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Town Planning Report
Town Planning Report 65-67 Elanda Street, Sunshine Beach Multiple Dwelling (4 Units) Hanifin Education Management ATF The Hanifin Family Trust
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Page 2
Project Perspective
Client: Hanifin Education Management ATF The Hanifin Family Trust
Project: 65-67 Elanda Street, Sunshine Beach
Project No: 21-7662
Date: October 2021
Project Contact: Geoff Gibbons / Sam Tatham
© 2021 Urban Strategies Pty Ltd
ABN 12 064 941 591
E [email protected]
W www.urbanstrategies.com.au
BRISBANE GOLD COAST – LOGAN SYDNEY
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PO BOX 3368 SURFERS PARADISE QLD 4217 165-167 PHILLIP ST SYDNEY NSW 2000
SOUTH BRISBANE QLD 4101 PO BOX 1136 SOUTHPORT QLD 4215 PO BOX 3036 REDFERN NSW 2016
07 3360 4200 07 5551 9170 02 8093 6950
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Town Planning Report - 65-67 Elanda Street, Sunshine Beach i
Page 3
Contents 1.0 EXECUTIVE SUMMARY .................................................................................................. 1 1.1 Project Overview .............................................................................................................................. 1 1.2 Proposal ........................................................................................................................................... 1 1.3 Legislative Requirements ................................................................................................................. 1 1.4 Supporting Documentation .............................................................................................................. 1 1.5 Conclusion ........................................................................................................................................ 2 2.0 SUMMARY ....................................................................................................................3 3.0 PRE-APPLICATION / CONSULTATION AND HISTORY ........................................................ 4 4.0 SITE INFORMATION AND ANALYSIS ............................................................................... 9 4.1 Physical Description ......................................................................................................................... 9 4.2 Existing and Previous Uses ............................................................................................................. 10 4.3 Exemption Certificates ................................................................................................................... 11 4.4 Easements and Encumbrances ...................................................................................................... 11 4.5 Site Circumstances ......................................................................................................................... 11 5.0 PROPOSAL DETAILS ..................................................................................................... 13 5.1 General Description ....................................................................................................................... 13 5.2 Proposal Detail & Town Planning Justification for Proposal / Design ............................................ 13 5.3 Summary & List of Supporting Specialist Reports .......................................................................... 22 5.4 Staging ............................................................................................................................................ 23 5.5 Infrastructure Charges ................................................................................................................... 23 5.6 Approval Requirements ................................................................................................................. 23 6.0 LEGISLATIVE FRAMEWORK .......................................................................................... 24 6.1 Purpose of the Planning Act 2016 .................................................................................................. 24 6.2 Development Assessment System ................................................................................................. 24 6.3 State Planning Instruments ............................................................................................................ 24 6.4 Local Planning Instruments ............................................................................................................ 26 6.5 Local Laws ...................................................................................................................................... 29 6.6 Referral Agencies ........................................................................................................................... 29 7.0 REASONS FOR APPROVAL............................................................................................ 30 8.0 CONCLUSIONS AND RECOMMENDATIONS ................................................................... 30 APPENDIX A – NOOSA SHIRE COUNCIL CODES ......................................................................... 31 Zone Code ................................................................................................................................................... 31 Local Plan Code ........................................................................................................................................... 46 Development Codes .................................................................................................................................... 55 Works Codes ............................................................................................................................................... 59 Town Planning Report - 65-67 Elanda Street, Sunshine Beach ii
Page 4
1.0 Executive Summary
1.1 Project Overview
This Town Planning Report has been prepared by Urban Strategies Pty Ltd on behalf of
Hanifin Education Management ATF The Hanifin Family Trust, with respect to development
application for Material Change of Use (Development Permit) for a Multiple Dwelling
consisting of four units.
The subject site is located at 65-67 Elanda Street, Sunshine Beach and is formally known as
Lots 410 and 411 on RP48112. The site is irregular in shape, with a total site area of
approximately 1,019sqm and has a 31.2m frontage to Elanda Street. The site is zoned High
Density Residential and is contained within the Coastal Communities Local Plan area.
1.2 Proposal
The proposed Multiple Dwelling will consist of 4 units in a terrace style configuration. Key
characteristics of the development are summarised below:
4 x 5 bedroom units in a terrace style configuration;
8 parking bays split between double garages for each unit;
Site Cover of 50% (510sqm);
Total GFA of 939sqm; and
45.5% of the site area allocated to landscaping with 67.5% of the total landscaping
area provided as soft landscaping.
1.3 Legislative Requirements
Noosa Plan 2020, the Categorising Instrument, categorises this Development Application
as Assessable Development. Further Noosa Plan 2020 identifies the application to be
subject to Code Assessment in accordance with Section 45 (3) of the Planning Act 2016.
The site is contained within the High Density Residential zone. Comment with respect to
the manner in which the proposal responds to this zone can be found within Section 6.4.3
of this report.
The Dual Occupancy and Multiple Dwelling Code, Works Codes and Coastal Communities
Local Plan Code are triggered and are assessed in Appendix A of this report.
No Overlays are identified to be relevant to the site.
The proposal is consistent with the relevant Assessment Benchmarks and furthers the
purpose of the Planning Act 2016.
1.4 Supporting Documentation
This application is supported by the accompanying plans and documents as described in
Table 1 below.
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 1
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Description Author
Town Planning Report Urban Strategies
Architectural Plans Invilla Architecture
Landscape Plans Openspace Architecture
Stormwater Management Plan WC Design
Table 1 – Application Plans and Documents
Note: A summary of the findings of the accompanying consultant reports can be found
within Section 5.3 of this report.
1.5 Conclusion
The proposal is considered to be in accordance with the intent of the relevant Codes, the
Coastal Communities Local Plan Code and consequently this development application
meets the relevant Assessment Benchmarks and Planning Regulations and should be
approved subject to reasonable and relevant conditions.
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 2
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2.0 Summary
Address of Site: 65-67 Elanda Street, Sunshine Beach
Real Property Description: Lot 410 and 411 on RP48112
Area of Site: 1,019sqm
Regional Plan Land Use Category: Urban Footprint
Zone / Local Plan: High Density Residential zone / Coastal Communities Local Plan Code
Name of Owner: Pershore Holdings Pty Ltd
Type of Application: Prelodgement / Consultation:
Type of A prelodgement meeting was held on 1 September 2021. The
Approval meeting was held to discuss the prospects of the proposal in the
Aspects of
Requested context of the site. Further details on the prelodgement meeting has
Development
been discussed in Section 3 of this report.
PA DP
MCU X The minutes from the meeting have been submitted alongside this
application.
RoL
BW
OW
Variation Request:
Brief Description / Purpose of Proposal: Multiple Dwelling (4 Units)
Staged Development: No
Referral Agencies: Not Applicable
Category of Assessment: Code
Public Notification: No
Superseded Planning Scheme Application: No
RiskSmart: No
Assessment Manager / Council Officer Previously Involved: N/A
Applicant Contact Person: Geoff Gibbons / Sam Tatham
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 3
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3.0 Pre-Application / Consultation and History
A prelodgement meeting was held on 1 September 2021 (Vide: PLM21/0046). The meeting
was held to discuss the use type proposed and the design of the proposal. The meeting
request outlines compliance with the outcomes of the local plan and zone code. The
outcome of the meeting noted a number of design elements that would need to be
addressed prior to lodgement of the application for the application to be supported by
Council.
The following items were raised during the meeting and changes which have been made
are outlined in the adjoining column.
Items Raised in Prelodgement Meeting Response
1. Storeys: The design of the proposed multiple dwelling
It is noted that the proposal is 4 storeys. has been altered to reduce the building height
Performance outcome PO5 of the High to remain three storeys. The revised design
Density Residential Zone code allows a aligns with the built form of the street and
maximum of 3 storeys. The proposal must maintains the character of the area.
comply with this provision. Where it does
not, provide significant justification for
the noncompliance.
2. Site cover: The proposal achieves a site cover of 50% of
Performance outcome PO7 of the High the total site area. This exceeds the
Density Residential Zone code allows a prescribed site cover identified in PO7 of the
maximum site cover of 40%. The proposal High Density Residential Code. The site cover
must comply with this provision. Provide achieved is seen to meet the Overall
site cover calculations with the Outcomes of the High Density Residential
application. Code through providing a well-designed
building which does not present as overly
bulky within the site or the context of the
street. Suitable landscaping outcomes are
achieved within the site allowing for a balance
of built form and landscaped outcomes.
3. Plot ratio: The proposal achieves a plot ration of 0.92.
Performance outcome PO8 of the High This exceeds the prescribed site cover
Density Residential Zone code allows a identified in PO8 of the High Density
maximum plot ratio of 0.65:1. The Residential Code. The Performance Outcome
proposal must comply with this provision. is worded in a way such that it cannot be
Refer to the Gross Floor area definition in complied with without meeting the 0.7 Plot
the Noosa Plan. Provide calculations with Ratio for site up to 7000sqm.
the application.
The proposal is seen to meet the Purpose and
Overall Outcomes of the High Density
Residential Code as detailed in section 6.4.3 of
this report.
The plot ratio proposed does not result in
substantial building bulk and provides a
design and layout to accommodate
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 4
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Items Raised in Prelodgement Meeting Response
permanent residents. The bulk of the building
aligns with the existing building scale within
the street exhibiting a three storey height and
comparable setbacks. The building complies
with the building height requirement for the
site, remaining below 12m, and does not
present as overly bulky within the existing
setting of the street. Suitable landscaping is
provided within the front and rear setbacks,
helping to soften the building form and
contribute to the landscape setting of the
street.
4. Access and gatehouses: The access arrangement has been altered to
Three access driveways result in an provide two shared driveways providing
expanse of hard stand area - 17.76 metres access to the four dwellings. The revised
across a frontage of 31 metres. This also access arrangement retains the ability for on
reduces the opportunity for landscaping street parking while providing suitable access
in the front setback. Development must to the new dwellings. The subject site is noted
consolidate access points and one access as comprising of two existing lots which could
point is recommended for this site. reasonably be expected to each have a
Further, refer to the High Density separate crossover.
Residential zone code with regard to the
setback and articulation of multiple
garages where viewed from the street.
The gatehouses in the front setback and
walkways create additional hardstand and
limit available landscaping area. Two
gatehouses in the front setback is
considered excessive and where part of
an application, you would need to
demonstrate that it is considered
consistent with the streetscape.
5. Design: The design of the building includes design
The High Density Residential Zone and elements which clearly separate the individual
Coastal Communities Local Plan Code dwellings. The variation in building materials
refers to design elements and the and the use of the external stairs as design
proposal is not considered to comply with features further separates the dwellings. The
the design elements in the code. Units design provides a visually appealing outcome
must present as small separate dwellings, as viewed within the street and includes a
rather than one large, individual building. number of features which complement the
This can be achieved through offsetting or existing built form of the street.
staggering dwellings and varying roof
The scale of the building has been
form. The building must include different
dramatically reduced since prelodgement
external materials, finishes and textures,
discussions removing the fourth storey
avoid bulky single plane finishes, and
element. The revised design provides a
present as lightweight using natural
consistent building height with existing
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 5
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Items Raised in Prelodgement Meeting Response
finishes which break up the bulk of the dwellings within the street and a height which
building. does not exceed the height limit.
The plans indicate that the building will be
quite dominant and there is a concern
that it is not reflective of the subtropical
design prevalent in the coastal
communities of Noosa. Further, as this
site is elevated there is particular concern
regarding the rear elevation, as it does
not comply with Performance outcome
PO14 of the High Density Residential zone
code. The design requires revision to
comply with the relevant codes.
6. Roof top terraces: The rooftop terraces have been retained as
The entire roof space is shown as a roof part of the revised plans. The extent of the
top terrace. Acceptable outcome AO7.2 of terraces has been reduces setting the terraces
Coastal Communities Local Plan Code and back from the rear of the building by the
Acceptable outcome AO15.2 of the High extent of rear balcony elements. The side
Density Residential zone code seeks that setbacks have also been increased for the
development does not include a roof top rooftop elements. This alternative layout
terrace. Corresponding Performance reduces the opportunity to overlook the
outcome PO15 states that roof forms: adjoining dwellings and being setback from
contribute positively to the local the rear will stop future residents being able
skyline; to look down into the adjoining lot.
complement the character of the The provision of a rooftop terrace aligns with
locality and the topography of the the current built form and character of the
site; street. A number of other buildings within
avoid box profiles/parapets; and Elanda Street, particularly on the eastern side,
do not create opportunities for are identified containing rooftop terrace
overlooking the private open space or elements. The provision of this elements
internal spaces of neighbourhood therefore aligns with the character of the local
properties. plan area in terms of existing built form. The
The extent of the proposed roof top provision of these elements is not seen to
terraces will provide significant impact on the character of the beachside local
overlooking opportunities into area.
surrounding property. Where a roof top
terrace is created, consider limiting the
footprint and centrally locating the roof
top terrace which thereby limits
overlooking and the need for screening
devices etc that add to the bulk of the
building and encroach on the height limit.
Additionally, where roof top terraces
exist, provide an analysis with regard to
overlooking opportunities and identify
other potential solutions to mitigate
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 6
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Items Raised in Prelodgement Meeting Response
impacts and that comply with
Performance outcome PO15.
7. Balconies: The balconies to the lower floors achieve a
Balconies intrude in the rear setback and compliant setback with only the third floor
provide significant overlooking balcony exceeding the prescribed rear
opportunities. The building also sits higher setback.
than the existing buildings to the rear due
The site is identified as dropping towards the
to the slope of the land. The building
rear which continues through the adjoining
should comply with the required setbacks
lot. This is advantageous as the difference in
and where it does not, provide an analysis
height results in misaligned floor levels and
with regard to overlooking opportunities
the proposed building siting higher than the
and potential solutions.
adjoining lot. This will help prevent direct on
look between the site and adjoining use,
maintaining privacy for the adjoining
residents. As the lower levels achieve a
compliant setback these are not considered to
impact on the privacy or amenity of the
adjoining lot and the upper balcony will look
over the adjoining building towards the coast.
8. Landscaping: The landscaping within the site has been
Minimum landscaping requirements is increased from that originally proposed. The
40% of site (60% of that is soft landscaping achieved as part of the
landscaping). Indicate in the application, application provides a well landscaped site
what mature vegetation is to be retained achieved the prescribed 40% landscaping area
within the site. of which 60% is soft landscaping.
9. Plans: The plans have been updated to provide
The application should include plans that suitable detail and figures to allow assessment
clearly show the building height relative of the application. The natural ground level
to natural and finished ground. This will and building height is clearly depicted on the
include RL’s for the roof of the building elevations and section plans.
and the natural and finished ground
levels. Include section plans.
10. Access: The crossover arrangement has been reduced
Council has concerns with the proposal to provide two crossovers with each crossover
for 3 access driveways. The number of servicing two of the proposed dwellings. The
driveways will create a significant amount crossover provision has been reduced from
of hardstand within the road reserve and the original layout of three and maintains
impact upon the potential for on-street suitable area within the street for streetscape
parking. It is also noted that while the parking. The combined crossover layout limits
development is over 2 lots, the the hardstand within the frontage of the site
development is essentially a 4 unit and allows for additional planting and
development and would require on-site landscaping within the 6m setback.
manoeuvring (refer to AO10 of the code).
Any application would need to
demonstrate how the proposed access
will achieve compliance with The Noosa
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 7
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Items Raised in Prelodgement Meeting Response
Plan – Driveways and Carparking Code It is noted that the subject site is comprised of
(specifically PO1, PO3, PO7, PO8, PO10 two lots which can reasonably be expected to
and PO18). each have an individual crossover.
11. Frontage Works: Frontage works are to be completed as part of
The development of the site will need to this application as noted in the plans
include the construction of frontage submitted alongside this application.
works across the full frontage of the site.
The works would be similar to that
undertaken on the adjoining properties
(road widening, kerb and channel and
footpath).
12. Stormwater: A stormwater management plan has been
It is noted that there is no downstream lodged alongside this application and
Council drainage system for the determines a suitable detention and discharge
development to connect to. The solution in order to appropriately discharge
development of the site would need a water from the site without impacting
stormwater drainage system that collects adjoining uses.
and controls the runoff and discharges to
a lawful point of discharge. Any
application will need to include a
Stormwater Management Plan prepared
by a Registered Professional Engineer of
Queensland (RPEQ). It is expected that the
SWMP will include a combination of
discharge to Elanda Street, detention and
on-site infiltration. Please note that
Council does not support the use of
pumps to discharge stormwater.
13. Services: Suitable connections can be achieved to the
It is expected that service connections for service connections within Elanda Street. An
water, power and telecommunications easement has not been included as part of
can be provided from the Elanda Street this application but can be negotiated if
frontage. deemed necessary.
It is noted that a sewer main extends
through the site adjacent to the rear
boundary. Unitywater will most likely
require the creation of an easement over
the sewer main and this easement may
impact on the design and location of
elements of the stormwater management
system. It is recommended that
Unitywater be contacted prior to further
design on the stormwater management
system.
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 8
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The meeting minutes have been lodged alongside this application. The proposal is
considered to achieve a suitable built form outcome which is complementary to the built
form of the street and responds positively to the items raised in the prelodgement meeting.
4.0 Site Information and Analysis
4.1 Physical Description
The subject site is located at 65-67 Elanda Street, Sunshine Beach, formally known as Lot
410 and 411 of RP48112 (Figure 1). The site is an irregular shaped site that is 1,017sqm in
area with 31.2m of frontage to Elanda Street.
The site exhibits a slope away from the frontage of the site towards the east at the rear
boundary. A high point of approximately 45.5m AHD is identified in the north western
corner of the site before sloping down to a low of 41.5m AHD at the rear boundary (Figure
2). The site is not identified as containing significant vegetation.
Figure 1: Aerial image of subject site
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 9
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Figure 2: Site contours
4.2 Existing and Previous Uses
The site currently contains a single dwelling house (Figure 3). The property is understood
to have been used for residential purposes since the time of original subdivision. The
existing building will be demolished to undertake the proposed development.
Figure 3: Existing dwelling
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 10
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4.3 Exemption Certificates
The site is not currently benefited by an exemption certificate, nor are exemption
certificates sought as part of the proposal at hand.
4.4 Easements and Encumbrances
The site is not subject to any easements or encumbrances.
4.5 Site Circumstances
The site is zoned High Density Residential and is contained within the Coastal Communities
Local Plan area (Figure 4). The surrounding sites in the immediate vicinity of the site exhibit
similarly zoned, with the eastern side of Elanda St and land further east contained within
the High Density Residential zone and land on the western side of Elanda St contained
within the Medium Density Residential zone.
Figure 4: Zoning map of site and surrounding area
Contextually the site is well located to accommodate the proposed use. The location will
provide future residents a large number of services and amenities, including public open
space and local food and drink outlets, within walking distance of the subject site. Public
transport options are also identified within Pacific Avenue providing an alternative to
private vehicle trips.
The immediately surrounding built forms and locality on a whole exhibit a mix of multiple
dwellings and dwelling houses of varying styles and age. The unit blocks located on the
eastern side of Elanda Street exhibit a higher density and larger built forms to those evident
in the wider locality. The style of dwellings vary considerably on the basis of the age of the
buildings. A number of buildings on the eastern side Elanda Street are identified exhibiting
a built form outcome that presents as 3 or 4 storeys as viewed from within the street
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 11
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(Figure 5). Building heights vary between 2-3 storeys on the western side of Elanda Street,
with rooftop terraces identified on a number of the buildings (Figure 6).
Figure 5: Streetscape built form – 33 Elanda Street, 43 Elanda Street, 61 Elanda Street and 57 Elanda Street
Figure 6: Streetscape built form – 58 Elanda Street, 56 Elanda Street, 52 Elanda Street and 40 Elanda Street
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 12
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5.0 Proposal Details
5.1 General Description
The proposal seeks approval for Material Change of Use (Development Permit) for a
Multiple Dwelling. The proposed Multiple Dwelling will consist of four units with the key
characteristics of the development summarised below:
4 x 5 bedroom units in a terrace style configuration;
8 parking bays split between double garages for each unit;
Site Cover of 50% (510sqm);
Total GFA of 939sqm;and
45.5% of the site area allocated to landscaping with 67.5% of the total landscaping
area provided as soft landscaping.
5.2 Proposal Detail & Town Planning Justification for Proposal / Design
5.2.1 Proposed Uses
The proposal intends to undertake development of the site for the purpose of a Multiple
Dwelling comprising of 5 units. City plan defines the use as follows:
Multiple dwelling
Multiple dwelling means a residential use of premises involving 3 or more dwellings,
whether attached or detached, for separate households.
5.2.2 Setbacks
The prescribed setbacks for the site are outlined in AO9.1 of the High Density Residential
Zone Code. The code reads:
AO9.1
Buildings and structures meet the following minimum boundary setbacks:
(a) for frontages:
i. first and second storeys— 6 metres
ii. third storey and thereafter—10 metres
(b) Side boundaries—
i. 1.5 metre setback up to 4.5 metres height;
ii. 2 metres setback between 4.5 metres and 7.5 metres height; and
iii. 2 metres plus 500 millimetres for every 3 metres above 7.5 metres
height or part thereof
(c) Rear boundary
i. first and second storeys—6 metres
ii. third storey and thereafter— 8 metres
Front
The following minimum setbacks are achieved to the front of the site:
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 13
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Ground Level – 8.6m
Level 1 – 7.3m
Level 2 – 7.3m
The front setback for the two lower levels comply with the prescribed setback of AO9.1.
The upper level achieves a setback of 7.3m to the outer projections and 9.9m to the wall
triggering assessment against PO9.
The front setback is therefore seen to align with the requirements of PO9 as follows:
The setback maintains privacy for future residents through the provision of
screening elements within the front elevation. The setback of 9.9m to the wall
provides a suitable setback to the street to ensure retained privacy for the existing
dwellings located across Elanda Street.
Existing buildings within the street exhibit similar setbacks to those proposed as
part of this application. 61 Elanda Street is identified with a consistent 6m setback
for each level. A setback of 9.9m is achieved to upper level walls, providing
additional separation from the front boundary and providing a notable step in the
building form. The setbacks and design of the building is therefore seen to align
with the prevailing built form and character of the street.
The setbacks allow for the provision of the front stair case elements which form a
design feature within the front elevation. This element creates visual interest within
front elevation positively contributes to the visual aesthetics of the street.
The setbacks of the upper level does not impact on existing vegetation within the
site.
Suitable ground level setbacks are achieved ensuring that appropriate landscaping
can be undertaken within the front elevation providing a landscaping buffer
between the street and proposed building.
The site is located in an established residential area and does not adjoin national
parks, waterways and wetlands. The front setback proposed does not impact on
these elements.
Side
The proposal achieves a compliant side setback for the proposal to both side boundaries
of the site. The side setbacks achieve 1.5m setback to the first storey, 2.0m to the second
storey and 2.5m to the third storey of the building.
Rear
The proposal achieves a rear setback of 6m for the entirety of the building. The building is
three storeys and therefore does not meet the prescribed setback of 8m to the third storey.
The rear setback meets the requirements of PO9 as follows:
The site is identified as dropping towards the rear which continues through the
adjoining lot. The difference in height results in misaligned floor levels and the
proposed building siting higher than the adjoining lot. This will help prevent direct
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 14
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on look between the site and adjoining use, maintaining privacy for the adjoining
residents.
Level 1 and 2 achieve compliant rear setbacks with only the third storey exceeding
the prescribed setbacks. The third storeys will have views out towards the coast
and this will deter and avoid impacts on the privacy of the adjoining dwelling.
The setback to the wall of the building measures 8.2m as a minimum, reducing the
bulk of the building built to the rear of the site. The balcony element is the only
element exceeding the setback which provides variation and articulation within the
rear elevation.
The setback of the third storey does not obstruct views from adjoining uses.
The setback is not seen as out of character for the area and maintains the 6m
setback for the entire rear boundary accommodating the angled rear boundary.
The setbacks proposed does not prevent the provision of landscaping or impact on
national parks, waterways or wetlands.
5.2.3 Height
AO5.1 of the High Density Residential Zone Code prescribes a building height of 15m where
fronting onto Serenity Close, Noosa Heads or 12m on any other site. The subject site does
not have frontage to Serenity Close and therefore has a building height of 12 metres.
The proposed building height aligns with AO5.1 in providing a building height which is less
than 12m in height.
Figure 7: Section of building demonstrating building height
The building presents as three storeys from the street but it is noted that the slope of the
site partially obscures the ground level from view. The bulk and scale of the building form
is consistent within the street where a number of examples of three and four storey
building forms are identified on the eastern side of Elanda Street. The building therefore
complements the character of the street and maintains the existing characteristics of the
coastal location.
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5.2.4 Rooftop terrace
A roof top terrace is provided for each of the dwellings. Assessment against PO7 of the
Coastal Communities Local Plan is required when roof top terraces are included as part of
the design. PO7 reads:
PO7
Buildings, structures and landscaping are consistent with and reflect the beachside
character of the local plan area in terms of form, composition and use of materials.
The provision of a rooftop terrace aligns with the current built form and character of the
street. A number of other buildings within Elanda Street, particularly on the eastern side,
are identified containing rooftop terrace elements. The provision of this elements
therefore aligns with the character of the local plan area in terms of existing built form.
The provision of these elements is not seen to impact on the character of the beachside
local area.
Figure 8: Existing built form exhibiting roof top terraces
The rooftop terrace provides additional outdoor living for each of the units and maximises
access to natural light and coastal views within the site. The inclusion of this element
therefore provides improved living conditions for future residents. Materials are used to
provide screening while also creating visual elements within the front elevation
contributing to the overall design of the building. This allows for screening between the
terraces maintains privacy and helping direct views towards the east.
The location of the rooftop terrace elements are strategically located to be setback from
the rear elevation of the building. This location limits views from the terraces down
towards the neighbouring lots to the east. Views are therefore directed towards the east
Town Planning Report - 65-67 Elanda Street, Sunshine Beach 16
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above the neighbouring dwelling and towards the coastline. The change in topography
between the two sites assists this element with the adjoining lots being located on the
lower side of the slope.
The provision of rooftop terraces provides additional casual surveillance of the street while
limiting on look into adjoining lots by the setbacks provided from the side of the building
envelope.
5.2.5 Site Cover
The proposal achieves a site cover of 50% of the total site area. This exceeds the prescribed
site cover identified in PO7 of the High Density Residential Code. The Performance
Outcome is worded in a way that cannot be complied with without meeting the 40% site
cover. As the proposal is unable to meet the requirements of the Performance Outcome
assessment is required against the Purpose and Overall Outcomes of the High Density
Residential Code.
The proposal is seen to meet the Purpose and Overall Outcomes of the High Density
Residential Code as detailed in section 6.4.3 of this report. Specifically the proposal:
provides a design and layout to accommodate permanent residents.
aligns with the visual characteristics of the street presenting a three storey form
with comparable setback to surrounding buildings.
provides a site cover which aligns with the characteristics of the local area (Figure
9). The site cover when viewed alongside existing site cover areas exhibits
comparable setbacks and site cover provisions when viewed in this format.
has a design which aligns with the vegetated character of the locality providing
suitable ground level landscaping which will help to soften the built form of the
proposed building and create a well vegetated liveable site. Vegetation within the
front setback will be able to support local wildlife with a variety of species of varying
heights and densities.
has a scale that contributes to the housing options provided in the local area. The
scale and layout of each dwelling will cater to the needs of a varying demographic
of households and provide a high level of amenity and local services within close
proximity to the site.
provides a high level of residential amenity for current and future residents of the
site and adjoining lots. The design includes a high degree of landscaping and open
space providing future residents access to outdoor living. Suitable setbacks are
proposed in order to achieve separation from adjoining uses and achieve privacy
for future and current residents. The topography of the locality and design of the
building further improves privacy and directs views away from adjoining lots and
towards the coastline to the east.
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Figure 9: Site cover for adjoining sites 5.2.6 Plot Ratio The proposal achieves a plot ration of 0.92. This exceeds the prescribed site cover identified in PO8 of the High Density Residential Code. The Performance Outcome is worded in a way such that it cannot be complied with without meeting the 0.7 Plot Ratio for site up to 7000sqm. As the proposal is unable to meet the requirements of the Performance Outcome assessment against the Purpose and Overall Outcomes of the High Density Residential Code. The proposal is seen to meet the Purpose and Overall Outcomes of the High Density Residential Code as detailed in section 6.4.3 of this report. The plot ratio proposed does not result in substantial building bulk and provides a design and layout to accommodate permanent residents. The bulk of the building aligns with the existing building scale within the street exhibiting a three storey height and comparable setbacks. The building complies with the building height requirement for the site, remaining below 12m, and does not present as overly bulky within the existing setting of the street. Suitable landscaping is provided within the front and rear setbacks, helping to soften the building form and contribute to the landscape setting of the street. A reduction in plot ration will only serve to reduce the liveable space within the site and impact on the future residents of the building. Such a reduction is considered counterproductive to the planning outcome achieved. Town Planning Report - 65-67 Elanda Street, Sunshine Beach 18
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5.2.7 Landscaping / Open Space
The proposal ensures landscaping zones are situated along all boundaries, resulting in a
total of 45.4% of the site being dedicated to landscaping outcomes. A mix of hard and soft
landscaping outcomes are achieved with 67.5% of the ground level landscaping being
defined as soft landscaping. The total provision of 45.4% and soft landscaping percentage
of 67.5% complies with the requirements of AO10.1 of the Dual Occupancy and Multiple
Dwelling Code.
A 6 metre deep landscape strip is provided within the front setback, with only the areas
used for vehicle manoeuvring not being landscaped. The driveway and manoeuvring areas
are setback at least 2m from the side boundaries, ensuring appropriate landscaping
outcomes and compliance with AO9.2 of the High Density Residential Zone Code.
Figure 10: Breakdown of hard and soft landscaping
A secondary provision of landscaping is achieved as a result of the rooftop terrace. The
terrace provides an additional 308sqm of landscaping. The combined landscape outcomes
within the site result in the equivalent of 75.6% of the sites area being dedicated to
landscaping. The additional landscaping element includes predominantly hard landscaping
but includes elements of soft landscaping, providing screening and softening the built form
of the rooftop terraces.
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Figure 11: Landscaping areas within rooftop terrace
Private open space is provided in the following manner:
H1 – 102m2;
H2 – 142m2;
H3 – 156m2; and
H4 – 137m2.
Each dwelling is provided with a substantial allocation of private outdoor space which
greatly exceeds the minimum area required being 25sqm for each unit. The areas are split
between a combinations of two separate balconies, ground level garden and the rooftop
terrace. The ground level allocation is not directly accessed from living area triggering
assessment against PO11.
The provision of outdoor space will allow a multitude of uses to be undertaken within the
site, allowing for functions of a passive and active nature. The provision of private outdoor
spaces therefore enables the outdoor living requirements of future occupants to be met.
All areas receive adequate access to sunlight and are orientated to minimise potential
privacy impacts on adjoining uses.
5.2.8 Car Parking / Access
In accordance with Table 9.4.1.4 of the Driveways and Parking Code the following parking
provisions are applicable to the proposed development:
2 spaces per dwelling greater than 100m2; and
1 additional space per four dwellings.
The proposal achieve a total parking provision of 8 spaces contained within enclosed
garages both parallel configurations. As the proposal is intended to operate as individual
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housing the provision of parking is seen to meet the needs of future residents. The
driveway elements provide an opportunity for temporary visitor parking.
As each unit is provided with a secured garage, it is reasonably assumed that bicycles can
be individually stored within private garages. Visitors to the site can reasonably be
expected to store their bicycles within the garage of the house which they are visiting. The
garages are easily accessible from the street.
Two shared crossovers are proposed to provide access to the proposed multiple dwelling.
The design and layout of the proposed crossovers do not adversely impact on safety,
capacity and operations of the existing or planned road network, cycleways or pedestrian
pathway systems. The existing site is two separate lots which would reasonably be
expected to each have a crossover. The proposal is intended to operate as individual
dwellings rather than a typical multiple dwelling and hence benefits from the two shared
crossovers. The shared element provides an opportunity to limit hardstand within the
frontage and provide additional landscaping.
5.2.9 Stormwater
The accompanying Stormwater Management Plan by WC Designs provides an analysis of
potential stormwater impacts and proposes mitigation measures in order to address these
issues. The report proposes to provide two 7kL roof water detention tanks to mitigate the
flow from roof areas. The detained water will be gradually discharges to the east
downstream area as sheet flow. The detention and discharge solution is seen to address
the identified impacts on the downstream environment. The solution maintains the
existing LPD arrangement through use of the mitigation measures.
Figure 12: Stormwater layout plan
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The report determines that the proposed development does not trigger any of the criteria
of stormwater quality policy. Therefore, stormwater quality shall be managed in
accordance with best management practices.
5.2.10 Urban Design
The building form is well articulated presenting an attractive and interesting built form
through the inclusion of varied setbacks, roof form, heights and materials as well as
extensive landscaping around the building. The roof terrace is separated from the front
elevation by planters to reduce the building mass and reduce the appearance of the roof
terrace as viewed from the street.
Elevations are broken up through the incorporation of balconies, external stairs, recesses,
changes in setback, and facade detailing which break up each level and the length of walls.
As a result, the bulk and scale of the proposal is substantially reduced, with the
development as a while presenting as two individual components. The development
provides a high-quality built form which through the incorporation of highly-articulated
elevations and does not result in overlooking of adjoining properties.
Figure 13: Render of proposal
5.3 Summary & List of Supporting Specialist Reports
This application is supported by the following specialist report and documents:
Architectural Plans by Invilla Architecture;
Landscape Plans by Openspace Architecture; and
Stormwater Management Plan by WC Designs.
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5.4 Staging
No staging is proposed as part of the proposal.
5.5 Infrastructure Charges
In accordance with the Noosa Shire Council Charges Resolution (No. 6) 2021, infrastructure
charges are to be imposed in the following manner. The below charges and credits relate
to those to be imposed by Noosa Shire Council and their associated distributor-retailer,
Unitywater.
Credits for Existing or Previous Uses:
Credit use Credit Total NSC value UW value Number of credit Value of
unit value per per per units Credit
demand demand demand
unit unit unit
Lot Each $30,677.65 $18,406.59 $12,271.06 2 $61,355.30
residential
lot
Total Credit: $61,355.30
Demand Charges:
Demand use Demand Total BCC value QUU value Number of Demand
unit value per per per demand units Value
demand demand demand
unit unit unit
Multiple Per 3 or $30,677.65 $18,406.59 $12,271.06 4 $122,710.60
Dwelling more
bedroom
Gross Charge: $122,710.60
Credits: $61,355.30
Net Charge: $61,355.30
Trunk Infrastructure / Offsets
The proposed development does not involve the construction or dedication of trunk works
and is consequently not subject to an Infrastructure Charge Offset.
5.6 Approval Requirements
In accordance with Section 85 of the Planning Act 2016, a Currency Period of 6 years is
requested for the first Material Change of Use applied for.
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6.0 Legislative Framework
6.1 Purpose of the Planning Act 2016
The Planning Act 2016 identifies a Purpose of achieving Ecological Sustainability. In
accordance with Section 5 of the Planning Act 2016, an entity that performs a function
under the Act must perform the function in a way that advances the purpose of the Act.
Further Section 4 of the Act outlines the system to facilitate the achievement of ecological
sustainability to include:
State Planning Policies;
Regional Plans;
Planning Schemes;
Temporary Local Planning Instruments;
Planning Scheme Policies; and
The Development Assessment System.
The manner in which the proposal responds to each of these items, and consequently
furthers the Purpose of the Act, can be seen within the following sections of this report.
6.2 Development Assessment System
The Development Application is categorised as Code Assessment and as such will be
assessed in accordance with Section 45 (3) of the Planning Act 2016.
Parts 1 and 5 of the Development Assessment Rules are consequently applicable to this
development application. Of note, the Applicant does not chose to opt out of receiving an
Information Request and consequently the decision as to whether to issue an Information
Request is left at the discretion of the Council.
6.3 State Planning Instruments
6.3.1 State Planning Policies
The State Planning Policy is a State Planning Instrument outlining matters of State Interest.
In accordance with the Planning Act 2016, a Local Government in assessing a development
application must give consideration to any relevant components of the State Planning
Policy if the Planning Scheme has not yet appropriately integrated the relevant State
Interest Policies. Part E of the State Planning Policy outlines 5 themes and 17 State Interest
Policies and associated Assessment Benchmarks to which development is to be assessed.
The manner in which the proposed development responds to these State Interest Policies
and Assessment Benchmarks can be seen below:
State Interest Policy Project Assessment and Compliance
Liveable Communities and Housing
Housing Supply and Diversity The proposal is for a Multiple Dwelling within a
well-established residential area. The site is easily
accessible and connected to an adequate standard
of infrastructure. The proposal will contribute to
the housing mix and choice in the locality.
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State Interest Policy Project Assessment and Compliance
Liveable Communities The development is considered to contribute to a
liveable community. Fire hydrants are understood
to be subject to separate legislation.
Economic Growth
Agriculture Not Applicable
The proposed development is not identified within
an agricultural sector of State significance.
Development and Construction The development is considered to provide a
suitable use for the zoning of the site that has
considered the physical constraints of the land.
Mining and Extractive Resources Not Applicable
The proposed development application does not
involve a use within a key resource area (KRA) or
separation area of a KRA.
Tourism Not Applicable
The proposed development is not considered to be
of State tourism significance.
Environment and Heritage
Biodiversity Not Applicable
The proposed development is not considered to be
of State tourism significance.
Coastal environment Not Applicable
SPP Mapping has not identified the subject site as
being located within a coastal management district.
Cultural heritage Not Applicable
The proposed development is not contained within
the State Heritage Register and is therefore not
considered to be of local or state heritage
significance.
Water quality Not Applicable
The development proposal:
Is located within an urban area
The site is not greater than 2,500sqm
Safety and Resilience to Hazards
Emissions and Hazardous Activities Not Applicable
The development proposal is merely for the
creation of a Multiple Dwelling. Hazardous activities
are not proposed.
Natural Hazards, Risk and Resilience Not Applicable
The planning scheme is understood to sufficiently
cover off natural hazards and risks, as is also
illustrated by Local Interactive Mapping. The
Council do not identify the site as being subject to
flooding.
Infrastructure
Energy and Water Supply Not Applicable
The proposed development is not of State
significance where concerning Energy and Water
Supply.
Infrastructure Integration Not Applicable
The proposed lots will be adequately serviced by
the required infrastructure.
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State Interest Policy Project Assessment and Compliance
Transport Infrastructure Not Applicable
The site is located in close proximity to a public
passenger transport facility, however a response to
the SIP is not required as the site is not 5,000sqm or
greater.
Strategic Airports and Aviation Facilities Not Applicable
The development proposal:
Will not encroach into the operational
airspace of a strategic airport;
Does not involve land within the 20 ANEF
contours or greater;
Is not within the lighting buffer zone;
Does not involve wildlife hazards from land
uses with the potential to impact
operation airspace and aircraft safety; and
Does not encroach in the building
restricted area of an aviation facility.
Strategic Ports Not Applicable
The subject site is not located within proximity of a
port of State significance.
6.3.2 Regional Plan
The subject site is contained in the Urban Footprint within the South East Queensland
Regional Plan. The intent of the Urban Footprint is to accommodate a range of urban uses
in the forms of housing, industry, businesses, infrastructure, community facilities and
urban open space. The proposal is for Multiple Dwelling (4 Units), thus the application is
consistent with the intentions of the Urban Footprint.
6.4 Local Planning Instruments
6.4.1 City Plan 2014
The site is contained within the Noosa Shire Council Local Government Area and is
assessable under the Local Government’s Planning Scheme, Noosa Plan 2020.
6.4.2 Category of Assessment
The proposed development is categorised as Code Assessment in accordance with Part 5
of the Noosa Plan 2020.
Noosa Plan 2020 is structured such that an Overlay can alter the Category of Assessment
to which a Development Application is subject to. There are no applicable Overlays and
the associated Category of Assessment is therefore unchanged as Code Assessment and as
such the proposal will be assessed in accordance with the Code Assessment procedures of
Section 45 (3) of the Planning Act 2016.
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In accordance with Section 45 (3) of the Planning Act 2016 this Code Assessable
development application is subject to a bounded assessment and must be assessed only
against the assessment benchmarks stated in the categorising instrument. The assessor
must approve the development application to the extent it complies with assessment
benchmarks or if compliance with assessment benchmarks can be achieved by imposing a
development condition.
6.4.3 General Assessment Provisions
Zones
The High Density Residential zone is intended to provide for higher density multiple
dwellings supported by community uses and small-scale services and facilities that cater
for local residents.
The proposal is considered to further the intent for this zone. A response to the particular
elements of the High Density zone is as follows:
The proposal is in accordance with the overall outcomes of the High Density Residential
zone.
High density residential zone code
Overall Outcome Proposal
(a) High density residential neighbourhoods are Complies
predominantly home to permanent residents. The proposal is for a Multiple Dwelling which is designed
and intended for use by permanent residents.
(b) The character of high density residential Complies
neighbourhoods varies due to factors such as The design of the proposal aligns with the visual
proximity to beaches, the Noosa River, centres, characteristics of the street presenting a three storey
topography, availability of views, the established form with comparable setback to surrounding buildings.
vegetated character, the age of development and The design aligns with the vegetated character of the
open space provision. locality providing suitable ground level landscaping
which will help to soften the built form of the proposed
building and create a well vegetated liveable site.
(c) The distinct look and feel of existing residential Complies
neighbourhoods is retained, and development The design of the proposed multiple dwelling maintains
makes a positive contribution to the streetscape by the look and feel of the residential neighbourhood. The
maintaining the predominant character of the area design incorporates a number of elements which create
and providing well designed buildings and visual interest in the building and reduce the bulk and
landscaping. scale. Landscaping undertaken within the front of the site
helps to soften the built form and positively contributes
to the aesthetics of the streetscape.
(d) New uses are located, designed and managed to be Complies
compatible with surrounding uses. The new use is compatible with the local area and
surrounding uses. A number of existing multiple
dwellings are identified within the street and the
proposed use aligns with character of the area.
(e) The intrusion of incompatible uses, or uses which are Not Applicable
more appropriately accommodated in other zones is The proposed use being a Multiple Dwelling is seen to
avoided to protect land for higher density attached align with the zone and the existing used identified in the
housing. surrounding area.
(f) Multiple dwellings of various sizes and some Complies
communal housing models, to the exclusion of dual The scale of the proposed multiple dwelling contributes
to the housing options provided in the local area. The
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High density residential zone code
Overall Outcome Proposal
occupancy and dwelling houses, are provided to scale and layout of each dwelling will cater to the needs
meet the needs of different households. of a varying demographic of households. The location
provides a high level of amenity and local services within
close proximity to the site. The provision of interior and
exterior living areas ensure future residents living needs
are met and a variety of outdoor activities can be
undertaken within the site.
(g) Development caters for both the current and Complies
projected demographic, economic and social profile The design and layout of the proposed dwellings provides
of the area, including one and two-person additional housing variation in the local area. The
households, households on low to moderate housing type will cater to a variety of demographics and
incomes and residents with reduced mobility. will provide additional housing options to varying income
levels.
(h) Small multiple dwellings are integrated within the Complies
high density residential built form to increase The proposed multiple dwelling is for four units. The
housing choice. design and building form of the proposed Multiple
Dwelling integrates into the built form of the local area
and provides additional housing choices.
(i) Home-based businesses allow residents to operate Not Applicable
discreet businesses which are compatible with high The proposal does not include a component for a home-
density living and the residential character and based business.
amenity of the surrounding area.
(j) Short-term visitor accommodation is predominately Not Applicable
provided through well-established resorts and The proposal does not include a component for short-
holiday units. term accommodation.
(k) Development maintains a high level of residential Complies
amenity having regard to traffic, noise, dust, odour, The development maintains a high level of residential
lighting and other locally specific impacts. amenity for current and future residents of the site and
adjoining lots. The design include a high degree of
landscaping and open space providing future residents
access to outdoor living. Suitable setbacks are proposed
in order to achieve separation from adjoining uses and
achieve privacy for future and current residents. Height
variation in the site and design of the building further
improves privacy and directs views away from adjoining
lots and towards the coastline to the east.
(l) Development provides for an efficient pattern of Complies
land use and infrastructure that creates walkable The proposal is seen to align with the intended outcomes
and legible residential neighbourhoods that of the High Density Residential zone. The proposal
integrate with active transport networks and are well provides additional residential density within the site
connected to activity centres, employment nodes, which provides an appropriate building bulk and
open space and recreational areas, community presents a visually appealing and appropriate design
facilities and educational opportunities. within the street. The pattern of development continues
the existing trend locating higher density dwelling along
the eastern side of Elanda Street.
(m) Development is supported by appropriate Complies
infrastructure and essential services and does not The proposal provides four dwellings within the site. The
adversely impact on the continued operation, scale of the proposed multiple dwelling is not seen to
viability and maintenance of existing infrastructure adversely impact on the continued operation, viability
or compromise future provision of planned and maintenance of existing infrastructure or
infrastructure. compromise future provision of planned infrastructure.
(n) Development responds to land constraints including Complies
topography, bushfire and flood. The design of the building suitable responds to the
typography of the site resulting in a building layout that
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High density residential zone code
Overall Outcome Proposal
responds to the topography of the site. The building bulk
responds to the streetscape and maintains the character
of the local area.
(o) Natural features such as creeks, gullies, waterways, Complies
wetlands, vegetation and bushland are retained and The design and layout of the proposal does not impact on
protected from the impacts of development and any existing natural features identified within the local area.
unavoidable impacts are minimised through
location, design, operation and management
requirements.
(p) Native vegetation between buildings and in the Complies
public realm enhances the amenity and supports Vegetation within the front setback will be able to
local wildlife. support local wildlife with a variety of species of varying
heights and densities.
Local Plans
The site is contained within the Coastal Communities Local Plan Code area. An assessment
against the relevant provision of this Local Plan can be found within Appendix A of this
report.
Development Codes
The Dual Occupancy and Multiple Dwelling Code is triggered and are assessed in Appendix
A of this report.
The following works codes as deemed applicable to the application and assessed in
Appendix A of this report and in the accompanying consultant documentation.
Overlay Codes
No Overlays are identified to be relevant to the site.
Planning Scheme Policies
Further the following Planning Scheme Policies have been considered and do not require
assessment as part of this application.
6.5 Local Laws
No local laws are applicable to the proposal or subject site.
6.6 Referral Agencies
A review of the State Government's Development Assessment Mapping System (DAMS)
and Planning Regulations 2017 does not indicate that the site or nature of development is
subject to referral.
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7.0 Reasons for Approval
The development is considered an appropriate outcome for the site and should be
approved for the reasons outlined as follows:
The proposal is in line with the intents of the High Density Residential Zone,
providing a Multiple Dwelling at a compatible scale to the surrounding streetscape.
The proposal provides additional density within a well serviced area with a number
of local services and amenities which will benefit future residents.
The development appropriately responds to the sites constraints being the slope of
the site. The location and scale of the dwelling is positioned within the site to
reduce the required excavation and fill while accommodating the proposed building
form. This provides additional opportunity for landscaping within the site as
envisioned by the zone code.
The bulk and scale of the building is seen to align with the expected outcomes for
the site. The scale aligns with the existing built for of the local area
The development supports subtropical design by ensuring that private open spaces
have ample access to light, sunlight, and breezes. The slope of the site and proposed
setbacks ensure that privacy and residential amenity for adjoining lots is
maintained. Landscaping within the rear will provide additional natural screening
and improve the onsite environment for future residents.
Significant landscaping areas have been includes within the design and are co-
located with private outdoor space help provide buffering to adjoining uses and the
streetscape. The landscaping achieved provides a suitable extent of soft
landscaping within the site. The extent of landscaping helps reduce building bulk
and positively contributes to the landscaping outcomes of the street.
The application lodged has been significantly altered from its original form in
response to items raised during the prelodgement meeting. The revised design
presents a reduced bulk and scale and provides additional landscaping as requested
in the meeting.
8.0 Conclusions and Recommendations
This Town Planning Report has been prepared by Urban Strategies Pty Ltd on behalf of
Hanifin Education Management ATF The Hanifin Family Trust, with respect to development
application for Material Change of Use (Development Permit) for a Multiple Dwelling
consisting of four units.
The proposal is consequently considered an appropriate development in the context in
which it is located and has been suitably demonstrated to comply with the relevant
Assessment Benchmarks, it is therefore recommended to the Council to be approved
subject to reasonable and relevant conditions.
Urban Strategies Pty Ltd
October 2021
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APPENDIX A – Noosa Shire Council Codes
Zone Code
High Density Residential Zone Code
Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
Role and function
PO1 AO1 Complies
Development provides for higher density multiple dwellings in a No acceptable outcome provided The proposal increase of density within the site to accommodate
range of dwelling sizes and styles, which meet the needs of current additional residential density. The scale proposed is seen to align
and future resident populations including small households, older with the built form of the streetscape. The design and layout
persons, people on low incomes and people with special mobility provides an alternative dwelling type contributing to housing variety
needs in the area and accommodating for future populations including
ageing in place needs.
PO2 AO2 Not Applicable
Where adjoining or over the road from land within the Major Centre No acceptable outcome provided The subject site is not adjoining or over the road from land within the
Zone, residential development is exclusively for permanent residents Major Centre Zone.
rather than visitors.
PO3 AO3.1 Complies
Land uses including short-term accommodation are limited to those Land uses do not typically rely on people other than residents of the The proposal is for a multiple dwelling. The use does not rely on
which are compatible with high density living in urban site to be present on the site between the hours of 7:00pm and people other than residents being present on the site.
neighbourhoods and do not cause unreasonable loss of amenity, 7:00am.
having regard to: AO3.2 Not Applicable
(a) the privacy of residents on the subject property or Well established visitor accommodation including resort complexes The proposal is for a multiple dwelling. The use does not impact on
adjoining properties; and short-term accommodation is scattered amongst permanent existing resort complexes or short-term accommodation operating
(b) any likely increase in noise to adjoining properties; residents. in the area. The land use proposed is seen to be compatible with high
(c) the scale of the use and its compatibility with the character density living.
and uses within the property or surrounding area; AO3.3 Performance Outcome
(d) retention of the primary residential function of an area; Buildings are designed and orientated so that the majority of The layout of the site and design of the multiple dwelling locates rear
(e) the residential function and arrangement of common outdoor living areas face away from the habitable areas of adjoining balconies which face towards the rear boundary. This design is to
property; dwellings. capture the desirably views towards the coastline.
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
(f) the impact on the safety and efficiency of the local road The change in height between the sites result in the views from the
network; roof top terraces and rear balconies to be over the adjoining site
(g) the impact of waste storage areas on the visual amenity of directed towards the coast. The layout and location of the outdoor
the area or sensitive land uses; living areas is therefore not seen to negatively impact on the privacy
(h) the location of the waste storage in relation to sensitive of adjoining lots or their current level of residential amenity.
land uses; and AO3.4 Complies
(i) any impact on shared vehicular access or parking. Waste storage areas are screened and located to the rear or side of Waste storage is suitably located so as not to be visible from the
a building and are not located along any frontage to a public street public street.
or space.
AO3.5 Not Applicable
Short-term accommodation does not: The proposal does not include a short-term accommodation use. The
(a) constitute a party house; and proposed use being a multiple dwelling is compatible with high
(b) create noise which would unreasonably impact on the density living in urban neighbourhoods and do not cause
residential amenity enjoyed by the adjoining or unreasonable loss of amenity for existing dwelling in the local area.
surrounding properties.
PO4 AO4.1 Not Applicable
A secondary dwelling may create permanent housing for an No more than one secondary dwelling is provided on any site A secondary dwelling is not proposed as part of this application.
extended family member or other member of the household regardless of site area.
resident in the dwelling house while protecting the character of the
site and the zone.
AO4.2 Not Applicable
A secondary dwelling: A secondary dwelling is not proposed as part of this application.
(a) has a maximum gross floor area of 65m²;
(b) has no more than two bedrooms; and
(c) does not occur on any property covered by a Building Unit
Plan.
Built form
PO5 AO5.1 Complies
Buildings and structures: Buildings and structures: The proposed building height aligns with AO5.1 in providing a
(a) are low rise and present a building height consistent with (a) on lots with frontage to Serenity Close, Noosa Heads, are building height which is less than 12m in height.
structures on adjoining and surrounding premises; no more than 15 metres in building height; or
(b) are designed to provide an interesting streetscape and (b) on any other site, are no more than 12 metres in building
complement landform changes and landscapes; height.
(c) do not visually dominate the street or surrounding area;
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
(d) respect the scale of existing vegetation, maintaining a AO5.2 Complies
vegetated skyline; Where excavation is required, the maximum portion of the exposed The maximum portion of the exposed external façade of the front
(e) preserve the amenity of surrounding premises including external façade of the building cannot exceed: elevation does not exceed 12m.
privacy, views and access to sunlight; (a) 15 metres in building height for lots with frontage to
(f) do not exceed three storeys , except for lots with frontage Serenity Close, Noosa Heads; or
to Serenity Close, Noosa Heads which do not exceed four (b) 12 metres in building height on any other site.
storeys.
PO6 AO6 Complies
Development: No acceptable outcome provided The bulk and scale of the proposed development is seen to align with
(a) is of a scale compatible with surrounding development and the built form of the surrounding area and adjoining properties. As
the particular circumstances of the site; and identified in section 4.5 of this report Elanda Street contains a
(b) does not present an appearance of bulk to adjacent number of buildings which present as three storeys to the street. The
properties, roads or other areas in the vicinity of the site. height also remains below 12m.
PO7 AO7 Performance Outcome
Site cover: For a dwelling house, site cover does not exceed 40% of the site area. Due to the working of PO7 the proposal is unable to meet the
(a) does not exceed 40% of the site area; or requirements of the Performance outcome. The proposal is seen to
(b) for small dwellings or for development which provides a align with the Overall Outcomes of the High Density Residential
ratio of at least three small dwellings to every one other Code. Specifically the proposal:
dwelling, does not exceed 45% of the site area. provides a design and layout to accommodate permanent
residents.
aligns with the visual characteristics of the street
presenting a three storey form with comparable setback to
surrounding buildings.
has a design which aligns with the vegetated character of
the locality providing suitable ground level landscaping
which will help to soften the built form of the proposed
building and create a well vegetated liveable site.
Vegetation within the front setback will be able to support
local wildlife with a variety of species of varying heights
and densities.
has a scale of the proposed multiple dwelling contributes
to the housing options provided in the local area. The scale
and layout of each dwelling will cater to the needs of a
varying demographic of households and provide a high
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
level of amenity and local services within close proximity
to the site.
provides a high level of residential amenity for current and
future residents of the site and adjoining lots. The design
include a high degree of landscaping and open space
providing future residents access to outdoor living.
Suitable setbacks are proposed in order to achieve
separation from adjoining uses and achieve privacy for
future and current residents. Height variation in the site
and design of the building further improves privacy and
directs views away from adjoining lots and towards the
coastline to the east.
PO8 AO8 Performance Outcome
Plot ratio: For a dwelling house plot ratio of development does not exceed: The proposal achieves a plot ration of 0.92. This exceeds the
(a) for sites with frontage to Serenity Close, Noosa Heads — (a) 0.65:1 for sites up to and including 7,000m2; or prescribed site cover identified in PO8 of the High Density Residential
does not exceed 1:1; or (b) 0.6:1 for sites over 7,000m2. Code. The wording of the Performance Outcome is worded in a way
(b) for development in all other areas does not exceed: that cannot be complied with without meeting the 0.7 Plot Ratio for
i. 0.65:1 for sites up to and including 7,000m²; or site up to 7000sqm. As the proposal is unable to meet the
ii. 0.6:1 for sites over 7,000m²; or requirements of the Performance Outcome assessment against the
(c) for small dwellings or for development which provides a Overall Outcomes of the High Density Residential Code.
ratio of at least three small dwellings to every one other The proposal is seen to meet the Purpose of the High Density
dwelling, does not exceed: Residential Code as detailed in section 6.4.3 of this report.
i. 0.75:1 for sites up to and including 7,000m2; or
ii. 0.7:1 for sites over 7,000m2. The plot ratio proposed does not result in substantial building bulk
and provides a design and layout to accommodate permanent
residents. The bulk of the building aligns with the existing building
scale within the street exhibiting a three storey height and
comparable setbacks. The building complies with the building height
of the site remaining below 12m and does not present as overly bulky
within the existing setting of the street. Suitable landscaping
provisions are provided within the front and rear setbacks helping to
soften the building form and contribute to the landscape setting of
the street.
A reduction in plot ration will only serve to reduce the liveable space
within the site and impact on the future residents of the building.
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
PO9 AO9.1 Performance Outcome
Buildings and structures are designed and sited to: Buildings and structures meet the following minimum boundary Front
(a) provide a high level of amenity to users of the subject site setbacks: The following minimum setbacks are achieved to the front of the site:
and adjoining premises, including provision of visual and (d) for frontages: Ground Level – 8.6m
acoustic privacy; i. first and second storeys— 6 metres Level 1 – 7.3m
(b) not unreasonably obstruct views or cause overlooking of ii. third storey and thereafter—10 metres Level 2 – 7.3m
private open space or habitable areas of adjoining (e) Side boundaries—
premises; i. 1.5 metre setback up to 4.5 metres height; The front setback for the two lower levels comply with the
(c) provide adequate distance from adjoining land uses; ii. 2 metres setback between 4.5 metres and 7.5 prescribed setback of AO9.1. The upper level achieves a setback of
(d) preserve existing vegetation that will help buffer metres height; and 7.3m to the outer projections and 9.9m to the wall triggering
development; iii. 2 metres plus 500 millimetres for every 3 metres assessment against PO9.
(e) allow for space and landscaping to be provided between above 7.5 metres height or part thereof
buildings including adequate area at ground level for (f) Rear boundary The front setback is therefore seen to align with the requirements of
landscaping with trees, shrubs, outdoor living and utilities; i. first and second storeys—6 metres PO9 as follows:
(f) be consistent with the predominant character of the ii. third storey and thereafter— 8 metres The setback maintains privacy for future residents through
surrounding area; and the provision of screening elements within the front
(g) protect the natural character and avoid adverse impacts on elevation. The setback of 9.9m to the wall provides a
ecologically important areas such as national parks, suitable setback to the street to ensure retained privacy for
waterways and wetlands. the existing dwellings located across Elanda Street.
Existing buildings within the street exhibit similar setbacks
to those proposed as part of this application. 61 Elanda
Street is identified with a consistent 6m setback for each
level. A setback of 9.9m is achieved to upper level walls,
providing additional separation from the front boundary
and providing a notable step in the building form. The
setbacks and design of the building is therefore seen to
align with the prevailing built form and character of the
street.
The setbacks allow for the provision of the front stair case
elements which form a design feature within the front
elevation. This element creates visual interest within front
elevation positively contributes to the visual aesthetics of
the street.
The setbacks of the upper level does not impact on existing
vegetation within the site.
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
Suitable ground level setbacks are achieved ensuring that
appropriate landscaping can be undertaken within the
front elevation providing a landscaping buffer between the
street and proposed building.
The site is located in an established residential area and
does not adjoin national parks, waterways and wetlands.
The front setback proposed does not impact on these
elements.
Side
The proposal achieves a compliant side setback for the proposal to
both side boundaries of the site. The side setbacks achieve 1.5m
setback to the first storey, 2.0m to the second storey and 2.5m to the
third storey of the building.
Rear
The proposal achieves a rear setback of 6m for the entirety of the
building. The building is three storeys and therefore does not meet
the prescribed setback of 8m to the third storey.
The rear setback meets the requirements of PO9 as follows:
The site is identified as dropping towards the rear which
continues through the adjoining lot. The difference in
height results in misaligned floor levels and the proposed
building siting higher than the adjoining lot. This will help
prevent direct on look between the site and adjoining use,
maintaining privacy for the adjoining residents.
Level 1 and 2 achieve compliant rear setbacks with only the
third storey exceeding the prescribed setbacks. The third
storeys will have views out towards the coast and this will
deter and avoid impacts on the privacy of the adjoining
dwelling.
The setback to the wall of the building measures 8.2m as a
minimum, reducing the bulk of the building built to the
rear of the site. The balcony element is the only element
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
exceeding the setback which provides variation and
articulation within the rear elevation.
The setback of the third storey does not obstruct views
from adjoining uses.
The setback is not seen as out of character for the area and
maintains the 6m setback for the entire rear boundary
accommodating the angled rear boundary.
The setbacks proposed does not prevent the provision of
landscaping or impact on national parks, waterways or
wetlands.
AO9.2 Complies
The front 6 metres of the property is landscaped open space, Landscaping is provided within the front 6m of the site except for
provided that uncovered visitor parking, or swimming pools areas used for vehicle and pedestrian access.
protruding no more than 1 metre above the ground level, can be as
close as 2 metres from the front boundary.
AO9.3 Not Applicable
Relocatable homes are set back not less than: The proposal does not include a use for relocatable homes.
(a) 6 metres from a road frontage;
(b) 1.5 metres from any other site boundary; and
(c) 3 metres from an internal road
AO9.4 Not Applicable
Buildings and structures on premises with frontage to the Noosa The subject site does not have frontage to the Noosa River system.
River system are setback not less than 10 metres from mean high
water spring as shown in Figure AP3-15A
AO9.5 Not Applicable
Where a boundary adjoins land in the Environmental Management The subject site does not adjoin land in the Environmental
and Conservation zone the minimum setback is 5 metres. Management and Conservation zone.
Building Design and Streetscape
PO10 AO10.1 Complies
Development: Development provides visual interest to the street and surrounding The design of the proposed multiple dwelling is seen to create an
(a) contributes positively to the surrounding area; area through: interesting and unique design within the streetscape. The use of
(b) addresses and enhances the streetscape by incorporating (a) highlighting individual dwellings and land uses through batten screening and external access stairs create a unique design
articulation and individual design elements that add visual differing external materials, finishes or textures; that both outlines the individual dwellings while also creating a
interest to the development; visually appealing design element. The variation in materials use also
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
(c) has form and architectural scale that does not dominate (b) offsetting or staggering dwellings to provide variation in helps distinguish the levels of the building and creates visual breaks
the streetscape or the surrounding properties; the frontage; within the design.
(d) does not detract from the visual amenity of adjoining (c) varying the roof form.
properties through the impact on views, access to sunlight AO10.2 Complies
or overlooking; Buildings have the main entrance easily recognisable from the street The front entrances to each dwelling is easily identified from within
(e) takes the form of small separate buildings, rather than and include design elements in the front façade such as verandahs, the street. The design of the front elevation include design elements
large single bulky development; and external stairs, awning or shade structures and window openings. which cast shadows and include significant variation in projections
(f) sits within a landscaped setting. within the elevation. External stairs are also provided which include
a design that creates a visual interest within the design and helps
distinguish each individual dwelling.
AO10.3 Performance Outcome
Buildings and structures are designed to: The total wall length of the proposal exceeds 15m. The design of the
(a) have a maximum wall length of 15 metres and external building does not impact on the visual amenity of the street and the
walls incorporate at least one design element (such as design incorporates a number of features which actively break up the
windows, pergolas, sun shading devices, balconies) to add extent of the wall. This includes the provision of the external spiral
visual interest and amenity; stairs which provide access to the roof top terrace. These stair
(b) allow for landscape treatments to soften the development; elements clearly distinguish the four units and create a visually
and appealing design providing identifiable modulation within the front
(c) avoid more than six dwellings attached in any one plane. elevation. The scale of the building is not seen as out of character
with the street achieving a suitable bulk and scale complementing
existing building form. The landscaping undertaken within the site
within the front and side boundaries will suitably act to soften the
development. The proposal includes four dwellings.
AO10.4 Not Applicable
For corner sites, the building design addresses both street frontages The subject site is not a corner lot and has only a single frontage to
by: Elanda Street.
(a) including doors and windows that front each road; and
(b) providing separate vehicle access points to each road.
Editor’s Note—for examples of designs that meet above provisions
see Figure 6.3.3.4 and Figure AP3-4A
AO10.5 Not Applicable
For a dwelling house, development provides visual interest to the The proposal is not for a dwelling house.
street and the surrounding area through:
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
(a) limiting the vertical distance between the ground and the
lowest suspended floor to no more than 3 metres;
(b) limiting the length of any external wall in one plane to 15
metres; and
(c) ensuring each external wall includes at least one design
element such as verandahs, external stairs, window
openings, awnings or porches.
PO11 AO11.1 Complies
Garage doors and carports do not dominate the street or the building Covered car parking spaces are not located between the building and The garage provision for each dwelling is integrated into the design
design. the road frontage. of the building.
AO11.2 Complies
Garages and covered car parking are integrated with the line and The garage provision for each dwelling is integrated into the design
plain of the building of the building.
AO11.3 Performance Outcome
Where multiple garages face the street, they are separated by a The garage elements proposed are not separated by 2m. The design
minimum of 2 metres or are staggered in setback by a minimum of 1 and layout of the garages is included within the overall design
metre. language of the building and is not seen to dominate the street. The
doors are suitably setback from the street and the drop in ground
level within the site helps reduce the appearance of the doors.
AO11.4 Not Applicable
Garages that are visible from the street, but do not face the street, The garages proposed all face the street.
include a landscaped setback to the street and provide articulation,
windows or a mix of materials to provide interest to the garage
facade.
PO12 AO12 Not Applicable
Basements: Basements: The proposal does not include a basement element within the
(a) visually integrate with the building; (a) are limited to one access a maximum of 6 metres wide; and design.
(b) do not dominate the street or building design; (b) do not encroach into building setback areas.
(c) area screened through landscaping; and
(d) do not present as a storey to the street. Editor's Note— refer to figure 6.9.2
PO13 AO13.1 Not Applicable
Front fences and walls are designed and sited to: Front fences or walls are set back an average of 1 metre and are A front fence is not proposed as part of this application.
(a) contribute to the attractiveness of the streetscape; articulated to provide visual interest by stepping the design at a
(b) be compatible with the existing streetscape character; maximum of 5 metre intervals.
(c) avoid interference with movement of surface stormwater; AO13.2 Not Applicable
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
(d) allow for casual surveillance of the street; Where located on the boundary: A front fence is not proposed as part of this application.
(e) provide planting in front of solid fences and walls; and (a) the solid portion of front fences and walls is no more than
(f) ensure plantings between the front fence and the footpath 1.2 metres high; or
does not create an impediment for pedestrians using the (b) the walls contain openings or materials that ensure it is
footpath. 50% transparent and has a height not exceeding 1.8
metres.
AO13.3 Not Applicable
Solid front fences and walls may be 1.8 metres in height if the A front fence is not proposed as part of this application.
property has frontage to an arterial road or a distributor road.
AO13.4 Not Applicable
The area of land between the front fence and the boundary is A front fence is not proposed as part of this application.
landscaped to screen the fence from the street, however,
landscaping does not encroach more than 500 millimetres into the
road reserve or within 1.5 metres of a sealed footpath.
Editor's note—refer to figure AP3-4A and figure AP3-4B
PO14 AO14 Complies
Development incorporates: Buildings and structures use: Buildings and structures use: The design of the proposal:
(a) materials and finishes that complement the surrounding (a) natural finishes wherever possible; Uses natural finishes within the front elevation;
area and integrate with the surrounding natural and built (b) a mix of lightweight and textured external finishes; Uses a variety of materials which help break up the
environment; and (c) masonry construction where variation is provided in elevation and create elements of interest when viewed
(b) a variety of external finishes to provide an interesting built texture and the façade uses a variety of finishes to break from the street;
form and avoid bulky single plane finishes. up the surface; and Masonry is used but is broken up by the use of screening
(d) open or transparent balustrades. and other design elements within the front elevation; and
The balustrades are open for the portion of the roof
Editor's note—refer to Figure AP3-3B terrace visible from the street.
PO15 AO15.1 Not Applicable
Roof forms: With the exception of Noosa Heads and Coastal Communities Local The subject site is identified within the Coastal Communities local
(a) contribute positively to the local skyline; Areas, the main roof of the building has a roof pitch no less than 5 area.
(b) complement the character of the locality and the degrees and has minimum 600 millimetre eaves to at least 75% of
topography of the site; the perimeter of the building.
(c) avoid box profiles/parapets; and AO15.2 Performance Outcome
(d) do not create opportunities for overlooking the private Development does not include roof top terraces. The provision of a rooftop terrace aligns with the current built form
open space or internal spaces of neighbourhood and character of the street. A number of other buildings within
properties. Elanda Street, particularly on the eastern side, are identified
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
containing rooftop terrace elements. The provision of this elements
therefore aligns with the character of the local plan area in terms of
existing built form. The provision of these elements is not seen to
impact on the character of the beachside local area.
The rooftop terrace provides additional outdoor living for each of the
units and maximises access to natural light and coastal views within
the site. The inclusion of this element therefore provides improved
living conditions for future residents. Materials are used to provide
screening while also creating visual elements within the front
elevation contributing to the overall design of the building. This
allows for screening between the terraces maintains privacy and
helping direct views towards the east.
The location of the rooftop terrace elements are strategically located
to be setback from the rear elevation of the building. This location
limits views from the terraces down towards the neighbouring lots
to the east. Views are therefore directed towards the east above the
neighbouring dwelling and towards the coastline. The change in
topography between the two sites assists this element with the
adjoining lots being located on the lower side of the slope.
The provision of rooftop terraces provides additional casual
surveillance of the street while limiting on look into adjoining lots by
the setbacks provided from the side of the building envelope.
AO15.3 Performance Outcome
The total width of any parapet wall does not exceed 50% of the width The roof form is defined by vertical batten balustrade as viewed from
of the front facarde of a building. the street. The roof form contributes to the overall design of the
building and achieves a visually appealing design. Similar roof forms
are identified within the street and the design is considered to
maintain the character of the local area.
Safety and amenity
PO16 AO16.1 Performance Outcome
Development: Buildings and structures:
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
(a) provides a high level of residential amenity to users of the (a) are sited and orientated to minimise the likelihood of The design and layout provides a high level of residential amenity to
subject site; and overlooking the private open space of adjacent residential future users of the subject site through location and design of the
(b) does not unreasonably impact on the amenity enjoyed by uses; living areas. The layout does not unreasonably impact on the
users of adjoining or nearby premises, including privacy (b) avoid reduction of sunlight to at least 40% of the private amenity enjoyed by users of adjoining or nearby premises, including
and access to sunlight. open space areas of any adjoining residences to less than privacy and access to sunlight. The slope of the site provides
2 hours between 9:00am and 3:00pm on any day of the additional privacy through the variation in floor levels and setback of
Editor's note—Provisions for sill height, glazing, screening and year; the rooftop terrace.
window openings are to improve the residential amenity for (c) incorporate fencing, landscaping and screening to mitigate
occupants. Thermal performance requirements are contained in impacts on adjoining residential uses.
Queensland Development Code MP4.1 Sustainable Buildings. Energy
efficiency requirements are contained in the National Construction Editor's note—refer to figure AP3-1A and figure AP3-2A
Code. AO16.2 Performance Outcome
Business or entertainment uses established as part of a mixed-use The proposal does not include a business or entertainment use and
development incorporate suitable noise attenuation measures to provides a high level of residential amenity to users of the subject
reduce amenity impacts to occupants of residential uses. site. The design is not seen to unreasonably impact on the amenity
enjoyed by users of adjoining or nearby premises, including privacy
and access to sunlight.
AO16.3 Complies
Transparent doors and windows are designed and located so they do Transparent windows are located and design to avoid impacting or
not directly face transparent doors or windows or the private open private open space or adjoining windows. Screening can be provided
space areas of other dwellings or accommodation units within 10 where deemed necessary to avoid direct on look between dwellings.
metres;
AO16.4 Performance Outcome
Where windows, balconies, terraces, verandas or decks overlook or The proposal provides a high level of residential amenity to users of
have the potential to overlook the private open space of nearby the subject site and is not seen to impact on adjoining users. The
properties or view into habitable room windows within 10 metres- design and layout allows for views from the rear balcony to be over
(a) windows have a sill height of not less than 1.7 metres the adjoining dwellings. The slope of the site further separates the
above finished floor level; floor levels of the dwellings and located the proposed building above
(b) windows and other openings are permanently screened to the height of the adjoining use minimising views into the adjoining
a minimum height of 1.7 metres to avoid overlooking; lot. This avoids impacts on adjoining privacy and provides suitable
(c) windows and doors use translucent glazing to obscure access to light and airflow within the site. Landscaping within the
views; or rear of the site and in adjoining lots provides additional landscaping
(d) windows or balconies are offset by 45 degrees or more. screening further reducing impacts on privacy.
Editor's note—refer to figure AP3-1C
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
AO16.5 Not Applicable
Planter boxes, screens, pergolas, landscaping and architectural The layout of the units provides a terrace style design with
design of balconies are used to screen the ground floor private open
space of dwellings from separate upper-level dwellings.
AO16.6 Complies
Permanently fixed external screening devices complement the The screening proposed as part of the design complements the
building's external materials and finishes and may incorporate solid buildings external finish utilising vertical batten screens.
translucent screens, shutters, perforated panels or trellises which
have a maximum of 50% openings.
Editor's note—refer to figure AP3-1B
PO17 AO17.1 Not Applicable
Development, including mechanical plant, vehicle manoeuvring and Communal outdoor recreational facilities including swimming pools, Communal outdoor recreation facilities are not provided. Each
communal outdoor recreation uses: spas and sports courts are: dwelling is provided a private allocation of outdoor space with
(A) do not have an adverse effect on the amenity enjoyed by (a) setback at least 12 metres from the boundary of land in a improvements such as swimming pools.
users of adjacent or nearby premises through emission of residential zone and screened by a 5 metre wide buffer
noise, light, fumes or smoke; densely planted with trees and shrubs including species
(B) do not cause unreasonable disturbance to local fauna from 1 metre to 8 metres in height; or
through light or smoke emissions. (b) located internally to the arrangement of buildings on the
site; and
(c) not used between the hours of 9:00pm and 6:30am the
following day
AO17.2 Not Applicable
For a lit sports court: A lit sports court is not proposed as part of this application.
(a) the court is located at least 60 metres from the external
wall of an existing or approved dwelling on adjoining or
nearby premises (as measured from the centre line of the
court); and
(b) the vertical illumination resulting from direct, reflected or
other incidental light emanating from the site does not
exceed 8 lux when measured at any point 1.5 metres
outside the boundary and at any level from ground level
upward; and
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
(c) any flood lighting is restricted to the types that give no
upward component of light where mounted horizontally
(i.e. a full cut off luminare)
AO17.3 Complies
Mechanical plant is: Mechanical plant can be provided at a suitable setback and can
(a) located at least 2 metres from side or rear property include screening where required.
boundary;
(b) where located at ground level, screened by fencing 1.5
metres in height or dense vegetation of at least 1.5 metres
in width incorporating grouped trees and shrubs with
maximum separation distance of 1 metre measured from
the centre of the plant;
(c) where located above ground level, enclosed or screened
such that it is not visible from the street frontage nor
adjoining properties; and
(d) visually integrated into the line and plane of the building
and roof design and does not project beyond the height or
width of the building when viewed from the street and
adjoining properties.
Editor’s Note— Mechanical plant includes generators, motors,
compressors and pumps such as air-conditioning or pool equipment.
AO17.4 Complies
Waste storage areas, clothes drying areas and external storage areas Waste storage areas, clothes drying areas and external storage areas
are screened from the street. are not visible from within the street.
Pedestrian and Cycling
PO18 AO18 Not Applicable
Development promotes safe and efficient walking and cycling by Pedestrian and bicycle pathways are provided in accordance with the Pedestrian paths are not proposed as part of this application.
providing well located, legible and convenient to use sealed Transport Code in Table 9.4.7.3 Pedestrian and Cycle Infrastructure.
pathways with opportunity for casual surveillance:
(a) external to the site; and
(b) along any new roads created.
Environment, heritage and scenic amenity
PO19 AO19.1 Complies
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
Development: For landscape amenity reasons, cut or fill is less than 1.5 metres in Fill or cut required to undertake the proposed development does not
(a) has minimal impact on the natural heritage landform of the depth relative to the ground level. exceed 1.5m. The location of the building allows for suitable
site; landscaping to be established within the front, side and rear setbacks
(b) does not lead to erosion or the transport of sediments off of the site.
site; and AO19.2 Complies
(c) does not lead to the disturbance of natural features, Development does not result in sediment or other material including Sediment and other building/waste materials will be suitably
buildings or structures of cultural heritage significance. building materials or waste products being deposited or released removed from site and not deposited or released into the road
into the road reserve, stormwater drain or adjacent properties. reserve, stormwater system or adjacent properties.
AO19.3 Not Applicable
Development on a site adjoining a local heritage place respects the The site does not adjoin a local heritage place.
cultural heritage significance of the place by mitigating any adverse
impacts on the setting or integrity of the heritage values.
Editor’s Note—Local heritage places are identified on the Heritage
and Character Areas Overlay maps in Schedule 2.
PO20 AO20.1 Complies
Development on sloping sites: Building and structures are not constructed on land with a slope The subject site does not slope greater than 25%
(a) is visually responsive to the natural topography and sits greater than 25%.
within the landscape rather than dominating it; and AO20.2 Performance Outcome
(b) steps down slopes or uses suspended floor construction, On sloping sites, split-level buildings, with small floorplates, that step A single level design is proposed. The bulk and scale of the proposed
minimising cut and fill and avoiding benching of the site. down the slope are used as an alternative to slab on ground building is not seen to dominate the landscape and aligns with the
construction to minimise building bulk and benching of the sites. built form of the street.
Editor's note- Refer to Figure 6.9.1A and Figure 6.9.1B
AO20.3 Complies
The distance between the ground level and the lowest part of the The distance between the ground level and the lowest part of the
floor of the building does not exceed 3 metres. floor of the building does not exceed 3 metres for any part of the
proposed development.
Housing Diversity and Affordability
PO21 AO21 Not Applicable
Where the development for multiple dwellings on Lot 3 RP884396, Development: The site is not Lot 3 on RP884396.
Noosa Heads, dwellings are provided to meet the needs of different (a) makes provision for affordable and social housing;
households. (b) provides social housing that is distributed across the
development site;
(c) provides 2 in every 10 dwellings as affordable housing;
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Table 6.3.3.3—High Density Residential Zone Code
Performance outcomes Acceptable outcomes Response
(d) provides 1 in every 10 dwellings as social housing.
Editor’s Note -
Affordable housing is housing that is appropriate to the needs of
households with low to moderate incomes, if the members of the
households will spend no more than 30% of gross income on housing
costs.
Social housing is housing made up of public and community housing,
that is owned and run by the government or a not for profit agency
(as the provider) for people on low incomes or with special needs.
Earthworks and drainage
PO22 AO22 Complies
Filling and excavation for operational works do not directly, indirectly Filling and excavation for operational works is designed and The design of the proposed development does not result in the
or cumulatively cause adverse impacts external to the development constructed to ensure overland flow and/or flooding is not worsening of overland flow or flooding within the site.
site by: worsened, impeded, or otherwise diverted to adversely affect other
(a) causing ponding of water on the site or nearby land; properties or downstream environments.
(b) increasing flooding, which adversely affects the safety or
use of any land upstream or downstream; or
(c) adversely affecting the flow of water in any overland flow
path.
Local Plan Code
Coastal Communities Local Plan Code
Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
Development in the Coastal Communities Local Plan Area Generally (All Zones)
PO1 AO1 Complies
Development enhances the role of the coastal communities as a No acceptable outcome provided
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Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
beachside residential area which also include a considerable amount The proposal is for a residential use which provides additional
of visitor accommodation. density within the Sunshine Beach area. The design and density
proposed does not impact on the character of the local community.
PO2 AO2 Complies
Development contributes to the lifestyle and amenity of residents No acceptable outcome provided The proposal is well located to provide future residents access to
and visitors in the coastal communities. local amenities and services. The design of the dwellings is in fitting
with the local area.
PO3 AO3.1 Not Applicable
Development contributes to the establishment of attractive Development adjacent to a gateway or special place or on land The site is not identified as adjacent to a gateway or special place or
streetscapes and gateways to enhance the sense of arrival and the identified as a key corner including where identified in Figure 7.2.6.4 on land identified as a key corner including where identified in Figure
coastal village character of the separate urban communities within (Peregian Beach Framework and Character Plan): 7.2.6.4.
the local plan area. (a) incorporates architectural and landscape treatments
which emphasise the corner location as shown in Figure
AP3-10A and Figure AP3-10B; and
(b) incorporates building materials such as varied roof forms,
changes in materials and variations in projected and
recessed elements and facades.
AO3.2 Not Applicable
Development adjacent to a primary streetscape treatment area The site is not identified in Figure 7.2.6.4.
including where identified on Figure 7.2.6.4 (Peregian Beach
Framework and Character Plan) provides for streetscape
improvements which are appropriate to the location, setting and
context of the development and complement existing or proposed
streetscape works in the local area.
AO3.3 Not Applicable
Development on Key Development Sites identified on Figure 7.2.2.4 The site is not identified in Figure 7.2.6.4.
(Peregian Beach Framework and Character Plan) incorporates a high
standard of architectural design and landscape treatment consistent
with the streetscape character.
Editor’s Note— For further guidance and context in interpreting the
Framework and Character Plans please refer to PSP7 - Framework
and Character Plans.
AO3.4 Not Applicable
The subject site does not front Duke Street.
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Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
Development on sites fronting Duke Street, Sunshine Beach,
between Douglas Street and Bryan Street, incorporate architectural
and landscape treatments which complement and enhance the
existing streetscape and any proposed streetscape works in the area.
PO4 AO4 Not Applicable
The visual amenity surrounding major roads and entry roads Development adjacent to David Low Way and Eenie Creek Road The site is not adjacent to David Low Way and Eenie Creek Road. The
including David Low Way and Eenie Creek Road is protected and incorporates landscaping that complements the natural species proposal does not impact on the visual amenity of David Low Way
enhanced. occurring in the local area, protects existing vegetation within the and Eenie Creek Road.
road reserve and incorporates design elements that add visual
interest to the streetscape.
PO5 AO5 Performance Outcome
Development retains and enhances key landscape elements Development retains and enhances existing mature trees and The subject site is not identified as containing areas of significant
including existing character trees and areas of significant vegetation character vegetation contributing to the vegetated backdrop and vegetation or an existing character tree. Suitable landscaping is
contributing to the setting and character of the local plan area. streetscape character of the local plan area including: undertaken within the site as part of the proposal. The landscaping
(a) areas of remnant coastal heath and paperbark; proposed complements the coastal setting and establishes
(b) native vegetation adjacent to the foreshore and wetlands landscaping within the site that will positively contribute to the
within the local plan area; and locality and streetscape.
(c) other gateway and character vegetation ;or
(d) Peregian Beach where the above are identified in Figure
7.2.6.4 (Peregian Beach Framework and Character Plan)
PO6 AO6.1 Complies
Development retains and enhances key landscape elements Development enhances and does not intrude upon important The proposal does not impact on important sight lines of Noosa
including significant views, beachside setting and character of the sightlines to exposed parts of Noosa National Park, the beach and National Park, the beach or Lake Weyba.
local plan area. Lake Weyba.
AO6.2 Not Applicable
For Peregian Beach buildings and structures do not significantly The site is not identified in Figure 7.2.6.4.
interrupt or encroach upon key contextual views including where
identified in Figure 7.2.6.4 (Peregian Beach Framework and
Character Plan) and shown in Figure 7.2.6.5.
AO6.3 Not Applicable
Buildings and other structures visible from the beach use materials The subject site is not visible from the beach. The proposal does not
and finishes that complement the beachside character and integrate interrupt significant views or landscape elements.
with the surrounding natural landscape and skyline vegetation.
AO6.4 Not Applicable
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Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
Views of building or structures from the beach are framed or filtered The subject site is not visible from the beach. The proposal does not
through vegetation. interrupt significant views or landscape elements.
Built Form and streetscape
PO7 AO7.1 Performance Outcome
Buildings, structures and landscaping are consistent with and reflect For residential buildings, roof form is visible from the street and not The design of the rooftop terrace and roof form is seen to align with
the beachside character of the local plan area in terms of form, concealed behind parapets. the built form of the street and is consistent with the character of
composition and use of materials. the local area. Materials and design elements tie together the design
of the building and the overall built form aligns with existing
buildings within the eastern side of Elanda Street.
AO7.2 Performance Outcome
Buildings and structures do not include rooftop terraces. The provision of a rooftop terrace aligns with the current built form
and character of the street. A number of other buildings within
Elanda Street, particularly on the eastern side, are identified
containing rooftop terrace elements. The provision of this elements
therefore aligns with the character of the local plan area in terms of
existing built form. The provision of these elements is not seen to
impact on the character of the beachside local area.
The rooftop terrace provides additional outdoor living for each of the
units and maximises access to natural light and coastal views within
the site. The inclusion of this element therefore provides improved
living conditions for future residents. Materials are used to provide
screening while also creating visual elements within the front
elevation contributing to the overall design of the building. This
allows for screening between the terraces maintains privacy and
helping direct views towards the east.
The location of the rooftop terrace elements are strategically located
to be setback from the rear elevation of the building. This location
limits views from the terraces down towards the neighbouring lots
to the east. Views are therefore directed towards the east above the
neighbouring dwelling and towards the coastline. The change in
topography between the two sites assists this element with the
adjoining lots being located on the lower side of the slope.
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Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
The provision of rooftop terraces provides additional casual
surveillance of the street while limiting on look into adjoining lots by
the setbacks provided from the side of the building envelope.
AO7.3 Complies
Development uses understated colour schemes and low-reflective The colour scheme and materials used are consistent with the local
roofing and cladding materials. area and utilise low-reflective materials. The design provides a
visually appealing design that is consistent with materials used
within the street and the wider local area.
AO7.4 Complies
Development provides for boundary setbacks to retain existing The setbacks proposed allow for suitable landscaping to be
mature trees and incorporate new landscaping into development undertaken within the site.
design.
AO7.5 Complies
Buildings are designed to: The layout of the proposed building allow access to natural light and
(a) suit the local subtropical climate; air flow. The dwellings are orientated to face the coast providing
(b) incorporate a mix of lightweight and textured external access to coastal breezes. The materials used provide variation
building materials, including timber finishes with variation within the façade. The materials include timber finishes
provided in texture, detailing and articulation;
(c) incorporate verandahs, open balconies with transparent
or open balustrades or shaded patios for outdoor living;
and
(d) allow for landscape integrated with the buildings on site.
AO7.6 Complies
Boundary setbacks provide space for trees between buildings. The setbacks proposed allow for trees to be located between
buildings. Landscaping is undertaken is accordance with the
proposed landscape plan.
Centres and services
PO8 AO8 Not Applicable
The coastal communities local plan area is serviced by the following No acceptable outcome provided The proposal is for a residential use and located within the residential
centres which provide business, entertainment and community uses zone.
in accordance with their role and function as determined by the
Noosa Shire Centres Hierarchy for both the local community and
visitors:
(a) Peregian Beach Local centre;
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Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
(b) Sunrise Beach Neighbourhood centre; and
(c) Sunshine Beach Visitor centre.
PO9 AO9 Complies
In Peregian Beach, Heron Street and the portion of Kingfisher Drive Development provides for Heron Street and Kingfisher Drive The proposal does not impact on the visual appearance of function
between Heron Street and Grebe Street have a pedestrian (between Heron Street and Grebe Street) to be maintained as of Heron Street and Kingfisher Drive.
orientated character providing key access and visual linkages attractive, vibrant and pedestrian friendly streets.
between the Peregian Beach park, the beach and the village square.
PO10 AO10 Not Applicable
Development in the Local centre zone at Peregian Beach: Development: The subject site is not in the Local centre zone at Peregian Beach.
(a) is sympathetic to the coastal village character of the local (a) respects the layout, scale (including height and setback)
centre; and character of development on adjoining sites:
(b) contributes to the creation of a contemporary coastal built (b) provides a fine scale of built form as shown in Figure
form and streetscape; 7.2.6.6
(c) creates vibrant and active spaces in the public realm; (c) provides active street frontages where identified as
(d) provides continuous weather protection for pedestrians; primary active street frontage in Figure 7.2.6.4 (Peregian
and Beach Framework and Character Plan) that incorporate
(e) provides integrated and functional car parking and access shopfronts, indoor/outdoor cafes and restaurants and
arrangements that do not dominate the street. other activities that are likely to foster casual, social and
business interaction for extended periods. Refer to Figure
AP3-8A for design outcomes for active streetscapes.
(d) has building openings overlooking the street and
addressing key corners as shown in Figure 7.2.6.4
(Peregian Beach Framework and Character Plan and Figure
AP3-7A
(e) provides all weather protection in the form of continuous
cantilevered awnings and/or light verandah structures
with decorative non-load bearing posts over footpath
areas with mature or semi-mature shade trees planted
along the site frontage adjacent to the kerbside as per
Figure 6.4.2.5 and Figure 7.2.6.6
(f) includes the provision of landscaping, shaded seating and
consistent and simple paving materials on footpaths that
are consistent with the character of its setting including
where shown as primary streetscape treatment area on
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Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
Figure 7.2.6.4 (Peregian Beach Framework and Character
Plan) and;
(g) provides for on-site car parking at the rear.
PO11 AO11 Not Applicable
The neighbourhood centre at Sunrise Beach provides lower order No acceptable outcome provided The subject site is not located within a neighbourhood centre.
goods and services to support the day-to-day needs of residents,
forming a focal point for the surrounding neighbourhoods and
remaining compatible with nearby community and recreation uses.
Housing Choice
PO12 AO12 Not Applicable
Sites that are currently used for, or approved for the use of No acceptable outcome provided The site is not currently used for or approved for the use of
retirement facilities or residential care facilities continue to provide retirement facilities or residential care facilities.
such residential accommodation into the future.
PO13 AO13 Not Applicable
Development on sites in close proximity to a centre or within a Residential dwellings within a Local Centre or Neighbourhood The subject site is not within close proximity to centre.
centre contributes to housing diversity by providing small attached Centre:
dwellings, including single level apartments, and mixed-use (a) do not exceed 100m2; and
developments where appropriate. (b) are part of a mixed-use building with non-residential uses
at ground level.
Visitor facilities
PO14 AO14 Not Applicable
Development provides a diversity of types and styles of visitor No acceptable outcome provided The application is for a residential multiple dwelling.
accommodation to cater for a range of visitor experiences in close
proximity to key tourist areas.
PO15 AO15 Complies
Visitor accommodation is not be located in areas which are No acceptable outcome provided The application is for a residential multiple dwelling.
predominantly permanent residential dwellings.
Access and connectivity
PO16 AO16 Complies
Development improves local connectivity by providing pedestrian No acceptable outcome provided The proposal allows for connectivity for future residents to local
and cycle connections to, within and between destinations such as centres and community facilities.
local centres, local community and sporting facilities, schools and
walking trails in Noosa National Park.
PO17 AO17 Not Applicable
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Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
Development integrates with and extends the existing street and Development on land including or adjoining a key pedestrian/cycle The subject site does not adjoin a key pedestrian/cycle link including
pathway networks including but not limited to those identified on link including where shown in Figure 7.2.6.4 (Peregian Beach where shown in Figure 7.2.6.4.
Figure 7.2.6.4 (Peregian Beach Framework and Character Plan) such Framework and Character Plan) facilitates these connections.
that connections to and between key local destinations are provided
and reinforced.
PO18 AO18 Not Applicable
Development provides for access to foredune and beachfront areas No acceptable outcome provided The site does not present opportunity for providing additional access
to be via formalised communal access points which are located and points.
designed so as to maintain and enhance visual amenity, dune
stability, habitat values and water quality.
Environment, natural resources and recreation
PO19 AO19 Complies
Development has no significant adverse effects on biodiversity, Connecting Habitat Areas as identified on Map SFM-4 - Biodiversity The proposal does not result in fragmentation or encroachment onto
natural vegetation, native fauna habitat, landscape quality, water (Strategic Framework) are protected from fragmentation and existing habitat areas.
quality or cultural heritage values, including those related to— encroachment by development.
(a) changes to natural drainage;
(b) disturbance to the dune system and wetland system;
(c) management of landslide and fire risk;
(d) erosion and the transport of sediments off site;
(e) unmanaged public access; and
(f) changes to fauna habitat and behaviour.
Editor's Note— Regular hazard reduction activities occur in the fire
fuel control buffer between the Noosa National Park and urban
residential development. These activities are necessary to reduce risk
to people and property and may have an unavoidable impact on
biodiversity and habitat values.
PO20 AO20 Complies
Development maintains and protects an integrated open space Open space corridors identified as Ecological Linkages and Major The proposal does not encroach on open space corridors or result in
network to— Recreation areas on Map SFM-1 - Settlement and Map SFM-4 - fragmentation of existing corridors.
(a) provide for both passive and active recreational pursuits; Biodiversity (Strategic Framework) are enhanced and protected from
(b) provide connectivity for pedestrians and cyclists; fragmentation and encroachment by development.
(c) provide habitat connectivity for wildlife and fish passage;
(d) protect watercourses and drainage lines;
(e) protect vegetation on steep slopes; and
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Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
(f) form a scenic backdrop for residential development.
Aircraft safety
PO21 AO21.1 Complies
Development does not cause an obstruction or hazard to the safe Buildings and structures do not intrude into the airport's obstacle The height of the proposed building does not intrude into the
movement of aircraft within the Sunshine Coast Airport’s operational limitation surface (OLS) identified on Map AEM-1 - Airport airport's obstacle limitation surface (OLS).
airspace through the temporary or permanent intrusion of physical Environment Map.
structures into the airport's operational airspace. AO21.2 Complies
Landscaping does not include vegetation that at maturity will intrude The landscaping proposed as part of this application will not intrude
into the airport's obstacle limitation surface (OLS) identified on Map into the airport's obstacle limitation surface (OLS).
AEM-1 - Airport Environment Map.
AO21.3 Not Applicable
Development does not include transient activities such as The proposed is for a multiple dwelling.
parachuting, hot air ballooning and hang gliding beneath the
operational airspace of the Sunshine Coast airport as identified on
Map AEM-1 - Airport Environment Map.
PO22 AO22.1 Not Applicable
Development does not cause an obstruction or hazard to the safe Uses involving the bulk handling or disposal of putrescible waste or The proposal does not propose a use involving bulk handling or
movement of aircraft within an airport's operational airspace organic/food waste (e.g landfill and waster transfer facilities) are not disposal of putrescible waste or organic/food waste
through the attracting of wildlife, in particular, flying vertebrates located within the 13 kilometre wildlife hazard buffer radius distance
such as birds or bats in significant numbers. contour as identified on Map AEM-1 - Airport Environment Map; or
Note— A development proposal in the vicinity of Sunshine Coast
Airport that may increase the risk of wildlife strike should be referred AO22.2 Not Applicable
to the airport operator for assessment. Where increasing the scale or intensity of an existing use involving The proposal does not propose to increase the scale or intensity of
bulk handling or disposal of putrescible waste or organic/food waste an existing use involving bulk handling or disposal of putrescible
(e.g landfill and waster transfer facilities) within the 13 kilometre waste or organic/food waste
wildlife hazard buffer radius contour as identified on Map AEM-1 -
Airport Environment Map, development includes measures to
reduce the potential to attract birds and bats.
PO23 AO23 Complies
Development does not cause an obstruction or hazard to the safe Development and associated activities: The proposal is for a residential use and will not result in impacting
movement of aircraft within the Sunshine Coast Airport’s operational (a) do not emit smoke, dust, ash or steam into the Sunshine pollutants being emitted from the site.
airspace through the emission of particulate gases or other materials Coast Airport’s operational airspace; and
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Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
that may cause air turbulence, reduce visibility or affect aircraft (b) do not emit a gaseous plume into the Sunshine Coast
engine performance. Airport’s operational airspace at a velocity exceeding 4.3
metres per second as identified on Map AEM-1 - Airport
Environment Map.
Development Codes
Dual Occupancy and Multiple Dwelling Code
Table 9.3.3.3—Dual Occupancy and Multiple Dwelling Code
Performance outcomes Acceptable outcomes Response
Location
PO1 AO1 Complies
Development is located within the urban boundaries on land with No acceptable outcome provided The subject site is well located to provide future residents access to
good access to a variety of essential services and facilities, including essential services and facilities operating in the immediate area of
retail, commercial, social and medical facilities and public transport the site.
services.
PO2 AO1 Complies
A dual occupancy or multiple dwellings occur only on land that is No acceptable outcome provided The subject site is not adversely impacted by
suited to the development and occupation of residential buildings
avoiding risk to people or property from natural disaster.
Effects of Use
PO3 AO3 Complies
Development does not adversely impact on existing or future No acceptable outcome provided The proposal is for a residential use in a residential zoned area. The
infrastructure including water or sewerage utilities, electricity or provision of the proposal does not adversely affect existing or future
transport infrastructure. infrastructure.
Safety and Amenity
PO4 AO4 Complies
Development addresses the street, contributes to the streetscape Dual occupancy and multiple dwellings do not occur on battleaxe or The site is not classified as a battleaxe or rear lot. The site has suitable
and does not adversely impact on the amenity of any adjoining land rear allotments or lots with a frontage less than 10.5 metres in width. frontage to accommodate the proposed use.
on which residential development is permitted.
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Table 9.3.3.3—Dual Occupancy and Multiple Dwelling Code
Performance outcomes Acceptable outcomes Response
PO5 AO5 Performance Outcome
Development is designed to minimise noise carrying between Bedroom windows are at least 3 metres away from shared The bedrooms proposed as part of this application are located within
dwelling units or accommodation units by locating noise sensitive driveways, car parking areas, mechanical plant, refuse and recycling 3m of the shares driveway arrangement at the front of the site. The
spaces such as bedrooms away from noise generating areas of the areas, vents and exhausts. location is not anticipated to negatively impact on the bedroom in
development, such as car parking areas or mechanical plant and terms of noise impacts due to the scale of use being only for two
equipment or recreational facilities. dwellings.
PO6 AO6.1 Complies
Where dwellings form part of a mixed use development, the Clearly identifiable entry areas for the residents of, and visitors to, The pedestrian entrances for each unit is clearly identifiable from
development provides residents with reasonable privacy and multiple dwellings are provided separately from entrances for other within the street.
security. site users and provide for safe entry from streets, car parking areas
and servicing areas.
AO6.2 Complies
Clearly marked, safe and secure parking areas are provided for Parking within the site is easily identified as a double garage for each
residents and visitors which are separate from parking areas dwelling is provided. The proposal does not include a non-residential
provided for other site users. use.
AO6.3 Complies
Security measures are installed such that site users do not have The private and public realm is clearly defined through the design of
access to areas that are intended for the exclusive use of residents the multiple dwelling.
of, and visitors to, dwellings.
AO6.4 Not Applicable
Dwellings are designed to incorporate suitable noise attenuation and The proposal is only for a residential use with no other uses proposed
privacy measures to reduce amenity impacts from business uses. within the site. The surrounding locality does not identify non-
residential uses operating.
AO6.5 Performance Outcome
Windows, balconies and terraces of each dwelling are screened Screening is not provided as the design is seen to avoid potential over
where overlooking a habitable room or private open space of looking through variation in height and window type. No non-
another dwelling within 9 metres. residential use is proposed as part of this application and the privacy
and amenity of adjoining residential uses is not seen to be negatively
impacted as a result of the proposed development.
PO7 AO7 Complies
Buildings and outdoor spaces are designed to allow for natural Development of the site enhances: The design of the proposal locates a number of windows and
surveillance without adversely impacting the privacy of on-site or (a) opportunities for passive surveillance of communal spaces openings within the front elevation. The provision of rooftop
adjoining residents. including providing well-lit, active and overlooked places terraces allow provide areas on top of the building which allow views
and routes; out into the street. These elements allow for passive surveillance of
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Table 9.3.3.3—Dual Occupancy and Multiple Dwelling Code
Performance outcomes Acceptable outcomes Response
(b) legibility of the site and ease of navigation; the street. The design of the proposal being a terrace style layout
(c) clear distinction between public and private spaces; and makes route finding simple as each dwelling has a separate entrance
(d) ease of maintenance which is easily distinguished from within the street. Landscaping
elements in addition to the architectural design make clear the
Editor’s Note—development should comply with the principles of distinction between private and public space.
Crime Prevention through Environmental Design - Guidelines for
Queensland
PO8 AO8.1 Complies
Development, including entrance ways and outdoor spaces, are The main entrance is clearly identifiable and visible from the street, The main entrance to each dwelling is clearly identifiable and
designed to protect the personal security and safety of residents as footpath, visitor car parking areas and driveway. distinguishable from within the street.
well as legitimate site visitors. AO8.2 Complies
The internal path network has clear sightlines to the main entry and The design provides a direct path from the street to the pedestrian
street access points. entrance of each dwelling.
AO8.3 Complies
Visitors have direct access to the main entrance without passing The terrace style layout allows visitors direct access to the entrance
through private outdoor living areas. to each dwelling without passing through private outdoor living
areas.
PO9 AO9 Complies
Multiple dwellings can be accommodated and visited by a wide cross One in three multiple dwelling units: Unit 3 has step free access from the double garage. The unit is
section of the community including people with limited mobility. (a) is accessible by a safe, continuous and step free path of accessed via a step free entrance with a width exceeding 820mm and
travel from the street entrance of the property or from a contains a bathroom on the entry level.
car parking space;
(b) has a step-free entrance door with opening width of at
least 820 millimetres; and
(c) contains a bathroom on the entry level.
PO10 AO10.1 Complies
Development: Landscaping is provided to a minimum of 40% of the site area and The proposal ensures landscaping zones are situated along all
(a) enhances liveability and promotes outdoor living; 60% of this is soft landscaping. boundaries, resulting in a total of 45.4% of the site being dedicated
(b) contributes to the visual amenity and natural landscape to landscaping outcomes. A mix of hard and soft landscaping
character of the area; OR outcomes are achieved with 67.5% of the ground level landscaping
(c) retains existing large trees where practicable; being defined as soft landscaping. The total provision of 45.4% and
(d) provides privacy between uses; soft landscaping percentage of 67.5% complies with the
(e) reduces the bulk and scale of development; and requirements of AO10.1 of the Dual Occupancy and Multiple
(f) conceals services, car parking and manoeuvring areas. Dwelling Code.
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Table 9.3.3.3—Dual Occupancy and Multiple Dwelling Code
Performance outcomes Acceptable outcomes Response
AO10.2 Not Applicable
If for small dwellings or for development which provides a ratio of at The proposal does not include a component for small dwellings.
least three small dwellings to one other dwelling, landscaping is
provided to a minimum of 35% of the site area and 60% of this is soft
landscaping.
PO11 AO11.1 Performance Outcome
Private open space: Private open space is provided for each dwelling at the following Each dwelling is provided with a substantial allocation of private
(a) is provided to all dwellings and is adequate in size, shape rate: outdoor space. The areas are split between a combinations of
and dimensions to suit the needs of the occupants; (a) at ground level—a minimum of 25m² directly accessed balconies, rear garden areas and the rooftop terrace. The ground
(b) receives adequate sunlight; and from living spaces; or level allocation is not directly access from living area triggering
(c) is designed and orientated to ensure privacy is maintained (b) if above ground level—12m² with a minimum width of 2.5 assessment against PO11.
between uses. metres accessed directly from the living spaces.
The provision of outdoor space will allow a multitude of uses to be
OR undertaken within the site both passive and active. The provision of
private outdoor spaces therefore enables the outdoor living
requirements of future occupants to be met. All areas receive
adequate access to sunlight and are orientated to minimise potential
privacy impacts on adjoining uses.
AO11.2 Not Applicable
Private open space is provided for each small dwelling at the Small dwellings are not proposed as part of this application.
following rate:
(a) at ground level—a minimum of 20m² directly accessed
from living spaces and exclusive of clothes drying area; or
(a) if above ground level—9m² with a minimum width of 2.5
metres accessed directly from the living spaces.
AO11.3 Complies
Private open space contributing to the above calculations has a The private open space areas are clear of utilities and usable.
maximum gradient of 10% (1 in 10) and is clear of any utilities such
as gas, water tanks and air conditioning units.
PO12 AO12.1 Complies
Safe vehicular access is provided to and from the site without Development does not gain direct access from any road with a legal Elanda Street is not identified as having a speed limit of 80 kilometres
adversely impacting on the safety of the road network. speed limit of 80 kilometres per hour or above. per hour or above.
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Table 9.3.3.3—Dual Occupancy and Multiple Dwelling Code
Performance outcomes Acceptable outcomes Response
AO12.2 Complies
Where located on any road of a higher order than local road or where Elanda Street is not identified as being classified as higher than a local
accommodating three or more households, vehicle manoeuvring road.
areas are provided on site such that vehicles enter and leave the site
in a forward gear.
PO13 AO13 Complies
Sufficient on-site car parking is provided to accommodate the Car parking is provided in accordance with Table 9.4.1.4 in the Each of the dwellings has a double garage providing enclosed parking
number and type of vehicles likely to be generated by the residential Driveways and Parking Code for two vehicles per dwelling. Additional temporary parking can be
use without impacting on the safety or amenity of the adjoining undertaken within the driveway.
streets.
PO14 AO14 Not Applicable
Underground car parking areas are designed to drain and function No acceptable outcome provided Underground car parking is not proposed.
safely during a flood event and power failure.
Works Codes
Driveway and Parking Code
Table 9.4.1.3—Driveway and parking Code
Performance outcomes Acceptable outcomes Response
Driveways
PO1 AO1.1 Complies
Vehicular access does not adversely impact on safety, capacity and Vehicular access is located and designed in accordance with the The vehicular access driveways are to be constructed in accordance
operations of the existing or planned road network, cycleways or current Australian Standards for Parking Facilities. with the Australian Standards for Parking Facilities.
pedestrian pathway systems
AO1.2 Performance Outcome
Only one footpath crossing is provided. Two crossovers are provided from Elanda Street. The subject site is
comprised of two lots and can reasonably be expected to have a
crossover to each lot. The two crossovers therefore aligns with the
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Table 9.4.1.3—Driveway and parking Code
Performance outcomes Acceptable outcomes Response
Editor’s Note— Justification for additional driveways may need to be expected number of crossover possible to the street under existing
supported by a detailed Traffic Study. conditions. The provision of two crossover does not impact on
pedestrian safety with appropriate site lines achieved. The
crossovers do no impact on planned road works.
AO1.3 Performance Outcome
Driveways, have a maximum grade in accordance with Council’s The driveways achieve a grade exceeding the maximum grade in
standard requirements. accordance with Council’s standard requirements. The grade
achieved maintains suitable access to the onsite parking facilities and
accommodates for the slope of the site. Progressive grading allows
for reduced total grades and improves access to the site.
PO2 AO2.1 Complies
Driveways and crossovers Design and construction of driveways, including across the footpath, The crossover width for each crossover is 5m in accordance with
a. are suitable and safe for their intended use; and is in accordance with Council Standard Drawings as appropriate for Council Standard Drawings.
b. match Council infrastructure. the particular type of development as annotated on the drawings.
AO2.2 Performance Outcome
The change of grades in driveways and ramps is in accordance with The grade of the driveway exceed the grades outlines in Council’s
Council’s Standard Drawings. Standard Drawings. The grades achieved are suitable for the
intended use and achieve access to the onsite parking facilities.
PO3 AO3.1 Complies
The number of driveways across pedestrian footpaths is minimised. Design of multi-tenanted developments include shared driveways Shared driveways are proposed in order to limit the number of
and parking areas. crossovers to Elanda Street.
AO3.2 Not Applicable
Driveways are located so they abut existing driveways of adjoining The adjoining sites do not provide crossover locations that can be
development where practicable and reciprocal easements are shared by the subject site.
created to reduce the sealed driveway width.
PO4 AO4 Complies
Vehicular access does not adversely impact on the capacity, Footpath and kerb crossings are located clear of existing stormwater The location of the crossover’s are clear of existing infrastructure.
operations and maintenance of the existing infrastructure. inlet structures, water and sewerage infrastructure fittings, any
other exiting utility infrastructure, existing landscaping and
vegetation.
PO5 AO5 Complies
Vehicular access does not adversely impact on the health and Vehicular access avoids disturbance to the tree protection zone of The frontage of the site is clear of street trees.
integrity of existing landscaping or native vegetation, where trees on public land.
possible.
Parking and manoeuvring
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Table 9.4.1.3—Driveway and parking Code
Performance outcomes Acceptable outcomes Response
PO6 AO6.1 Performance Outcome
Sufficient parking is provided having regard to the specifics of the use The number of car parking spaces, motor cycle spaces, bicycle spaces Each dwelling is provided with 2 vehicle parking spaces each
including— and loading bays is not less than the minimum number specified in contained within the double garages at ground level. The parking
a. the type and intensity of land use; Table 9.4.1.4 Minimum parking requirements including end of trip provision is considered appropriate to meet the needs of future
b. any existing parking available on the site; facilities. residents without requiring substantial hard stand within the front of
c. hours of operation; the site. Short term visitor parking could be undertaken within the
d. likely numbers of users; Editor's note— with regard to the provision of end of trip facilities, driveway if required.
e. accessibility to the site by means other than private motor where there is a conflict with the QDC MP 4.1 for major
vehicle; developments the QDC applies. For all other development Table
f. the peak parking demand periods of uses on the site; and 9.4.1.4 applies.
g. the availability of alternative car parking; and AO6.2 Not Applicable
h. is provided to accommodate the number and type of Where appropriate, motorcycle spaces can be provided on site in lieu Motorcycle parking is not provided as part of this application.
vehicles and motorcycles likely to be generated by the of required car parking spaces, excluding industry activities, at the
development. following rates:
a. 2 motorcycle spaces provided for 0.5 car parking space; or
b. 4 motorcycles spaces provided per 1 car parking space; and
c. up to a maximum of 4 car parking spaces.
AO6.3 Complies
Secure and convenient parking spaces for bicycles are designed and Due to the nature of the being a residential multiple dwelling bicycle
provided on site in accordance with— parking can reasonably be expected to be undertaken within the
a. AS2890.3 Bicycle Parking Facilities; and enclosed garages for each dwelling.
b. Cycling aspects of Austroads Guides (AP-G88-14).
AO6.4 Complies
Bicycle spaces and end of trip facilities need to be accessible to all The proposal is a residential use and users will be able to access their
users. individual bathrooms and garages.
PO7 AO7.1 Performance Outcome
The layout of the development provides adequate, clearly defined Parking bays, manoeuvring areas, queuing areas, loading, set down, The layout of the development provides adequate, clearly defined
and easily accessible pickup areas and driveways are designed in accordance with the and easily accessible on-site vehicle parking and manoeuvring areas
a. on-site vehicle parking and manoeuvring areas; and Australian Standards for Parking Facilities. providing individual garages for each dwelling. Delivery vehicles will
b. loading and manoeuvring areas for delivery and service be able to access the site when required.
vehicles. AO7.2 Not Applicable
Development includes purpose designed spaces for motorcycles and Motorcycle and scooter parking is not proposed as part of this
motor scooters, which are easily identified from the driveway of the application.
property and located as close as practicable to the entrance of the
building on site.
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Table 9.4.1.3—Driveway and parking Code
Performance outcomes Acceptable outcomes Response
PO8 AO8.1 Complies
Parking and manoeuvring areas are designed to Parking, service areas and manoeuvring areas are setback a The manoeuvring areas are setback from the frontage allowing for
a. not unduly conflict with pedestrians; and minimum of 2 metres from road frontages to allow for landscaping, landscaping.
b. be sufficiently setback from road frontages to not with the exception of Walter Hay Drive, Eenie Creek Road and Holts
dominate the streetscape or surrounding areas; Road frontages, where no development occurs within the
c. allow for landscaping to reduce the visual impact of the landscaped frontage setbacks.
parking, servicing and manoeuvring areas; AO8.2 Not Applicable
d. complement the future planned character of the area; and In Centre zones, parking, service and manoeuvring areas are either The subject site is not located in a centre zone.
e. avoid development within the Walter Hay Drive, Eenie integrated within or under buildings and sleeved by usable floor
Creek Road and Holts Road frontage setbacks. space, or located to the rear of buildings.
Editor's note— Refer to Figure AP3-11A and Figure AP3-11B for
outcomes for car parking in centres.
AO8.3 Not Applicable
Where practicable vehicle access is from rear laneways. The site does not have access from a rear laneway.
PO9 AO9 Complies
On-site car parking spaces are identified and reserved for people Car parking spaces are provided for people with disabilities at the Parking spaces for future residents are located within the enclosed
with disabilities. rate specified in the current Australian Standards for Parking garages.
Facilities.
PO10 AO10 Complies
Access and egress points do not impact on the safety and operations Vehicle manoeuvring areas are provided in accordance with the The crossover and manoeuvring areas allow for vehicles to enter and
of the road system. current Australian Standards Australian Standards for Parking exit the site in forward gear.
Facilities so vehicles enter and leave the site in a forward gear,
excluding dual occupancy or detached dwellings on local roads.
PO11 AO11 Not Applicable
Parking areas are designed to At locations where pedestrian and vehicle conflicts are likely to The crossovers provide suitable sight lines and the street is not likely
a. provide a progressive reduction in speed between the occur: to be heavily trafficked by pedestrians.
external road and internal parking spaces; a. sight distances of at least 2.5 seconds of travel time at the
b. ensure lower speeds near areas of high pedestrian activity designated speed are provided;
through the use of appropriate road geometry or devices b. splayed corners on structures are incorporated;
designed to limit speed; and c. landscaping is designed to allow clear views; and
c. maintain sight distances which are appropriate for the d. sign placement ensures that sight distance requirements
likely operating speeds in all areas of potential are not impeded.
pedestrian/vehicle and vehicle/vehicle conflict.
PO12 AO12.1 Not Applicable
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Table 9.4.1.3—Driveway and parking Code
Performance outcomes Acceptable outcomes Response
A clearly defined pedestrian network is provided that – In large open carparks with greater than 200 car parking spaces, a Large open car parks are not proposed as part of this application.
is located in areas where people will choose to walk; pedestrian path between parking spaces is provided on every second
ensures that pedestrian movement through car parking areas or aisle.
structures are along aisles rather than across them AO12.2 Complies
For a minimum of 50% of car parking spaces, pedestrian access to Each dwelling is accessible by pedestrians without utilising the
buildings is not across or through driveways, carparks, setdown or vehicle manoeuvring areas.
manoeuvring areas.
PO13 No acceptable outcome provided Not Applicable
Provision is made for pedestrian and vehicular queues at conflict The proposal is for a small scale multiple dwelling which provides
points. suitable parking for future residents.
PO14 AO14 Noted
Parking areas are lit to provide security for night-time users. Lighting is provided in accordance with the Australian Standard for Lighting where required will be provided in accordance with the
Road Lighting - Vehicular Traffic (Category V) Lighting - Performance relevant Australian Standards.
Installation and Design Requirements.
PO15 AO15 Not Applicable
Site facilities encourage users and employees to access the site by End-of-trip facilities are maintained and accessible to all users of the Each dwelling provides end of trip facilities for their respective
means of foot or bicycle through provision of appropriate end of-trip premises as part of common property. residents.
facilities including bicycle parking and shower/change rooms.
PO16 No acceptable outcome provided Not Applicable
Development with the potential to generate significant traffic and The proposal is for a small scale multiple dwelling which is not
parking impacts gives appropriate consideration to transport and expected to result in significant traffic or parking impacts.
land use issues.
Editor’s Note—A detailed Traffic Impact Assessment Report may be
required.
PO17 AO17.1 Performance Outcome
Parking and manoeuvring areas are designed to ensure run-off is Development providing less than five car parking spaces is designed Stormwater is captured in accordance with the stormwater plan.
treated to remove pollutants prior to leaving the premises. so that the driveway, parking and manoeuvring areas are formed to
drain to landscaped areas.
AO17.2 Not Applicable
Development providing five or more car parking spaces is designed The proposal does not propose more than 5 dwellings.
to incorporate stormwater treatment methods to remove water
contaminants likely to runoff from the general operation of the of
the driveway, parking and manoeuvring areas.
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Table 9.4.1.3—Driveway and parking Code
Performance outcomes Acceptable outcomes Response
Editor’s Note—Further details are provided in the Water Quality and
Drainage Code.
PO18 No acceptable outcome provided Complies
Parking areas are designed to ensure drainage without the use of Pumps are not required as proposed in the attached stormwater
pumps or other electrical apparatus. management plan.
PO19 AO19 Complies
Site layout and building design provides for soft landscaping to be Below ground components of buildings, including carparks, do not Landscaping proposed as part of this application is not impacted by
established. extend beyond the above ground footprint to allow for the provision below ground components.
of landscaping, particularly within building setbacks.
Existing Services Code
Table 9.4.3.3—Existing Services Code
Performance outcomes Acceptable outcomes Response
PO1 No acceptable outcome provided Complies
Development near a stormwater drain, overland flow path or The site is not located near a stormwater drain, overland flow path
associated structure does not— or associated structure.
a. adversely affect the function of the service;
b. place an additional load on the service; and
c. unduly increase future maintenance costs.
PO2 AO2.1 Not Applicable
Maintenance access is provided to all stormwater drains, overland For trunk infrastructure, a registered easement in favour of Council The proposal does not include or require the provision of trunk
flow paths and associated structures. is created over all underground infrastructure located in private infrastructure.
property.
AO2.2 Not Applicable
The width of the easement required is in accordance with Council’s An easement is not proposed as part of this application.
Planning Scheme Policy PSP6 Engineering Design Standards – Roads,
drainage and earthworks.
AO2.3 Not Applicable
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Table 9.4.3.3—Existing Services Code
Performance outcomes Acceptable outcomes Response
The easement is centred over the centreline of the infrastructure. An easement is not proposed as part of this application.
Landscape Code
The indented outcomes of the Landscape code have been addressed in the Landscape Concept Plan by OpenSpace Architecture lodged alongside this
application.
Sustainable Building Design Code
Table 9.4.6.3—Sustainable Building Design Code
Performance outcomes Acceptable outcomes Response
Energy Efficiency
PO1 No acceptable outcome provided Complies
Development minimises energy consumption and the production of The orientation of the building provides access to north eastern light
greenhouse gas emissions. and coastal breezes reducing reliance of artificial cooling and
heating. The design is considered to reduce energy consumption.
Water efficiency and stormwater management
PO2 AO2.1 Noted
Development maximises water efficiency on site by incorporating If for accommodation activities, a minimum 3,000 litres of rain water Rainwater storage can be accommodated where required.
rainwater collection and reuse measures for non-potable purposes storage is provided per dwelling and reused for non-potable
such as irrigation. purposes and incorporated into a stormwater management plan for
the development.
AO2.2 Not Applicable
With the exception of accommodation activities, rain water storage The proposal is for accommodation activities.
sufficient for the intended use is captured and used on-site for non-
potable purposes and incorporated into a stormwater management
plan for the development.
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Table 9.4.6.3—Sustainable Building Design Code
Performance outcomes Acceptable outcomes Response
Editor’s note—The Queensland Development Code includes
provisions for the installation of rain water tanks and the reuse of
stormwater.
PO3 AO3.1 Complies
Development reduces stormwater run-off by minimising impervious Development incorporates water sensitive urban design measures to The proposal incorporates water sensitive urban design through the
areas and maximising site vegetation to absorb water on site. manage stormwater. provision of large landscaping areas within the site to minimise run-
off.
AO3.2 Performance Outcome
Development incorporates porous pavements on low trafficked The proposal achieves a suitable allocation of soft landscaping within
areas such as footpaths and car parks. the site in order to minimise run-off.
Note: Porous pavements are not considered landscaping and do not
form part of the minimum landscape requirements.
PO4 No acceptable outcome provided Complies
Development limits changes and disturbances to the site topography The design of the building has been tailored to minimise excavation
to preserve existing drainage channels as much as possible. and retain existing drainage channels.
Landscaping
PO5 No acceptable outcome provided Complies
Development minimises hard surface areas that reflect or store heat The proposal provides a compliant landscape provision both in terms
and maximises vegetation and soft landscaping. of total landscaping and percentage soft landscaping.
PO6 No acceptable outcome provided Complies
Vegetation is incorporated into the building design to create shade Vegetation is used within the roof top terrace in order to provide
and cooling around buildings. additional shading elements.
Design
Site characteristics No acceptable outcome provided Complies
PO7 The siting and design of the building is responsive to Noosa Shire’s
Development and building siting is responsive to Noosa Shire’s sub- sub-tropical climate providing each resident access to coastal
tropical climate and the site’s characteristics including topography, breezes and north eastern sunlight.
orientation, existing vegetation and prevailing winds.
Building design AO8.1 Complies
PO8 Development provides a detailed assessment including supporting The development meets PO8 as follows:
Development - documents, demonstrating the means by which the design meets a. Building is orientated to provide windows and open space
a. orientates buildings and windows to make the most of PO8. to the east.
prevailing winds, natural ventilation and cross breezes;
b. maximises shade to east and west walls; AO8.2
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Table 9.4.6.3—Sustainable Building Design Code
Performance outcomes Acceptable outcomes Response
c. contains an open and permeable built form that connects Development demonstrates a measured equivalent to a 5-star Green b. Overhangs in the building form provide shading to the
indoor and outdoor spaces in an integrated design; Star rating. eastern and western walls in addition to screening
d. retains existing vegetation and natural shading where elements contained within the design of the building.
possible; Editor’s note—The publications QDesign and QCompanion, prepared c. Open spaces are located adjoining internal living areas
e. incorporates passive building design to reduce the need for by the State of Queensland, provide climate responsive design allowing internal and external living spaces to be
auxiliary heating and cooling; principles for development in south east Queensland. Council integrated.
f. uses low toxic internal and external building materials; encourages building and landscape designers to incorporate best d. Natural shading is achieved through the landscaping
g. uses natural light rather than artificial light, and may practice outcomes described in these publications to help provided as part of this application.
include skylights, atriums and light wells; development comply with PO8. e. The orientation of the building provides access to coastal
h. contains a minimum of two openings per habitable room; breezes and avoids providing living areas with western
i. provides a minimum floor to ceiling height of 2.7 metres; aspects. These elements reduce the need for artificial
and cooling.
j. enables efficient operation and use of the building. f. Safe nontoxic building materials are used.
g. Solar access allows for the use of artificial light to be
Editor's Note: Refer to Figure 9.4.6.4. minimised.
h. Provides suitable openings for habitable rooms providing
access to light and airflow.
i. Floor to ceiling heights meet the minimum 2.7m
requirement.
j. enables efficient operation and use of the building by
future residents.
Transport Code
Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
Strategic Transport Network
PO1 AO1.1 Not Applicable
Traffic generation from development is considered in a localised and Where the development leads to the need to increase transport The proposal is not seen to require transport infrastructure to be
a Shire wide context to ensure that— infrastructure in the Shire, the development contributes to the increased in order to function.
a. the transport network has the capacity to safely and transport network in accordance with Council’s infrastructure
efficiently accommodate projected movements; network planning.
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Table 7.2.6.3—Coastal Communities Local Plan Code
Performance outcomes Acceptable outcomes Response
b. development does not have an adverse impact upon the Editor’s Note— Council may require the preparation of a Transport
functioning of the road network; and Impact Assessment Report.
c. development includes measures to improve transport AO1.2 Not Applicable
options rather than relying on the widening of roads. Development provides for high trip generating land uses, such as The proposal is for a multiple dwelling comprising of four units.
higher density residential development and employment generators,
to be located in and around activity centres and around major public
transport hubs.
PO2 AO2.1 Not Applicable
Development respects the road hierarchy and supports the intended Arterial and distributor roads are designed so they can operate with Elanda Street is not identified as an Arterial or distributor road.
function of adjacent and nearby roads. acceptable volumes of traffic during peak times.
AO2.2 Not Applicable
Editor’s Note — The Noosa Shire road hierarchy is depicted on Collector and local streets are provided to support short trips for The existing road infrastructure is not required to be altered to
Regional Infrastructure Overlay Maps. local traffic moving in and between neighbourhoods. accommodate the proposed development.
AO2.3 Not Applicable
Local streets are designed to discourage through traffic and traffic is The existing road infrastructure is not required to be altered to
channelled towards collector streets to ensure that traffic volumes accommodate the proposed development.
on local streets are kept low.
AO2.4 Not Applicable
A collector street is provided parallel to arterials particularly where The existing road infrastructure is not required to be altered to
they pass through centres. accommodate the proposed development.
AO2.5 Not Applicable
Appropriate width of road and verge is provided to allow streets to Road widening is not required.
perform their designated functions in the street network.
PO3 No acceptable outcome provided Complies
Development access does not compromise the functions of Access to the site does not compromise the functions of the road
particular roads as indicated in the road hierarchy, and does not hierarchy.
adversely impact on the safety, capacity and operations of the road
system.
Transport Connectivity
PO4 No acceptable outcome provided Complies
The transport network, including roads and pathways, has high levels The site is well connected to the surrounding areas.
of connectivity, both within the development site and to the
surrounding area.
PO5 AO5.1 Not Applicable
Development is designed and arranged to: Public transport facilities are not proposed as part of this application.
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