Original source · versioned page text
Code Assessment
Attached to the e-mail MCU16/0066 & OPW16/0133 Plan of Development, Noise report & survey (4 of 4).
Division 16 - Specific Outcomes for the Cooroy & Lake Macdonald Locality
column 1 column 2 Proposal Complies
Specific Outcomes Probable solutions (if code
assessable)
Effects of use
Amenity Yes
O1 Uses are located, designed and No solution provided The site is zoned Industry and is well separated from
operated to avoid significant adverse residential uses, with the nearest house being located
changes to the light, air quality, noise, approximately 330m to the east. Noise, lighting and
accessibility or other conditions enjoyed by odour impacts associated with the uses can be
users of associated, adjoining or nearby adequately managed to avoid significant adverse
uses. impacts on the amenity of the nearest residences
Scenic amenity The function and visual amenity of the Bruce Highway Yes
O2 Important scenic vistas including No solution provided is not considered to be adversely affected by the
those to and from Mt Cooroy, Mt proposed development. The proposal plans
Tinbeerwah and Black Mountain are demonstrate that through the incorporation of design
protected and uninterrupted to maintain features (e.g. articulation and high levels of glazing),
aesthetic and cultural values of the natural siting considerations and landscape elements the
landscape. proposal will contribute positively to the streetscape
Major road network and wider scenic amenity.
O3 The function of, and visual amenity No solution provided
and character surrounding the, major road The proposal has been designed and sited to
network, including Diamond St, Cooroy– maximise the functionality of the site while also
Noosa Road, Belli Creek Road and Lake including design elements and siting consideration
Macdonald Drive is protected and that are sympathetic and responsive to the sites
enhanced. prominent location.
Laneways Not applicable. N/A
O4 Uses do not diminish the ability of No solution provided
laneways to—
a) relieve traffic on streets;
b) provide convenient and safe rear
access to premises; and
c) add to the heritage character of
Cooroy;
AND
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column 1 column 2 Proposal Complies
Specific Outcomes Probable solutions (if code
assessable)
O5 Access for new uses is only taken off
a laneway where upgrading works are
carried out to the laneway to enable the
laneway to accommodate the anticipated
levels of traffic.
Built form
Density Yes
O6 The density of development within No solution provided The scale of the built form proposed is appropriate
the site area— and is consistent with that envisaged by the plan of
a) is compatible with surrounding development.
development; and
b) does not exceed—
i. For the Semi-attached Housing
2
Zone–1 dwelling unit per 400m
of site area with a maximum
population density of 100
persons per hectare;
ii. For the Attached Housing
Zone–maximum population
density of 100 persons per
hectare; and
iii. For the Business Centre Zone–
A. for sites less than
2
1000m –1 dwelling
unit per non-
residential use; or
2
B. for sites of 1000m or
more—maximum
population density of
160 persons per
hectare; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics such as native
vegetation and natural landforms.
Height
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Page 3
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Specific Outcomes Probable solutions (if code
assessable)
O7 Buildings and other structures— S7.1 Buildings and other The building heights proposed comply with the Yes
a) are low rise and present a building structures have a maximum preferred building height for the industrial zone of 10
height consistent with structures on building height of— metres.
adjoining and surrounding premises; a) if in the Rural or Rural
b) have a maximum building height of 2 Settlement Zone—8m,
storeys; or 9m where the
c) do not visually dominate the street, pitched roof but no
surrounding spaces or the existing other part of the
skyline; building or structure
d) preserve the amenity of surrounding exceeds 8m; or
land uses; b) if in the Open Space
e) respect the scale of existing Recreation Zone and
vegetation; and used for an indoor
f) respond to the topography of the site sporting complex—
by avoiding extensive excavation 11m;
and filling. c) if in the Industry Zone –
10m;
d) in all other zones—8m.
Setbacks
O8 Buildings and other structures are S8.1 Buildings and The building setbacks comply with the minimum Yes
appropriately designed and sited to— structures comply with the setbacks identified in Schedule 1.
a) provide amenity for users of the minimum setbacks identified
premises as well as preserve the in Schedule 1 - Minimum
visual and acoustic privacy of Boundary Setbacks.
adjoining and nearby properties;
b) preserve any existing vegetation that
will buffer the proposed building from
adjoining uses;
c) allow for landscaping to be provided
between buildings; and
d) maintain the visual continuity and
pattern of buildings and landscape
elements within the street.
Site cover, gross floor area and plot
ratio Yes
No solution provided
O9 The site cover, gross floor area and The site cover, gross floor area and plot ratio of the
plot ratio of buildings and other roofed development is appropriate and is consistent with that
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Specific Outcomes Probable solutions (if code
assessable)
structures— envisaged by the plan of development and the
a) results in a building scale that is Industry Zone.
compatible with surrounding
development;
b) does not present an appearance of
bulk to adjacent properties, roads or
other areas in the vicinity of the site;
c) maximises the retention of existing
vegetation and allows for additional
soft landscaping between buildings;
d) allows for adequate area at ground
level for outdoor recreation,
entertainment, clothes drying and
other site facilities; and
e) facilitates onsite stormwater
management and vehicular access.
O10 Site cover does not exceed—
a) for the Detached Housing Zone—50%
for a single storey building and 40%
for a double storey building;
b) for the Semi-attached Housing Zone—
40%; or
c) for the Attached Housing Zone—40%
O11 For Multiple Housing Type 2
buildings have a maximum plot ratio of
0.45:1.
O12 For Multiple housing Type 3 or 4,
Visitor accommodation Type 4, or the
accommodation unit component of an
Entertainment and dining business
Type 3—maximum gross floor area is
equivalent to the maximum allowable
2
population in persons multiplied by 40m .
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Specific Outcomes Probable solutions (if code
assessable)
O13 For the Business Centre Zone plot
ratio does not exceed—
a) 0.8:1 for site areas up to and including
2
2,000m ; and
b) 0.3:1 for the balance of a site over
2
2,000m .
1
Flooding and drainage
O14 Buildings and other works are S14.1 Floor levels for Not applicable. N/A
designed and sited to— habitable rooms are—
a) provide flood free access to a) for areas where
premises and flood free habitable minimum floor levels
areas; are available—not less
b) allow only minor, short term and than the specified level;
infrequent flooding of non-habitable b) for areas where flood
areas; modelling is available—
c) ensure carparking areas can be a minimum of 500mm
adequately drained; above the modelled
d) ensure drainage does not adversely flood level; and
impact upon other premises; and c) for areas where flood
e) ensure filling or excavation does not modelling is not
adversely impact upon other available, a minimum of
premises by— 500mm above the
i. causing ponding of water on highest known flood
the site or nearby land; level;
ii. increasing flooding, which AND
adversely affects the safety or S14.2 Where Council
use of any land upstream and infrastructure is available—
downstream; and a) any drainage
iii. adversely affecting the flow of (including buildings
water in any overland flow and yards) flows to
path. that infrastructure; and
b) the infrastructure has
the capacity to accept
1
Council has mapping of minimum floor levels and flood levels and flood modelling for some parts of the Shire. Contact the Land Development Section of Noosa Shire Council.
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Specific Outcomes Probable solutions (if code
assessable)
any additional loading.
Sloping sites
O15 On sloping sites, buildings and S15.1 Buildings are of split Not applicable. N/A
structures are designed to maximise the level design that step down
use of natural slope and minimise the the slope or have suspended
need for cut and fill. floor construction; (See
Figure Error! No text of
specified style in
document..1below)
AND
S15.2 Cut or fill is less than
1.5m in depth;
AND
S15.3 The distance between
the ground and the lowest
part of the floor of the
building does not exceed 3m.
o Figure Error! No text
of specified style in
document..1—Design for
sloping site (suspended
floor)
Roof form
O16 Roof forms— S16.1 The main roof of the The proposed roof forms will contribute positively to Yes
a) contribute positively to the local building has a roof pitch no the skyline.
skyline; less than 12 degrees and
b) complement the low rise character of has roof overhangs a
the locality; minimum of 600mm wide;
c) use simple traditional roof designs, AND
such as hipped, gabled or skillion; S16.2 Building and structures
and do not include rooftop
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column 1 column 2 Proposal Complies
Specific Outcomes Probable solutions (if code
assessable)
d) do not create opportunities for terraces.
residents to overlook the private
open space areas of neighbouring
properties.
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Specific Outcomes Probable solutions (if code
assessable)
Public transport node
O17 An accessible and safe public S17.1 A public transport Not applicable. N/A
transport node is established and operated node is located within Cooroy
within Cooroy that— as identified in Schedule 5 on
a) links public transport services to other Map 1.
centres in the Shire and to key
destinations outside the Shire; and
b) forms part of an integrated transport
network that is accessible via
pedestrian and bicycle pathways.
Environment, conservation and recreation
Environment and cultural heritage
values No solution provided The site does not contain environmentally sensitive Yes
O18 There are no significant adverse areas. Appropriate stormwater quality measures are
effects on biodiversity, natural vegetation, Advisory note incorporated into the development.
native fauna habitat, landscape quality, PSP24 – Effluent Disposal
water quality or cultural heritage values, details requirements for
including those related to—
the design and siting of
a) changes to natural drainage;
effluent disposal systems
b) disturbance to any of the wetland
systems; where located outside a
c) management of landslide and fire sewerage service area.
risk; Compliance with PSP24 will
d) erosion and the transport of be considered as part of
sediments off site; Council’s assessment of
e) unmanaged public access; the plumbing and drainage
2
f) effluent disposal ; application.
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and
features, including natural features,
of cultural heritage significance.
Open space network
O19 An integrated open space network is S19.1 and S20.1 Open Not applicable. N/A
2
Council may request additional information on the proposed method of effluent disposal to ensure the nature of the development is compatible with environmental values. Refer to PSP1 –
Information Council May Request.
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Specific Outcomes Probable solutions (if code
assessable)
established, enhanced and protected space corridors and existing
throughout the locality to— native vegetation in areas
a) provide for both passive and active indicated in Schedule 5 –
recreational pursuits; Map 4 are protected from
b) provide connectivity for pedestrians, fragmentation and
cyclists, and horse riders; encroachment by
c) provide habitat connectivity for development.
wildlife;
d) protect watercourses and drainage
lines;
e) protect vegetation on steep slopes;
and
f) form a scenic backdrop for
residential development;
AND
O20 The open space network links—
a) the central forests of the Shire which
include parts of Tewantin and
Ringtail State Forests;
b) the catchment of Lake Macdonald;
c) the vegetated ranges of the sub-
coastal escarpment in the north,
south, and east of the locality; and
d) the riparian corridors of the Six-Mile
and Ringtail Creeks and their
tributaries.
Noosa Trail Network
O21 A comprehensive network of bridle S21.1 Development includes Not applicable. N/A
trails and pedestrian and bicycle linkages linkages to or between
is established, enhanced and protected 1xisting or future
incorporating road reserves, State forests, components of the Noosa
Council owned land and private lands Trail Network, as indicated in
consistent with the lifestyle and outdoor Schedule 5 – Map 3;
recreation needs of the Shire’s residents AND
and visitors; S21.2 Development does
not have an adverse impact
on the access functions of
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Specific Outcomes Probable solutions (if code
assessable)
the Noosa Trail Network, as
indicated in Schedule 5 –
Map 3, including severing of
existing or future linkages;
OR
S21.3 Alternative linkages to
those indicated in Schedule 5
AND – Map 3 are provided;
AND
S21.4 Linkages to the
Noosa Trail Network are
designed and constructed in
accordance with—
O22 The Noosa Trail Network in the a) Australian Standard
locality is supported by overnight camping 2156.1 Walking Tracks
facilities, home-hosted accommodation Part 1: Classification
and signage, allowing local residents and and Signage to a
visitors to experience the natural values of minimum of a Class 4
the area and to access key destinations Standard; and
including— b) Australian Standard
a) the town of Cooroy; 2156.2 Walking Tracks
b) Lake Macdonald; Part 2: Infrastructure
c) the Botanic Gardens; and Design;
d) State forests, conservation parks and S22.1 No solution provided
other recreation facilities in the
locality.
Pedestrian and bicycle pathways
O23 Safe and convenient pedestrian and S23.1 Pedestrian and bicycle Contributions have been previously made to Council N/A
bicycle pathways are provided and pathways are provided and for pathways at the time the industrial estate was
retained between and around key retained where indicated in created.
destinations, including— Schedule 5 – Map 2;
a) between Cooroy and Tewantin; AND
b) between Cooroy and the Noosa S23.2 Contributions toward
Botanical Gardens; and a Pathways Network are
c) within and around the town of Cooroy. provided in accordance with
PSP20.
Protection of Lake Macdonald water
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Specific Outcomes Probable solutions (if code
assessable)
supply S24.1 Within the Lake The development will not adversely impact on the Yes
O24 Development does not adversely Macdonald catchment area Lake Macdonald water supply. The site is located
impact on the Lake Macdonald water shown on Natural Resources above 98.5m AHD and is connected to sewer.
supply. Overlay Map OM3.5, Appropriate stormwater quality measures are
AND buildings and other incorporated into the development. Appropriate
structures are not located erosion and sediment controls will be incorporated.
below 98.5m AHD.
No solution provided.
O25 The number and location of access
points to watercourses is controlled and S25.1 No solution provided
managed to prevent adverse impacts on
water quality in Lake Macdonald;
AND
O26 Key nodes are established and
appropriately managed at the following S26.1 No solution provided
locations and include facilities such as
parking and picnic areas—
a) the northern part of the lake, in the
vicinity of the water treatment plant,
scouts and fish hatchery;
b) the western part of the lake in
conjunction with the Botanic Gardens
and associated picnic areas; and
c) the eastern part of the lake, in the
vicinity of the Old Tinbeerwah School
Park.
AND
O27 Treatment and disposal of waste S27.1 No solution provided
water does not have any detrimental
impact on Council’s major water storage
3
Advisory note
and supply - Lake Macdonald . PSP24 – Effluent
Disposal details
requirements for the
design and siting of
3
Council may request additional information on the proposed method of effluent disposal to ensure the nature of the development is compatible with environmental values. Refer to PSP1 –
Information Council May Request.
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column 1 column 2 Proposal Complies
Specific Outcomes Probable solutions (if code
assessable)
effluent disposal systems
where located outside a
sewerage service area.
Compliance with PSP24
will be considered as part
of Council’s assessment
of the plumbing and
drainage application.
Division 22 - Specific Outcomes and Probable Solutions for the Industry Zone
column 1 column 2 Proposal Complies
Specific Outcomes Probable solutions (if code
assessable)
Consistent uses
O69 The following defined uses and use
classes are consistent uses and are No solution provided This provision is overridden by the plan of N/A
located in the Industry Zone— development. It is noted that the underlying zoning of
the site is Industry. The Noosa Plan identifies the
a) Industrial business if Types 1 or 2; Retail Business Type 5 Vehicle Use (e.g. service
b) Retail business Types 3, 5 or 6; stations) as being a consistent use in the Industry
zone in numerous localities across the Shire, including
c) Emergency service Type 2;
other industrial zoned sites in the Cooroy & Lake
d) Service and utility; Macdonald locality.
e) Transport Types 1, 2 or 3; and
f) Ancillary dwelling unit.
6.2 Inconsistent uses
O70 The following defined uses and use
classes are inconsistent uses and are not No solution provided This provision is overridden by the plan of N/A
located in the Industry Zone— development. Please refer to the planning report for a
discussion of the uses proposed.
a) All Agricultural Uses;
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Specific Outcomes Probable solutions (if code
assessable)
b) Commercial business;
c) Entertainment and dining
business;
d) Home-based business;
e) Industrial business Type 3;
f) Retail business Types 1, 2, 4 or 7
g) Education;
h) Emergency service Type 1;
i) Open space;
j) Wellbeing;
k) Transport Types 4, 5 or 6;
l) Detached house;
m) Multiple housing; and
n) Visitor accommodation.
Effects of use
Amenity
O71 Industrial business is located, S70.1 External storage areas External storage areas and plant and equipment will be Yes
designed and operated to avoid and plant and equipment are screened from the streets.
significantly changing the amenity enjoyed screened from the street,
by users of surrounding premises. footpath and surrounding
public open space by
buildings and landscaping;
AND
S70.2 No external storage
areas or plant and
equipment are located within
2m of a property boundary;
AND
S70.3 Stored materials
outside of a building do not
exceed 4m in height or half
the height of the on-site
buildings whichever is the
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Specific Outcomes Probable solutions (if code
assessable)
greater.
O72 Industrial development is conducted No solution provided. Noise, lighting and odour impacts associated with the Yes
in an environmentally responsible manner, uses can be adequately managed to avoid significant
operating without deleterious impacts on adverse impacts on the amenity of the nearest
either immediate, surrounding or residences.
downstream communities, environments
and environmental processes. Appropriate stormwater quality measures are
incorporated into the development. Appropriate
erosion and sediment controls will be incorporated
Built form
O73 Buildings provide visual interest and S72.1 Buildings—
amenity by providing well-articulated a) incorporate varied The proposal has been designed and sited to Yes
buildings with strong horizontal and building and roof form maximise the functionality of the site while also
vertical design elements and features; and materials; including design elements and siting consideration
b) vary in line and plane that are sympathetic and responsive to the sites
AND by including wall prominent location.
articulation to a
minimum of 1m; and
O74 Buildings are designed to allow for a c) have a ceiling height
range of potential uses. of at least 3m.
S73.1 No solution provided
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DIVISION 3 – BUSINESS USES CODE
FOR ALL BUSINESS USES
Column 1 Column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
14.16 Effects of Use
Electricity infrastructure
O18 The development does not adversely S18.1 No solution provided The proposed development will not adversely Yes
impact on existing or future electricity supply impact on existing or future electricity supply
infrastructure; infrastructure.
AND
O19 All uses and works maintain an S19.1 Development for uses adjacent to or within 50m of
adequate safe distance from electrical an existing electricity substation incorporates noise
infrastructure including substations, overhead attenuation measures to mitigate noise impacts; and
powerlines, power poles and transformers.
S19.2 Buildings and structures (including swimming
pools, sheds, tennis courts and outbuildings) are not
constructed under overhead electricity transmission lines,
or within electricity easements.
Noise
O20 Development is designed and sited to No solution provided The proposed development has been designed Yes
avoid noise emissions that unreasonably and sited to avoid noise emissions that
diminish the amenity of the area or unreasonably diminish the amenity of the area and
surrounding uses. surrounding uses.
Mechanical plant and equipment and
storage areas
O21 Mechanical plant and equipment S21.1 Mechanical plant and equipment are— Mechanical plant and equipment associated with Yes
(including air conditioning equipment) and a) located more than 2m from any property boundary; the proposed development will comply with all
storage areas are designed and located to— b) where located at ground level, screened by fencing relevant probable solutions.
a) avoid adverse visual impacts when 1.5m in height or dense vegetation of at least 1.5m in
viewed from the street and adjoining width incorporating grouped trees and shrubs with
properties; and maximum separation distance of 1m measured from
b) visually integrate with the building the centre of the tree or scrub; and
design. c) are visually integrated into the line and plane of the
building and roof design and do not project beyond
the height or width of the building when viewed
from the street and adjoining properties;
AND
S21.2 For Industrial business and Retail business Type Not applicable. N/A
3, materials stored outside of a building do not exceed
BUSINESS USES CODE PAGE 1 OF 9
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Column 1 Column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
4m in height or half the height of the on-site buildings
whichever is the greater.
Safety and security
O22 All property boundaries are clearly S22.1 Boundaries are identified by such means as - The boundaries of the subject site will be Yes
identifiable with public and private spaces identified through the use of landscaping and
clearly defined. a) fencing; or fencing and will include appropriately lit loading
b) changes in surface materials or levels; or and storage areas.
c) landscape treatments.
AND
S22.2 Loading and storage areas are well lit or can be
locked after hours.
O23 All premises and access routes are S23.1 All premises are identified by the provision of the Yes
street number in a prominent location, preferably near The site will be provided with a prominently
clearly identifiable to all persons, particularly
the site entry, (i.e. on the kerb or letterbox or by signage displayed street number.
emergency services personnel.
on the building or site).
O24 All building entries are designed to be
obvious and easily identifiable.
S24.1 The number of entrances and exits are limited and
The proposal will comprise entrances and exits Yes
main building entrances/exits are located at the front of
the site, in view of the street. Where this is not possible, which are located at the front of the site, in view of
due to site or existing building constraints, a well-defined the street, well lit and signed (including hours of
path is provided to the entrance/exit; and operation) with direct links provided to driveways
and carparking areas.
S24.2 All entrances/exits to buildings, are lit and signed,
and signage includes hours of operation; and
S24.3 Entrances/exits are located to provide a direct link
to driveways and carparking areas; and
S24.4 Recessed doorways are avoided where the recess is
of sufficient size to conceal a person. Where recessed
doorways are unavoidable, measures are used to enhance
safety, as follows—
a) good lighting installed;
b) strategically placed mirrors installed;
c) angled approaches provided; or
BUSINESS USES CODE PAGE 2 OF 9
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Column 1 Column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
d) gates which restrict access provided.
S25.1 Windows and main entrances are positioned to
O25 Uses are arranged within buildings and allow for casual surveillance. Windows and main entrances associated with the Yes
on sites to enable external areas to be proposal will be positioned to allow for casual
monitored. surveillance.
O26 Communal open space, including S26.1 Communal open spaces, including congregation NA
congregation and seating areas, is located and seating areas are situated where they are in the line Not applicable.
where it can be monitored. of sight of windows, doors and/or balconies/verandahs of
buildings, or can be seen from a street or other public
space.
O27 Buildings and structures are designed S27.1 Buildings or structures that are visible from a The proposal comprises a single building that is
to minimise opportunities for vandalism. Yes
public street or laneway— visible from the streets. Appropriate measures will
be incorporated into the design to minimise
a) avoid the use of solid fences and blank walls which opportunities for vandalism.
attract graffiti. Where solid blank surfaces are
unavoidable, measures in the form of landscaping,
creepers, murals, vandal resistant paint, etc are used;
and
b) use toughened glass, security screens and other
measures (but not including security shutters that
obscure the view of shopfronts) are used in windows
which are provided at ground level, to deter break
and enters; and
c) use hardy vandal proof materials and anti-graffiti
paint are used in the construction of buildings.
O28 Lighting of appropriate intensities is S28.1 Lighting of appropriate intensities is provided The proposal will comply with all relevant probable
provided to maximise safety. Yes
which satisfies the requirements of Australian Standard solutions, where relevant.
AS1158: Public Lighting Code, unless otherwise specified
in this Code; 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
BUSINESS USES CODE PAGE 3 OF 9
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Specific Outcomes Probable solutions (if code assessable)
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.
O29 Public toilets are designed and S29.1 Public toilets are located in high traffic areas; The toilets provided are located within the Yes
constructed to – AND tenancies. Appropriate safety measures will be
a) ensure the safety of all people using incorporated into the design of these facilities.
them; and S29.2 Features that may legitimise loitering, such as
b)take advantage of informal surveillance seating or public telephones are not located within 20m
from adjoining uses and activities, of toilet entrances;
discouraging non-legitimate uses. 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 S30.1 Safe and convenient pathway access is provided The site is not on a public transport route. N/A
transport. from the site to link to existing pathway networks that
services public transport facilities;
OR
S30.2 Direct pathway access is provided to the public
transport facility if the facility is contained on site or
within 50m from the property boundary.
BUSINESS USES CODE PAGE 4 OF 9
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Specific Outcomes Probable solutions (if code assessable)
O31 Business uses are designed and S31.1 Safe and convenient cycle access to The primary means of access to the site will be via Yes
constructed to encourage users of the and from the site from the existing road and vehicle. Notwithstanding this, bicycle parking
development to access the site by means of bicycle network, and safe pathway movement spaces are included in the design of the
foot or bicycle through provision of within the site is provided; development.
appropriate end of trip facilities including AND
bicycle parking and shower/change rooms.
S31.2 Secure and convenient parking space
for bicycles is provided on site in accordance
with AS2890.3 Bicycle Parking Facilities and
Figure 14-1 Minimum Requirements for
Bicycle Parking;
AND
S31.3 Where at least 5 bicycle parking spaces are
required in accordance with Figure 14-1 Minimum
Requirements for Bicycle Parking, end-of-trip cycle
facilities are provided at the following rate:
a) 1 locker per 2 bicycle parking spaces; and
b) 1 shower cubicle with ancillary change rooms per 10
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;
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.
Site Facilities
O32 Waste storage areas, external storage S32.1 Waste storage areas, external storage areas and The proposal will comprise a single waste storage Yes
areas and loading docks do not detract from loading docks are situated to the rear of the building or and collection area. This area will be screened as
the visual amenity of the streetscape or cause under the ground; shown on the proposal plans.
nuisance to adjoining properties. OR
S32.2 With the exception of the access way, waste
storage areas, external storage areas and loading docks
are visually screened by landscaping or fencing.
BUSINESS USES CODE PAGE 5 OF 9
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Specific Outcomes Probable solutions (if code assessable)
Environment and Heritage Values
O33 There are no significant adverse effects No solution provided. The land the subject of this application is not Yes
on the biodiversity, natural vegetation, native considered to comprise any significant ecological
wildlife, habitats, landscape quality, water Advisory note features and as such, the proposal will not cause
quality or heritage values, including those PSP24 – Effluent Disposal details requirements for the any significant adverse effects to the environment
related to— design and siting of effluent disposal systems where or heritage.
a)changes to natural drainage; located outside a sewerage service area. Compliance with
b) disturbance to any of the wetland PSP24 will be considered as part of Council’s assessment
systems; of the plumbing and drainage application.
c)management of landslide and fire risk;
d) erosion and the transport of
sediments off-site;
e)unmanaged public access;
1
f) effluent disposal ;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and
features, including natural features,
of heritage significance.
TABLE 14-10 – ENTERTAINMENT & DINING BUSINESS OR RETAIL BUSINESS TYPES 1 OR 2
Column 1 Column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
14.18 Effects of Use
Noise and visual amenity
O35 Uses maintain a satisfactory level of S35.1 For uses involving outdoor courts including tennis The proposal will not relate to outdoor courts. N/A
acoustic and visual amenity for surrounding courts, half courts and netball courts—the use complies
uses. with the requirements in Section 2 of PSP8 Tennis and
other Courts.
Outdoor dining areas
O36 Outdoor dining areas are designed and 36.1 Walls to outdoor dining areas are— The proposed Entertainment and Dining Yes
located so that— a) if facing a roadway or other public area, Business use will comprise an outdoor dining
a) structures are aesthetically pleasing and transparent; area (north of the building). The wall of the
in keeping with the existing character b) not made of flexible, roll-up or drop plastic associated building – facing the outdoor dining
of the area, including the architecture sheeting; area – will be transparent, not made of flexible
of the associated building; c) separated from the floor and any roof by a sheeting, separated from the floor by a vertical
b) outdoor dining adds to the landscaped minimum vertical gap of 500mm; and gap of 500mm, will not extend beyond the
streetscape without increasing d) if detachable or collapsible, are only used during boundaries of the premises (relating to the roof
BUSINESS USES CODE PAGE 6 OF 9
Page 21
Column 1 Column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
perceived building bulk; inclement weather; and walls) and will comply with the Planning
c) temporary walls or roofs are stored AND Scheme Policy 14 – Outdoor Dining.
when not in use and secured at all S36.2 Roof, walls or other structures do not extend
times; beyond the boundaries of the premises;
d) adequate air movement is available; AND
and S36.3 The outdoor dining area complies with Planning
e) structures do not impede the Scheme Policy PSP14 Outdoor Dining;
movement of pedestrians or vehicles; AND
AND
O37 Adequate clearways and head clearance S37.1 Roof structures over outdoor dining areas have a Appropriate head height is maintained in the
are provided to allow safe movement of users minimum clearance height of 2.1m. outdoor dining area.
of the premises.
TABLE 14-15 - SERVICE STATION
Column 1 Column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
14.24 Effects of Use
Siting
O38 Service stations are located only where S76.1 The service station is located in a Commercial zone, The site is adjacent to the Bruce Highway and Yes
they are compatible with the existing and on a site fronting part of the major road network; is located in an industrial zone. Access to and
proposed amenity and development of a OR the visibility of the site from the Bruce Highway
neighbourhood and where they are S76.2 The service station is co-located with, or adjoining, has been improved as part of the Bruce
appropriate given the existing or likely future shopping facilities or established business development. Highway (Cooroy to Curra) upgrade
traffic movements in the area.
O77 Service stations are sited and designed S77.1 Publicly accessible parts of the service station Publicly accessible parts of the proposed Yes
for maximum surveillance from adjacent including the point of sale and the entrance to any external service station will be well lit and clearly visible
streets and other activities toilets are well lit and clearly visible from areas of activity from areas of activity, adjacent uses and the
within the site (such as petrol pumps) as well as from surrounding street network.
adjacent uses and the street.
O78 The site is large enough to S78.1 The site has— The site area and dimensions comply with Yes
2
accommodate the service station and a) an area of a least 1,500m ; these requirements.
associated carparking, accessways and b) a frontage of at least 40m; and
landscaping. c) where a corner site, a frontage of at least 30m to
each road to which the site has frontage.
Neighbouring amenity
O79 Service stations ensure the amenity of S79.1 Where located within 150m of a residential use or Not applicable. N/A
neighbouring residential areas is protected. land included in a residential zone—
a) buildings are constructed of non-reflective
material, including concrete, brick or timber; and
BUSINESS USES CODE PAGE 7 OF 9
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Column 1 Column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
b) a landscaped area , a minimum of 2m, is provided
along the property boundary to any road;
AND
S79.2 Where the site adjoins a Residential Use or land
included in a residential zone—
a) a 2m high solid screen fence is provided along the
common boundaries; and
b) hours of operation are limited to between 7.00 am
and 10.00 pm.
Site layout & design
O80 Buildings, structures, driveways, tanks S80.1 Fuel pumps are not less than 8m from any The fuel pumps are located more than 8m from Yes
and fuel bowsers are sited to— frontage— any road frontage. Inlets to fuel storage tanks
a) ensure the safe and efficient use of the AND are located to allow a refuelling tanker to stand
site; S80.2 Inlets to bulk fuel storage tanks are located so wholly within the site and on level ground
b) maintain visual amenity and streetscape tankers stand wholly within the site and on level ground whilst discharging fuel into tanks.
character; while discharging fuel into tanks.
c) provide adequate separation to
adjoining land uses; and
d) not cause an environmental nuisance to
neighbouring properties.
O81 Customer air and water facilities, and S81.1 Customer air and water facilities, and any car There are no residential properties within close Yes
any automatic mechanical car washing washing facilities are setback 5m from any residential proximity to the site.
facilities are located such that— property boundary.
a) vehicles using or waiting to use such
facilities are standing wholly within the
site; and
b) an adequate buffer area can be
provided to any adjoining Residential
Use.
O82 The layout and design of the service S82.1 Sealed impervious surfaces are provided where The refuelling forecourt area will be sealed and Yes
station ensures that on site operations do not potential spills of contaminants may occur; impervious.
cause any environmental nuisance or harm or AND
result in the release of untreated pollutants. S82.2 Grease and oil arrestors or other infrastructure is The Stormwater Management Plan confirms
provided to prevent the movement of contaminants from that runoff within the area beneath the service
the site. station bowser canopy will be captured by a
grated channel surrounding the area and
directed to a holding tank. This will reduce the
risk of any potential runoff containing
hydrocarbons entering the stormwater network
in the event of a spill.
The holding tank will be monitored and
BUSINESS USES CODE PAGE 8 OF 9
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Column 1 Column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
emptied when required, particularly prior to a
large rain event. Roof runoff from the canopy
will be directed to the bioretention basin for
treatment.
O83 The associated sale of goods, including S83.1 The gross floor area used for the associated retail The associated sale of goods is considered to Alternative
foodstuffs, is ancillary to the service station sale of goods is limited to 15% of the gross floor area. be ancillary to the service station use. However, solution
use. Council have requested that this component be
classified as its own specific use (Retail Business
Type 2 – Shop & Salon), given the size of the
paypoint building. Justification has been
provided in the town planning report regarding
this matter.
Traffic & Access
O84 The layout of the site facilities and S84.1 Where the site is situated at the intersection of two Separate exit points are provided. A single Yes
vehicular accesses result in unrestricted roads, separate entrances and exits are provided to one or entrance point is provided. Refer to the Traffic
vehicular access to and egress from the site. more of the adjoining roads. Engineering Report.
O85 The use of land for a service station –
a)Does not impair traffic flow or road
safety;
b) Facilitates safe and convenient
movement to and from the site S85.1 Any vehicular crossing over a footpath is – Refer to the Traffic Engineering Report for a Yes
through the design and arrangement a) Not less than 8m in width; discussion of the vehicle crossings proposed.
of vehicular crossovers; and b) Located so the crossing is not less than 14m from
c)Provides adequate, safe and functional any vehicular crossing on the same site; and
on-site parking and manoeuvring c) Not less than 12m from any road intersection.
areas.
BUSINESS USES CODE PAGE 9 OF 9
Page 24
DIVISION 9 – ADVERTISING DEVICES CODE
TABLE 14-41 – ALL ADVERTISING DEVICES
column 1 column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
14.76 Inconsistent Advertising Devices
O1 The following advertising devices are The signs that are listed are not proposed. Alternative
inconsistent with the overall outcomes No solution provided (no requirement for self-assessable solution
sought by this Code and are not located in development) The total sign face area does exceed the
the former Noosa Shire – desired sign face area is (f). The subject
A) Balloons or other gas filled site is located in an industrial estate and on
advertising devices; a prominent site. The Bruce Highway is a
B) Blind signs; motorway that carries significant traffic in
C) Attached Flagpole signs; and out of the region. The proposed
D) Moving signs; signage is considered to be reasonable
E)Roof signs; given the site’s zoning and location and
F)Signs illuminated by, or incorporating, taking into account the reasonable
neon lighting; commercial and promotional needs of the
G) Signs with a sign face area uses.
exceeding 4m2;
H) Sky signs;
I) 3-Dimensional sign;
J) Any combination of signs on one
premise with a combined sign face
area of more than 10m2
14.77 General Design and Amenity
O2 Advertising devices –
f) Are compatible with the human-scale and S2.1 An advertising device on premises in a Not applicable. Alternative
character of the locality in which they are residential zone, Rural Zone, or the Open Space solution
situated; Conservation Zone consists of –
g) Are compatible with the scale, proportion, a) An entry statement sign; or
bulk and other characteristics of buildings, b) If on premises with a Community Use or Business Use
structures and landscaping; and (other than a Home-based Business) and with a
h) Are designed, sited and integrated so as frontage exceeding 30m –
not to contribute to the proliferation of I. A single freestanding sign not exceeding 4m
visual clutter. in height, with a maximum 4m2 sign face
area on any face, and located a distance
equal to at least its height from side or rear
boundaries and half its height from
frontages; or
II. One or more integrated building signs with a
combined sign face area not exceeding 10m2
and a maximum single sign face area of 4m2;
ADVERTISING DEVICES CODE PAGE 1 OF 5
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column 1 column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
AND
S2.2 An advertising device on premises in the Village Mix Zone Not applicable.
with a Community Use or Business Use (other than Home-
based Business) consists of –
a) A single freestanding sign not exceeding 5m in height,
with a maximum 4m2 sign face area on any face, and
located at least half its height from any boundary; and
b) One or more integrated building signs with a
combined sign face area not exceeding 10m2 and a
maximum single sign face area of 4m2;
AND
S2.3 On premises with frontage to roads with a maximum Not applicable. The site does not have
speed limit of 80kms per hour or higher, signs identified below frontage to a road with a maximum speed
are located at least 80m from any other sign identified below – limit of 80kms per hour or higher.
a) Entry statement signs;
b) Freestanding signs;
c) Non-building signs; and
d) Projected signs;
AND
S2.4 Entry statement signs are designed to integrate with the Not applicable.
natural landscaping theme of the estate and are predominantly
natural in character and materials.
AND
S2.5 Integrated building signs are aligned with and do not This is proposed.
obscure architectural features of the building including
cornices, parapets, window heads or sills and pediments;
AND
2
S2.6 The maximum sign face area of a single sign does not The S1 pylon sign face measures 4.32m
exceed 4m2 on any face, unless otherwise specified in S6.1, when the fuel and fast food sign boxes are
S6.2, S6.4 and S6.5 below; added together. This is considered to be
AND appropriate.
S2.7 The maximum combined sign face area of all signs on the The total sign face area does exceed the
premises is 10m2. desired sign face areas. The proposed
signage is integrated into the design of the
building and is considered to be of a
reasonable scale and typical of that
expected for the uses proposed.
14.78 Safety
O3 Advertising devices – S3.1 Signs incorporate internal support and do not rely on The proposal will comprise signs which are Yes
a) Are of safe and durable construction; external stays or wires. internally supported and that which do not
b) Do not pose a risk to pedestrians, rely on external stays or wires.
ADVERTISING DEVICES CODE PAGE 2 OF 5
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column 1 column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
cyclists or motorists, by obstructing
the passage or sightlines of
pedestrians, cyclists or vehicles; and
c) Do not interfere with the visibility and
effectiveness of traffic signals or
hazard warnings.
Electricity Supply Infrastructure No solution provided. The signage will maintain an adequately Yes
O4 All uses and works maintain an safe distance from electrical infrastructure
adequate safe distance from electrical and are not constructed under overhead
infrastructure including substations, electricity transmission lines or easements.
overhead power lines, power poles and
transformers;
AND
05 Structures are not constructed under
overhead electricity transmission lines, within
electricity transmission line easements.
14.79 Medium Impact Signs
O5 Advertising devices respect the scale S6.1 Above awning signs – Two 5m high freestanding signs (pylon Alternative
and nature of surrounding development and a) Have a sign face area not more than the lesser of 1.5m2 signs) are proposed. The S1 pylon sign solution
2
contribute positively to the visual amenity, or the dimensions of the awning return; face measures 4.32m when the fuel and
streetscape, landscape setting and natural b) Have a maximum thickness not exceeding 100mm; fast food sign boxes are added together.
and built environment of where the c) Are orientated at right angles to the building facade; The pylon signs are considered to be of a
advertising device is placed. d) Are a length not exceeding 75% of the width of the reasonable scale and typical of that
awning of veranda to which it is attached; expected for the uses proposed.
e) Are not closer than 3m to another above awning sign,
nor closer than 1.5m to a side boundary of a property or
tenancy;
f) Are rigidly fixed and are not constructed out of material
that is potentially dangerous (eg glass) to pedestrians;
and
g) Are limited to 1 sign per building;
AND
S6.2 Below awning signs –
a) Are orientated at right angles to the building facade;
b) Have a sign face area not more than the lesser of
1.5m2 or the dimensions of the awning return ;
c) Have a minimum clearance of at least 2.4m between
the underside of the sign and the footway;
d) Are not closer than 3m to another below awning sign,
nor closer than 1.5m to a side boundary of a property
or tenancy;
e) Are rigidly fixed and not constructed out of materials
ADVERTISING DEVICES CODE PAGE 3 OF 5
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column 1 column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
that are potentially dangerous (eg. glass) to
pedestrians; and
f) Are limited to 1 sign per frontage.
AND
S6.3 Freestanding signs, other than flagpoles –
a) Do not exceed 5m in total height;
b) Do not exceed 4m2 of sign face area per side; and
c) Are limited to 1 sign per frontage.
AND
S6.4 Hanging signs –
a) Do not exceed 0.3m2 on any single sign face area;
b) Do not protrude more than 500mm from the building
or structure to which it is fixed;
c) The lowest part of the sign is not less than 2.4m above
any publicly accessible area including footways; and
d) Are limited to 1 sign per frontage.
AND
S6.5 Vertical signs –
a) Are not greater than 2.4m in height, 0.6m in width and
0.3m in depth and have a sign face area not exceeding
1.5m2 per side;
b) Have a minimum clearance of at least 2.4m between
its underside and any publicly accessible area;
c) Are not closer than 3m to another vertical sign;
d) Are rigidly fixed and are not constructed out of
materials that are potentially dangerous to pedestrians
(eg. glass); and
e) Are limited to 1 sign per frontage.
14.80 High Impact Signs
07 High impact signs contribute positively S7.1 3-Dimensional Signs – Not applicable N/A
to the character, streetscape, amenity and a) have a sign face area not exceeding 4m2;
aesthetic value of – b) Have a maximum height of 5m above natural ground
a)Surrounding development; level; and
b) The natural and built environment c) Are limited to 1 sign per premises;
and its scale and role within the AND
Shire; and S7.2 Projected Signs—
c)The building or premises on which it is a) Have a sign face area not exceeding 4m2;
placed. b) Have a maximum height of 5m;
c) Do not present a hazard to motorists or pedestrians;
and
ADVERTISING DEVICES CODE PAGE 4 OF 5
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column 1 column 2 Proposal Complies
Specific Outcomes Probable solutions (if code assessable)
d) Are limited to 1 sign per premises.
14.81 Illuminated Signs
08 Illumination and lighting of S8.1 Illuminated signs – The illuminated advertising devices will Alternative
advertising devices is appropriate to the a) Are not located in a residential zone, Rural Zone or comply with the relevant Council standard solution
2
location of the sign and does not create an Open Space Conservation Zone; (500cd/m ) and will not incorporate
environmental nuisance or detract visually b) Have a maximum luminance, measured in candelas flashing lights.
from the amenity of the surrounding area. per m2, in accordance with the table below:
The uses are proposed to operate 24 hours
a day and hence the pylon signs and
canopy/building signs fronting Holts Road
will be lit throughout the night. This is
considered to be appropriate given this
nearby road frontage and the reasonable
commercial and promotional needs of the
uses.
c) Do not incorporate flashing lights;
d) Are switched off between 11:00 pm and sunset of the
following day; and
e) Are limited to 1 sign per frontage.
Electrical Components and Amenity S9.1 All conduits, wiring, switches or other electrical apparatus All conduits, wiring, switches and other Yes
09 Advertising devices are designed and installed on an advertising device are concealed from general electrical apparatus, associated with the
constructed to minimise protrusions and view. proposed advertising devices, will be
external electrical components. concealed from general view.
ADVERTISING DEVICES CODE PAGE 5 OF 5