. 12.39 Built form Sloping sites & ridgelines S94.1 Buildings and associated accessways are not O94 & O95 – Not Applicable. The site is not subject to O94 Development on sloping sites— constructed on land with a slope greater than 1 in 4 (25%); steep land. a) is responsive to the natural topography of the site and AND minimises cut and fill (eg. by stepping down the slope of S94.2 Buildings present no more than 2 storeys at any one JFP Ref: M1775 Page 19
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Specific Outcomes Probable Solutions Comments
the site or using suspended floor construction); point;
b) does not visually dominate the hill slope or interrupt the AND
skyline; and S95.1 On properties with a slope exceeding 1 in 4 (25%) or
c) is integrated with the natural site located on ridgelines visible from the major road network
characteristics including vegetation; the roofline of buildings do not protrude above the
AND ridgeline or tree canopy.
O95 The landscape character and visual amenity quality of Editor’s note:
hill slopes and ridgelines are retained. On visually prominent hill slopes or ridgelines buildings
should be predominantly finished in colours and materials
that blend well with the colours and hues of the
surrounding vegetation and landscape without causing
glare or reflection. Shades in the violet, blue, green and
yellow green side of the spectrum as well as greys or
browns should be appropriate with
whites or bright colours restricted to
trimmings.
Incompatible uses
O96 New dwelling units are to provide for sufficient buffer No solution provided O96 - Not Applicable.
area between the premises and existing Industrial business
uses on other premises to avoid any potential adverse
amenity impacts on residents.
12.40 Open space, environment and conservation
Environmental values
O97 The environmental values of land are protected from No solution provided O97 - The environmental values of the site will be
adverse impacts as a consequence of development in or protected from adverse impacts through dedication of
adjacent to that land. 59.444 hectares to parkland. Additional vegetation outside
the proposed dedication will also be protected through
the implementation of vegetation covenants.
Open space network
O98 Land within the Rural Zone forms part of an open No solution provided O98 - Complies. The open space network within the
space network between Lake Weyba and the Tewantin locality will be further enhanced through significant
State Forest and sub-coastal escarpment. dedication of 59.444 hectares of parkland.
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RECONFIGURING A LOT CODE
14.181 Overall outcomes for the Reconfiguring a Lot Code
Overall Outcomes Comment
14.181.1 The overall outcomes are the purpose of the Reconfiguring a Lot Code.
14.181.2 The overall outcomes sought by the Reconfiguring a Lot Code are to ensure that any reconfiguring of lots results in—
a) lot sizes and dimensions that are appropriate for their intended use; Complies. The rural residential lots are of a lot size that are appropriate for their intended
use.
b) compatible relationships between land uses; Complies. The development is compatible with surrounding rural residential and
residential land use and character of the locality.
c) lots with suitable, safe and appropriate access; Complies. The lots will be provided with suitable, safe and appropriate access consistent
with current standards as part of subsequent Operational Works.
d) acceptable impacts on watercourses, drainage lines, wetlands and other Complies. The layout has been designed to ensure watercourses, drainage lines, wetlands
environmentally sensitive areas; and other environmentally sensitive areas are not adversely impacted upon. Please refer
to Ecological Assessment prepared by Cardno in Appendix C.
e) an effective and efficient road network that is designed to integrate with the natural Complies. The layout provides an effective and efficient road network that is designed to
topography; integrate with the natural topography.
f) provision of safe facilities for walking, cycling and public transport; Complies. The development will be provided with pedestrian pathway linkages as per the
existing conditions.
g) lots that avoid significant adverse effects on the natural environment and landscape Complies. The layout has been designed to minimise adverse impacts on the natural
and minimise the risk of hazards for people and property; environment and landscape through appropriate siting in areas which are least
constrained. In this regard, the development footprint has been reduced with over 59
hectares of the site to be dedicated as park. The lots are of a suitable size and dimension
to ensure appropriate setbacks from existing vegetation to ensure no adverse effects on
people and property in the event of a natural hazard. Please refer to Bushfire
Management Plan within Appendix D and Ecological Assessment within Appendix C.
h) effective and efficient provision of relevant infrastructure and community services that Complies. Infrastructure appropriate to a Rural Residential development will be provided.
meet future needs;
i) promotion of social interaction and community activity; The development will contribute to social and community activity through the provision
of extensive park areas and a pathway network.
j) provision of an accessible and useable network of open space for local communities; Complies. The proposed development consolidates and enhances the network of
accessible and usable open spaces within the locality.
k) lots that are designed and orientated to accommodate energy efficient building design; Complies. Lots have appropriate site orientation to incorporate energy efficient design of
future detached dwelling houses.
l) residential development which is consistent with the developed character of its Complies. The proposed development for rural residential lots is entirely consistent with
particular neighbourhood; the character of the locality which contains urban settlement to the north and rural
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Overall Outcomes Comment
residential development to the west.
m) rural residential development only where it has good levels of convenience and Complies. The site is situated within a convenient location which is close to the Noosa
accessibility to towns and villages; and Civic Centre with good levels of convenience and accessibility to Tewantin and Noosaville.
n) agricultural land being contained in lots that are of sufficient area and dimensions, and Complies. The site does not contain arable land which is suitable for viable agricultural
having a relationship to other uses, such that it is available and suitable for ongoing production. Please refer Agricultural Assessment undertaken by Resource Planning
productive use without adversely affecting other uses. Services – RPS Pty Ltd (incorporating LRAM Pty Ltd) in Appendix B.
14.182 Specific outcomes and probable solutions for the Reconfiguring a Lot Code
Specific Outcome Probable Solution (if code assessment) Comment
O1 Lots have the appropriate area37 and dimensions to S1.1 If for reconfiguration other than community title PO1 Complies. (a) Lots are suitable for their intended use
provide for— subdivision, Council will require the following— for Rural Residential lifestyle Lots. It is considered that the
a) the intended use and, if not intended to be used by the a) Minimum lot area and minimum average width minimum allotment size should have regard to the existing
Council or State for community infrastructure, consistent with the relevant provisions of Table 14-68; and development approval history and layout which has been
conservation purposes or public utilities including road b) If for residential development— designed to minimise environmental impacts including
widening are not less than the minimum sizes specified in i) the minimum house site area is not less than that through the dedication of over 54% of the site, totalling
Table 14-68; and specified in Table 14-69; and over 59 hectares, as parkland. The development is entirety
b) if for residential development— ii) if not in a sewerage service area an effluent disposal consistent and compatible with the surrounding land uses
i) a house site area of not less than that specified in Table area is provided. and rural residential setting.
14-69; and
ii) if not within a sewerage service area, an effluent (b) Each lot contains a minimum area of 1,000m² plus area
disposal area; for on-site effluent (a minimum area of 1,600m²). Please
c) if for community title subdivision, the minimum lot sizes refer to the amended plans of development.
for the intended use are not less than identified for the
relevant zone specified in Table 14-68; (c) Not applicable.
d) siting and construction of buildings to minimise risk of
soil erosion, landslide, flooding and bushfire; (d) Erosion and sediment control plans will be lodged as
e) siting and construction of buildings to minimise part of Operational Works application. The siting of all lots
detrimental impacts of effluent disposal and water quality has been designed to minimise the risk of natural hazards.
impacts; Please refer to Bushfire Management Plan prepared by the
f) retention of natural environmental values, including Consultancy Bureau Pty Ltd in Appendix D
native vegetation;
g) retention of cultural features and protect views to (e) Each allotment is of a suitable size and area capable of
cultural features; accommodating on-site effluent disposal systems, as part
h) minimisation of earthworks or retaining walls associated of the siting and constructing a future detached dwelling
with building construction on sloping sites; house.
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Specific Outcome Probable Solution (if code assessment) Comment
i) private and public open space and on-site landscaped
areas; and (f) Please refer to Cardno’s Ecological Assessment which
j) convenient vehicle access and on-site parking, loading demonstrates that the reduced development footprint will
and manoeuvring areas. enable retention of natural environmental values,
including native vegetation. Please also refer to amended
37
Subdivision of land in the Regional Landscape and Rural Production Plans of Development which demonstrates that the layout
Area must comply with Division 3 of the Regulatory Provisions of the SEQ
has been designed to conserve native vegetation. This
Regional Plan 2005-2026. A minimum lot size of 100 hectares applies,
unless the subdivision meets an exemption document in Division 3 of the included a parkland dedication of over 59 hectares.
Regulatory Provisions.
(g) The site has no known cultural heritage features.
(h) Not applicable.
(i) Each site is of a suitable area to contain private open
space. The development will dedicate over 59 hectares to
parkland. It is noted that the current approval has
conditioned landscaping requirements along street
frontages.
14.184 Noosa North Shore Locality
O2 No additional lots are created within the Noosa North No solution provided. PO2 Not Applicable. The site is not situated within the
Shore Locality. Noosa North Shore Locality.
14.185 Lake Macdonald Water Supply Catchment Area
O3 No additional lots are created within the Lake No solution provided. PO3 Not applicable. The site is not identified as being
Macdonald Water Supply Catchment identified on Overlay within the Lake Macdonald Water Supply catchment.
Maps OM3.5 and OM9.5.
38
14.186 Lot layout
38
Council may, in accordance with PSP10, require a Site Analysis Plan be prepared for the site.
O4 Subdivision of land for residential development S4.1 Lots are arranged to front streets and public open PO4 Complies. The development layout is compatible with
provides for a neighbourhood with a strong and positive space; the character of the Tewantin & Doonan locality with
identity through— AND respect to the “Rural Residential” setting whilst ensuring
a) legible streets and open space networks; S4.2 Rear lots have views over public open space; environmental matters are conserved and development
b) integrating prominent site features, including AND footprints are minimised to maintain the character of the
landmarks, native vegetation and views into the design; S4.3 Lots intended for urban settlement are located within locality.
JFP Ref: M1775 Page 23
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Specific Outcome Probable Solution (if code assessment) Comment c) the location of community, retail and commercial 1km of retail or commercial uses or land within a facilities at focal points either within convenient walking commercial zone. Lots generally front streets and open space. Rear lots have distance for residents where the development is urban views to vegetated bushland lifestyle lots. settlement or within reasonable vehicular proximity; d) the location of lots intended for urban settlement within proximity of retail and commercial facilities; e) shared use of public facilities by adjoining communities; f) enhancement of personal safety and minimisation of potential for crime, vandalism and fear by maximising opportunities for casual surveillance of public spaces; and g) establishment of a sense of place. O5 House site areas are— No solution provided. PO5 Complies. House sites have suitable buffer distances a) located at least 50m from any land including within a from a national park, conservation park, state forest national park, conservation park, state forest reserve, reserve, nature refuge, coordinated conservation area or nature refuge, coordinated conservation area or wilderness area and will not be located on steep slopes. wilderness area; and b) not located on steep slopes. O6 Lots for residential development are designed to ensure S6.1 A variety of lot sizes and shapes is provided within the PS6.1 Complies. The subdivision provides a variety of lot variety in residential streetscapes. subdivision. sizes and shapes. O7 The street network— S7.1 Where involving the construction of a new road, road PS7.1 – 7.8 Complies. The street network was assessed a) has design features, which convey the primary function planning and design supports the hierarchy and functional against Sections 2 and 3 of PSP5 Engineering Design of each type of street and encourage driver behaviour, aspects identified in Sections 2 and 3 of PSP5 Engineering Standards – Roads, Drainage and Earthworks as part of the speeds and traffic volumes that are safe and appropriate Design Standards – Roads, Drainage and Earthworks; original development. to that function; b) provides a high level of internal accessibility both within AND It is noted that: the site and to external sites and appropriate external S7.2 Road and pathway planning and design is in connections for vehicles, pedestrian and cycle movements; accordance with, in order of precedence— Sections 2 and 3 of PSP5 Engineering Design c) deters through-traffic from residential areas and creates a) Noosa Integrated Local Transport Plan; Standards and Earthworks remain unchanged safe conditions for local road users, pedestrians and b) Queensland Transport’s Shaping Up from 2013 Approval. cyclists; c) Queensland Design Code for Residential Streets; d) incorporates street junctions and access to lots that are d) AUSTROADS Guide to Traffic Engineering Practice; Queensland Transport’s Shaping Up (Second located and spaced to facilitate safe and convenient e) Sections 2 and 3 of PSP5 Engineering Design Standards- Edition) unchanged from 2013 approval. vehicle movements; Roads, Drainage and Earthworks; e) provides for street widths and lengths that optimise the f) The Noosa Cycling and Walking Network Development Queensland Design Code for residential streets JFP Ref: M1775 Page 24
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Specific Outcome Probable Solution (if code assessment) Comment
cost effectiveness of the network and the provision of Plan; or unchanged from 2013 approval.
public utilities; g) A combination of the principles in these documents;
f) provides for road reserve widths not less than the AUSROADS Guide to Traffic Engineering Practice
minimum identified Section 2.3 of PSP5 Engineering AND was updated in 2015, however design standards
Design Standards – Roads, Drainage and Earthworks; S7.3 The achievement of multiple connections for all roads applicable to this development have not changed.
g) minimises the extent of earthworks required by being and streets (excluding culs-de-sac) within the subdivision
sympathetic to the terrain; and to adjoining subdivisions; AUSTROADS Part 14 Bicycles was updated in
h) has no significant adverse effects on habitat corridors or AND 2017; however, design standards applicable to
areas of significant native vegetation; S7.4 Road networks provide connectivity between this development have not changed.
i) does not create noise attenuation difficulties; residential areas, both internally and to adjoining sites,
j) incorporates pedestrian and cyclist crossings at using access roads MUTCD unchanged from 2013 Approval.
intersections or where required to access high activity AND
nodes and public transport; S7.5 The length of a cul-de-sac does not exceed 200m in It is considered that the layout is compliant with current
k) has regard to the potential for conflict between urban areas and 500m in rural areas; Engineering standards for rural residential development.
vehicles, pedestrians and cyclists; and AND
l) incorporates on-road cycling facilities. S7.6 The layout uses street and road design, including Subsequent Operational Works application is required to
variations in carriageway width, as a traffic calming be lodged and assessed against current local laws and
measure to encourage lower traffic speeds. (Note: policies applying at the time of lodgement.
Carriageway widths are identified in Section 2.3 of PSP5
Engineering Design Standards – Roads, Drainage and
Earthworks.)
AND
S7.7 On-road cycling treatment is utilised to provide safe
and continuous movement of cyclists along a roadway
such as--
a) sealed shoulders;
b) wide kerbside lane;
c) exclusive or peak period bicycle lane;
d) advisory treatments such as Bicycle Awareness Zone;
e) shared parking / bicycle lane;
f) contra flow bicycle lane; or
g) bus/bicycle lane;
AND
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Specific Outcome Probable Solution (if code assessment) Comment
S7.8 The provision of bicycle lanes at intersections is
generally in accordance with AUSTROADS Part 14, section
5 and Manual of Uniform Traffic Control Devices (MUTCD)
Part 9.
O8 The development contains a pathway system that S8.1 Subdivision design and layout provides for walking PS8.1 – 8.6 Complies. The original application included a
encourages walking and cycling and provides a safe and cycling routes designed and constructed in accordance Civil Engineering report prepared by RPEQ which was
environment for users, and is-- with— assessed against Sections 2 and 3 of PSP5 Engineering
a) a stable, smooth surface, including across driveways, a) Sections 2 and 3 of PSP5 Engineering Design Standards – Design Standards and Earthworks.
sections and joins; Roads, Drainage and Earthworks;
b) easily maintained; b) AUSTROADS Parts 13 and 14; and It is noted that:
c) of a width and longitudinal gradient to cater for c) The Noosa Cycling and Walking Network Development
projected usage Plan; Sections 2 and 3 of PSP5 Engineering Design
d) inclusive of clear sight-lines for safe use; Standards and Earthworks remain unchanged
e) be free of any obstructions such as fences, signage and AND from 2013 Approval.
bollards. S8.2 If within 1km of the Pathways Network identified in
the Priority Infrastructure Plan in Part 15, the subdivision AUSTROADS Parts 13 and 14 were updated in
design and layout includes pathways— 2017; however, design standards applicable to
a) located in accordance with the Pathways Network this development have not changed.
identified in the Priority Infrastructure Plan; or
b) linking to the Pathways Network identified in the AUSTROADS Part 14 Bicycles was updated in
Priority Infrastructure Plan; 2017; however, design standards applicable to
this development have not changed.
AND
S8.3 Pedestrian routes are planned to provide clear, safe MUTCD unchanged from 2013 Approval.
connections between residential, open space, transit stops
and retail areas, and are located along, or are visible from, Australian Standard 1742.9 was updated in 2018;
streets or other public spaces; however, design standards applicable to this
AND development have not changed.
S8.4 Primary pedestrian routes border the frontages of
residential, public parks and business uses; Australian Standard 1158.3.1:1999 has remained
AND unchanged from 2013 approval.
S8.5 Pedestrian routes through parking lots or at the rear
of lots are avoided; It is considered that the layout is compliant with current
AND Engineering standards for rural residential development.
S8.6 Pedestrian and cycle path infrastructure is designed
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Specific Outcome Probable Solution (if code assessment) Comment
and constructed to— Subsequent Operational Works application is required to
a) have sign posting, particularly where they are commuter be lodged and assessed against current local laws and
and recreational paths, and incorporate pavement policies applying at the time of lodgement.
markings and line work in accordance with AUSTROADS
Part 14 Bicycles, Section 9;
b) have navigational signs generally in accordance with the
Manual for Uniform Traffic Control Devices Bicycle
Directional Signage Guidelines, and Australian Standard
1742.9: 2000 Manual of Uniform Traffic Control Devices
Bicycle Facilities;
c) be clearly delineated by pavement markings and
warning signs when an on-road bicycle lane;
d) incorporate kerb ramps at all intersections and
designated crossings;
e) have refuge islands on all roads with median strips;
f) have holding rails for cyclists at the intersection of
district collector, sub-arterial and arterial roads that are
positioned in accordance with Australian Standard
1742.9:2000 –Manual of Uniform Traffic Control Devices
Bicycle Facilities, and AUSTROADS Part 14 Bicycles Section
9;
g) have marked bicycle lanes, bicycle; AND awareness
zones or storage boxes; and
h) Include lighting to pedestrian and cycle pathways to
local government requirements and in accordance with
Australian Standard 1583.1 Road Lighting –Pedestrian area
(Category P) lighting.
O9 The subdivision layout is designed to facilitate linkages S9.1 Where there is no relevant approved master plan, PS9.1 Complies. The proposed development has been
with adjoining sites in the immediate area. concept plan, or site analysis plan, subdivision design designed to achieve appropriate network linkages; these
incorporates future road, street, cycleway and pedestrian have been conditioned on the existing approval.
path and open space connections to adjoining sites.
O10 Where the lots are to be used for Industrial business No solution provided. PO10 Not Applicable.
or Commercial business uses, the layout provides for
appropriate buffer areas, to mitigate possible impacts on
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Specific Outcome Probable Solution (if code assessment) Comment
nearby residences or other noise sensitive uses.
O11 For lots in the Rural Settlement Zone—a sealed access No prescribed solution. PO11 Complies. The development will be provided with
to the nearest urban settlement is available. seal access to the nearest urban settlement.
14.187 Water supply for fire fighting
O12 An adequate and accessible water supply is provided S12.1 For development in a water service area, water PS12.1 – 12.2 The site is not in a water service area. The
for fire fighting purposes. mains within the development shall comply with the: approval has been conditioned to provide water tanks to
a) Queensland Water Resource Commission - Guidelines ensure there is adequate water supply for fire fighting
for Planning and Design of Urban Water Supply Schemes; purposes.
and
b) Australian Standard 2419 and the Water Providers
Network Model Criteria;
AND
S12.2 Facilitate the connection of fire services that comply
with the requirements of the Building Code of Australia.
14.188 Energy efficiency
O13 The street and lot orientation facilitates the S13.1 For Community Title Development or urban PO13 & PO14 Complies. Each allotment has suitable
construction of energy efficient buildings that respond to residential development each lot contains a rectangular orientation for the future siting of a detached dwelling
the local climate conditions. house site area where the long axis faces true North or is house with respect to solar orientation and energy
no more than 20 degrees off true north and has minimum efficiency.
AND dimensions of—
O14 For residential development, the subdivision design a) if the lot is between 450m² and 599m²- 10m x 15m; or
provides for the maximum practicable number of lots with b) if the lot is less than 450m² - 9m x 15m.
house site areas that—
a) maximise solar access to the north in winter; AND
b) minimise solar access to the east and west in the S13.2 Community Title Development lots are generally
summer; rectangular in shape and have a maximum slope of—
c) maximise access to any prevailing summer breezes; and a) 1 in 10 (10%); and
d) minimise exposure to prevailing winter winds. b) 1 in 20 (5%) when measured from the front to the rear
of the lot.
S14.1 No Solution provided
14.189 Infrastructure
O15 Each lot is capable of being serviced by appropriate S15.1 All lots are connected to power supply and PS15.1 – 16.4 Complies. The development will be
levels of— telecommunications services; appropriately connected to power supply and
a) water supply; AND telecommunication services. The development approval
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Specific Outcome Probable Solution (if code assessment) Comment
b) reticulated sewerage; S16.1 For lots in urban settlements—power supply and has appropriately conditioned this aspect.
c) stormwater drainage; communications infrastructure are provided underground;
d) power supply; and OR It is noted that a subsequent operational works application
e) telecommunications; S16.2 For lots elsewhere—power supply and is required to be lodged.
communications infrastructure are provided underground
O16 The design and provision of public services and unless—
utilities, including sewerage, water, electricity, street a) located in the Rural Zone or Rural Settlement Zone and
lighting and telecommunication services— where not in a Bushfire Hazard Area as defined on Overlay
a) meets the needs of users; Maps OM1.4-OM9.4;
b) ensures health, safety and convenience of the b) new low voltage lines can be strung from poles carrying
community; existing high voltage lines; or
c) protects the natural environmental values of the site c) no extensions to the existing reticulation network is
and surrounds, including visual amenity and native necessary; or
vegetation; d) it is necessary to cross a body of water;
d) are cost effective over their life cycle;
e) minimises adverse impacts to the environment AND
(including the amenity of the local area) in the short and S16.3 Street lighting is provided in accordance with Section
long term; and 3.19 of PSP5 Engineering Design Standards – Roads,
f) ensures that the existing systems are upgraded or Drainage and Earthworks;
relocated to be capable of supporting the proposed AND
development; S16.4 For lots not within a sewerage service area—the lot
has sufficient area and other attributes to ensure
39
sustainable on-site sewerage disposal ;
Editor’s note:
PSP24 –Effluent Disposal details requirements for the
design and siting of effluent disposal systems where
located outside a sewerage service area. Compliance with
PSP24 will be considered as part of Council’s assessment of
the plumbing and drainage application.
39
PSP1 details information Council may request including an effluent
disposal report.
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Specific Outcome Probable Solution (if code assessment) Comment
O17 Essential network infrastructure (e.g. electricity, water S17.1 Components of the essential network infrastructure PS17.1 Not applicable. No service network infrastructure
supply, sewerage and telecommunications) maintains that are likely to fail or may result in contamination when will be located within areas subject to flooding.
effective function during and immediately after flood inundated by flood water—
events. a) comply with Table 13.12; or
b) are designed and constructed to exclude water
inundation or infiltration and resist hydrostatic and
hydrodynamic forces as a result of inundation.
Electricity supply infrastructure S18.1 Building footprints are situated clear of any power PS18.1 – 18.2 Complies. Building footprints are situated
O18 Uses and works maintain a safe distance from easements on-site; clear of power easements and the site is not situated
electrical infrastructure including substations, overhead AND within proximity to an electricity substation.
power lines, power poles and transformers. S18.2 Building footprints are not less than 50m from an
existing fenced electricity substation.
40
14.190 Earthworks and stormwater management
40
PSP1 identifies information that may be requested by Council including Stormwater Management Plans and Stormwater Master Plans.
O19 Stormwater run-off is managed so as not to cause any No solution provided PO19 Complies. All stormwater will be treated through
adverse impacts on the built or natural environment bio-retention basins prior to discharge. Details will be
including changes in quality, quantity or location of provided as part of the subsequent Operational Works
stormwater discharges. development application.
O20 Filling or excavation only occurs where it does not No prescribed solution. PO20 Complies. Filling or excavation will be minimised as
adversely impact on— far a practical to ensure no adverse impacts on receiving
a) watercourses, drainage lines and wetlands; or waters, vegetation or water levels on properties
b) vegetation on land identified on Biodiversity Overlay elsewhere. Details will be provided as part of subsequent
Maps OM1.1-OM9.1; or Operational Works application.
c) water levels on properties elsewhere.
14.191 Landscaping and visual amenity
O21 Land development responds to the distinctive S21.1 The natural landform and landscape are not PS21.1 Complies. The layout responds to the natural
landscape character of the site by utilising the natural modified to accommodate the development. landform and landscape character of the site through the
features of the site, which include— retention of vegetation and waterways.
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
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Specific Outcome Probable Solution (if code assessment) Comment
e) views.
O22 Native vegetation, including individual mature trees S22.1 Buffers of existing native vegetation around site PS22.1 – 22.2 Complies. The layout provides for suitable
are retained, protected, maintained and supplemented, boundaries and environmentally sensitive areas are buffers from environmentally sensitive area and ensures
with particular consideration given to— retained and reinforced through additional planting; that the development footprints are located within
a) roadsides; AND predominantly cleared areas. Please refer also to
b) the amenity of adjoining land uses; and S22.2 For reconfiguring in the Rural Zone and Rural Ecological Assessment prepared by Cardno in Appendix C.
c) the protection of environmentally sensitive areas. Settlement Zone—
a) a 10m landscaped buffer area is provided along road
frontages;
b) clearing and disturbance to vegetation is minimised
around road works, laying of services and utilities and
construction of property entrances;
c) revegetation of disturbed areas occurs after completion
of works; and
d) planting of clusters of trees along the road reserves to
form a tree canopy cover is provided
O23 Buildings and other structures do not have a S23.1 All lots include a building envelope that enables PS23.1 Complies. Please refer to the Proposed
significant adverse impact upon the visual amenity of buildings and structures to be sited so they do not— Reconfiguration Plan which has ensured that each lot has
surrounding areas. a) protrude above ridgelines; or been sited and contains a BLE to ensure no unnecessary
b) result in the unnecessary removal of vegetation from removal of vegetation from the site.
the site.
14.192 Open space and environmental protection
O24 Public open space provides for a diverse range of S24.1 Active Parkland or open space linkage to Active PS24.1 Complies. The proposed dedication of 59 hectares
passive and active quality recreational opportunities Parkland is provided in accordance with the Priority of park provides opportunities for retention of
including sport to meet the outdoor recreational needs of Infrastructure Plan in Part 15; environmental corridors and passive/active recreation.
the community. OR PS24.2 Not applicable.
S24.2 Park contributions are paid in accordance with the
applicable infrastructure charging instrument.
O25 Public open space is designed and located to— S25.1 A park has direct road frontages of a minimum of PS25.1 – 25.4 Complies. The proposed dedication of 59
a) be safe and easily accessible; 25% of the total allotment boundary of the park to provide hectares of park:-
b) contribute to the legibility, accessibility and character of physical access and visibility;
the locality; AND includes extensive road frontage
c) create attractive environment settings and focal points; S25.2 Land intended for public open space complements complements and links to surrounding open
d) enable the retention and protection of significant existing adjacent and surrounding open space areas and space
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Specific Outcome Probable Solution (if code assessment) Comment
vegetation, wetlands, watercourses, drainage lines and physical linkages to these areas are provided; includes retention of watercourses. and
other native habitat areas, their associated buffers and AND includes pedestrian path connectivity.
linkages/corridors and natural and cultural features; and S25.3 Open space is provided adjacent to watercourses,
41
e) be cost effective to maintain . with roads servicing the linear parkland and lots located on
the opposite side of the road to the watercourse;
41
Council’s Sport and Recreation Guidelines provide further guidance for AND
designing and locating public open space within Noosa Shire.
S25.4 Public open space has good connectivity for users via
pedestrian and cycle paths.
O26 Land provided for active recreation areas is of a S26.1 Active parkland is of a compact shape free of PS26.1 – 26.4 Not applicable. The park is primarily for
physical standard and condition suitable for the intended irregular boundaries; conservation, passive recreation and pedestrian activity.
uses and is not subject to physical or other constraints AND
including contamination, environmental or biophysical S26.2 Active parkland is located on land that is exclusive
constraints or legislative protection that would encumber of—
its use. a) flood inundation below the 20% AEP (1:5 year ARI level);
b) land affected by stormwater or overland flow discharge
from adjacent allotments;
c) drainage reserves and detention basins, which cannot
be shown to safely and effectively contribute to the
network of parks and open space areas;
d) land with a slope, or subject to cut and fill with a batter
slope, that exceeds a slope of 1 in 67 (15%);
e) areas of land less than 15m wide, such as access and
service and utility easements;
f) land required to serve primarily as a buffer area to any
existing development or major transport corridor; and
g) power easements;
AND
S26.3 At least 10% of the total open space provision for
active parkland is exclusive of flood inundation below the
1% AEP (1:100 year ARI level or the highest recorded flood
level, whichever is the greatest;
AND
S26.4 Recreational facilities (including playgrounds,
pergolas, barbeques etc.) are setback a minimum of 30m
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Specific Outcome Probable Solution (if code assessment) Comment
from the top of the bank of any watercourse and 10m
from the top of the bank of any drainage line.
O27 Active parklands will provide a diverse range of 27.1 Active parkland in all areas except industrial areas will PS27.1 – 27.2 Not applicable. The park is primarily for
recreational opportunities for all age groups and are contain embellishment in accordance with the Priority conservation, passive recreation and pedestrian activity.
designed as attractive and enjoyable, functional and safe Infrastructure Plan in Part 15 such as:
places to recreate and meet. a) children’s play facilities catering for various ages;
b) a soft fall surface where required;
c) a shade cover over any play equipment;
d) picnic table/s with seats;
e) seating; and
f) landscaping;
AND
27.2 Landscaping is designed to create aesthetically
pleasing open space areas and to suit the type, setting and
purpose of the particular park.
O28 The natural environmental and cultural values of land S28.1 Land in the Open Space Conservation zone is PS28.1 Not applicable. The site is not identified as being
in the Open Space Conservation Zone are not adversely retained in one contiguous lot. located within the Open Space Conservation zone.
affected by subdivision, and land in freehold tenure in this
zone is not subdivided.
O29 Lands with high biodiversity values which warrant S29.1 Lands with high biodiversity values are transferred to PS29.1 Complies. A total of 59.444 hectares will be
conservation status are formally protected for the long public ownership. dedicated to public ownership.
term.
O30 Buffers are provided incorporating development S30.1 A buffer of no less than 5m is provided to all PS30.1 Significant buffers have been provided to
setback/s from the stream that will ensure that the development adjacent to either Stream orders 1, 2 or 3 watercourses on the site. Please refer to Ecological
development does not result in a negative impact upon where not within the Riparian Buffer Area on the Assessment prepared by Cardno in Appendix C.
the long-term viability of the stream. Biodiversity Overlay Maps (with the buffer measured from
the centreline of the stream).
14.193 Road and rail corridors
O31 Lots for residential development are not subjected to S31.1 Lots intended for residential development are PS31.1 – 31.3 Complies. The site is situated adjacent to
high traffic noise levels from the major road network or rail separated by a minimum of— Walter Hay Drive which is defined under the Noosa Plan
corridors. a) 40m from the property boundary of roads within the 2006 as a major road network. The layout has been
major road network; and appropriately assessed in relation to noise attenuation and
b) 80m from the property boundary of rail corridors; appropriate conditions have been imposed on the
development.
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Specific Outcome Probable Solution (if code assessment) Comment
OR
S31.2 Development in the vicinity of road corridors meets
the following external design criteria for roads in the major
road network—54dB(A)L10 (18hours) based on predicted
traffic volumes ten years hence;
OR
S31.3 Development in the vicinity of rail corridors meets
the following external design level noise criteria—
a) 65dB(a), assessed as the 24hour average equivalent
continuous A-weighted sound pressure level; and
b) 87dB(A), assessed as a single event maximum sound
pressure level.
14.194 Access easements
O32 Access easements are in appropriate locations for safe S32.1 Access easements are designed in accordance PS32.1 Not applicable.
access and egress, and supply appropriate widths and Sections 2 and 3 of PSP5 Engineering Design Standards –
levels of service for the number of vehicles that will utilise Roads, Drainage and Earthworks.
them.
14.195 Traffic
O33 Traffic generated by the development is within the S33.1 Any required upgrading of external roads to the PS33.1 Complies. The development has been appropriately
acceptable capacity of external roads and does not have necessary standard to cater for the expected traffic conditioned in respect to upgrading of external roads to
an adverse impact upon the functioning of the road numbers is undertaken. the necessary standard.
42
network .
42
PSP1 details information Council may request to ensure this Outcome
is achieved. Council may require a traffic impact assessment
14.196 Noosa Trail Network
O34 A comprehensive network of trails is established S34.1 The proposal includes linkages to existing or planned PS34.1 – 34.2 Complies. Pedestrian and bicycle paths are
incorporating road reserves, State forests, Council owned components of the Noosa Trail Network (refer Schedule 5, required to be provided for this development as part of
land and private lands consistent with the lifestyle and Map 3—Noosa Trail Network); conditions 25 to 29.
outdoor recreation needs of the Shire’s residents and OR
visitors. S34.2 The proposal includes linkages between existing or
planned components of the Noosa Trail Network (refer
Schedule 5, Map 3—Noosa Trail Network).
O35 The proposal does not have an adverse impact on the S35.1 Existing or potential pedestrian, horse trail or bicycle PS35.1 – 35.3 Complies. Pedestrian and bicycle paths are
Noosa Trail Network. movement linkages are retained or enhanced; or required to be provided for this development as part of
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Specific Outcome Probable Solution (if code assessment) Comment
S35.2 Alternative linkages are provided; conditions 25 to 29.
AND
S35.3 Linkages and associated infrastructure are designed,
located and constructed in accordance with—
a) Australian Standard 2156.1 Walking Tracks Part 1:
Classification and Signage to a minimum of a Class 4
Standard; and
b) Australian Standard 2156.2 Walking Tracks Part 2:
Infrastructure Design.
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