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Development Assessment Report
DEVELOPMENT ASSESSMENT REPORT
CHANGE APPLICATION - OTHER CHANGE TO DEVELOPMENT PERMIT
2008/176 FOR MATERIAL CHANGE OF USE FOR A RESORT COMPLEX
AND SHOP
3 - 7 SERENITY CLOSE, NOOSA HEADS
Lot 10 on SP195871 & Lot 11 on SP335472
File Number: 22070 October 2022
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PROJECT URBAN – 22070 October 2022
DOCUMENT INFORMATION
Project number: 22070
Report prepared for: Calile Malouf Investments Pty Ltd
DOCUMENT CONTROL
Revision # Date Authorised by
Final 10/10/2022 Scott Sobey
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
ALEXANDRA HEADLAND QLD 4572
Tel: 07 5443 2844
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
DEVELOPMENT ASSESSMENT REPORT Page 2
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PROJECT URBAN – 22070 October 2022
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY ................................................................................................................ 5
2.0 INTRODUCTION................................................................................................................................. 6
3.0 SITE DESCRIPTION........................................................................................................................... 7
4.0 PROPOSED DEVELOPMENT ........................................................................................................... 8
4.1 EXISTING DEVELOPMENT APPROVAL ....................................................................................... 8
4.2 PROPOSED CHANGE TO DEVELOPMENT APPROVAL ............................................................ 9
4.3 COMPARISON BETWEEN APPROVED AND PROPOSED DEVELOPMENT ........................... 12
5.0 SUPPORTING DOCUMENTATION ................................................................................................. 13
5.1 ARCHITECTURAL PLANS ........................................................................................................... 13
5.2 BUSHFIRE .................................................................................................................................... 13
5.3 CIVIL ............................................................................................................................................. 13
5.4 GEOTECHNICAL .......................................................................................................................... 13
5.5 LANDSCAPE................................................................................................................................. 13
5.6 NOISE ........................................................................................................................................... 14
5.7 STORMWATER ............................................................................................................................ 14
5.8 TRAFFIC ....................................................................................................................................... 14
5.9 VEGETATION ............................................................................................................................... 14
5.10 SUSTAINABILITY ......................................................................................................................... 15
5.11 WASTE.......................................................................................................................................... 15
6.0 STATE PLANNING INTERESTS ..................................................................................................... 16
6.1 PLANNING REGULATION ........................................................................................................... 16
6.2 SOUTH EAST QUEENSLAND REGIONAL PLAN 2017 .............................................................. 16
6.3 STATE PLANNING POLICY ......................................................................................................... 16
6.4 SCHEDULE 10 OF THE REGULATION ....................................................................................... 16
6.5 SCHEDULE 11 OF THE REGULATION ....................................................................................... 17
7.0 PLANNING SCHEME ....................................................................................................................... 18
7.1 DEFINITION .................................................................................................................................. 18
7.2 LEVEL OF ASSESSMENT ........................................................................................................... 18
7.3 STRATEGIC FRAMEWORK ......................................................................................................... 18
7.4 OVERLAYS ................................................................................................................................... 19
7.5 LOCAL PLAN CODE ..................................................................................................................... 20
7.5.1 PERFORMANCE SOLUTIONS ................................................................................................ 20
7.6 ZONE CODE ................................................................................................................................. 21
7.6.1 PERFORMANCE SOLUTION ................................................................................................... 21
7.7 DEVELOPMENT CODES ............................................................................................................. 24
7.7.1 PERFORMANCE SOLUTIONS ................................................................................................ 25
8.0 CONCLUSION .................................................................................................................................. 26
ATTACHMENT 1 – Planning Scheme Code Assessment prepared by Project Urban
SUPPORTING DOCUMENTATION
Architectural - Proposal Plans prepared by Richards & Spence
Bushfire – Bushfire Hazard Assessment prepared by Litoria Consulting
Civil – Preliminary Civil Engineering Plans prepared by Alta Projects
Geotechnical – Geotechnical Investigation Report prepared by Tectonic Geotechnical
Landscape – Landscape Concept Plan prepared by Conlon Group
Noise – Environmental Noise Assessment Report prepared by TTM Consulting
Stormwater – Stormwater Management Report prepared by Alta Projects
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PROJECT URBAN – 22070 October 2022 Sustainability – Sustainability Strategy prepared by Cundall Traffic – Traffic Engineering Report prepared by TTM Consulting Vegetation – Arborist Report inc. Vegetation Management Plan prepared by Litoria Consulting Waste – Operational Waste Management Plan prepared by TTM Consulting DEVELOPMENT ASSESSMENT REPORT Page 4 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
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PROJECT URBAN – 22070 October 2022
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 3 & 7 Serenity Close, Noosa Heads
Real Property Description Lot 10 on SP195871 & Lot 11 on SP335472
Land Area 24,010m² (Lot 10 – 12,130m2 & Lot 11 – 11,880m2)
Local Authority Noosa Council
Registered Landowner Calile Malouf Investments Pty Ltd as trustee
Current Use Lot 10 Vacant & Lot 11 sales office
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan 2020
Local Plan Area Noosa Heads Local Plan Area
Zone Tourist Accommodation Zone and Environmental Management
and Conservation Zone
Overlays • Acid Sulfate Soils – Above 5 metres AHD to 20 metres
AHD (Area 2);
• Biodiversity, Waterways and Wetlands – MSES
Environmental Values & Areas of Biological Significance;
• Bushfire Hazard – High Potential Bushfire Intensity &
Potential Impact Buffer; and
• Landslide Hazard – Moderate Hazard Area.
APPLICATION DETAILS
Applicant Calile Malouf Investments Pty Ltd as trustee
Application Type Change Application - Other Change to Development Permit for
Material Change of Use of Premises
Proposal Resort Complex and Shop
Level of Assessment Impact
Referral Triggers • Schedule 10, Part 9, Division 4, Subdivision 1 – State
transport infrastructure generally - Accommodation activity
exceeding threshold
• Schedule 10, Part 10, Division 3, Subdivision 1 -
Development interfering with koala habitat in koala habitat
areas outside koala priority areas
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PROJECT URBAN – 22070 October 2022 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Change Application for an Other Change to a Development Permit for Material Change of Use of Premises 2008/176, for a Resort Complex and Shop, for land situated at 3 – 7 Serenity Close, Noosa Heads and now described as Lot 10 on SP195871 & Lot 11 on SP335472. The decision notice for 2008/176 was issued by Sunshine Coast Council on 8 April 2010 and permitted a Resort Development comprising Multiple Dwelling (109 Dwelling Units) and Accommodation Building (90 Accommodation Units) and Ancillary Facilities. This Change application requests an ‘other change’ to the current development permit, to amend the form of the development and align the use definition description to that comparable under the current planning scheme. The application seeks a Development Permit for Material Change of use of premises for a Resort Complex and Shop to be established in accordance with the accompanying Proposal Plans. In accordance with Section 82 of the Planning Act 2016, for administering the change application, and assessing and deciding the change application in the context of the development approval, the relevant provisions apply as if the responsible entity were the assessment manager; and the change application were the original development application, with the changes included, but was made when the change application was made; and with necessary changes. Under the current Noosa Plan, the site is largely included in the Tourist Accommodation Zone with a small section included in the Environmental Management and Conservation Zone. Despite being a preferred land use, an application for a Resort Complex and Shop is Impact Assessable and requires assessment against the entire Planning Scheme. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying Development Application Form, the existing approval and attached supporting information. The change application complies with the requirements of section 79 of the Planning Act 2016, in that: • It is made in the approved form; • Will be accompanied by the required fee upon confirmation of the fee by Council; and • Does not require owners consent as the applicant is the owner. DEVELOPMENT ASSESSMENT REPORT Page 6 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
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PROJECT URBAN – 22070 October 2022
3.0 SITE DESCRIPTION
The subject site is situated at 3 - 7 Serenity Close, Noosa Heads and is described as Lot 10 on
SP195871 & Lot 11 on SP335472.
The site comprises an area of 24,010m², with Lot 10 vacant and Lot 11 accommodates the sales
centre for Settlers Cove development. The site has a road frontage to Serenity Close and
Banksia Avenue and backs onto park reserve.
The site’s location and context is illustrated in the figure below:
Subject Site
Figure 2 – Aerial Photograph of Subject Site, Qld Globe, Accessed July 2022
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PROJECT URBAN – 22070 October 2022
4.0 PROPOSED DEVELOPMENT
4.1 EXISTING DEVELOPMENT APPROVAL
The site is currently subject to a Development Permit for Material Change of Use for a Resort
Development comprising Multiple Dwelling (109 Dwelling Units) and Accommodation Building (90
Accommodation Units) and Ancillary Facilities to be assessed against the Superseded Planning
Scheme.
The approved development is arranged into seven freestanding buildings and serviced with a
common basement. A central facilities building contains the ancillary resort uses including a
restaurant, bar, day spa, shop, meeting room and conference facilities. External landscape and
recreation areas are provided including several pools. The development is 4 storeys and 15m in
height, with site access and egress points provided from Serenity Close.
The layout of this approval is illustrated below in Figure 1.
Figure 1 – Extract from Approved Plans (2008/176).
This development approval has not been acted on to date and is currently being assessed for an
extension to the currency period (132008.176.04). The development approval remains current
while the assessment of the extension request is being undertaken.
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PROJECT URBAN – 22070 October 2022 4.2 PROPOSED CHANGE TO DEVELOPMENT APPROVAL This Change application seeks an ‘other change’ to the current development permit, to amend the form of the development and align the use definition description to that comparable under the current planning scheme. The application seeks a Development Permit for Material Change of use of premises for a Resort Complex and Shop to be established in accordance with the accompanying Proposal Plans. The proposed development is for a resort complex with ancillary retail. The development comprises resort accommodation, with 178 rooms, 12 suites and 15 villas; resort facilities, including restaurants, function rooms, indoor and outdoor recreation, well-being and open space areas; and resort retail. The development aspires to provide a world-class resort accommodation experience, showcasing Noosa’s natural landscape and beauty, and delivering a flagship model for sustainable development in Noosa. The development will provide substantial employment opportunities and generate significant economic benefits to Noosa. BUILT FORM The design is a measured response to a range of relevant and sometimes conflicting parameters including planning scheme requirements; site topography, with slope varying from 21.5m to 9m AHD; site aspect and streetscape; vegetation preservation and enhancement; and functional requirements to achieve a world-class resort experience. Landscape is critical to the resort experience and integrated across the site. Large areas of deep planting are achieved at the site perimeter and within the central landscape spine providing multiple settings for large canopy trees. Landscaping is integrated within podiums and elevated gardens to create a beautiful and ever-changing setting to be experienced by visitors and locals. The master-planning of the site sees the main portion of the resort broken into two distinct ‘wings’, each emanating from a central hub in the physical centre of the Site. This allows each of the wings to sit on a different height plane, resolving and reconciling the fall across the long section. While both wings contain banks of rooms that overlook the bushland views to the south, the West Wing also houses the gym, day-spa, yoga-lawn and other wellness uses; while the East Wing accommodates the restaurants, resort retail and other hotel-related uses. A series of 3-storey villas provide an articulated public interface to the predominant Serenity Close frontage. Sitting well under the allowable 15 metre height limit for the development, this strategy gives the impression of a smaller-scale residential development to the neighbouring residential buildings opposite, while providing an architectural veil to the internalised hotel activities and resort behind. This design outcome provides a varied and articulated built form, responding to the sites topography by stepping down the slope, maintaining a maximum height of 4 storeys, and integrating with the surrounding natural landscape. DEVELOPMENT ASSESSMENT REPORT Page 9 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
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PROJECT URBAN – 22070 October 2022 The development comprises a gross floor area of 19,005m2 and site cover of 40% of the Tourist accommodation zoned area of the site. The proposed architecture and materiality are focused on longevity and achieving an elegant and timeless facade. The materials palette focusses on ‘earthy’ colour tones and includes light terracotta concrete block, natural grey pre cast concrete, natural grey off form concrete, natural stone to low level walls, natural stone slabs to walls and flooring, natural silver grey timber balustrading, natural silver grey timber gates and natural timber frames to tenancy doors and aluminium framed windows. Materials allocation is further detailed in the attached materials summary plans. SUSTAINABILITY The project aims to encapsulate sustainable design and operation to minimise carbon emissions, water consumption and waste generation, while enhancing the natural environment and providing a comfortable environment. To achieve these outcomes a Sustainability Strategy Report has been undertaken and which outlines the Ecological Sustainable Design (ESD) strategy for the proposed resort development. Investigations are being undertaken for the resort to be Carbon Neutral in operation including ongoing annual certification through Climate Active. Some of the proposed sustainability inclusions are: • Maximisation of roof solar inclusion • Residual electricity from renewable sources • High efficiency HVAC (heating, ventilation and air conditioning) and lighting • Increased thermal performance of fabric • Shading and performance glazing • Indoor spaces to provide high environment quality from fresh air, acoustics, lighting design, toxins • Management of refrigerants, low ODP (ozone depleting potential) and GWP (global warming potential) to reduce offset requirements • Rainwater collection systems, used for irrigation • Management of waste particularly organic to reduce offset requirements In addition the resort gardens include a large edible organic rooftop garden, comprising raised planters for easy-to-service garden beds, complete with climbing trellis arbours to host a variety of fruiting plants, climbers, and native bush fruit species. The edible garden extents will be co- planted with the Resort’s native species palette to ensure a balanced aesthetic, sustainable, and low maintenance outcome. The produce and crop selection will be a collaboration between gardener and resident chefs to ensure the harvest marries with the seasonal menu to maximise the garden-to-plate strategy. Further details of the proposed sustainability measures are outlined in the attached Sustainability Strategy Report prepared by Cundall. DEVELOPMENT ASSESSMENT REPORT Page 10 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
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PROJECT URBAN – 22070 October 2022 ACCESS AND PARKING Due to the scale of the use two separate vehicular access points are proposed. The main front of house access for guests and visitors is off the Grant Street roundabout. This entry will direct guests to the hotel setdown and valet area, with visitors directed to the basement carpark. The back of house access for service vehicles and staff is off the Serenity Close cul-de-sac head. This changed access arrangement from the currently approved access to Serenity Close will provide significant amenity benefit improvements to Serenity Close. Sufficient onsite car parking and service vehicle provision is achieved as shown on the proposal plans and detailed in the attached Traffic engineering report. LANDSCAPING Landscaping treatments to soften the built form, provide onsite amenity, integrate with the surrounding environment, and contribute to ecological enhancement of the Environmental Management and Conservation Zoned portion of the site, will be provided in accordance with the attached Landscape Concept plan. Landscape will comprise large areas of deep planting combined with deep podium gardens and mounding to host the robust green belt of the native Paper Bark trees. These large canopy species providing shade and a beautiful veil of green and vertical natural tones of the bark to compliment the central building spine combined with vast understorey of native Matt Rush, Native Rosemary, Midgenberry and Viola. Further horizontal layers of the many roof gardens throughout the spine hold sun hardened vertical trailing species of Coastal Rosemary and Beach Bayhops contrasted by the rising sculptural forms of large native cycads to further compliment the built forms. The resorts Environmental Management and Conservation zone area which forms the backdrop and buffer to the south will be retained and enhanced. The existing canopy of 4-14m high trees will be complemented with proposed additional native species planting. Total landscape area exceeds more than 30% of site area. INFRASTRUCTURE & SERVICING The site will be connected to all necessary infrastructure. Stormwater will be appropriately managed in accordance with the attached Stormwater Management Plan. Waste will be stored in the basement service area with onsite collection and manoeuvring for waste vehicles available. Refer attached Operational waste management plan and Traffic engineering report. DEVELOPMENT ASSESSMENT REPORT Page 11 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
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PROJECT URBAN – 22070 October 2022
4.3 COMPARISON BETWEEN APPROVED AND PROPOSED DEVELOPMENT
Development Outcomes
Development Provision Approved Proposed
Use Resort Development comprising Resort Complex and Shop
Multiple Dwelling and
Accommodation Building and
Ancillary Facilities
No units/rooms 109 Dwelling Units and 90 178 Resort Rooms, 12
Accommodation Units Resort Suites & 15 Villas
Ancillary uses Restaurants, bar, day spa, shop, Resort retail, restaurants, café,
meeting rooms and conference bar, functions rooms, day spa,
facilities, swimming pools gym, games room, swimming
pools, tennis court
Height 4 storeys 4 storeys
Gross Floor Area 18,101m2 19,005m2
Site Cover 34% 40%
Built Form 7 free standing buildings & 7 buildings, 4 of which have
interconnected basement interconnecting roof structures &
basement
Car parks 286 251 (including 14 set down
spaces)
Site access Primary – Serenity Close Primary – Grant Street
Service – Serenity Close roundabout
Service – Serenity Close cul-de-
sac head
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PROJECT URBAN – 22070 October 2022 5.0 SUPPORTING DOCUMENTATION 5.1 ARCHITECTURAL PLANS Architectural Proposal Plans prepared by Richards & Spence are attached. The plans include site plan, typical floor plans, elevations, sections, site cover calculation plans, gross floor area calculation plans, height plane plan and materials summary. The plans demonstrate that the proposal results in an appropriate built form and facade to all road frontages and provides a development outcome consistent with the character of the locality. 5.2 BUSHFIRE A Bushfire Hazard Assessment prepared by Litoria Consulting is attached. This report assesses site specific factors that contribute to bushfire hazard, assesses the extent of bushfire prone area post development, and identifies whether management measures are required to achieve compliance with state and council provisions. The results of the assessment demonstrate that planning and management measures to mitigate bushfire hazard are not required as part of the development and that the development complies with the relevant Noosa Plan assessment benchmarks as the proposed development footprint avoids bushfire attack risk. 5.3 CIVIL Preliminary civil engineering plans prepared by Alta Projects are attached. These plans include preliminary earthworks layout and sections; preliminary services layout; preliminary stormwater layout, sections and detail; and preliminary external roadworks layout and sections. The engineering plans demonstrate that the site is able to be serviced with suitable urban infrastructure. 5.4 GEOTECHNICAL A Geotechnical Investigation Report prepared by Tectonic Geotechnical is attached. This report undertakes a geotechnical assessment of the site conditions and provides geotechnical recommendations regarding earthworks and footings, together with temporary and permanent basement retention. The report concludes that provided the included recommendations are adhered to the site will be subject to Low Risk from slope instability. 5.5 LANDSCAPE A Landscape Concept Plan prepared by Conlon Group is attached. This plan demonstrates that the proposal will achieve an attractive and appropriate landscape design that will complement the character of the locality, assist in softening the built form of the proposed development, provide amenity benefits and contribute to ecological enhancement of the Environmental Management and Conservation Zoned portion of the site. DEVELOPMENT ASSESSMENT REPORT Page 13 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
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PROJECT URBAN – 22070 October 2022
5.6 NOISE
An Environmental Noise Assessment Report prepared by TTM Consulting is attached. This
report considers the current ambient noise levels at the sites location and assesses the potential
impacts from proposed onsite noise activities. The report recommends function room facade
treatments, noise management strategies and mechanical plant screening to ensure compliance
with the planning scheme requirements.
5.7 STORMWATER
A Stormwater Management Plan prepared by Alta Projects is attached. This report demonstrates
that an appropriate stormwater outcome can be achieved, with non-worsening impacts to
surrounding and downstream properties and with no impacts on the ecological values of the
surrounding environment.
5.8 TRAFFIC
A Traffic Engineering Report prepared by TTM Consulting is attached. This report investigates
the transport aspects associated with the proposed development, including
• Parking supply required to cater for the development demand;
• Parking layout to provide efficient and safe internal manoeuvring;
• Identification of likely traffic generation and traffic distribution from the future development;
• Identification of likely traffic impact of development on the external road network;
• Access configuration to provide efficient and safe manoeuvring between the site and the
external road network;
• Suitability of access and internal facilities to provide for pedestrian and cyclist operation;
• Access to suitable level of public transport; and
• Servicing requirement.
The report demonstrates that the proposed access arrangements are acceptable; that the
proposed parking supply is appropriate for the use; that the development will not have a
significant impact on the future road network; that service vehicle arrangements are adequate to
meet the needs of the proposed development; and that current public transport infrastructure and
proposed site provisions for pedestrian/bicycle facilities is considered adequate for the
development.
5.9 VEGETATION
An Arborist Report including Vegetation Management Plan prepared by Litoria Consulting is
attached. This report provides a current assessment of site vegetation to be retained with the
development. The report considers the previously approved development and vegetation
management requirements and provides a new tree survey within the part of the site now zoned
Environmental Management and Conservation. The report includes a Vegetation Management
Plan, detailing trees to be retained and tree protection measures.
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PROJECT URBAN – 22070 October 2022 5.10 SUSTAINABILITY A Sustainability Strategy prepared by Cundall is attached. This report has been prepared as the project aims to encapsulate sustainable design and operation to minimise carbon emissions, water consumption and waste generation, while enhancing the natural environment and providing a comfortable environment. The report outlines the Ecological Sustainable Design (ESD) strategy for the proposed development. While there are no direct sustainability planning requirements or metrics to be achieved, the development team is cognisant of the sustainability initiatives within the Noosa Plan 2020 and Noosa Council’s sustainability commitments, including their Carbon Neutral target. The sustainability strategy has been positioned to enable the achievement of Carbon Neutral certification in operation. 5.11 WASTE An Operational Waste Management Plan prepared by TTM Consulting is attached. This report undertakes an assessment of the likely waste generation of the proposed use and provides a guide for the design, construction and operational phases of the development to ensure compliance with the planning scheme requirements. DEVELOPMENT ASSESSMENT REPORT Page 15 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
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PROJECT URBAN – 22070 October 2022
6.0 STATE PLANNING INTERESTS
6.1 PLANNING REGULATION
The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the
application must be carried out against, which are additional or alternative to the Assessment
Benchmarks contained in the local planning instruments.
These Assessment Benchmarks are prescribed as being contained in:
• The SEQ Regional Plan, to the extent it is not appropriately integrated into the Planning
Scheme;
• Part E of the State Planning Policy, to the extent it is not appropriately integrated into the
Planning Scheme; and
• Schedules 10 and 11 of the Regulation.
An assessment of the relevant provisions contained in the above planning instruments and
Schedules of the Regulation are provided in the following sections of this report.
6.2 SOUTH EAST QUEENSLAND REGIONAL PLAN 2017
The site is subject to the South East Queensland Regional Plan 2017. Under the regional plan,
the subject site is included within the Urban Footprint. The Urban Footprint is intended to
accommodate the regions urban development needs. The proposal is consistent with the Urban
Footprint designation. No further Assessment against the regional plan is considered necessary.
6.3 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of
State interest in land use planning and development. The SPP only applies to development
assessment if the planning scheme has not yet appropriately integrated the SPP.
The Noosa Plan 2020 came into effect on 31 July 2020. Under section 2.1 of the Plan, it is
specified that it appropriately integrates all matters in the SPP, with the exception of Coastal
Hazards. As the subject site is not impacted by Coastal Hazards, those elements of the SPP
that are relevant to this development are appropriately addressed in the current Noosa Plan and
as such, no further assessment against the SPP is required.
6.4 SCHEDULE 10 OF THE REGULATION
A review of Schedule 10 identifies that the development does not comprise prohibited
development, but triggers referral agency assessment. Referral is triggered under:
• Schedule 10, Part 9, Division 4, Subdivision 1 – State transport infrastructure generally -
Accommodation activity exceeding threshold
• Schedule 10, Part 10, Division 3, Subdivision 1 - development interfering with koala habitat in
koala habitat areas outside koala priority areas
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PROJECT URBAN – 22070 October 2022 The State Development Assessment Provisions (SDAP) provide assessment benchmarks for the assessment of development applications where the chief executive is the assessment manager or a referral agency. Relevant matters of state codes are addressed in the attached Traffic Engineering Report and Arborist Report/Vegetation Management Plan. 6.5 SCHEDULE 11 OF THE REGULATION Schedule 11 of the regulation provides Assessment benchmarks for development on premises in Koala priority areas not interfering with koala habitat or development in identified Koala broad- hectare areas. Schedule 11 of the regulation is not applicable to the proposed development as the site is not located within a Koala priority area or a Koala broad-hectare area. DEVELOPMENT ASSESSMENT REPORT Page 17 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
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PROJECT URBAN – 22070 October 2022
7.0 PLANNING SCHEME
Under the current Noosa Plan 2020 the site is included within the Noosa Heads Local Plan Area
and the Tourist Accommodation Zone and Environmental Management and Conservation Zone.
An assessment of the applicable provisions of the Noosa Plan has been undertaken below.
7.1 DEFINITION
The proposed development is defined under the Noosa Plan 2020 as:
Resort Complex - means the use of premises for—
(a) Tourist and visitor accommodation that includes integrated leisure facilities (examples of
integrated leisure facilities—bars, meeting and function facilities, restaurants, sporting and
fitness facilities); or
(b) Staff accommodation that is ancillary to the use in paragraph (a); or
(c) Transport facilities for the premises (a ferry terminal or air service for example).
Shop - means the use of premises for—
displaying, selling or hiring goods; or providing personal services or betting to the public.
Comment: The proposed development will be established in accordance with the above
definitions.
7.2 LEVEL OF ASSESSMENT
In accordance with Section 82 of the Planning Act 2016, the assessment of this application is to
be administered as if the responsible entity (Noosa Council) were the assessment manager, and
the change application were the original development application, with the changes included.
Under the Tables of Assessment for the Tourist Accommodation Zone and the Environmental
Management and Conservation Zone, the assessment of this application is subject to Impact
Assessment, with the applicable assessment benchmarks being the planning scheme.
7.3 STRATEGIC FRAMEWORK
The proposed Resort complex and Shop are identified as consistent use under the lands Tourist
Accommodation Zone and as such are considered consistent with the Strategic Framework.
Specifically the proposal supports the strategic outcomes, in that it is consistent with the intended
settlement pattern; contributes to community well being; contributes to the range of available
visitor accommodation; will not result in any biodiversity or environmental impacts; will not impact
transport and movement infrastructure; can be connected to infrastructure and services; and
appropriately responds to natural hazards and resilience.
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7.4 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Acid Sulfate Soils
The site is mapped in part as potentially
subject to acid sulfate soils being within
Area 2 (above 5m to 20m AHD). Standard
conditions can be imposed to address acid
sulfate soils management including the
requirement for an acid sulfate soils report
to be submitted with a subsequent
operational works application.
Biodiversity, Waterways and Wetlands
The site is mapped in part as an area of
biodiversity significance and having a matter
of state environmental significance
environmental value. These overlays have
been assessed in the attached Arborist
Report and Vegetation Management Plan
and which demonstrates that the proposed
development will not have any adverse
biodiversity or environmental impacts. The
new development allows for greater
retention and enhancement of trees within
the site, particularly within the southern
portion of the site now zoned Environmental
Management and Conservation
Bushfire Hazard
The site is mapped as having high potential
bushfire intensity and medium potential
bushfire intensity. These overlays have
been assessed in the attached Bushfire
Hazard Assessment prepared by Litoria
Consulting. The results of the assessment
demonstrate that planning and management
measures to mitigate bushfire hazard are
not required as part of the development and
that the development complies with the
relevant Noosa Plan assessment
benchmarks as the proposed development
footprint avoids bushfire attack risk.
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Landslide Hazard
The site is mapped in part as having
moderate landslide hazard. This overlay
has been addressed in the attached
Geotechnical Investigation Report prepared
by Tectonic Geotechnical. This report
undertakes a geotechnical assessment of
the site conditions and provides
geotechnical recommendations regarding
earthworks and footings, together with
temporary and permanent basement
retention. The report concludes that
provided the included recommendations are
adhered to the site will be subject to Low
Risk from slope instability.
7.5 LOCAL PLAN CODE
The site is included in the Noosa Heads Local Plan Area.
An assessment of the Local Plan Code has been included within Attachment 1. The assessment
has determined that the proposed development complies with all relevant performance
outcomes. Where acceptable outcomes are not met, a performance solution demonstrating
compliance with the corresponding performance outcome is provided below.
7.5.1 PERFORMANCE SOLUTIONS
AO7.1 Development takes the form of small separate buildings rather than large single bulky
buildings, stepping down slopes where applicable and not visually dominating the street,
beachfront, riverfront, adjacent properties, surrounding spaces or the existing skyline.
Performance Solution:
The development complies with the acceptable outcome to the extent the built form steps down
the slope and does not visually dominate the street with the villa structures at the street front
taking the form of small separate buildings. It is not possible for the main resort room buildings to
take the form of small separate buildings as this outcome will not enable delivery of an
appropriate world-class resort accommodation experience, as a viable high quality resort
requires consolidation of hotel suites and services in close proximity in order to achieve efficiency
of servicing, maintenance and guest convenience.
The main resort room buildings will not however result in any detrimental impact or visually
dominate the street, adjacent properties, surrounding spaces or the existing skyline as they are
at a lower level and largely screened by the street front Villas and frontage vegetation and are
well articulated with balconies, stepping façades, varied fenestration, balustrades, and planting.
The building facing the rear park reserve is also well screened by existing vegetation to break the
facade appearance.
DEVELOPMENT ASSESSMENT REPORT Page 20
Other Change - Material Change of Use
3 - 7 Serenity Close, Noosa Heads
Page 21
PROJECT URBAN – 22070 October 2022 The design complies with performance outcome PO7 in that the buildings, structures and landscaping is integrated with the natural landscape and reflect the … hillside character and setting of the local plan area in terms of form, composition and protection of neighbourhood amenity. 7.6 ZONE CODE The site is largely included within the Tourist Accommodation Zone, with a small portion in the Environmental Management and Conservation Zone. Despite approaches to Council, no definitive confirmation of the Tourist Accommodation Zone area was attainable. Assessment and calculations are based on zone area of 2.1877 hectares, as established from Councils report for file no 08/0176 and included in the Agenda for the Strategy & Planning Committee meeting of 31 March 2010 and which area was relied on in Planning & Environment Court Appeal 190 of 2013. An assessment of the Zone Codes has been included within Attachment 1. The assessment has determined that the proposed development complies with all relevant performance outcomes. Where acceptable outcomes are not met, performance solution demonstrating compliance with the corresponding performance outcome is provided below. 7.6.1 PERFORMANCE SOLUTION Tourist Accommodation Zone AO9.1 Buildings and other structures have a building height of no more than: (a) Noosa Heads …. with the exception of: Lots 10 and 11 SP195871, Serenity Close where building height is no more than 15 metres; Performance Solution: Refer attached height plan which demonstrates that the majority of the development has a height of no more than 15m. There are small roof edge and services intrusions from 0.28m to 1.335m above the height limit. These intrusions are well away from site boundaries and will have no impact on surrounding areas. A more substantial intrusion of 3.9m is also proposed for a service lift to the roof. This is proposed for safety and maintenance purposes given the substantial amount of mechanical and other equipment intended for the roof. Servicing and replacing these items would be difficult without lift access, with anything too heavy to carry needing to be craned to the roof which would be noisy and disruptive to the site and surrounding users. This lift is placed centrally within the site and would not be visible from any surrounding public areas. The proposed height intrusions will comply with performance outcome PO9 as the overfall building and structures remain low rise and present a building height consistent with structures on adjoining and surrounding premises; The intrusions will not visually dominate the street or surrounding areas; will preserve the amenity of surrounding premises including privacy, views DEVELOPMENT ASSESSMENT REPORT Page 21 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
Page 22
PROJECT URBAN – 22070 October 2022 and access to sunlight; respect the scale of any nearby vegetation, retaining a vegetated skyline; respond to the topography of the site; and maintain a maximum building height of four storeys. AO13.1 Except where otherwise specified in a local plan code, buildings and structures meet the following minimum boundary setbacks: In the Noosa Heads Local Plan Area (excluding the Hastings Street Mixed Use Precinct): (a) 6 metres from the front boundary for up to two storeys; (b) 10 metres from the front boundary for the third and fourth storey; Performance Solution: All setbacks comply with the exception of minor intrusions of Villas 7 and 15 into the required third level 10m front setback. These minor setback intrusions are negligible and to building corners only, and result due to the varying alignment of the road frontage boundary. There will be no noticeable setback intrusions with the finished development appearance. The proposed setbacks will comply with performance outcome PO13 as the buildings will still provide a high level of amenity to users of the subject site and adjoining premises; will not unreasonably obstruct views or cause overlooking of private open space or habitable areas of adjoining premises; provide adequate distance from adjoining land uses; preserve existing vegetation that will help buffer development; and are consistent with the predominant character of the surrounding area, maintaining the visual continuity and pattern of buildings and landscape elements within the street AO14.6 Development consists of small separate buildings rather than large bulky buildings with no more than six units attached in one plane. AO14.7 Buildings incorporate both vertical and horizontal articulation such that no unbroken elevation is longer than 15 metres without a change in plane of at least 750 millimetres Performance Solution: While the villa structures at the street front have been designed in the form of small separate buildings, with no more than six units attached in one plane, it is not possible for the main resort room buildings to take the form of small separate buildings as this outcome will not enable delivery of an appropriate world-class resort accommodation experience. A viable high quality resort requires consolidation of hotel suites and services in close proximity in order to achieve efficiency of servicing, maintenance and guest convenience. The main resort room buildings will not however result in any detrimental impacts and will provide a visually appealing and integrated design outcome. The buildings are at a lower level and largely screened by the small scale street front Villas and frontage vegetation and are well articulated with balconies, stepping façades, varied fenestration, balustrades, and planting. The bulk of the main building facing the rear park reserve is broken vertically by the inclusion of recessed external stairwells and planters. These buildings will also be well screened by existing vegetation to break the facade appearance. The overall development appearance will not visually dominate the street, adjacent properties, surrounding spaces or the existing skyline. DEVELOPMENT ASSESSMENT REPORT Page 22 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
Page 23
PROJECT URBAN – 22070 October 2022 The proposed development outcome is considered to comply with performance outcome PO14 as it incorporates a high standard of architectural and landscaping design and creates attractive and functional buildings, streets and places; addresses and enhances the streetscape by incorporating articulation and individual design elements that add visual interest to the development; has a form and architectural scale that does not dominate the streetscape or the surrounding properties; and does not detract from the visual amenity of adjoining properties such as the impact on views, access to sunlight or overlooking. The overall presentation to surrounding streetscape and adjoining spaces will not present as a large single bulky development. AO17 Basements: (a) are limited to one access a maximum of 6 metres wide; and (b) do not encroach into building setback areas. Performance Solution: Due to the size of the site and operational requirements of the use, two separate vehicular access points to the basement are proposed, neither of which encroach into building setback areas. One access is front of house for guests and visitors and the other access is back of house for service vehicles and staff. The proposal complies with performance outcome PO17 as the basements visually integrate with the building; do not dominate the street or building design; are screened through landscaping and other built from elements; and do not present as a storey to the street. AO18.1 Front fences or walls are set back an average of 1 metre and are articulated to provide visual interest by stepping the design at a maximum of 5 metre intervals. Performance Solution: While front fencing is setback more than 1m and is articulated, it has lengths of up to 8m. The acceptable outcome appears to more relate to situations where built to boundary fencing elements are included, rather than the proposed outcome which has the fencing setback behind a 1.5m landscape width. The proposed fencing outcome complies with performance outcome PO18 as it will contribute to the attractiveness of the streetscape; be compatible with the existing streetscape character; provide planting in front of solid fences and walls; and ensure plantings between the front fence and the footpath does not create an impediment for pedestrians using the footpath. AO20.2 Development does not include roof top terraces. Performance Solution: A roof terrace and garden is proposed to part of the rear portion roof level of the western resort wing. The context of the roof terrace and garden is seen on sections E and F. As shown, the level of the roof garden is lower than the roof levels of adjoining parts of the built form and will not result in any dominant impact as the highest part of the building. Higher level roof components will ensure articulation in overall roof form. DEVELOPMENT ASSESSMENT REPORT Page 23 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
Page 24
PROJECT URBAN – 22070 October 2022
The roof terrace/garden complies with performance outcome PO20 as the developments overall
roof from will contribute positively to the local skyline; complement the character of the locality
and the topography of the site; and will not create opportunities for overlooking the private open
space or internal spaces of neighbourhood properties.
AO24.1 Cut or fill is less than 1.5 metres in depth relative to the ground level
Performance Solution:
Due to the slope of the site cut and fill of more than 1.5m in depth is required to achieve an
integrated development outcome. This is however largely achieved as built form modification
rather than any substantial external retaining structures, with all external boundary interfaces
being less than 1.5m in depth as required by the acceptable outcome. All earthworks will be
undertaken in accordance with the attached Geotechnical Investigation.
The proposed works will achieve compliance with performance outcome PO24 as the
development outcome will not impact on landscape amenity and will have minimal impact on the
natural landform of the site.
7.7 DEVELOPMENT CODES
While the application is assessable against the entire planning scheme the following
development codes are considered most applicable to the proposed development:
• Visitor Accommodation Code;
• Business Activities Code;
• Works Codes
o Driveways and Parking Code;
o Earthworks Code;
o Existing Services Code;
o Fire Services for Common Private Title Code;
o Landscaping Code;
o Sustainable Building Design Code;
o Transport Code;
o Water Quality and Drainage Code; and
o Waste Management Code.
Comment: An assessment of the Visitor Accommodation and Business Activities codes are
included within Attachment 1. The code assessment has determined that the proposed
development complies with all relevant performance outcomes. Where acceptable outcomes are
not met, a performance solution demonstrating compliance with the corresponding performance
outcome is provided and discussed in section 8.7.1 below.
The assessment against the relevant Works Codes has determined that the proposed
development generally complies with all of the development codes. Further details will be
DEVELOPMENT ASSESSMENT REPORT Page 24
Other Change - Material Change of Use
3 - 7 Serenity Close, Noosa Heads
Page 25
PROJECT URBAN – 22070 October 2022 provided at operational works and building works stages. Any specific matters can be addressed by conditions if required. 7.7.1 PERFORMANCE SOLUTIONS Visitor Accommodation Code AO23.2 Accommodation units are provided with private open space or a balcony directly accessible from a habitable room that: (a) is a minimum area of 6m²; (b) has a minimum dimension of 2 metres; and (c) does not accommodate air conditioning units Performance Solution: The guest rooms are large rooms, with a lounge and small table/chairs and integrated balcony with a maximized operable facade to provide an indoor-outdoor experience. While the balconies are typically only 1m in width, with an area of 4.2m2, the maximized operable façade, with fully openable full height doors ensures appropriate private open space is achieved. No air conditioning units are located on balconies to impact the experience. This proposed indoor-outdoor arrangement is considered to comply with performance outcome PO23 for the rooms to have access to a reasonable level of private outdoor living space. Business Activities Code AO16 Parking is provided in accordance with Table 9.4.2.4 of the Driveways and Parking Code. Performance Solution: The proposed resort retail (shop) is associated with and ancillary to the main resort complex function. Refer attached traffic engineering report that details car parking requirements and outcomes and demonstrates that sufficient car parking is available to accommodate the number and type of vehicles likely to be generated by the use on site in compliance with PO16. DEVELOPMENT ASSESSMENT REPORT Page 25 Other Change - Material Change of Use 3 - 7 Serenity Close, Noosa Heads
Page 26
PROJECT URBAN – 22070 October 2022
8.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Calile Malouf Investments
Pty Ltd, to support a Change Application for an Other Change to Development Permit for Material
Change of Use of Premises 2008/176, which permitted a Resort Development comprising
Multiple Dwelling (109 Dwelling Units) and Accommodation Building (90 Accommodation Units)
and Ancillary Facilities in respect of land at 3 & 7 Serenity Close, Noosa Heads and now
described as Lot 10 on SP195871 & Lot 11 on SP335472.
The application requests an ‘other change’ to the current development permit, to amend the form
of the development and align the use definition description to that comparable under the current
planning scheme and obtain a Development Permit for Material Change of use of premises for a
Resort complex and Shop to be established in accordance with the accompanying Proposal
Plans.
The site is included under the Noosa Plan 2020 within the Noosa Heads Local Plan Area and
largely the Tourist Accommodation Zone, with a small area of Environmental Management and
Conservation Zone. The proposal is subject to impact assessment.
This report demonstrates the proposals compliance with the applicable state and local planning
provisions, including the following:
• The proposed development is for a use consistent with the development intent for the site
under the Noosa Plan 2020;
• The proposed development complies with the applicable performance outcomes of the Noosa
Heads Local Plan Code;
• The proposed development complies with the applicable performance outcomes of the
Tourist Accommodation Zone Code;
• The proposed development complies with the applicable performance outcomes of the
Environmental Management and Conservation Zone Code;
• The proposed development complies with the performance outcomes of applicable
development codes;
• Where acceptable outcomes of codes are not met, a performance solution demonstrating
compliance with the corresponding performance outcome is provided;
• The proposed development appropriately responds to all planning scheme overlays;
• The proposed development is consistent with the state planning provisions.
Approval of the proposed Resort complex and Shop is warranted.
DEVELOPMENT ASSESSMENT REPORT Page 26
Other Change - Material Change of Use
3 - 7 Serenity Close, Noosa Heads
Page 27
ATTACHMENT 1 Planning Scheme Code Assessment
Page 28
NOOSA HEADS LOCAL PLAN CODE
Amenity and Function
Performance Outcomes Acceptable Outcomes Comment
Development in the Noosa Heads Local Plan Area generally (All Zones)
PO1 Complies
Development enhances the role of No acceptable outcome provided The development is for a resort
Noosa Heads as the principal focus complex, which will enhance the role
for visitor accommodation and and focus of Noosa Heads for visitor
services in Noosa Shire with high accommodation. The site has a high
levels of accessibility to outdoor level of accessibility to outdoor
recreational pursuits and urban recreational pursuits and urban
services. services.
PO2 Complies
Development contributes to the No acceptable outcome provided While the primary focus of the
lifestyle and amenity of residents of development is for visitor
Noosa Heads and its surroundings accommodation, it provides facilities
and services coastal communities that will be accessible and therefore
to the southeast. contribute to the lifestyle and amenity
of residents of Noosa Heads and its
surroundings.
PO3 AO3.1 Not Applicable
Development contributes to the Development adjacent to a gateway Site not adjacent to a gateway or
establishment of attractive or special place or on land identified special place or on land identified as
streetscapes to enhance the as a key corner in Figure 7.2.5.4 a key corner.
character of Noosa Heads. (Noosa Junction Framework and
Character plan) or Figure 7.2.5.5
(Hastings Street Framework and
Character plan):
(a) incorporates architectural and
landscape treatments which
emphasise the corner location
as shown in Figure AP310A and
Figure AP310B; and
(b) incorporates building materials
such as varied roof forms,
changes in materials and
variations in projected and
recessed elements and
facades.
AO3.2 Not Applicable
Development adjacent to a primary Site not adjacent to a primary
streetscape treatment area on Figure streetscape treatment area.
7.2.5.4 (Noosa Junction Framework
and Character plan) or Figure 7.2.5.5
(Hastings Street Framework and
Character plan) provides streetscape
improvements which are appropriate
to the location, setting and context of
the development and complement
existing or proposed streetscape
works in the local area.
AO3.3 Not Applicable
Development on Key Development Site not a Key Development Site.
Sites identified on Figure 7.2.5.4
(Noosa Junction Framework and
Character Plan) incorporates a high
standard of architectural design and
landscape treatment consistent with
the streetscape character.
Editor’s Note— For further
guidance and context in
Page 29
interpreting the Framework and
Character Plans please refer to
PSP7 Framework and Character
Plans.
PO4 AO4 Not Applicable
The visual amenity and character Development adjacent to the major Site not adjacent to the major road
surrounding the major road network road network, particularly Sunshine network.
and entrance roads, is protected and Beach Road, Eenie Creek Road,
enhances the entrances to Noosa Noosa Drive and Noosa Parade
Heads. incorporates landscaping that
complements the natural species
occurring in the local area, protects
existing vegetation within the road
reserve and incorporates design
elements that add visual interest to
the streetscape.
PO5 AO5 Complies
Development retains enhances the Development retains and enhances Existing mature trees will be retained
existing mature trees and character existing mature trees and character where possible outside of the
vegetation contributing to the vegetation contributing to the development footprint.
vegetated backdrop, character and vegetated backdrop, character and Supplementary planting will be
habitat values of the local area. habitat values of the local plan area, provided to the southern boundary
including: area, enhancing the retained trees
(a) Noosa National Park and Weyba contributing to the vegetated
Creek conservation areas; backdrop, which frames the local plan
(b) the vegetated hills which frame area. Furthermore, the amended
Noosa Heads, Laguna Bay, design allows for the preservation of
Noosa Inlet and Hastings Street; significantly more existing vegetation
(c) the foreshore areas of the Noosa than the current approved
River, Lake Weyba, Weyba architectural scheme.
Creek and their associated
riparian communities;
(d) Noosa Spit/Noosa Woods;
(e) street trees along Hastings
Street;
(f) the vegetated drainage lines
through residential estates; and
(g) other character vegetation where
identified in Figure 7.2.5.4
(Noosa Junction Framework and
Character plan) or Figure 7.2.5.5
(Hastings Street Framework and
Character plan)
PO6 AO6.1 Complies
Development retains significant views Development does not intrude upon Development does not intrude upon
and vistas contributing to the setting important gateways and sightlines important gateways and sightlines.
and character of the local plan area. including:
(a) significant views to the ocean,
Noosa River and coastal
lowlands from streets, beaches
and other public places;
(b) the vegetated backdrop of Noosa
Hill as seen from Noosa Main
Beach and the Hastings Street
area;
(c) views from Hastings Street to
Main Beach;
(d) vistas over Laguna Bay and to
the Noosa National Park and the
vegetation stands and hills within
Little Cove;
(e) the scenic view of Noosa
National Park and Weyba Creek
from Cooloola and Weyba Park
Estates; and
(f) vistas across Noosa River from
Noosa Sound.
Page 30
AO6.2 Not Applicable
For Noosa Junction Major Centre and Site not within Noosa Junction Major
Hastings Street Visitor Centre, Centre or Hastings Street Visitor
buildings and structures do not Centre.
significantly interrupt or encroach
upon key contextual views as
identified on Figure 7.2.5.4 (Noosa
Junction Framework and Character
plan) and Figure 7.2.5.5 (Hastings
Street Framework and Character
plan) and shown in Figure 7.2.5.7,
Figure 7.2.5.8, and Figure 7.2.5.10.
AO6.3 Not Applicable
Buildings and other structures visible Site not visible from the beach.
from the beach or public spaces use
materials and finishes that
complement the beachside character
and integrate with the surrounding
natural landscape and skyline
vegetation.
AO6.4 Not Applicable
Views of building or structures from Site not visible from the beach.
the beach are framed or filtered
through vegetation.
Editor's note— Refer to Figure AP3
3A
Built Form and Streetscape
Performance Outcomes Acceptable Outcomes Comment
Built Form and Streetscape
PO7 AO7.1 Performance Outcome
Buildings, structures and landscaping Development takes the form of small Refer Development Assessment
is integrated with the natural separate buildings rather than large Report.
landscape and reflect the beachside, single bulky buildings, stepping down
riverside or hillside character and slopes where applicable and not
setting of the local plan area in terms visually dominating the street,
of form, composition and protection of beachfront, riverfront, adjacent
neighbourhood amenity. properties, surrounding spaces or the
existing skyline.
Complies
AO7.2 Buildings and structures have a scale
Buildings and structures have a scale and building height consistent with
and building height consistent with development on adjoining and
development on adjoining and surrounding land and outcomes
surrounding land. anticipated for the site that have been
established within the current
approval.
AO7.3
Buildings and structures preserve the Complies
amenity of adjoining land including Buildings and structures will preserve
sunlight to neighbouring properties. the amenity of adjoining land
including sunlight to neighbouring
properties.
AO7.4
Development respects the scale of Complies
surrounding vegetation and The development respects the scale
maximises the opportunity for of surrounding vegetation,
retention of existing vegetation and incorporates soft landscape between
incorporates soft landscaping buildings and provides supplementary
between buildings. planting to the southern boundary
area, enhancing the retained trees.
Furthermore, the amended design
Page 31
allows for the preservation of
significantly more existing vegetation
than the current approved
architectural scheme.
AO7.5 Complies
Buildings and structures: The proposed design incorporates
(a) incorporate articulated roof forms articulated roof forms visible from the
which are visible from the street; street; a mixture of materials,
(b) incorporate a mix of lightweight including brick, stone cladding, timber
and textured external building balustrades and off form concrete;
materials or materials that reflect provides variation through articulation
the natural environment such as and detailing; incorporates open
timber and rock face; balconies; and has an understated
(c) provide variation through colour scheme, with lowreflective
articulation, texture and detailing; roofing and cladding materials;
(d) incorporate verandahs, open resulting in a high quality design
balconies or shaded patios for aesthetic and development that will
outdoor living, with open, enhance the local area.
transparent or semiopen
balustrades;
(e) use understated colour schemes
and lowreflective roofing and
cladding materials.
Editor's note— Refer to Figure
AP33A
Centres and Services
Performance Outcomes Acceptable Outcomes Comment
Centres and Services
PO8 Not Applicable
The Noosa Heads local plan No acceptable outcome provided Site not within a centre zone.
area is serviced by the following
centres that provide business,
entertainment and community
activities consistent with the
Noosa Shire Centres Hierarchy:
(a) Noosa Junction Major
centre;
(b) Quamby Place
Neighbourhood centre; and
(c) Hastings Street Visitor
centre.
PO9 AO9.1 Not Applicable
Noosa Junction is a major activity Development in Noosa Junction is to Site not within Noosa Junction.
centre servicing the coastal part of be generally in accordance with
Noosa Shire providing a wide range Figure 7.2.5.4 ( Noosa Junction
of centre activities and employment Framework and Character Plan).
including:
(a) retail uses of supermarkets and AO9.2
specialty retail; The redevelopment of the former
(b) commercial and professional Bowls site in Noosa Junction
office space; includes the dedication of land zoned
(c) creative industries; Recreation and Open Space Zone
(d) education; with a minimum area of 1,000m2 to
(e) health and wellbeing; be located generally in accordance
(f) entertainment activities; with Figure 7.2.5.4 (Noosa Junction
(g) small dwellings in mixeduse Framework and Character Plan).
format;
(h) high quality open space and
public realm; and
(i) a transport hub.
Page 32
PO10 AO10 Not Applicable
Development reinforces the main Development on Sunshine Beach Site not on Sunshine Beach Road,
street character of Hastings Street, Road between Noosa Drive and Arcadia Street, Lanyana Way or
Sunshine Beach Road, Arcadia Street Berrima Row, Arcadia Street, the Hastings Street.
and the northern side of Lanyana northern side of Lanyana Way and
Way with a pedestrian scale of Hastings Street is attractive, vibrant
development and visual linkages to and pedestrian friendly.
open space and natural areas such
as Noosa National Park, Noosa Hill Editor's note— Refer to Figure
and Noosa Main Beach and Pinaroo 7.2.5.6 and Figure 7.2.5.9 for
Park. character and built form outcomes for
Hastings Street and Sunshine Beach
Road.
PO11 AO11 Not Applicable
Development in a Centre zone or Development: Site not within a Centre zone or
Tourist Accommodation zone in (a) respects the layout, scale Tourist Accommodation zone in
Hastings Street: (including height and setback) Hastings Street.
(a) is sympathetic to the and character of development on
existing character, adjoining sites;
streetscape and built form; (b) includes detailing and
(b) contributes to the variety articulation for horizontal
of low set and walk up emphasis;
building styles in the (c) provides a fine scale of built
streetscape; form;
(c) creates vibrant and active (d) provides active street frontages
streets and public spaces; and where identified as primary
(d) provides integrated and active street frontage on Figure
functional car parking and 7.2.5.4 (Noosa Junction
access arrangements that do Framework and Character plan)
not dominate the street. or Figure 7.2.5.5 (Hastings
Street Framework and Character
plan) that incorporate
shopfronts, indoor/outdoor cafes
and restaurants and other
activities that are likely to foster
casual, social and business
interaction for extended periods.
Refer to Figure AP38A for
design outcomes for active
streetscapes.
(e) has building openings
overlooking the street and
addressing key corners as
indicated on Figure 7.2.5.4
(Noosa Junction Framework and
Character plan) or Figure 7.2.5.5
(Hastings Street Framework and
Character plan) and Figure
AP37A; and
(f) includes the provision of
landscaping, shaded seating and
consistent and simple paving
materials on footpaths consistent
with the character of its setting
including where shown as
primary streetscape treatment
area on Figure 7.2.5.4 (Noosa
Junction Framework and
Character plan) or Figure 7.2.5.5
(Hastings Street Framework and
Character plan).
PO12 Not Applicable
Development in the Neighbourhood No acceptable outcome provided Site not within the Neighbourhood
Centre zone at Quamby Place Centre zone at Quamby Place.
provides dining options and lower
order goods and services to support
the daytoday needs of residents
Page 33
and visitors.
PO13 AO13.1 Not Applicable
Development is high quality, low rise Pedestrian pathways in and around Site not in Hastings Street.
and pedestrian focussed reinforcing Hastings Street are maintained for
the character of Hastings Street as a pedestrians as the priority and
principal focal point for visitors. business activities extending to
pathways is limited in extent.
AO13.2
There is no decrease in the amount
of public open space in or around
Hastings Street.
AO13.3
Vehicular access to Hastings Street
is gained via Noosa Drive only.
PO14 Not Applicable
Development within the Community No acceptable outcome provided Site not within the Community
Facilities zone contributes to Facilities zone.
community infrastructure, utilities and
services.
PO15 Complies
Office and retail businesses in Noosa No acceptable outcome provided The proposed retail businesses are a
Heads are typically of a smaller scale small scale and are ancillary/
while large floorplate and land complimentary to the resort function.
intensive uses including showrooms,
bulky goods and outdoor sales are
more appropriately located in
Noosaville.
Housing Choice
Performance Outcomes Acceptable Outcomes Comment
Housing Choice
PO16 AO16 Not Applicable
Residential development within the Residential dwellings within the Major Site not within the Major Centre zone.
Major Centre zone incorporates Centre zone:
small dwellings that provide long (a) do not exceed a floor area of
term housing for employees and 100m2; and
students. (b) are part of a mixeduse
development with nonresidential
uses at the ground level.
PO17 Not Applicable
Sites currently used or approved for No acceptable outcome provided Site not currently used or approved
residential care facilities continue to for residential care facility.
provide such services into the future.
PO18 Not Applicable
Development in the Low Density No acceptable outcome provided Site not within the Low Density
Residential zone maintains a high Residential zone.
level of residential amenity for
permanent residents.
Visitor Facilities
Performance Outcomes Acceptable Outcomes Comment
Visitor Facilities
PO19 Complies
Development in the Tourist No acceptable outcome provided The development provides for a
Accommodation zone and other resort complex that will support the
resort complexes provide visitor role of Noosa Heads as a tourism
accommodation into the future to focus area.
preserve and support the role of
Noosa Heads as a tourism focus
area.
Page 34
Noosa River
Performance Outcomes Acceptable Outcomes Comment
Noosa River
PO20 No acceptable outcome provided. Not Applicable
Commercial development on or Site not on the Noosa River.
adjacent to the Noosa River:
(a) provides for uses for marine
facility purposes only, including
water transport and boat hire;
(b) is compatible with the scenic
values of the waterway;
(c) provides a high level of amenity,
including ensuring low ambient
noise levels;
(d) does not increase the overall
scale and intensity of commercial
operations;
(e) ensures no net increase in gross
floor area of building and
structures;
(f) uses materials, natural finishes
and colours that blend with the
surrounding natural landscape;
and
(g) reflects the character and setting
of the waterfront locality (such as
timber and tin construction with a
traditional pitched roof design).
PO21 AO21.1 Not Applicable
Commercial development on and No additional commercial leases are No commercial leases proposed.
adjacent to the Noosa River is not created on or adjacent to the Noosa
increased or expanded beyond River.
existing building footprints and
structures within existing lease AO21.2
areas. Development does not increase the
overall building footprint, gross floor
area or height of buildings or
structures associated with commercial
jetties.
PO22 Not Applicable
The loading and unloading of No acceptable outcome provided. No commercial ferry operation
passengers and boat docking is proposed. Proposed ferry operation
confined to the commercial lease is ancillary to resort for guests only.
areas of the respective commercial
operation.
Access and Connectivity
Performance Outcomes Acceptable Outcomes Comment
Access & Connectivity
PO23 AO23 Not Applicable
Development integrates with and Development on land including or Site is not on land including or
extends the existing street and adjoining a key pedestrian/cycle link adjoining a key pedestrian/cycle link.
pathway networks including but shown on Figure 7.2.5.4 (Noosa
not limited to those identified on Junction Framework and Character
Figure 7.2.5.4 (Noosa Junction plan) and Figure 7.2.5.5 (Hastings
Framework and Character plan) Street Framework and Character
and Figure 7.2.5.5 (Hastings plan) facilitates these connections.
Street Framework and Character
plan) such that connections to and
between key local destinations are
provided and reinforced.
Page 35
PO24 AO24 Not Applicable
Development of Lot 3 on A link road is constructed to Council's Site is not Lot 3 on RP884396.
RP884396, being the former Noosa specifications as part of the first stage
Heads bowls club, provides a new of redevelopment of Lot 3 RP884396
road link connecting Noosa Drive generally in accordance with Figure
near Pinnaroo Park to Lanyana 7.2.5.4 (Noosa Junction Framework
Way to improve local connectivity. and Character Plan) and is dedicated
to Council at no cost.
PO25 Complies
Development: No acceptable outcome provided Refer attached traffic engineering
(a) avoids the generation of report.
excessive traffic or amenity
impacts on Hastings Street,
Noosa Parade or Noosa Drive;
(b) avoids through traffic on
residential streets;
(c) maintains Hastings Street as a
narrow traffic way;
(d) minimises the potential for
conflict between pedestrian and
vehicular traffic by consolidating,
rather than increasing vehicular
access points across footpaths;
and
(e) ensures car parking does not
dominate the streetscape.
Environment, Natural Resources and Recreation
Performance Outcomes Acceptable Outcomes Comment
Environment, natural resources and recreation
PO26 AO26 Not Applicable
Development has no significant Connecting Habitat Areas as The site is not identified as a
adverse impacts on biodiversity, identified on Map SFM4 - Biodiversity Connecting Habitat Area.
natural vegetation, native fauna (Strategic Framework) are protected
habitat, landscape quality, water from fragmentation and
quality or cultural heritage values, encroachment by development.
including those related to—
(a) changes to natural drainage;
(b) disturbance to any wetland
system;
(c) management of fire risk;
(d) erosion and the transport of
sediments off site;
(e) unmanaged public access;
(f) changes to fauna habitat and
behaviour.
PO27 AO27 Not Applicable
Development maintains and protects Open space corridors identified as The site is not identified as an Open
an integrated open space network Ecological Linkages and Major space corridor.
to— Recreation areas on Map SFM1
(a) provide passive and active Settlement and Map SFM4
recreational pursuits; Biodiversity (Strategic Framework)
(b) provide connectivity for are enhanced and protected from
pedestrians and cyclists; fragmentation and encroachment by
(c) provide habitat connectivity for development.
wildlife and fish passage;
(d) protect watercourses and
drainage lines;
(e) protect vegetation on steep
slopes; and
(f) form a scenic backdrop for
residential development.
Page 36
TOURIST ACCOMMODATION ZONE CODE
Role and function
Performance Outcomes Acceptable Outcomes Comment
Role and Function
PO1 Complies
Development provides a focus for No acceptable outcome provided Development provides for visitor
visitor accommodation and a range accommodation in the form of a
of ancillary retail, food and Resort complex with ancillary retail,
beverage and entertainment uses food and beverage and
that contribute to the tourism focus entertainment uses.
of Noosa Shire.
PO2 AO2 Complies
Development provides for a range Development provides for one or Development provides for resort
of visitor accommodation activities more of the following activities which accommodation with ancillary non-
and non-residential uses may be in conjunction with non- residential uses.
accommodated in mixed-use residential uses in a mixed-use
buildings, where such activities are building format:
compatible with and ancillary to the (a) resort accommodation;
predominant functions of the zone (b) short-term accommodation.
as visitor accommodation.
PO3 AO3.1 Complies
Business uses are secondary to Businesses offer food and drink The business uses are food and drink
accommodation uses and support outlets, small scale retail and outlets and small scale retail which
recreational activities and surrounding entertainment activities to residents are secondary to the resort
accommodation facilities without and visitors. accommodation.
compromising or competing with
Major Centres or District Centres. AO3.2 Complies
Banks, professional offices, No banks, professional offices,
supermarkets, discount department supermarkets, discount department
stores, showrooms, hardware stores, showrooms, hardware stores
stores and health care services do or health care services are proposed.
not establish in the Tourist
accommodation zone.
PO4 No acceptable outcome provided Not Applicable
Development fronting Hastings Street, Site does not front Hastings Street,
Duke Street and parts of Gympie Tce, Duke Street or Gympie Terrace.
reinforces the role of Noosa Shire as
a major coastal tourism destination
and visitor accommodation area,
providing a range of small-scale
boutique retail and outdoor dining
experiences with accommodation
above, and strong visual and
pedestrian linkages with the beach
and Noosa River foreshore area and
nearby community uses.
Noosaville AO5 Not Applicable
PO5 Non-residential uses are limited to Site is not in Noosaville.
Development is predominantly of a Gympie Terrace, Weyba Road and
residential nature to accommodate Thomas Street, where:
visitors with ancillary uses limited to (a) Development has a non-
Gympie Terrace, Thomas Street and residential activity component of
Weyba Road. no more than 20% of the gross
floor area on the site;
(b) Uses on the ground floor are
commercial with uses above the
ground floor predominately
residential; and
(c) For sites not designated as
having a primary active street
frontage as shown on Figure
7.2.4.4 (Noosaville Framework
and Character Plan), the
number of non-residential
Page 37
tenancies developed on a site
does not exceed the rate of one
per 12 accommodation units or
dwellings, provided that non-
residential uses with a use area
over 100m² are calculated as
one tenancy per 100m2 or part
thereof.
Hastings Street Mixed Use Precinct AO6.1 Not Applicable
PO6 The number of non-residential Site is not in Hasting Street.
For Hastings Street Mixed Use tenancies developed on a site
Precinct uses above the ground floor provides a ratio of at least 20
are predominantly of a residential accommodation units or dwellings to
nature to accommodate visitors. one non residential tenancy, provided
that non-residential uses with a use
area over 100m² are calculated as
two tenancies.
AO6.2
New non-residential uses are limited
to the ground floor. Refer to Figure
6.3.4.4 showing the mixed-use
character outcomes for the Hastings
Street Mixed Use Precinct.
PO7 No acceptable outcome provided Complies
The following sites are protected for Site is Lots 10 & 11 SP195871 at 3-7
the purpose of a resort complex or Serenity Close and proposed for
short-term accommodation to the resort complex use. No permanent
general exclusion of permanent Accommodation is proposed.
residents:
(a) located within the Hastings Street
Mixed Use Precinct;
(b) on Lot 1 SP286680, 215 David
Low Way, Peregian Beach;
(c) all lots on SP151409 and
SP190823, 3-5 Morwong Drive,
Noosa Heads, (Viridian Noosa
Resort);
(d) on Lots 10 or 11 SP195871, 3–7
Serenity Close, Noosa Heads
(Settlers Cove resort site);
(e) on Lot 203 SP267424, 94 Noosa
Drive, Noosa Heads (RACV
Resort );
(f) on Lots 201, 8000 and common
property on SP290680, 75 Resort
Drive, Noosa Heads (Parkridge
Noosa);
(g) on GTP102758, 73 Hilton
Terrace, Noosaville (Ivory Palms
Resort);
(h) on SP115731, 3 Hilton Terrace,
Tewantin (Noosa Lakes Resort);
(i) on Lot 2 RP135678, 1 Beach
Road, Noosa North Shore;
(j) on Lot 2 SP186169, 30 Beach
Rd, Noosa North Shore;
(k) at Lot 500 SP215779, Lot 500
SP186174 or is not any of the
Beach Road Holiday Homes, 90
Beach Road, Noosa North Shore;
(l) Lot 2 on RP865533, 2 Halse
Lane, Noosa Heads (Halse
Lodge).
Page 38
(m) Lot 4 on SP178340 at 61 Noosa
Springs Drive, Noosa Heads.
PO8 No acceptable outcome provided Not Applicable
Lot 1 SP286680, 215 David Low Way, Site is not at Peregian Beach.
Peregian Beach provides for a
diversity of short-term
accommodation types, including low-
cost visitor accommodation, to cater
for a range of visitor accommodation
experiences.
Built Form
Performance Outcomes Acceptable Outcomes Comment
Built Form
Building Height AO9.1 Complies /Performance Outcome
PO9 - Buildings and other structures: Buildings and other structures have a While height does not exceed 4
(a) are low rise and present a building height of no more than: storeys, there are some minor
building height consistent with (a) Noosa Heads– 12 metres with intrusions above 15m. Refer
structures on adjoining and the exception of: Development Assessment Report.
surrounding premises; (i) Lots 10 and 11 SP195871,
(b) do not visually dominate the Serenity Close where
street or surrounding areas; building height is no more
(c) preserve the amenity of than 15 metres; and
surrounding premises including (ii) Lot 3 SP126203, Lot 203
privacy, views and access to SP267424, and any lot on
sunlight; SP203415 or SP203417, 94
(d) respect the scale of any nearby - 142 Noosa Drive; and Lot 2
vegetation, retaining a vegetated on RP865533, 2 Halse Lane
skyline; where building height is no
(e) respond to the topography of the more than 8 metres; and
site; (iii) the northern side of Hastings
(f) have a maximum building height Street:
of: (A) within 7 metres of the
(i). Noosaville– three storeys Hastings St alignment –
and appear no more than building height is no
three storeys from any more than 6 metres;
elevation; or (B) balance area of the site
(ii). Coastal Communities – – building height is no
(A) Sunshine Beach– three
more than 15 metres
storeys ;
with a 12 metres
(B) Peregian Beach- two
storeys; or presentation to the
(iii). Noosa Heads—three beach; and
storeys with the exception (iv). the southern side of
of: Hastings Street:
(A) Lots 10 and 11 (A) within 10 metres of the
SP195871, Serenity Hastings St or Noosa
Close where a Drive alignments –
maximum height of four building height of no
storeys is permitted more than 6 metres;
(B) Lot 3 SP126203, Lot (B) balance area of the site
203 SP267424, and all – building height of no
lots on SP203415 or more than 15 metres; or
SP203417, 94 - 142 (v). Noosaville and Sunshine
Noosa Drive; and Lot 2 Beach – building height of
on RP865533, 2 Halse no more than 12 metres; or
Lane where a (vi). Noosa North Shore,
maximum height of two Peregian Beach, Boreen
storeys is permitted; Point and Tewantin– building
(C) the northern side of height of no more than 8
Hastings Street within 7 metres.
metres of the Hastings
AO9.2 Complies
St alignment – two Exposed external facades comply
Where excavation is required, the
storeys; and balance
Page 39
area of site four storeys maximum portion of the exposed with height requirement of AO9.1.
excluding where external façade of the building cannot
fronting the beach exceed the building height in AO9.1
where buildings have a
three storey Editor's note—refer to figure AP3-13A
presentation to the
Alternative provision to the QDC
beach; or
(D) the southern side of
Hastings Street within
10 metres of the
Hastings St or Noosa
Drive alignments – two
storeys; and balance
area of the site – four
storeys; or
(iv). Noosa North Shore, Boreen
Point and Tewantin – two
storeys
Building Scale and Bulk No acceptable outcome provided Complies
PO10 The development is of a scale
Development: compatible with surrounding
(a) is of a scale compatible with development, with smaller separated
surrounding development and the built form of 3 storeys height along
particular circumstances of the the Serenity Close frontage, and the
site; and larger built form stepping down the
(b) does not present an appearance site slope to a maximum 4 storeys in
of bulk to adjacent properties, height. The development frontage is
roads or other areas in the well screened with existing verge
vicinity of the site. vegetation and proposed frontage
landscaping, with the rear of the site
adjoining park reserve which is
heavily vegetated with mature tall
trees, providing screening to built
form.
PO11 AO11 Complies
The maximum site cover does not For a dwelling house, site cover does Site cover does not exceed 40%
exceed: not exceed 40% of the site area. calculated on a zone area of
(a) 45% in the Hastings Street mixed 21,877m2.
use precinct ; or Alternative provision to the QDC
(b) 45% where a mixed use
development incorporating non-
residential uses with frontage to:
(i) 185-207 Gympie Terrace or,
235-257 Gympie Terrace,
Noosaville; or
(ii) Thomas St, Noosaville; or
(iii) Duke Street, Sunshine
Beach; or
(c) 40% where not listed above.
PO12 AO12.1 Complies
The maximum plot ratio does not For a dwelling house on Noosa North Plot ratio does not exceed 1:1.
exceed: Shore there is no increase in gross
(a) In Noosa Heads – floor area beyond buildings in
(i) 1.12:1 of the site area if in the existence on the date of the
Hastings Street mixed use commencement of the planning
precinct; scheme.
(ii) 1:1 of the site area if on Lots
10 and 11 SP195871, OR
Serenity Close;
AO12.2
(iii) 0.4:1 of the site area if on
For a dwelling house in any locality
SP190823, SP151409, other than Noosa North Shore plot
SP174665, Viewland Drive; ratio does not exceed 0.65:1.
(iv) 0.4:1 of the site area if on
Lots 6 and 7 on SP178340
Page 40
Resort Drive being the Noosa
Springs;
(v) 0.4:1 of the site area if on Lot
2 on RP865533, Halse Lane;
(vi) 0.65:1 of the site area if on
Lot 3 SP126203, Lot 203
SP267424, SP203417, 94
Noosa Drive; or
(vii) 0.65:1 of the site area where
not listed above.
(b) In Tewantin and Boreen Point –
0.65:1 of the site area.
(c) In Coastal Communities – 0.65:1
of the site area excluding Duke
Street, Sunshine Beach where it
is 0.8:1 of the site area.
(d) In Noosaville:
(i) where a mixed use buildings
incorporating non-residential
uses, 0.8:1 of the site area
for properties from 185-207
Gympie Terrace, and 235-
257 Gympie Tce, or with
frontage to Thomas Street
Noosaville; or
(ii) 0.65:1 of the site are where
not listed above.
(e) On Noosa North Shore the gross
floor area does not exceed-
(i) for 30 Beach Road,
described as Lot 2
SP186169 - 2770m2;
(ii) for 90 Beach Road,
described as Lot 500
SP215779 - 3786m2;
(iii) otherwise - no increase to
gross floor area beyond
buildings in existence on
the date of the
commencement of the
planning scheme.
Setbacks AO13.1 Complies/ Performance Outcome
PO13 Except where otherwise specified in Refer Development Assessment
Buildings and other structures are a local plan code, buildings and Report.
designed and sited to: structures meet the following
(a) provide a high level of amenity to minimum boundary setbacks:
users of the subject site and
adjoining premises, including In the Noosa Heads Local Plan
provision of visual and acoustic Area (excluding the Hastings
privacy; Street Mixed Use Precinct):
(b) not unreasonably obstruct views (a) 6 metres from the front boundary
or cause overlooking of private for up to two storeys;
open space or habitable areas of (b) 10 metres from the front
adjoining premises; boundary for the third and
(c) provide adequate distance from fourth storey;
adjoining land uses; (c) From side boundaries:
(d) preserve existing vegetation that (i) 1.5 metres setback up to
will help buffer development; 4.5 metres height;
(e) allow for space and landscaping (ii) 2 metres setback between
to be provided between buildings 4.5 metres - 7.5 metres
including adequate area at height; and
ground level for landscaping with (iii) 2 metres plus 500
Page 41
trees, shrubs, outdoor living and millimetres for every 3
utilities; metres or part thereof
(f) be consistent with the above 7.5 metres height;
predominant character of the (d) 6 metres from the rear boundary
surrounding area, maintaining the for up to two storeys; and
visual continuity and pattern of (e) 8 metres from the rear boundary
buildings and landscape for the third and fourth storey.
elements within the street; and
(g) protect the natural character and AO13.2 Not Applicable
avoid adverse impacts on Within urban boundaries all cabins,
ecologically important areas such caravans, recreational vehicles or
as the beach, Noosa River, tent sites are set back:
national parks and other (a) 12 metres from the road frontage;
parklands. and
(b) 5 metres from any other site
boundary
Alternative provision to the QDC
Design
Performance Outcomes Acceptable Outcomes Comment
Design
Streetscape AO14.1 Complies
PO14 Building design incorporates design The development incorporates
Development: elements to add visual interest and design elements to add visual
(a) incorporates a high standard of amenity (such as windows, sun interest including windows, recessed
architectural and landscaping shading devices, balconies, varying windows as sun shading devices,
design and creates attractive and railing treatments or a change balconies, and changes in building
functional buildings, streets and of building material). material.
places.
(b) addresses and enhances the Editor's note— refer to figure 6.3.2.4
streetscape by incorporating and figure 6.3.2.5
articulation and individual design
elements that add visual interest AO14.2 Complies
to the development; Development on site has the main The main pedestrian entry is from
(c) provides non-discriminatory pedestrian entrance easily Serenity Close and is easily
access where floor levels are recognisable from the street. recognisable from the street.
raised to meet flood immunity;
(d) enables direct visual connection AO14.3 Not Applicable
between the street, footpath and Where fronting Gympie Terrace or Site does not front Gympie Terrace
interior of the building where Thomas Street spaces between or Thomas Street.
located on Hastings Street, the building and the road reserve is
Gympie Terrace or Thomas not used for car parking or vehicular
Street; manoeuvring.
(e) makes the most of corner sites by
addressing both frontages; AO14.4 Not Applicable
(f) has a form and architectural Where floor levels are raised to Site not subject to flooding.
scale that does not dominate the accommodate flooding or projected
streetscape or the surrounding sea level rise the building design
properties; must be designed to engage with the
(g) does not detract from the visual footpath by having an external
amenity of adjoining properties terrace within the front setback area
such as the impact on views, that is set at an intermediate level
access to sunlight or overlooking; between the footpath and the main
(h) takes the form of small separate ground floor that is suitable for
buildings, rather than large single outdoor trading, dining, seating or
bulky development; display of goods. An example is
(i) sits within a landscaped setting; shown in Figure 6.3.4.5
and
(j) visually screens site utilities or AO14.5 Complies
integrates them with the design of Development on corner sites address The development provides
the development.
Page 42
both streets by including openings, appropriate address to both Serenity
balconies and architectural features Close and Banksia Avenue.
to both frontages. Figure AP3-
7A shows corner treatment for
buildings requiring active street
frontages such as Hastings Street,
Thomas Street and Gympie Terrace.
AO14.6 Performance Outcome
Development consists of small Refer Development Assessment
separate buildings rather than large Report.
bulky buildings with no more than six
units attached in one plane.
AO14.7 Performance Outcome
Buildings incorporate both vertical Refer Development Assessment
and horizontal articulation such that Report.
no unbroken elevation is longer than
15 metres without a change in plane
of at least 750 millimetres.
AO14.8 Complies
Subtle changes in colours, textures The design includes subtle changes
and materials are used to break up in colours, textures and materials.
the building facades and complement
the natural environment.
AO14.9 Complies
On site development incorporates The development proposes frontage
landscaping in front building landscape that will complement and
setback areas and footpath areas enhance the existing character of the
that is in character with existing or site locality.
planned streetscape themes.
Editor's note—refer to figure AP3-
5A for example of landscape
treatments.
AO14.10 Complies
Waste storage areas, clothes drying Waste, storage and services are
areas, letter boxes, detached located in the basement.
carports and external storage areas
are sited and designed to
complement the architecture and
landscaping of the site.
AO14.11 Not Applicable
For a dwelling house, development The proposal does not include
provides visual interest to the street a dwelling house.
and the surrounding area through:
(a) limiting the vertical distance
between the ground and the
lowest suspended floor to no
more than 3 metres;
(b) limiting the length of any external
wall in one plane to 15 metres;
and
(c) ensuring each external wall
includes at least two design
elements such as verandahs,
external stairs, window
openings, awnings or porches.
Page 43
PO15 AO15.1 Not Applicable
Development with frontage to Development ensures that the ground Site does not have frontage to
Hastings Street Noosa Heads, storey level of a premise on a site: Hastings Street, Gympie Terrace or
Gympie Terrace Noosaville or Duke (a) provides a fine scale built form; Duke Street.
Street Sunshine Beach, presents a (b) incorporates shopfronts with at
particularly high quality streetscape least 50% transparent glazing to
with design elements and building provide pedestrian interest and
forms that: promote active street fronts;
(a) contribute to the creation of an (c) has building openings
attractive, contemporary coastal overlooking the street;
built form that defines rather than (d) incorporates indoor/outdoor food
dominates, the street and public and drink outlets and other
spaces; activities that are likely to foster
(b) provide a pedestrian friendly casual, social and business
facade and incorporates activities interaction built to the boundary
located at ground level to create of the active street frontage; and
a vibrant streetscape with high (e) includes the provision of
levels of activity and casual landscaping, shaded seating and
surveillance; and consistent footpath treatment that
(c) incorporates dense street conforms to the wider existing or
planting and a variety of alfresco planned streetscape theme.
dining or sitting areas serving as
local meeting places
Car parking and access AO16.1 Complies
PO16 On site car parking is not located No car parking is located between
On site car parking: between the building and the road the building and the road reserve.
(a) does not detract from people reserve;
dominated streetscape;
(b) is generally screened from the or
street to avoid visually
dominating the streetscape; AO16.2
(c) is accessed via a single ingress Where not located on Hastings Street
Noosa Heads, Gympie Terrace
and egress point; and
Noosaville, or Duke Street Sunshine
(d) is accessed via a secondary road
Beach, uncovered spaces may be
where possible to 16inimize located in front of the building
driveways on Gympie Terrace, providing they are separated from the
Hastings Street and Duke Street. road reserve by a 2 metre wide
landscaped buffer.
AO16.3 Not Applicable
No additional vehicle access ways are Site is not on Duke Street, Hastings
created: Street, or Gympie Terrace.
(a) on the north-western side of
Duke Street, between Douglas
Street and Bryant Street,
Sunshine Beach
(b) on Hastings Street, west of
Noosa Drive, Noosa Heads;
(c) on Gympie Terrace, between The
Cockleshell and Weyba Road,
Noosaville.
Basements AO17 Performance Outcome
PO17 Basements: Refer Development Assessment
Basements: (a) are limited to one access a Report.
(a) visually integrate with the maximum of 6 metres wide; and
building; (b) do not encroach into building
(b) do not dominate the street or setback areas.
building design;
(c) are screened through Editor’s Note— refer to figure 6.9.2
landscaping; and
(d) do not present as a storey to
the street.
Page 44
Front fences and walls AO18.1 Complies / Performance Outcome
PO18 Front fences or walls are set back an Refer Development Assessment
Front fences and walls are designed average of 1 metre and are articulated Report.
and sited to: to provide visual interest by stepping
(a) contribute to the attractiveness of the design at a maximum of 5 metre
the streetscape; intervals.
(b) be compatible with the existing
streetscape character; AO18.2 Not Applicable
(c) avoid interference with movement Where located on the boundary: No built to frontage fencing is
of surface stormwater; (a) the solid portion of front fences proposed.
and walls is no more than 1.2
(d) allow for casual surveillance of
metres high; or
the street;
(b) the walls contain openings or
(e) provide planting in front of solid materials that ensure it is 50%
fences and walls; and transparent and has a height not
(f) ensure plantings between the exceeding 1.8 metres.
front fence and the footpath does
not create an impediment for AO18.3 Not Applicable
pedestrians using the footpath. Solid front fences and walls may be No solid built to frontage fencing is
1.8 metres in height if the property proposed.
has frontage to an arterial road or a
distributor road.
AO18.4 Complies
The area of land between the front Appropriate landscaping will be
fence and the boundary is provided between front fencing and
landscaped to screen the fence from the street.
the street, however, landscaping
does not encroach more than 500
millimetres into the road reserve or
within 1.5 metres of a sealed
footpath.
Editor's note—refer to figure AP3-4A
and figure AP3-4B
PO19 AO19 Not Applicable
To the northern side of Hastings Fences between buildings and the Site is not in Hastings Street.
Street, fences between buildings and beach:
The Parade (Noosa Main Beach) are (a) are no more than 1.5 metres in
designed and sited to be sympathetic height;
to the scenic amenity of the (b) are setback 500 millimetres from
beachfront and do not degrade the the property boundary; and
beachfront character. (c) are of glass construction or
where a solid construction, are of
colours and finishes that blend
with the natural landscape and
are screened by vegetation
between the fence and the
property boundary.
Editor's note—refer to Figure AP3-
14A for design outcomes along
Noosa parade (Boardwalk)
Roof form
PO20 AO20.1 Not Applicable
Roof forms: The main roof of the building has a Site within Noosa Heads local plan
(a) contribute positively to the local roof pitch no less than 5 degrees and area.
skyline; has minimum 600 millimetre eaves to
(b) complement the character of the at least 75% of the perimeter of the
locality and the topography of the building excluding where located in:
site; (a) the Coastal Communities local
(c) avoid box profiles/parapets; and plan area; or
(d) do not create opportunities for (b) the Noosa Heads local plan area.
overlooking the private open
space or internal spaces of
neighbourhood properties.
Page 45
AO20.2 Performance Outcome
Development does not include roof Refer Development Assessment
top terraces. Report.
AO20.3 Complies
The total width of any parapet wall Parapet walls are integrated with
does not exceed 50% of the width of flush roof design and roof planters.
the front facade of a building.
Safety and Amenity
Performance Outcomes Acceptable Outcomes Comment
Safety and Amenity
PO21 AO21.1 Complies
Development ensures that the Buildings and structures: Buildings will not overlook private
design of the development and (a) are sited and orientated to open space of adjacent residential
operation of uses; minimise the likelihood of uses and will not impact sunlight to
(a) provide a high level of amenity overlooking the private open adjoining residences; and the
to users of the subject site; space of adjacent residential development incorporates fencing
and uses; and landscaping to external
(b) do not unreasonably impact on (b) avoid reduction of sunlight to at boundaries.
the amenity enjoyed by users least 40% of the private open
of adjoining or nearby space areas of any adjoining
residences to less than 2 hours
premises, including privacy
between 9:00am and 3:00pm on
and access to sunlight.
any day of the year;
(c) incorporate fencing, landscaping
Editor's note—Provisions for sill and screening to mitigate impacts
height, glazing, screening and on adjoining residential uses.
window openings are to improve Editor's note—refer to figure AP3-
the residential amenity for 1A and figure AP3-2A
occupants. Thermal performance
requirements are contained in AO21.2 Complies
Queensland Development Code Dwellings and visitor accommodation Appropriate noise attenuation will be
MP4.1 Sustainable Buildings. units established as part of a mixed- included in the development – refer
Energy efficiency requirements are use development incorporate suitable attached Acoustic Report.
contained in the National noise attenuation measures to reduce
Construction Code. amenity impacts from business or
entertainment uses.
AO21.3 Complies
Transparent doors and windows are No transparent doors or windows will
designed and located so they do not face other transparent doors or
directly face transparent doors or windows within 10m.
windows or the private open
space areas of other dwellings or
accommodation units within 10
metres;
AO21.4 Complies
Where windows, balconies, terraces, No overlooking of private open space
verandahs or decks overlook or have or habitable room windows will result.
the potential to overlook the private
open space of nearby properties or
view into habitable room windows
within 10 metres—
(a) windows have a sill height of not
less than 1.7 metres above
finished floor level;
(b) windows and other openings are
permanently screened to a
minimum height of 1.7 metres to
avoid overlooking;
(c) windows and doors use
translucent glazing to obscure
views; or
Page 46
(d) windows or balconies are offset
by 45 degrees or more.
Editor's note—refer to figure
AP3-1C
AO21.5 Complies
Screens, pergolas, landscaping No upper level rooms will overlook
and architectural design of the ground floor private open space
balconies are used to screen the of another room.
ground floor private open space of
dwellings from separate upper-
level dwellings.
AO21.6 Not Applicable
Permanently fixed external No external screening devices are
screening devices complement proposed or required.
the building's external materials
and finishes and may incorporate
solid translucent screens, shutters,
perforated panels or trellises which
have a maximum of 50%
openings.
Editor's note—refer to figure
AP3-1B
PO22 AO22.1 Complies
Development, including mechanical Communal outdoor recreational Communal outdoor recreational
plant, vehicle manoeuvring, facilities including swimming pools, facilities are located internal to the
commercial kitchens, and communal spas and sports courts are: site and are well separated from
outdoor recreation uses: (a) setback at least 12 metres from surrounding development.
(a) do not have an adverse effect on the boundary of land in the Low
the amenity enjoyed by users of Density Residential Zone,
adjacent or nearby premises Meduim Density Residential
through emission of noise, light, Zone or High Density
fumes or smoke; Residential Zone and screened
(b) do not cause unreasonable by a 5 metre wide buffer densely
disturbance to local fauna planted with trees and shrubs
through light or smoke emissions. including species from 1 metre
to 8 metres in height; or
(b) located internally to the
arrangement of buildings on
the site; and
(c) not used between the hours
of 9:00pm and 6:30am the
following day
AO22.2 Complies
For a lit sports court: The tennis court is located more than
(a) the court is located at least 60 60m from external walls of nearby
metres from the external wall of development.
an existing or approved dwelling
on adjoining or nearby premises
(as measured from the centre
line of the court); and
(b) the vertical illumination resulting
from direct, reflected or other
incidental light emanating from
the site does not exceed 8 lux
when measured at any point 1.5
metres outside the boundary
and at any level from ground
level upward; and
(c) any floodlighting is restricted to
the types that give no upward
component of
light where mounted horizontally
Page 47
(i.e. a full cut off luminare).
AO22.3 Complies
Outdoor or semi-enclosed common Outdoor common areas are located
areas used for serving or drinking internal to the site and are well
alcohol, or designated outdoor separated from surrounding
smoking areas are: development.
(a) setback at least 15 metres from
the boundary of land in a Low
Density Residential Zone,
Medium Density Residential
Zone or High Density
Residential Zone and screened
by a 5 metre wide buffer densely
planted with trees and shrubs
including species from 1 metre
to 8 metres in height; or
(b) located internally to the
arrangement of buildings on
the site.
Complies
AO22.4
Mechanical plant is appropriately
Mechanical plant is:
located and screened.
(a) located at least 2 metres
from side or rear property
boundaries;
(b) where located at ground level,
screened by fencing 1.5 metres
in height or dense vegetation of
at least 1.5 metres in width
incorporating grouped trees and
shrubs with a maximum
separation distance of 1 metre
measured from the centre of the
plant;
(c) where located above ground
level, enclosed or screened such
that it is not visible from the
street frontage nor adjoining
properties; and
(d) visually integrated into the line
and plane of the building and
roof design and does not project
beyond the height or width of
the building when viewed from
the street and adjoining
properties.
Editor’s Note— Mechanical plant
includes generators, motors,
compressors and pumps such as air-
conditioning or pool equipment.
PO23 AO23.1 Complies
On site car parking areas are Car parking spaces are accessible to Carparking areas are proposed to be
accessible to residents, customers, residents, customers and staff during accessible to residents, customers
and staff during business hours. business hours with security gating and staff during business hours.
only operational for business uses
outside of business hours.
PO23.2 Complies
Sufficient car parking spaces are Sufficient carparking is provided –
allocated to resident guests and refer traffic engineering report.
guests are not competing with
customers or patrons for parking
spaces.
Page 48
Environment, heritage and scenic amenity
Performance Outcomes Acceptable Outcomes Comment
Environment, heritage and scenic amenity
PO24 AO24.1 Performance Outcome
Development: Cut or fill is less than 1.5 metres in Refer Development Assessment
(a) does not impact on landscape depth relative to the ground level. Report.
amenity;
(b) has minimal impact on the AO24.2 Complies
natural landform of the site; Development does not result in The development will not result in
(c) does not lead to erosion or the sediment or other material sediment or other materials being
transport of sediments off site; including building materials or waste deposited into road reserve,
and products being deposited or released stormwater or adjacent properties.
(d) does not lead to the disturbance into the road reserve, stormwater The development will be undertaken
of natural features, buildings or drain or adjacent properties. in accordance with a sediment
structures of cultural heritage control plan to be prepared and
significance. approved at operational works stage.
AO24.3 Not Applicable
Development on a site adjoining The site does not site adjoining
a local heritage place respects the a local heritage place.
cultural heritage significance of the
place by mitigating any adverse
impacts on the setting or integrity of
the heritage values.
PO25 AO25.1 Complies
Development on sloping sites: Buildings and structures are not Development area site slope is less
(a) is visually responsive to the constructed on land with a slope than 25%.
natural topography and sits within greater than 25% to protect scenic
the landscape rather than amenity and other landscape
dominating it; and qualities.
(b) steps down slopes or uses
suspended floor construction, AO25.2 Complies
minimising cut and fill and On sloping sites, split-level buildings, Buildings are spilt level and step
avoiding benching of the site. with small floorplates, that step down down the slope.
the slope are used as an alternative
to slab on ground construction to
minimise building bulk and benching
of the sites.
Editor's note- Refer to Figure 6.9.1A
and Figure 6.9.1B
AO25.3 Complies
The distance between the ground Only basement levels are below the
level and the lowest part of the floor 3m distance.
of the building does not exceed 3
metres.
Earthworks and drainage
Performance Outcomes Acceptable Outcomes Comment
Earthworks and drainage
PO26 AO26 Complies
Filling and excavation for operational Filling and excavation for operation All Filling and excavation will be
works do not directly, indirectly or works are designed and constructed designed and constructed to ensure
cumulatively cause adverse impacts to ensure overland flow and/or appropriate overland flow outcomes.
external to the development site by: flooding is not worsened, impeded, or This will be addressed with the
(a) causing ponding of water on otherwise diverted to adversely affect subsequent operational works
the site or nearby land; other properties or downstream application.
(b) increasing flooding, which environments.
adversely affects the safety or
use of any land upstream or
downstream; or
(c) adversely affecting the flow of
water in any overland flow path.
Page 49
ENVIRONMENTAL MANAGEMENT AND CONSERVATION ZONE
CODE
Role and function
Performance Outcomes Acceptable Outcomes Comment
Role and Function
PO1 No acceptable outcome provided Complies
The Environmental management The changed development allows for
and conservation zone primarily greater retention and enhancement
protects land identified as of vegetation values within the
ecologically important areas, water southern portion of the site now
catchments, beach protection or zoned Environmental Management
coastal management areas and and Conservation. The tree retention
land with historical or cultural is detailed in the attached Arborist
values. Report. The existing vegetation
values will be further enhanced with
new supplementary planting as
proposed with the Landscape
Concept Plan.
PO2 No acceptable outcome provided Not Applicable
Low impact recreation activities for No recreation activities are proposed
the purpose of an environment within zone area.
facility provides opportunities for
the appreciation, conservation and
interpretation of ecologically
important areas or areas of cultural
or heritage value.
PO3 AO3 Not Applicable
Low impact outdoor sport and Development includes linkages to No outdoor sport and recreation
recreation activities such as walking, or between existing or future activities are proposed within zone
cycling and canoe trails, develop for components of the Noosa Trail area.
recreation, leisure and nature Network.
appreciation purposes and do not
include buildings, structures or
infrastructure.
PO4 No acceptable outcome provided Not Applicable
Low impact telecommunication No low impact telecommunication
facilities and utility installations are facilities and utility installations are
compatible with, and do not affect, the proposed.
values and process within ecologically
important areas and are designed to
minimise the visual impacts on scenic
amenity.
PO5 No acceptable outcome provided Complies
Development maintains the primary Refer attached Arborist Report which
function of the zone and protects details extent of tree retention,
ecologically important areas, water together with Landscape Concept
catchments, waterway connectivity, Plan which proposes further
marine plants, beach protection and enhancement of ecological values
coastal management areas and land with supplementary vegetation
with historical or cultural values. planting.
PO6 No acceptable outcome provided Not Applicable
Development and use of premises The site is not located within 750
within 750 metres of the Noosaville metres of the Noosaville airport.
airport do not cause an obstruction or
any other potential hazard to aircraft
movement associated with the airport.
Page 50
Building design and built form
Performance Outcomes Acceptable Outcomes Comment
Building design and built form
Height and Scale AO7.1 Not Applicable
PO7 Buildings and structures are no more No buildings are proposed within the
Buildings and structures— than 4 metres in building height. Environmental Management and
(a) are low rise, and have a Conservation zoned land.
maximum building height of AO7.2
1 storey; The maximum length of wall in one
(b) have a minimal footprint on the place is 15 metres.
land;
(c) do not visually dominate AO7.3
the site or surrounding spaces; For any individual building or roofed
and structure, no more than 150m² is
(d) are low set and of a smaller under the roof.
scale to the
prevailing vegetation around AO7.4
them. Where excavation is required, the
maximum portion of the exposed
external façade of the building cannot
exceed 4 metres in building height.
Editor's note—refer to figure AP3-
13A
Setbacks and siting AO8.1 Not Applicable
PO8 Buildings and structures are sited on No buildings are proposed within the
Buildings and structures are that part of the site with the least Environmental Management and
appropriately set back so as to— impact on the ecological values of the Conservation zoned land.
(a) avoid and minimise disturbance land, water quality, coastal processes
on the ecological values of the and heritage values.
land, waterways and wetlands,
water quality, coastal processes AO8.2
and heritage values; Buildings and structures are set back
(b) provide adequate distance from (a) 20 metres from a street frontage;
adjoining land uses; (b) 10 metres from boundaries
(c) allow for vegetation retention adjoining land in a residential
and regrowth around buildings zone;
and structures; and (c) a distance greater than the width
(d) protect the natural character and of the riparian buffer area shown
visual amenity of the Noosa River on Biodiversity, Waterway and
system and other watercourses Wetland Overlay maps;
(d) 100 metres from the level of
Highest Astronomical Tide (HAT)
in tidal areas (and to incorporate
natural vegetation and other
buffer elements)
(e) 50 metres from freshwater
habitats (and to incorporate
natural vegetation and other
buffer elements)
(f) 4.5 metres to other boundaries;
and
(g) 3 metres from another building or
structure on the same site.
Building Design AO9.1 Not Applicable
PO9 Development does not result in a net No buildings are proposed within the
Buildings and structures present high loss of native vegetation. Environmental Management and
quality built form and landscape Conservation zoned land.
design consistent with the natural AO9.2
setting and landscape features of Buildings are of a lightweight
the site by— construction and incorporate natural
(a) responding to the landscape and sustainable materials where possible,
landform of their site; including natural timber and natural
Page 51
(b) preserving the natural amenity of rock.
the site;
(c) incorporating existing Editor’s Note— By way of example
natural vegetation as an integral lightweight materials are used in
part of design; preference to masonry construction
(d) being discreet in appearance however where necessary natural
when viewed from adjacent rock or rock facing is used rather than
properties, roads, waterways or rendered block.
other areas in the vicinity of
the site; AO9.3
(e) incorporating roof forms, Buildings and structure incorporate
articulation, materials and colours and textures that blend with
finishes that assist in blending and complement the natural setting
the building or structure into the through low reflective surfaces and
landscape; and timbers that can fade to grey without
(f) using natural requiring high maintenance.
sustainable building materials.
Editor’s Note— Colours and
materials that blend well with the
colours and hues of the
surrounding vegetation and
landscape without causing glare or
reflection are likely to be in the violet,
blue, green and yellow green side of
the spectrum as well as greys or
browns including low gloss metal
finishes. Broad expanses of a single
colour are less desirable and where
possible should be broken up by
other colours or design elements.
Whites or bright colours should be
restricted to trimming.
AO9.4
Structures, improvements and public
art are subtle and sensitive to the
environment and local character.
PO10 No acceptable outcome provided Complies
Development maximises and protects No view lines or vistas will be
valued vistas and view lines to impacted.
waterways, mountains, natural
features or pleasing architectural or
landscape features in the location.
PO11 No acceptable outcome provided Complies
Existing significant trees are Existing significant trees are retained
incorporated into building design and in the zone area and complemented
complemented by additional with additional endemic vegetation.
endemic vegetation. Refer Arborist Report and Landscape
Concept Plan.
PO12 AO12 Not Applicable
Development is located, designed, Development of the site incorporates No buildings are proposed within
constructed and operated to be design features and elements to zone area.
responsive to the sub-tropical climate, manage resources of water and
optimise natural light and ventilation energy efficiently and effectively
and minimises the consumption of through—
energy and water. (a) buildings that maximise
opportunities for natural
ventilation and lighting;
(b) best practice water sensitive
urban design allowing for the
reuse or rainwater and storm
water on the site; and
(c) on-site generation of renewable
energy.
Page 52
Vehicle parking, access and connectivity
Performance Outcomes Acceptable Outcomes Comment
Vehicle parking, access and connectivity
PO13 No acceptable outcome provided Complies
Natural vegetation is not lost for car No car parking in the zone is
parking. proposed.
Safety and amenity
Performance Outcomes Acceptable Outcomes Comment
Safety and amenity
PO1 No acceptable outcome provided Complies
The Environmental management Refer Arborist Report and Landscape
and conservation zone primarily concept plan.
protects land identified as
ecologically important areas, water
catchments, beach protection or
coastal management areas and
land with historical or cultural
values.
PO15 No acceptable outcome provided Complies
Walkways, carparks and publicly Walkways are located to ensure
accessible facilities, including casual surveillance.
toilets, and bicycle racks
are located and designed to allow
casual surveillance by other
persons.
Lighting Not Applicable
PO16 Minimal pathway lighting of an
Lighting of appropriate intensities, appropriate intensity is proposed.
that does not impact on or cause
disturbance to wildlife habitat, is
provided to building entrances,
carparks, pedestrian paths and
around buildings to maximise safety.
Vandalism Not Applicable
PO17 No buildings or structures are
Buildings and structures are designed proposed within the Environmental
to minimise opportunities for Management and Conservation zoned
vandalism. land.
VISITOR ACCOMMODATION CODE
Location
Performance Outcomes Acceptable Outcomes Comment
All Visitor Accommodation
Location
PO1 AO1.1 Complies
Visitor accommodation is located Visitor accommodation is not located Site is not within proximity of an
such that it avoids conflicts with within: industry zone, a Key Resource
nearby land uses. (a) 150 metres of land within Area, animal industry, horticulture
the Low impact industry zone; use, rural industry, or agricultural
(b) 200 metres of land within use.
the Medium impact industry
zone;
(c) the designated separation area
of a Key Resource Area;
(d) 250 metres of an intensive
Page 53
animal industry, intensive
horticulture use or rural industry;
or
(e) 100 metres of agricultural
operations on adjoining
premises.
Editor’s Note— Key Resource
Areas and separation areas are
shown on the Extractive
Resources Overlay Map
AO1.2 Complies
Visitor accommodation is not within Site is not within100 metres of an
100 metres of an educational educational establishment or
establishment or childcare centre. childcare centre.
PO2 AO2.1 Not Applicable
Development is located on Within the urban boundaries, Proposal is not for a tourist park.
a site with an area sufficient to the site of a tourist park has a
accommodate the use without minimum area of 8,000m².
detracting from the character and
amenity of the local area.plan area. AO2.2 Not Applicable
In the Rural zone the site used for Site not in the Rural zone.
a tourist park has a minimum area of
10 hectares.
AO2.3 Not Applicable
In the Rural zone or Rural Site not in the Rural zone or Rural
Residential zone the site used residential zone.
for Nature-based tourism or short-
term accommodation has a minimum
area of 4 hectares.
Effects of Use
Performance Outcomes Acceptable Outcomes Comment
All Visitor Accommodation
Effects of Use
PO3 Complies
Development has a scale and No acceptable outcome provided Development has a scale and
density that is compatible with the density that is compatible with the
intent of the zone and the preferred intent of the zone and the
character for the local area in which surrounding area.
it is located.
PO4 AO4.1 Not Applicable
Visitor accommodation is located Accommodation adjacent to or within Site is not adjacent to or within 50
such that it preserves the safety of 50 metres of an existing metres of an existing electricity
guests and does not impact on the electricity substation incorporates substation.
function of infrastructure including: noise attenuation measures to
(a) the major road network; mitigate noise impacts.
(b) the North Coast railway line;
(c) existing and future electricity AO4.2 Complies
supply infrastructure; and Buildings and structures (including The development is not within
(d) water supply and waste water swimming pools, sheds, tennis courts overhead electricity transmission
treatment. and outbuildings) are not constructed lines or electricity easements.
under overhead electricity
transmission lines, or within
electricity easements.
AO4.3 Not Applicable
Accommodation Site is not within a designated
(a) within a designated transport transport noise corridor or within 100
noise corridor; or metres of an existing electricity
(b) within 100 metres of an existing substation.
electricity substation—
Page 54
(i) incorporates noise
attenuation measures to
mitigate noise impacts and;
(ii) guests are not
accommodated in
lightweight shelters (such
as tents, yurts, recreational
vehicles, or relocatable
dwellings).
Editor’s Note— The State Planning
Policy Interactive Mapping System
can be used to find out if a property
is located in a designated transport
noise corridor or close to electricity
infrastructure.
AO4.4 Not Applicable
Accommodation within a water Site is not within a water catchment
catchment area relies on area.
minimal clearing of natural
vegetation earthworks, and
movement of sediments or nutrients
from the site and any on-
site disposal of effluent is to a
secondary treatment standard.
Editor’s Note— The water supply
buffer area is shown on the
Regional Infrastructure Overlay
Maps.
AO4.5 Complies
Accommodation does not occur Site is not within 400 metres of a
within 400 metres of a sewerage sewerage treatment plant.
treatment plant.
Safety and amenity
Performance Outcomes Acceptable Outcomes Comment
All Visitor Accommodation
Safety and amenity
PO5 Complies
Walkways, carparks and publicly No acceptable outcome provided Development provides for
accessible facilities, including toilets, appropriate casual surveillance.
and bicycle racks are located and
designed to allow casual surveillance
by other persons.
PO6 Complies
Pathways allow clear sightlines in all No acceptable outcome provided Pathways allow for appropriate
directions. sightlines.
PO7 No acceptable outcome provided Complies
Adequate lighting is provided Adequate lighting will be provided to
to building entrances, carparks and building entrances, carparks and
pedestrian routes. pedestrian routes.
PO8 AO8.1 Complies
Buildings and outdoor spaces are For accommodation consisting of Site reception is easily identifiable.
designed to allow for natural multiple lettable tenancies
surveillance without adversely the office or reception area:
impacting the privacy of guests or (a) is located at the front of
neighbouring premises. the site or is easily identified
from the street; and
(b) enables surveillance of entry
points.
Page 55
AO8.2 Complies
The entry points to accommodation Accommodation entrances are clearly
are clearly identifiable and accessible identifiable and accessible from the
from the car parking areas and car parking areas and pathways
pathways without passing without passing through private open
through private open space areas. space areas.
AO8.3
Complies
Accommodation is sited so as not to Accommodation is sited so as not to
overlook the living areas of overlook the living areas of
neighbouring premises. neighbouring premises.
Landscaping
PO9 AO9.1 Complies
Adequate landscaped area: Within urban boundary a minimum of A min. 30% of the site comprises
(a) is provided for the benefit of 30% of the site, inclusive of any landscape area.
guests; buffer or setback areas, is developed
(b) contributes to establishing an and maintained as landscaped
attractive and safe streetscape; area for the benefit of occupants,
and excluding mixed use buildings with
(c) protects the amenity and privacy non-residential uses fronting Gympie
of adjoining residents. Terrace or Thomas Street Noosaville,
or Duke Street, Sunshine Beach
where a minimum of 10% is required.
AO9.2 Complies
A landscaped area is provided and A minimum 3m landscape area
maintained within the site for a (including pools) adjacent to the road
minimum width of: frontage and a minimum 2m
(a) for a mixed use building with landscape area to rear boundaries is
non-residential uses fronting provided.
Gympie Terrace or Thomas
Street, Noosaville:
(i) 1 metre adjacent to a
road frontage; and
(ii) 2 metres adjacent to the
rear property boundary; or
(b) for a mixed use building with non-
residential uses fronting Duke St,
Sunshine Beach:
(i) 2 metres to the rear property
boundary; or
(c) unless otherwise specified
above:
(i) 3 metres adjacent to a
road frontage; and
(ii) 2 metres adjacent to side
and rear property
boundaries.
Vehicles
PO10 AO10 Complies
The operation of visitor Where adjoining properties in No bus parking will occur in streets
accommodation avoids the parking the Low Density Residential or adjoining Low Density Residential or
of buses within low level residential Medium Density Residential zones Medium Density Residential zoned
streets. and located on a local road as properties.
defined on the road network
hierarchy, the use does not involve
parking of buses including 4WD
buses, exceeding either a 20 seat
capacity or 8 tonne gross vehicle
mass on or around the site.
PO11 AO11.1 Complies
Safe vehicular access is provided to Visitor Accommodation is directly Site is accessible from a sealed road.
and from the site without adversely accessible from a sealed road or a
impacting on the safety of the road good standard gravelled road.
network.
Page 56
AO11.2 Complies
Visitor accommodation does not gain Site does not gain direct access from
direct access from part of the major the major road network.
road network which has a legal
speed limit of 90 kilometres per hour
or above.
AO11.3 Complies
Where: The proposal caters for vehicle
(a) the site gains access from part manoeuvring areas such that
of the major road network; or vehicles enter and leave the site in a
(b) more than 10 guests are forward gear.
accommodated—
vehicle manoeuvring areas are
provided on site such that vehicles
enter and leave the site in a forward
gear.
PO12 AO12.1 Complies
Sufficient on-site car parking is Visitor car parking spaces are: Visitor car parking will be accessible
provided to accommodate the (a) accessible at all times; at all times.
number and type of vehicles likely to (b) not located behind locked gates;
be generated by the visitor and
accommodation having regard to the (c) not located in tandem with a
number of guests, staff or visitors. garage or other car parking
space
AO12.2 Complies
Short term parking is provided near Short term parking is provided at the
the office to allow for check-in and site entry porte cochere.
check-out.
Editor’s Note— the rate of car
parking required is addressed in Part
9.4.1 Driveways and Parking Code
PO13 AO13.1 Complies
Visitor accommodation is provided Visitor accommodation is: Site is connected to the reticulated
with a level of infrastructure and (a) connected to the reticulated sewer infrastructure network.
services that: sewer infrastructure network; or
(a) is appropriate to its location and (b) where not located in a sewered
setting; area, the premises are
(b) maintains environmental and connected to an onsite effluent
public health; and treatment and disposal system.
(c) is commensurate with the needs
of users. Editor’s Note—the Plumbing and
Drainage Act 2003 sets outs
requirements for on-site effluent
treatment and disposal.
AO13.2 Complies
Visitor accommodation is: Site is connected to the reticulated
(a) connected to the reticulated water supply infrastructure network.
water supply infrastructure
network; or
(b) where reticulated water supply is
not available, provided with an
alternative drinking water supply
source (e.g. rainwater) that
complies with the Australian
Drinking Water Guidelines
(NHMRC,2011)
Page 57
Short term accommodation
Performance Outcomes Acceptable Outcomes Comment
Short term accommodation
PO22 Not Applicable
Except where in the form of a No acceptable outcome provided Accommodation is provided in form of
serviced apartment or hotel room hotel room serviced or apartments.
the short term accommodation use
is provided with sufficient kitchen,
dining, laundry and common room
facilities to accommodate the
needs of visitors and resident staff.
PO23 AO23.1 Complies
In mixed use developments, buildings Mixed use building formats ensure: Separate identifiable, well lit and safe
are designed and uses operated to (a) separate identifiable, well lit and pedestrian access to building entries
ensure resident guests: safe pedestrian access to and units are provided; private
(a) are not unduly impacted by building entries and units; accommodation residential spaces
business or entertainment (b) private accommodation are clearly defined; business and
activities; residential spaces are clearly entertainment patrons do not have
(b) are afforded a high level of defined by using features such as access to resident exclusive uses
privacy and security; and low walls, changes in surface areas.
(c) have access to a reasonable texture or other landscape
level of private outdoor living treatments; and
space. (c) business or entertainment
customers and patrons do not
have access to areas that are
intended for the exclusive use of
resident guests.
AO23.2 Performance outcome
Accommodation units are provided Refer Development Assessment
with private open space or Report
a balcony directly accessible from a
habitable room that:
(a) is a minimum area of 6m²;
(b) has a minimum dimension of 2
metres; and
(c) does not accommodate air
conditioning units.
PO24 AO24.1 Complies
Development facilitates the security of Walkways, car parks and publicly All publicly accessible facilities are
people and property having regard to: accessible facilities, including toilets, located and designed to allow casual
opportunities for casual surveillance and bicycle racks are located and surveillance.
and sight lines; exterior building designed to allow casual surveillance
design that promotes safety; by other persons.
adequate lighting; appropriate
signage and wayfinding; and building AO24.2 Complies
entrances, loading and storage areas Pathways allow clear sightlines in all Pathways allow for appropriate
that are well lit and lockable after directions. sightlines.
hours.
AO24.3 Complies
Adequate lighting is provided Adequate lighting will be provided to
to building entrances, car parks and building entrances, carparks and
pedestrian routes. pedestrian routes.
AO24.4 Complies
The property, including service areas The site can be secured at night
can be secured at night time. time.
Editor’s Note— Applicants may find
useful guidance in the Queensland
Government’s Crime Prevention
through Environmental Design
Guidelines for Queensland.
PO25 Not Applicable
Short term accommodation in a Proposal is not for a single dwelling.
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single dwelling is limited to formats
compatible with the character and
use of the area so as not to cause
unreasonable loss of residential
amenity, having regard to:
(a) the privacy of residents on the
subject property or adjoining
properties;
(b) any likely increase in noise to
adjoining properties;
(c) the scale of the use and its
compatibility with the character
and uses within the property or
surrounding area;
(d) retention of the primary
residential function of an area;
(e) the impact on the safety and
efficiency of the local road
network;
(f) the impact of waste storage
areas on the visual amenity of
the area or sensitive land uses;
and
(g) any impact on shared
vehicular access or parking.
BUSINESS ACTIVITIES CODE
Location
Performance outcomes Acceptable outcomes Comment
All Business activities
Location
PO1 Complies
Business activities are compatible No acceptable outcome provided The retail business activities are a
with the purpose of the zone in which small scale and are ancillary/
they locate and the site is suitable for complimentary to the resort complex
the use having regard to and consistent with the purpose of
accessibility, infrastructure and the Tourist accommodation zone.
servicing.
PO2 No acceptable outcome provided Not Applicable
The business activity is located within The business activities are consistent
an existing business centre or visitor with the purpose of the Tourist
centre shown in the Noosa Shire accommodation zone.
Centres Hierarchy or in an industrial
zone.
Effects of Use
Performance outcomes Acceptable outcomes
Effects of use
PO3 No acceptable outcome provided Complies
Business activities are of a type, The retail business activities are of a
scale and intensity that is consistent small scale and are ancillary/
with the zone, locality and character complimentary to the resort complex
of the area in which it is located and and consistent with the purpose of
reinforces the Noosa Shire Centres the Tourist accommodation zone.
Hierarchy.
PO4 Complies
Business activities contribute to the No acceptable outcome provided The business activities will contribute
local economy and vibrancy of the to the local economy and vibrancy of
area in which it is located. the area in which it is located.
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Infrastructure
Performance outcomes Acceptable outcomes
Major Infrastructure
PO5 AO5.1 Complies
Development is sufficiently separated Buildings and structures are not The development is not constructed
from infrastructure including electricity constructed under overhead electricity under overhead electricity
infrastructure and substations to transmission lines, or within transmission lines, or within
minimise the likelihood of nuisance or easements. powerline easements.
complaint.
AO5.2 Not Applicable
Development adjacent to or within 50 Site is not adjacent to or within 50
metres of a substation, major metres of a substation, major
electricity infrastructure or major utility electricity infrastructure or major
incorporates noise attenuation utility.
measures such that noise levels do
not exceed 5db(A) above background
noise level internal to buildings
measured in accordance with
AS1055.
AO5.3 Not Applicable
Where adjoining substations, major Site does not adjoin substations,
electricity infrastructure or major major electricity infrastructure or
utilities, buildings are orientated so major utilities.
that the majority of windows and
doors face away from the
infrastructure.
Building Design and Siting
Performance outcomes Acceptable outcomes
Building design & siting
Ground floor
PO6 AO6 Complies
Ground floor spaces and ceiling Ground floor spaces have a Ground floor ancillary business
heights are flexible to cater for a minimum ceiling height of 3.5 activities have a minimum ceiling
range of business activities. metres to allow flexibility of use (for height of 3.5 metres.
example; adaptation for shop,
restaurant or office uses)
Outdoor areas AO7 Complies
PO7 Outdoor areas and roof top areas Outdoor areas used for business
Outdoor areas, including balconies used for business activities are activities are located away from
and rooftops, used for business located away from sensitive land sensitive land uses.
activities are located, designed and uses and are generally oriented
operated to avoid causing nuisance towards the street.
to adjoining or nearby sensitive
land uses.
Outdoor Dining areas AO8.1 Complies
PO8 Walls to outdoor dining areas are: No walls to outdoor dining areas
Outdoor dining areas are designed (a) if facing a roadway or other public proposed.
and located so that: area, transparent and don’t
(a) structures are aesthetically restrict airflow;
pleasing and in keeping with the (b) separated from the floor and any
existing character of the area, roof by a minimum vertical gap of
including the architecture of the 500 millimetres; and
associated building; (c) if detachable or collapsible, are
(b) outdoor dining adds to the only used during inclement
streetscape without increasing weather.
perceived building bulk;
(c) temporary walls or roofs are AO8.2 Complies
retracted when not in use and Roof, walls or other structures do not Roof, walls or other structures do not
secured at all times; extend beyond the boundaries of the extend beyond the boundaries of the
(d) the use does not pose a health premises. premises.
and safety risk to patrons;
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(e) adequate air movement is AO8.3 Complies
available; and Outdoor dining areas: Outdoor dining areas will have a
(f) structures do not impede the (a) have a nonslip surface which is nonslip surface and if heating is
movement of pedestrians or water resistant and not raised; provided, will not present a physical
vehicles. and risk to diners or pose a fire risk.
(b) ensures that where heating is
provided it does not present a
physical risk to diners or pose a
fire risk to the surrounding
buildings and structures (braziers
are not permitted).
AO8.4 Complies
Outdoor dining areas include soft All outdoor dining is integrated with
landscaping integrated with the site landscaping.
outdoor dining environment to create
an ambient atmosphere for diners.
Editor’s Note— Landscaping must be
undertaken in accordance with the
Landscaping Code Part 9 Section 4.5
Editor’s note— Refer to Figure 6.4.4.4
and Figure AP35A for examples of
landscaping and design outcomes for
outdoor dining areas in streets.
PO9 AO9 Complies
Adequate clearways and head Roof structures over outdoor dining Proposed roof structures over
clearances allow safe movement for areas have a minimum clearance outdoor dining areas will have a
users of the premises. height of 2.1 metres. minimum clearance height of 2.1
metres.
Landscaping
Performance outcomes Acceptable outcomes
Landscaping
Design of commercial and retail
spaces
PO10 No acceptable outcome provided Complies
Landscaping softens building bulk All retail is ancillary and integrated in
and creates a casual, pleasant setting the resort complex landscape.
for site users and the broader
community by:
(a) adopting landscape solutions that
reduce the visual impact of
building bulk;
(b) providing canopy trees and
ancillary shade structures;
(c) using shrubs and garden beds to
clearly define public spaces and
pedestrian walkways;
(d) providing areas for public art,
where appropriate;
(e) providing outdoor areas with
seating;
(f) using screen planting to conceal
service and loading areas;
(g) making provision for outdoor
dining areas where appropriate,
that integrate well within the
streetscape;
(h) providing adequate screening
along the perimeters of the
development;
(i) avoiding the use of formal
planting design for frontage
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works; and
(j) providing planting design and
species selection that can endure
an intensively used environment.
Amenity and Safety
Performance outcomes Acceptable outcomes
Amenity and Safety
Hours of Operation
PO11 AO11.1 Not Applicable
Business activities are operated in a The use or activity does not operate Site is within the Tourist
manner that avoids or minimises outside the hours of 7:00am to accommodation zone and does not
evening, early morning or weekend 9:00pm, seven days a week, where adjoin another residential zone,
noise nuisances to sensitive land the site directly adjoins land in the Major centre zone – High density
uses, particularly surrounding following zones: residential precinct; or Rural
residential uses. (a) All residential zones, except for residential zone.
the Tourist accommodation
zone
(b) Major centre zone – High
density residential precinct; or
(c) Rural residential zone.
AO11.2 Complies
Where the site is not specified above Shop use will not operate outside of
in AO11.1 the use does not operate these hours.
outside the hours of 6:00am to
10:00pm, seven days a week, except
that a business use such as a food
and drink outlet, may operate until
12:00 midnight on a Friday and
Saturday.
Overlooking Complies
PO12 AO12 All retail is ancillary and integrated in
Business activities maintain the Where the business activity adjoins the resort complex and will not
reasonable privacy and amenity of an existing or approved residential impact any adjoining residential use.
site and adjoining residents and use, the reasonable privacy and
their enjoyment of indoor and amenity of such uses is maintained
outdoor living areas is not by:
unreasonably diminished. (a) siting and orienting buildings
to minimise the likelihood of
overlooking occurring;
(b) having windows and outdoor
areas, (including balconies
and terraces) located and
designed so that they do not
look into dwellings or visitor
accommodation; and
(c) incorporating screening over
building openings.
Noise, visual and odour impacts
PO13 AO13.1 Complies
Business activities are designed, Undesirable noise, visual or odour Refer attached Noise report.
sited and operated to avoid impacts on public spaces and
environmental nuisances such as residential uses, are avoided or
noise, visual or odour impacts that reduced by:
unreasonably diminish the amenity of (a) providing vehicle
the area or surrounding uses. loading/unloading and refuse
storage/collection facilities within
enclosed service yards or
courtyards; and
(b) not locating site service facilities
and areas along any frontage to
a street or other public space.
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AO13.2 Not Applicable
Where the business activity requires Shop use does not require and
the use of acoustic attenuation acoustic attenuation.
measures to mitigate adverse
impacts on nearby sensitive land
uses, such measures are designed
and constructed to be compatible
with the local streetscape.
Live Music
PO14 AO14.1 Not Applicable
Live music creates entertainment for Where the site is adjacent to land in a Site is within the Tourist
patrons and vibrancy within residential zone (excluding Tourist accommodation zone and does not
the streetscape and is sited to avoid Accommodation Zone), the Noosa adjoin another residential zone,
significant impacts on surrounding Business Centre High Density Major centre zone – High density
residential land uses. Residential Precinct,or the Rural residential precinct or Rural
Residential Zone live music is residential zone.
contained within an enclosed
acoustically treated environment.
AO14.2 Can Comply
Acoustic live music (not reliant on Refer Noise report.
electric or electronic equipment)
ceases to operate in outdoor spaces
by 9:00pm Sunday – Thursday, and
by 10:00pm Friday and Saturday,
except if located within the Hastings
Street Mixed Use Precinct or Noosa
Junction Hospitality precinct where it
can operate until 10:00pm Sunday
Thursday, and by 12:00 midnight
Friday and Saturday.
AO14.3 Can Comply
Amplified live music ceases to Refer Noise report.
operate in outdoor space by 7:00pm
seven days per week, except if
located within Hastings Street Mixed
use precinct or Noosa Junction
Hospitality precinct where it can
operate until 9:00pm Sunday
Thursday and 10:00pm Friday and
Saturday.
Editor’s Note— Liquor licences and
noise matters are separately dealt
with through the Office of Liquor and
Gambling.
PO15 AO15 Complies
Waste storage areas, external Waste storage areas, external Waste storage areas and loading
storage areas and loading docks do storage areas and loading docks are docks are located within the
not detract from the visual amenity of located within basements or are basement.
the streetscape or cause nuisance to visually screened by landscaping or
adjoining properties. fencing and situated to the rear of the
building.
Car Parking Performance Outcome
PO16 AO16 Refer Development Assessment
Sufficient car parking is available to Parking is provided in accordance Report and attached Traffic Impact
accommodate the number and type with Table 9.4.2.4 of the Driveways Assessment Report.
of vehicles likely to be generated by and Parking Code.
the use on site.
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