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MCU16/0079 Town Planning Report
TOWN PLANNING REPORT
Development Application for a “Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Prepared by Planit Consulting Pty Ltd | July 2016
For Rubicon Design & Construct
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Page 2
Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
This report has been prepared by:
Planit Consulting Pty Ltd
ABN 20 099 261 711
Level 2, 11-13 Pearl Street
Kingscliff NSW 2487
PO Box 1623
Kingscliff NSW 2487
Telephone: (02) 6674 5001
Facsimile: (02) 6674 5003
Email: [email protected]
Web: www.planitconsulting.com.au
Document Control
Issue Date Description Prepared By Checked By
A June 2016 Draft RV
A June 2016 Final
Disclaimer
Planit Consulting Pty Ltd retains the ownership and copyright of the contents of this document including drawings, plans, figures and
all work produced by Planit Consulting Pty Ltd. This document is not to be reproduced in full or in part, unless separately approved by
Planit Consulting Pty Ltd. The client may use this document only for the purpose for which it was prepared. No third party is entitled to
use or rely on this document whatsoever. Planit Consulting accepts no liability whatsoever for any possible subsequent loss or
damage arising from the use of this data or any part thereof.
July 2016 Page | 2
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Table of Contents
1.0 EXECUTIVE SUMMARY ............................................................................................................................................. 4
2.0 INTRODUCTION ........................................................................................................................................................ 5
2.1 OVERVIEW ................................................................................................................................................ 5
2.2 SUPPORTING INFORMATION .......................................................................................................................... 5
2.3 KEY PLANNING ISSUES AND LEVEL OF ASSESSMENT ......................................................................................... 5
3.0 SITE & CONTEXT ANALYSIS ..................................................................................................................................... 6
3.1 LOCAL CONTEXT ANALYSIS .......................................................................................................................... 6
3.2 SURROUNDING DEVELOPMENT ...................................................................................................................... 6
4.0 PROPOSAL ............................................................................................................................................................... 8
5.0 ASSESSMENT – STATE PLANNING INSTRUMENTS .................................................................................................. 9
5.1 SUSTAINABLE PLANNING ACT 2009 ............................................................................................................... 9
5.2 Development Assessment Process ............................................................................................................ 9
5.3 Referral Agencies ................................................................................................................................... 10
5.4 State Planning Regulatory Provisions ....................................................................................................... 10
5.5 STATE PLANNING POLICY ........................................................................................................................... 10
6.0 ASSESSMENT – LOCAL PLANNING INSTRUMENTS ............................................................................................... 12
6.1 THE NOOSA PLAN .................................................................................................................................... 12
6.2 TEWANTIN & DOONAN LOCALITY PLAN.......................................................................................................... 12
6.3 COMMUNITY SERVICES ZONE – THE NOOSA PLAN .......................................................................................... 12
6.4 OVERLAYS .............................................................................................................................................. 13
6.5 OVERALL OUTCOMES OF THE TEWANTIN & DOONAN LOCALITY .......................................................................... 13
6.6 ASSESSMENT TABLE AND CODES ................................................................................................................ 14
7.0 CONCLUSION AND RECOMMENDATIONS .............................................................................................................. 15
7.1 STATEMENT OF PLANNING MERIT AND SUFFICIENT GROUNDS ........................................................................... 15
7.2 RECOMMENDATION ................................................................................................................................... 15
APPENDIX A – ASSESSMENT CRITERIA FOR DEVELOPMENT FOR A STATED PURPOSE OR OF A STATED TYPE ............. 16
BUSINESS USES CODE ......................................................................................................................................................... 16
BUILDING WORKS CODE (DIVISION 11) ................................................................................................................................. 22
DRIVEWAYS AND CARPARKING CODE (DIVISION 13) ............................................................................................................... 29
EARTHWORKS CODE (DIVISION 14) ....................................................................................................................................... 33
EROSION AND SEDIMENT CONTROL CODE (DIVISION 15)........................................................................................................ 36
EXISTING SERVICES CODE (DIVISION 16) .............................................................................................................................. 37
LANDSCAPING CODE (DIVISION 17) ....................................................................................................................................... 38
TRANSPORT, ROADS AND DRAINAGE CODE (DIVISION 18) ...................................................................................................... 43
WASTE MANAGEMENT CODE (DIVISION 19) ........................................................................................................................... 52
WATER SENSITIVE DESIGN CODE (DIVISION 20) .................................................................................................................... 55
WATER SUPPLY AND SEWERAGE RETICULATION CODE (DIVISION 21) ..................................................................................... 56
APPENDIX B – ARCHITECTURAL PLANS ............................................................................................................................. 60
APPENDIX C – STATEMENT OF LANDSCAPING INTENT ...................................................................................................... 61
APPENDIX D – STORMWATER AND SEWER PLANS ............................................................................................................ 62
APPENDIX E – TRAFFIC IMPACT ASSESSMENT .................................................................................................................. 63
APPENDIX F – ACOUSTIC REPORT ..................................................................................................................................... 64
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
1.0 Executive Summary
The following information is provided to summarise details regarding the site and the proposed development application.
Table 1 – Site Details
Real Property Description Lot 3 on T16319 and Lot 10 on SP273411
Physical Address 5 Memorial Ave, Tewantin QLD 4565
Site Area 6,685m2
Existing Use Undefined Use (Noosa Tewantin RSL)
Local Government Authority Noosa Council
Planning Scheme Designation Community Services
Existing Land Use Noosa Tewantin RSL, Post Office, General Commercial Business
Table 2 – Development Application Summary
Development Type Material Change of Use – Staged Extension & Refurbishment of
Existing RSL Club
IDAS Process Development Permit
Referral Agencies NA
Applicant Rubicon Design & Construct Pty Ltd
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
2.0 Introduction
2.1 Overview
Planit Consulting Pty Ltd has been engaged by Rubicon Design & Construct Pty Ltd to prepare a development
application and an associated town planning assessment report for an “Undefined Use”.
The development application seeks approval for the following:
‐ Development Permit – Material Change of Use for “Undefined Use” (Expansion to the existing Tewantin
Noosa RSL).
2.2 Supporting Information
Following is a list of supporting information provided with this town planning report.
‐ IDAS Forms 1 and 5;
‐ Owners consent;
‐ Site Analysis
‐ The Noosa Plan Code tables;
‐ Architectural Plans
‐ Statement of Landscaping Intent
‐ Traffic Impact Assessment
‐ Acoustic Report
‐ Sewer and Stormwater Plan
2.3 Key Planning Issues and Level of Assessment
The Sustainable Planning Act 2009 defines ‘development’ as ‘any of the following (a) carrying out building work;
(b) carrying out plumbing or drainage work; (c) carrying out operational work; (d) reconfiguring a lot; (e) making a
material change of use of premises.’ The proposal is for a Material Change of Use for an “Undefined Use”.
In accordance with the provisions of the Sustainable Planning Act 2009, the proposed development has been
assessed against the following planning instruments:
(1) State Planning Regulatory Provisions;
(2) Regional Plans;
(3) State Planning Policies;
(4) Local Planning Instruments.
In accordance with The Noosa Plan, the subject site is located within the Tewantin & Doonan Locality and Zoned
for Community Service.
Having regard to the above, the proposed development has been assessed against the provisions of the Tewantin
& Doonan Locality Plan and Community Service Zone.
The use of the site is defined as “Undefined Use” (expansion to the existing Tewantin Noosa RSL) which is subject
to Impact Assessment.
A development application for a Material Change of Use for an “Undefined Use”, subject to Impact assessment,
has been prepared and is submitted for Council’s consideration.
July 2016 Page | 5
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
3.0 Site & Context Analysis
3.1 Local Context Analysis
The subject site is located at 5 Memorial Ave, Tewantin QLD and is described as Lot 3 on T16319 and Lot 10 on
SP273411. It is bound by 4 roads, Memorial Ave to the west, Poinciana Ave to the north, Pelican St to the east
and Doonella St to the south, see Figure 1. The subject site is of rectangular configuration, comprises two titles
and has a total site area of 6,685m2. The subject land is currently occupied by a number of buildings and
structures associated with the use of the Tewantin Noosa RSL.
Subject Site
Figure 1 – Local Context Analysis (Source: Noosa Council Mapping)
The site is characterised by the following features:
The site has is bounded by 4 roads; Memorial Ave, Doonella St, Pelican St and Poinciana Ave. Access to
the site is taken from a number of crossovers from all road frontages.
The site is currently occupied by a number of buildings and structures. Currently onsite is a Post Office, the
Noosa Regional Gallery, Vacant Commercial buildings and the existing Noosa Tewantin RSL.
The subject land is characterised by relatively level topography with a fall in natural ground to the south east
corner of the allotment.
The site contains sporadic vegetation, predominantly along the site boundaries. The site does not contain
any mapped regulated vegetation.
Council’s reticulated water and sewer infrastructure are all available to the subject site and the current
buildings located onsite are connected to these services.
3.2 Surrounding Development
The subject site is surrounded by various uses. The site is on the perimeter of the Tewantin Business Centre, see
Figure 2. Land uses on adjoining allotments are described below:
North:
To the north of the site is Poinciana Ave. Poinciana Ave is considered to be the main street of Tewantin. Beyond
this is the RSL Memorial Park.
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
East:
To the east of the subject site is Pelican St. Beyond this street is the Noosa Council Chambers and the Noosa
River.
South:
The street to the south is Doonella Street. Beyond the street is a cluster of residential properties of both low to high
density. Further to the south is Lake Doonella.
West:
To the west is Memorial Ave. Memorial Ave is considered to be the main connection route to Noosa. Beyond
Memorial Ave is the main business centre of Tewantin. There are a number of commercial businesses which are
directly opposite Memorial Ave including Eagle Boys Pizza, Caltex, the Paperboy Café, Kiku and the Westpac
Bank.
Subject Site
Figure 2 – Surrounding Development (Source: Google Maps)
July 2016 Page | 7
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
4.0 Proposal
The proposed development incorporates the extension and upgrade of the existing Tewantin Noosa RSL at Lot 3 T16319
and Lot 10 SP273411, more commonly known as 5 Memorial Ave, Tewantin.
The proposed development seeks to expand the RSL over the final three stages.
Stage 4 includes an extension to the exiting building and refurbishment. This new extension will increase the public gaming
area and provide a new delivers and service yard. This stage will result in an additional 683.62m2 of GFA and provide a total
of 125 parking spaces.
Stage 5 includes a further extension from the stage 4 extension. This will further extend the gaming lounge and a smokers
terrace. It will provide an 67.7m2 GFA and a total of 124 parking spaces.
Stage 6 includes an additional extension of the building included a new alfresco lounge area, a new kitchen and staff
facilities. It will also include internal refurbishments for a new dining and function room. This stage will result in an additional
241.5m2 and result in 124 parking spaces in total.
The below table summarises the expansion details.
All other buildings located on site, including the post office, will remain and function as normal.
The development will also include consolidation of the existing crossovers. The site will be accessed through 3 crossovers.
These crossovers are two way accesses to Pelican Street and Doonella Street and the existing crossover to Memorial Ave
will remain. All crossovers and pavements have been designed in accordance with Council’s standards.
The proposed development includes a new sewer line which will upgrade and decommission the old sewer line. The
development also includes additional stormwater management plan which will ensure the development does no impact on
the surrounding area.
Where possible, all existing vegetation on site will be retained. The proposed landscaping also seeks to provide
predominantly native vegetation. This will promote integration of the site and ensure the development maintains the amenity
of the streetscape.
The development will maintain the exiting operating hours and function as per the existing use. It is considered overall the
proposed development will add to the existing amenity of Tewantin. It will provide more services and add to the economic
and employment opportunity with the area. It is considered the development will reflect the overall nature of the site.
July 2016 Page | 8
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
5.0 Assessment – State Planning Instruments
5.1 Sustainable Planning Act 2009
The proposal constitutes ‘development’ as defined by the Sustainable Planning Act 2009. The application is
subject to code assessment.
5.2 Development Assessment Process
Pursuant to section 313 of the Sustainable Planning Act 2009, the following assessment process applies to code
assessable development applications:
“(2) The assessment manager must assess the part of the application against each of the following matters or
things to the extent the matter or thing is relevant to the development—
(a) the State planning regulatory provisions;
(b) the regional plan for a designated region, to the extent it is not identified in the planning scheme as
being appropriately reflected in the planning scheme;
(c) any applicable codes, other than concurrence agency codes the assessment manager does not apply,
that are identified as a code for IDAS under this or another Act; Note— However, if the chief executive
is the assessment manager for the application, see section 255A.
(d) State planning policies, to the extent the policies are not identified in—
(i) any relevant regional plan as being appropriately reflected in the regional plan; or
(ii) the planning scheme as being appropriately reflected in the planning scheme;
(e) any applicable codes in the following instruments—
(i) a temporary local planning instrument;
(ii) a preliminary approval to which section 242 applies;
(iii) a planning scheme;
(f) if the assessment manager is an infrastructure provider—the provider’s LGIP, if any.
Note— See chapters 2 and 3 for particular provisions about the relationship between the matters or
things mentioned in subsection (2).
(3) In addition to the matters or things against which the assessment manager must assess the application
under subsection (2), the assessment manager must assess the part of the application having regard to
the following—
(a) the common material;
(b) any development approval for, and any lawful use of, premises the subject of the application or
adjacent premises;
(c) any referral agency’s response for the application;
(d) the purposes of any instrument containing an applicable code.
(4) If the assessment manager is not a local government, the laws that are administered by, and the policies
that are reasonably identifiable as policies applied by, the assessment manager and that are relevant to
the application, are taken to be applicable codes in addition to the applicable codes mentioned in
subsection (2)(c) or (e).
(5) The assessment manager must not assess the application against, or having regard to, anything other than
a matter or thing mentioned in this section.
(6) Subsection (2)(a), (b) and (d) does not apply for the part of an application involving assessment against the
Building Act.”
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
As such, the town planning assessment undertaken for the proposed development shall have regard to all relevant
planning instruments as detailed above.
5.3 Referral Agencies
In accordance with Schedule 7 of the Sustainable Planning Regulation 2009, the proposed development does not
trigger referral to any concurrence agency.
5.4 State Planning Regulatory Provisions
A detailed review on the applicability of State Planning Regulatory Provisions applicable to the assessment of this
development application has been undertaken below:
Table 5 – Assessment against the Sate Planning and Regulatory provisions
STATE PLANNING REGULATORY PROVISIONS COMPLIANCE/APPLICABILITY
Draft amendment to the South East Queensland Regional Plan Not Applicable
2009-2031 State planning regulatory provision.
Guragunbah State Planning Regulatory Provisions Not Applicable
State planning and regulatory provisions (adopted charges). Complies: the levying of adopted
charges for development is a matter
for Local Government to decide.
Yeerongapilly Transit Orientated development State Planning Not Applicable
Regulatory Provisions.
Off-road Motorcycling facility on State-owned land at Not Applicable
Wyaralong
State Planning Regulatory Provision (Adult Stores). Not Applicable
South East Queensland Koala Conservation State Planning Not Applicable
Regulatory Provisions.
Queensland Housing Affordability Strategy, Greenfield land Not Applicable
supply in South East Queensland
5.5 State Planning Policy
A detailed review of the State Planning Policy has been undertaken below:
Table 3 – Assessment against State Planning Policies
State Planning Policy (State Interest) Applicability to the Development Application
Liveable communities and housing
Liveable Communities Not Applicable
Housing Supply and Density Not Applicable
Economic Growth
Agriculture Not Applicable
Development and Construction Not Applicable
Mining and Extractive Resources Not Applicable
Tourism Not Applicable
Environment and Heritage
Biodiversity Not Applicable
Costal Environment Not Applicable
Cultural Heritage Not Applicable
Water Quality Not Applicable
Hazards and Safety
Emissions and Hazard Activities Not Applicable
Natural Hazards Not Applicable
Infrastructure
Energy and Water Supply Not Applicable
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
State Transport Infrastructure Not Applicable
Strategic Airports and Aviation Facilities Not Applicable
Strategic Ports Not Applicable
It is considered that the proposed RSL Club expansion will not require further assessment against the State
Planning Policy.
July 2016 Page | 11
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
6.0 Assessment – Local Planning Instruments
6.1 The Noosa Plan
The proposed development has been assessed under The Noosa Plan and has defined the proposed
development as an “Undefined Use” as The Noosa Plan does not have a definition suitable for the activities of the
RSL. In this instance although the development is not defined, it is considered to operate in the realm of a
business use. As such the Business Uses Code has been assessed.
6.2 Tewantin & Doonan Locality Plan
Under The Noosa Plan, the subject site is located within the Tewantin & Doonan Locality Plan
Subject Site
Figure 3: Locality Plan (Source: The Noosa Plan)
6.3 Community Services Zone – The Noosa Plan
Under the Tewantin and Doonan locality Plan, the plan areas are divided into 10 zones:
Detached Housing
Semi-Attached Housing
Attached Housing
Neighbourhood Centre
Business Centre
Community Services
Rural Settlement
Rural
Open Space Recreation
Open Space Conservation
In this instance, the subject land is wholly contained in the Community Services zone. The zoning of the
development site area surrounding locality is illustrated in Figure 4 – Zoning Map.
July 2016 Page | 12
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Subject Site
Figure 4 – Zoning Plan (Source: The Noosa Plan)
6.4 Overlays
The site is subject to Natural Hazard: Bushfire & Acid Sulfate Soils Overlay (Map OM9.4). Assessment for the Acid
Sulfate Soils will be undertaken during the Building Application Stage.
Subject Site
Figure 5 – Overlay Mapping (Source: The Noosa Plan)
6.5 Overall Outcomes of the Tewantin & Doonan Locality
The relevant overall outcomes of the Tewantin & Doonan Locality Code are described below:
a) New uses and works are located, designed and managed to—
i) be compatible with other uses and works;
ii) maintain the safety of people and works;
iii) avoid significant adverse impacts on the amenity enjoyed by users of other premises including
acoustic and visual qualities; and
iv) avoid significant adverse effects on the natural environment, including native habitat removal,
fragmentation and attrition;
b) Development is consistent with the Priority Infrastructure Plan in Part 15.
c) The Tewantin & Doonan Locality retains its primary role of providing housing for permanent residents;
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
d) Within the town of Tewantin the distinct character of existing residential neighbourhoods is retained, and
housing offers high levels of residential amenity, convenience, accessibility and servicing, while
maintaining the low density and low scale synonymous with the local character.
Comment
The proposed additions and alterations to the Tewantin Noosa RSL are considered to be consistent with the above
overall outcomes. As the existing use will be maintained, the development will be compatible with other uses and
works and will avoid significant adverse impacts on the amenity and natural environment within the locality. In
addition, it is considered the proposed development will further assist in servicing the local resident’s needs in
regards to leisure and recreation.
For the Community Services Zone —land committed or planned for community
Purposes —
i) is protected and managed to enable the efficient and timely delivery of community services; and
ii) is consistent with the indoor recreation, education, social and safety needs of the local community,
including people with special needs, such as the elderly, children, low income earners and disabled
persons.
Comment
As stated previously, the proposal is for alterations and additions to an existing use. As such it is considered the
proposal is consistent with the character of the locality as the proposal will provide enhanced leisure and
recreational facilities which will be utilised by all residents and visitors of the local area. It is considered the
expansion of the existing RSL Club will promote community engagement and promote economic growth.
6.6 Assessment Table and Codes
The proposed development defined as “Undefined Use” located on the site is subject to Impact Assessment
under Division 8 – Assessment Table for the Community Services Zone Table 12.6, see Figure 6.
Figure 6 – Table 12.6 (Source: The Noosa Plan)
As such, the development will require assessment of the overall objectives and codes of the following divisions:
Use Codes
o Business Uses Code (Division 3)
Works Codes
o Building Works Code (Division 11)
o Driveways and Carparking Code (Division 13)
o Earthworks Code (Division 14)
o Erosion and Sediment Control Code (Division 15)
o Existing Services Code (Division 16)
o Landscaping Code (Division 17)
o Transport, Roads and Drainage Code (Division 18)
o Waste Management Code (Division 19)
o Water Sensitive Design Code (Division 20)
o Water Supply and Sewerage Reticulation Code (Division 21)
Council is directed to Appendix A which outlines all overall outcomes and relevant codes of each division of The
Noosa Plan.
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
7.0 Conclusion and Recommendations
7.1 Statement of Planning Merit and Sufficient Grounds
Pursuant to Section 326 of the Sustainable Planning Act 2009, any decision in relation to a development
application must not conflict with a relevant instrument unless there are sufficient grounds as is detailed below:
The assessment manager’s decision must not conflict with a relevant instrument unless—
(a) the conflict is necessary to ensure the decision complies with a State planning regulatory provision; or
(b) there are sufficient grounds to justify the decision, despite the conflict; or the conflict arises because of a
conflict between—
(i) 2 or more relevant instruments of the same type, and the decision best achieves the purposes of the
instruments; or
(ii) 2 or more aspects of any 1 relevant instrument, and the decision best achieves the purposes of the
instrument.
Based on the detailed town planning assessment of the proposed development undertaken throughout this report
it is concluded that there are sufficient grounds to warrant approval of the subject development application on the
following grounds:
‐ The proposed expansion of the Tewantin Noosa RSL will improve the existing operations to the benefit of
the local economy;
‐ The proposed development is minor in scale and is unlikely to have any negative amenity impacts on
neighbouring properties or the surrounding locality;
‐ The proposed development is consistent with the outcomes and intent sought for the Tewantin – Doonan
Locality Plan and Community Services Zone; and
‐ The development does not result in any conflicts arising between State Planning Regulatory Provisions nor
any other relevant planning instrument as has been presented and discussed within this report.
7.2 Recommendation
Planit Consulting Pty Ltd has been engaged by Rubicon Design & Construct Pty Ltd to prepare a town planning
report for a proposed Material Change of Use for an “Undefined Use” (Expansion to the existing Tewantin Noosa
RSL) at their existing location on 5 Memorial Ave, Tewantin.
This application has been prepared in accordance with the provisions of the Sustainable Planning Act 2009 and
the relevant requirements of The Noosa Plan. An overall assessment of the proposed development against The
Noosa Plan reveals the proposed development complies with the planning intent and character sought for the
locality.
This report demonstrates that the proposal will have no adverse amenity impacts, is compatible with surrounding
development, and is in keeping with the future character of this locality as promoted by the Noosa Plan.
Overall, it is considered that having regard to the relevant tests under the Sustainable Planning Act 2009 that the
proposed development should be supported by Council and an approval issued subject to reasonable and relevant
conditions in accordance with the IDAS development application process.
July 2016 Page | 15
Page 16
Appendix A – Assessment Criteria for Development for a Stated Purpose or of a Stated Type
Business Uses Code
14.11 Overall outcomes for the Business Uses Code
14.11.1 The overall outcomes are the purpose of the Business Uses Code.
14.11.2 The overall outcomes sought for the Business Uses Code are the following—
a) Existing and future populations have access to an adequate level of goods and services; and
b) Business Uses meet the needs and expectations of the Noosa community in terms of providing—
i. human scale in the building design;
ii. development that integrates with natural landforms and landscape features;
iii. development that is compatible with the existing character and amenity of the streetscape and surrounding area;
iv. visual and physical connectivity between indoor and outdoor spaces;
v. high levels of visual and acoustic amenity;
vi. a low key, informal atmosphere;
vii. safety and security for property owners, employees and patrons;
viii. logical traffic arrangements without congestion or lengthy delays; and
ix. for the protection of environment and heritage values.
c) Business Uses contribute positively to the Shire’s economy and employment;
d) Business Uses are located where there is an appropriate level of infrastructure and a wide range of functions to support those uses;
e) Business development has high levels of accessibility and functionality;
f) Business development recognises and protects Noosa’s natural resources and environmental values and seeks to provide sustainable economic and employment growth
across a range of industry sectors;
g) Business development is consistent with the hierarchy of centres across Noosa; and
h) Business Uses are energy and water efficient.
Comments:
The proposed development is considered to comply with the intent of the overall outcomes of Business Uses. The proposed development has been designed relative to the scale and form of
the locality. The development utilises the existing buildings located on site and
The proposed expansion to the existing Tewantin Noosa RSL will provide additional services and add to the growing economy of Tewantin. The proposed development utilises and enhances
the existing buildings located on site. The staged development is considered to be comparable with the character and amenity of the streetscape. The proposed upgrades will enhance the
streets through the use of articulated roof forms and missed building materials. The proposed development will include a high use of native landscaping and where possible will retain the
existing vegetation on site. The proposed landscaping will support the native wildlife and promote integration with the environmental and heritage landscape.
It is considered the proposed development will positively contribute to the local economy through the construction development and overall use and operations of the business activity. The
development will increase the services provided for the community supporting to local economy. The site is considered to have access to all the required infrastructure to facilitate the
development.
Overall it is considered the proposed development supports the intent of the Business Uses Code.
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Table 14-8 For all Business Uses
Column 1 Column 2 Compliance
Specific Outcomes Probable solutions (if code assessable)
14.16 Effects of use
Electricity infrastructure S18.1 No solution provided Complies – The proposed development is not located within
O18 The development does not adversely impact on existing S19.1 Development for uses adjacent to or within 50m of an 50m of an existing electricity substation nor does it include
or future electricity supply infrastructure; existing electricity substation incorporates noise attenuation any buildings or structures which are proposed under
AND measures to mitigate noise impacts; electricity transmission lines or within an electricity easement.
O19 All uses and works maintain an adequate safe distance AND It is considered the proposed development does not
from electrical infrastructure including substations, overhead S19.2 Buildings and structures (including swimming pools, adversely impact on the existing or further electricity supply
powerlines, power poles and transformers. sheds, tennis courts and outbuildings) are not constructed infrastructure. During construction all works will be
under overhead electricity transmission lines, or within undertaken in a safe manner and at a safe distance from any
electricity easements. electricity infrastructure.
Noise No solution provided Complies – The proposed development is considered to
O20 Development is designed and sited to avoid noise minimise any potential noise disturbance through
emissions that unreasonably diminish the amenity of the area development design. An Acoustic Report has been completed
or surrounding uses. which illustrates that the proposed development will not
create any adverse noise impact. Council is directed to
Appendix F – Environmental Noise Impact Assessment
for further details.
Mechanical plant and equipment and storage areas S21.1 Mechanical plant and equipment are— Complies – The proposed development has been designed
O21 Mechanical plant and equipment (including air a) located more than 2m from any property boundary; to ensure all mechanical plan and equipment is stored and
conditioning equipment) and storage areas are designed and b) where located at ground level, screened by fencing 1.5m in located away from any street view or adjoining property. The
located to— height or dense vegetation of at least 1.5m in width proposed development ensures all equipment is located a
a) avoid adverse visual impacts when viewed from the street incorporating grouped trees and shrubs with maximum minimum of 2m from any property boundary. All equipment
and adjoining properties; and separation distance of 1m measured from the centre of the will be suitably screened from public view and will were
b) visually integrate with the building design. tree or scrub; and possible be integrated into the building line. Council is
c) are visually integrated into the line and plane of the directed to Appendix B – Architectural Plans for further
building and roof design and do not project beyond the height details.
or width of the building when viewed from the street and
adjoining properties;
AND
S21.2 For Industrial business and Retail business Type 3,
materials stored outside of a building do not exceed 4m in
height or half the height of the on-site buildings whichever is
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
the greater.
Safety and security S22.1 Boundaries are identified by such means as - Complies - The proposed development includes the use of
O22 All property boundaries are clearly identifiable with public a) fencing; or fencing, landscaping and building lines to provide clear
and private spaces clearly defined. b) changes in surface materials or levels; or boundaries of the property. This includes lighting, signage
c) landscape treatments; and line marking to clearly identify loading and storage areas
O23 All premises and access routes are clearly identifiable to AND and areas for staff and the general public.
all persons, particularly emergency services personnel. S22.2 Loading and storage areas are well lit or can be locked
after hours. The Tewantin Noosa RSL will maintain its existing signage
O24 All building entries are designed to be obvious and easily S23.1 All premises are identified by the provision of the street and identification along the Memorail Ave frontage.
identifiable. number in a prominent location, preferably near the site entry,
(i.e. on the kerb or letterbox or by signage on the building or The development includes a number of entrances and exists.
O25 Uses are arranged within buildings and on sites to site). The existing entrance points along Memorial Ave and
enable external areas to be monitored. S24.1 The number of entrances and exits are limited and Poinciana Ave will be maintained. The development will
main building entrances/exits are located at the front of the include additional entrance/exit points which will be clearly
O26 Communal open space, including congregation and site, in view of the street. Where this is not possible, due to identifiable from the street frontage. These entrance points
seating areas, is located where it can be monitored. site or existing building constraints, a well defined path is will also be signed to identify service entrance or entrance to
provided to the entrance/exit; the general public. All entrance points will have adequate
O27 Buildings and structures are designed to minimise AND paths to the building line.
opportunities for vandalism. S24.2 All entrances/exits to buildings, are well lit and signed,
and signage includes hours of operation; Additional entrances will be provided from the proposed car
AND parking areas direct to the new stages of development.
O28 Lighting of appropriate intensities is provided to S24.3 Entrances/exits are located to provide a direct link to These pathways and stairs will include adequate lighting to
maximise safety. driveways and carparking areas; promote safety.
AND
O29 Public toilets are designed and constructed to— S24.4 Recessed doorways are avoided where the recess is The development where possible has excluded the use of
a) ensure the safety of all people using them; and of sufficient size to conceal a person. Where recessed recessed doorways. Where unavoidable, appropriate
b) take advantage of informal surveillance from adjoining doorways are unavoidable, measures are used to enhance measures will be taken to ensure safety.
uses and activities, discouraging non-legitimate uses. safety, as follows—
a) good lighting installed; The proposed development will maintain the existing windows
b) strategically placed mirrors installed; along the Memorial Ave main entrance. Additional windows
c) angled approaches provided; or will be provided along the proposed building facades of all
d) gates which restrict access provided. stages.
S25.1 Windows and main entrances are positioned to allow
for casual surveillance. All internal communal landscaping areas and parking areas
S26.1 Communal open spaces, including congregation and are visible from the street or within sight of a exiting or
seating areas are situated where they are in the line of sight proposed window. The internal communal areas will include
of windows, doors and/or balconies of buildings, or can be adequate lighting to promote safety.
seen from a street or other public space.
S27.1 Buildings or structures that are visible from a public The proposed development includes the use of different
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
street or laneway— materials and building lines to articulate the building facades.
a) avoid the use of solid fences and blank walls which The development will also include adequate lighting to reduce
attract graffiti. Where solid blank surfaces are the threat of vandalism and criminal activity. Additional
unavoidable, measures in the form of landscaping, surveillance measures will also be implemented.
creepers, murals, vandal resistant paint, etc are
used; The proposed lighting will be constructed in accordance with
b) use toughened glass, security screens and other the Australian Standards and will not impact on the
measures (but not including security shutters that streetscape amenity or cause any light nuisance.
obscure the view of shopfronts) are used in
windows which are provided at ground level, to All lighting is directed to onto the site and not considered to
deter break and enters; and impact on the street or neighbouring properties.
c) use hardy vandal proof materials and anti-graffiti
paint are used in the construction of buildings. The proposed development does not include public toilets.
S28.1 Lighting of appropriate intensities is provided which
satisfies the requirements of Australian Standard AS1158: Council is directed to Appendix B – Architectural Plans for
Public Lighting Code, unless otherwise specified in this Code; further details.
AND
S28.2 External lighting of a graduated intensity is provided
which starts at a lower level of brightness at the perimeter of
the site and rises to a higher level at the entrance to buildings
or at the centre of the site;
AND
S28.3 Lighting is directed onto the site and away from
neighbouring properties;
AND
S28.4 Vandal-resistant lighting is used in public and publicly
accessible areas.
S29.1 Public toilets are located in high traffic areas;
AND
S29.2 Features that may legitimise loitering, such as seating
or public telephones are not located within 20m of toilet
entrances;
AND
S29.3 Entrances to public toilets are visible from the street,
footpath and other activity areas on the site or adjoining sites.
O30 Premises have accessibility to public transport. S30.1 Safe and convenient pathway access is provided from Complies – Located on the corner of Memorial Ave and
the site to link to existing pathway networks that services Poinciana Ave is stop 23, Tewantin Central. This bus stop
public transport facilities; services a number of bus lines connecting to the surrounding
OR Tewantin area and beyond. This stop can be accessed by a
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
S30.2 Direct pathway access is provided to the public save and convenient pathway from the front entrance of the
transport facility if the facility is contained on site or within building. This stop is within 50m of the proposed
50m from the property boundary. development. Council is directed to Appendix B –
Architectural Plans and Appendix E – Traffic Impact
Assessment for further details
O31 Business Uses are designed and constructed to S31.1 Safe and convenient cycle access to and from the site Complies – The proposed staged development has been
encourage users of the development to access the site by from the existing road and bicycle network, and safe pathway designed to ensure safe and adequate pedestrian and cycle
means of foot or bicycle through provision of appropriate end- movement within the site is provided; access. The development includes clear paved footpaths and
of-trip facilities including bicycle parking and AND internal pathways direct to the building access points.
S31.2 Secure and convenient parking space for bicycles is
provided on site in accordance with AS2890.3 Bicycle There is a bicycle parking rack located within the existing
Parking Facilities and Figure 14-1 Minimum Requirements for under croft carpark. This parking rack can accommodate up
Bicycle Parking; to five (5) bicycles and is considered to be sufficient to
AND accommodate existing and future cycle parking demands
S31.3 Where at least 5 bicycle parking spaces are required in generated by the RSL.
accordance with Figure 14-1 Minimum Requirements for
Bicycle Parking, end-of-trip cycle facilities are provided at the The RSL does include additional facilities for staff including
following rate: lockers and shower cubical. This is located within the existing
a) 1 locker per 2 bicycle parking spaces; and staff rooms. All bicycle facilities are designed in accordance
b) 1 shower cubicle with ancillary change rooms per 10 with the austroad standards.
bicycle spaces or part thereof;
AND
S31.4 Bicycle parking spaces and cyclist facilities are
designed in accordance with AUSTROADS Guide to Traffic
Engineering Practice, Part 14 – Bicycles, Section 10;
AND
S31.5 On-site pedestrian facilities such as seating and shade
structures are provided in developments for the convenience
of persons walking to the site.
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Site facilities 32.1 Waste storage areas, external storage areas and Complies – The proposed development includes internal and
O32 Waste storage areas, external storage areas and loading loading docks are situated to the rear of the building or under external waste storage areas. All waste storage areas will be
docks do not detract from the visual amenity of the the ground; located within the basement level of the development. During
streetscape or cause nuisance to adjoining properties. OR all stages of the development, all storage will be maintained
S32.2 With the exception of the access way, waste storage in a clean and tidy manner. The waste storage areas will be
areas, external storage areas and loading docks are visually accessed by staff only and will be appropriately screened
screened by landscaping or fencing. from the public view. Council is directed to Appendix B –
Architectural Plans for further details.
Environment & heritage values No solution provided Complies – The proposed development is not considered to
O33 There are no significant adverse effects on the create any adverse impacts on the site or the surrounding
biodiversity, natural vegetation, native wildlife, habitats, area. The development were possible will retain the existing
landscape quality, water quality or heritage values, including vegetation located on site.
those related to—
a) changes to natural drainage; The subject site is not constrained by any environmental
b) disturbance to any of the wetland systems; aspects which would be impacted on by the proposed staged
c) management of landslide and fire risk; development. The development has been designed to ensure
d) erosion and the transport of sediments off-site; all stormwater and erosion is maintained within the site and
e) unmanaged public access; will not impact on the neighbouring properties or Council’s
4
f) effluent disposal ; infrastructure.
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features, including natural The proposed landscaping includes the use of native
features, of heritage significance. vegetation to promote and enhance the native wildlife within
the local vicinity. Council is directed to Appendix B –
Architectural Plans for further details.
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Building Works Code (Division 11)
Table 14-44 — Building works
Column 2
Column 1
Acceptable solutions (if self-assessable) Compliance
Specific outcomes
Probable solutions (if code assessable)
14.95 Siting
Setbacks S1.1 The minimum setback of buildings and structures from Complies with the Specific Outcomes – The site is located
O1 Buildings and other structures are appropriately designed boundaries is not less than the minimum specified in within the Community Services Zone and as such is subject
and sited to— Schedule 1. to the following setbacks:
a) provide amenity for users of the premises as well as Alternative provision to QDC Parts MP1.1 and MP1.2, A1,
preserve the visual and acoustic privacy of adjoining and A2 and A7. Frontage—6m
nearby land uses; Other boundaries—
b) preserve any existing vegetation that will buffer the a) Standard—2m
proposed building from adjoining uses; b) Exception—3m from boundaries that adjoins land in a
c) allow for landscaping to be provided between buildings; residential zone.
d) maintain the visual continuity and pattern of buildings and
landscape elements within the street; The proposed development incorporates a shade structure
e) for class 10a structures, do not visually dominate the over the parking area. This shade structure is proposed at 2m
street; from both Pelican Street and Doonella Street.
f) avoid any significant adverse impacts on the natural values
of watercourses and their foreshores, including those of the Although the shade structure is only setback 2m from the
Noosa River and its lakes; and Pelican street frontage it is considered to not impact on the
g) do not interrupt the natural cycles of erosion and accretion streetscape. This shade structure is open on all sides and
of watercourses and foreshore areas. allows long sightlines through the property ensuring the visual
amenity of the streetscape to be retained.
Alternative provision to QDC Parts MP1.1 and MP1.2, P1,
P2 and P7. The proposed extension includes a new alfresco lunge on the
corner of Memorial Ave and Doonella St. This new alfresco
lounge will have a setback of 1.6m from the corner of the site.
It is considered the proposed development will add to the
visual streetscape of this prominent corner. Through the use
of high architectural design it will become a feature to the site.
The new proposed extension to the building particularly along
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Doonella Street will maintain the 2m setback provided to the
existing building. It is considered the development will
maintain a consistency that is provided along the cusp of the
Tewantin Business centre. The setbacks provided are not
considered to be obtrusive in design or impact on the overall
amenity of the streetscape. Council is directed to Appendix
B – Architectural Plans for further details.
Flooding, drainage and earthworks 2
S2.1 For new buildings or additions of more than 50m gross Complies with the Probable Solutions – The site is not
O2 Buildings and other works are designed and sited to— floor area to an existing building, floor levels of habitable subject to flooding under Council’s mapping. The proposed
a) provide flood free access to premises and flood free rooms are— development is for an extension to the existing Tewantin
habitable areas; a) for areas where minimum floor levels are available, not Noosa RSL and does not include any habitable rooms.
b) allow only minor, short term and infrequent flooding of less than the specified level;
non-habitable areas; b) for areas where flood modelling is available, a The proposed staged development has been designed to
c) ensure drainage does not adversely impact upon other minimum of 500mm above the modelled flood level; ensure all drainage and earthworks are constructed to
premises; and and minimise any impact on adjoining properties and Council’s
d) ensure filling, excavation or retaining strctures do not c) for areas where flood modelling is not available, a Infrastructure.
adversely impact upon other premises by— minimum of 500mm above the highest known flood
i. causing ponding of water on the site or nearby level; OR The development will utilise the existing natural gradient of
land; and 2 the land to capture and monitor the drainage of the site. The
ii. increasing flooding, which adversely affects the S2.2 For additions of not more than 50m gross floor area to proposed earthworks will maintain an appropriated gradient
safety or use of any land upstream and an existing building—floor levels of habitable rooms are not for adequate drainage.
downstream; less than the level of other habitable rooms in the building;
iii. adversely affecting the flow of water in any AND The development will not include filling for other than
overland flow path; and S2.3 Filling, other than for accessways, does not extend more accessways which extends beyond 1m of the building
iv. adversely affecting the privacy or visual amenity than 1m beyond the footprint of any building, measured from footprint.
of surrounding properties outer walls of the building;
S3.1 No solution provided Any proposed excavation will be completed to ensure all
AND S4.1 Fill material placed over services does not impose any councils infrastructure is maintained.
additional surcharge loading on the service.
O3 Finished surface levels ensure land is free draining. S4.2 Where excavation is carried out- It is considered the proposed earthworks will not adversely
c) a minimum cover of 600mm is maintained around affect the infrastructure within the vicinity of the site. Council
O4 Filling or excavation does not adversely affect sewer, all utility infrastructure (to top, sides and base of is directed to Appendix B – Architectural Plans for further
stormwater or water utility infrastructure. services); or details.
d) a retaining wall is provided to support the soil
O5 Development does not adversely impact on the Lake surrounding the service; AND
Macdonald water supply. S4.3 Compaction with a vibrating roller is not carried out
within 600mm of any utility infrastructure.
O5.1 Buildings or other structures within the Lake Macdonald
catchment (indicated on Figure 14-15) are located above the
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
98.5m AHD level.
Electricity supply infrastructure S6.1 Buildings and structures (including swimming pools, Complies with the Probable Solutions– The proposed
O6 Uses and works maintain an adequate safe distance from sheds, tennis courts or outbuildings) are not constructed stage development will not be constructed under overhead
electrical infrastructure including substations, overhead under overhead electricity transmission lines, or within electricity transmission lines, or within electricity easements.
powerlines, power poles and transformers. electricity easements. Council is directed to Appendix B – Architectural Plans for
further details.
Steep slopes and Landslide hazard areas S7.1 If on premises identified as a Landslide Hazard Area on N/A – The proposed development is for an Undefined Use. It
O7 Detached houses and associated uses are sited or Overlay Maps OM1.3–9.3 or on steep slopes, the use does is not proposed on a site which has a steep slope or is
constructed to maintain the safety of people and property not— subject to a landslide hazard area.
from the risk of landslide. e) involve the removal of vegetation other than grass
from use areas;
f) involve excavating or filling of more than 50m3 of
material (other than placement of topsoil not
exceeding 100mm in depth relative to natural
ground level;
g) involve cut or fill with a vertical depth of more than
2m relative to natural ground level;
h) redirect or impede water flows in an existing
watercourse or stormwater drain; or
i) involve construction of an on-site effluent disposal
system;
OR
S7.2 A site specific geo-technical report prepared by a
registered professional engineer either—
a) certifies that the site is not at risk from landslide
emanating from the site or from other land; or
b) identifies methods of stabilising all buildings,
accessways and use areas;
AND
S7.3 If the geo-technical report identifies methods of
stabilising buildings, accessways and use areas, those
methods are implemented.
Gas Pipeline S8.1 No new buildings for the purpose of Residential Uses N/A – The subject site is not subject to a Gas Pipeline as
O8 Adequate separation is provided between the new (except for a Detached house or class 10 building), noted within the Overlay Maps. It is considered the
building works and the gas pipeline shown on Overlay Maps Education uses, Wellbeing uses or Retail business uses construction of the proposed development will be completed
OM3.5 or OM5.5; are within 200m of the gas pipeline shown on Overlay Maps to ensure Council’s infrastructure is maintained.
OM3.5 or OM5.5;
AND AND
O9 Building works are constructed and operated to avoid S8.2 Any building works for the purpose of storage of
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
damaging or adversely affecting the operation of the pipeline flammable, explosive or other hazardous materials are not
and the supply of gas. within 200m of the gas pipeline shown on Overlay Maps
OM3.5 or OM5.5.
S9.1 No solution provided (no requirement for self-
assessable development).
14.96 Built form
Height S10.1 The maximum building height in storeys and metres Complies with the Probable Solutions – The acceptable
O10 Buildings and other structures– is— outcomes do not specifically nominated a height for the
a) are low rise and present a building height consistent a) if in the Visitor Mixed Use Zone – 12m (but not Community Uses Zone within the Tewantin Doonan Locality.
with structures on adjoining and surrounding land; exceeding 3 storeys); It does nominated however a maximum height of 10m for the
b) have a maximum building height of– b) if in the Noosa Heads Locality, Attached Housing Zone – Tewantin Locality and the Business Centre Zone. The
i) for Visitor Mixed Use Zone - 3 storeys; i. Lot 4 on SP 100064 in Serenity Close Noosa Heads - proposed development maintains the maximum height of the
ii) if in the Noosa Heads Locality, Attached Housing 15m (but not exceeding 4 storeys); or existing building which is 8.9m. The proposed extensions do
Zone— ii. otherwise - 12m (but not exceeding 3 storeys); not exceed this height and is considered to maintain the
• Lot 4 on SP 100064 in Serenity Close Noosa c) if in the Shire Business Centre Zone – amenity of scale and form for the locality. The development
Heads - 4 storeys; i. Precinct E1 or E2 - 12m (but not exceeding 3 does not exceed 2 storeys in height.
• Otherwise - 3 storeys; storeys);
iii) if in the Shire Business Centre Zone— ii. Precinct REC/MU - 8m (but not exceeding 1 storey); The proposed roofline is not considered to visually dominate
• Precinct E1 or E2 - 3 storeys; d) if in the Noosaville Locality and the Attached Housing the street or surrounding spaces. The site is located on the
• Precinct REC/MU - 1 storey; Zone and with frontage to the following streets – Russell edge of the business centre of Tewantin. The proposed roof
iv) if in the Noosaville Locality and the Attached St, William St and Howard St, or Weyba Rd, James St form is considered to complement the current skyline and
Housing Zone - 2 or 3 storeys depending on the and Albert St north of their intersections with Elizabeth compliment the form and scale. Council is directed to
location of the site; St (as well as properties fronting Gympie Terrace or Appendix B – Architectural Plans for further details.
v) otherwise - 2 storeys; Noosa Parade between Weyba Road and Russell
c) do not visually dominate the street, surrounding Street)- 12m (but not exceeding 3 storeys);
spaces or the existing skyline; e) if in the Noosa North Shore Locality and in the Detached
d) preserve the amenity of surrounding land including Housing Zone – 8m or 9m where the pitched roof, but no
privacy, views and access to sunlight; other part of the building or structure, exceeds 8m (but
e) respect the scale of surrounding vegetation; and not exceeding 2 storeys either way);
f) respond to the topography of the site by stepping f) if in the Tewantin Locality and the Business Centre Zone
down the slope or sitting above the ground level on – 10m (but not exceeding 2 storeys);
stumps, for sloping sites. g) if in the Rural Zone or Rural Settlement Zone – 8m or
9m where the pitched roof, but no other part of the
building or structure, exceeds 8m (but not exceeding 2
storeys either way); or
h) otherwise – 8m (but not exceeding 2 storeys).
Site cover S11.1 If involving a class 1 or class 10a structure—the site Complies with the Specific Outcomes – On completion of
O11 The site cover of buildings and other roofed structures— cover does not exceed— the final stage of development the subject site will contain
a) is of a scale that is compatible with surrounding a) for a single storey building – 50%; or 3424.11m2 of site coverage. This includes all retained
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
development; b) for a building of 2 or more storeys – 50% on the ground buildings on site. This equates to 51% of the total site area.
b) does not present an appearance of bulk to adjacent floor and 30% for the second storey;
properties, roads or other areas in the vicinity of the site; OR It is considered the proposed development is an effective and
c) maximises the retention of existing vegetation and allows S11.2 If otherwise— suitable use of the site. The proposed design is computable
for soft landscaping between buildings; a) for the Detached Housing, Semi-Attached Housing or in scale and built form to the surrounding area. It is on the
d) allows for adequate area at ground level for outdoor Attached Housing Zone - 40%; cusp of the Tewantin Business Centre and will provide further
recreation, entertainment, clothes drying and other site b) for the Visitor Mixed Use Zone - services and employment for the area.
facilities; and i) if in Noosa Heads Locality - 45%;
e) facilitates on-site stormwater management and vehicular ii) otherwise - 35%; AND The proposed development maximises the retention of
access. S11.3 If in the Eastern Beaches, Noosa Heads, Noosa North existing landscaping where possible and additional
Alternative provision to QDC Parts MP1.1 and MP1.2 P3 Shore or Noosaville localities and in the Detached Housing or landscaping has been proposed around the perimeter of the
Semi-Attached Housing Zone, soft landscaping is provided site. the plan species are predominantly native species, this
and retained over 20% of the site area. ensures the building integrates into the surrounding locality.
Alternative provisions to QDC Parts MP1.1 and MP1.2, A3
The development has maintained and ensures all
infrastructure including stormwater management I located
within the bounds of the site. Council is directed to Appendix
B – Architectural Plans for further details.
Gross floor area - Noosa North Shore Locality, Rural S12.1 If in the Noosa North Shore Locality and in the Rural N/A – The site is not within the Noosa North Shore Locality or
Settlement Zone Settlement Zone - the total gross floor area of Class 1 Rural Settlement Zone.
O12 The gross floor area of buildings and other roofed buildings does not exceed 500m2.
structures–
a) has a low site impact to maximise the opportunity to
retain natural site characteristics such as native
vegetation and natural landforms;
b) allows the opportunity to provide for additional soft
landscaping that uses vegetation of local origin;
c) is of a scale that is compatible with surrounding
development; and
d) does not present an appearance of excessive bulk and
overdevelopment when viewed from adjoining and
adjacent properties, any watercourses or the street.
Gross floor area - Noosa Heads Locality, Detached S13.1 If on premises at 6-14 Park Road Noosa Heads, the N/A – The site is not within the Noosa North Shore Locality or
House Zone, 6-14 Park Road maximum gross floor area does not exceed 150m .
2 within the Detached House Zone.
O13 The gross floor area and bulk and scale of buildings and
other roofed structures–
a) has a low site impact to maximise the opportunity to retain
natural site characteristics such as native vegetation and
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“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
natural landforms; and
b) maintains the safety of people and property from the risk of
landslide and bushfire.
Roof form S14.1 Buildings and structures do not include roof top terrace Complies – The proposed development does not include a
O14 Roof forms— areas. rooftop terrace area. The development does include a range
a) contribute positively to the local skyline; of roof form to provide articulation to the development. The
b) complement the low density character of the locality; proposed roof form is considered to be consistent in bulk and
c) do not present an appearance of excessive bulk to scale to the locality and would positively add to the skyline of
side neighbours (ie. avoid low pitched roofs or box Tewantin. Council is directed to Appendix B – Architectural
profiles/parapets without eaves); Plans for further details.
d) use simple traditional roof designs; and
e) do not create opportunities for residents to overlook
the private open space areas of neighbouring
properties.
Streetscape & character–Kin Kin village S15.1 If in Kin Kin village, buildings– N/A – The site is not located in the Kin Kin Village.
O15 For Kin Kin village, the predominant Queensland a) for the front elevation, have recessed or framed windows
vernacular detached housing form is retained and enhanced and doorways that are vertically proportioned and placed
by incorporating design elements reflecting or interpreting symmetrically in the building façade; and
elements of this style of housing. b) if more than 1 storey in height - have clearly defined
vertical separation of floors by way of design features
such as verandas or changes of materials or finishes.
Streetscape & character–Boreen Point village S16.1 If in Boreen Point village and a Detached house— N/A – The site is not located in the Boreen Point Village.
O16 For Boreen Point village, the lakeside holiday detached a) any building within 9m of the primary frontage and more
housing character is maintained and than 1 storey in height, has any upper storeys set back at
least 3m further from the primary frontage than the storey
enhanced by ensuring the scale, bulk and siting of buildings below;
and structures do not— AND
a) visually dominate the lot, dwelling units on adjoining lots or S16.2 Where located on a lot less than 600m2 in area—
the frontage; a) the combined gross floor area of all buildings does not
b) detract from the visual amenity of the streetscape and exceed 180m2; or
surrounding village; and b) if the Detached house consists of 3 or more buildings
c) result in a loss of natural light to adjoining dwellings or their and at least 2 contain habitable rooms, the combined
private open space areas. gross floor area of all buildings does not exceed 230m2.
Garages, carports and other Class 10a buildings S17.1 Within the Detached Housing, Semi-Attached Housing, N/A – The proposed development does not include a 10a
O17 Within the Detached Housing, Semi-Attached Housing, Attached Housing and Visitor Mixed Use Zones, garages, structure.
Attached Housing and Visitor Mixed Use Zones, garages, carports and other class 10a buildings—
carports and other class 10 buildings are designed and sited a) have a front boundary setback of at least 6m; and
to visually integrate with any associated dwelling unit and b) garage doors that face the street and are visible from the
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
avoid dominating the street by— road frontage have a maximum width of 6m within any one
a) minimising the width of the garage or carport; and plane, with additional garage doors setback an additional 1m
b) minimising projection of the garage or carport forward of from the frontage to break up the width of the garage façade.
the main face of the dwelling unit,
14.97 Effects of use
Lighting S18.1 A 1.5m landscaped buffer separates any private tennis Complies – The lighting associated with the proposed staged
O18 Lighting associated with the use or works does not have court or other sports court from side property boundaries; development is not considered to have an adverse impact
an adverse impact upon the amenity enjoyed by users of AND upn the amenity of the surround uses.
adjoining or nearby premises nor do it cause unreasonable S18.2 Tennis courts or half courts are fenced with fencing of
disturbance to local fauna.. 3.6m in height for a full sized court or 2.4m in height for a half The development does not include any tennis courts.
court;
AND The proposed lighting will not omit more that 8 lux at 1.5m
S18.3 Any lit tennis court or other sports court is located at from the site boundary. The development includes
least 60m from the external wall of an existing or approved progressive lighting from the site boundaries to stronger lights
residential dwelling on an adjacent or nearby lot (as at the entrance to the buildings and prominent locations
measured from the centre line of the court); within the site.
AND
S18.4 For lighting– No flood lighting is proposed. Council is directed to Appendix
a) the vertical illumination resulting from direct, reflected or B – Architectural Plans for further details.
other incidental lighting emanating from the site does
not exceed 8 lux when measured at any point 1.5m
outside the boundary and at any level from ground level
upward;
b) all flood lighting is hooded or baffled to direct lighting
downward or is of a type that gives no upward
component of light when mounted horizontally;
c) all flood lighting is setback a minimum of–
i) 6m from the boundary to any frontage; and
ii) 2m to any other boundary; and
d) lighting structures are not more than 8m in height.
Environmental Protection S19.1 Where there is an existing building envelope on the lot Complies with the Probable Solution – The proposed
O19 The design, siting and construction of buildings and that contains vegetation protection measures, clearing of development were possible has been designed to maintain
structures minimise the clearing of vegetation and where native vegetation and building works do not extend beyond the existing vegetation on site. The proposed landscaping will
there is an existing preliminary approval for the property that the building envelope, except for the purposes of a driveway compliment the retained vegetation and support the natural
contains vegetation protection measures, the proposal is access; wildlife. The site does not contain any protection measures.
consistent with those measures. OR Council is directed to Appendix C – Statement of
S19.2 Where there is no building envelope existing on the lot, Landscaping Intent for further details.
clearing of native vegetation, other than for a driveway
access does not extend beyond—
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
a) 30m of a building or 10m of a structure on lots greater
than 10ha;
b) 10m of a building or structure on lots 10ha or less but
more than 0.3ha; or
c) 3m of a building or structure on lots 0.3ha or less.
Driveways and Carparking Code (Division 13)
Table 14-49 — Driveways
Column 1 Column 2
Compliance
Specific Outcomes Probable solutions (if code assessable)
14.113 General
O1 Vehicular access does not adversely impact on safety, S1.1 Vehicular access is located and designed in accordance Complies with the Probable Solution – The proposed
capacity and operations of the existing or planned road with AUSTROADS-Guide to Traffic Engineering Practice development has been designed in accordance with
network, the proposed driveway, cycleways or pedestrian requirements for sight distance and Section 3 of AS2890.1 AUSTROADS standards. Current the site has multiple
pathway systems. Parking Facilities; crossovers. The proposed development will consolidated a
AND number of these crossovers to provide a crossover to
S1.2 Only one footpath crossing is provided; Doonella Street and Pelican Street. The crossover to
AND Memorial Ave will remain. Council is directed to Appendix E
S1.3 Driveways, other than within any setback have a – Traffic Impact Assessment t for further details.
maximum grade in accordance with Section 3 of AS/NZS
2890.1
O2 Driveways and crossovers— S2.1 Design of the driveway across the footpath is in Complies with the Probable Solution- All crossovers and
a) are suitable and safe for their intended use; and accordance with Council’s Standard Drawings 9002 or 9005 footpaths have been designed in accordance with Council’s
b) match Council infrastructure. as appropriate for the particular type of development as standard Drawings. Council is directed to Appendix A –
annotated on the drawings; Architectural Plans and Appendix E – Traffic Impact
AND Assessment for further details.
S2.2 Driveways are designed and constructed in accordance
with Council Standard Drawings 9014, 9019, 9020, 9021, as
appropriate for the particular type of development as
annotated on the drawings;
AND
S2.3 The change in grades in the driveways and ramps is in
accordance with Section 3 of AS2890.1 Parking Facilities.
O3 In commercial zoned areas, the number of driveways S3.1 Design of multi-tenanted developments in commercial Complies with the Probable Solution– Although not within
across pedestrian footpaths is minimised. zoned areas include shared driveways and parking areas; a Commercially Zoned area, the development has minimised
AND the number of crossovers to the subject site. It has also
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
S3.2 Driveways are located so they abut existing driveways ensured the pedestrian footpath provides safe and clear
of adjoining development where practicable and reciprocal access around the site. Council is directed to Appendix E –
easements are created to reduce the sealed driveway width. Traffic Impact Assessment t for further details.
O4 Vehicular access does not adversely impact on the S4.1 Footpath and kerb crossings are located clear of Complies with the Probable Solution – The proposed
capacity, operations and maintenance of the existing existing stormwater inlet structures, water and sewerage footpaths and crossovers are located clear of existing
infrastructure; infrastructure fittings, any other exiting utility infrastructure, stormwater include structures, and other water and sewer
AND existing landscaping and vegetation. infrastructure. It is considered the proposed crossovers and
O5 Vehicular access does not adversely impact on the S5.1 No solution provided landscaping will not impact on Council’s infrastructure.
integrity of existing landscaping or native vegetation. Council is directed to Appendix E – Traffic Impact
Assessment t for further details.
O6 Driveway run-off is filtered prior to leaving the premises. S6.1 For— Complies with the Probable Solution – The proposed
a) Ancillary dwelling unit, Multiple housing Types 1 or 2 development will collect and treat all drainage and stormwater
if less than 5 carparking spaces, Visitor from the driveways and parking areas. It will be treated prior
accommodation Type 1 and Home-based business to the discharge to the legal point of discharge. Council is
Type 3—the driveway is formed to drain to landscaped directed to Appendix E – Traffic Impact Assessment t for
areas; and further details.
b) for other uses—grease and oil arrestors or stormwater
quality improvement devices are incorporated into the
design to treat run-off prior to run-off exiting from the
premises.
Table 14-50 — Carparking and manoeuvring
column 1 column 2
Compliance
Specific Outcomes Probable solutions (if code assessable)
O7 Sufficient carparking is provided to accommodate the S7.1 The number of parking and loading bays is not less than Complies with the Specific Outcome
number and type of vehicles likely to be generated by the the minimum number specified in Table 14-51 Vehicle The staged development proposes a total of 36 additional
development having regard to the specifics of the use Parking Requirements; parking spaces. The proposed development is classes as an
including— undefined use and as such is not subject to a specific parking
a) the type and intensity of land use; rate. In this instance a Traffic Impact Assessment has been
b) any existing parking available on the site; completed which indicated which indicates the supplied
c) hours of operation; parking is sufficient to accommodate the likely peek parking
d) likely numbers of users; demands generated by the proposed expansion.
e) the peak parking demand periods of uses on the site; and
f) the availability of alternative carparking. The current operations of the RSL which includes the use of
three courtesy buses and access to high quality public
transport within close proximity will also reduce the number of
vehicles visiting the site. As such it is considered the
proposed car parking is appropriate and will not have any
associated traffic impacts on the locality.
July 2016 Page | 30
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Additional assessment has been completed by Bitzios which
outlines the traffic generation and overall operations of the
site. Council is directed to Appendix E – Traffic Impact
Assessment for further details.
O8 The layout of the development provides adequate, clearly S8.1 Parking bays, manoeuvring areas, queuing areas, Complies with the Possible Solutions - The proposed
defined and easily accessible— loading, setdown and pickup areas and driveways are development has been designed in accordance with the
a) on-site vehicle parking and manoeuvring areas; and designed to the standards set out in Sections 2 and 3 of Australian standards for off-street carparking. All parking
b) loading and manoeuvring areas for delivery and service Australian Standard AS 2890.1 Parking Facilities (Part 1: Off- bays, manoeuvring areas, queuing areas, loading, setdown
vehicles street Carparking) and AS 2890.2 – Off-street Parking (Part and pickup areas and driveways are of a sufficient size and
2: Commercial Vehicles); AND capacity to cater and facilitate the development. The
S8.2 The number of loading bays is not less than the development includes sufficient loading pays in accordance
minimum number specified in Table 14-51. with Table 14.51. Council is directed to Appendix E – Traffic
Impact Assessment t for further details.
O9 Parking areas are located where they will not unduly S9.1 Carparking areas are accessed from rear laneways Complies with the Probable Solution – The subject site
conflict with pedestrians and will not dominate the where practicable. has access to 4 streets. It is considered the main frontage is
streetscape. Memorial Ave. Vehicle access is directed off Doonella Street
and Pelican Street. Council is directed to Appendix E –
Traffic Impact Assessment for further details.
O10 Provision is made for a reasonable number of on site S10.1 Carparking spaces are provided for people with Complies with the Probable Solution – The proposed
carparking spaces identified and reserved for people with disabilities at the rate specified in Section 2.4.5 of AS 2890.1 development incorporates adequate PWD parking spaces.
disabilities. – Parking Facilities (Part 1: Off-street Carparking). Council is directed to Appendix E – Traffic Impact
Assessment for further details.
O11 Access and egress points do not impact on the safety S11.1 Vehicle manoeuvring areas are provided in accordance Complies with the Probable Solution – All vehicles can
and operations of the road system. with Section 3 of AS 2890.1 Parking Facilities (Part 1: Off- enter and exit the site in forward gear. Council is directed to
street Carparking) so vehicles enter and leave the site in a Appendix E – Traffic Impact Assessment for further
forward gear. details.
O12 Parking areas are designed to - S12.1 At locations where pedestrian and vehicle conflicts are Complies with the Probable Solution – The proposed
a) provide a progressive reduction in speed between the likely to occur – development and parking areas includes speed reduction
external road and internal parking spaces; a) sight distances of at least 2.5 seconds of travel time at the measures to reduce and allow safe shared pedestrian and
b) ensure lower speeds near areas of high pedestrian designated speed are provided; vehicle access areas.
activity through the use of appropriate road geometry or b) splayed corners on structures are incorporated; This includes splayed corners, speedbumps, speed signs and
devices designed to limit speed; and c) landscaping is designed to allow clear views; linemarking.
c) maintain sight distances which are appropriate for the d) sign placement ensures that views are not impeded;
likely operating speeds in all areas of potential S13.1 In large open car parks with greater than 200 car The development includes clear pedestrian movement areas
pedestrian/vehicle and vehicle/vehicle conflict; parking spaces, a pedestrian path between parking spaces is for safe operations.
O13 A clearly defined pedestrian network is provided that – provided on every second aisle;
a) is located in areas where people will choose to walk; S14.1 No probable solution identified; The carparking areas are adequate lit for safe use at night.
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
b) ensures that pedestrian movement through car parking S15.1 Lighting is provided in accordance with Australian Council is directed to Appendix E – Traffic Impact
areas or structures are along aisles rather than across Standard 1158.1:1997 - Road Lighting - Vehicular Traffic Assessment for further details.
them; (Category V) Lighting - Performance Installation and Design
O14 Provision is made for pedestrian and vehicular queues at Requirements.
conflict points;
O15 Parking areas are lit to provide security for night-time
users.
O16 In mixed use areas of Business centres residents do not S16.1 Resident carparking is limited to one space per N/A – The proposed development does not include any
compete with customers for carparking spaces. dwelling unit or accommodation unit. resident units.
AND
S16.2 Resident carparking is not located in the road reserve
or between the residential or business building and the
principal street frontage.
O17 Car parking areas are landscaped to— No solution provided Complies with the Probable Solution – The proposed
a) provide shade; development incorporates a large shade structure over the
b) maximise infiltration of stormwater run-off; proposed exterior parking spaces. This is further
c) define parking areas; complimented with the use of vegetation along the perimeter
d) reduce direct visibility of car parking areas from external of the site. The landscaping provides a visual buffer from the
viewpoints; street and enhances the streetscape. The landscaping
e) soften views of hardstand areas proposed is low in risk of limb dropping. Council is directed to
Appendix C – Statement of Landscaping Intent for further
details.
O18 Development with the potential to generate significant No solution provided Complies with the Specific Outcomes – The proposed
traffic and parking impacts gives appropriate consideration to development has been designed in a way to mitigate any
transport and land use issues. potential adverse traffic impacts. A Traffic Impact Assessment
has been undertaken in response to the proposed
development and illustrates any impact. Council is directed to
Appendix E – Traffic Impact Assessment for further
details.
Motor Cycles & Motor Scooters S19.1 For Commercial businesses, Entertainment & Complies with the Specific Outcome – All Motorcycle and
O19 Designated Motor cycle or motor scooter parking spaces dining business, Industrial business Types 1 and 2, Retail scooter parking is integrated into the parking spaces
reduce the reliance on cars. business Types 2, 4, 5, 6 and 7, Education Types 1 and 2, provided.
Open Space, Wellbeing Uses and Transport Types 1, 2, 3
and 4 motor cycle parking spaces accord with Planning
Scheme Policy PSP26 Motor Cycle & Motor Scooter Parking
O20 Carparks are designed to ensure run-off is treated to S20.1 Grease and oil arrestors or stormwater quality Complies with the Probable Solution – The proposed
remove pollutants prior to leaving the premises. improvement devices are incorporated into the design to treat development has been designed to included adequate
run-off prior to it leaving the premises. drainage and treatment facilities for the carparking areas. All
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
drainage is collected and treated prior to transfer to the legal
point of discharge.
O21 Carparking areas are designed to ensure drainage No solution provided Complies with the Probable Solution – The proposed
without the use of pumps or other electrical apparatus. development has been designed to included adequate
drainage and treatment facilities for the carparking areas. All
drainage is collected and treated prior to transfer to the legal
point of discharge.
O22 Site layout and building design provides for soft S22.1 Below ground components of buildings, including car Complies with the Probable Solution – The proposed
landscaping to be established. parks, do not extend beyond the above ground footprint to development includes a basement level parking. The
allow for the provision of landscaping, particularly within development also includes significant landscaper buffers
building setbacks. along the perimeter of the site. It is considered the proposed
landscaping adequately diverts sightlines from the parking
areas to the building facade and the architectural features of
the proposed building. Council is directed to Appendix C –
Statement of Landscaping Intent for further details.
Education Types 1, 2 or 3 S23.1 Paved setdown areas are provided within the site; N/A
O23 Carparking and setdown areas are designed and located AND
to facilitate their safe and efficient use. S23.2 For a minimum of 50% of carparking spaces,
pedestrian access to buildings is not across or through
driveways, carparks, setdown or manoeuvring areas;
AND
S23.3 Carparking and setdown areas are visible from off-site.
Earthworks Code (Division 14)
Table 14-52 — Earthworks
Column 2
Column 1
Acceptable solutions (if self-assessable) Compliance
Specific Outcomes
Probable solutions (if code assessable)
14.120 Effects of works
Drainage S1.1 The finished surface gradient of any filled or excavated Complies with the Probable Solution – The proposed
O1 Finished surface levels ensure land is free draining. area is within the range 0.5% to 1.5% and drains to Council’s development includes an overall grade of the site of between
stormwater infrastructure where available or where 0.5% and 1.5%. All retained stormwater and drainage will be
stormwater infrastructure is not available, toward the street. appropriately treated and transferred to the legal point of
discharge.
Hydraulics No solution provided. Complies with the Specific Outcome – The proposed
O2 Any change to the level of the land does not have an development will not cause any flooding impacts or impact on
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
adverse flooding impact on the flooding and drainage flood conveyance over the site or the surrounding
characteristics off-site. development.
Geotechnical considerations For assessable development— Complies with the Probable Solution – All fill works
O3 Earthworks do not result in geotechnical instability on the S3.1 Filling works are undertaken in accordance with Section undertaken on the site has been designed in accordance with
premises or nearby premises. 2.8- Filling of Site of Council’s PSP5 - Engineering Design PSP5 and specifically section 3-6 of the Australian standards.
Standards- Roads and Drainage & Earthworks
AND
S3.2 Where the filling is for residential commercial or
industrial purposes the works comply with Sections 3 to 6 of
AS 3798 - Guidelines for earthworks on commercial &
residential development.
Local amenity S4.1 The following control measures are implemented— Complies with the Probable Solution – The proposed
O4 Earthworks do not cause disturbance to the amenity of a) regular water spraying of exposed areas to suppress development is considered to integrate into the local amenity
the neighbouring land. dust; and streetscape. The proposed development has included
b) provision of dust stabilised or sealed internal roads; either hardstand or landscaped areas. It is considered this
c) protective covering of exposed areas that are left for design will reduce any dust nusicence. The gardens will be
more than 2 weeks; and maintained regularly to maintain an attractive streetscape.
d) if there is no valid development permit for the site,
disturbed areas are revegetated using species During construction regular water spraying will be
identified in PSP3 - Landscaping Plants and implemented to suppress dust. All works will be completed in
Guidelines; accordance with the permissible operating hours.
AND
S4.2 Earthworks are undertaken only during the hours of 7am
to 6pm, Monday to Friday and 7am to 6pm on Saturday. No
work is undertaken on Sunday or public holidays.
Vegetative Waste S5.1 Cleared vegetation is transported off-site for disposal in Complies – Where possible existing vegetation located on
O5 Vegetation cleared from a development site is disposed of an approved green waste disposal facility; the site will be retained. Should any vegetation be removed,
in an environmentally responsible manner. OR all waste will be disposed of at an approved greed waste
S5.2 Cleared vegetation is mulched on-site and reused for disposal facility. Council is directed to Appendix C –
landscaping of the finished development; Statement of Landscaping Intent for further details.
OR
S5.3 Cleared vegetation is disposed of for the purpose of
firewood. (Note: Disposal of vegetative waste by burning off is
not an acceptable method of disposal).
Managing contamination risk S6.1 The fill material is solid clean earth, free of putrescible or Complies with the Possible Solutions– All fill bought onto
O6 Materials used as fill are suitable for development of the refuse material, vegetation, acid sulfate soils, building or the site will be free from contamination. The subject site is not
land and filling or excavation works do not result in the construction material or other material or contaminants; on the contaminated land register.
contamination of land. AND
S6.2 The site is not on the contaminated land register.
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Haulage activity and amenity No solution provided Complies with the Specific Outcome – During construction
O7 Haulage of material to and from a site ensures— all haulage of construction materials will be completed in
a) minimal disturbance to neighbouring properties and accordance with a construction management plan. This will
properties along the haulage route; and ensure there will be not tracking of sediment onto Council’s
b) Council’s road infrastructure including pavements is not road network.
adversely affected.
O8 Extent of earthworks S8.1 All earthworks, including cut and fill batters, retaining Complies with the Possible Solutions – All earthworks
Earthworks are contained within the subject property. walls etc are contained within the subject site. have been contained within the site boundaries. Council is
directed to Appendix B – Architectural Plans for further
details.
Sloping sites S9.1 Cut or fill is less than 2m in depth relative to the natural N/A – the subject site is not considered to be sloping.
O9 On sloping sites, excavation or filling are designed to ground surface.
maximise the use of natural slope and minimise the need for
cut and fill.
Environmental protection No solution provided. Complies with the Specific Outcome – The proposed
O10 Earthworks minimise any adverse impact upon development has included earthworks for the construction of
groundwater, watercourses, drainage lines, wetlands, and the basement parking level. The proposed earthworks are
native vegetation. considered minor in scale and wil not create any adverse
impacts on the groundwater, watercourse or drainage lines.
Council is directed to Appendix B – Architectural Plans for
further details.
Dams S11.1 Where the site is in the Rural Zone— N/A – The site is not in proximity to a Dam.
O11 Dam location and construction does not impact upon a) the land has a slope of less than 25% (1:4); and
neighbouring properties in terms of— b) the earthworks including cut and fill batters and retaining
a) hydrology; walls are setback a minimum of 50m from the property
b) alteration of existing overland flowpaths and patterns; boundary; and
c) landslide or failure of dam wall; and c) the size of the lot is greater than 5 Hectares;
d) effluent disposal areas. AND
S11.2 Where the site is in the Rural Settlement Zone or the
Rural Zone where the lot is less than 5 Hectares—
a) the land has a slope of less than 1:6; and
b) the earthworks including cut and fill batters and retaining
walls are setback a minimum of 20m from the property
boundary; and
c) involving less than 500m3 of material;
AND
S11.3 For all other zones—
No solution provided.
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Erosion and Sediment Control Code (Division 15)
Table 14-53 —Erosion and sediment control
Column 1 Column 2
Compliance
Specific Outcomes Probable solutions (if code assessable)
14.125 Effects of works
Erosion and sediment control S1.1 Site disturbance is limited to building areas, their Complies with the Probable Solutions – During the construction of
O1 Development minimises erosion and transport of surrounds and other use areas; the development, where possible site disturbance will be limited to the
sediments off-site. AND staged development area. During constriction, appropriate sediment
S1.2 Sediment barriers are provided throughout and and erosion control measures will be implemented to reduce any
downslope of disturbed areas to prevent sediment sediment tracking to the road and reduce dust nuisance.
washing into gutters, drains and watercourses either on
or off the site;
AND
S1.3 All stockpiles including sand, soil or building
materials are within the premises and contained within
individual sediment barriers;
AND
S1.4 Sediment basins are provided where the site
contains fine or dispersive soils;
OR
S1.5 A stormwater catchpit incorporating a stormwater
catchpit protection device is installed so that all runoff
from disturbed areas flows to the catchpit;
AND
S1.6 For buildings,
a) temporary or permanent downpipes are connected to
the stormwater system before laying the roof; or
b) localised erosion is avoided by directing flow from
downpipes over non-erosive areas.
Stormwater runoff S2.1 Diversion drains or bunds are designed and Complies with the Probable Solution – During the process of
O2 Stormwater is diverted around disturbed areas. constructed to drain upstream run-off around the construction for all stages, the proposed development will include
disturbed site; AND diversion drains or bunds to drain run-off. The development will also
S2.2 Discharge from the diversion drains do not cause ensure discharge from the diversion drains do not cause run-off
run-off impacts to other properties; impacts to other properties.
OR
S2.3 Alternative methods, as described in the Institution
of Engineers Australia (Queensland Division) Soil
July 2016 Page | 36
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Erosion and Sediment Control - Guidelines for
Queensland Construction Sites, are used.
Existing Services Code (Division 16)
Table 14-54 Existing Services
column 1 column 2
Compliance
Specific Outcomes Probable solutions (if code assessable)
Setbacks and easements S1.1 The footing of any structure or building is located clear Complies with the Specific Outcome – The site is subject
O1 Development near a sewer, water main, stormwater drain, of the zone of influence but no closer than 1.5m (measured to a sewer line. The development has proposed to upgrade
overland flow path or associated structure does not— horizontally) from infrastructure including sewers, water the sewer line and amend its location. As per Appendix D –
a) adversely affect the function of the service; mains and stormwater structures; AND Sewer and Stormwater Plans, the development is proposed
b) place an additional load on the service; and S1.2 No building or structure overhangs the zone of in close proximity to the existing line.
c) unduly increase future maintenance costs. influence; AND
S1.3 Finished surface levels maintain a minimum of 600mm It is proposed, the development will not impact on the zone of
of cover, but no greater than 3m of cover to the underground influence and will ensure all footings to the building are
infrastructure; AND sufficiently setback. It is proposed to building over the serwe
S1.4 If the existing surface level is altered, surface level line for a port of the line. With the implementation and
services including manholes and inspection points are altered upgrade of the line, it is considered this will not effect the
to match the new surface level; AND performance or life of the line.
S1.5 Alterations are constructed in accordance withPSP6 –
Engineering Design Standards — Water and Sewerage and All earthworks proposed will maintain a 600mm cover over
Section 4 of PSP5 –Engineering Design Standards – Roads, the line at all time.
Drainage and Earthworks; OR
S1.6 Existing services are relocated and the design and The propped upgrade has been designed in accordance with
construction of the relocated services is in accordance with PSP6 and the proposed development is not considered to
PSP6 –Engineering Design Standards — Water and place an addition load on the services provided.
Sewerage and Section 4 of PSP5 –Engineering Design
Standards – Roads, Drainage and Earthworks Overall it is considered the proposed upgrade and
development maintain the services provided for the area.
July 2016 Page | 37
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Town Planning Report
“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
O2 Maintenance access is provided to all sewers, water S2.1 A registered easement in favour of Council is created Complies with the Specific Outcomes – The development
mains, stormwater drains, overland flow paths and associated over all underground infrastructure located in private property; proposes a new sewer line to replace the existing line. If
structures. AND required an easement can be registered over the sewer line.
S2.2 The width of the easement is the greater of 3m or the It is noted however the proposed development includes
width of the zone of influence; AND structures over the sewer line.
S2.3 The easement is centred over the centreline of the
infrastructure.
Landscaping Code (Division 17)
Table 14-55 — Landscaping
Column 2
Column 1
Acceptable solutions (if self assessable) Compliance
Specific Outcomes
Probable solutions (if code assessable)
14.134 General requirements
Streetscape and amenity S1.1 Landscaped areas, not less than the minimum areas Complies with the Probable Solutions – Table 14-56
O1 Sufficient landscaped areas are provided to— and dimensions specified in Tables 14-56 or 14-57, are outlines the below requirements for landscaping areas within
a) enhance the visual amenity and natural landscape provided and maintained; the Community Services Zone:
character of the area, streetscape and local area; AND
b) retain natural landscape features, such as rock outcrops S1.2 Landscaping is designed, planted and maintained in Minimum area—15% of the site area.
and existing large trees; accordance with PSP3 Landscaping Plants and Guidelines. Minimum dimensions—
c) retain existing native vegetation and enhance buffer areas a) Frontage—average width of 2m; and
around property boundaries; b) Side boundaries—3m width along all boundaries that
d) suit the relative size and nature of the development and its adjoin land in a residential zone.
setting;
e) reduce the visual impact of large or bulky structures and The proposed development incorporates 688m2 of the site for
fencing along watercourses; and landscaping. This equates to 15% of the site.
f) conceal service, carparking and loading areas of
developments; The proposed landscaping along the street boundaries has a
g) screen incompatible land uses; and minimum width of 2m. The site does not have any boundaries
h) provide privacy between any dwelling units and that adjoin land that is in a residential zone. Council is
accommodation units on and adjoining the site to a height directed to Appendix B – Statement of Landscaping Intent
and density appropriate to the scale of the development. for further details.
Building and landscape design S2.1 Below ground components of buildings do not extend Complies with the Possible Solutions– The proposed
O2 Site layout and building and landscape design— beyond the above ground footprint to allow for landscaping basement level does not extend beyond the proposed
a) provides for soft landscaping to be established in and particularly within building setback areas; building footprint. Where the basement level extends above
around the development; AND the natural ground level, landscaping has been incorporated
b) maximises the retention of large canopy trees; S2.2 Basement carparks do not encroach into building to ensure sufficient buffering is provided.
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5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
c) within the Eastern Beaches Locality and Noosa Heads setback areas;
Locality, avoids the removal of heath vegetation, except AND The proposed landscaping has been where possible will
where required for internal roads and service and S2.3 Plants are grouped in mulched beds rather than planted retain the existing vegetation located on site. The landscaping
infrastructure construction; individually to provide for optimum growing conditions and areas will be appropriately maintained in accordance with
d) minimises the extent of impervious paved areas; less maintenance; PSP3. Council is directed to Appendix B – Statement of
e) provides for suitable plant layouts and densities; AND Landscaping Intent for further details.
f) facilitates the adoption of appropriate planting techniques; S2.4 These plants grouped in mulched beds are not subject
and to any hedging maintenance regimes;
g) considers on-going maintenance requirements to assure AND
the establishment and ongoing survival of plantings. S2.5 Landscaping is designed, planted and maintained in
accordance with PSP3 Landscaping Plants and Guidelines;
AND
S2.6 Alternatives to impervious pavement are provided and
are located where landscaping and existing vegetation will
benefit from increased infiltration of rainwater.
Species selection S3.1 Plantings— Complies with the Possible Solutions – The proposed
O3 Landscaped areas include plant species that— a) comprise plant species identified for the relevant development includes a majority of native vegetation and
a) are appropriate to the biophysical conditions and landscape character area in PSP3 Landscaping Plants plant species nominated within the PSP3. It does not include
landscape character of the area; and Guidelines; and any undesirable plant species.
b) are suitable for the space available, the level of visual b) avoid undesirable plant species identified in PSP3
Landscaping Plants and Guidelines; OR During construction all root guards will be implemented
and climatic exposure, the functional requirements of the
S3.2 For landscaping around pool areas— around any plant species which have the potential for
site and the scale of the development; invasive roots. Council is directed to Appendix B –
c) provide for appropriate levels of shade and sunlight to a) no more than 30% of the landscaped area is a mixture
Statement of Landscaping Intent for further details.
occupants of the development throughout the year; of plants of local origin and exotic plant species,
d) minimise the demand for water use; provided none of the plant species are undesirable
e) in road reserves, provide street trees with effective plants identified in PSP3 Landscaping Plants and
canopy shading having regard to the size and scale of Guidelines; and
the road reserve and the location of services and other b) palms are specifically located in group plantings in
structures; accordance with PSP3 Landscaping Plants and
f) for street trees in towns are villages, are consistent with Guidelines; AND
the existing streetscape character; S3.3 Root guards are utilised around species with potentially
invasive roots.
g) do not cause potential damage to buildings or structures;
h) are not harmful to pedestrians, particularly around
schools, childcare centres, shopping areas and other
high pedestrian areas;
i) in intensively used environments, can endure high levels
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
of activity; and
j) for rural residential developments, are best suited to less
intensive maintenance
Safety and security S4.1 No solution provided. Complies with the Specific Outcomes – The proposed
O4 Landscaping is designed and located to maximise the Figure 14-16 — Landscaping allows for adequate safe landscaping will be planted and maintained to promote safety
safety and security of public and private areas by— vision at driveways and intersections and security on the site. The proposed landscaping will be
a) clearly defining the boundaries between private and maintained and planted to ensure the sight triangles of all
public spaces; crossovers are clear of vegetation.
b) promoting casual surveillance of buildings and public
areas from the street and other public areas for personal The proposed landscaping will allow for casual surveillance
security reasons; whilst providing access control and space management
c) avoiding concealment spots; and through the use of various plant species, sizes and location.
d) maintaining safe sight distances to and from road and Council is directed to Appendix B – Statement of
building corners, carpark entrances and driveways (see Landscaping Intent for further details.
Figure 14-16);
e) maintain safe sight distances at planting bed ends within
carparks;
f) protecting solid fences from graffiti by incorporating
elements such as landscaping, creepers, murals or
vandal resistant paint; and
g) separating and defining pedestrian and vehicle
circulation routes.
O5 The provision of landscaping is to a satisfactory standard S5.1 Landscaping provided which allows adequate visibility Complies with the Possible Solution – The proposed
ensuring that it does not lead to opportunities for concealment for casual surveillance of public and semi-public spaces, landscaping has incorporated plant species which promotes
and possible assault sites. including entrances and exits to sites and buildings, by: casual surveillance. The landscaping proposed includes
a) planting trees which have clean trunks to a height of at clean trunk trees at a height of 1.8m.
O6 Street trees and plantings in towns and villages, carparks
least 1.8 m; and
and other areas where potential conflicts with vehicles and
b) appropriately spacing shrubs at 1.2m horizontal centres, The proposed landscaping is appropriately spaced to ensure
pedestrians are evident, are planted so as to maximise
with a maximum height of 0.75m, to avoid clumping and to casual surveillance. The proposed landscaping within close
vehicle and pedestrian safety.
retain sightlines. proximity to the car park achieves a maximum of 900mm
S6.1 Street trees and trees in carparking areas achieve a clear trunk height for 2.0m. Council is directed to Appendix
maximum of 900mm clear trunk height for a 2.0m high tree at C – Statement of Landscaping Intent for further details.
planting and are able to attain a clear trunk height of 1900mm
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5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
on maturity; AND
S6.2 All scrub planting to be a maximum height of 700mm
from the road pavement (not top of kerb).
Services and utilities S7.1 Plant species used in landscaping adjacent to Complies with the Possible Solutions – The proposed
O7 All landscaping works maintain adequate safe distance substations, or adjacent to or on electricity transmission line landscaping has ensured all plants within close proximity to
from services and utilities including substations, overhead easements, are less than 4m high at maturity and do not electricity transmission line and easements are of limited
powerlines, power poles and transformers, street lamps, encroach within 3m of a substation boundary; OR height at maturity. All vegetation will be maintained to ensure
stormwater catchment pits, and underground services and S7.2 For trees higher than 4m, trees are planted at a distance no impact occurs.
utilities. from any part of an electricity transmission line at least equal
to the expected height of the tree at maturity (see Figure 14- Root barriers will be utilised where plans are in proximity to
17); AND underground power lines. Council is directed to Appendix B
S7.3 For power lines that connect to a premises, the height of – Statement of Landscaping Intent for further details.
plant species at maturity provides for a 2m clearance below
the power line; (see Figure 14-18) AND
S7.4 Trees and large scrubs are located a minimum of—
a) 5m from electricity poles and pillars;
b) 4m from street lamps;
c) 2m from stormwater catchment pits; and
Figure 14-17
d) 2m from underground services and utilities; AND
S7.5 Plants are located to enable tradespersons to access,
view and inspect service meters, such as water and electricity
meters; AND
S7.6 Root barriers are installed around trees that are located
within 3m of any infrastructures or that have potentially
invasive roots.
Figure 14-18
Entry statements S8.1 No solution provided. Complies with the Specific Outcomes and Possible
O8 Tree and plant massing are the dominant features of entry S9.1 Entry statements are low maintenance and located Solutions - The proposed landscaping adequate frames the
statements to residential or commercial estates and are entirely within privately owned land. entrance to the buildings. The plant species selected are
integrated with the landscape theme of the estate and the considered to be low in maintenance and are predominately
natural landscape character of the locality, rather than the native species. The proposed landscaping compliments the
entry being dominated by built elements such as masonary buildings architecture ensuring the development integrates
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“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
walls, waterfalls and assembled rock outcrops. (see Figure into the streetscape. Council is directed to Appendix C –
14-19). Statement of Landscaping Intent for further details.
O9 Entry statements are low maintenance.
Figure 14-19 Typical estate entrance
14.139 Carparking areas
Off street carparks S28.1 One advanced canopy tree (a minimum of 100 litres Complies with the Possible Solutions –The proposed
O28 Landscaping of carparking areas is designed to— pot size) is provided— development incorporates advanced canopy trees within the
a) reduced the visual impact of the development; a) in towns and villages, shopping centres or commercial landscaping areas of the site. Sufficient area surrounding the
b) provide for advanced canopy trees to shade vehicles and areas— for every 4 carparking spaces; or base of the advanced canopy trees has also been provided.
to reduce reflected radiation; b) otherwise—for every 6 carparking spaces; AND
c) ensure canopy trees are protected from vehicle damage by S28.2 A minimum area of 5m2 is provided around each The proposed landscaping is not located in individual
providing adequate sized garden beds; canopy tree, which is mulched and treated; AND landscaping beds. The proposed development does not
d) maximise opportunities for infiltration of rainwater on-site; S28.3 Plants are grouped in mulched beds rather than using include any pavement in landscaping areas.
and individual, evenly spaced trees and scrubs; AND
e) minimise contaminated runoff entering the stormwater S28.4 Semi-pervious pavement surfaces are used, such as Where possible drainage from the carpark has been directed
system and watercourse. grass cell paving, to increase infiltration of rainwater and to the landscaping areas. Council is directed to Appendix E –
minimise contaminated runoff, including hydrocarbons, Traffic Impact Assessment for further details.
entering the stormwater system and watercourses; AND
S28.5 Runoff from carparking areas is directed to landscaped
areas to minimise contaminate runoff, including
hydrocarbons, entering the stormwater system and
watercourses; AND
S28.6 Garden mounding is incorporated into carparking areas
adjacent to frontages; AND
S28.7 Surface and subsurface drainage swales are used to
maximise stormwater infiltration; AND
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5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
S28.8 A planting bed of at least 1m width with screen fencing
and dense planting is provided to any property boundary with
an adjacent residential development.
On-street car parks S29.1 Where vehicles are parked parallel to the kerb, N/A – The proposed development does not include the use of
O29 Edges to parking and turning spaces for on street landscaping is setback a minimum of 500mm from the back On-Street car parks. The development maintains the existing
parking are landscaped to provide shade and screening, of the kerb to allow adequate access (see Figure 14-27); on street parks.
while ensuring adequate access to vehicles. AND
S29.2 Street trees are planted a minimum of 1m from the
Figure 14-27 Allow 500mm for passenger access back of the kerb in the road reserve verge.
Transport, Roads and Drainage Code (Division 18)
Table 14-58 — Strategic transport network
column 1 column 2
Compliance
Specific Outcomes Probable solutions (if code assessable)
14.145 Strategic Transport Network
O1 Traffic generation from the development is considered in S1.1 Where the development leads to the need to increase Complies with the Probable Solution – A Traffic Impact
a localised and a Shire wide context to ensure that— transport infrastructure in the Shire, the development Assessment has been completed which outlines any potential
a) the transport network has the capacity to safely and contributes to the transport network in accordance with the traffic impacts. The Traffic Impact Assessment concluded that
efficiently accommodate projected movements; and/or requirements of the applicable infrastructure charging the proposed expansion will have negligible operational
b) the development includes measures to upgrade the instrument and the Priority Infrastructure Plan in Part 15; and impacts on the surrounding road network. Council is directed
transport network to meet the imposed demands. where developments requires infrastructure not included in to Appendix V – Statement of Landscaping Intent for
the priority infrastructure plan, the development upgrades the further details.
infrastructure at no cost to Council.
O2 The street network has high street connectivity, both S2.1 Road planning and development design facilitates as Complies with the Probable Solution – the proposed
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“Undefined Use”
Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
within the development and to the surrounding local area. many pedestrian and cycle movements as possible and development maintains connection to the street and the
provides for future connectivity and integration with adjoining surrounding local area. The proposed development facilitates
sites; AND access for cyclists, pedestrians and vehicles. The internal
S2.2 Arterial and sub-arterial roads are designed so they can pathways promote connectivity to all street boundaries.
operate with high volumes of traffic during peak times; AND
S2.3 Collector and local streets are provided to support short The proposed development does not seek to create any new
trips for local traffic moving in and between neighbourhoods. roads. The development will however reduce the number of
Local traffic is channelled towards collector streets to ensure crossovers, consolidating this into a crossover to Pelican St
and a crossover to Doonella Street. The crossover to
that traffic volumes on local street are kept low; AND
Memorial Ave will remain.
S2.4 Collector and local streets are designed to discourage
through traffic; AND Safe pedestrian access is also provided from all street
S2.5 A collector street is provided parallel to arterials frontages and the proposed landscaping and lighting
particularly where they pass through town centres; AND promotes passive surveillance.
S2.6 Appropriate width of road and verge is provided to allow
streets to perform their designated functions in the street Public transport facilities are located on the corner of
Memorial Ave and Poinciana Ave. This bus stop is serviced
network; AND
by a number of bus routes and provides connection to the
S2.7 A network of local streets focused towards an activity greater Sunshine Coast. Council is directed to Appendix E –
centre or school is provided for safe and efficient pedestrian Traffic Impact Assessment for further details.
and bike access to the school, safe conditions for school
buses, setdown facilities, with on-site parking where practical;
AND
S2.8 Passive surveillance is maximised by designing streets
to enable development to front all streets and roads, including
arterials; AND
S2.9 Streets near Public Passenger Transport facilities are
orientated to optimise the walkable catchments within 800
metres walking distance; AND
S2.10 The street network has no more than 15 percent of lots
fronting cul-de-sacs. The maximum cul-de-sac length is 120
m; AND
S2.11 Street stubs to adjacent future development areas are
provided at spacings of 200 m or closer to enable future
street connections to be made; AND
S2.12 Street block lengths are not more than 240 m long, and
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
predominantly around 150-180 m long. Street block lengths
are generally shorter closer to town and neighbourhood
centres; AND
S2.13 Direct, safe and attractive pedestrian and cycle routes
are provided within and through the development and
connect to bus stops.
O3 Development is designed – S3.1 Higher density development is concentrated along Complies with Possible Solutions – The proposed
a) To encourage travel by community transport, walking and public transport Routes; AND development is within close proximity to bus stop 23. The
cycling rather than by private car; and S3.2 There is provision for bus routes through development bust stop is served by a number of routs which provides
b) To maximise accessibility via existing and planned sites; AND access to the greater Sunshine Coast region.
community transport facilities S3.3 Bus routes are located to maximise patronage
catchment and to consider personal safety, lighting and traffic The proposed development has access to pedestrian and
management; AND cycle routes which provides access to the surrounding
S3.4 At least 90 percent of all residents are located within locality. Council is directed to Appendix E – Traffic Impact
400 metres of an existing or planned bus route; AND Assessment for further details.
S3.5 Pedestrian and cycle movement is provided within local
streets to and through development; AND
S3.6 Attractive and safe pedestrian and cycle connections
are provided with shade trees, graded walking and cycle
paths and lighting; AND
S3.7 Buildings and pedestrian entrances are oriented to the
street; AND
S3.8 Pathways have ramps at all kerb corners for wheelchair
and pram access; AND
S3.9 Every development has convenient and prominent
pedestrian entrances that cater for all pedestrians including
older people, children and the mobility and vision impaired;
AND
S3.10 Expanses of ground level blank walls along street
frontages, and large driveways and entrances to carparks are
avoided; AND
S3.11 Bus routes are not be located away from activity
centres; AND
S3.12 Facilities for boarding and exiting community transport
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5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
facilities are incorporated into developments; AND
S3.13 Pedestrian and cycle routes within or adjacent to the
development are overlooked by adjoining buildings, make use
of views and attractive sights, have lighting and are
signposted; AND
S3.14 Suitable car restraint measures are adopted within the
development such as lower speed limits or traffic calming
measures to support greater pedestrian and cycle movement;
AND
S3.15 Traffic management devices on potential bus routes
are provided in accordance with the Self-assessable code for
undertaking road works on local government roads, under the
Transport Planning and Coordination Regulation 2005; AND
S3.16 Streets identified as potential bus routes are—
a) collector streets and sub-arterial/arterial roads which
provide highly accessible and relatively direct routes
wherever practical;
b) those that provide for the shortest and most direct route
for an efficient public transport service; and
c) those that can efficiently service adjoining development
areas.
O4 Development access does not compromise the functions No solution provided. Complies with the Specific Outcome – The proposed
of particular roads as indicated in the road hierarchy, and development does not compromise the functions of the
does not adversely impact on the safety, capacity and adjoining roads. The development as minimised the total
operations of the road system. number of crossovers to 3 access pointes, Memorial Ave,
Pelican St and Doonella Street. These access pints will
promote traffic safety. Council is directed to Appendix E –
Traffic Impact Assessment for further details.
14.146 Pedestrian and Cycle Path Infrastructure
O5 Pedestrian and cycle path infrastructure is provided – S5.1 Consideration is given to existing and future pathway Complies with the Possible Solutions – The proposed
a) to form an integrated component of the movement network linkages and pathways link to the Local and Regional Cycle development incorporates the use of direct and clear
and the open space system; Network and to the Priority Infrastructure Plan in Part 15. pathways to promote clear linkages throughout the site and
b) to encourage walking and cycling; S5.2 Direct and accessible linkages are provided into the site. the surrounding area. The use of landscaping and lighting
c) to add variety and visual interest; S5.3 Pathway and landscape works are provided to a high promotes safety and passive surveillance.
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
d) to conserve street trees, vegetation and other significant standard to Council specifications and assessed for
features; compliance with local government cycling facility design Additional feature pathways will be used which integrates into
e) to allow equitable access to public areas and community standards. the building form and maintains a high standard amenity for
facilities; S5.4 Pathways are provided to cater for shared use and cater the area.
f) with adequate lighting where subject to high night time for both commuting and recreational usage and exceed
usage; minimum standards. It is considered all pathways are of adequate size to cater for
g) in locations where there is casual surveillance; pedestrians and cyclist to access public transport and the
h) or widened at potential conflict points; surrounding area. Council is directed to Appendix B –
i) to incorporate— Architectural Plans for further details.
i) street tree planting to enhance the streetscape;
ii) directional signage that is visible under all conditions.
O6 Pedestrian and cycle path infrastructure is designed and S6.1 Pedestrian and cycle path infrastructure is designed and Complies with the Possible Solutions – The proposed
constructed to – constructed – development has designed and incorporated pedestrian and
a) provide a stable, smooth surface, including across a) in accordance with AUSTROADS Part 14 - Bicycles, cycle paths in accordance with the Austroad standards. The
driveways, sections and joins; Section 6; development incorporates feature pavements which
b) be easily maintained; b) to comply with local government design standards. compliments the overall design and nature of the Tewantin
c) a width and longitudinal gradient to cater for projected c) to have navigational signs in accordance with Council Noosa RSL.
usage, including nearby— ‘Wayfinding signage specifications.
i) high activity nodes; d) to incorporate – All cycle and pedestrian paths will include adequate signage
ii) public transport; i) kerb ramps at all intersections and designated in accordance with Council’s specification. All cycle and
iii) centres; crossings; pathways incorporates where possible ramps at all
d) provide clear sight-lines for safe use; ii) refuge islands on all roads with median strips; crossovers and entrances to the buildings. Council is directed
e) be free of any obstructions such as fences, signage and iii) holding rails for cyclists at the intersection of trunk to Appendix E – Traffic Impact Assessment for further
bollards. collector, sub-arterial and arterial roads that are details.
positioned in accordance with –
A. Australian Standard 1742.9: 2000 - Manual of
Uniform Traffic Control Devices - Bicycle
Facilities; and
B. AUSTROADS Part 14 - Bicycles - Section 9;
and
C. AUSTROADS Part 13 – Pedestrians.
Table 14-59 — Roads and drainage
Column 1 Column 2 Compliance
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5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Specific Outcomes Probable solutions (if code assessable)
14.147 Road and drainage design and construction
O7 Roads and pedestrian and cycle paths are planned and S7.1 Road planning and design supports the hierarchy and Complies with the Probable Solution – All roads, pathways
designed to support the hierarchy and functional aspects functional aspects identified in Sections 2 and 3 of PSP5 and drainage has been designed in accordance with PSP5,
identified in Sections 2 and 3 of PSP5 Engineering Design Engineering Design Standards – Roads, Drainage and austroad standards and Council’s guidelines.
Standards – Roads, Drainage and Earthworks and to ensure Earthworks; AND
that— S7.2 Road and pathway planning and design is in The proposed development does not include any on road
a) design and alignment of the roads, intersections and all accordance with, in order of precedence— cycle ways. Council is directed to Appendix E – Traffic
associated works— a) Noosa Integrated Local Transport Plan; Impact Assessment for further details.
i. provides a safe environment for all users; b) Queensland Transport’s Shaping Up;
ii. is adequate for the design speed environment; c) Queensland Design Code for Residential Streets;
iii. is adequate for predicted traffic volumes; and d) AUSTROADS Guide to Traffic Engineering Practice;
iv. maintains the safe and efficient functioning of the road e) Sections 2 and 3 of PSP5 Engineering Design Standards –
network without the use of traffic signals; Roads, Drainage and Earthworks; or
v. is compatible with existing roads; f) the Noosa Cycling and Walking Network Development
vi. is easily maintained by Council equipment; and Plan; OR
vii. where appropriate, has the ability to accommodate public g) A combination of the principles in these documents
transport services; S7.3 On-road cycling treatment is utilised to provide safe and
b) road pavement surfaces— continuous movement of cyclists along a roadway, such as--
i. are durable enough to carry estimated wheel loads of a) sealed shoulders;
travelling and parked vehicles;
b) wide kerbside lane;
c) exclusive or peak period bicycle lane;
ii. provide for the safe passage of vehicles, pedestrians,
d) advisory treatments such as Bicycle Awareness Zone;
cyclists, and discharge of stormwater run-off from contributing
e) shared parking / bicycle lane;
catchments and the preservation of all weather access;
f) contra flow bicycle lane; and
c) kerb and channel—
g) bus/bicycle lane.
i. controls vehicle movement by delineating the carriageway
S7.4 The provision of bicycle lanes at intersections is
for all users;
generally in accordance with AUSTROADS Part 14, section 5
ii. conveys road pavement run-off to stormwater drainage in a and the Manual of Urban Traffic Control Devices (MUTCD)
manner that allows the road to be trafficable in Q100 ARI Part 9.
local rainfall events; and
d) verges and footpaths provide—
i. safe access for pedestrians and cyclists clear of
obstructions;
ii. an access area for vehicles onto properties;
iii. a corridor allocated for services and utilities; and
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5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
iv. additional amenity for minor roads.
O8 Stormwater drainage infrastructure is planned, designed S8.1 Stormwater drainage planning, design and construction Complies with the Possible Solutions – The proposed
and constructed to— is in accordance with Section 4 of PSP5 Engineering Design stormwater and drainage has been designed in accordance
a) be accessible, cost effective and easily maintainable; Standards – Roads, Drainage and Earthworks; with PSP5. All stormwater and drainage will be collected on
b) protect downstream capacity; AND site, treated and then transferred to the legal point of
c) protect downstream water quality; S8.2 As Constructed data is submitted in accordance with discharge. Further documentation regarding the proposed
d) maximise on-site stormwater retention and retardation; and Section 6 of PSP5 Engineering Design Standards – Roads, design will be provided within the Operational Works
e) convey run-off to stormwater drainage in a manner that Drainage and Earthworks; application.
allows roads to be trafficable in Q100 ARI local rainfall AND
events. S8.3 Stormwater drainage planning, design and construction
is in accordance with the Queensland Urban Drainage Design
Manual.
O9 Roads and stormwater drainage infrastructure is S9.1 Roads and stormwater drainage infrastructure is Complies with the Possible Solutions – The proposed
constructed— constructed in accordance with— stormwater and road drainage has been designed in
a) in accordance with appropriate engineering standards; and a) Sections 2, 3 and 4 of PSP5 Engineering Design accordance with PSP5 and Austroads. The proposed
b) to minimise adverse environmental impacts, including from Standards – Roads, Drainage and Earthworks; development also incorporates erosion and seidiment control
run-off and erosion. b) Queensland Design Code for Residential Streets; measures, these measures have been designed in
c) AUSTROADS; or accordance with the Guidelines for Queensland Construction
d) A combination of the principles in these documents; AND Sites. IT is considered the proposed development will not
S9.2 Erosion and sediment control measures are designed create any adverse environmental impacts. Further
and implemented in accordance with the Institution of documentation regarding the proposed design will be
Engineers Australia (Queensland Division) Soil Erosion and provided within the Operational Works application.
Sediment Control - Guidelines for Queensland Construction
Sites.
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5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Environmental Protection S10.1 Roads and stormwater drainage follow the edge of Complies with the Probable Solution – The proposed
O10 Roads and stormwater drainage infrastructure are existing disturbed areas, roads and stormwater drainage has been designed to ensure
located and aligned so as to— a) minimise disturbance to native vegetation and/or other minimal disturbance to native vegetation and habitat areas.
a) minimise disturbance to native vegetation and/or other habitat areas; All stormwater drainage will be collected on site and treater
habitat areas; b) protect and maintain wildlife corridor movements and the prior to its discharge. It is considered the design and
b) protect and maintain wildlife corridor movements and the safety of native fauna; treatment of the stormwater infrastructure will protect and
safety of native fauna; c) minimise changes to the hydrological regime, including maintain wildlife corridors within the vicinity of the site.
c) minimise changes to the hydrological regime, including drainage patterns, run-off and water quality;
drainage patterns, run-off and water quality; d) avoid crossing watercourses, drainage lines and wetlands, The development does not include any watercourse or
d) avoid crossing watercourses, drainage lines and wetlands, but where such crossings are unavoidable, disturbed drainage line crossings, and where possible earthworks have
but where such crossings are unavoidable, disturbed areas are reinstated and revegetated on completion of been minimised. Council is directed to Appendix D – Sewer
areas are reinstated and revegetated on completion of works; and & Stormwater Plans for further details.
works; and e) minimise bulk earthworks.
e) minimise bulk earthworks.
O11 Roads and stormwater drainage infrastructure is proven No solution provided Complies with the Specific Outcome – The proposed roads
to be suitable for its use prior to Council accepting the and stormwater drainage infrastructure has been designed of
dedicated asset. an adequate size to cater for the maximum potential runoff
capacity. Council is directed to Appendix D – Sewer and
Stormwater Plans for further details.
O12 Alignment of stormwater drainage infrastructure is to S12.1 The location, design and construction of stormwater Complies with the Probable Solutions – The proposed
allow for easy access for the ongoing maintenance by drainage structures is in accordance with Sections 4 and 5 of location and design of the stormwater drainage has been
Council. PSP5, Engineering Design Standards - Roads, Drainage and completed in accordance with PSP5. In this instance no
Earthworks; AND additional easements are required. Council is directed to
S12.2 Where infrastructure is located on private land an Appendix D – Architectural Plans for further details.
easement is dedicated over the infrastructure in accordance
with Section 4 of PSP 5, Engineering Design Standards –
Roads, Drainage and Earthworks.
14.148 Frontage works
O13 Development is provided with external roadworks along S13.1 The following infrastructure components already exist Complies with the Probable Solutions – The proposed
the full extent of the frontage of the site to an appropriate at the frontage of the site or are provided at the developer’s development incorporates all infrastructure as noted with this
standard having regard to the specified function of the road. expense— code. The proposed development will maintain the provided
a) full width sealed road; infrastructure which is already provided to the site. The use of
b) concrete kerb and channel where appropriate; consolidating the crossovers will include upgrades to the kerb
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
c) forming and grading to footpaths; and channel where applicable. All footpaths will be upgraded
d) vehicular kerb and footpath crossings; to Council’s specifications to promote and enhance
e) a constructed bikeway; pedestrian linkages to the site and the surrounding area.
f) a constructed footpath;
g) a constructed carriageway; It is considered no additional infrastructure will be required to
h) required alterations to public utility mains, services or facilitate the development.
installations;
i) construction of any required alterations to public utility All Road and drainage infrastructure will be design and
mains, services or installations; construction is in accordance with PSP5. Council is directed
j) stormwater drainage works; and to Appendix B – Architectural Plans for further details.
k) installation of electrical conduits; AND
S13.2 Road and drainage design and construction is in
accordance with Sections 3 and 4 of PSP5 Engineering
Design Standards – Roads, Drainage and Earthworks.
14.150 Staged development
O15 Staged development is planned, designed and No solution provided. Complies with the Specific Outcome – The proposed
constructed to ensure that— development includes the staged expansion to the existing
a) each stage of the development can be constructed without Tewantin Noosa RSL. The development consists of Stage 4,
interruption to services and utilities provided to the previous 5 & 6. Each stage of the development has been designed to
stages; ensure all infrastructure is provided and minimal impact to the
b) the infrastructure provided is capable of servicing the entire site and the locality occurs. Although in separate sages, the
development; and development has a uniform design and maintains the scale
c) the materials used are consistent throughout the and building form of the area. It is considered the proposed
development. staging is a practical and sequential approach to the
expansion of the RSL. Council is directed to Appendix B –
Architectural Plans for further details.
14.151 Alterations to services and utilities
O16 Any alterations or repairs to infrastructure as a result of S16.1 Any alterations or repair to infrastructure as a result of Noted
the development are made at no cost to Council. the development are completed at the developer’s expense.
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Waste Management Code (Division 19)
Table 14-60
column 1 column 2
Compliance
Specific Outcomes Probable solutions (if code assessable)
Waste separation S1.1 Construction, operational and demolition works are Complies with the Probable Solutions - The proposed
O1 Development that generates several classes of waste is planned and managed in accordance PSP11; AND development of the staged expansion of the Tewantin Noosa
designed so waste is collected, stored and disposed of in a S1.2 Adequate area is provided for on-site for the collection RSL will be completed through construction management
safe and ecologically sustainable manner. and separate storage of recyclable, non-recyclable,
plan and managed through and operational plan developed in
vegetative and hazardous materials in their specific waste
streams during construction, operational and demolition accordance with PSP11. During the operations of the
O2 Waste storage areas provide for adequate separation of works; AND development, onsite waste refuse bins and waste storage
all recyclable and non-recyclable materials. S2.1 Waste storage areas allow for the separate storage of areas will be clearly identified in regards to specific waste
different waste materials for reuse or recycling by— categories. Sufficient area onsite has been provided for
a) providing sufficient area to store all recyclable material and onsite collection of the refuse.
recycling containers required; and
b) sign posting the types of waste stored.
Design and location of waste storage areas S3.1 Waste storage areas are designed and maintained in Complies with the Probable Solutions - The proposed
O3 Waste storage areas are located so that they are accordance with PSP 9; AND waste storage areas have been designed in accordance with
convenient and safe to use and provide for convenient and S3.2 Waste storage areas are designed and located so PSP9. All waste storage areas have easy and convenient
safe collection by service vehicles; they— access which is not obstructed for collection. all waste
a) are easily accessed and convenient to use; vehicles can enter and exit the site in forward gear.
AND b) have unobstructed access for the collection of the waste by The waste storage areas have been screened to ensure the
O4 The location and methods of waste storage minimises any service vehicles; visual amenity of the area is maintained. The screening is
adverse impacts on adjoining or nearby properties; c) provide for sufficient space for safe entry and exit and consistent to the materials used for the site and provides
servicing by Council’s contractor without the need for manual integration into the streetscape.
handling; Council is directed to Appendix B – Architectural Plans for
d) are clear of carparking bays, loading bays and similar further details.
areas;
e) are clear of footpaths and pedestrian access;
f) are capable of being serviced by the collection vehicle
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Lot 3 on T16319 and Lot 10 on SP273411
without impeding traffic flow; and
g) have a level area provided for the storage of waste and
recyclable materials in standard waste containers; AND
S3.3 For uses that do not comprise a caretaker’s residence or
central management, the maximum distance between waste
storage areas and the kerbside is—
a) for Multiple housing Type 3 – 40m;
b) for other uses – 70m; and
S3.4 Pathways used to transport bins—
a) have a maximum grade of 1:15; and
b) are free of steps, stairs or other impediments; AND
S4.1 Waste storage areas are—
a) integrated with the building design, where possible;
b) setback a minimum of 2m from side and rear property
boundaries;
Design and location of waste storage areas S3.1 Waste storage areas are designed and maintained in Complies with the Probable Solutions - The proposed
O3 Waste storage areas are located so that they are accordance with PSP 9; AND waste storage areas have been designed and will be
convenient and safe to use and provide for convenient and S3.2 Waste storage areas are designed and located so maintained in accordance with PSP9. The waste storage
safe collection by service vehicles; they— areas are located within the basement level parking area.
a) are easily accessed and convenient to use; Easy assess is maintained for staff and maintenance
AND b) have unobstructed access for the collection of the waste by purposes.
O4 The location and methods of waste storage minimises any service vehicles;
adverse impacts on adjoining or nearby properties; c) provide for sufficient space for safe entry and exit and The waste storage area will not be obstructed by other
AND servicing by Council’s contractor without the need for manual infrastructure such are carparking or loading bays. Clear
O5 Waste storage areas are designed for ease of handling; access is provided for movement of bins and waste.
maintenance and ease of access for cleaning; d) are clear of carparking bays, loading bays and similar
areas; All waste storage areas have been suitably screened and are
AND e) are clear of footpaths and pedestrian access; located a minimum of 2m from any site boundary. Council is
O6 Waste storage areas provide a safe and secure f) are capable of being serviced by the collection vehicle directed to Appendix B – Architectural Plans for further
environment for users through– without impeding traffic flow; and details.
a) appropriate siting and access; g) have a level area provided for the storage of waste and
b) the provision of lighting; and recyclable materials in standard waste containers; AND
c) restricting access to the general public by making the area S3.3 For uses that do not comprise a caretaker’s residence or
clearly identifiable as private space (eg. through landscaping, central management, the maximum distance between waste
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
change of paving material or fencing, rather than locking the storage areas and the kerbside is—
area. a) for Multiple housing Type 3 – 40m;
b) for other uses – 70m; and
S3.4 Pathways used to transport bins—
a) have a maximum grade of 1:15; and
b) are free of steps, stairs or other impediments; AND
S4.1 Waste storage areas are—
a) integrated with the building design, where possible;
b) setback a minimum of 2m from side and rear property
boundaries;
c) screened so that bins are not visible from neighbouring
properties or passing vehicular and pedestrian traffic; and
d) not located directly adjacent to dwelling units on the site on
neighbouring properties; AND
S5.1 Waste storage areas are constructed of impermeable,
durable and non-textured materials and surfaces so that they
are easily cleaned; AND
S5.2 A minimum distance of 0.5m2 distance is provided
between and around waste storage bins to allow for
manoeuvring and washing of bins. AND
S6.1 No solution provided.
Water management for waste storage areas S7.1 The waste storage area — Complies with the Possible Solutions – The proposed
O7 Waste storage areas are designed to contain and a) is bunded and graded so that washwater and bin leakage waste storage areas include design measures to ensure
appropriately dispose of leakage from bins and wastewater are drained to the sewer or an on-site effluent disposal washwater and bin leakage is contained and drained to a
from bin washing. system via a gully within the storage area; sewer line.
b) has a bund wall with a maximum height of 100mm; The refuse area is located undercover and is screened to
c) is serviced by a conveniently located hosecock and maintain visual amenity. Council is directed to Appendix B –
backflow prevention device, and connected to a water supply; Architectural Plans for further details.
and
d) is roofed or otherwise covered if the storage area is—
i) more than 1m2; or
ii) storing wet waste; or
iii) storing other waste with a high potential to cause pollution
if washed or leaked from the bins, including waste oil or
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
putrescibles.
Water Sensitive Design Code (Division 20)
Table 14-61
column 1 column 2
Compliance
Specific Outcomes Probable solutions (if code assessable)
Water reuse S1.1 Development complies with the water quality standards Complies – The proposed development
O1 Development uses a combination of detention and in Table 2 of the SEQ Regional Plan Implementation
retention systems to capture run-off from areas on the site; Guideline No. 7 for Water Sensitive Urban Design;
AND S2.1 No solution provided
O2 Water storage devices must have sufficient capacity S3.1 Captured water is plumbed to be available for all
having regard to local rainfall pattern and the catchment area external uses including gardening, irrigation, ponds, filling
of roof or other hard standing surface; swimming pools and outdoor cleaning, as well as all ground
AND
floor toilet cisterns and washing machine cold taps;
O3 Captured water is utilised for all non-potable uses on site;
AND
AND
S3.2 Where the captured water is used for toilet flushing
O4 On-site detention does not adversely impact on water
and/or laundry use, an automatic or manual interchange
requirements downstream of the site where the water is
device that allows alternate use of captured water or the
required to sustain the ecology and hydrology of downstream
reticulated water supply is installed to ensure that there is a
systems (environmental flows);
continual supply of water for sanitary flushing and laundry
AND
use.
O5 Within the Shire Business Centre site, as shown on Map
S4.1 No solution provided
SBC, on-site detention measures are contained within the
S5.1 No solution provided
developed areas of the site, clear of drainage lines and Open
Space Precincts.
Run-off treatment S6.1 & S7.1 Development complies with the water quality Complies – All stormwater and drainage from the site will be
O6 Run-off that leaves the site is treated so as not to standards in Table 2 of the SEQ Regional Plan adequate treated prior to discharge. This will be in
adversely impact on the ecology and hydrology of Implementation Guideline No. 7 for Water Sensitive Urban accordance with the SEQ Regional Plan.
downstream environmental flows; Design.
AND
O7 Within the Shire Business Centre site, as shown on Map
SBC—
a) run-off treatment occurs within the site ; and
b) drainage lines are only used for final polishing of run-off.
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
Town water supply connections S8.1 A suitable backflow prevention device is installed to Complies – The proposed development has incorporated
O8 Backflow devices or similar systems ensure water reuse protect the potable water within the reticulated water supply in backflow devices on all water supply connections were
facilities have no impact on the quality of the town mains accordance with AS/NZS 3500:2003 Plumbing and Drainage. possible. All connections have been designed in accordance
water. with the Australian standards.
Use of natural treatments and systems S9.1 & S10.1 Development complies with the water quality Complies – The proposed development has been designed
O9 Natural treatment strategies, including grass swales and standards in Table 2 of the SEQ Regional Plan in accordance with the SEQ regional Plan. All stormwater and
bio-retention systems, vegetated filtration strips and gross Implementation Guideline No. 7 for Water Sensitive Urban drainage from the site will be treated onsite prior to transfer to
pollutant traps, are used wherever practicable; Design. the legal point of discharge. Where possible natural treatment
AND strategies will be incorporated into the development.
O10 Within the Shire Business Centre, as shown on Map
SBC— where necessary, drainage lines are ecologically
enhanced to ensure that the water quality polishing functions
are of high standard.
Water Supply and Sewerage Reticulation Code (Division 21)
Table 14-62 Water supply
Column 1 Column 2
Compliance
Specific Outcomes Probable solutions (if code assessable)
14.164 Design and construction (water)
O1 Water supply infrastructure— S1.1 Water supply infrastructure is designed in accordance Complies – The proposed water connections and water
a) meets the needs of the users; with PSP6 –Engineering Design Standards — Water and supply infrastructure has been designed in accordance with
b) is designed to be compatible with existing infrastructure; Sewerage and As Constructed data submitted in accordance PSP6. All documentation will be provided during the
and with PSP6 –Engineering Design Standards — Water and Operational Works, Building and Plumbing application stage.
c) is designed using materials that are suitable for the use, Sewerage.
durable, easy to maintain and cost effective, taking into
account the whole of life cycle cost and Council’s
maintenance inventory.
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Staged Extension & Refurbishment of Existing RSL Club
5 Memorial Ave, Tewantin QLD 4565
Lot 3 on T16319 and Lot 10 on SP273411
O2 Water supply infrastructure is constructed— S2.1 Water supply infrastructure is constructed in accordance Complies – The proposed water connections and water
a) in accordance with appropriate engineering standards; and with PSP6 –Engineering Design Standards — Water and supply infrastructure has been designed in accordance with
b) to minimise adverse environmental impacts. Sewerage; AND PSP6. All documentation will be provided during the
S2.2 Erosion and sediment control measures are designed Operational Works, Building and Plumbing application stage.
and implemented in accordance with the Institution of
Engineers Australia (Queensland Division) Soil Erosion and All erosion and sediment control measures have been
Sediment Control - Guidelines for Queensland Construction designed in accordance with the control guidelines. All
Sites. documentation will be provided during the Operational Works,
Building and Plumbing application stage.
O3 Water supply infrastructure is proven to be suitable for its No solution provided. N/A - The proposed development does not include any items
use prior to Council accepting the dedicated asset. dedicated to Council
O4 Water supply infrastructure is provided with all supporting No solution provided. Complies – The proposed development does not include the
technical documentation. construction or realignment of any of Council’s trunk
infrastructure. The where new connections are proposed, all
alignment will be completed in accordance with Councils
PSP6.
O5 Where buildings or other structures are in proximity to S5.1 The footing of any building or structure is located clear Complies – The proposed development does not include any
State or Council’s water supply infrastructure, provision is of the zone of influence but no closer than 1.5m (measured footings or structures that are within close proximity to
made to protect the infrastructure from physical damage and horizontally) from infrastructure including sewers, water Council’s infrastructure. The development does not propose
to allow ongoing maintenance by Council. mains and stormwater structures; AND any easements. Council is directed to Appendix B-
S5.2 A registered easement in favour of Council is created Architectural Plans for further details.
over all underground infrastructure located in private property;
AND
S5.3 The width of the easement is the greater of 3m or the
width of the zone of influence; AND
S5.4 The easement is centred over the centreline of the
infrastructure.
O6 Alignment of water supply infrastructure allows for easy S6.1 Infrastructure is designed and constructed on the Complies – The proposed development does not include the
access for the ongoing maintenance by Council. preferred alignments in accordance with PSP6 Engineering construction or realignment of any of Council’s trunk
Design Standards – Water and Sewerage. infrastructure. The where new connections are proposed, all
alignment will be completed in accordance with Councils
PSP6.
O7 Any alterations or repairs to infrastructure as a result of S7.1 Any alterations or repair to infrastructure as a result of Noted.
the development are made at no cost to Council. the development are completed at the developer’s expense.
Table 14-63 Sewerage reticulation
Column 1 Column 2
Compliance
Specific Outcomes Probable solutions (if code assessable)
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