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Appendix E Noosaville Locality Code · MCU19/0119
Attached to the e-mail Development Application for MCU & OPW Multiple Dwelling MCU19/0119 & OPW19/0216 - 4 Nola Street, Noosaville.
Development Permit for Material Change of Use for Type 4 Conventional (4 units), Visitor Accommodation Type 4 Conventional and Operational Works at 4 Nola Street, Noosaville described as Lot 1 RP164422 ________________________________Appendix E Appendix E: Noosaville Locality Code
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (4 units), Visitor Accommodation Type 4 Conventional
and Operational Works at 4 Nola Street, Noosaville described as Lot 1 RP164422
Divisions 17 Specific Outcomes and Probable Solutions for the Noosaville Locality
Table 11.13
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
Effects of use
Amenity
O1 Uses are located, designed and operated No solution provided Complies - building has been designed with
to avoid significant adverse changes to the light, careful consideration given to surrounding
air quality, noise, accessibility or other conditions properties and the potential for overlooking.
enjoyed by users of associated, adjoining or Rear deck areas that face onto private open
nearby uses. space have been screened to minimise impacts
from potential overlooking
Major Road Network No solution provided Not applicable – not on major road network
Visual amenity No solution provided Not applicable - not on major road network
Neighbourhood identities
04 The separate identities of the various No solution provided The neighbourhood in which the site is located
residential neighbourhoods remain important and contains a mix of unit developments and
distinct elements of the residential character of residential dwellings. The proposed design in
Noosaville. consistent with the urban fabric of the area.
Lake Entrance Boulevard No solution provided Not applicable
.
Airport No solution provided Not Applicable
Built form
Density
O7 The density of development within the site No solution provided Attached Housing zone details a maximum
area— density of 13.66 persons. Development
a) is compatible with surrounding development; complies with a proposed population of 13.2
and persons.
b) does not exceed—…
iii. For the Visitor Mixed use zone – 160
persons/ha
c) has a low site impact to enhance the
opportunity to maintain natural site characteristics,
including native vegetation and natural landforms.
Height
O8 Buildings and other structures— S7.1 Buildings and other structures Complies 7.5m and 2 storey
a) are low rise and have a visual bulk and an have a maximum building height of—
architectural scale consistent with structures a) – 8m,
on adjoining or nearby land; …
b) do not exceed a building height of —
i for the Attached Housing zone – 2 storeys
c) do not visually dominate the street or
surrounding spaces;
d) preserve the amenity of surrounding land;
e) ensure that development responds to the site
topography; and
f) are well articulated with strong horizontal and
vertical design elements to provide an
interesting streetscape and to complement
landform changes and landscapes.
Setbacks
O9 Buildings and other structures are S8.1 Buildings and structures comply Proposal complies boundary setbacks.
appropriately designed and sited to— with the setbacks identified in
a) provide amenity for users of the premises as Schedule 1 - Minimum Boundary
well as preserve the visual and acoustic Setbacks. Requirement Scheme Proposal
amenity of adjoining and nearby properties;
b) provide adequate distance from adjoining
land uses;
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (4 units), Visitor Accommodation Type 4 Conventional
and Operational Works at 4 Nola Street, Noosaville described as Lot 1 RP164422
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
c) allow space for required vehicle parking; Frontage
d) preserve any existing vegetation that will The
buffer the proposed building; Cockleshell 6.0 metres 4.5m
e) allow for landscaping to be provided between (4.5
buildings; acceptable
f) maintain the visual continuity and pattern of solution
buildings and landscape elements within the due to
street; corner site)
g) avoid large areas of continuous wall planes
by varying the building setbacks and using Nola Street 6.0m 5.4m
appropriate techniques to provide visual
relief; and Side north 2.0m 2.0m
h) help protect the natural character and visual Side west 2.0m
amenity of the Noosa River system and other
watercourses.
The proposal also does not fully met the
stipulated setbacks for the locality with
encroachments into front setbacks areas. It is
noted that Council officers confirmed in the pre
lodgement meeting that a reduced front
boundary setback to The Cockleshell would be
appropriate due to site having two street
frontages. The proposal plans also indicate a
small encroachment into the Nola Street
frontage of 0.6m of the eastern building. This
area of intrusion relates to a small portion of
the upper level balcony and eave line of the
roof as well as a privacy wall. The Planning
Scheme permits eaves to extend into the
setback area however the proposed privacy
wall along the western portion of the balcony
does not comply with the stipulated setback of
6metres. The encroachments are considered
to comply with the specific outcomes as
detailed below:
a) provide amenity for users of the premises as
well as preserve the visual and acoustic
amenity of adjoining and nearby properties; -
The proposed wall provides a consistent
streetscape presentation to the area and aids
in minimizing overlooking to adjoining units
b) provide adequate distance from adjoining
land uses; The proposed wall is well separated
from adjoining developments by existing
roadways, driveways and landscaping.
c)allow space for required vehicle parking; - All
carparking provided on site and not affected by
the minor intrusion.
d) preserve any existing vegetation that will
buffer the proposed building; - no vegetation
affected by intrusion.
e) allow for landscaping to be provided
between buildings; - Reduced setback does
not does not impact on ground level
landscaping. Appropriate landscaping available
on site.
f) maintain the visual continuity and pattern of
buildings and landscape elements within the
street; - The reduced setback is minor and
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (4 units), Visitor Accommodation Type 4 Conventional
and Operational Works at 4 Nola Street, Noosaville described as Lot 1 RP164422
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
does not impact on the amenity of the
streetscape.
g) avoid large areas of continuous wall planes
by varying the building setbacks and using
appropriate techniques to provide visual relief;
- the reduced setback provides articulation and
interest to the southern façade.
h) help protect the natural character and visual
amenity of the Noosa River system and other
watercourses. – The reduced setback is not
visible to the Noosa River.
.
Site cover, gross floor area and plot ratio
10 The site cover, gross floor area and plot ratio of No solution provided Applicants designer indicates that proposal
buildings and other roofed structures— complies with requirements
a) results in a building scale that is compatible with
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 additional 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.
O13 For the Attached Housing zone the maximum 546.4m2 Complies - 539.9m2
gross floor area is equivalent to the maximum
allowable population in persons multiplied by
40m2.
Flooding and drainage
O17 Buildings and other works are designed and S17.1 For new buildings or structures S17.1 Complies - habitable rooms are above
sited to— or additions of more than 50m2 gross prescribed minimum floor levels.
a) provide flood free access to premises and flood floor area to an existing building or
free habitable areas; structure, floor levels for habitable
b) allow only minor, short term and infrequent rooms are not less than the specified
flooding of non-habitable areas; minimum floor levels;
c) ensure carparking areas can be adequately AND
drained; S17.2 Where Council infrastructure is S17.2 Applicant will comply with relevant
d) ensure drainage does not adversely impact available— requirements.
upon other premises; and a) any drainage (including buildings
e) ensure filling or excavation does not adversely and yards) flows to that infrastructure;
impact upon other premises by— and
i. causing ponding on the site or nearby land; b) the infrastructure has the capacity
ii. increasing flooding, which adversely affects the to accept any additional loading;
safety or use of any land upstream and AND
downstream; and S17.3 For Residential Uses— S17.3 Proposal generally complies with the
iii. adversely affecting the flow of water in any a) where slab on ground construction probable solution with filling generally located
overland flow path. is used, filling does not extend more around building footprint.
than 1m beyond the building footprint
and access to car parking areas,
measured from the outer walls of the .
building ; or
b) the design consists of a suspended
floor
construction;
AND
S17.4 Car parking and maneuvering 17.4 Complies
areas are constructed at a level that
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (4 units), Visitor Accommodation Type 4 Conventional
and Operational Works at 4 Nola Street, Noosaville described as Lot 1 RP164422
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
permits the parking area to drain from
the site by gravity means, without the
need for mechanical pumping;
AND
S17.5 Basements for residential uses Not applicable
have flood immunity above the Q100
where alternative means to
mechanical pumping are used to
achieve such immunity; or
S17.6 Basements for non-residential Not applicable
uses have flood immunity above the
Q100 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 & ridgelines Not applicable
O18
O19
Roof form
O20 Rooflines— S20.1 With the exception of buildings Complies - 5 Degree roof pitch proposed
a) contribute positively to the local skyline; within the Industry Zone, the main roof
b) complement the character of the locality; of the building has a roof pitch no less
c) are articulated, pitched or skillion; than 5 degrees and has minimum
d) avoid low pitched (eg. less than 5 degrees) or 600mm eaves to at least 75% of the
box roof profiles/parapets; and perimeter of the building; AND
e) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties. S20.2 Buildings and structures do not S20.2 No roof top terraces provided.
include roof top terraces.
Materials and finishes
O21 Buildings and other structures use materials S21.1 With the exception of buildings Complies - building utilises materials that are
and finishes that complement the Noosaville within the Industry Zone, buildings common in urban fabric of the Noosaville
character and integrate with the surrounding a) use a mix of lightweight and locality. Rendered blockwork, weatherboards
natural and built environment. textured external building materials, and timber screening proposed to be utilised.
including timber finishes; or
b) use masonry construction where
variation is provided in texture,
detailing and the like;
c) use open or transparent
balustrades; and
d) incorporate open balconies.
Environment, conservation and recreation
Environment and cultural heritage values
O22 Not applicable
O23 Open space network
An integrated open space network is established S23.1 Open space corridors and Complies
throughout the locality and— existing native vegetation in areas
a) allows for both passive and active recreational indicated in Schedule 5 – Map 4 are
pursuits; protected from fragmentation and
b) provides safe and convenient connectivity for encroachment by development.
pedestrians and cyclists to neighbourhood
centres, community services and other key
destinations such as public open space, the
Noosa River and Wallace Estate;
c) provides habitat connectivity for wildlife;
d) protects watercourses and drainage lines in
the lowlands; and
e) forms a scenic backdrop for the locality’s
residential neighbourhoods; and
O24 Physical and visual links between public open S24.1 No solution provided Development consistent with character of the
space areas and watercourses are retained. area.
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (4 units), Visitor Accommodation Type 4 Conventional
and Operational Works at 4 Nola Street, Noosaville described as Lot 1 RP164422
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
Pedestrian and bicycle pathways
O25 Safe and convenient pedestrian and bicycle S25.1 Pedestrian and bicycle Not applicable
pathways are provided and retained between and pathways are provided and retained
around key destinations including— where indicated in Schedule 5 – Map
a) an east-west link between the Tewantin & 2;
Doonan Locality and the Noosa Heads AND Conditions may be imposed if reasonable.
Locality along the Noosa River foreshore; S25.2 Contributions toward a
b) a north-south link between the Shire Business Pathways Network are provided in
Centre and Wallace Park to the Noosa River accordance with PSP20.
foreshore
c) recreation areas off Shorehaven Drive and
Seacove Court;
d) scouting facilities at Gympie Terrace and
Gibson Road;
e) the Australian Rules field at Weyba Road; and
f) camping and caravanning facilities at Munna
Point.
Foreshore character
O26 The natural landscape character and No solution provided. Complies - Development will not impact on the
vegetation along the foreshore areas of the Noosa character of the foreshore areas as it is
River, Lakes Doonella and Weyba and Eenie compatible and consistent with the desired
Creek, Noosa National Park, Keyser Island and urban form of the locality.
Weyba Creek Conservation Parks is protected
Watercourses
O27 No solution provided Not applicable.
Specific Outcomes and Probable Solutions for the Attached Housing Zone
Table. 11.15
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Protection of Resorts
O47 Substantial sites are protected for Visitor No solution provided Not applicable
accommodation Type 4 and include the Ivory
Palms Resort 73 Hilton Terrace on Plan
GT102758.
Landscaped Setting
O48 Existing mature trees of local origin add to No solution provided No significant vegetation on site.
the character of the Attached Housing Zone and
are retained
Streetscape character and building bulk
O49 Buildings and other structures— S49.1 Buildings and other structures Complies
a) contribute positively to the streetscape are designed to—
character by addressing the street and adding a) have a maximum wall length of 15m
visual amenity through stepping the front façade; and each external wall plane
b) have a bulk and architectural scale that does incorporates at least one design
not dominate the streetscape or detract from the element to add visual interest and
visual amenity of adjoining properties; amenity (such as windows, pergolas,
c ) vary in line and plane; sun shading devices, balconies or a
d) utilise various building styles and materials to change of building material); (See
create diversity and visual interest in the Figure 11.6)
streetscape; b) vary and break up the roof forms
e) make use of verandahs, balconies, eaves, through gables or different pitches to
and roof overhangs for aesthetic and lifestyle add visual interest and define the
reasons; individual dwelling units;
f) integrate landscaping into the building design c) provide individual segmented
to provide visual relief and screening; and balconies for each dwelling unit to
g) present well articulated facades where reduce dominant horizontal banding;
garages or carports are not the dominant visual d) visually break up building facades
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (4 units), Visitor Accommodation Type 4 Conventional
and Operational Works at 4 Nola Street, Noosaville described as Lot 1 RP164422
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
element when viewed from the street; by incorporating different but
complimentary colours, textures and
building materials; and
e) visually break up the bulk of the
building by integrating tall plant
species in front of and to the side of
buildings.
O50 Buildings and structures are designed to S50.1 No solution provided Complies
address any waterfront aspect and to contribute
positively to the waterfront character.
O51 Buildings and structures take the form of S51.1 Buildings do not contain more Complies
small separate buildings, rather than large single than 4 attached dwelling units.
bulky developments.
Garages and carports
O52 Garages, carport structures and vehicle S52.1 Garages and carports— Complies
manoeuvring areas are designed and sited to— a) have a front boundary setback of at
a) provide for resident and visitor parking; least 6m; and
b) visually integrate with the building and to not b) present a minimum width to the
dominate the street front; streetscape (the total width of garage
c) allow opportunity for landscaping to screen doors is no more than 6m or 50% of
vehicle parking and manoeuvring areas; the frontage width, whichever is the
d) minimise the number of driveway accesses; lesser, where the structure faces the
and street); or
e) allow safe and efficient access to and egress c) that are visible from, but do not face
from the premises the street, include windows or other
articulation and have a 6m vegetated
buffer between the structure and the
road frontage; AND
S52.2 Where multiple lock up garages
face the street garage doors are
stepped back a minimum of 600mm
from each other, in relation to the
frontage or are separated by at least
1.5m; AND
S52.3 Garages, carports and Complies
uncovered spaces are designed to
allow vehicles to enter and exit the site
in a forward gear through a 3-point
turn maximum; AND
S52.4 The development provides for Complies - one vehicle driveway proposed.
shared driveways to minimise the
number of access points, except on
sites with more than one street
frontage, where garages or carports in
the development front separate
streets.
Front fences & walls
O53 Front fences and walls are designed and S53.1 Front fences or walls are Complies
sited to— setback an average of 1 metre and are
a) contribute to the attractiveness of the street; articulated to provide visual interest by
b) be compatible with the existing streetscape stepping the design at maximum 5m
character; intervals; AND
c) relate to the architectural period of the S53.2 The area of land between the Complies
building; fence and the front property boundary
d) avoid interference with the movement of shall be densely landscaped to screen
surface stormwater; any fencing from the street; AND
e) allow for casual surveillance from the street or S53.3 Any fencing on the boundary Complies – fence is of open construction
on main roads, mitigate traffic noise; which is not screened by vegetation is
f) provide for planting in front of high solid fences either less than 1.2m high or of an
and walls; and open construction.
g) ensure planting between the front fence and
the footpath does not create an impediment for
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (4 units), Visitor Accommodation Type 4 Conventional
and Operational Works at 4 Nola Street, Noosaville described as Lot 1 RP164422
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
pedestrians using the footpath.
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