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Development Application MCU16/0117 & OPW16/0212
Subject: Lodgement of Development Application for Material Change of Use & Operational Works From: Marcus Brennan Date: 2016-09-26T10:51:30+00:00 To: Mailbox Council Mail Attention: DA Planning & Environment Dear Sir/Madam Please find the attached development application for a Material Change of Use for Multiple Housing - Type 4 Conventional (4 Units) & associated Operational Works at 11 Opal Street, Cooroy described as Lot 1 on RP248165. The following documentation is provided in support of this development application: - Town Planning Application Report; - IDAS Forms; - Appendix A – Proposal Plans; - Appendix B – Code Compliance; - Appendix C – Owners Consent; - Appendix D - Site Photographs - Appendix E - Pre-Lodgement Notes We look forward to receiving an invoice for the application in due course. Should you have any questions or wish to discuss application further, please do not hesitate to contact me on the details below. [cid:[email protected]] [Attachment: IDAS FORM 1.pdf] IDAS form 1—Application details (Sustainable Planning Act 2009 version 4.2 effective 3 August 2015) This form must be used for ALL development applications. You MUST complete ALL questions that are stated to be a mandatory requirement unless otherwise identified on this form. For all development applications, you must: • complete this form (IDAS form 1—Application details) • complete any other forms relevant to your application • provide any mandatory supporting information identified on the forms as being required to accompany your application. Attach extra pages if there is insufficient space on this form. All terms used on this form have the meaning given in the Sustainable Planning Act 2009 (SPA) or the Sustainable Planning Regulation 2009. This form and any other IDAS form relevant to your application must be used for development applications relating to strategic port land and Brisbane core port land under the Transport Infrastructure Act 1994 and airport land under the Airport Assets (Restructuring and Disposal) Act 2008. Whenever a planning scheme is mentioned, take it to mean land use plan for the strategic port land, Brisbane core port land or airport land. PLEASE NOTE: This form is not required to accompany requests for compliance assessment. Mandatory requirements Applicant details (Note: the applicant is the person responsible for making the application and need not be the owner of the land. The applicant is responsible for ensuring the information provided on all IDAS application forms is correct. Any development permit or preliminary approval that may be issued as a consequence of this application will be issued to the applicant.) Name/s (individual or company name in full) Noosa Town Planning For companies, contact name Marcus Brennan Postal address 1/75 Main Avenue Suburb Wilston State QLD Postcode 4051 Country Australia Contact phone number 0423952928 Mobile number (non-mandatory requirement) Fax number (non-mandatory requirement) [OCR of page images] Department of Infrastructure, Local Government and Planning IDAS form 1 (Sustainable Planning Act 2009 version 4.2 effective 3 August 2015) This form must be used for ALL development applications. You MUST complete ALL questions that are stated to be a mandatory requirement unless otherwise identified on this form. For all development applications, you must: ° complete this form (IDAS form 1—Application details) ° complete any other forms relevant to your application ° provide any mandatory supporting information identified on the forms as being required to accompany your application. Attach extra pages if there is insufficient space on this form. All terms used on this form have the meaning given in the Sustainable Planning Act 2009 (SPA) or the Sustainable Planning Regulation 2009. This form and any other IDAS form relevant to your application must be used for development applications relating to strategic port land and Brisbane core port land under the Transport Infrastructure Act 1994 and airport land under the Airport Assets (Restructuring and Disposal) Act 2008. Whenever a planning scheme is mentioned, take it to mean land use plan for the strategic port land, Brisbane core port land or airport land. PLEASE NOTE: This form is not required to accompany requests for compliance assessment. Mandatory requirements Applicant details (Note: the applicant is the person responsible for making the application and need not be the owner of the land. The applicant is responsible for ensuring the information provided on all IDAS application forms is correct. Any development permit or preliminary approval that may be issued as a consequence of this application will be issued to the applicant.) Name/s (individual or company name in full) Noosa Town Planning For companies, contact name Marcus Brennan Postal address 1/75 Main Avenue Suburb Wilston State QLD Postcode 4051 Country Australia Contact phone number 0423952928 Mobile number (non-mandatory requirement) Fax number (non-mandatory requirement)
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Full text of the other 113 sections
Section 2
Section 3
Email address (non-mandatory requirement) [email protected]
Applicant’s reference number (non-mandatory
requirement)
1. What is the nature of the development proposed and what type of approval is being sought?
Table A—Aspect 1 of the application (If there are additional aspects to the application please list in Table B—Aspect 2.)
a) What is the nature of the development? (Please only tick one box.)
Material change of use Reconfiguring a lot Building work Operational work
b) What is the approval type? (Please only tick one box.)
Preliminary approval Preliminary approval Development permit
under s241 of SPA under s241 and s242
of SPA
c) Provide a brief description of the proposal, including use definition and number of buildings or structures where
applicable (e.g. six unit apartment building defined as a multi-unit dwelling, 30 lot residential subdivision etc.)
Multiple Housing – Type 4 Conventional (4 Units)
d) What is the level of assessment? (Please only tick one box.)
Impact assessment Code assessment
Table B—Aspect 2 of the application (If there are additional aspects to the application please list in Table C—
Additional aspects of the application.)
a) What is the nature of development? (Please only tick one box.)
Material change of use Reconfiguring a lot Building work Operational work
b) What is the approval type? (Please only tick one box.)
Preliminary approval Preliminary approval Development
under s241 of SPA under s241 and s242 permit
of SPA
c) Provide a brief description of the proposal, including use definition and number of buildings or structures where
applicable (e.g. six unit apartment building defined as a multi-unit dwelling, 30 lot residential subdivision etc.)
Engineering Works
d) What is the level of assessment?
Impact assessment Code assessment
Table C—Additional aspects of the application (If there are additional aspects to the application please list in a
separate table on an extra page and attach to this form.)
Refer attached schedule Not required
IDAS form 1—Application details
Version 4.2—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
Email address (non-mandatory requirement) [email protected]
Applicant's reference number (non-mandatory
requirement)
1. What is the nature of the development proposed and what type of approval is being sought?
Table A—Aspect 1 of the application (If there are additional aspects to the application please list in Table B—Aspect 2.)
a) What is the nature of the development? (Please only tick one box.)
xX Material change of use E] Reconfiguring a lot | Building work E] Operational work
b) What is the approval type? (Please only tick one box.)
LE] Preliminary approval LE] Preliminary approval xX Development permit
under s241 of SPA under s241 and s242
of SPA
c) Provide a brief description of the proposal, including use definition and number of buildings or structures where
applicable (e.g. six unit apartment building defined as a multi-unit dwelling, 30 lot residential subdivision etc.)
Multiple Housing — Type 4 Conventional (4 Units)
d) Whatis the level of assessment? (Please only tick one box.)
Xx] Impact assessment LE] Code assessment
Table B—Aspect 2 of the application (If there are additional aspects to the application please list in Table C—
Additional aspects of the application.)
a) What is the nature of development? (Please only tick one box.)
LE] Material change of use LE] Reconfiguring a lot im Building work Xx] Operational work
b) What is the approval type? (Please only tick one box.)
LE] Preliminary approval LE] Preliminary approval Xl Development
under s241 of SPA under s241 and s242 permit
of SPA
c) Provide a brief description of the proposal, including use definition and number of buildings or structures where
applicable (e.g. six unit apartment building defined as a multi-unit dwelling, 30 lot residential subdivision etc.)
Engineering Works
d) Whatis the level of assessment?
E] Impact assessment xX Code assessment
Table C—Additional aspects of the application (If there are additional aspects to the application please list ina
separate table on an extra page and attach to this form.)
E] Refer attached schedule xX Not required
IDAS form 1
Section 4
Section 5
2. Location of the premises (Complete Table D and/or Table E as applicable. Identify each lot in a separate row.)
Table D—Street address and lot on plan for the premises or street address and lot on plan for the land adjoining or
adjacent to the premises (Note: this table is to be used for applications involving taking or interfering with water.)
(Attach a separate schedule if there is insufficient space in this table.)
Street address and lot on plan (All lots must be listed.)
Street address and lot on plan for the land adjoining or adjacent to the premises (Appropriate for
development in water but adjoining or adjacent to land, e.g. jetty, pontoon. All lots must be listed.)
Street address Lot on plan Local government area
description (e.g. Logan, Cairns)
Lot Unit Street Street name and official Post- Lot no. Plan type
no. no. suburb/ locality name code and plan no.
i) 11 Opal Street 4563 1 RP248165 Noosa
ii)
iii)
Planning scheme details (If the premises involves multiple zones, clearly identify the relevant zone/s for each lot in a
separate row in the below table. Non-mandatory)
Lot Applicable zone / precinct Applicable local plan / precinct Applicable overlay/s
i)
ii)
iii)
Table E—Premises coordinates (Appropriate for development in remote areas, over part of a lot or in water not
adjoining or adjacent to land e.g. channel dredging in Moreton Bay.) (Attach a separate schedule if there is insufficient
space in this table.)
Coordinates Zone Datum Local government
(Note: place each set of coordinates in a separate row) reference area (if applicable)
Easting Northing Latitude Longitude
GDA94
WGS84
other
3. Total area of the premises on which the development is proposed (indicate square metres)
1536m2
4. Current use/s of the premises (e.g. vacant land, house, apartment building, cane farm etc.)
Vacant
IDAS form 1—Application details
Version 4.2—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
2. Location of the premises (Complete Table D and/or Table E as applicable. Identify each lot in a separate row.)
Table D—Street address and lot on plan for the premises or street address and lot on plan for the land adjoining or
adjacent to the premises (Note: this table is to be used for applications involving taking or interfering with water.)
(Attach a separate schedule if there is insufficient space in this table.)
xX Street address and lot on plan (All lots must be listed.)
LC Street address and lot on plan for the land adjoining or adjacent to the premises (Appropriate for
development in water but adjoining or adjacent to land, e.g. jetty, pontoon. All lots must be listed.)
Street address Lot on plan Local government area
description (e.g. Logan, Cairns)
Lot Unit Street Street name and official Post- Lot no. Plan type
no. no. suburb/ locality name code and plan no.
i) 11 Opal Street 4563 1 RP248165 Noosa
ii)
iii)
Planning scheme details (If the premises involves multiple zones, clearly identify the relevant zone/s for each lot in a
separate row in the below table. Non-mandatory)
Lot Applicable zone / precinct Applicable local plan / precinct Applicable overlay/s
i)
ii)
ii)
Table E—Premises coordinates (Appropriate for development in remote areas, over part of a lot or in water not
adjoining or adjacent to land e.g. channel dredging in Moreton Bay.) (Attach a separate schedule if there is insufficient
space in this table.)
Coordinates Zone Datum Local government
(Note: place each set of coordinates in a separate row) reference area (if applicable)
Easting Northing Latitude Longitude
[] cGpao4
[] wese4
LE] other
3. Total area of the premises on which the development is proposed (indicate square metres)
1536m2
4. Current use/s of the premises (e.g. vacant land, house, apartment building, cane farm etc.)
Vacant
IDAS form 1
Section 6
Section 7
5. Are there any current approvals (e.g. a preliminary approval) associated with this application? (Non-
mandatory requirement)
No Yes—provide details below
List of approval reference/s Date approved (dd/mm/yy) Date approval lapses (dd/mm/yy)
6. Is owner’s consent required for this application? (Refer to notes at the end of this form for more information.)
No
Yes—complete either Table F, Table G or Table H as applicable
Table F
Name of owner/s of the land
I/We, the above-mentioned owner/s of the land, consent to the making of this application.
Signature of owner/s of the land
Date
Table G
Name of owner/s of the land
The owner’s written consent is attached or will be provided separately to the assessment manager.
Table H
Name of owner/s of the land
By making this application, I, the applicant, declare that the owner has given written consent to the making of the application.
7. Identify if any of the following apply to the premises (Tick applicable box/es.)
Adjacent to a water body, watercourse or aquifer (e.g. creek, river, lake, canal)—complete Table I
On strategic port land under the Transport Infrastructure Act 1994—complete Table J
In a tidal water area—complete Table K
On Brisbane core port land under the Transport Infrastructure Act 1994 (No table requires completion.)
On airport land under the Airport Assets (Restructuring and Disposal) Act 2008 (no table requires completion)
Listed on either the Contaminated Land Register (CLR) or the Environmental Management Register (EMR) under
the Environmental Protection Act 1994 (no table requires completion)
Table I
Name of water body, watercourse or aquifer
IDAS form 1—Application details
Version 4.2—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
5. Are there any current approvals (e.g. a preliminary approval) associated with this application? (Non-
mandatory requirement)
XX] No [_] Yes—provide details below
List of approval reference/s Date approved (dd/mm/yy) Date approval lapses (dd/mm/yy)
6. Is owner’s consent required for this application? (Refer to notes at the end of this form for more information.)
[] No
Xx] Yes—complete either Table F, Table G or Table H as applicable
Table F
Name of owner/s of the land
I/We, the above-mentioned owner/s of the land, consent to the making of this application.
Signature of owner/s of the land
Date
Table G
Name of owner/s of the land
Xx] The owner's written consent is attached or will be provided separately to the assessment manager.
Table H
Name of owner/s of the land
E] By making this application, |, the applicant, declare that the owner has given written consent to the making of the application.
~
Identify if any of the following apply to the premises (Tick applicable box/es.)
Adjacent to a water body, watercourse or aquifer (e.g. creek, river, lake, canal)—complete Table |
On strategic port land under the Transport Infrastructure Act 1994—complete Table J
In a tidal water area—complete Table K
On Brisbane core port land under the Transport Infrastructure Act 1994 (No table requires completion.)
On airport land under the Airport Assets (Restructuring and Disposal) Act 2008 (no table requires completion)
OOOOOO
Listed on either the Contaminated Land Register (CLR) or the Environmental Management Register (EMR) under
the Environmental Protection Act 1994 (no table requires completion)
Table |
Name of water body, watercourse or aquifer
IDAS form 1
Section 8
Section 9
Table J
Lot on plan description for strategic port land Port authority for the lot
Table K
Name of local government for the tidal area (if applicable) Port authority for the tidal area (if applicable)
8. Are there any existing easements on the premises? (e.g. for vehicular access, electricity, overland flow,
water etc)
No Yes—ensure the type, location and dimension of each easement is included in the plans submitted
9. Does the proposal include new building work or operational work on the premises? (Including any
services)
No Yes—ensure the nature, location and dimension of proposed works are included in plans submitted
10. Is the payment of a portable long service leave levy applicable to this application? (Refer to notes at the
end of this form for more information.)
No—go to question 12 Yes
11. Has the portable long service leave levy been paid? (Refer to notes at the end of this form for more
information.)
No
Yes—complete Table L and submit with this application the yellow local government/private certifier’s copy of the
receipted QLeave form
Table L
Amount paid Date paid QLeave project number (6 digit number
(dd/mm/yy) starting with A, B, E, L or P)
12. Has the local government agreed to apply a superseded planning scheme to this application under
section 96 of the Sustainable Planning Act 2009?
No
Yes—please provide details below
Name of local government Date of written notice given Reference number of written notice given
by local government by local government (if applicable)
(dd/mm/yy)
IDAS form 1—Application details
Version 4.2—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
Table J
Lot on plan description for strategic port land Port authority for the lot
Table K
Name of local government for the tidal area (if applicable) Port authority for the tidal area (if applicable)
8. Are there any existing easements on the premises? (e.g. for vehicular access, electricity, overland flow,
water etc)
LE] No Xx] Yes—ensure the type, location and dimension of each easement is included in the plans submitted
9. Does the proposal include new building work or operational work on the premises? (Including any
services)
LE] No Xx] Yes—ensure the nature, location and dimension of proposed works are included in plans submitted
10. Is the payment of a portable long service leave levy applicable to this application? (Refer to notes at the
end of this form for more information.)
IX] No—go to question 12 [] Yes
11. Has the portable long service leave levy been paid? (Refer to notes at the end of this form for more
information.)
IX] No
LE] Yes—complete Table L and submit with this application the yellow local government/private certifier’s copy of the
receipted QLeave form
Table L
Amount paid Date paid QLeave project number (6 digit number
(dd/mm/yy) starting with A, B, E, L or P)
12. Has the local government agreed to apply a superseded planning scheme to this application under
section 96 of the Sustainable Planning Act 2009?
IX} No
LE] Yes—please provide details below
Name of local government Date of written notice given | Reference number of written notice given
by local government by local government (if applicable)
(dd/mm/yy)
IDAS form 1
Section 10
Section 11
13. List below all of the forms and supporting information that accompany this application (Include all IDAS
forms, checklists, mandatory supporting information etc. that will be submitted as part of this application)
Description of attachment or title of attachment Method of lodgement to
assessment manager
IDAS FORS 1, 5 & 6 Electronic
TOWN PLANNING REPORT & APPENDIXES Electronic
14. Applicant’s declaration
By making this application, I declare that all information in this application is true and correct (Note: it is unlawful to
provide false or misleading information)
Notes for completing this form
• Section 261 of the Sustainable Planning Act 2009 prescribes when an application is a properly-made application.
Note, the assessment manager has discretion to accept an application as properly made despite any non-
compliance with the requirement to provide mandatory supporting information under section 260(1)(c) of the
Sustainable Planning Act 2009
Applicant details
• Where the applicant is not a natural person, ensure the applicant entity is a real legal entity.
Question 1
• Schedule 3 of the Sustainable Planning Regulation 2009 identifies assessable development and the type of
assessment. Where schedule 3 identifies assessable development as “various aspects of development” the
applicant must identify each aspect of the development on Tables A, B and C respectively and as required.
Question 6
• Section 263 of the Sustainable Planning Act 2009 sets out when the consent of the owner of the land is required for
an application. Section 260(1)(e) of the Sustainable Planning Act 2009 provides that if the owner’s consent is
required under section 263, then an application must contain, or be accompanied by, the written consent of the
owner, or include a declaration by the applicant that the owner has given written consent to the making of the
application. If a development application relates to a state resource, the application is not required to be supported
by evidence of an allocation or entitlement to a state resource. However, where the state is the owner of the
subject land, the written consent of the state, as landowner, may be required. Allocation or entitlement to the state
resource is a separate process and will need to be obtained before development commences.
Question 7
• If the premises is listed on either the Contaminated Land Register (CLR) or the Environmental
Management Register (EMR) under the Environmental Protection Act 1994 it may be necessary to
seek compliance assessment. Schedule 18 of the Sustainable Planning Regulation 2009 identifies
where compliance assessment is required.
Question 11
• The Building and Construction Industry (Portable Long Service Leave) Act 1991 prescribes when the portable long
service leave levy is payable.
• The portable long service leave levy amount and other prescribed percentages and rates for calculating the levy
are prescribed in the Building and Construction Industry (Portable Long Service Leave) Regulation 2002.
IDAS form 1—Application details
Version 4.2—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
13. List below all of the forms and supporting information that accompany this application (Include all IDAS
forms, checklists, mandatory supporting information etc. that will be submitted as part of this application)
Description of attachment or title of attachment Method of lodgement to
assessment manager
IDAS FORS 1,5 &6 Electronic
TOWN PLANNING REPORT & APPENDIXES Electronic
14. Applicant’s declaration
Xx] By making this application, | declare that all information in this application is true and correct (Note: it is unlawful to
provide false or misleading information)
Notes for completing this form
* Section 261 of the Sustainable Planning Act 2009 prescribes when an application is a properly-made application.
Note, the assessment manager has discretion to accept an application as properly made despite any non-
compliance with the requirement to provide mandatory supporting information under section 260(1)(c) of the
Sustainable Planning Act 2009
Applicant details
¢ Where the applicant is not a natural person, ensure the applicant entity is a real legal entity.
Question 1
* Schedule 3 of the Sustainable Planning Regulation 2009 identifies assessable development and the type of
assessment. Where schedule 3 identifies assessable development as “various aspects of development” the
applicant must identify each aspect of the development on Tables A, B and C respectively and as required.
Question 6
* Section 263 of the Sustainable Planning Act 2009 sets out when the consent of the owner of the land is required for
an application. Section 260(1)(e) of the Sustainable Planning Act 2009 provides that if the owner’s consent is
required under section 263, then an application must contain, or be accompanied by, the written consent of the
owner, or include a declaration by the applicant that the owner has given written consent to the making of the
application. If a development application relates to a state resource, the application is not required to be supported
by evidence of an allocation or entitlement to a state resource. However, where the state is the owner of the
subject land, the written consent of the state, as landowner, may be required. Allocation or entitlement to the state
resource is a separate process and will need to be obtained before development commences.
Question 7
¢ If the premises is listed on either the Contaminated Land Register (CLR) or the Environmental
Management Register (EMR) under the Environmental Protection Act 1994 it may be necessary to
seek compliance assessment. Schedule 18 of the Sustainable Planning Regulation 2009 identifies
where compliance assessment is required.
Question 11
¢ The Building and Construction Industry (Portable Long Service Leave) Act 1991 prescribes when the portable long
service leave levy is payable.
* The portable long service leave levy amount and other prescribed percentages and rates for calculating the levy
are prescribed in the Building and Construction Industry (Portable Long Service Leave) Regulation 2002.
IDAS form 1
Section 12
Section 13
Question 12
• The portable long service leave levy need not be paid when the application is made, but the Building and
Construction Industry (Portable Long Service Leave) Act 1991 requires the levy to be paid before a development
permit is issued.
• Building and construction industry notification and payment forms are available from any Queensland post office or
agency, on request from QLeave, or can be completed on the QLeave website at www.qleave.qld.gov.au. For
further information contact QLeave on 1800 803 481 or visit www.qleave.qld.gov.au.
Privacy—The information collected in this form will be used by the Department of Infrastructure, Local Government
and Planning (DILGP), assessment manager, referral agency and/or building certifier in accordance with the
processing and assessment of your application. Your personal details should not be disclosed for a purpose outside of
the IDAS process or the provisions about public access to planning and development information in the Sustainable
Planning Act 2009, except where required by legislation (including the Right to Information Act 2009) or as required by
Parliament. This information may be stored in relevant databases. The information collected will be retained as
required by the Public Records Act 2002.
OFFICE USE ONLY
Date received Reference numbers
NOTIFICATION OF ENGAGEMENT OF A PRIVATE CERTIFIER
To Council. I have been engaged as the private certifier for the
building work referred to in this application
BSA Certification license Building
Date of engagement Name
number classification/s
QLEAVE NOTIFICATION AND PAYMENT (For completion by assessment manager or private certifier if
applicable.)
Date receipted
Name of officer
QLeave project Amount paid form sighted by
Description of the work Date paid who sighted the
number ($) assessment
form
manager
The Sustainable Planning Act 2009 is administered by the Department of Infrastructure, Local Government and
Planning. This form and all other required application materials should be sent to your assessment manager and any
referral agency.
IDAS form 1—Application details
Version 4.2—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
Question 12
* The portable long service leave levy need not be paid when the application is made, but the Building and
Construction Industry (Portable Long Service Leave) Act 1991 requires the levy to be paid before a development
permit is issued.
* Building and construction industry notification and payment forms are available from any Queensland post office or
agency, on request from QLeave, or can be completed on the QLeave website at www.qleave.qld.gov.au. For
further information contact QLeave on 1800 803 481 or visit www.qleave.qid.gov.au.
Privacy—The information collected in this form will be used by the Department of Infrastructure, Local Government
and Planning (DILGP), assessment manager, referral agency and/or building certifier in accordance with the
processing and assessment of your application. Your personal details should not be disclosed for a purpose outside of
the IDAS process or the provisions about public access to planning and development information in the Sustainable
Planning Act 2009, except where required by legislation (including the Right to Information Act 2009) or as required by
Parliament. This information may be stored in relevant databases. The information collected will be retained as
required by the Public Records Act 2002.
OFFICE USE ONLY
Date received Reference numbers
NOTIFICATION OF ENGAGEMENT OF A PRIVATE CERTIFIER
To Council. | have been engaged as the private certifier for the
building work referred to in this application
BSA Certification license Building
Date of engagement | Name number classification/s
QLEAVE NOTIFICATION AND PAYMENT (For completion by assessment manager or private certifier if
applicable.)
Date receipted Name of officer
Description of the work QLeave project Amount paid Date paid form sighted by who sighted the
number ($) assessment form
manager
The Sustainable Planning Act 2009 is administered by the Department of Infrastructure, Local Government and
Planning. This form and all other required application materials should be sent to your assessment manager and any
referral agency.
IDAS form 1
Section 14
[Attachment: IDAS FORM 5.pdf]
IDAS form 5 —Material change of use assessable
against a planning scheme
(Sustainable Planning Act 2009 version 3.1 effective 3 August 2015)
This form must be used for development applications for a material change of use assessable against a planning
scheme.
You MUST complete ALL questions that are stated to be a mandatory requirement unless otherwise identified on this
form.
For all development applications, you must:
• complete IDAS form 1—Application details
• complete any other forms relevant to your application
• provide any mandatory supporting information identified on the forms as being required to accompany your
application.
Attach extra pages if there is insufficient space on this form.
All terms used on this form have the meaning given in the Sustainable Planning Act 2009 (SPA) or the Sustainable
Planning Regulation 2009.
This form must also be used for material change of use on strategic port land and Brisbane core port land under the
Transport Infrastructure Act 1994 and airport land under the Airport Assets (Restructuring and Disposal) Act 2008 that
requires assessment against the land use plan for that land. Whenever a planning scheme is mentioned, take it to
mean land use plan for the strategic port land, Brisbane core port land or airport land.
Mandatory requirements
1. Describe the proposed use. (Note: this is to provide additional detail to the information provided in question 1
of IDAS form 1—Application details. Attach a separate schedule if there is insufficient space in this table.)
General explanation of the Planning scheme No. of dwelling units Days and No. of
proposed use definition (include each (if applicable) or hours of employees
definition in a new row) gross floor area (if operation (if applicable)
(non-mandatory) applicable) (if applicable)
Multiple Housing 4 Units Multiple Housing Type 4 4 x 3 bedroom Units
(Conventional)
2. Are there any current approvals associated with the proposed material change of use?
(e.g. a preliminary approval.)
No Yes—provide details below
List of approval reference/s Date approved (dd/mm/yy) Date approval lapses (dd/mm/yy)
[OCR of page images]
Department of Infrastructure, Local Government and Planning
IDAS form 5
(Sustainable Planning Act 2009 version 3.1 effective 3 August 2015)
This form must be used for development applications for a material change of use assessable against a planning
scheme.
You MUST complete ALL questions that are stated to be a mandatory requirement unless otherwise identified on this
form.
For all development applications, you must:
* complete DAS form 1—Application details
* complete any other forms relevant to your application
* — provide any mandatory supporting information identified on the forms as being required to accompany your
application.
Attach extra pages if there is insufficient space on this form.
All terms used on this form have the meaning given in the Sustainable Planning Act 2009 (SPA) or the Sustainable
Planning Regulation 2009.
This form must also be used for material change of use on strategic port land and Brisbane core port land under the
Transport Infrastructure Act 1994 and airport land under the Airport Assets (Restructuring and Disposal) Act 2008 that
requires assessment against the land use plan for that land. Whenever a planning scheme is mentioned, take it to
mean land use plan for the strategic port land, Brisbane core port land or airport land.
Mandatory requirements
1. Describe the proposed use. (Note: this is to provide additional detail to the information provided in question 1
of IDAS form 1—Application details. Attach a separate schedule if there is insufficient space in this table.)
General explanation of the Planning scheme No. of dwelling units | Days and No. of
proposed use definition (include each (if applicable) or hours of employees
definition in a new row) gross floor area (if operation (if applicable)
(non-mandatory) applicable) (if applicable)
Multiple Housing 4 Units Multiple Housing Type 4 4 x 3 bedroom Units
(Conventional)
2. Are there any current approvals associated with the proposed material change of use?
(e.g. a preliminary approval.)
IX} No [] Yes—provide details below
List of approval reference/s Date approved (dd/mm/yy) Date approval lapses (dd/mm/yy)
Section 15
Section 16
3. Does the proposed use involve the following? (Tick all applicable boxes.)
The reuse of existing buildings on the premises No Yes
New building work on the premises No Yes
The reuse of existing operational work on the premises No Yes
New operational work on the premises No Yes
Mandatory supporting information
4. Confirm that the following mandatory supporting information accompanies this application
Mandatory supporting information Confirmation of Method of
lodgement lodgement
All applications
A site plan drawn to an appropriate scale (1:100, 1:200 or 1:500 are Confirmed
recommended scales) which shows the following:
• the location and site area of the land to which the application relates
(relevant land)
• the north point
• the boundaries of the relevant land
• any road frontages of the relevant land, including the name of the road
• the location and use of any existing or proposed buildings or structures
on the relevant land (note: where extensive demolition or new buildings
are proposed, two separate plans [an existing site plan and proposed site
plan] may be appropriate)
• any existing or proposed easements on the relevant land and their
function
• the location and use of buildings on land adjoining the relevant land
• all vehicle access points and any existing or proposed car parking areas
on the relevant land. Car parking spaces for persons with disabilities and
any service vehicle access and parking should be clearly marked
• for any new building on the relevant land, the location of refuse storage
• the location of any proposed retaining walls on the relevant land and their
height
• the location of any proposed landscaping on the relevant land
• the location of any stormwater detention on the relevant land.
A statement about how the proposed development addresses the local Confirmed
government’s planning scheme and any other planning instruments or
documents relevant to the application.
A statement about the intensity and scale of the proposed use (e.g. number Confirmed
of visitors, number of seats, capacity of storage area etc.).
Information that states: Confirmed
• the existing or proposed floor area, site cover, maximum number of Not applicable
storeys and maximum height above natural ground level for existing or
new buildings (e.g. information regarding existing buildings but not being
reused)
• the existing or proposed number of on-site car parking bays, type of
vehicle cross-over (for non-residential uses) and vehicular servicing
arrangement (for non-residential uses).
IDAS form 5—Material change of use assessable
against a planning scheme
Version 3.1—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
3. Does the proposed use involve the following? (Tick all applicable boxes.)
The reuse of existing buildings on the premises IX] No [] Yes
New building work on the premises IX] No [] Yes
The reuse of existing operational work on the premises [Xx] No [] Yes
New operational work on the premises [] No XX] Yes
Mandatory supporting information
4. Confirm that the following mandatory supporting information accompanies this application
Mandatory supporting information Confirmation of | Method of
lodgement lodgement
All applications
A site plan drawn to an appropriate scale (1:100, 1:200 or 1:500 are Xx] Confirmed
recommended scales) which shows the following:
¢ the location and site area of the land to which the application relates
(relevant land)
¢ the north point
* the boundaries of the relevant land
* any road frontages of the relevant land, including the name of the road
* the location and use of any existing or proposed buildings or structures
on the relevant land (note: where extensive demolition or new buildings
are proposed, two separate plans [an existing site plan and proposed site
plan] may be appropriate)
* any existing or proposed easements on the relevant land and their
function
* the location and use of buildings on land adjoining the relevant land
* all vehicle access points and any existing or proposed car parking areas
on the relevant land. Car parking spaces for persons with disabilities and
any service vehicle access and parking should be clearly marked
* for any new building on the relevant land, the location of refuse storage
* the location of any proposed retaining walls on the relevant land and their
height
* the location of any proposed landscaping on the relevant land
* the location of any stormwater detention on the relevant land.
A statement about how the proposed development addresses the local Xl Confirmed
government's planning scheme and any other planning instruments or
documents relevant to the application.
A statement about the intensity and scale of the proposed use (e.g. number Xl Confirmed
of visitors, number of seats, capacity of storage area etc.).
Information that states: x Confirmed
* the existing or proposed floor area, site cover, maximum number of E] Not applicable
storeys and maximum height above natural ground level for existing or
new buildings (e.g. information regarding existing buildings but not being
reused)
¢ the existing or proposed number of on-site car parking bays, type of
vehicle cross-over (for non-residential uses) and vehicular servicing
arrangement (for non-residential uses).
IDAS form 5:
Section 17
Section 18
A statement addressing the relevant part(s) of the State Development Confirmed
Assessment Provisions (SDAP). Not applicable
When the application involves the reuse of existing buildings
Plans showing the size, location, existing floor area, existing site cover, Confirmed
existing maximum number of storeys and existing maximum height above Not applicable
natural ground level of the buildings to be reused.
When the application involves new building work (including extensions)
Floor plans drawn to an appropriate scale (1:50, 1:100 or 1:200 are Confirmed
recommended scales) which show the following:
• the north point
• the intended use of each area on the floor plan (for commercial, industrial
or mixed use developments only)
• the room layout (for residential development only) with all rooms clearly
labelled
• the existing and the proposed built form (for extensions only)
• the gross floor area of each proposed floor area.
Elevations drawn to an appropriate scale (1:100, 1:200 or 1:500 are Confirmed
recommended scales) which show plans of all building elevations and
facades, clearly labelled to identify orientation (e.g. north elevation)
Plans showing the size, location, proposed site cover, proposed maximum Confirmed
number of storeys, and proposed maximum height above natural ground level Not applicable
of the proposed new building work.
When the application involves reuse of other existing work
Plans showing the nature, location, number of on-site car parking bays, Confirmed
existing area of landscaping, existing type of vehicular cross-over (non- Not applicable
residential uses), and existing type of vehicular servicing arrangement (non-
residential uses) of the work to be reused.
When the application involves new operational work
Plans showing the nature, location, number of new on-site car parking bays, Confirmed
proposed area of new landscaping, proposed type of new vehicle cross-over Not applicable
(non-residential uses), proposed maximum new vehicular servicing
arrangement (non-residential uses) of the proposed new operational work.
Privacy—Please refer to your assessment manager, referral agency and/or building certifier for further details on the
use of information recorded in this form.
OFFICE USE ONLY
Date received Reference numbers
The Sustainable Planning Act 2009 is administered by the Department of Infrastructure, Local Government and
Planning. This form and all other required application materials should be sent to your assessment manager and any
referral agency.
IDAS form 5—Material change of use assessable
against a planning scheme
Version 3.1—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
A statement addressing the relevant part(s) of the State Development Xx] Confirmed
Assessment Provisions (SDAP). LE] Not applicable
When the application involves the reuse of existing buildings
Plans showing the size, location, existing floor area, existing site cover, im Confirmed
existing maximum number of storeys and existing maximum height above Not applicable
natural ground level of the buildings to be reused. kx PP
When the application involves new building work (including extensions)
Floor plans drawn to an appropriate scale (1:50, 1:100 or 1:200 are im Confirmed
recommended scales) which show the following:
¢ the north point
¢ the intended use of each area on the floor plan (for commercial, industrial
or mixed use developments only)
¢ the room layout (for residential development only) with all rooms clearly
labelled
¢ the existing and the proposed built form (for extensions only)
¢ the gross floor area of each proposed floor area.
Elevations drawn to an appropriate scale (1:100, 1:200 or 1:500 are im Confirmed
recommended scales) which show plans of all building elevations and
facades, clearly labelled to identify orientation (e.g. north elevation)
Plans showing the size, location, proposed site cover, proposed maximum im Confirmed
number of storeys, and proposed maximum height above natural ground level EC] Not applicable
of the proposed new building work.
When the application involves reuse of other existing work
Plans showing the nature, location, number of on-site car parking bays, LE] Confirmed
existing area of landscaping, existing type of vehicular cross-over (non- E] Not applicable
residential uses), and existing type of vehicular servicing arrangement (non-
residential uses) of the work to be reused.
When the application involves new operational work
Plans showing the nature, location, number of new on-site car parking bays, Xx] Confirmed
proposed area of new landscaping, proposed type of new vehicle cross-over E] Not applicable
(non-residential uses), proposed maximum new vehicular servicing
arrangement (non-residential uses) of the proposed new operational work.
Privacy—Please refer to your assessment manager, referral agency and/or building certifier for further details on the
use of information recorded in this form.
OFFICE USE ONLY
Date received Reference numbers
The Sustainable Planning Act 2009 is administered by the Department of Infrastructure, Local Government and
Planning. This form and all other required application materials should be sent to your assessment manager and any
referral agency.
IDAS form 5:
Section 19
[Attachment: IDAS FORM 6.pdf]
IDAS form 6—Building or operational work assessable
against a planning scheme
(Sustainable Planning Act 2009 version 3.1 effective 3 August 2015)
This form must be used for development applications for building work or operational work assessable against a
planning scheme.
You MUST complete ALL questions that are stated to be a mandatory requirement unless otherwise identified on this
form.
For all development applications, you must:
• complete IDAS form 1—Application details
• complete any other forms relevant to your application
• provide any mandatory supporting information identified on the forms as being required to accompany your
application.
Attach extra pages if there is insufficient space on this form.
All terms used on this form have the meaning given in the Sustainable Planning Act 2009 (SPA) or the Sustainable
Planning Regulation 2009.
This form must be used for building work or operational work relating on strategic port land and Brisbane core port land
under the Transport Infrastructure Act 1994 and airport land under the Airport Assets (Restructuring and Disposal) Act
2008 that requires assessment against the land use plan for that land. Whenever a planning scheme is mentioned,
take it to mean land use plan for the strategic port land, Brisbane core port land or airport land.
Mandatory requirements
1. What is the nature of the work that requires assessment against a planning scheme? (Tick all applicable
boxes.)
Building work—complete Table A Operational work—complete Table B
Table A
a) What is the nature of the building work (e.g. building, repairing, altering, underpinning, moving or demolishing a
building)?
b) Are there any current approvals associated with this application? (e.g. material change of use.)
No Yes— provide details below
List of approval reference/s Date approved (dd/mm/yy) Date approval lapses (dd/mm/yy)
[OCR of page images]
Department of Infrastructure, Local Government and Planning
IDAS form 6
(Sustainable Planning Act 2009 version 3.1 effective 3 August 2015)
This form must be used for development applications for building work or operational work assessable against a
planning scheme.
You MUST complete ALL questions that are stated to be a mandatory requirement unless otherwise identified on this
form.
For all development applications, you must:
° complete IDAS form 1—Application details
° complete any other forms relevant to your application
° provide any mandatory supporting information identified on the forms as being required to accompany your
application.
Attach extra pages if there is insufficient space on this form.
All terms used on this form have the meaning given in the Sustainable Planning Act 2009 (SPA) or the Sustainable
Planning Regulation 2009.
This form must be used for building work or operational work relating on strategic port land and Brisbane core port land
under the Transport Infrastructure Act 1994 and airport land under the Airport Assets (Restructuring and Disposal) Act
2008 that requires assessment against the land use plan for that land. Whenever a planning scheme is mentioned,
take it to mean land use plan for the strategic port land, Brisbane core port land or airport land.
Mandatory requirements
1. What is the nature of the work that requires assessment against a planning scheme? (Tick all applicable
boxes.)
LE] Building work—complete Table A IX] Operational work—complete Table B
Table A
a) What is the nature of the building work (e.g. building, repairing, altering, underpinning, moving or demolishing a
building)?
b) Are there any current approvals associated with this application? (e.g. material change of use.)
LE] No [_] Yes— provide details below
List of approval reference/s Date approved (dd/mm/yy) Date approval lapses (dd/mm/yy)
Section 20
Section 21
Table B
a) What is the nature of the operational work? (Tick all applicable boxes.)
Road works Stormwater Water infrastructure
Drainage works Earthworks Sewerage infrastructure
Landscaping Signage Clearing vegetation under the planning scheme
Other—provide details Engineering Works
b) Is the operational work necessary to facilitate the creation of new lots? (E.g. subdivision.)
No Yes—specify the number of lots being created
c) Are there any current approvals associated with this application? (E.g. material change of use.)
No Yes—provide details below
List of approval reference/s Date approved (dd/mm/yy) Date approval lapses (dd/mm/yy)
2. What is the dollar value of the proposed building work? $
(Inc GST, materials and labour.)
3. What is the dollar value of the proposed operational work? $ 40,000.00
(Inc GST, materials and labour.)
Mandatory supporting information
4. Confirm that the following mandatory supporting information accompanies this application
Mandatory supporting information Confirmation of Method of
lodgement lodgement
All applications involving building work or operational work
A site plan drawn to an appropriate scale (1:100, 1:200 or 1:500 are Confirmed
recommended scales) which shows the following:
• the location and site area of the land to which the application relates
(relevant land)
• the north point
• the boundaries of the relevant land
• the allotment layout showing existing lots, any proposed lots (including the
dimensions of those lots), existing or proposed road reserves, building
envelopes and existing or proposed open space (note: numbering is
required for all lots)
• any existing or proposed easements on the relevant land and their
function
• any access limitation strips
• all existing and proposed roads and access points on the relevant land.
IDAS form 6—Building or operational work assessable
against a planning scheme
Version 3.1—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
Table B
a) What is the nature of the operational work? (Tick all applicable boxes.)
[_] Road works IX] | Stormwater [_] Water infrastructure
IX] Drainage works [_] Earthworks [_] Sewerage infrastructure
Xx] Landscaping LE] Signage LE] Clearing vegetation under the planning scheme
Xx] Other—provide details | Engineering Works
b) Is the operational work necessary to facilitate the creation of new lots? (E.g. subdivision.)
IX] No [_] Yes—specify the number of lots being created
c) Are there any current approvals associated with this application? (E.g. material change of use.)
IX] No [_] Yes—provide details below
List of approval reference/s Date approved (dd/mm/yy) Date approval lapses (dd/mm/yy)
2. What is the dollar value of the proposed building work? $
(Inc GST, materials and labour.)
3. What is the dollar value of the proposed operational work? $ 40,000.00
(Inc GST, materials and labour.)
Mandatory supporting information
4. Confirm that the following mandatory supporting information accompanies this application
Mandatory supporting information Confirmation of | Method of
lodgement lodgement
All applications involving building work or operational work
A site plan drawn to an appropriate scale (1:100, 1:200 or 1:500 are Xx] Confirmed
recommended scales) which shows the following:
¢ the location and site area of the land to which the application relates
(relevant land)
¢ the north point
* the boundaries of the relevant land
* the allotment layout showing existing lots, any proposed lots (including the
dimensions of those lots), existing or proposed road reserves, building
envelopes and existing or proposed open space (note: numbering is
required for all lots)
* any existing or proposed easements on the relevant land and their
function
* any access limitation strips
* all existing and proposed roads and access points on the relevant land.
IDAS form 6
Section 22
Section 23
A statement about how the proposed development addresses the local Confirmed
government’s planning schemes and any other planning documents relevant
to the application.
A statement addressing the relevant part(s) of the State Development Confirmed
Assessment Provisions (SDAP). Not applicable
Applications for building work (including extensions and demolition that is assessable development)
Floor plans drawn to an appropriate scale (1:50, 1:100 or 1:200 are Confirmed
recommended scales) which show the following: Not applicable
• the north point
• the intended use of each area on the floor plan (for commercial, industrial
or mixed use developments only)
• the room layout (for residential development only) with all rooms clearly
labelled
• the existing and the proposed built form (for extensions only)
• the gross floor area of each proposed floor area.
Elevations drawn to an appropriate scale (1:100, 1:200 or 1:500 are Confirmed
recommended scales) which show plans of all building elevations and Not applicable
facades, clearly labelled to identify orientation (e.g. north elevation).
Plans showing the size, location, proposed site cover, proposed maximum Confirmed
number of storeys, and proposed maximum height above natural ground level Not applicable
of the proposed new building work.
Plans showing the extent of any demolition that is assessable development. Confirmed
Not applicable
Applications for operational work involving earthworks (filling and excavating)
Drawings showing: Confirmed
• existing and proposed contours Not applicable
• areas to be cut and filled
• the location and level of any permanent survey marks or reference
stations used as datum for the works
• the location of any proposed retaining walls on the relevant land and their
height
• the defined flood level (if applicable)
• the fill level (if applicable).
Applications for operational work involving roadworks
Drawings showing: Confirmed
• existing and proposed contours Not applicable
• the centreline or construction line showing chainages, bearings, offsets if
the construction line is not the centreline of the road and all intersection
points
• information for each curve including tangent point chainages and offsets,
curve radii, arc length, tangent length, superelevation (if applicable) and
curve widening (if applicable)
• kerb lines including kerb radii (where not parallel to centreline) and
tangent point changes (where not parallel to centreline)
• edge of pavement where kerb is not constructed
• position and extent of channelisation
• location and details of all traffic signs, guideposts, guardrail and other
street furniture
• pavement markings including details on raised pavement markers
IDAS form 6—Building or operational work assessable
against a planning scheme
Version 3.1—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
A statement about how the proposed development addresses the local Xx] Confirmed
government's planning schemes and any other planning documents relevant
to the application.
A statement addressing the relevant part(s) of the State Development Xx] Confirmed
Assessment Provisions (SDAP).
LE] Not applicable
Applications for building work (including extensions and demolition that i
s assessable development)
Floor plans drawn to an appropriate scale (1:50, 1:100 or 1:200 are
recommended scales) which show the following:
¢ the north point
¢ the intended use of each area on the floor plan (for commercial, industrial
or mixed use developments only)
* the room layout (for residential development only) with all rooms clearly
labelled
* the existing and the proposed built form (for extensions only)
* the gross floor area of each proposed floor area.
LE] Confirmed
Xx] Not applicable
Elevations drawn to an appropriate scale (1:100, 1:200 or 1:500 are
recommended scales) which show plans of all building elevations and
facades, clearly labelled to identify orientation (e.g. north elevation).
E] Confirmed
xX Not applicable
Plans showing the size, location, proposed site cover, proposed maximum
number of storeys, and proposed maximum height above natural ground level
of the proposed new building work.
E] Confirmed
xX Not applicable
Plans showing the extent of any demolition that is assessable development.
E] Confirmed
E] Not applicable
Applications for operational work involving earthworks (filling and excavating)
Drawings showing:
* existing and proposed contours
* areas to be cut and filled
¢ the location and level of any permanent survey marks or reference
stations used as datum for the works
* the location of any proposed retaining walls on the relevant land and their
height
* the defined flood level (if applicable)
* the fill level (if applicable).
Xx] Confirmed
LE] Not applicable
Applications for operational work involving roadworks
Drawings showing:
* existing and proposed contours
* the centreline or construction line showing chainages, bearings, offsets if
the construction line is not the centreline of the road and all intersection
points
¢ information for each curve including tangent point chainages and offsets,
curve radii, arc length, tangent length, superelevation (if applicable) and
curve widening (if applicable)
¢ kerb lines including kerb radii (where not parallel to centreline) and
tangent point changes (where not parallel to centreline)
* edge of pavement where kerb is not constructed
* position and extent of channelisation
* location and details of all traffic signs, guideposts, guardrail and other
street furniture
* pavement markings including details on raised pavement markers
LE] Confirmed
Xx] Not applicable
IDAS form 6
Section 24
Section 25
• catchpit, manhole and pipeline locations
• drainage details (if applicable)
• cross road drainage culverts (if applicable)
• concrete footpaths and cycle paths
• location and details for access points, ramps and invert crossings
• changes in surfacing material.
Applications for operational work involving stormwater drainage
Drawings showing: Confirmed
• existing and proposed contours Not applicable
• drainage locations, diameters and class of pipe, open drains and
easements
• manhole location, chainage and offset or coordinates and inlet and outlet
invert levels
• inlet pit locations, chainage and offset or coordinates and invert and kerb
levels.
Applications for operational work involving water reticulation
Drawings showing: Confirmed
• kerb lines or edge of pavement where kerb is not constructed Not applicable
• location and levels of other utility services where affected by water
reticulation works
• pipe diameter, type of pipe and pipe alignment
• water main alignments
• water supply pump station details (if applicable)
• minor reservoir details (if applicable)
• conduits
• location of valves and fire hydrants
• location of house connections (if applicable)
• location of bench marks and reference pegs.
Applications for operational work involving sewerage reticulation
Drawings showing: Confirmed
• location of all existing and proposed services Not applicable
• location of all existing and proposed sewer lines and manhole locations
• location of all house connection branches
• kerb lines or edge of pavement where kerb is not constructed
• chainages
• design sewer invert levels
• design top of manhole levels
• type of manhole and manhole cover
• pipe diameter, type of pipe and pipe alignment
• location of house connections (if applicable)
• sewer pump station details (if applicable).
Applications for operational work involving street lighting
Drawings showing: Confirmed
• location of all light poles and service conduits Not applicable
• location of all other cross road conduits
• type of wattage and lighting
• any traffic calming devices
• additional plans for roundabouts and major roads (if applicable)
• details of any variations to normal alignment
IDAS form 6—Building or operational work assessable
against a planning scheme
Version 3.1—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
* catchpit, manhole and pipeline locations
¢ drainage details (if applicable)
* cross road drainage culverts (if applicable)
* concrete footpaths and cycle paths
* location and details for access points, ramps and invert crossings
* changes in surfacing material.
Applications for operational work involving stormwater drainage
Drawings showing: X] Confirmed
* existing and proposed contours E] Not applicable
¢ drainage locations, diameters and class of pipe, open drains and
easements
* manhole location, chainage and offset or coordinates and inlet and outlet
invert levels
¢ inlet pit locations, chainage and offset or coordinates and invert and kerb
levels.
Applications for operational work involving water reticulation
Drawings showing: [_] Confirmed
* kerb lines or edge of pavement where kerb is not constructed Xx] Not applicable
* location and levels of other utility services where affected by water
reticulation works
* pipe diameter, type of pipe and pipe alignment
* water main alignments
* water supply pump station details (if applicable)
* minor reservoir details (if applicable)
* conduits
* location of valves and fire hydrants
* location of house connections (if applicable)
* location of bench marks and reference pegs.
Applications for operational work involving sewerage reticulation
Drawings showing: [_] Confirmed
* location of all existing and proposed services xX Not applicable
* location of all existing and proposed sewer lines and manhole locations
* location of all house connection branches
* kerb lines or edge of pavement where kerb is not constructed
* chainages
* design sewer invert levels
* design top of manhole levels
* type of manhole and manhole cover
* pipe diameter, type of pipe and pipe alignment
* location of house connections (if applicable)
* sewer pump station details (if applicable).
Applications for operational work involving street lighting
Drawings showing: [_] Confirmed
* location of all light poles and service conduits xX Not applicable
* location of all other cross road conduits
* type of wattage and lighting
* any traffic calming devices
* additional plans for roundabouts and major roads (if applicable)
¢ details of any variations to normal alignment
IDAS form 6
Section 26
Section 27
• details of lighting levels.
Applications for operational work involving public utility services
Drawings showing: Confirmed
• any existing light poles and power poles Not applicable
• any existing underground services
• details of proposed services
• alteration to existing services.
Applications for operational work involving landscaping works
Drawings showing: Confirmed
• the location of proposed plant species Not applicable
• a plant schedule indicating common and botanical names, pot sizes and
numbers of plants
• planting bed preparation details including topsoil depth, subgrade
preparation, mulch type and depth, type of turf, pebble, paving and garden
edge
• the location and type of any existing trees to be retained
• construction details of planter boxes, retaining walls and fences
• the proposed maintenance period
• irrigation system details.
Privacy—Please refer to your assessment manager, referral agency and/or building certifier for further details on the
use of information recorded in this form.
OFFICE USE ONLY
Date received Reference numbers
The Sustainable Planning Act 2009 is administered by the Department of Infrastructure, Local Government and
Planning. This form and all other required application materials should be sent to your assessment manager and any
referral agency.
IDAS form 6—Building or operational work assessable
against a planning scheme
Version 3.1—3 August 2015
[OCR of page images]
Department of Infrastructure, Local Government and Planning
* details of lighting levels. |
Applications for operational work involving public utility services
Drawings showing: X] Confirmed
* any existing light poles and power poles L] Not applicable
* any existing underground services
¢ details of proposed services
* alteration to existing services.
Applications for operational work involving landscaping works
Drawings showing: X] Confirmed
¢ the location of proposed plant species E] Not applicable
* aplant schedule indicating common and botanical names, pot sizes and
numbers of plants
* planting bed preparation details including topsoil depth, subgrade
preparation, mulch type and depth, type of turf, pebble, paving and garden
edge
* the location and type of any existing trees to be retained
* construction details of planter boxes, retaining walls and fences
¢ the proposed maintenance period
* irrigation system details.
Privacy—Please refer to your assessment manager, referral agency and/or building certifier for further details on the
use of information recorded in this form.
OFFICE USE ONLY
Date received Reference numbers
The Sustainable Planning Act 2009 is administered by the Department of Infrastructure, Local Government and
Planning. This form and all other required application materials should be sent to your assessment manager and any
referral agency.
IDAS form 6
Section 28
[Attachment: TOWN PLANNING ASSESSMENT REPORT.pdf]
Mur
TOWN PLANNING
ASSESSMENT
REPORT
11 Opal Street, Cooroy, QLD 4563
Development Permit for Material Change of Use – Multiple
Housing - Type 4 Conventional
SEPTEMBER 2016
[OCR of page images]
Noosa Town Planning
TOWN PLANNING
ASSESSMENT
REPORT
11 Opal Street, Cooroy, QLD 4563
Development Permit for Material Change of Use — Multiple
Housing - Type 4 Conventional
SEPTEMBER 2016
Section 29
Section 30
Executive Summary
This Town Planning Report has been prepared to support a development
application for Material Change of Use – Multiple Housing Type 4 Conventional (4 x 3
Bedroom Units) and associated Operational Works at 11 Opal Street Cooroy, more
properly described as Lot 1 RP 248165.
Our office has been engaged by the registered landowner, Mr Tony Rossiter, to
prepare and lodge this development application over the site. The subject site is
located in the Open Space Recreation Zone of the Cooroy and Lake Macdonald
Locality and the proposed use is an inconsistent use and required to follow an
Impact Assessable application process in accordance with Part 6, Division 11, Table
6.9 of the Noosa Plan.
The proposed development seeks for 4 removal homes to be positioned on the
property that will each have 3 bedrooms. Given that the removal homes must be
sourced, the detailed design and dimensions of these is unknown at this stage.
Subsequently, this application will be seeking building envelopes to be approved
that will support the future establishment of the dwellings.
The site will be accessed via two separate driveway crossovers, with one being
centrally located on the Opal Street frontage, and the other centrally located on
the Diamond Lane frontage. All necessary infrastructure will be provided to
accommodate the use.
This development application has been structured in accordance with the
requirements of The Noosa Plan 2006. Formal assessment has been undertaken
against the applicable Probable Solutions and Specific Outcomes of the following
codes, which were found to be most relevant:
• Cooroy & Lake Macdonald Locality Code;
• Residential Uses Code;
• Driveways & Carparking Code;
• Landscaping Code
• Natural Resources Overlay Code
This application is Impact Assessable and requires public notification to occur for
fifteen business days. No referral agencies are required for this development
application. A pre-lodgement meeting was held with Council on 24 September 2015
in relation to the proposed development (Refer to Appendix E).
Having assessed the proposal against all relevant legislation, this office recommends
that the development application be approved, subject to reasonable and relevant
conditions.
Page 2 of 11
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Executive Summary
This Town Planning Report has been prepared to support a development
application for Material Change of Use — Multiple Housing Type 4 Conventional (4 x 3
Bedroom Units) and associated Operational Works at 11 Opal Street Cooroy, more
properly described as Lot 1 RP 248165.
Our office has been engaged by the registered landowner, Mr Tony Rossiter, to
prepare and lodge this development application over the site. The subject site is
located in the Open Space Recreation Zone of the Cooroy and Lake Macdonald
Locality and the proposed use is an inconsistent use and required to follow an
Impact Assessable application process in accordance with Part 6, Division 11, Table
6.9 of the Noosa Plan.
The proposed development seeks for 4 removal homes to be positioned on the
property that will each have 3 bedrooms. Given that the removal homes must be
sourced, the detailed design and dimensions of these is unknown at this stage.
Subsequently, this application will be seeking building envelopes to be approved
that will support the future establishment of the dwellings.
The site will be accessed via two separate driveway crossovers, with one being
centrally located on the Opal Street frontage, and the other centrally located on
the Diamond Lane frontage. All necessary infrastructure will be provided to
accommodate the use.
This development application has been structured in accordance with the
requirements of The Noosa Plan 2006. Formal assessment has been undertaken
against the applicable Probable Solutions and Specific Outcomes of the following
codes, which were found to be most relevant:
* Cooroy & Lake Macdonald Locality Code;
* Residential Uses Code;
* Driveways & Carparking Code;
* Landscaping Code
¢ Natural Resources Overlay Code
This application is Impact Assessable and requires public notification to occur for
fifteen business days. No referral agencies are required for this development
application. A pre-lodgement meeting was held with Council on 24 September 2015
in relation to the proposed development (Refer to Appendix E).
Having assessed the proposal against all relevant legislation, this office recommends
that the development application be approved, subject to reasonable and relevant
conditions.
Dana 9 anf 14
Section 31
Section 32
TABLE OF CONTENTS 1. APPLICATION DETAILS 2. PROPOSAL 3. SITE DETAILS 3.1. SITE DESCRIPTION 3.2. SURROUNDING LOCALITY 4. PREVIOUS APPLICATIONS AND SITE HISTORY 5. SUSTAINABLE PLANNING ACT 2009 5.1. SOUTH EAST QUEENSLAND REGIONAL PLAN 5.2. STATE PLANNING REGULATORY PROVISIONS 5.3. STATE PLANNING POLICY 5.4. REFERRAL AGENCIES 6. PLANNING SCHEME REVIEW 6.1. LEVEL OF ASSESSMENT AND CODE COMPLIANCE 6.2. DEVELOPMENT CONTROLS 6.3. CONFLICT WITH PLANNING SCHEME 7. CONCLUSION APPENDICES Appendix A Proposal Plans Appendix B Code Compliance Appendix C Owner's Consent Appendix D Site Photographs Appendix E = Pre-Lodgement Notes Dana 2 anf 14
Section 33
Section 34
1. APPLICATION DETAILS
Applicant
Applicant: Noosa Town Planning
Contact Details: Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Registered Landowner(s): Tony Rossiter, Anoma Rossiter, Sean Murphy,
Sharon Sales
Application
Development Application: Development Permit for Material Change of Use –
Multiple Housing - Type 4 Conventional (4 Units)
Level of Assessment: Impact Assessable
Referral Agencies: Nil
SEQRP: Urban Footprint
Subject Site
Address: 11 Opal Street Cooroy QLD 4563
Lot Description: Lot 1 SP 248165
Area: 1536m2
Easement(s)/Interests: Easement B SP248165
Locality: Cooroy & Lake Macdonald
Zone: Open Space Recreation
Overlays: Natural Resources Overlay Code (Water Supply
Catchment Area)
Page 4 of 11
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1. APPLICATION DETAILS
Applicant
Applicant:
Contact Details:
Registered Landowner(s):
Noosa Town Planning
Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Tony Rossiter, Anoma Rossiter, Sean Murphy,
Sharon Sales
| Application
Development Application:
Level of Assessment:
Referral Agencies:
SEQRP:
Development Permit for Material Change of Use —
Multiple Housing - Type 4 Conventional (4 Units)
Impact Assessable
Nil
Urban Footprint
Address:
Lot Description:
Area:
Easement(s)/Interests:
Locality:
Zone:
Overlays:
Biron
11 Opal Street Cooroy QLD 4563
Lot 1 SP 248165
1536m?
Easement B SP248165
Cooroy & Lake Macdonald
Open Space Recreation
Natural Resources Overlay Code (Water Supply
Catchment Area)
Dana A anf 14
Section 35
Section 36
2. PROPOSAL
This development application seeks approval for a Development Permit for Material
Change of Use – Multiple Housing Type 4 Conventional (4 x 3 Bedroom Units) and
associated Operational Works.
The proposed development seeks to position 4 removal homes on the property that
will each have 3 bedrooms. The dwellings will have a maximum height of 2 storey
and less than 8m. The ground floor of each dwelling will predominantly comprise of
a double garage. The upper level will incorporate bedroom and living areas. It is
envisaged that the dwellings will be constructed of traditional materials and
detailing such as: steeply pitched roofs, timber cladding/stucco cladding, eaves,
window hoods and light weight verandahs.
Given that the removal homes must be sourced, the detailed design and dimensions
of these is unknown at this stage. Subsequently, this application seeks for building
envelopes to be approved that will support the future establishment of these
dwellings. The submitted Site Plan also incorporates development control
parameters to ensure that any future dwelling is in keeping with the intent of the
Noosa Plan’s planning provisions.
The site will be accessed via two separate driveway crossovers, with one being
centrally located on the Opal Street frontage, and the other centrally located on
the Diamond Lane frontage. Each dwelling will be provided with a double garage
and two visitor spaces will be located centrally within the site.
All necessary infrastructure will be provided to accommodate the use.
For full details of the site layout, please refer to the Proposal Plans attached as
Appendix A.
3. SITE DETAILS
3.1. Site Description
The subject site is situated at 11 Opal Street, Cooroy more properly described as Lot
1 RP 248165.
The property has a total area of 1536m2 and is rectangular in shape, with a frontage
width of 30.4m to both Opal Street and Diamond Lane. The site is currently vacant
and the land is relatively flat, with a falling at a gradient of approximately 1%
towards Opal Street.
Page 5 of 11
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2. PROPOSAL
This development application seeks approval for a Development Permit for Material
Change of Use - Multiple Housing Type 4 Conventional (4 x 3 Bedroom Units) and
associated Operational Works.
The proposed development seeks to position 4 removal homes on the property that
will each have 3 bedrooms. The dwellings will have a maximum height of 2 storey
and less than 8m. The ground floor of each dwelling will predominantly comprise of
a double garage. The upper level will incorporate bedroom and living areas. It is
envisaged that the dwellings will be constructed of traditional materials and
detailing such as: steeply pitched roofs, timber cladding/stucco cladding, eaves,
window hoods and light weight verandahs.
Given that the removal homes must be sourced, the detailed design and dimensions
of these is unknown at this stage. Subsequently, this application seeks for building
envelopes to be approved that will support the future establishment of these
dwellings. The submitted Site Plan also incorporates development control
parameters to ensure that any future dwelling is in keeping with the intent of the
Noosa Plan’s planning provisions.
The site will be accessed via two separate driveway crossovers, with one being
centrally located on the Opal Street frontage, and the other centrally located on
the Diamond Lane frontage. Each dwelling will be provided with a double garage
and two visitor spaces will be located centrally within the site.
All necessary infrastructure will be provided to accommodate the use.
For full details of the site layout, please refer to the Proposal Plans attached as
Appendix A.
3. SITE DETAILS
3.1. Site Description
The subject site is situated at 11 Opal Street, Cooroy more properly described as Lot
1 RP 248165.
The property has a total area of 1536m? and is rectangular in shape, with a frontage
width of 30.4m to both Opal Street and Diamond Lane. The site is currently vacant
and the land is relatively flat, with a falling at a gradient of approximately 1%
towards Opal Street.
Dana & af 14
Section 37
Section 38
The site is clear of vegetation and does not contain any constraints that would
restrict development.
An 8m2 easement is located in the southwest corner of the site.
The aerial photograph below details the site in context with the surrounding area:
Figure 1 – Aerial Photograph
3.2. Surrounding Locality
The site is located within Corooy’s town centre, on the eastern side of the railway
line. The Cooroy bowls club adjoins the western boundary of the site and the
surrounding area otherwise contains a mixture of multiple dwellings, dwelling houses,
visitor accommodation and commercial uses.
4. PREVIOUS APPLICATIONS AND SITE HISTORY
A negotiated decision notice for development permit to reconfigure a lot (1 into 2
lots) and preliminary approval for material change of use – Multiple Housing Type 4
(6 units) was approved by Council on 31 October 2011 (Council Ref: MCU10/2116 &
REC10/2072).
Page 6 of 11
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The site is clear of vegetation and does not contain any constraints that would
restrict development.
An 8m2 easement is located in the southwest corner of the site.
The aerial photograph below details the site in context with the surrounding area:
Figure 1 - Aerial Photograph
3.2. Surrounding Locality
The site is located within Corooy’s town centre, on the eastern side of the railway
line. The Cooroy bowls club adjoins the western boundary of the site and the
surrounding area otherwise contains a mixture of multiple dwellings, dwelling houses,
visitor accommodation and commercial uses.
4. PREVIOUS APPLICATIONS AND SITE HISTORY
A negotiated decision notice for development permit to reconfigure a lot (1 into 2
lots) and preliminary approval for material change of use - Multiple Housing Type 4
(6 units) was approved by Council on 31 October 2011 (Council Ref: MCU10/2116 &
REC 10/2072).
Dana BG anf 114
Section 39
Section 40
On 18 August 2015 Council approved a request to extend the relevant period of the
application until 31 October 2019.
The site has been subdivided into two allotments in accordance with the above
reconfiguring a lot approval, with Lot 2 containing the existing bowling green and
club house and Lot 1 being a vacant parcel.
5. SUSTAINABLE PLANNING ACT 2009
The Sustainable Planning Act 2009 (SPA) provides the statutory planning framework
for the State of Queensland. Assessment of this application is to proceed in
accordance with the requirements for Impact Assessment under the Integrated
Development Assessment System (IDAS) that are set out in Chapter 6 of the SPA.
The following section assesses the proposal against the IDAS requirements of the SPA.
5.1. South East Queensland Regional Plan
The site is identified to be within the Urban Footprint designation of the South East
Queensland Regional Plan 2009 – 2031. Residential Developments are consistent with
the intent of this designation.
5.2. State Planning Regulatory Provisions
The following State Planning Regulatory Provisions are applicable to this application:
• State Planning Regulatory Provision (adopted charges)
The proposal will generate charges in accordance with the Noosa Shire Council
Charges Resolution (No.2) 2014.
5.3. State Planning Policy
The State Planning Policy (SPP) became effective on 2 December 2013. The
applicable State interests relating to development assessment are set out in Part E of
the document. There are no items contained within the SPP that are relevant to the
assessment of the proposed development.
5.4. Referral Agencies
The proposal does not trigger referral to any external agency.
Page 7 of 11
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On 18 August 2015 Council approved a request to extend the relevant period of the
application until 31 October 2019.
The site has been subdivided into two allotments in accordance with the above
reconfiguring a lot approval, with Lot 2 containing the existing bowling green and
club house and Lot 1 being a vacant parcel.
5. SUSTAINABLE PLANNING ACT 2009
The Sustainable Planning Act 2009 (SPA) provides the statutory planning framework
for the State of Queensland. Assessment of this application is to proceed in
accordance with the requirements for Impact Assessment under the Integrated
Development Assessment System (IDAS) that are set out in Chapter 6 of the SPA.
The following section assesses the proposal against the IDAS requirements of the SPA.
5.1. South East Queensland Regional Plan
The site is identified to be within the Urban Footprint designation of the South East
Queensland Regional Plan 2009 — 2031. Residential Developments are consistent with
the intent of this designation.
5.2. State Planning Regulatory Provisions
The following State Planning Regulatory Provisions are applicable to this application:
* State Planning Regulatory Provision (adopted charges)
The proposal will generate charges in accordance with the Noosa Shire Council
Charges Resolution (No.2) 2014.
5.3. State Planning Policy
The State Planning Policy (SPP) became effective on 2 December 2013. The
applicable State interests relating to development assessment are set out in Part E of
the document. There are no items contained within the SPP that are relevant to the
assessment of the proposed development.
5.4. Referral Agencies
The proposal does not trigger referral to any external agency.
Dana 7 af 14
Section 41
Section 42
6. PLANNING SCHEME REVIEW
6.1. Level of Assessment and Code Compliance
Part 6, Division 10, Table 6.8 sets out the relevant assessment criteria for development
in the Rural zone of the Cooroy & Lake Macdonald Locality Code. In this case,
Impact Assessment is required. Although a ‘whole of scheme’ assessment is required,
the following codes were found to be relevant to the assessment process:
• Cooroy & Lake Macdonald Locality Code;
• Residential Uses Code;
• Driveways & Carparking Code;
• Landscaping Code;
• Natural Resources Overlay Code (Water Supply Catchement Area)
An assessment of the proposed development against the most relevant
development parameters of the planning scheme is detailed in the table below:
Criteria Planning Scheme Proposal Compliance
Population Density (AH Zone) 100 persons/ha = 15.36 13.2 Persons ✓
Gross Floor Area 614.4m2 <600m2 ✓
Site Cover (AH Zone) 40% 40% (max) ✓
Roof Form 5° min pitch >5° ✓
Min 600mm eaves to 75% >600mm ✓
of building
Proposed pop x 40m2
Landscaped Open Space 624m2
= 528m2 ✓
15 metres (max) ✓
Length of Wall 15 metres max
Boundary Setbacks
Frontage 6 metres 6 metres (min) ✓
Side Half building height
2 metres ✗
Building Height
✓
In Storeys 2 storeys 2 storey
In Metres 8 metres 8 metres (max) ✓
2 covered per dwelling 8 covered and
Page 8 of 11
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6. PLANNING SCHEME REVIEW
6.1. Level of Assessment and Code Compliance
Part 6, Division 10, Table 6.8 sets out the relevant assessment criteria for development
in the Rural zone of the Cooroy & Lake Macdonald Locality Code. In this case,
Impact Assessment is required. Although a ‘whole of scheme’ assessment is required,
the following codes were found to be relevant to the assessment process:
* Cooroy & Lake Macdonald Locality Code;
¢ Residential Uses Code;
* Driveways & Carparking Code;
¢« Landscaping Code;
* Natural Resources Overlay Code (Water Supply Catchement Area)
An assessment of the proposed development against the most
relevant
development parameters of the planning scheme is detailed in the table below:
Criteria Planning Scheme Proposal Compliance
Population Density (AH Zone) 100 persons/ha = 15.36 13.2 Persons v
Gross Floor Area 614.4m2 <600m?2 v
Site Cover (AH Zone) 40% 40% (max) v
Roof Form 5° min pitch >5° v
Min 600mm eaves to 75% | >600mm v
of building
Proposed pop x 40m2
Landscaped Open Space = 508m? 624m2 v
Length of Wall 15 metres max 15 metres (max) | ¥
Boundary Setbacks
Frontage 6 metres 6 metres (min) v
Side Half building height 2 metres x
Building Height
In Storeys 2 storeys 2 storey v
In Metres 8 metres 8 metres (max) v
2 covered per dwelling
8 covered and
Dana Q anf 114
Section 43
Section 44
Carparking unit and 1 visitor 2 visitor ✓
As demonstrated above, the proposal will comply with the relevant development
parameters contained within the Noosa Plan 2006 except for sides setbacks. The
non-compliance with the probable solutions of the code is addressed against the
specific outcome below.
Please refer to Appendix B for a detailed assessment of the proposal against the
Probable Solutions and above-mentioned codes.
Cooroy & Lake Macdonald Locality Code
Specific Outcome O8 – Setbacks
The proposal seeks to contain all future buildings within the building envelopes
identified on the submitted Site Plan. Future buildings would therefore be allowed to
have minimum setbacks from the side boundary of 2m. Given that Schedule 1
requires Multiple Housing Type 4 developments to have setbacks of half the building
height, it is expected that the 2 storey dwelling houses will exceed a height of 4m
presenting to the boundaries and therefore not comply with the probable solution.
While not meeting the probable solution, it is considered that the development will
achieve Specific Outcome 08 of the code for the following reasons:
• the buildings will present maximum heights of 5m – 6m to the boundaries and
the proposed 2m setbacks will be sufficient to ensure the building provide
amenity for future residents of the premises and protect the amenity of the
adjoining uses;
• the 2m setbacks will allow for the establishment of landscaped plantings
along both side boundaries to provide a buffer to the adjoining uses; and
• the proposed setbacks are consistent with the setbacks provided for the
adjoining multiple dwelling to the east and will therefore ensure that visual
continuity is retained along the streetscape.
6.2. Development Controls
Although plans for the dwellings have not been provided, the above key
development parameters have been identified on the Site Plan so that it takes the
effect of a Development Control Plan for the site. It is considered that Council could
condition that any future development to be undertaken in accordance with the
Site Plan and Development Control Provisions.
Page 9 of 11
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Carparking unit and 1 visitor 2 visitor v
As demonstrated above, the proposal will comply with the relevant development
parameters contained within the Noosa Plan 2006 except for sides setbacks. The
non-compliance with the probable solutions of the code is addressed against the
specific outcome below.
Please refer to Appendix B for a detailed assessment of the proposal against the
Probable Solutions and above-mentioned codes.
Cooroy & Lake Macdonald Locality Code
Specific Outcome O8 - Setbacks
The proposal seeks to contain all future buildings within the building envelopes
identified on the submitted Site Plan. Future buildings would therefore be allowed to
have minimum setbacks from the side boundary of 2m. Given that Schedule 1
requires Multiple Housing Type 4 developments to have setbacks of half the building
height, it is expected that the 2 storey dwelling houses will exceed a height of 4m
presenting to the boundaries and therefore not comply with the probable solution.
While not meeting the probable solution, it is considered that the development will
achieve Specific Outcome 08 of the code for the following reasons:
« the buildings will present maximum heights of 5m - 6m to the boundaries and
the proposed 2m setbacks will be sufficient to ensure the building provide
amenity for future residents of the premises and protect the amenity of the
adjoining uses;
* the 2m setbacks will allow for the establishment of landscaped plantings
along both side boundaries to provide a buffer to the adjoining uses; and
* the proposed setbacks are consistent with the setbacks provided for the
adjoining multiple dwelling to the east and will therefore ensure that visual
continuity is retained along the streetscape.
6.2. Development Controls
Although plans for the dwellings have not been provided, the above key
development parameters have been identified on the Site Plan so that it takes the
effect of a Development Control Plan for the site. It is considered that Council could
condition that any future development to be undertaken in accordance with the
Site Plan and Development Control Provisions.
Dana O anf 114
Section 45
Section 46
To further satisfy any of Council’s concerns in relation to the built form outcome for
the site, conditions could be imposed, requiring architectural plans to be submitted
to Council for review and approval. A condition of approval could read similar to
the following:
“Submit for the approval by Planning Assessment architectural plans of the
proposed removal homes showing the details of the façade treatments, internal
layouts, roofs and heights above natural ground level.
The plans must comply with the conditions of this approval and the approved plans,
including the development control provisions.
Timing: Prior to issue of Certificate of Classification/Final Inspection Certificate or prior
to commencement of use, whichever comes first.”
6.3. Conflict With Planning Scheme
A broad conflict is raised with the locality code provisions for the site because the
scheme intends areas within the Open Space Recreation Zone to provide a variety
of passive and active recreational opportunities to the community. The scheme
subsequently makes most residential uses ‘Inconsistent’ within the zone. The conflict
is most reflected in the below Overall Outcome.
bb) For the Open Space Recreation Zone—areas of open space contribute to the
desired lifestyle of residents by offering a variety of passive and active
recreational experiences that are conducive to community interaction and
wellbeing.
While there is a degree of conflict with the planning scheme because the subject
proposal does not provide for active or passive recreation, it is considered that there
are sufficient grounds to support the proposal despite the conflict. These grounds
include:
1. The proposed use is consistent with the existing and preferred dominant
pattern of the surrounding area.
The surrounding area contains a mixture of uses including a bowls club,
multiple dwellings, dwelling houses, and mixed commercial uses. The planning
scheme supports semi-attached and attached housing within the township
area of Cooroy.
2. The land is not required for Open Space Recreation, as identified by Council’s
Open Space Strategy 2011 and Sport and Recreation Strategy 2011.
Council has recently agreed to extend the relevant period of an
application for 6 units over the site, which suggests Council continues to hold
this view.
Page 10 of 11
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To further satisfy any of Council's concerns in relation to the built form outcome for
the site, conditions could be imposed, requiring architectural plans to be submitted
to Council for review and approval. A condition of approval could read similar to
the following:
“Submit for the approval by Planning Assessment architectural plans of the
proposed removal homes showing the details of the facade treatments, internal
layouts, roofs and heights above natural ground level.
The plans must comply with the conditions of this approval and the approved plans,
including the development control provisions.
Timing: Prior to issue of Certificate of Classification/Final Inspection Certificate or prior
to commencement of use, whichever comes first.”
6.3. Conflict With Planning Scheme
A broad conflict is raised with the locality code provisions for the site because the
scheme intends areas within the Open Space Recreation Zone to provide a variety
of passive and active recreational opportunities to the community. The scheme
subsequently makes most residential uses ‘Inconsistent’ within the zone. The conflict
is most reflected in the below Overall Outcome.
bb) For the Open Space Recreation Zone—areas of open space coniribute to the
desired lifestyle of residents by offering a variety of passive and active
recreational experiences that are conducive fo community interaction and
wellbeing.
While there is a degree of conflict with the planning scheme because the subject
proposal does not provide for active or passive recreation, it is considered that there
are sufficient grounds to support the proposal despite the conflict. These grounds
include:
1. The proposed use is consistent with the existing and preferred dominant
pattern of the surrounding area.
The surrounding area contains a mixture of uses including a bowls club,
multiple dwellings, dwelling houses, and mixed commercial uses. The planning
scheme supports semi-attached and attached housing within the township
area of Cooroy.
2. The land is not required for Open Space Recreation, as identified by Council's
Open Space Strategy 2011 and Sport and Recreation Strategy 2011.
Council has recently agreed to extend the relevant period of an
application for 6 units over the site, which suggests Council continues to hold
this view.
Dana 1N af 14
Section 47
Section 48
3. The retention of the bowls club over the majority of the former site area
ensures that recreational opportunities remain for residents of Cooroy within
immediate context of the site.
4. The proposed development is consistent in nature with the preliminary
approval for 6 units that exists over the site, which is valid until 31 October
2019.
7. CONCLUSION
As detailed within the planning report and detailed code assessments, the proposal
can be justified against The Noosa Plan local area provisions and relevant
development codes.
While the proposed development is identified as an ‘Inconsistent Use’ in the Open
Space Recreation Zone there are sufficient grounds to approve the development
based on:
1. The proposed use is consistent with the existing and preferred dominant
pattern of the surrounding area.
2. The land is not required for Open Space Recreation, as identified by Council’s
Open Space Strategy 2011 and Sport and Recreation Strategy 2011.
3. The retention of the bowls club over the majority of the former site area
ensures that recreational opportunities remain for residents of Cooroy within
immediate context of the site.
4. The proposed development is consistent in nature with the preliminary
approval for 6 units exists over the site, which is valid until 31 October 2019.
It is therefore recommended that the application be approved, subject to
reasonable and relevant conditions.
This office trusts that the information supplied comprehensively addresses all of the
issues that are to be considered by the Noosa Council. Should you have any
questions in relation to the proposal, or any aspect of the development, please do
not hesitate to contact the undersigned on 0423 952 928 or via email
[email protected]
Yours sincerely,
Marcus Brennan
B. Urb. Reg. Plan.
Page 11 of 11
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3. The retention of the bowls club over the majority of the former sife area
ensures that recreational opportunities remain for residents of Cooroy within
immediate context of the site.
4. The proposed development is consistent in nature with the preliminary
approval for 6 units that exists over the site, which is valid until 31 October
2019.
7. CONCLUSION
As detailed within the planning report and detailed code assessments, the proposal
can be justified against The Noosa Plan local area provisions and relevant
development codes.
While the proposed development is identified as an ‘Inconsistent Use’ in the Open
Space Recreation Zone there are sufficient grounds to approve the development
based on:
1. The proposed use is consistent with the existing and preferred dominant
pattern of the surrounding area.
2. The land is not required for Open Space Recreation, as identified by Council's
Open Space Strategy 2011 and Sport and Recreation Strategy 2011.
3. The retention of the bowls club over the majority of the former site area
ensures that recreational opportunities remain for residents of Cooroy within
immediate context of the site.
4. The proposed development is consistent in nature with fhe preliminary
approval for 6 units exists over the site, which is valid until 31 October 2019.
It is therefore recommended that the application be approved, subject to
reasonable and relevant conditions.
This office trusts that the information supplied comprehensively addresses all of the
issues that are to be considered by the Noosa Council. Should you have any
questions in relation to the proposal, or any aspect of the development, please do
not hesitate to contact the undersigned on 0423 952 928 or via email
[email protected]
Yours sincerely,
Marcus Brennan
B. Urb. Reg. Plan.
Dana 14 nf 14
Section 49
[Attachment: APPENDIX A - PROPOSAL PLANS.pdf]
LINDSAY CONSULTING PTY
LTD
2m
6m
Building Envelope 1 Building Envelope 2
15m x 10m
15m x 10m
Visitor Space 1
Visitor Space 2
Building Envelope 3 Building Envelope 4
15m x 10m
15m x 10m
Development Control Parameters
Maximum Building Height - 2 Storeys and 8m
Maximum Site Cover - 600m2
Maximum Gross Floor Area - 614m2
Minimum Roof Pitch - 5 degrees
Maximum Wall Length - 15m
Minimum Carparking - 8 Resident Spaces and 2 Visitor Spaces.
Note: All buildings must be be contained within the identified Building Envelopes.
[OCR of page images]
LANE
DIAMOND
am|
6m |
Building Envelope 1
15m x 10m
)
Visitor Space 1
Building Envelope 2
15m x 10m
Building Envelope 3
15m x 10m
Visitor Space 2
\ _
Oe
Building Envelope 4
15m x 10m
SITE PLAN
SCALE 1:200
STREET
OPAL
Maximum Building Height - 2 Storeys and 8m
Maximum Site Cover - 600m?
Maximum Gross Floor Area - 614m?
Minimum Roof Pitch - 5 degrees
Maximum Wall Length - 15m
Minimum Carparking - 8 Resident Spaces and 2 Visitor Spaces.
Note: All buildings must be be contained within the identified Building Envelopes.
Development Control Parameters
LINDSAY CONSULTING 2
CLI
REO 4928.
OFF. 26/82 PARKER ATREET, MARDOGAYDORE PH 54 792 118
THIS DRAWING REMAINS/THE PROPERTY OF
LINDSAY CONSULTING PTY LTD AND IS FOR
THE SOLE USE OF THE CLIENT. NO PART
MAY BE USED IN PART OR WHOLE WITHOUT
PRIOR EXPRESS WRITTEN CONSENT OF
LINDSAY CONSULTING PTY LTD
CLIENT AND PROJECT DESCRIPTION
T ROSSITER & S MURPHY
PROPOSED RESIDENCES
LOT 1 (SP248165) OPAL ST
COOROY
DRAWING TITLE
SITE PLAN
SCALES
0 2 & 6 8m
ee a ee
Orig, 1200
SURVEY DATUM
ASSOCIATED CONSULTANTS
REVISION LIST
A [ORIGINAL ISSUE 22/09/16
{Computer File
160604FP.DWG
DRAWING NUMBER SHEET] REV.
16-0604-C9 9 /A
Section 50
Section 51
LANE
DIAMOND
LANDSCAPE PLAN
SCALE 1:200
STREET
LINDSAY CONSULTING °"%
CA
OFF. 20/82 PARKER ATREET, MAROOGAYDORE PH 5
THIS DRAWING REMAINS/THE PROPERTY OF
LINDSAY CONSULTING PTY LTD AND IS FOR
THE SOLE USE OF THE CLIENT. NO PART
MAY BE USED IN PART OR WHOLE WITHOUT
PRIOR EXPRESS WRITTEN CONSENT OF
LINDSAY CONSULTING PTY LTD
CLIENT AND PROJECT DESCRIPTION
T ROSSITER & S MURPHY
PROPOSED RESIDENCES
LOT 1 (SP248165) OPAL ST
COOROY
DRAWING TITLE
LANDSCAPE PLAN
SCALES
0 2 & 6 8m
ee a ee
Orig, 1200
SURVEY DATUM
nan LAWN
BRACHYCHITON
ACMENA SMITHII
cy GREVILLEA HONEY GEM
Ey SYZGIUM LUEHMANNI|
© © © © © WESTRINGIA NARINGA
ASSOCIATED CONSULTANTS
REVISION LIST
A [ORIGINAL ISSUE 22/09/16
{Computer File
160604FP.DWG
DRAWING NUMBER SHEET] REV.
16-0604-C8 8) A
Section 52
Section 53
LINDSAY CONSULTING PTY
LTD
GARAGE GARAGE
FSL 109.10 FSL 109.10
PL
00
9.
10
10
9.
PL
00
PL
109
.00 .70
08
08.70 L1 8.60 0
PL PL 1 P PL 10 8.4
PL PL 0
.00 10 1 L1
109 08. 108. P
PL 8.9 80 7 0 PL
0 108
PL
00
. 40
9.
10
10
9.
PL
00
GARAGE GARAGE
FSL 109.10 FSL 109.10
PL 9.50
[OCR of page images]
3. DO NOT SCALE FROM DRAWINGS IF IN DOUBT, ASK!
4, CONTRACTOR SHALL VERIFY ALL LOCATIONS OF SERVICES, ALL DIMENSIONS
AND LEVELS PRIOR TO CONSTRUCTION.
5. ALL MATERIALS & WORKMANSHIP SHALL BE IN ACCORDANCE WITH AS2890, THE
BUILDING CODE OF AUSTRALIA (INCLUDING THE QUEENSLAND SUPPLEMENT), THE
QUEENSLAND BUILDING ACT AMENDMENT ACT 1991 AND THE LOCAL
AUTHORITY'S BY-LAWS.
6. THE CONTRACTOR IS RESPONSIBLE TO OBTAIN RELEVANT APPROVALS PRIOR
TO COMMENCEMENT OF WORKS.
7. ALL STORMWATER CULVERTS TO BE RCP CLASS 2. ALL ROOFWATER PIPES TO
BE uPVC CLASS ‘SH
8. SILT MANAGEMENT PLAN TO REMAIN IN PLACE UNTIL COMPLETION OF WORKS.
AND SATISFACTORY MAINTENANCE IS COMPLETED.
9, ALL PROPOSED OPERATIONAL WORKS SHALL BE CONSTRUCTED IN ACCORDANCE
WITH COUNCIL'S OPERATIONAL WORKS APPROVAL LETTER AND COUNCIL'S
DECISION NOTICE-DEVELOPMENT PERMIT.
10. CONCRETE KERB RAMPS SHALL BE ALIGNED TO COMPLY WITH COUNCIL'S
STANDARD DRAWING NO, 01-75 AND SHALL BE CONSTRUCTED STRICTLY IN
ACCORDANCE WITH COUNCIL STANDARD DRAWING NO. 01-15F.
11, ALL TEMPORARY & PERMANENT ROAD SIGNS AND LINEMARKING SHALL COMPLY
WITH THE CURRENT MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES(MU.T C.D).
EXISTING LINE MARKING SHALL BE REMOVED BY GRINDING NOT”BLACKING OUT”,
COUNCIL DOES NOT APPROVE OF BLACKING QUT OF EXISTING LINE MARKING,
12. KERB MARKERS SHALL BE PROVIDED FOR ALL WATER, TELSTRA AND ANY
OTHER SERVICE CONDUIT ROAD CROSSINGS AS APPLICABLE
SL72 fabric (central)
TYPICAL DRIVEWAY KERB DETAIL
20 x 40 Joint sealant
Danley Key joint
with R12 dowels at 300 CRS
TYPICAL KEY JOINT DETAIL
Bolster cut slab (3w x 30d)
Fill joint to 3mm. below surface
with Fosroc Expandite Thioflex 600g
or similar.
Cut every second wire
directly under joint and
depress fabric locally.
‘SAW CUTS (USING A SOFT CUT SAW) SHALL
BE INSTALLED WITHIN 8 HOURS OF CONCRETE
PLACEMENT (WHEN AVERAGE AMBIENT
TEMPERATURE EXCEEDS 32° THIS TIME
SHALL BE REDUCED TO 4 HOURS}
TYPICAL SAW CUT JOINT DETAIL
Existing contours
XPL 9.50 Proposed Pavement Level (refer detail)
Key Joint
Saw Joint
iJ 600 X 600 GRATED INLET PIT
THE CONTRACTOR SHALL CONFIRM THE
LOCATION OF ALL EXISTING SERVICES ON
AND EXTERIOR TO THE SITE INCLUDING
WATER MAINS, SEWER MAINS, GAS MAINS
TELECOMMUNICATIONS CABLES, ELECTRICAL
CABLES, AND STORMWATER PIPES. ANY
DAMAGE TO EXISTING SERVICES SHALL BE
REPAIRED AT THE CONTRACTORS EXPENSE
NuIE
ENGINEER MUST BE NOTIFIED OF
CHANGES TO DESIGN PLANS. IF
NOT, AS CONSTRUCTED DRAWINGS
WILL NOT BE ISSUED.
0.
8 )
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2 = 5 CLF reo ze
VISITOR + a | “ OY
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CARPARK o\ 4 <
<= &. LINDSAY CONSULTING PTY LTD AND IS FOR
6.6 m x 2.4 m o> & | ¥ THE SOLE USE OF THE CLIENT. NO PART
we F <4 t a MAY BE USED IN PART OR WHOLE WITHOUT
2 8 8 a < PRIOR EXPRESS WRITTEN CONSENT OF
& 6000 & € € © a LINDSAY CONSULTING PTY LTD
Zz Zz Z 6000 8 6 x
x GARAGE x = GARAGE o x S Vv CLIENT AND PROJECT DESCRIPTION
S$ & FSL 109.10 & z FSL 109.10 °%, Ee | s T ROSSITER & S MURPHY
. e * 8 Ze a
S + DRIVEWAY CROSBOVER IN PROPOSED RESIDENCES
“> 90 DP 90 DP 2 & 90 DP 90 DP ACCBRDANCE | WITH LOT 1 (SP248165) OPAL ST
L 7 %Qy RS-049 AND RS-050 COOROY
°Q \
& > 8 |
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0 ssueve 225 PVC 25, =~, | 4PL 408.1% o” pil 108-60 DRAWING TITLE
+ S i
iL mna0, 9 1 107.70 x & L 07.40 2, 3 a 2 CIVIL. WORKS
ev XO. 08. 300 pyc Log , Ss
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sop m0 DP gw — Re S35 | | SCALES
| GARAGE GARAGE %, Se 1 |
a . 8 w w x
8 FSL 109.10 3 8 FSL 109.10 + 2 IO. Ss. hy OAs,
z 6000 z 8 g OO, BH <I
£ : : 6000 : Ga. ° | Qs
& g x # <
5 z z 2 & o. & Orig, 1200
VISITOR ® a # | O 8
CARPARK — | 5 ~
6.6 mx 2.4 m E SURVEY DATUM
S
’ 2 L~ oP sooP | 90 DP 90 DP |
. O, 2
. o. g
& % &, & 50.29 & Or ASSOCIATED CONSULTANTS
A Z
20 J + 4 &, |
‘+ y |
20 mm Artis: z ~~
NOTES | 1804 /" pavement Level 5 AO |
1. THESE DRAWINGS SHALL BE READ IN CONJUNCTION WITH ALL OTHER location yy (7 + i
CONSULTANTS DRAWINGS AND SPECIFICATIONS. zy 5
2. BEFORE PROCEEDING WITH THE WORK ANY DISCREPANCIES IN THE CONTRACT EI t Wh A RN ING
DOCUMENTS SHALL BE REFERRED FOR DECISION TO THE ENGINEER. -3acrcch7 LEGEND WATKN
REVISION LIST
A
ORIGINAL ISSUE 15/9/2016
DIAL BEFORE
YOU DIG
www.1100.com.au
{Computer File
160604FP.DWG
DRAWING NUMBER SHEET] REV.
16-0604-C1 1]A
Section 54
Section 55
Remove Existing
to be replaced with medium
duty grated inlet
linemarking. Refer drawing
16-0604-C1 to new linemarking locations
OPAL
STREET
300 CUTBACK
OF EXISTING AC PAVEMENT
a pg ts o
of YL: 108, rf
Wa a we A 30.69 Pn. a? ao QU 49
<n ee j ft QO?’ , oa D>
Q- Q- oN Sb Bo NY nO \e) ) 9
Or Wg gg | Pe NGO NS elton”
S ar ea a sl re er
Jp O-PR Lead pt AO qn. O- ** DIA 600 RCP
Soh FN so DSIL 106.96
swp B | = Sa tL ol
LL: 108.13 Hl | - i ee | [| 7 - 900 x 600 Grated
65RCP IL: 106.66 | | | TL: 106,69 0.65RCP BS IL:106.92 ~ [J intel pi
— BM = toes
25+ ot J V
PQ —qr— ANG Existing inlet pit cover i . \ .
300 CUTBACK
OF EXISTING AC PAVEMENT
>
265
Ho TB
o
LQ)
Ad
=) SURFACING.
M4
Pavement crossfall
to match existing
M4 Mountable Kerb
to match existing kerb
(NOTE NO CHANNEL PRESENT)
av
Footpath to be grade
we
w to match existing
25mm A.C. SURFACING
100mm BASE COURSE GRAVEL (TYPE 2.2)
150mm SUB BASE COURSE GRAVEL (TYPE 2.4)
TO BE CONFIRMED FOLLOWING CBR TESTI
TYPICAL
°
Side Drains to be connected into
existing drains as
directed on-site
PAVEMENT WIDENING CROSS SECTION
LINDSAY CONSULTING 17
CLI
REO 4928.
THIS DRAWING REMAINS/THE PROPERTY OF
LINDSAY CONSULTING PTY LTD AND IS FOR
THE SOLE USE OF THE CLIENT. NO PART
MAY BE USED IN PART OR WHOLE WITHOUT
PRIOR EXPRESS WRITTEN CONSENT OF
LINDSAY CONSULTING PTY LTD
CLIENT AND PROJECT DESCRIPTION
T ROSSITER & S MURPHY
PROPOSED RESIDENCES
LOT 1 (SP248165) OPAL ST
COOROY
DRAWING TITLE
CIVIL WORKS
FRONTAGE WORKS
SCALES
] { 2 3 4m
SS
Orig, 1:100
SURVEY DATUM
ASSOCIATED CONSULTANTS
REVISION LIST
A
ORIGINAL ISSUE 15/9/2016
{Computer File
160604FP.DWG
DRAWING NUMBER SHEET] REV.
16-0604-C2 2A
Section 56
Section 57
OPEN CONCRETE BLOCKS
SEDIMENT AND EROSION
CONTROL DETAILS
ALL EROSION AND SEDIMENT IN ACCORDANCE WITH IN ACCORDANCE WITH
WITH MAROON BOOK MANUAL FOR EROSION AND SEDIMENT CONTROL
UNDISTURBED AREA
GRAVEL FILTER
SANDBAG OVERLAP
ONTO KERB
4.0m MIN.
GEOTEXTILE
_- STAKES.
FILTER FABRIQ._
RUNOFF WATER
WITH SEDIMENT
or
ROP
RR
600mm (NOM) GAP
BETWEEN SAND BAGS
GEOTEXTILE
ACT AS SPILLWAY
THREE LAYERS OF
SANDBAGS WITH ENDS
OVERLAPPED.
DOWN STREAM GULLY PROTECTION DETAILS
NOT TO SCALE
purieo Faric §=— "| Ware? «FILTER FABRI
GEOTEXTILE INLET FILTER
GEOTEXTILE INLET FILTER CONSTRUCTION NOTES
1, FABRICATE A SEDIMENT BARRIER FROM GEOTEXTILE.
2. FOLLOW DETAIL FOR SEDIMENT FENCE FOR GEOFABRIC
INSTALLATION. REDUCE PICKET SPACINGS TO 1m CENTRES.
BURY THE TOP OF THE PLASTIC 3. DO NOT COVER THE INLET WITH GEOTEXTILE UNLESS THE
IN TRENCH MIN 300mm DEEP. DESIGN IS ADEQUATE TO ALLOW FOR ALL WATERS TO
STAPLE AT 150mm CENTRES. BYPASS IT.
COMPACT SOIL OVER’ BLANKET
CENTRELINE SECTION AT POINTS “A aa
FILL TRENCH WITH SOIL —
AND COMPACT
OVERLAP—BURY UPPER END OF
LOWER BLANKET AS IN “A”. OVERLAP
END OF TOP BLANKET 300mm AND
STAPLE AT 150 CRS.
jam FLOW
STAPLES: 8 GAUGE
(4mm) WIRE
Geotextle fabri, —~
Bidum U34 or similar
Unbound pavement material (gravel) to Grading
B, Table 9 of QT Specification MRS11.05,
exclude material finer than sieve 2.36mm
a
Runoff from pad directed to sediment trap
anne / PORARY NTRY, NT_TI
* Not to Scale
CATTLE GRID 3.0m NOM WIDTH
Se OND OF SET 300mm ABOVE GROUND
AT GRO Oe CONSTRUCTION SITE
GEOFABRIC FABRIC, BIDIM A34
STAPLE OUTSIDE EDGES OR SIMILAR
AT 300mm CRS.
a
e
RUNOFF TO BE DIRECTED TO A SEDIMENT TRAP,
REFER STANDARD DRAWING D—0041.
TEMPORARY ENTRY/EXIT
CLEAN/DIRTY DIVERSION DRAINS
DIVERSION DRAIN CONSTRUCTION NOTES
. REMOVE ANY ROCKS, CLODS, STICKS OR GRASS FROM THE SURFACE BEFORE LAYING PLASTIC.
ENSURE THAT TOPSOIL IS AT LEAST 75mm DEEP.
ENSURE PLASTIC WILL BE CONTINUOUSLY IN CONTACT WITH THE SOIL BY GRADING THE SURFACE
CAREFULLY FIRST.
LAY FABRIC IN "SHINGLE FASHION”, WITH THE END OF EACH UPSTREAM ROLL OVERLAPPING THOSE
DOWNSTREAM. ENSURE EACH ROLL IS ANCHORED PROPERLY AT ITS UPSLOPE END.
ENSURE FULL WIDTH OF FLOW CHANNEL IS COVERED BY THE PLASTIC.
TEMPORARY ENTRY/EXIT CONSTRUCTION NOTES
STRIP THE TOPSOIL, LEVEL THE SITE AND COMPACT THE SUBGRADE.
COVER THE AREA WITH NEEDLE-PUNCHED GEOTEXTILE.
. CONSTRUCTION A 200mm THICK PAD OVER THE GEOTEXTILE USING ROAD BASE OR 30mm.
} ENSURE THE STRUCTURE IS AT LEAST 15m LONG OR TO BUILDING ALIGNMENT AND AT
LEAST 3m_WIDE.
. WHERE SEDIMENT FENCE JOINS ONTO THE STABILISED ACCESS, CONSTRUCTION A HUMP OR
GRATE IN THE STABILISED ACCESS TO DIVERT WATER TO THE SEDIMENT FENCE.
x ows
o aus
a
O
WH Gi
ET
re v
INL
RAl
STAKES DRIVEN INTO GROUND —
DISTURBED
AREA
vi»
Vv Vv
1.5m TIMBER STAKES
‘AT MAX 2.5m CENTRES
NV DIRECTION OF’ FLO}
HOLD IN PLACE
WITH SAND BAGS
GEOTEXTILE FILTER SOCK
FILLED WITH 25MM GRAVEL
KERB INLET PIT SEDIMENT BARRIER
1.5m TIMBER STAKES
AT MAX 2.5m CENTRES
‘SELF—SUPPORTING
GEOTEXTILE
ON SOIL, 150mm x 100mm
TRENCH WITH COMPACTED
BACKFILL AND ON ROCK, SET
INTO SURFACE CONCRETE
SECTION DETAIL
KERB INLET PIT SEDIMENT BARRIER
CONSTRUCTION NOTES
1
FABRICATE A SLEEVE FROM GEOTEXTILE OR WIRE MESH
LONGER THAN THE LENGTH OF THE INLET PIT AND FILL
WITH 25mm TO 50mm GRAVEL.
FORM AN ELLIPTICAL CROSS-SECIRCUITION APPROX. 150mm
HIGH, 400mm WIDE.
PLACE THE FILTER AT OPENING LEAVING AT LEAST
100mm BETWEEN KERB INLET AND SLEEVE. MAINTAIN
OPENING WITH SPACER BLOCKS.
FORM A SEAL WITH KERB TO PREVENT SEDIMENT
BYPASS.
SANDBAGS FILLED WITH GRAVEL CAN SUBSTITUTE FOR
THE MESH OR GEOTEXTILE PROVIDED THEY ARE PLACED
SO THAT THEY FIRMLY ABUT EACH OTHER AND.
SEDIMENT LADEN WATERS CANNOT PASS BETWEEN.
SEDIMENT FENCE
NOTE: POINTS @ AT SAME
ELEVATION:
—
SEDIMENT FENCES
Sediment Fence installed across the contour
— uncontoured concentration of flow should be avoided
NOT TO REGULAR SCALE
SEDIMENT FENCE CONSTRUCTION NOTES
1. _ CONSTRUCTION SEDIMENT FENCES AS CLOSE AS
POSSIBLE TO BEING PARALLEL TO THE CONTOURS OF THE
SITE, BUT WITH SMALL RETURNS. THE CATCHMENT AREA
SHOULD BE SMALL ENOUGH TO LIMIT WATER FLOW IF
CONCENTRATED AT ONE POINT.
2. CUT A 150—mm DEEP TRENCH ALONG THE UPSLOPE
LINE OF THE FENCE FOR THE BOTTOM OF THE FABRIC TO
BE — ENTRENCHED.
3. DRIVE TIMBER STAKES INTO GROUND AT 2.5m.
INTERVALS (MAX) AT THE DOWNSLOPE EDGE OF THE TRENCH.
4. FIX SELF-SUPPORTING GEOTEXTILE TO THE UPSLOPE
SIDE OF THE POSTS ENSURING IT GOES TO THE BASE OF
THE TRENCH. FIX THE GEOTEXTILE WITH WIRE RECOMMENDED
BY THE MANUFACTURER. THE USE OF SHADE CLOTH FOR
THIS PURPOSE IS NOT SATISFACTORY.
5. JOIN SECTIONS OF THE FABRIC AT A SUPPORT POST
WITH A 150mm OVERLAP.
6. BACKFILL THE TRENCH OVER THE BASE OF THE FABRIC
AND COMPACT IT THOROUGHLY OVER THE GEOTEXTILE.
PIY
LINDSAY CONSULTING 2
CLI
REO 4928.
OFF. 26/82 PARKER ATREET, MARDOGAYDORE PH 54 792 118
THIS DRAWING REMAINS/THE PROPERTY OF
LINDSAY CONSULTING PTY LTD AND IS FOR
THE SOLE USE OF THE CLIENT. NO PART
MAY BE USED IN PART OR WHOLE WITHOUT
PRIOR EXPRESS WRITTEN CONSENT OF
LINDSAY CONSULTING PTY LTD
CLIENT AND PROJECT DESCRIPTION
T ROSSITER & S MURPHY
PROPOSED RESIDENCES
LOT 1 (SP248165) OPAL ST
COOROY
DRAWING TITLE
EROSION CONTROL
SCALES
Orig, 1200
SURVEY DATUM
ASSOCIATED CONSULTANTS
REVISION LIST
A
ORIGINAL ISSUE 15/9/2016
(Computer File
160604FP.DWG
DRAWING NUMBER SHEET] REV.
16-0604-C3 3A
Section 58
Section 59
GRATE TO BE GEOFABRIC
WRAPPED.
ROLL OF NETTING FILLED
WITH 50 TO 70mm GRAVEL.
KERB_INLET PROTECTION
NTS
RAPED SEDIMENT
TURF STRIPS
TURF FLARES TO
RESTRICT SCOURING
ALONG TURF EDGE \
TURF. STRIP.
BEHIND KERB __
road surface
GRASSED FILTER STRIPS
NOT TO REGULAR SCALE
STORMWATER TREATMENT DETAILS
SEDIMENT FLOCCULATION
SEDIMENT AND EROSION
CONTROL DETAILS
EARTH BUND CONSTRUCTION NOTES
1, BUILD WITH GRADIENTS BETWEEN 1 PERCENT AND 5 PERCENT.
2. AVOID REMOVING TREES AND SHRUBS IF POSSIBLE — WORK AROUND THEM.
3. ENSURE THE STRUCTURES ARE FREE OF PROJECTIONS OR OTHER IRREGULARITIES THAT COULD IMPEDE
WATER FLOW.
3. BUILD THE DRAINS WITH CIRCULAR, PARABOLIC OR TRAPEZOIDAL CROSS SECTIONS, NOT V SHAPED.
4. ENSURE THE BANKS ARE PROPERLY COMPACTED TO PREVENT FAILURE.
5. COMPLETE PERMANENT OR TEMPORARY STABILISATION WITHIN 10 DAYS OF CONSTRUCTION.
DIRECTION OF FLOW ~~ er,
“hr
CHANNEL STABILISATION
AS REQUIRED
. GRADE 0.25%
Max. GRADE 0.75%
MUST HAVE A STABILISED OUTLET.
MAYBE USED AS CONTOUR DRAINS
CAN BE CONSTRUCTED WITH
OR WITHOUT CHANNEL
ALL BATTER GRADES
2(H):1(V) MAX.
GRADIENT OF DRAIN
1% to 5%
DIRECTION
OF FLOW
Ss
L_____2 metres. min,
NOTE: ONLY TO BE _USED_AS_ TEMPORARY BANK
WHERE MAXIMUM UPSLOPE LENGTH IS 80 METRES.
EARTH BUND CUT OFF DRAIN
The job of a flocculent is to effectively break down the dominance of the clay particles that contain a residual negative eleCIRCUITro—magnetic charge and thus allowing individual particles
fo be drawn together and settle under gravity.
METHOD OF APPLICATION
Large sediment basins such as the one this site, require that the gypsum is mixed into a slurry with water and then sprayed over the surface of the turbid water in the sediment
basin. It Is essential that the gypsum Is spread evenly over the entire surface for efficient treatment of the turbid water.
Generally the gypsum should be applied at a rate of about 32 kgm per 100 cublc metres of detained turbid water, as per the adjacent table. The above dosing rate for the site
should be calibrated after the first two storm events to assess the actual flocculent application rate and settling time required for the site.
The final application rate should be sufficiently high to permit adequate sediment sediment flocculation (less than 50 NTU) and basin dewatering within two days (48 hours) from the
conclusion of each storm event, whilst maintaining other required water quallty criteria such as pH (6.5 — 8.5) and dissolved oxygen (>80%).
METHOD OF TESTING THE STORMWATER
The stormwater detained in the sediment basin will be tested at a suitable location that will be decided upon at the site. The sample should be taken at a location that has adequate
access so no sediment is resuspended while the testing is being conducted.
The stormwater detained in the sediment basin will be tested with the TPS 90-FLT water quality logger. The TPS 90-FLT unit samples and records the dissolved oxygen, conductivity,
pH, turbldity and temperature of the stormwater. For further detalls and specifications on the TPS 90-FLT please refer to Appendix B.
If the TPS 90-FLT unit is not present a practical field test that approximates the required 50 NTU level is to fill a clear plastic or glass 65mm diameter soft drink bottle with the
water and then hold it up to the light. If seeing clearly through the sample is not possible, then the sample is probably above the 50 NTU level.
METHOD OF DEWATERING
The sediment basin can be dewatered as soon as the water quality criteria met (refer table below). A pump is to be used to dacant the basin with a floating inlet to prevent the
settled sediments from being removed from the basin. The pumping must cease prior to the settled sediments being drawn into the intake pipe, if is essential that materials from
the sediment layer are not discharged In the pumping process.
STORMWATER DISCHARGE QUALITY CRITERIA
ACCEPTABLE TSS ACCEPTABLE PH DISSOLVED 0,
50mg/L 65 - 85 > 80%
SEDIMENT BASIN FLOCCULENT APPLICATION
AGENT INDICATIVE DOSAGE COMMENTS PRECAUTIONS & CONSTRAINTS MIN. REQD. ON SITE
GYPSUM 32kg/100cub.m LITTLE PH CHANGE, SLIGHT INCREASE IN | NEEDS TO BE SPREAD EVENLY ACROSS POND. | 260 kgm
SALINITY CAN CAUSE SCUM DEPOSITS IN EQUIPMENT.
NOTE: NOTIFY ENGINEER TO CONFIRM DOSAGES & APPLICATION PRIOR TO USE.
TRAPPED SEDIMENT
TURF STRIPS
ZOTIG.
RRQ
SINS
TYPICAL GRASS FILTER STRIP DETAIL
N.T.S.
SURFACE ROUGHENING
‘SPILLWAY
150 MM MIN. 450 MM MIN,
—i
|
ROCK TRENCHED 200 MM INTO GROUND
SPACING OF CHECK DAMS ALONG CENTRELINE
AND SCOUR PROTECTION BELOW EACH CHECK
DAM TO BE SPECIFIED ON SWMP/ESCP
ROCK CHECK DAM
ROCK CHECK DAM CONSTRUCTION NOTES
1. CHECK DAMS CAN BE BUILT WITH VARIOUS MATERIALS, INCLUDING ROCKS, LOGS, SANDBAGS AND STRAW BALES. THE
MAINTENANCE PROGRAM SHOULD ENSURE THEIR INTEGRITY IS RETAINED, ESPECIALLY WHERE CONSTRUCTED WITH STRAW
BALES. IN THE CASE OF BALES, THIS MIGHT REQUIRE THEIR REPLACEMENT EVERY TWO TO FOUR MONTHS.
2. TRENCH THE CHECK DAM 200 MM INTO THE GROUND ACROSS ITS WHOLE WIDTH. WHERE ROCK IS USED, FILL THE
TRENCHES TO AT LEAST 100 MM ABOVE THE GROUND SURFACE TO REDUCE THE RISK OF UNDERCUTTING.
3. NORMALLY, THEIR MAXIMUM HEIGHT SHOULD NOT EXCEED 600 MM ABOVE THE GULLY FLOOR. THE CENTRE SHOULD
ACTING AS A SPILLWAY, BEING AT LEAST 150 MM LOWER THAN THE OUTER EDGES.
4, SPACE THE DAMS SO THE TOE OF THE UPSTREAM DAM IS LEVEL WITH THE SPILLWAY OF THE NEXT DOWNSTREAM
DAM.
STABILISE STOCKPILE
EARTH BANK SURFACE
SEDIMENT FENCE
TOPSOIL STOCKPILE
TOPSOIL STOCKPILE CONSTRUCTION NOTES
. PLACE STOCKPILES MORE THAN 2 (PREFERABLY 5) METRES FROM EXISTING VEGETATION, CONCENTRATED
WATER FLOW, ROADS AND HAZARD AREAS.
CONSTRUCTION ON THE CONTOUR AS LOW, FLAT, ELONGATED MOUNDS.
WHERE THERE IS SUFFICIENT AREA, TOPSOIL STOCKPILES SHALL BE LESS THAN 2 METRES IN HEIGHT.
WHERE THEY ARE TO BE IN PLACE FOR MORE THAN 10 DAYS, STABILISE FOLLOWING THE APPROVED
ESCP OR SWMP TO REDUCE THE C-FACIRCUITOR TO LESS THAN 0.10.
CONSTRUCTION EARTH BANKS (STANDARD DRAWING 5-5) ON THE UPSLOPE SIDE TO DIVERT WATER AROUND
STOCKPILES AND SEDIMENT FENCES (STANDARD DRAWING 6-8) 1 TO 2 METRES DOWNSLOPE.
aeN >
s
PIY
LINDSAY CONSULTING 2
CLI
REO 4928.
OFF. 26/82 PARKER ATREET, MARDOGAYDORE PH 54 792 118
THIS DRAWING REMAINS/THE PROPERTY OF
LINDSAY CONSULTING PTY LTD AND IS FOR
THE SOLE USE OF THE CLIENT. NO PART
MAY BE USED IN PART OR WHOLE WITHOUT
PRIOR EXPRESS WRITTEN CONSENT OF
LINDSAY CONSULTING PTY LTD
CLIENT AND PROJECT DESCRIPTION
T ROSSITER & S MURPHY
PROPOSED RESIDENCES
LOT 1 (SP248165) OPAL ST
COOROY
DRAWING TITLE
EROSION CONTROL
SCALES
Orig, 1200
SURVEY DATUM
ASSOCIATED CONSULTANTS
REVISION LIST
A
ORIGINAL ISSUE 15/9/2016
{Computer File
160604FP.DWG
DRAWING NUMBER SHEET] REV.
16-0604-C4 4)A
Section 60
Section 61
EROSION AND SEDIMENTATION MANAGEMENT PLAN ENVIRONMENTAL DIARY Corman
Sediment Control Weekly Visual Inspection or After Rainfall Event 17 rea 428
Project:— Operational Works — PROPOSED RESIDENCES
Principals” T ROSSITER & S MURPHY “THE SOLE USE OF THE CLIENT NO PART
Contractor:—
Objective Comply with all statutory regulations and maintain erosion and sedimentation . MAY BE USED IN PART OR WHOLE WITHOUT
4 + th + + Location:— LOT 1 (SP248165) OPAL ST, COOROY PRIOR EXPRESS WRITTEN CONSENT OF
> s throughout the duration of construction. Comply wi the intent of Job Ref 160604 LINDSAY CONSULTING PTY LTD
lo ef.
the sedimentation management plan shown on sheet 29 of the drawings
oropar d by Noel C voy sesociote ‘and other measures as deem : Dae [1 Regular Monitori (We ky) CLIENT AND PROJECT DESCRIPTION
e oel Covey & Assi S, ¢ easures as deeme jate:— ‘egular Monitoring (Weekly
necessary to control erosion and minimise sediment transport oe . . yo . 1 T ROSSITER & S MURPHY
Approx Time:— am/pm [1 Special Event Monitoring (briefly describe event) PROPOSED RESIDENCES
Management Strategy mwater land s and flows resulting Dat C ti LOT 1 (SP248165) OPAL ST
. . ate sis orrective
rom construction, and pro ant fe , rock filter dams, turf strips, Item Control condition | Action Corrective Action Taken COOROY
stormwater pit entry filters, and other measures as shown on the plan or as Monitored Measure y Required (Describe)
deemed necessary to prevent uncontrolled stormwater flows over unprotected Installed U
areas, and avoid sediment transport to waterways and stormwater pit
Tasks and Actions Erect sediment barriers as shown on sheet 29 of the drawings, and at other Sediment DRAWING TITLE
Required locations as deemed necessary by visual inspection. Temporary rock filter CONSTRUCTION MANAGEMENT
dams are to be placed at all concentrated stormwater flow outlet locations
and maintained with fresh filter screenings throughout the duration of Rock
construction. All earthworks areas to be topsoiled and seeded or puter
hydromulched upon completion of profili All footpath areas to be SCALES
provided with a minimum 4m wide turf strip behind kerb and channel
immediately after path area construction and topsoil profiling is Stormwater
Performance Indicators ipdeted., gp Strategically place filters around all stormwater pits Outlets 0 ? l, 6 8m
. check for erosion and sediment flows at base of all
embankme Catchpit Orig 1200
exposed areas after rain; Areas
. check that rock filter dams are working during rain periods;
. check that all sediment fences and other erosion control
mechanisms are Pavement Areas SURVEY DATUM
working during rain periods; and
Monitoring Site FoPLFAn NS HIPIRETDHESEMIGRES GOVGTSsdBicBltae UbFerbHM Reeds:
kly basis and after every rainfall event. Any damaged Bottom of ASSOCIATED CONSULTANTS
trol item is to be rectified, and trapped silt removed and Embankment
deposited in an area not prone to erosion.
Responsible Person Site Foreman to be responsible for all inspections and maintenance of sediment Humeceptors/
contral ciree Gross Pollutant
ontrol_ measure Traps
Reporting Site Foreman is to complete the Environmental Diary for sediment control on a
weekly basis as a minimum, but also after every significant rainfall event or
other sp | event affecting the sediment control measures. The Detention Basin
Environmental Diary shall be completed and delivered to the Superintendent for
record -and-andit—purp ith—eaeh—progress—ctai—for_the—eonstrietior res
Corrective Actions The Site Foreman to arrange for installation of additional sediment Other
controls and/or improve maintenance controls and replacement of
nings to filter dams as required, and report on measures taken Any Special Comments:—
in_ the Environmental Diary. Signed:—
REVISION LIST
A [ORIGINAL ISSUE 15/9/2016
{Computer File
160604FP.DWG
DRAWING NUMBER SHEET] REV.
16-0604-C5 S|A
Section 62
Section 63
CONSTRUCTION MANAGEMENT PLAN
LINDSAY CONSULTING 17
CLI
REO 4928.
CONSTRUCTION MANAGEMENT PLAN DIARY
Weekly Visual Inspection or After Rainfall Event
LINDSAY CONSULTING PTY LTD AND IS FOR
THE SOLE USE OF THE CLIENT. NO PART
MAY BE USED IN PART OR WHOLE WITHOUT
PRIOR EXPRESS WRITTEN CONSENT OF
LINDSAY CONSULTING PTY LTD
CLIENT AND PROJECT DESCRIPTION
T ROSSITER & S MURPHY
PROPOSED RESIDENCES
LOT 1 (SP248165) OPAL ST
COOROY
Project:- Operational Works — PROPOSED RESIDENCES
Principal:- T ROSSITER & S MURPHY
Contractor:—
Location:— LOT 1 (SP248165) OPAL ST, COOROY
Job Ref. No: 160604 Council File Ref. No.
Date:- [1 Regular Monitoring (Weekly)
Approx Time:~ am/pm [1 Special Event Monitoring (briefly describe event)
DRAWING TITLE
Performance trem Performance Indicator
Indicators
1. Vegetation No disturbance of soil below retained vegetation due to construction activities.
2. Hours of Work No work conducted outside specified hours without satisfactory evidence of measures
taken to suppress noise and other emissions / dust.
3. Lighting No resident's complaints regarding construction security lighting.
P garding y lighting
4. Existing Roads No abutting public roads contain soil, gravel, clay or other such materials originating
from onsite construction activities.
5. Signage No observed or reported incidents due to inadequacy or obsence of signage or other
control mensures.
6. Waste Control No complaints from local residents and site is kept tidy at all time
No occurrence of illegal dumping onsite and all materials where possible have been
7. Waste Minimisation
appropriately recycled.
8. Dangerous Goods No spillage or seepage of dangerous goods stored onsite.
9. Erosion & Sedimentation No visible signs of sediment laden waters leaving the site.
10. Traffic Management No works ore carried out without implementation of the approved Traffic Management
Plan.
11. Existing Infrastructure No unplanned damage to existing utilities and infrastructure.
12. Non Conformances All non confermances have been reported ond rectified
The site foreman is to monitor the performance of all construction activities and any departure from the Construction
Monitoring Management Plan control measures is to be immediately rectified.
Responsible The site foreman is to be responsible for all inspections and maintenance of the Construction Management Plan.
Person
The site foreman is to complete the Construction Management Plan Diary (including Environmental Diary for sediment
control) on a weekly basis os a minimum, but also after every significant rainfall event (which causes site runoff) or
other special event affecting the site or any watercourses traversing the site. The Construction Management Plan Diary
Reporting lin conjunction with the Environmental Diary) shall be completed and delivered to the Superintendent for record and audit
purposes with each progress claim for the construction works.
Corrective The site foreman is to arrange all corrective actions, controls and rectification activities, and report on all measures
Actions
taken in the Construction Management Plan Diary.
bote control Condition Corrective Action Corrective Action Taken
Item Monitored oe ee Acceptable Required CONSTRUCTION MANAGEMENT
Measure Installed quire (Describe)
v U
Retained Vegetation
SCALES
Air Emissions
ve 0 2 & 6 8m
| l ! l J
Security Lighting Orig 1:200
Vibrations
SURVEY DATUM
Existing Utilities, Roads & Drainage Infrastructure
Construction Traffic & Parking ASSOCIATED CONSULTANTS
Waste Minimisation & Recycling
Erosion & Sedimentation Control (Environmental Diary!
Other
Item Monitored
Any Special Comments:-
REVISION LIST
‘A [ORIGINAL ISSUE 1579/2016
Signed:~
{Computer File
160604FP.DWG
DRAWING NUMBER SHEET] REV.
16-0604-C6 6/A
Section 64
Section 65
CONSTRUCTION MANAGEMENT PLAN
Objective To comply with all statutory regulations and relevant policies, and minimise the impact on the environment whilst carrying
out construction activities in a safe and sustainable manner.
To minimise the environmental and amenity impact of construction activities through onsite proactive approach to
Management
Strategy construction processes and consequences (couse and effect). Successful integration of activities will achieve ecological
sustainability which is recognised as a balance that integrates the protection of ecological processes and natural systems
economic development, and maintenance of cultural, economic, physical and social wellbeing of people in communities.
Construction
Management
Tasks and Action
Required
The following schedule of management strategies, tasks and actions for construction works forms the basis of sustainable
monagement of site construction issues. Irrespective of whether or mot an item is included in the following schedule
however, the Contractor shall employ best practice measures to achieve sustainable outcomes at all times.
Management Strategy / Action
Ensure thot all staff and sub contractors working on the site ore awore of potential environmental impacts and
required minimum environmental control measures and responsibilities before commencement of any site works.
2. Disturbance of soils below the canopy of any retained vegetation is to be excluded or otherwise minimised in accordance
with the approved plans.
3. No dust emissions shall extend beyond the boundary of the site.
4, No odour emissions ore detectable beyond the boundary of the site.
5. Work, including plant and equipment maintenance and servicing, shall only be carried out between the hours of 6:30am
and 6:30pm Monday to Saturday inclusive. Written agreement must be provided by neighbouring residents if any work
activity with the potential to emit excessive noise is to be undertaken outside the above mentioned hours, and even with
such consent, such activities are to be minimised.
6. All equipment shall be acoustically treated with manufacturer supplied muffler systems with ensure that equipment does
not create environmental harm or excessive noise.
Temporary security lighting for the site must be designed and located to ensure that its effects are not obtrusive and
direct light spill does not alter the amenity of adjacent properties.
8. All existing utilities (roads, drainage, electrical and communication) on or adjacent the site are to be protected ond
maintained at all times, with the cost of any damage to such infrastructure to be met by the Contractor.
9. Any areas of high risk / danger on the site are to be adequately signposted.
. Vibration beyond the site boundary from construction activities is to be minimised and where there is a likelihood of
such vibration extending beyond the boundaries to an adjoining property owner, the property owner shall be advised
accordingly.
Construction
Management
Tasks and Actions
Required
11, Implement the erosion and sedimentation control measures and associated management plan contained in
the approved plans.
12. All earthwork stockpiles are to be kept moist, covered with tarpaulins or otherwise treated to minimise
dust emissions and stored in locations which minimise the possibility of the soil entering the stormwater
system.
13. A construction shakedown area is to be installed at the entrance to the site to reduce unwanted soil
from leaving the site vio vehicle tyres.
14. AU site staff and sub contractors shall be directed to use the nominated shakedown entry / exit
point.
15. Ronds abutting the site and offected by the works shall be swept ot regulor intervals os required, or
whenever inspection shows signs of soil / pavement construction material on an abutting road or at the
nominated site entrance.
16. A high level of site “housekeeping” shall be maintained to ensure that vermin are not
attracted to poorly disposed of materials. Any waste or materials that have been
illegally dumped on site shall be removed.
aff and
food is consumed and shall ensure that such bins are used and emptied at regular
17. The Contractor shall provide bins for b contractors at locations where
intervals
18. All materials, be they construction materials or used containers, shall either be
y'
onsite or alternatively transported to a Council approved recycling station or
isposal point
erous ods stored onsite are
19. Any distillate or other petroleum products or dar
to be in bunded areas, located well clear of any watercourse. Appropriate spill
control kits for any chemicals or stored fuels shall also be provided onsite
Best practice management techniques shall be employed to control erosion and
minimise sediment transport onsite, including those details contained in the approved
plans and the Erosion and Sedimentation Management Plan
21. The Contractor shall prepare and implement an approved Traffic Management Plan
for site construction activities. The Traffic Management Plan shall be provided to the
Council inspector and the Supervising Engineer at the prestart meeting
s of Cou ble to
22. Comply with any conditi operational works approval appl
the works
23. All public complaints received by the Contractor must be recorded in writing,
including any investigations undertaken, conclusions reached and actions taken as a
result of same. This complaints record is to be made available to the administering
authority on request.
24. All site personnel are to report any significant non—conformances to the site
manager as soon as practical and within 1 hour of the occurrence of, or
observance of same.
25. The contractor shall prepare an informative letter to be dropped to
residents/businesses adjacent to the development. The letter is to advise contact
details for communications for the site manager, working hours, projected timing of
works and any other information the contractor sees relevant
LINDSAY CONSULTING 2
CLI
REO 4928.
THIS DRAWING REMAINS/THE PROPERTY OF
LINDSAY CONSULTING PTY LTD AND IS FOR
THE SOLE USE OF THE CLIENT. NO PART
MAY BE USED IN PART OR WHOLE WITHOUT
PRIOR EXPRESS WRITTEN CONSENT OF
LINDSAY CONSULTING PTY LTD
CLIENT AND PROJECT DESCRIPTION
T ROSSITER & S MURPHY
PROPOSED RESIDENCES
LOT 1 (SP248165) OPAL ST
COOROY
DRAWING TITLE
CONSTRUCTION MANAGEMENT
SCALES
Orig, 1200
SURVEY DATUM
ASSOCIATED CONSULTANTS
REVISION LIST
A [ORIGINAL ISSUE 15/9/2016
{Computer File
160604FP.DWG
DRAWING NUMBER SHEET] REV.
16-0604-C7 TA
Section 66
[Attachment: APPENDIX B - CODE COMPLIANCE.pdf] Cooroy & Lake Macdonald Locality Code Table 11.13 Specific Outcomes Probable Solutions Assessment 11.9 Effects of Use Amenity No solution provided O1 Complies O1 Uses are located, designed and operated to The proposed 4 unit development will not cause avoid significant adverse changes to the light, significant impacts to the surrounding area. air quality, noise, accessibility or other conditions enjoyed by users of associated, adjoining or nearby uses. Scenic amenity No solution provided O2 Not Applicable O2 Important scenic vistas including those to and from Mt Cooroy, Mt Tinbeerwah and Black Mountain are protected and uninterrupted to maintain aesthetic and cultural values of the natural landscape. Major road network No solution provided O3 Not Applicable O3 The function of, and visual amenity and character surrounding the, major road network, The does a road within the Major Road Network. including Diamond St, Cooroy–Noosa Road, Belli Creek Road and Lake Macdonald Drive is protected and enhanced. Laneways No solution provided O4-O5 Complies O4 Uses do not diminish the ability of laneways to— The proposal provides safe and convenient access a) relieve traffic on streets; form a Diamond Lane. b) provide convenient and safe rear access to premises; and c) add to the heritage character of Cooroy; AND 16 Pines Road, Cooroy Page 1 of 13
Section 67
Cooroy & Lake Macdonald Locality Code
O5 Access for new uses is only taken off a
laneway where upgrading works are carried out
to the laneway to enable the laneway to
accommodate the anticipated levels of traffic.
6.10 Built Form
Density No solution provided O6 Complies
O6 The density of development within the site The planning scheme does not provide specific
area— density requirements for the Open Space Recreation
a) is compatible with surrounding development; Zone. However, the proposed development provides
a population density of 13.2 persons, which complies
and
with density requirements for the Semi-Attached and
b) does not exceed— Attached Housing Zones.
i. For the Semi-Attached Housing Zone- 1 The proposed density will therefore be compatible
dwelling unit per 400m2 of site area with a with development in the surrounding area in
maximum population density of 100 persons per accordance with Specific Outcome O6.
hectare;
ii. For the Attached Housing Zone- maximum
population density of 100 persons per hectare;
iii. For the Business Centre Zone a maximum
population density of 100 persons per hectare;
iv. for the Community Services Zone maximum
population density of 320 persons per hectare
exclusively for the purposes of Residential Aged
Care and 160 persons per hectare for any other
form of Retirement & Special Needs Housing;
and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native vegetation and
natural landforms.
16 Pines Road, Cooroy Page 2 of 13
Section 68
Cooroy & Lake Macdonald Locality Code
Height Complies
O7 Buildings and other structures— S8.1 Buildings and other structures have a O7 The proposed development will have a maximum
a) are low rise and present a building height maximum building height of— height of 2 storeys and 8m as specified in the
consistent with structures on adjoining and development control parameters on the site plan.
surrounding premises; a) if in the Rural or Rural Settlement Zone—8m,
or 9m where the pitched roof but no other part
b) have a maximum building height of 2 storeys;
of the building or structure exceeds 8m; or
c) do not visually dominate the street,
surrounding spaces or the existing skyline; b) if in the Open Space Recreation Zone and
d) preserve the amenity of surrounding land used for an indoor sporting complex - 11m; or
uses; c) if in the Industry Zone - 10m;
e) respect the scale of existing vegetation; and in all other zones - 8m
f) respond to the topography of the site by
avoiding extensive excavation and filling.
Setbacks S8.1 Buildings and structures comply with the O8 Specific Outcome
O8 Buildings and other structures are setbacks identified in Schedule 1 - Minimum The proposal will provide 2m side setbacks to the
appropriately designed and sited to— Boundary Setbacks. future building and therefore will not achieve a
a) provide amenity for users of the premises as setback of half building height required by Schedule 1.
well as preserve the visual and acoustic
amenity of adjoining and nearby properties; Refer to Section 6.1 of the Town Planning Report for
b) preserve any existing vegetation that will an assessment against the Specific Outcome O8.
buffer the proposed building from adjoining use;
c) allow landscaping to be provided between
buildings; and
d) maintain the visual continuity and pattern of
buildings and landscape elements within the
street;
Site cover, gross floor area and plot ratio No solution provided O9 Complies
16 Pines Road, Cooroy Page 3 of 13
Section 69
Cooroy & Lake Macdonald Locality Code
O9 The site cover, gross floor area and plot The development is contained within small-scale
ratio single bedroom cabins and presents a built form that
of buildings and other roofed structures— is compatible with the rural nature of the area.
a) results in a building scale that is compatible
with surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in
the vicinity of the site;
c) maximises the retention of existing vegetation
and allows for soft landscaping between
buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management
and
vehicular access.
O10 Site cover— No solution provided O10-13 Complies
a) for a class 1 or class 10a structure within the While there are no specific provisions for site cover
Detached Housing Zone, does not exceed— within the Open Space Recreation Zone it is
reasonable to consider the outcomes sought by Semi
i for a single storey building - 50%; or
Attached and Attached Housing Zones, which is 40%,
ii for a building of 2 or more storeys - 50%
The proposed 10m x 15m building envelopes will
on the ground floor and 30% for the allow for a maximum site cover of 40%.
upper storey(s), or 40% for all storeys
for a building of 2 or more storeys; The proposal will provide a maximum GFA of 600m ,
2
2
b) for other classes with the Detached Housing which complies with O12 (614.4m ). This has been
Zone, does not exceed—40%; identified as a Development Control Parameter on the
site plan to ensure that future buildings comply.
c) for the Semi-Attached Housing Zone does
16 Pines Road, Cooroy Page 4 of 13
Section 70
Cooroy & Lake Macdonald Locality Code
not
exceed 40%;
d) for the Attached Housing Zone does not
exceed 40%;
e) for the Community Services Zone—50%or
O11 For Multiple Housing Type 2 buildings do
not exceed a plot ratio of 0.45:1
O12 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4, or the
accommodation unit component of an
Entertainment and dining business Type 3—
maximum gross floor area is equivalent to the
maximum allowable population in persons
multiplied by 40m2
O13 For the Business Centre Zone plot ratio
does not exceed—
a) 0.8:1 for site areas up to and including
2,000m2; and
b) 0.3:1 for the balance of a site over 2,000m2
Flooding and drainage S14.1 For new buildings or structures or
O14 Buildings and other works are designed additions of more than 50m2 gross floor area
and to an existing building or structure, floor
sited to— levels for habitable rooms are –
a) provide flood free access to premises and a) for areas where minimum floor levels are
flood free habitable areas; available - not less than the specified minimum
b) allow only minor, short term and infrequent floor levels;
flooding of non-habitable areas; b) for areas where flood modelling is available – S14.1 b) Complies
a minimum of 500mm above the modelled flood The site is not constrained by flooding.
c) ensure carparking areas can be adequately
16 Pines Road, Cooroy Page 5 of 13
Section 71
Cooroy & Lake Macdonald Locality Code
drained; level; and
d) ensure drainage does not adversely impact
c) for areas where flood modelling is not
upon other premises; and available a minimum of 500mm above the
e) ensure filling or excavation does not highest known flood level;
adversely impact upon other premises by— S14.2 Not Applicable
AND
i. causing ponding on the site or nearby
S14.2 Where Council infrastructure is All stormwater from the development will drain to
land; Council’s stormwater infrastructure within the road
available—
ii. increasing flooding, which adversely reserve.
a) any drainage (including buildings and
affects the safety or use of any land
yards) flows to that infrastructure; and
upstream and downstream; and
b) the infrastructure has the capacity to
iii. adversely affecting the flow of water in
accept any additional loading;
any overland flow path.
AND
S14.3 Car parking and maneuvering areas are S14.3 Complies
constructed at a level that permits the parking
All carparking and manoeuvring areas will drain by
area to drain from the site by gravity means,
gravity means to a lawful point of discharge.
without the need for mechanical pumping; or
S14.4 Basements for residential uses have S14.4 Not Applicable
flood immunity above the Q100 where
alternative means to mechanical pumping are No basements are proposed.
used to achieve such immunity; or
S14.5 Basements for non-residential uses have S14.5 Not Applicable
flood immunity above the Q100 that may be No basements are proposed.
achieved by means of mechanical pumping
where the mechanical feature is installed with
adequate holding tanks and an alternative back
up power source.
Sloping sites
16 Pines Road, Cooroy Page 6 of 13
Section 72
Cooroy & Lake Macdonald Locality Code
O15 On sloping sites, buildings and structures S15.1 Buildings are of split level design that S15.1 Not Applicable
are designed to maximise the use of natural step down the slope or have a suspended floor Building will not be split level design.
slope and minimise the need for cut and fill. construction;
AND S15.2 Complies
S15.2 Cut or fill is less than 2m in depth; Minimal cut and filling will be required.
AND
S15.3 Not Applicable
S15.3 The distance between the ground and Buildings will be slab on ground construction.
the lowest part of the floor of the building does
not exceed 3m to avoid large under building
areas;
Roof form
S16.1 With the exception of industrial buildings S16.1 Complies
O16 Rooflines—
the main roof of the building has a roof pitch no Roofs will have a minimum pitch of 5 degrees as
a) contribute positively to the local skyline; less than 12 degrees and has minimum 600mm required by the Development Control Parameters
b) complement the low rise character of the eaves to at least 75% of the perimeter of the contained on the Site Plan.
locality; building;
c) are articulated, pitched or skillion; AND
d) use simple traditional roof designs, such as S16.2 Buildings and structures do not
hipped, gabled or skillion; and include roof top terraces.
e) do not create opportunities for residents to S16.2 No roof top terraces are proposed.
overlook the private open space areas of
neighbouring properties.
Public transport node S17.1 A public transport node is located within S17.1 Not Applicable
O17 An accessible and safe public transport Cooroy as identified in Schedule 5 on Map 1.
node is established and operated within Cooroy The development is not of a scale that would warrant
that— public transport considerations.
a) links public transport services to other
centres and destinations throughout the
Sunshine Coast; and
b) forms part of an integrated transport network
16 Pines Road, Cooroy Page 7 of 13
Section 73
Cooroy & Lake Macdonald Locality Code
that is accessible via pedestrian and bicycle
pathways.
6.11 Environment, conservation and recreation
Environment and cultural heritage values
O18 There are no significant adverse effects on No solution provided. O18 – Complies
biodiversity, native vegetation, native fauna The proposed development will not have a significant
habitat, landscaped quality, water quality or impact on the biodiversity values of the locality.
cultural heritage values, including those related
to—
a) changes to natural drainage;
b) disturbance to any of the wetland systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off
site;
e) unmanaged public access;
f) effluent disposal69;
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features,
including natural features, of cultural heritage
significance.
Open space network
No solution provided
O19 An integrated open space network is O19 Not Applicable
established, enhanced and protected
throughout the locality to—
a) provide for both passive and active
recreational pursuits;
b) provide connectivity for pedestrians, cyclists,
and horse riders;
c) provide habitat connectivity for wildlife;
16 Pines Road, Cooroy Page 8 of 13
Section 74
Cooroy & Lake Macdonald Locality Code
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development;
AND
O20 The open space network links—
a) forests including parts of Tewantin and
Ringtail State Forests;
b) the catchment of Lake Macdonald;
Noosa Trail Network
S21.1 Development includes linkages to or S21.1-O22 Not Applicable
O21 A comprehensive network of bridle trails
between existing or future components of the
and pedestrian and cycle linkages is
Noosa Trail Network, as indicated in Schedule 5
established, enhanced and protected
– Map 3;
incorporating road reserves, State forests,
AND
Council owned land and private land consistent
S21.2 Development does not have an adverse
with the lifestyle and outdoor recreation needs
impact on the access functions of the Noosa
of Noosa’s residents and visitors
Trail Network, as indicated in Schedule 5 – Map
AND 3, including severing of existing or future
O22 The Noosa Trail Network in the locality is linkages;
supported by overnight camping facilities, OR
home-hosted accommodation and signage, S21.3 Alternative linkages to those indicated in
allowing local residents and visitors to Schedule 5 – Map 3 are provided;
experience the natural values of the area and to AND
access key destinations including— S21.4 Linkages to the Noosa Trail Network are
a) the town of Cooroy; designed and constructed in accordance with—
b) Lake Macdonald;
a) Australian Standard 2156.1 Walking Tracks
c) the Botanic Gardens; and
Part 1: Classification and Signage to a minimum
d) State forests, conservation parks and other
of a Class 4 Standard; and
recreation facilities in the locality.
b) Australian Standard 2156.2 Walking Tracks
Part 2: Infrastructure Design;
S22.1 No solution provided
16 Pines Road, Cooroy Page 9 of 13
Section 75
Cooroy & Lake Macdonald Locality Code
Pedestrian and bicycle pathways
O23 Safe and convenient pedestrian and S23.1 Pedestrian and bicycle pathways are
bicycle pathways are provided and retained provided and retained where indicated in the S23.1 Not Applicable
between and around key destinations, Priority Infrastructure Plan in Part 15; The Priority Infrastructure Plan does not detail any
including— AND pathways to be provided along Opal Street or
a) between Cooroy and Tewantin; S23.2 Contributions toward pedestrian and Diamond Lane
b) between Cooroy and the Noosa Botanical bicycle pathways are provided in accordance
Gardens; and with the Priority Infrastructure Plan in Part 15.
S23.2 Complies
c) within and around the town of Cooroy.
Contributions toward pathways will be provided in
accordance with the Infrastructure Charges
Resolution.
Protection of Lake Macdonald water supply
O24 Development does not adversely impact on S24.1 Within the Lake Macdonald catchment S24.1 Complies
the Lake Macdonald water supply. area shown on Natural Resources Overlay Map
The site is located at 109m AHD.
AND OM3.5, buildings and other structures are not
located below 98.5m AHD.
No solution provided.
O25 The number and location of access points S25.1 No solution provided O25 – O26 Not Applicable
to watercourses is controlled and managed to
prevent adverse impacts on water quality in
Lake Macdonald;
AND O27 – Complies
O26 Key nodes are established and
S26.1 No solution provided Waste water will be disposed of via Council’s
appropriately managed at the following
locations and include facilities such as parking sewerage network and will not impact on the lake
and picnic areas— Macdonald water supply.
a) the northern part of the lake, in the vicinity of
the water treatment plant, scouts and fish
hatchery;
b) the western part of the lake in conjunction
with the Botanic Gardens and associated picnic
areas; and
c) the eastern part of the lake, in the vicinity of
the Old Tinbeerwah School Park.
AND S27.1 No solution provided
16 Pines Road, Cooroy Page 10 of 13
Section 76
Cooroy & Lake Macdonald Locality Code
O27 Treatment and disposal of waste water
does not have any detrimental impact on
Noosa’s
major water storage and supply – Lake
Macdonald70.
Table 6.21
Specific Outcomes Probable Solutions Assessment
6.39 Consistent uses
O85 The following defined uses and use classes No solution provided O79 Complies
are consistent uses and are located in the Open The proposed use (Multiple Housing Type 4) is not
Space Recreation Zone— identified as a consistent use.
a) Entertainment and dining Type 1 where in
conjunction with an Open Space Use;
b) Emergency service Type 2;
c) Open space;
d) Wellbeing Type 2;
e) Ancillary dwelling unit; and
f) Visitor accommodation Type 2
6.39 Inconsistent uses
O86 The followingdefinedusesanduseclasses are O80 Complies
inconsistent uses and are not located in the Open The proposal is identified as an inconsistent use.
Space Recreation Zone—
Refer to Section 6.3 of the Town Planning Report for
a) All Agricultural Uses; justification despite the conflict with the scheme.
b) Commercial business;
c) Entertainment & dining if not Type 1 in
conjunction with an Open Space Use;
d) Home-based business;
e) Industrial business;
f) Retail business;
16 Pines Road, Cooroy Page 11 of 13
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Cooroy & Lake Macdonald Locality Code
g) Education;
h) Emergency service Type 1;
i) Wellbeing Types 1, 3 or 4;
j) All Infrastructure Uses;
k) Detached house;
l) Community residence;
m) Multiple housing; and
n) Visitor accommodation Types 1, 3 or 4.
6.37 Amenity
Sloping sites & ridgelines S81.1 Buildings and associated access ways S81.1 Complies
O81 Development on sloping sites— are not constructed on land with a slope The site is flat.
a) is responsive to the natural topography of the greater than 1 in 4 (25%);
site and minimises cut and fill; AND S81.2 Not Applicable
b) does not visually dominate the hill slope or S81.2 Buildings present no more than 2 The site is flat and the development is 2 storeys in
interrupt the skyline; and storeys at any one point when viewed from height.
c) is integrated with the natural site characteristics the road or other public space, by stepping
including vegetation; the buildings down the slope or using S82.1 Not Applicable
suspended floor construction; The site is flat.
AND AND
O82 The landscape character and visual amenity S82.1 On properties with a slope exceeding 1
quality of hill slopes and ridgelines are retained. in 4 (25%) or located on ridgelines visible
from the major road network the roofline of
buildings do not protrude above the ridgeline
or tree canopy.
Incompatible uses
O83 New dwelling units are to provide for sufficient No solution provided O83 Not Applicable
buffer area between the premises and existing The site is not located adjacent to an Industry Zone
Industrial business uses on other premises to
avoid any potential adverse amenity impacts on
residents.
6.38 Open space, environment and conservation
Environmental values O84 Complies
O84 The environmental values of land are The proposed development will not impact on the
protected from adverse impacts as a consequence environmental values of the locality.
of development in or adjacent to that land.
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Cooroy & Lake Macdonald Locality Code 16 Pines Road, Cooroy Page 13 of 13
Section 79
Section 80
Residential Uses Code
Table 14.24
Specific Outcomes Probable Solutions Assessment
14.46 For All Residential Uses
Electricity supply infrastructure
O1 The development does not adversely impact S1.1 No solution provided O1 – Complies
on existing or future electricity supply The proposal will not impact on electricity supply
infrastructure;
infrastructure.
AND S2.1 Development for uses adjacent to or within
O2 All uses and works maintain an adequate safe 50m of an existing electricity substation S2.1 – Not Applicable
distance from electrical infrastructure including incorporates noise attenuation measures to
substations, overhead powerlines, power poles mitigate noise impacts;
and transformers. AND
S2.2 Buildings and structures (including swimming S2.2 – Not Applicable
pools, sheds, tennis courts and outbuildings) are
not constructed under overhead electricity
transmission lines, or within electricity easements.
S2.3 A minimum separation distance is maintained S2.3 – Not Applicable
from the electricity transmission line to the closest
boundary of habitable buildings and child activity
areas, as follows—
a) 20m for transmission lines up to 132kV;
b) 30m for transmission lines between 133kV and
275kV; and
c) 40m for transmission lines greater than 275kV.
14
Hot Water Systems
O3 Hot water systems are installed and operated S3.1 All hot water systems installed are— S3.1 – Complies
to support the efficient use of natural resources a) solar systems; or The development will incorporate either electric,
and minimise consequent pollution such as b) electric heat pump systems; or
gas or solar hot water systems.
greenhouse gas emissions. c) natural gas or LPG systems; or
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Residential Uses Code
d) any combination of a), b) or c).
Water supply and conservation
O4 On-site water storage is designed and S4.1 & S5.1 For a Class 1 building other than a S4.1 & S5.1 – Not Applicable
operated to support the efficient use of water; Detached house or Multiple Housing Type 1, The site is within a reticulated water service area.
outside a reticulated water service area, a
AND rainwater tank is to be installed with the following
O5 On-site water storage is adequate for minimum storage capacities—
occupants every day use and fire fighting a) Where no more than 3 bedrooms – 45,000
purposes. litres; or
b) Where more than 3 bedrooms – 60,000 litres;
AND
c) There is to be on the lot a dam, swimming pool
or water tank accessible for use by the fire brigade
that contains at least 5,000 litres of water.
Erosion and sediment control
O6 Development does not cause erosion or result No solution provided. O6– Complies
in transport of sediments off-site. The proposed development will not cause
.
significant erosion or sediment transportation
Safety and security
O7 For Multiple Housing Types 2, 3 and 4, S7.1 The building entrance is clearly identifiable 7.1-7.3 – Complies
buildings and outdoor spaces are designed to and visible from the street, footpath and driveway; Each dwelling will have a pedestrian entry to the
protect the personal security and safety of AND
street frontage.
residents by allowing for natural surveillance.
S7.2 The internal path network has clear sightlines
to the dwelling entry and street access points; Visitors will be able to conveniently access the
AND units from the visitor sapces.
S7.3 Visitors have direct access to the entrance
without passing through private outdoor living
areas.
Emergency access
O8 For Multiple housing Type 3, 4 & 5, site No solution provided
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Residential Uses Code
design and layout ensures efficient access and O8 – Complies
egress for emergency vehicles. Emergency services can efficiently access the site
from the Opal Street frontage.
Basement drainage
O9 Buildings and access works are designed and S9.1 Enclosed car parking and manoeuvring areas S9.1– Not Applicable
sited to protect persons and property in the event are constructed at a level that permits the parking No basements are proposed.
of a flood and power failure. area to drain from the site by gravity means,
without the need for mechanical pumping.
Separation of incompatible uses
O10 Development is designed to minimise noise S10.1 Bedroom windows are at least 3m away S10.1 – Complies
carrying between dwelling units or accommodation from shared driveways or car parking areas of Windows to habitable rooms will be well separated
units by locating noise sensitive spaces such as adjacent dwelling units or accommodation units.
from the internal driveway or adjoining carparking
bedrooms away from noise generating areas of
the development, such as carparking areas or areas.
mechanic plant and equipment or recreational
facilities.
Mechanical plant & equipment
O11 Mechanical plant and equipment associated S11.1 Mechanical plant and equipment, including S11.1 – Complies
with Residential Uses are designed and located pool and spa pumps, pool heaters, air-conditioning Any mechanical plant and equipment will be
so as not have an adverse impact on the visual units and refrigeration units are— appropriately screened and incorporated into the
amenity of the site or surrounding areas. a) where located at ground level, screened
building design.
by fencing 1.5m in height or dense
vegetation of at least 1.5m in width
incorporating grouped trees and shrubs
with maximum separation distance of 1m
measured from the centre of the plant; and
b) for Multiple housing Type 2, 3 & 4 are
visually integrated into the line and plane
of the building and roof design and do not
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Residential Uses Code
project beyond the height or width of the
building when viewed from the street and
adjoining properties.
Ancillary recreation uses
O12 Ancillary recreation uses, such as outdoor S12.1 If the use involves ancillary use of outdoor S13.1 – Not Applicable
tennis courts and half netball courts, do not have courts including tennis courts, half courts and No courts or flood lighting are proposed.
an adverse effect on the amenity enjoyed by users netball courts—the use complies with the
of adjacent or nearby premises nor do they cause requirements in Section 2 of PSP8 Tennis and
unreasonable disturbance to local fauna through Other Courts;
light emissions by ensuring that all lighting devices AND
are limited to those designed and installed to: S12.2 Any lit tennis court or sports court is located
a) minimise light spillage on neighbouring at least 60m from the external wall of an existing
premises; or approved residential dwelling on an adjacent or
b) preserve an acceptable degree of lighting nearby lot (as measured from the centre line of the
amenity at the neighbouring premises; court);
c) provide covers or shading around lights; AND
d) direct lights downwards; S12.3 The vertical illumination resulting from
e) position lights away from possibly affected direct, reflected or other incidental light emanating
areas; and from the site does not exceed 8 lux when
f) enable brightness of lights to be adjusted to low measured at any point 1.5m outside the boundary
levels. and at any level from ground level upward;
AND
S12.4 Any flood lighting is restricted to the types
that give no upward component of light where
mounted horizontally (i.e. a full cut off luminaire).
S13.1 The court is not used between the hours of
10:00pm and 6:30am the following day.
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Residential Uses Code
Privacy
O14 For Multiple Housing Types 2, 3 and 4, S14.1 Transparent doors and windows are S14.1 – Complies
building and structures are designed and sited to designed and located so they do not directly face Any windows directly facing adjoining windows or
ensure the visual privacy of residents of the transparent doors or windows or the private open private open space can be appropriately screened.
development and neighbouring properties is space areas of other dwelling units within 10
protected. This could be a condition of approval.
metres;
AND
S14.2 – Complies
S14.2 Planter boxes, louvre screens, pergolas,
landscaping and architectural design of balconies Screening vegetation and fences will be provided
are used to screen the ground floor private open to ensure that amenity of the adjoining premises is
space of dwelling units or accommodation units not compromised.
from upper level units (refer to Figure 14-3 Privacy
Measures which illustrates how trees, awnings,
screens, fences and planter boxes reduce
minimise the ability to directly look into
neighbouring homes and yards).
Sloping sites S17.1 Buildings and structures on sloping sites— S17.1 – Not Applicable
O17 On sloping sites, buildings and structures are a) Have a maximum distance of 3m between the The subject site is flat.
designed to maximise the use of the natural ground and the lowest part of the floor of the
topography and minimise the need for cut and fill. building or the building incorporates undercroft
skirting or screening (eg. timber battens) to the full
height of any undercroft area higher than 3m
above ground level at the perimeter of the building;
b) are of split level design that step down the slope
or have suspended floor construction;
c) limit the amount of cut or fill to less than 2m in
depth relative to natural ground level; and
d) do not result in the spread of fill beyond the
footprint of the building and associated batters.
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Landscaping Code
Table 14-55 – Landscaping
Specific Outcomes Probable Solutions Assessment
14.134 General Requirements
Streetscape and amenity
O1 Sufficient landscaped areas are provided S1.1 Landscaped areas, not less than the S1.1 Complies
to— minimum areas and dimensions specified in Table 14-57 requires a minimum landscaped area of
2 2
a) enhance the visual amenity and Tables 14-56 or 14-57, are provided and 528m , with 316m being soft landscaping, and a 6m
natural landscape character of the area, maintained; wide landscaped frontage.
streetscape and local area; AND
b) retain natural landscape features, S1.2 Landscaping is designed, planted and The development provides a total landscaped area of
2
such as rock outcrops and existing large maintained in accordance with PSP3 624m which will all be for soft landscaping purposes.
trees; Landscaping Further, a 6m landscaped width has been provided
c) retain existing native vegetation and Plants and Guidelines. along both frontages of the site which will be sufficient
enhance buffer areas around property to accommodate a variety of shade trees and large
boundaries; shrubs.
d) suit the relative size and nature of
the development and its setting;
e) reduce the visual impact of large or
bulky structures and fencing along
watercourses; and
f) conceal service, carparking and
loading areas of developments;
g) screen incompatible land uses; and
h) provide privacy between any
dwelling units and accommodation units
on and adjoining the site to a height and
density appropriate to the scale of the
development.
Building and landscape design S2.1 Below ground components of buildings do S2.1 Not Applicable
O2 Site layout and building and landscape not extend beyond the above ground footprint
The proposal does not incorporate below ground
design— to allow for landscaping particularly within
components that extend past the footprint of the
a) provides for soft landscaping to be building setback areas;
building.
established in and around the AND
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Landscaping Code
development; S2.2 Basement carparks do not encroach into S2.2 Not Applicable
b) maximises the retention of large canopy building setback areas;
trees; AND
c) within the Eastern Beaches Locality and
Noosa Heads Locality, avoids the removal
of heath vegetation, except where S2.3 Plants are grouped in mulched beds rather S2.3 Complies
required for internal roads and service than planted individually to provide for optimum
and infrastructure construction; growing conditions and less maintenance; Landscaping will be designed and planted in
d) minimises the extent of impervious paved accordance with PSP3.
areas; AND
e) provides for suitable plant layouts and S2.4 Complies
densities; S2.4 These plants grouped in mulched beds are The planted species will not be hedged.
f) facilitates the adoption of appropriate not subject to any hedging maintenance
planting techniques; and regimes;
g) considers on-going maintenance
requirements to assure the establishment AND
and ongoing survival of plantings. S2.5 Complies
S2.5 Landscaping is designed, planted and Landscaping will be designed and planted in
maintained in accordance with PSP3 accordance with PSP3.
Landscaping Plants and Guidelines;
AND
S2.6 Complies
S2.6 Alternatives to impervious pavement are The proposal will not incorporate large impervious
provided and are located where landscaping pavements and the predominant portion of the
and landscaped area will be soft landscaping.
existing vegetation will benefit from increased
infiltration of rainwater.
Species selection S3.1 Plantings— S3.1 Complies
O3 Landscaped areas include plant species a) comprise plant species identified for the
Plant species selection is in accordance with selection
that—a) are appropriate to the biophysical relevant landscape character area in PSP3
PSP3. Refer to submitted landscaping plan.
conditions and landscape character of the Landscaping Plants and Guidelines; and
area; b) avoid undesirable plant species identified in
b) are suitable for the space available, the PSP3 Landscaping Plants and Guidelines;
level of visual and climatic exposure, the OR
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Landscaping Code
functional requirements of the site and the S3.2 For landscaping around pool areas— S3.2 Not Applicable
scale of the development; a) no more than 30% of the landscaped area is
The development does not contain pools.
c) provide for appropriate levels of shade a mixture of plants of local origin and exotic
and sunlight to occupants of the plant species, provided none of the plant
development throughout the year; species are undesirable plants identified in
d) minimise the demand for water use; PSP3 Landscaping Plants and Guidelines;
e) in road reserves, provide street trees with and
effective canopy shading having regard to b) palms are specifically located in group
the size and scale of the road reserve and plantings in accordance with PSP3
the location of services and other Landscaping Plants and Guidelines;
structures; AND
f) for street trees in towns are villages, are S3.3 Root guards are utilised around species S3.3 Not Applicable
consistent with the existing streetscape with potentially invasive roots.
character;
g) do not cause potential damage to
buildings or structures;
h) are not harmful to pedestrians, particularly
around schools, childcare centres,
shopping areas and other high pedestrian
areas;
i) in intensively used environments, can
endure high levels of activity; and
j) for rural residential developments, are
best suited to less intensive maintenance
and low availability of water for gardens.
Safety and security S4.1 No solution provided. S4.1 Complies
O4 Landscaping is designed and located to
The landscaping will clearly define the public and
maximise the safety and security of public and
private realm and will allow for casual surveillance of
private areas by—
the upper level windows over the street.
a) clearly defining the
boundaries between private and public
spaces;
b) promoting casual
surveillance of buildings and public areas
from the street and other public areas for
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Landscaping Code
personal security reasons;
c) avoiding concealment spots;
and
d) maintaining safe sight
distances to and from road and building
corners, carpark entrances and driveways
(see Figure 14-16);
e) maintain safe sight distances
at planting bed ends within carparks;
f) protecting solid fences from
graffiti by incorporating elements such as
landscaping, creepers, murals or vandal
resistant paint; and
g) separating and defining
pedestrian and vehicle circulation routes.
O5 The provision of landscaping is to a S5.1 Landscaping provided which allows S5.1 Complies.
satisfactory standard ensuring that it does not adequate visibility for casual surveillance of
Landscaping will be designed and planted in
lead to opportunities for concealment and public
accordance with PSP3 and will allow for casual
possible assault sites. and semi-public spaces, including entrances
surveillance of the street. Refer to submitted
and
landscape plan.
exits to sites and buildings, by:
a) planting trees which have clean trunks to a
height of at least 1.8 m; and
b) appropriately spacing shrubs at 1.2m
horizontal centres, with a maximum height of
0.75m, to avoid clumping and to retain
sightlines.
O6 Street trees and plantings in towns and S6.1 Street trees and trees in carparking areas S6.1-6.2 Complies
villages, carparks and other areas where achieve a maximum of 900mm clear trunk
Appropriate street trees will be provided and can be a
potential conflicts with vehicles and height
condition of the approval.
pedestrians are evident, are planted so as to for a 2.0m high tree at planting and are able to
maximise vehicle and pedestrian safety. attain a clear trunk height of 1900mm on
maturity;
AND
S6.2 All scrub planting to be a maximum height
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Landscaping Code
of
700mm from the road pavement (not top of
kerb).
Services and utilities S7.1 Plant species used in landscaping S7.1-7.6 Not Applicable
O7 All landscaping works maintain adequate adjacent to substations, or adjacent to or on
There are no electrical services and utilities that will
safe distance from services and utilities electricity transmission line easements, are less
be affected by landscaping.
including substations, overhead powerlines, than 4m high at maturity and do not encroach
power poles and transformers, street lamps, within 3m of a substation boundary;
stormwater catchment pits, and underground OR
services and utilities. S7.2 For trees higher than 4m, trees are
planted
at a distance from any part of an electricity
transmission line at least equal to the expected
height of the tree at maturity (see Figure 14-17);
AND
S7.3 For power lines that connect to a
premises,
the height of plant species at maturity provides
for
a 2m clearance below the power line; (see
Figure
14-18)
AND
S7.4 Trees and large scrubs are located a
minimum of—
a) 5m from electricity poles and pillars;
b) 4m from street lamps;
c) 2m from stormwater catchment pits; and
d) 2m from underground services and utilities;
AND
S7.5 Plants are located to enable
tradespersons
to access, view and inspect service meters,
such
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Landscaping Code
as water and electricity meters;
AND
S7.6 Root barriers are installed around trees
that
are located within 3m of any infrastructures or
that
have potentially invasive roots.
Entry statements S8.1 No solution provided. S8.1 Complies
O8 Tree and plant massing are the dominant
The entries will be dominated by landscaping.
features of entry statements to residential or
commercial estates and are integrated with the
landscape theme of the estate and the natural
landscape character of the locality, rather than
the entry being dominated by built elements
such as masonary walls, waterfalls and
assembled rock outcrops. (see Figure 14-19).
O9 Entry statements are low maintenance S9.1 Entry statements are low maintenance and S9.1 Complies
located entirely within privately owned land.
Any entry statements will be low maintenance
14.136 Specific requirements for Business Uses
Design of commercial and retail spaces No solution provided Not Applicable
O19 Landscaping softens building bulk and
The proposal is not for a business use.
creates pleasant settings for visitors and staff
that function well in an intensively used
environment by—
a) providing canopy trees and ancillaryshade
structures;
b) using shrubs and garden beds to clearly
define public spaces and pedestrian
walkways;
c) providing areas for public art, where
appropriate;
d) providing outdoor areas with seating for
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Landscaping Code
staff and visitors;
e) adopting landscape solutions that reduce
the visual impact of building bulk (see
Figure 14-23);
f) using mounding and screen planting to
conceal service and loading areas;
g) making provision for outdoor dining areas
where appropriate, that integrate well
within the streetscape (see Figure 14-24);
h) providing adequate screening along the
perimeters of the development;
i) avoiding the use of formal planting design
for frontage works; and
j) providing planting design and species
selection that can endure an intensively
used environment.
14.139 Carparking areas
Off street carparks S28.1 One advanced canopy tree28 (a minimum S28.1-28.3 Not Applicable
O28 Landscaping of carparking areas is of
The development does not require a large car parking
designed to— 100 litres pot size) is provided—
area.
a) reduced the visual impact of the a) in towns and villages, shopping centres or
development; commercial areas— for every 4 carparking
b) provide for advanced canopy trees to spaces; or
shade vehicles and to reduce reflected b) otherwise—for every 6 carparking spaces;
radiation; AND
c) ensure canopy trees are protected from S28.2 A minimum area of 5m2 is provided
vehicle damage by providing adequate around
sized garden beds; each canopy tree, which is mulched and
d) maximise opportunities for infiltration of treated;
rainwater on-site; and AND
e) minimise contaminated runoff entering S28.3 Plants are grouped in mulched beds
the stormwater system and watercourse rather
than using individual, evenly spaced trees and
scrubs;
AND
Section 92
Landscaping Code
S28.4 Not Applicable
S28.4 Semi-pervious pavement surfaces are The proposed development will not incorporate any
used, such as grass cell paving, to increase large impervious carparking areas.
infiltration of rainwater and minimise
contaminated
runoff, including hydrocarbons, entering the
stormwater system and watercourses;
AND S28.5 Complies
S28.5 Runoff from carparking areas is directed Runoff from driveways will be directed to the
to landscaped areas to minimise contaminate landscaped areas. The proposal is for a low intensity
runoff, including hydrocarbons, entering the residential use and will not generate a large amount of
stormwater system and watercourses; traffic.
AND
S28.6 Garden mounding is incorporated into S28.6 Complies
carparking areas adjacent to frontages; The garden beds adjacent to any carparking areas will
AND be appropriately mounded.
S28.7 Surface and subsurface drainage swales O28 Specific Outcome
are used to maximise stormwater infiltration;
AND The proposal is for a low intensity residential use and
will not generate a large amount of traffic and
therefore is considered swales are unnecessary. The
S28.8 A planting bed of at least 1m width with development incorporates large landscaped areas
screen fencing and dense planting is provided that will maximum onsite water infiltration in
to any property boundary with an adjacent accordance with O28.
residential development.
S28.8 Complies
The eastern side boundary adjoins a residential
property and incorporates a 2m width of landscaping
that will be provided with screening trees as shrubs.
Refer to submitted landscape plan.
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Landscaping Code
On-street car parks S29.1 Where vehicles are parked parallel to the S29.1 Not Applicable
O29 Edges to parking and turning spaces for kerb, landscaping is setback a minimum of
on street parking are landscaped to provide 500mm from the back of the kerb to allow
shade and screening, while ensuring adequate adequate access (see Figure 14-27);
access to vehicles. AND
S29.2 Street trees are planted a minimum of 1m S29.2 Complies
from the back of the kerb in the road reserve Street trees will be appropriately positioned and can
verge. be a condition of the approval.
Section 94
Driveways and Carparking Code
Table 14-49 – Driveways
Specific Outcomes Probable Solutions Assessment
14.113 General
O1 Vehicular access does not adversely impact S1.1 Vehicular access is located and designed S1.1 Complies
on safety, capacity and operations of the in accordance with AUSTROADS-Guide to
Two 4m wide vehicular crossovers will be provided
existing or planned road network, the proposed Traffic Engineering Practice requirements for
from Opal Street and Diamond Lane to access the
driveway, cycleways or pedestrian pathway sight distance and Section 3 of AS2890.1
development that is in accordance with AS2890.1
systems. Parking Facilities;
AND O1 Specific Outcome
S1.2 Only one footpath crossing is provided; While the site provides two vehicular crossovers they
AND will not affect the safety and efficiency of the road
S1.3 Driveways, other than within any setback network in accordance with Specific Outcome O1.
have a maximum grade in accordance with S1.3 Complies
Section 3 of AS/NZS 2890.1
The driveways will be design with transition grades to
be to be compliant with AS/NZS 2890.1. Refer to
proposal plans.
O2 Driveways and Crossovers - S2.1 Design of the driveway across the footpath S2.1 Complies
a) are suitable and safe for their intended use; is in accordance with Council’s Standard
The proposed crossover is in accordance with
and Drawings 9002 or 9005 as appropriate for the
Council’s Standard Drawings.
b) match Council infrastructure. particular type of development as annotated on
the drawings;
AND
S2.2 Driveways are designed and constructed S2.2 Complies
in accordance with Council Standard Drawings The proposed 4m wide driveway entry is appropriate
9014, 9019, 9020, 9021, as appropriate for the for the intensity of the use.
particular type of development as annotated on
the drawings;
AND 2.3 Complies
S2.3 The change in grades in the driveways The driveway design incorporates appropriate
and ramps is in accordance with Section 3 of transition grades in accordance with AS2890.1
AS2890.1 Parking Facilities. Parking Facilities. Refer to the proposal plans
Section 95
Driveways and Carparking Code
O3 In commercial zoned areas, the number of S3.1 Design of multi-tenanted developments in S3.1 Not Applicable
driveways across pedestrian footpaths is commercial zoned areas include shared
minimised. driveways and parking areas;
AND
S3.2 Driveways are located so they abut S3.2 Not Applicable
existing driveways of adjoining development
where practicable and reciprocal easements are
created to reduce the sealed driveway width.
O4 Vehicular access does not adversely impact S4.1 Footpath and kerb crossings are located S4.1 Complies
on the capacity, operations and maintenance of clear of existing stormwater inlet structures,
The location of the proposed crossover does not
the existing infrastructure; water and sewerage infrastructure fittings, any
conflict with utility infrastructure or vegetation.
other exiting utility infrastructure, existing
AND landscaping and vegetation.
O5 Vehicular access does not adversely impact S5.1 No solution provided
on the integrity of existing landscaping or native
vegetation.
O6 Driveway run-off is filtered prior to leaving S6.1 For— S6.1 Complies
the premises. a) Ancillary dwelling unit, Multiple housing 2
Given the site is less than 2500m it is considered to
Type 1 or 2 if less than 5 carparking spaces,
be of a minor risk and will not cause water quality
Visitor accommodation Type 1 and Home
impacts as determined by the State Planning Policy.
based business Type 3—the driveway is
formed to drain to landscaped areas; and
b) for other uses—grease and oil arrestors or
stormwater quality improvement devices are
incorporated into the design to treat run-off prior
to run-off exiting from the premises.
Section 96
Driveways and Carparking Code
Table 14-50 – Carparking and manoeuvring
Specific Outcomes Probable Solutions Assessment
14.114 Carparking design and layout
O7 Sufficient carparking is provided to S7.1 The number of parking and loading bays is S7.1 Complies
accommodate the number and type of vehicles not less than the minimum number specified in
The proposed development provides 2 visitor spaces
likely to be generated by the development Table 14-51 Vehicle Parking Requirements;
and a double garage for each unit, which exceeds the
having regard to the specifics of the use
requirements of Table 14-51.
including—
a) the type and intensity of land use;
b) any existing parking available on the site;
c) hours of operation;
d) likely numbers of users;
e) the peak parking demand periods of uses on
the site; and
f) the availability of alternative carparking.
systems.
O8 The layout of the development provides S8.1 Parking bays, manoeuvring areas, S8.1 Complies
adequate, clearly defined and easily queuing areas, loading, setdown and pickup
All parking and manoeuvring areas comply with AS
accessible— areas and driveways are designed to the
2890.1
a) on-site vehicle parking and manoeuvring standards set out in Sections 2 and 3 of
areas; and Australian Standard AS 2890.1 Parking
b) loading and manoeuvring areas for delivery Facilities (Part 1: Off-street Carparking) and AS
and service vehicles 2890.2 – Off-street Parking (Part 2: Commercial
Vehicles);
AND
S8.2 The number of loading bays is not less S8.2 Not Applicable
than the minimum number specified in Table
14-51.
O9 Parking areas are located where they will S9.1 Carparking areas are accessed from rear S9.1 Complies
not laneways where practicable
Section 97
Driveways and Carparking Code
unduly conflict with pedestrians and will not A crossover is provided via the rear laneway to
dominate the streetscape access the development.
O10 Provision is made for a reasonable number S10.1 Carparking spaces are provided for S10.1 Not Applicable
of people with disabilities at the rate specified in
on site carparking spaces identified and Section 2.4.5 of AS 2890.1 – Parking Facilities
reserved for (Part 1: Off-street Carparking).
people with disabilities.
O11 Access and egress points do not impact on S11.1 Vehicle manoeuvring areas are provided S11.1 Complies
the in accordance with Section 3 of AS 2890.1
Vehicle manoeuvring will be designed to comply with
safety and operations of the road system. Parking Facilities (Part 1: Offstreet Carparking)
AS 2890.1 and vehicles will be capable of entering
so vehicles enter and leave the site in a forward
each garage space, reversing and leaving in a
gear.
forward gear.
O12 Parking areas are designed to - S12.1 At locations where pedestrian and S12.1 Complies
a) provide a progressive reduction in speed vehicle conflicts are likely to occur –
The driveway and frontage has clear site distances.
between the external road and internal parking a) sight distances of at least 2.5 seconds of
spaces; travel time at the designated speed are
b) ensure lower speeds near areas of high provided;
pedestrian activity through the use of b) splayed corners on structures are
appropriate road geometry or devices incorporated;
designed to limit speed; and c) landscaping is designed to allow clear views;
c) maintain sight distances which are d) sign placement ensures that views are not
appropriate impeded;
for the likely operating speeds in all areas of
potential pedestrian/vehicle and vehicle/vehicle
conflict;
O13 A clearly defined pedestrian network is S13.1 In large open car parks with greater than S13.1 Not Applicable
provided that – 200 car parking spaces, a pedestrian path
a) is located in areas where people will choose between parking spaces is provided on every
to second aisle;
walk;
b) ensures that pedestrian movement through
car
parking areas or structures are along aisles
Section 98
Driveways and Carparking Code
rather than across them;
O14 Provision is made for pedestrian and S14.1 No probable solution identified; S14.1 Not Applicable
vehicular queues at conflict points;
O15 Parking areas are lit to provide security for S15.1 Lighting is provided in accordance with S15.1 Not Applicable
night-time users. Australian Standard 1158.1:1997 - Road
Lighting - Vehicular Traffic (Category V)
Lighting - Performance Installation and Design
Requirements.
O16 In mixed use areas of Business centres S16.1 Resident carparking is limited to one S16.1 Not Applicable
residents do not compete with customers for space per dwelling unit or accommodation unit.
carparking spaces. AND
S16.2 Resident carparking is not located in the
road reserve or between the residential or
business building and the principal street
frontage.
O17 Car parking areas are landscaped to— No solution provided O17 Complies
a) provide shade;
The development will incorporate appropriate
b) maximise infiltration of stormwater run-off;
landscaping to reduce the visibility of the garages and
c) define parking areas;
carports from adjoining properties and other external
d) reduce direct visibility of car parking areas
viewpoints.
from external viewpoints;
e) soften views of hardstand areas
O18 Development with the potential to generate No solution provided O18 Complies
significant traffic and parking impacts gives The proposed use does not generate significant traffic
appropriate consideration to transport and land or parking impacts.
use issues23.
Motor Cycles & Motor Scooters S19.1 For Commercial businesses, S19.1 Not Applicable
O19 Designated Motor cycle or motor scooter Entertainment & dining business, Industrial
parking spaces reduce the reliance on cars. business Types 1 and 2, Retail business
Types 2, 4, 5, 6 and 7, Education Types 1 and
2, Open Space, Wellbeing Uses and
Transport Types 1,
2, 3 and 4 motor cycle parking spaces accord
with Planning Scheme Policy PSP26 Motor
Cycle & Motor Scooter Parking
Section 99
Driveways and Carparking Code
O20 Carparks are designed to ensure run-off is S20.1 Grease and oil arrestors or stormwater S20.1 Performance Outcome
treated to remove pollutants prior to leaving the quality improvement devices are incorporated
Given the low-impact nature of the use, grease
premises. into the design to treat run-off prior to it leaving
arresters are not considered necessary in accordance
the premises.
with the State Planning Policy.
O21 Carparking areas are designed to ensure S22.1 Below ground components of buildings, S22.1 Not Applicable
drainage without the use of pumps or other including car parks, do not extend beyond the
electrical above ground footprint to allow for the provision
apparatus. of landscaping, particularly within building
setbacks.
O22 Site layout and building design provides for S23.1 Paved setdown areas are provided within S23.1-23.3 Not Applicable
soft landscaping to be established the site;
The proposed development does not incorporate
large vehicle parking areas. The carports will be
AND
appropriately landscaped.
S23.2 For a minimum of 50% of carparking
spaces, pedestrian access to buildings is not
across or through driveways, carparks, setdown
or manoeuvring areas;
AND
S23.3 Carparking and setdown areas are visible
from off-site.
Section 100
Natural Resources Overlay Code
Table 13.15 Water Supply Catchment Areas
Specific Outcomes Probable Solutions Assessment
13.38 Effects of uses and works
Water quality and quantity
O11 Development does not have adverse O11 Complies
effects on the quality or quantity of water No solution provided. The proposal is for a small-scale residential
entering Lake Macdonald, Cedar Pocket dam or development within the within Cooroy’s town centre
their tributaries, including effects on— and will not cause adverse impacts by way of
a) nutrient or other chemical levels; and sediment and nutrient runoff and water turbidity.
b) sediment loads; and
c) turbidity.
Buffering to Lake Macdonald and its S12.1 For land used for Animal husbandry S12.1-12.2 Not Applicable
tributaries and adjoining Lake Macdonald and its
The proposal is not for an animal husbandry use and
tributaries—
will not located adjacent to any riparian area
O12 The buffering and filtering function of
riparian zones adjacent to Lake Macdonald and a) properties are fenced to prevent stock
its tributaries is maintained or improved. accessing the riparian zone, Lake Macdonald or
its tributaries; and
b) stock watering points are not located on
watercourses;
AND
S12.2 Riparian vegetation is retained.
Visual amenity of Lake Macdonald No solution provided. S17.1 Not Applicable
O13 The visual amenity of Lake Macdonald, its
The proposal is not located near Lake MacDonald or
foreshores and immediate surrounds are
surrounds.
maintained or improved including views—
Section 101
Natural Resources Overlay Code a) from the lake; and b) to the lake and beyond when viewed from private lands and from public areas, including the Botanic Gardens.
Section 102
[Attachment: APPENDIX C - OWNERS CONSENT.pdf] Individual owner’s consent to the making of a development application under the Sustainable Planning Act 2009 We Tons loenteR , AWemd Poet, SEs URRY W Dtleaws SALES. as owner of premises identified as follows 11 Opal Street Cooroy, described as Lot 1 SP248165 consent to the making of a development application under the Sustainable Planning Act 2009 by Noosa Town Planning _ ee ee on the premises described above for the purposes of: Material Change of Use — Multiple Housing Type 4 Conventional (4 Units) Awomns - 4 Tar. signed on the Scanned by CamScanner
Section 103
[Attachment: APPENDIX D - SITE PHOTOGRAPHS.pdf] APPENDIX D – SITE PHOTOGRAPHS Opal Street frontage looking east. Opal Street frontage looking west. [OCR of page images] APPENDIX D — SITE PHOTOGRAPHS Opal Street frontage looking west.
Section 104
Section 105
Looking northwest from Opal Street.
Section 106
Section 107
Looking north along western boundary.
Section 108
Section 109
Looking west along Diamond Lane
Section 110
[Attachment: APPENDIX E - PRE-LODGEMENT NOTES.pdf]
PRE-LODGEMENT NOTES
PRELODGEMENT ADVICE SERVICES
PLANNING ASSESSMENT BRANCH
1. PLM DETAILS
Date 24/09/2015 Application No PLM15/0022
Applicant TONY ROSSITER
Applicant Name Title/Organisation
Attendees TONY ROSSITER
SEAN MURPHY
Council Name Title/Branch
Attendees DENIS WALLACE COORDINATOR PLANNING
MARK LEWIS COORDINATOR OPERATIONAL WORKS
2. PLANNING SCHEME INFORMATION
Development Type OPW ROL X MCU BA
Level of Assessment Code X Impact
Planning Locality Cooroy & Lake Macdonald
Overlays
3. PLM PROPOSAL
Street Address 11 OPAL ST COOROY QLD 4563
Real Property Description LOT 1 SP 248165
Proposal Details MULTIPLE HOUSING - TYPE 4 CONVENTYIONAL - 4 X 3BD
UNITS
(Use Type, Number of Units/Lots,
Retail GFA, Car Parking, etc)
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
FM6082/8-18/04/2013 Page 1 of 3
Document Set ID: 19970999
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[OCR of page images]
om PRE-LODGEMENT NOTES
= BRC Cia PRELODGEMENT ADVICE SERVICES
PLANNING ASSESSMENT BRANCH
1. PLM DETAILS
Date 24/09/2015 Application No PLM15/0022
Applicant TONY ROSSITER
Applicant Name Title/Organisation
Attendees | TONY ROSSITER
SEAN MURPHY
Council Name Title/Branch
Attendees | DENIS WALLACE COORDINATOR PLANNING
MARK LEWIS COORDINATOR OPERATIONAL WORKS
2. PLANNING SCHEME INFORMATION
Development Type OPW | | ROL Xx
Level of Assessment Code xX
Cooroy & Lake Macdonald
mcu [| | BA
Impact
Planning Locality
Overlays
3. PLM PROPOSAL
Street Address
Real Property Description
Proposal Details
11 OPAL ST COOROY QLD 4563
LOT 1 SP 248165
MULTIPLE HOUSING - TYPE 4 CONVENTYIONAL - 4 X 3BD
UNITS
(Use Type, Number of Units/Lots,
Retail GFA, Car Parking, etc)
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council's policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council's policy framework existing at the time of the assessment.
FM6082/8-18/04/2013
Document Set ID: 19970999
Version: 1, Version Date: 12/10/2015
Page 1 of 3
Print Date: 12 October 2015, 10:33 AM
Section 111
Section 112
PLM Document(s)/Plan(s) Title
Supporting 15-3976AA PLAN SHOWING DETAILS OF
Information PROPOSED DEVELOPMENT AT
LOT 1 ON SP248165
(Provided by Applicant)
4. ADVICE & INFORMATION
Planning Officer Name Denis Wallace
The site has a current preliminary approval for Multiple Housing – Type 4 Conventional for 6 x
2 bedroom units on the site, which is valid until 31 October 2019. The preliminary approval
allows the inconsistent use on the site and calls for an Impact Assessable development
application for the use to obtain a development permit. The application is subject to the
assessment against the conditions of the preliminary approval, the provisions of The Noosa
Plan and any other applicable statutory instruments.
A copy of the Preliminary Approval and associated approved plans is provided as a separate
attachment. It is important to note that the References to Lot 1 & Lot 2 in the preliminary
approval need to be reversed. As such, the subject site was referred to as approved “Lot 1”
previously.
The application would need to address:
- Building design, floorplans, elevations, and external layouts.
- Vehicle Manoeuvring.
- Boundary setbacks
- Landscaping
- Parking (minimum of 2 covered spaces per dwelling + 1 visitor space = total of 5 spaces)
The primary applicable assessment codes under The Noosa Plan are:
Cooroy & Lake Macdonald Locality Code
Residential Uses Code
Engineering Works Codes
Landscaping Code
The application will be subject to impact assessment and it is recommended it be handled by
a suitably qualified town planner or surveyor.
Access options were discussed. Staff consider a single driveway access through the site and
connecting both frontages as probably most suitable and efficient.
MCU approval plans may be able to undergo minor subsequent amendments, based on
available removal houses. This aspect presents a design and coordination challenge to the
project but is not insurmountable.
An indicative Infrastructure Charge estimate for the proposal is 3 X $29k (for 3 additional
dwellings), as discussed, which includes separate Unitywater charges. Section 5 of this
document provides details on obtaining written confirmation of charges or ph. “Lud” on
53296449.
Further advice can be given on any aspect of this advice as required.
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
FM6082/8-18/04/2013 Page 2 of 3
Document Set ID: 19970999
Version: 1, Version Date: 12/10/2015 Print Date: 12 October 2015, 10:33 AM
[OCR of page images]
PLM Document(s)/Plan(s) Title
Supporting 15-3976AA PLAN SHOWING DETAILS OF
Information PROPOSED DEVELOPMENT AT
LOT 1 ON SP248165
(Provided by Applicant)
4. ADVICE & INFORMATION
Planning | Officer Name Denis Wallace
The site has a current preliminary approval for Multiple Housing — Type 4 Conventional for 6 x
2 bedroom units on the site, which is valid until 31 October 2019. The preliminary approval
allows the inconsistent use on the site and calls for an Impact Assessable development
application for the use to obtain a development permit. The application is subject to the
assessment against the conditions of the preliminary approval, the provisions of The Noosa
Plan and any other applicable statutory instruments.
A copy of the Preliminary Approval and associated approved plans is provided as a separate
attachment. It is important to note that the References to Lot 1 & Lot 2 in the preliminary
approval need to be reversed. As such, the subject site was referred to as approved “Lot 1”
previously.
The application would need to address:
- Building design, floorplans, elevations, and external layouts.
- Vehicle Manoeuvring.
- Boundary setbacks
- Landscaping
- Parking (minimum of 2 covered spaces per dwelling + 1 visitor space = total of 5 spaces)
The primary applicable assessment codes under The Noosa Plan are:
Cooroy & Lake Macdonald Locality Code
Residential Uses Code
Engineering Works Codes
Landscaping Code
The application will be subject to impact assessment and it is recommended it be handled by
a suitably qualified town planner or surveyor.
Access options were discussed. Staff consider a single driveway access through the site and
connecting both frontages as probably most suitable and efficient.
MCU approval plans may be able to undergo minor subsequent amendments, based on
available removal houses. This aspect presents a design and coordination challenge to the
project but is not insurmountable.
An indicative Infrastructure Charge estimate for the proposal is 3 X $29k (for 3 additional
dwellings), as discussed, which includes separate Unitywater charges. Section 5 of this
document provides details on obtaining written confirmation of charges or ph. “Lud” on
53296449.
Further advice can be given on any aspect of this advice as required.
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council's policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council's policy framework existing at the time of the assessment.
FM6082/8-18/04/2013 Page 2 of 3
Document Set ID: 19970999
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Section 113
Section 114
Civil Engineering Officer Name Mark Lewis
The developer will be required to provide improvements to the Opal Street and Opal Lane
frontages of the site. In regard to Opal Street the applicant will need to demonstrate that there
is no loss in the number of on-street carspaces by indicating where additional on-street
carspaces can be provided.
It is expected that stormwater from the development will be discharged to Council’s existing
stormwater drainage system in Opal Street. There may be a need for an on-site detention
system to address the additional runoff created by the development of the site.
Access to the proposed on-site carspaces/garaging must be in accordance with
AS/NZS2890.1:2004 with sufficient area to allow vehicles to enter the site, access the
carparking and exit the site in a forward gear in a total of 3 movements.
It is recommended that the applicant engage a suitably qualified engineer to prepare
preliminary and final design plans to address the issues of access, carparking, frontage works
and stormwater.
Subsequent to the Material Change of Use approval an Operational Works application will be
required. This application will address the final engineering designs for the development. The
current fee for a single Operational Works application for a site of 1536m² is $4,390.
If at the end of the construction if the developer wishes to create separate titles for the units
(Building Format) a Plan Sealing application to Council is required. The current fee for this
application is $1,148.
5. INFRASTRUCTURE CHARGES
A request for written advice for an Infrastructure Contributions Estimate relevant to your
proposal may be obtained for a fee of $211.
6. FURTHER ADVICE TO BE SOUGHT
You are advised to contact Unitywater and any relevant Queensland Government
Agencies for their specific requirements in respect of your proposal.
7. PLM NOTES ACKNOWLEDGEMENT (To be signed at end of PLM)
Council Project Director
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
FM6082/8-18/04/2013 Page 3 of 3
Document Set ID: 19970999
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[OCR of page images]
Civil Engineering Officer Name Mark Lewis
The developer will be required to provide improvements to the Opal Street and Opal Lane
frontages of the site. In regard to Opal Street the applicant will need to demonstrate that there
is no loss in the number of on-street carspaces by indicating where additional on-street
carspaces can be provided.
It is expected that stormwater from the development will be discharged to Council’s existing
stormwater drainage system in Opal Street. There may be a need for an on-site detention
system to address the additional runoff created by the development of the site.
Access to the proposed on-site carspaces/garaging must be in accordance with
AS/NZS2890.1:2004 with sufficient area to allow vehicles to enter the site, access the
carparking and exit the site in a forward gear in a total of 3 movements.
It is recommended that the applicant engage a suitably qualified engineer to prepare
preliminary and final design plans to address the issues of access, carparking, frontage works
and stormwater.
Subsequent to the Material Change of Use approval an Operational Works application will be
required. This application will address the final engineering designs for the development. The
current fee for a single Operational Works application for a site of 1536m? is $4,390.
If at the end of the construction if the developer wishes to create separate titles for the units
(Building Format) a Plan Sealing application to Council is required. The current fee for this
application is $1,148.
5. INFRASTRUCTURE CHARGES
A request for written advice for an Infrastructure Contributions Estimate relevant to your
proposal may be obtained for a fee of $211.
6. FURTHER ADVICE TO BE SOUGHT
You are advised to contact Unitywater and any relevant Queensland Government
Agencies for their specific requirements in respect of your proposal.
7. PLM NOTES ACKNOWLEDGEMENT (1o be signed at end of PLM)
Council Project Director AYN.
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council's policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council's policy framework existing at the time of the assessment.
FM6082/8-18/04/2013 Page 3 of 3
Document Set ID: 19970999
Version: 1, Version Date: 12/10/2015 Print Date: 12 October 2015, 10:33 AM