Council archive · source document
Appendix B - Code Compliance · MCU16/0117
Attached to the e-mail Development Application MCU16/0117 & OPW16/0212.
Cooroy & Lake Macdonald Locality Code Table 11.13 Specific Outcomes Probable Solutions Assessment 11.9 Effects of Use Amenity No solution provided O1 Complies O1 Uses are located, designed and operated to The proposed 4 unit development will not cause avoid significant adverse changes to the light, significant impacts to the surrounding area. air quality, noise, accessibility or other conditions enjoyed by users of associated, adjoining or nearby uses. Scenic amenity No solution provided O2 Not Applicable O2 Important scenic vistas including those to and from Mt Cooroy, Mt Tinbeerwah and Black Mountain are protected and uninterrupted to maintain aesthetic and cultural values of the natural landscape. Major road network No solution provided O3 Not Applicable O3 The function of, and visual amenity and character surrounding the, major road network, The does a road within the Major Road Network. including Diamond St, Cooroy–Noosa Road, Belli Creek Road and Lake Macdonald Drive is protected and enhanced. Laneways No solution provided O4-O5 Complies O4 Uses do not diminish the ability of laneways to— The proposal provides safe and convenient access a) relieve traffic on streets; form a Diamond Lane. b) provide convenient and safe rear access to premises; and c) add to the heritage character of Cooroy; AND 16 Pines Road, Cooroy Page 1 of 13
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Cooroy & Lake Macdonald Locality Code
O5 Access for new uses is only taken off a
laneway where upgrading works are carried out
to the laneway to enable the laneway to
accommodate the anticipated levels of traffic.
6.10 Built Form
Density No solution provided O6 Complies
O6 The density of development within the site The planning scheme does not provide specific
area— density requirements for the Open Space Recreation
a) is compatible with surrounding development; Zone. However, the proposed development provides
a population density of 13.2 persons, which complies
and
with density requirements for the Semi-Attached and
b) does not exceed— Attached Housing Zones.
i. For the Semi-Attached Housing Zone- 1 The proposed density will therefore be compatible
dwelling unit per 400m2 of site area with a with development in the surrounding area in
maximum population density of 100 persons per accordance with Specific Outcome O6.
hectare;
ii. For the Attached Housing Zone- maximum
population density of 100 persons per hectare;
iii. For the Business Centre Zone a maximum
population density of 100 persons per hectare;
iv. for the Community Services Zone maximum
population density of 320 persons per hectare
exclusively for the purposes of Residential Aged
Care and 160 persons per hectare for any other
form of Retirement & Special Needs Housing;
and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native vegetation and
natural landforms.
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Cooroy & Lake Macdonald Locality Code
Height Complies
O7 Buildings and other structures— S8.1 Buildings and other structures have a O7 The proposed development will have a maximum
a) are low rise and present a building height maximum building height of— height of 2 storeys and 8m as specified in the
consistent with structures on adjoining and development control parameters on the site plan.
surrounding premises; a) if in the Rural or Rural Settlement Zone—8m,
or 9m where the pitched roof but no other part
b) have a maximum building height of 2 storeys;
of the building or structure exceeds 8m; or
c) do not visually dominate the street,
surrounding spaces or the existing skyline; b) if in the Open Space Recreation Zone and
d) preserve the amenity of surrounding land used for an indoor sporting complex - 11m; or
uses; c) if in the Industry Zone - 10m;
e) respect the scale of existing vegetation; and in all other zones - 8m
f) respond to the topography of the site by
avoiding extensive excavation and filling.
Setbacks S8.1 Buildings and structures comply with the O8 Specific Outcome
O8 Buildings and other structures are setbacks identified in Schedule 1 - Minimum The proposal will provide 2m side setbacks to the
appropriately designed and sited to— Boundary Setbacks. future building and therefore will not achieve a
a) provide amenity for users of the premises as setback of half building height required by Schedule 1.
well as preserve the visual and acoustic
amenity of adjoining and nearby properties; Refer to Section 6.1 of the Town Planning Report for
b) preserve any existing vegetation that will an assessment against the Specific Outcome O8.
buffer the proposed building from adjoining use;
c) allow landscaping to be provided between
buildings; and
d) maintain the visual continuity and pattern of
buildings and landscape elements within the
street;
Site cover, gross floor area and plot ratio No solution provided O9 Complies
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Cooroy & Lake Macdonald Locality Code
O9 The site cover, gross floor area and plot The development is contained within small-scale
ratio single bedroom cabins and presents a built form that
of buildings and other roofed structures— is compatible with the rural nature of the area.
a) results in a building scale that is compatible
with surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in
the vicinity of the site;
c) maximises the retention of existing vegetation
and allows for soft landscaping between
buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management
and
vehicular access.
O10 Site cover— No solution provided O10-13 Complies
a) for a class 1 or class 10a structure within the While there are no specific provisions for site cover
Detached Housing Zone, does not exceed— within the Open Space Recreation Zone it is
reasonable to consider the outcomes sought by Semi
i for a single storey building - 50%; or
Attached and Attached Housing Zones, which is 40%,
ii for a building of 2 or more storeys - 50%
The proposed 10m x 15m building envelopes will
on the ground floor and 30% for the allow for a maximum site cover of 40%.
upper storey(s), or 40% for all storeys
for a building of 2 or more storeys; The proposal will provide a maximum GFA of 600m ,
2
2
b) for other classes with the Detached Housing which complies with O12 (614.4m ). This has been
Zone, does not exceed—40%; identified as a Development Control Parameter on the
site plan to ensure that future buildings comply.
c) for the Semi-Attached Housing Zone does
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Cooroy & Lake Macdonald Locality Code
not
exceed 40%;
d) for the Attached Housing Zone does not
exceed 40%;
e) for the Community Services Zone—50%or
O11 For Multiple Housing Type 2 buildings do
not exceed a plot ratio of 0.45:1
O12 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4, or the
accommodation unit component of an
Entertainment and dining business Type 3—
maximum gross floor area is equivalent to the
maximum allowable population in persons
multiplied by 40m2
O13 For the Business Centre Zone plot ratio
does not exceed—
a) 0.8:1 for site areas up to and including
2,000m2; and
b) 0.3:1 for the balance of a site over 2,000m2
Flooding and drainage S14.1 For new buildings or structures or
O14 Buildings and other works are designed additions of more than 50m2 gross floor area
and to an existing building or structure, floor
sited to— levels for habitable rooms are –
a) provide flood free access to premises and a) for areas where minimum floor levels are
flood free habitable areas; available - not less than the specified minimum
b) allow only minor, short term and infrequent floor levels;
flooding of non-habitable areas; b) for areas where flood modelling is available – S14.1 b) Complies
a minimum of 500mm above the modelled flood The site is not constrained by flooding.
c) ensure carparking areas can be adequately
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Cooroy & Lake Macdonald Locality Code
drained; level; and
d) ensure drainage does not adversely impact
c) for areas where flood modelling is not
upon other premises; and available a minimum of 500mm above the
e) ensure filling or excavation does not highest known flood level;
adversely impact upon other premises by— S14.2 Not Applicable
AND
i. causing ponding on the site or nearby
S14.2 Where Council infrastructure is All stormwater from the development will drain to
land; Council’s stormwater infrastructure within the road
available—
ii. increasing flooding, which adversely reserve.
a) any drainage (including buildings and
affects the safety or use of any land
yards) flows to that infrastructure; and
upstream and downstream; and
b) the infrastructure has the capacity to
iii. adversely affecting the flow of water in
accept any additional loading;
any overland flow path.
AND
S14.3 Car parking and maneuvering areas are S14.3 Complies
constructed at a level that permits the parking
All carparking and manoeuvring areas will drain by
area to drain from the site by gravity means,
gravity means to a lawful point of discharge.
without the need for mechanical pumping; or
S14.4 Basements for residential uses have S14.4 Not Applicable
flood immunity above the Q100 where
alternative means to mechanical pumping are No basements are proposed.
used to achieve such immunity; or
S14.5 Basements for non-residential uses have S14.5 Not Applicable
flood immunity above the Q100 that may be No basements are proposed.
achieved by means of mechanical pumping
where the mechanical feature is installed with
adequate holding tanks and an alternative back
up power source.
Sloping sites
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Cooroy & Lake Macdonald Locality Code
O15 On sloping sites, buildings and structures S15.1 Buildings are of split level design that S15.1 Not Applicable
are designed to maximise the use of natural step down the slope or have a suspended floor Building will not be split level design.
slope and minimise the need for cut and fill. construction;
AND S15.2 Complies
S15.2 Cut or fill is less than 2m in depth; Minimal cut and filling will be required.
AND
S15.3 Not Applicable
S15.3 The distance between the ground and Buildings will be slab on ground construction.
the lowest part of the floor of the building does
not exceed 3m to avoid large under building
areas;
Roof form
S16.1 With the exception of industrial buildings S16.1 Complies
O16 Rooflines—
the main roof of the building has a roof pitch no Roofs will have a minimum pitch of 5 degrees as
a) contribute positively to the local skyline; less than 12 degrees and has minimum 600mm required by the Development Control Parameters
b) complement the low rise character of the eaves to at least 75% of the perimeter of the contained on the Site Plan.
locality; building;
c) are articulated, pitched or skillion; AND
d) use simple traditional roof designs, such as S16.2 Buildings and structures do not
hipped, gabled or skillion; and include roof top terraces.
e) do not create opportunities for residents to S16.2 No roof top terraces are proposed.
overlook the private open space areas of
neighbouring properties.
Public transport node S17.1 A public transport node is located within S17.1 Not Applicable
O17 An accessible and safe public transport Cooroy as identified in Schedule 5 on Map 1.
node is established and operated within Cooroy The development is not of a scale that would warrant
that— public transport considerations.
a) links public transport services to other
centres and destinations throughout the
Sunshine Coast; and
b) forms part of an integrated transport network
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Cooroy & Lake Macdonald Locality Code
that is accessible via pedestrian and bicycle
pathways.
6.11 Environment, conservation and recreation
Environment and cultural heritage values
O18 There are no significant adverse effects on No solution provided. O18 – Complies
biodiversity, native vegetation, native fauna The proposed development will not have a significant
habitat, landscaped quality, water quality or impact on the biodiversity values of the locality.
cultural heritage values, including those related
to—
a) changes to natural drainage;
b) disturbance to any of the wetland systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off
site;
e) unmanaged public access;
f) effluent disposal69;
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features,
including natural features, of cultural heritage
significance.
Open space network
No solution provided
O19 An integrated open space network is O19 Not Applicable
established, enhanced and protected
throughout the locality to—
a) provide for both passive and active
recreational pursuits;
b) provide connectivity for pedestrians, cyclists,
and horse riders;
c) provide habitat connectivity for wildlife;
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Cooroy & Lake Macdonald Locality Code
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development;
AND
O20 The open space network links—
a) forests including parts of Tewantin and
Ringtail State Forests;
b) the catchment of Lake Macdonald;
Noosa Trail Network
S21.1 Development includes linkages to or S21.1-O22 Not Applicable
O21 A comprehensive network of bridle trails
between existing or future components of the
and pedestrian and cycle linkages is
Noosa Trail Network, as indicated in Schedule 5
established, enhanced and protected
– Map 3;
incorporating road reserves, State forests,
AND
Council owned land and private land consistent
S21.2 Development does not have an adverse
with the lifestyle and outdoor recreation needs
impact on the access functions of the Noosa
of Noosa’s residents and visitors
Trail Network, as indicated in Schedule 5 – Map
AND 3, including severing of existing or future
O22 The Noosa Trail Network in the locality is linkages;
supported by overnight camping facilities, OR
home-hosted accommodation and signage, S21.3 Alternative linkages to those indicated in
allowing local residents and visitors to Schedule 5 – Map 3 are provided;
experience the natural values of the area and to AND
access key destinations including— S21.4 Linkages to the Noosa Trail Network are
a) the town of Cooroy; designed and constructed in accordance with—
b) Lake Macdonald;
a) Australian Standard 2156.1 Walking Tracks
c) the Botanic Gardens; and
Part 1: Classification and Signage to a minimum
d) State forests, conservation parks and other
of a Class 4 Standard; and
recreation facilities in the locality.
b) Australian Standard 2156.2 Walking Tracks
Part 2: Infrastructure Design;
S22.1 No solution provided
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Cooroy & Lake Macdonald Locality Code
Pedestrian and bicycle pathways
O23 Safe and convenient pedestrian and S23.1 Pedestrian and bicycle pathways are
bicycle pathways are provided and retained provided and retained where indicated in the S23.1 Not Applicable
between and around key destinations, Priority Infrastructure Plan in Part 15; The Priority Infrastructure Plan does not detail any
including— AND pathways to be provided along Opal Street or
a) between Cooroy and Tewantin; S23.2 Contributions toward pedestrian and Diamond Lane
b) between Cooroy and the Noosa Botanical bicycle pathways are provided in accordance
Gardens; and with the Priority Infrastructure Plan in Part 15.
S23.2 Complies
c) within and around the town of Cooroy.
Contributions toward pathways will be provided in
accordance with the Infrastructure Charges
Resolution.
Protection of Lake Macdonald water supply
O24 Development does not adversely impact on S24.1 Within the Lake Macdonald catchment S24.1 Complies
the Lake Macdonald water supply. area shown on Natural Resources Overlay Map
The site is located at 109m AHD.
AND OM3.5, buildings and other structures are not
located below 98.5m AHD.
No solution provided.
O25 The number and location of access points S25.1 No solution provided O25 – O26 Not Applicable
to watercourses is controlled and managed to
prevent adverse impacts on water quality in
Lake Macdonald;
AND O27 – Complies
O26 Key nodes are established and
S26.1 No solution provided Waste water will be disposed of via Council’s
appropriately managed at the following
locations and include facilities such as parking sewerage network and will not impact on the lake
and picnic areas— Macdonald water supply.
a) the northern part of the lake, in the vicinity of
the water treatment plant, scouts and fish
hatchery;
b) the western part of the lake in conjunction
with the Botanic Gardens and associated picnic
areas; and
c) the eastern part of the lake, in the vicinity of
the Old Tinbeerwah School Park.
AND S27.1 No solution provided
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Cooroy & Lake Macdonald Locality Code
O27 Treatment and disposal of waste water
does not have any detrimental impact on
Noosa’s
major water storage and supply – Lake
Macdonald70.
Table 6.21
Specific Outcomes Probable Solutions Assessment
6.39 Consistent uses
O85 The following defined uses and use classes No solution provided O79 Complies
are consistent uses and are located in the Open The proposed use (Multiple Housing Type 4) is not
Space Recreation Zone— identified as a consistent use.
a) Entertainment and dining Type 1 where in
conjunction with an Open Space Use;
b) Emergency service Type 2;
c) Open space;
d) Wellbeing Type 2;
e) Ancillary dwelling unit; and
f) Visitor accommodation Type 2
6.39 Inconsistent uses
O86 The followingdefinedusesanduseclasses are O80 Complies
inconsistent uses and are not located in the Open The proposal is identified as an inconsistent use.
Space Recreation Zone—
Refer to Section 6.3 of the Town Planning Report for
a) All Agricultural Uses; justification despite the conflict with the scheme.
b) Commercial business;
c) Entertainment & dining if not Type 1 in
conjunction with an Open Space Use;
d) Home-based business;
e) Industrial business;
f) Retail business;
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Cooroy & Lake Macdonald Locality Code
g) Education;
h) Emergency service Type 1;
i) Wellbeing Types 1, 3 or 4;
j) All Infrastructure Uses;
k) Detached house;
l) Community residence;
m) Multiple housing; and
n) Visitor accommodation Types 1, 3 or 4.
6.37 Amenity
Sloping sites & ridgelines S81.1 Buildings and associated access ways S81.1 Complies
O81 Development on sloping sites— are not constructed on land with a slope The site is flat.
a) is responsive to the natural topography of the greater than 1 in 4 (25%);
site and minimises cut and fill; AND S81.2 Not Applicable
b) does not visually dominate the hill slope or S81.2 Buildings present no more than 2 The site is flat and the development is 2 storeys in
interrupt the skyline; and storeys at any one point when viewed from height.
c) is integrated with the natural site characteristics the road or other public space, by stepping
including vegetation; the buildings down the slope or using S82.1 Not Applicable
suspended floor construction; The site is flat.
AND AND
O82 The landscape character and visual amenity S82.1 On properties with a slope exceeding 1
quality of hill slopes and ridgelines are retained. in 4 (25%) or located on ridgelines visible
from the major road network the roofline of
buildings do not protrude above the ridgeline
or tree canopy.
Incompatible uses
O83 New dwelling units are to provide for sufficient No solution provided O83 Not Applicable
buffer area between the premises and existing The site is not located adjacent to an Industry Zone
Industrial business uses on other premises to
avoid any potential adverse amenity impacts on
residents.
6.38 Open space, environment and conservation
Environmental values O84 Complies
O84 The environmental values of land are The proposed development will not impact on the
protected from adverse impacts as a consequence environmental values of the locality.
of development in or adjacent to that land.
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Cooroy & Lake Macdonald Locality Code 16 Pines Road, Cooroy Page 13 of 13
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Residential Uses Code
Table 14.24
Specific Outcomes Probable Solutions Assessment
14.46 For All Residential Uses
Electricity supply infrastructure
O1 The development does not adversely impact S1.1 No solution provided O1 – Complies
on existing or future electricity supply The proposal will not impact on electricity supply
infrastructure;
infrastructure.
AND S2.1 Development for uses adjacent to or within
O2 All uses and works maintain an adequate safe 50m of an existing electricity substation S2.1 – Not Applicable
distance from electrical infrastructure including incorporates noise attenuation measures to
substations, overhead powerlines, power poles mitigate noise impacts;
and transformers. AND
S2.2 Buildings and structures (including swimming S2.2 – Not Applicable
pools, sheds, tennis courts and outbuildings) are
not constructed under overhead electricity
transmission lines, or within electricity easements.
S2.3 A minimum separation distance is maintained S2.3 – Not Applicable
from the electricity transmission line to the closest
boundary of habitable buildings and child activity
areas, as follows—
a) 20m for transmission lines up to 132kV;
b) 30m for transmission lines between 133kV and
275kV; and
c) 40m for transmission lines greater than 275kV.
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Hot Water Systems
O3 Hot water systems are installed and operated S3.1 All hot water systems installed are— S3.1 – Complies
to support the efficient use of natural resources a) solar systems; or The development will incorporate either electric,
and minimise consequent pollution such as b) electric heat pump systems; or
gas or solar hot water systems.
greenhouse gas emissions. c) natural gas or LPG systems; or
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Residential Uses Code
d) any combination of a), b) or c).
Water supply and conservation
O4 On-site water storage is designed and S4.1 & S5.1 For a Class 1 building other than a S4.1 & S5.1 – Not Applicable
operated to support the efficient use of water; Detached house or Multiple Housing Type 1, The site is within a reticulated water service area.
outside a reticulated water service area, a
AND rainwater tank is to be installed with the following
O5 On-site water storage is adequate for minimum storage capacities—
occupants every day use and fire fighting a) Where no more than 3 bedrooms – 45,000
purposes. litres; or
b) Where more than 3 bedrooms – 60,000 litres;
AND
c) There is to be on the lot a dam, swimming pool
or water tank accessible for use by the fire brigade
that contains at least 5,000 litres of water.
Erosion and sediment control
O6 Development does not cause erosion or result No solution provided. O6– Complies
in transport of sediments off-site. The proposed development will not cause
.
significant erosion or sediment transportation
Safety and security
O7 For Multiple Housing Types 2, 3 and 4, S7.1 The building entrance is clearly identifiable 7.1-7.3 – Complies
buildings and outdoor spaces are designed to and visible from the street, footpath and driveway; Each dwelling will have a pedestrian entry to the
protect the personal security and safety of AND
street frontage.
residents by allowing for natural surveillance.
S7.2 The internal path network has clear sightlines
to the dwelling entry and street access points; Visitors will be able to conveniently access the
AND units from the visitor sapces.
S7.3 Visitors have direct access to the entrance
without passing through private outdoor living
areas.
Emergency access
O8 For Multiple housing Type 3, 4 & 5, site No solution provided
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Residential Uses Code
design and layout ensures efficient access and O8 – Complies
egress for emergency vehicles. Emergency services can efficiently access the site
from the Opal Street frontage.
Basement drainage
O9 Buildings and access works are designed and S9.1 Enclosed car parking and manoeuvring areas S9.1– Not Applicable
sited to protect persons and property in the event are constructed at a level that permits the parking No basements are proposed.
of a flood and power failure. area to drain from the site by gravity means,
without the need for mechanical pumping.
Separation of incompatible uses
O10 Development is designed to minimise noise S10.1 Bedroom windows are at least 3m away S10.1 – Complies
carrying between dwelling units or accommodation from shared driveways or car parking areas of Windows to habitable rooms will be well separated
units by locating noise sensitive spaces such as adjacent dwelling units or accommodation units.
from the internal driveway or adjoining carparking
bedrooms away from noise generating areas of
the development, such as carparking areas or areas.
mechanic plant and equipment or recreational
facilities.
Mechanical plant & equipment
O11 Mechanical plant and equipment associated S11.1 Mechanical plant and equipment, including S11.1 – Complies
with Residential Uses are designed and located pool and spa pumps, pool heaters, air-conditioning Any mechanical plant and equipment will be
so as not have an adverse impact on the visual units and refrigeration units are— appropriately screened and incorporated into the
amenity of the site or surrounding areas. a) where located at ground level, screened
building design.
by fencing 1.5m in height or dense
vegetation of at least 1.5m in width
incorporating grouped trees and shrubs
with maximum separation distance of 1m
measured from the centre of the plant; and
b) for Multiple housing Type 2, 3 & 4 are
visually integrated into the line and plane
of the building and roof design and do not
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Residential Uses Code
project beyond the height or width of the
building when viewed from the street and
adjoining properties.
Ancillary recreation uses
O12 Ancillary recreation uses, such as outdoor S12.1 If the use involves ancillary use of outdoor S13.1 – Not Applicable
tennis courts and half netball courts, do not have courts including tennis courts, half courts and No courts or flood lighting are proposed.
an adverse effect on the amenity enjoyed by users netball courts—the use complies with the
of adjacent or nearby premises nor do they cause requirements in Section 2 of PSP8 Tennis and
unreasonable disturbance to local fauna through Other Courts;
light emissions by ensuring that all lighting devices AND
are limited to those designed and installed to: S12.2 Any lit tennis court or sports court is located
a) minimise light spillage on neighbouring at least 60m from the external wall of an existing
premises; or approved residential dwelling on an adjacent or
b) preserve an acceptable degree of lighting nearby lot (as measured from the centre line of the
amenity at the neighbouring premises; court);
c) provide covers or shading around lights; AND
d) direct lights downwards; S12.3 The vertical illumination resulting from
e) position lights away from possibly affected direct, reflected or other incidental light emanating
areas; and from the site does not exceed 8 lux when
f) enable brightness of lights to be adjusted to low measured at any point 1.5m outside the boundary
levels. and at any level from ground level upward;
AND
S12.4 Any flood lighting is restricted to the types
that give no upward component of light where
mounted horizontally (i.e. a full cut off luminaire).
S13.1 The court is not used between the hours of
10:00pm and 6:30am the following day.
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Residential Uses Code
Privacy
O14 For Multiple Housing Types 2, 3 and 4, S14.1 Transparent doors and windows are S14.1 – Complies
building and structures are designed and sited to designed and located so they do not directly face Any windows directly facing adjoining windows or
ensure the visual privacy of residents of the transparent doors or windows or the private open private open space can be appropriately screened.
development and neighbouring properties is space areas of other dwelling units within 10
protected. This could be a condition of approval.
metres;
AND
S14.2 – Complies
S14.2 Planter boxes, louvre screens, pergolas,
landscaping and architectural design of balconies Screening vegetation and fences will be provided
are used to screen the ground floor private open to ensure that amenity of the adjoining premises is
space of dwelling units or accommodation units not compromised.
from upper level units (refer to Figure 14-3 Privacy
Measures which illustrates how trees, awnings,
screens, fences and planter boxes reduce
minimise the ability to directly look into
neighbouring homes and yards).
Sloping sites S17.1 Buildings and structures on sloping sites— S17.1 – Not Applicable
O17 On sloping sites, buildings and structures are a) Have a maximum distance of 3m between the The subject site is flat.
designed to maximise the use of the natural ground and the lowest part of the floor of the
topography and minimise the need for cut and fill. building or the building incorporates undercroft
skirting or screening (eg. timber battens) to the full
height of any undercroft area higher than 3m
above ground level at the perimeter of the building;
b) are of split level design that step down the slope
or have suspended floor construction;
c) limit the amount of cut or fill to less than 2m in
depth relative to natural ground level; and
d) do not result in the spread of fill beyond the
footprint of the building and associated batters.
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Landscaping Code
Table 14-55 – Landscaping
Specific Outcomes Probable Solutions Assessment
14.134 General Requirements
Streetscape and amenity
O1 Sufficient landscaped areas are provided S1.1 Landscaped areas, not less than the S1.1 Complies
to— minimum areas and dimensions specified in Table 14-57 requires a minimum landscaped area of
2 2
a) enhance the visual amenity and Tables 14-56 or 14-57, are provided and 528m , with 316m being soft landscaping, and a 6m
natural landscape character of the area, maintained; wide landscaped frontage.
streetscape and local area; AND
b) retain natural landscape features, S1.2 Landscaping is designed, planted and The development provides a total landscaped area of
2
such as rock outcrops and existing large maintained in accordance with PSP3 624m which will all be for soft landscaping purposes.
trees; Landscaping Further, a 6m landscaped width has been provided
c) retain existing native vegetation and Plants and Guidelines. along both frontages of the site which will be sufficient
enhance buffer areas around property to accommodate a variety of shade trees and large
boundaries; shrubs.
d) suit the relative size and nature of
the development and its setting;
e) reduce the visual impact of large or
bulky structures and fencing along
watercourses; and
f) conceal service, carparking and
loading areas of developments;
g) screen incompatible land uses; and
h) provide privacy between any
dwelling units and accommodation units
on and adjoining the site to a height and
density appropriate to the scale of the
development.
Building and landscape design S2.1 Below ground components of buildings do S2.1 Not Applicable
O2 Site layout and building and landscape not extend beyond the above ground footprint
The proposal does not incorporate below ground
design— to allow for landscaping particularly within
components that extend past the footprint of the
a) provides for soft landscaping to be building setback areas;
building.
established in and around the AND
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Landscaping Code
development; S2.2 Basement carparks do not encroach into S2.2 Not Applicable
b) maximises the retention of large canopy building setback areas;
trees; AND
c) within the Eastern Beaches Locality and
Noosa Heads Locality, avoids the removal
of heath vegetation, except where S2.3 Plants are grouped in mulched beds rather S2.3 Complies
required for internal roads and service than planted individually to provide for optimum
and infrastructure construction; growing conditions and less maintenance; Landscaping will be designed and planted in
d) minimises the extent of impervious paved accordance with PSP3.
areas; AND
e) provides for suitable plant layouts and S2.4 Complies
densities; S2.4 These plants grouped in mulched beds are The planted species will not be hedged.
f) facilitates the adoption of appropriate not subject to any hedging maintenance
planting techniques; and regimes;
g) considers on-going maintenance
requirements to assure the establishment AND
and ongoing survival of plantings. S2.5 Complies
S2.5 Landscaping is designed, planted and Landscaping will be designed and planted in
maintained in accordance with PSP3 accordance with PSP3.
Landscaping Plants and Guidelines;
AND
S2.6 Complies
S2.6 Alternatives to impervious pavement are The proposal will not incorporate large impervious
provided and are located where landscaping pavements and the predominant portion of the
and landscaped area will be soft landscaping.
existing vegetation will benefit from increased
infiltration of rainwater.
Species selection S3.1 Plantings— S3.1 Complies
O3 Landscaped areas include plant species a) comprise plant species identified for the
Plant species selection is in accordance with selection
that—a) are appropriate to the biophysical relevant landscape character area in PSP3
PSP3. Refer to submitted landscaping plan.
conditions and landscape character of the Landscaping Plants and Guidelines; and
area; b) avoid undesirable plant species identified in
b) are suitable for the space available, the PSP3 Landscaping Plants and Guidelines;
level of visual and climatic exposure, the OR
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Landscaping Code
functional requirements of the site and the S3.2 For landscaping around pool areas— S3.2 Not Applicable
scale of the development; a) no more than 30% of the landscaped area is
The development does not contain pools.
c) provide for appropriate levels of shade a mixture of plants of local origin and exotic
and sunlight to occupants of the plant species, provided none of the plant
development throughout the year; species are undesirable plants identified in
d) minimise the demand for water use; PSP3 Landscaping Plants and Guidelines;
e) in road reserves, provide street trees with and
effective canopy shading having regard to b) palms are specifically located in group
the size and scale of the road reserve and plantings in accordance with PSP3
the location of services and other Landscaping Plants and Guidelines;
structures; AND
f) for street trees in towns are villages, are S3.3 Root guards are utilised around species S3.3 Not Applicable
consistent with the existing streetscape with potentially invasive roots.
character;
g) do not cause potential damage to
buildings or structures;
h) are not harmful to pedestrians, particularly
around schools, childcare centres,
shopping areas and other high pedestrian
areas;
i) in intensively used environments, can
endure high levels of activity; and
j) for rural residential developments, are
best suited to less intensive maintenance
and low availability of water for gardens.
Safety and security S4.1 No solution provided. S4.1 Complies
O4 Landscaping is designed and located to
The landscaping will clearly define the public and
maximise the safety and security of public and
private realm and will allow for casual surveillance of
private areas by—
the upper level windows over the street.
a) clearly defining the
boundaries between private and public
spaces;
b) promoting casual
surveillance of buildings and public areas
from the street and other public areas for
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Landscaping Code
personal security reasons;
c) avoiding concealment spots;
and
d) maintaining safe sight
distances to and from road and building
corners, carpark entrances and driveways
(see Figure 14-16);
e) maintain safe sight distances
at planting bed ends within carparks;
f) protecting solid fences from
graffiti by incorporating elements such as
landscaping, creepers, murals or vandal
resistant paint; and
g) separating and defining
pedestrian and vehicle circulation routes.
O5 The provision of landscaping is to a S5.1 Landscaping provided which allows S5.1 Complies.
satisfactory standard ensuring that it does not adequate visibility for casual surveillance of
Landscaping will be designed and planted in
lead to opportunities for concealment and public
accordance with PSP3 and will allow for casual
possible assault sites. and semi-public spaces, including entrances
surveillance of the street. Refer to submitted
and
landscape plan.
exits to sites and buildings, by:
a) planting trees which have clean trunks to a
height of at least 1.8 m; and
b) appropriately spacing shrubs at 1.2m
horizontal centres, with a maximum height of
0.75m, to avoid clumping and to retain
sightlines.
O6 Street trees and plantings in towns and S6.1 Street trees and trees in carparking areas S6.1-6.2 Complies
villages, carparks and other areas where achieve a maximum of 900mm clear trunk
Appropriate street trees will be provided and can be a
potential conflicts with vehicles and height
condition of the approval.
pedestrians are evident, are planted so as to for a 2.0m high tree at planting and are able to
maximise vehicle and pedestrian safety. attain a clear trunk height of 1900mm on
maturity;
AND
S6.2 All scrub planting to be a maximum height
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Landscaping Code
of
700mm from the road pavement (not top of
kerb).
Services and utilities S7.1 Plant species used in landscaping S7.1-7.6 Not Applicable
O7 All landscaping works maintain adequate adjacent to substations, or adjacent to or on
There are no electrical services and utilities that will
safe distance from services and utilities electricity transmission line easements, are less
be affected by landscaping.
including substations, overhead powerlines, than 4m high at maturity and do not encroach
power poles and transformers, street lamps, within 3m of a substation boundary;
stormwater catchment pits, and underground OR
services and utilities. S7.2 For trees higher than 4m, trees are
planted
at a distance from any part of an electricity
transmission line at least equal to the expected
height of the tree at maturity (see Figure 14-17);
AND
S7.3 For power lines that connect to a
premises,
the height of plant species at maturity provides
for
a 2m clearance below the power line; (see
Figure
14-18)
AND
S7.4 Trees and large scrubs are located a
minimum of—
a) 5m from electricity poles and pillars;
b) 4m from street lamps;
c) 2m from stormwater catchment pits; and
d) 2m from underground services and utilities;
AND
S7.5 Plants are located to enable
tradespersons
to access, view and inspect service meters,
such
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Landscaping Code
as water and electricity meters;
AND
S7.6 Root barriers are installed around trees
that
are located within 3m of any infrastructures or
that
have potentially invasive roots.
Entry statements S8.1 No solution provided. S8.1 Complies
O8 Tree and plant massing are the dominant
The entries will be dominated by landscaping.
features of entry statements to residential or
commercial estates and are integrated with the
landscape theme of the estate and the natural
landscape character of the locality, rather than
the entry being dominated by built elements
such as masonary walls, waterfalls and
assembled rock outcrops. (see Figure 14-19).
O9 Entry statements are low maintenance S9.1 Entry statements are low maintenance and S9.1 Complies
located entirely within privately owned land.
Any entry statements will be low maintenance
14.136 Specific requirements for Business Uses
Design of commercial and retail spaces No solution provided Not Applicable
O19 Landscaping softens building bulk and
The proposal is not for a business use.
creates pleasant settings for visitors and staff
that function well in an intensively used
environment by—
a) providing canopy trees and ancillaryshade
structures;
b) using shrubs and garden beds to clearly
define public spaces and pedestrian
walkways;
c) providing areas for public art, where
appropriate;
d) providing outdoor areas with seating for
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Landscaping Code
staff and visitors;
e) adopting landscape solutions that reduce
the visual impact of building bulk (see
Figure 14-23);
f) using mounding and screen planting to
conceal service and loading areas;
g) making provision for outdoor dining areas
where appropriate, that integrate well
within the streetscape (see Figure 14-24);
h) providing adequate screening along the
perimeters of the development;
i) avoiding the use of formal planting design
for frontage works; and
j) providing planting design and species
selection that can endure an intensively
used environment.
14.139 Carparking areas
Off street carparks S28.1 One advanced canopy tree28 (a minimum S28.1-28.3 Not Applicable
O28 Landscaping of carparking areas is of
The development does not require a large car parking
designed to— 100 litres pot size) is provided—
area.
a) reduced the visual impact of the a) in towns and villages, shopping centres or
development; commercial areas— for every 4 carparking
b) provide for advanced canopy trees to spaces; or
shade vehicles and to reduce reflected b) otherwise—for every 6 carparking spaces;
radiation; AND
c) ensure canopy trees are protected from S28.2 A minimum area of 5m2 is provided
vehicle damage by providing adequate around
sized garden beds; each canopy tree, which is mulched and
d) maximise opportunities for infiltration of treated;
rainwater on-site; and AND
e) minimise contaminated runoff entering S28.3 Plants are grouped in mulched beds
the stormwater system and watercourse rather
than using individual, evenly spaced trees and
scrubs;
AND
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Landscaping Code
S28.4 Not Applicable
S28.4 Semi-pervious pavement surfaces are The proposed development will not incorporate any
used, such as grass cell paving, to increase large impervious carparking areas.
infiltration of rainwater and minimise
contaminated
runoff, including hydrocarbons, entering the
stormwater system and watercourses;
AND S28.5 Complies
S28.5 Runoff from carparking areas is directed Runoff from driveways will be directed to the
to landscaped areas to minimise contaminate landscaped areas. The proposal is for a low intensity
runoff, including hydrocarbons, entering the residential use and will not generate a large amount of
stormwater system and watercourses; traffic.
AND
S28.6 Garden mounding is incorporated into S28.6 Complies
carparking areas adjacent to frontages; The garden beds adjacent to any carparking areas will
AND be appropriately mounded.
S28.7 Surface and subsurface drainage swales O28 Specific Outcome
are used to maximise stormwater infiltration;
AND The proposal is for a low intensity residential use and
will not generate a large amount of traffic and
therefore is considered swales are unnecessary. The
S28.8 A planting bed of at least 1m width with development incorporates large landscaped areas
screen fencing and dense planting is provided that will maximum onsite water infiltration in
to any property boundary with an adjacent accordance with O28.
residential development.
S28.8 Complies
The eastern side boundary adjoins a residential
property and incorporates a 2m width of landscaping
that will be provided with screening trees as shrubs.
Refer to submitted landscape plan.
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Landscaping Code
On-street car parks S29.1 Where vehicles are parked parallel to the S29.1 Not Applicable
O29 Edges to parking and turning spaces for kerb, landscaping is setback a minimum of
on street parking are landscaped to provide 500mm from the back of the kerb to allow
shade and screening, while ensuring adequate adequate access (see Figure 14-27);
access to vehicles. AND
S29.2 Street trees are planted a minimum of 1m S29.2 Complies
from the back of the kerb in the road reserve Street trees will be appropriately positioned and can
verge. be a condition of the approval.
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Driveways and Carparking Code
Table 14-49 – Driveways
Specific Outcomes Probable Solutions Assessment
14.113 General
O1 Vehicular access does not adversely impact S1.1 Vehicular access is located and designed S1.1 Complies
on safety, capacity and operations of the in accordance with AUSTROADS-Guide to
Two 4m wide vehicular crossovers will be provided
existing or planned road network, the proposed Traffic Engineering Practice requirements for
from Opal Street and Diamond Lane to access the
driveway, cycleways or pedestrian pathway sight distance and Section 3 of AS2890.1
development that is in accordance with AS2890.1
systems. Parking Facilities;
AND O1 Specific Outcome
S1.2 Only one footpath crossing is provided; While the site provides two vehicular crossovers they
AND will not affect the safety and efficiency of the road
S1.3 Driveways, other than within any setback network in accordance with Specific Outcome O1.
have a maximum grade in accordance with S1.3 Complies
Section 3 of AS/NZS 2890.1
The driveways will be design with transition grades to
be to be compliant with AS/NZS 2890.1. Refer to
proposal plans.
O2 Driveways and Crossovers - S2.1 Design of the driveway across the footpath S2.1 Complies
a) are suitable and safe for their intended use; is in accordance with Council’s Standard
The proposed crossover is in accordance with
and Drawings 9002 or 9005 as appropriate for the
Council’s Standard Drawings.
b) match Council infrastructure. particular type of development as annotated on
the drawings;
AND
S2.2 Driveways are designed and constructed S2.2 Complies
in accordance with Council Standard Drawings The proposed 4m wide driveway entry is appropriate
9014, 9019, 9020, 9021, as appropriate for the for the intensity of the use.
particular type of development as annotated on
the drawings;
AND 2.3 Complies
S2.3 The change in grades in the driveways The driveway design incorporates appropriate
and ramps is in accordance with Section 3 of transition grades in accordance with AS2890.1
AS2890.1 Parking Facilities. Parking Facilities. Refer to the proposal plans
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Driveways and Carparking Code
O3 In commercial zoned areas, the number of S3.1 Design of multi-tenanted developments in S3.1 Not Applicable
driveways across pedestrian footpaths is commercial zoned areas include shared
minimised. driveways and parking areas;
AND
S3.2 Driveways are located so they abut S3.2 Not Applicable
existing driveways of adjoining development
where practicable and reciprocal easements are
created to reduce the sealed driveway width.
O4 Vehicular access does not adversely impact S4.1 Footpath and kerb crossings are located S4.1 Complies
on the capacity, operations and maintenance of clear of existing stormwater inlet structures,
The location of the proposed crossover does not
the existing infrastructure; water and sewerage infrastructure fittings, any
conflict with utility infrastructure or vegetation.
other exiting utility infrastructure, existing
AND landscaping and vegetation.
O5 Vehicular access does not adversely impact S5.1 No solution provided
on the integrity of existing landscaping or native
vegetation.
O6 Driveway run-off is filtered prior to leaving S6.1 For— S6.1 Complies
the premises. a) Ancillary dwelling unit, Multiple housing 2
Given the site is less than 2500m it is considered to
Type 1 or 2 if less than 5 carparking spaces,
be of a minor risk and will not cause water quality
Visitor accommodation Type 1 and Home
impacts as determined by the State Planning Policy.
based business Type 3—the driveway is
formed to drain to landscaped areas; and
b) for other uses—grease and oil arrestors or
stormwater quality improvement devices are
incorporated into the design to treat run-off prior
to run-off exiting from the premises.
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Driveways and Carparking Code
Table 14-50 – Carparking and manoeuvring
Specific Outcomes Probable Solutions Assessment
14.114 Carparking design and layout
O7 Sufficient carparking is provided to S7.1 The number of parking and loading bays is S7.1 Complies
accommodate the number and type of vehicles not less than the minimum number specified in
The proposed development provides 2 visitor spaces
likely to be generated by the development Table 14-51 Vehicle Parking Requirements;
and a double garage for each unit, which exceeds the
having regard to the specifics of the use
requirements of Table 14-51.
including—
a) the type and intensity of land use;
b) any existing parking available on the site;
c) hours of operation;
d) likely numbers of users;
e) the peak parking demand periods of uses on
the site; and
f) the availability of alternative carparking.
systems.
O8 The layout of the development provides S8.1 Parking bays, manoeuvring areas, S8.1 Complies
adequate, clearly defined and easily queuing areas, loading, setdown and pickup
All parking and manoeuvring areas comply with AS
accessible— areas and driveways are designed to the
2890.1
a) on-site vehicle parking and manoeuvring standards set out in Sections 2 and 3 of
areas; and Australian Standard AS 2890.1 Parking
b) loading and manoeuvring areas for delivery Facilities (Part 1: Off-street Carparking) and AS
and service vehicles 2890.2 – Off-street Parking (Part 2: Commercial
Vehicles);
AND
S8.2 The number of loading bays is not less S8.2 Not Applicable
than the minimum number specified in Table
14-51.
O9 Parking areas are located where they will S9.1 Carparking areas are accessed from rear S9.1 Complies
not laneways where practicable
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Driveways and Carparking Code
unduly conflict with pedestrians and will not A crossover is provided via the rear laneway to
dominate the streetscape access the development.
O10 Provision is made for a reasonable number S10.1 Carparking spaces are provided for S10.1 Not Applicable
of people with disabilities at the rate specified in
on site carparking spaces identified and Section 2.4.5 of AS 2890.1 – Parking Facilities
reserved for (Part 1: Off-street Carparking).
people with disabilities.
O11 Access and egress points do not impact on S11.1 Vehicle manoeuvring areas are provided S11.1 Complies
the in accordance with Section 3 of AS 2890.1
Vehicle manoeuvring will be designed to comply with
safety and operations of the road system. Parking Facilities (Part 1: Offstreet Carparking)
AS 2890.1 and vehicles will be capable of entering
so vehicles enter and leave the site in a forward
each garage space, reversing and leaving in a
gear.
forward gear.
O12 Parking areas are designed to - S12.1 At locations where pedestrian and S12.1 Complies
a) provide a progressive reduction in speed vehicle conflicts are likely to occur –
The driveway and frontage has clear site distances.
between the external road and internal parking a) sight distances of at least 2.5 seconds of
spaces; travel time at the designated speed are
b) ensure lower speeds near areas of high provided;
pedestrian activity through the use of b) splayed corners on structures are
appropriate road geometry or devices incorporated;
designed to limit speed; and c) landscaping is designed to allow clear views;
c) maintain sight distances which are d) sign placement ensures that views are not
appropriate impeded;
for the likely operating speeds in all areas of
potential pedestrian/vehicle and vehicle/vehicle
conflict;
O13 A clearly defined pedestrian network is S13.1 In large open car parks with greater than S13.1 Not Applicable
provided that – 200 car parking spaces, a pedestrian path
a) is located in areas where people will choose between parking spaces is provided on every
to second aisle;
walk;
b) ensures that pedestrian movement through
car
parking areas or structures are along aisles
Page 32
Driveways and Carparking Code
rather than across them;
O14 Provision is made for pedestrian and S14.1 No probable solution identified; S14.1 Not Applicable
vehicular queues at conflict points;
O15 Parking areas are lit to provide security for S15.1 Lighting is provided in accordance with S15.1 Not Applicable
night-time users. Australian Standard 1158.1:1997 - Road
Lighting - Vehicular Traffic (Category V)
Lighting - Performance Installation and Design
Requirements.
O16 In mixed use areas of Business centres S16.1 Resident carparking is limited to one S16.1 Not Applicable
residents do not compete with customers for space per dwelling unit or accommodation unit.
carparking spaces. AND
S16.2 Resident carparking is not located in the
road reserve or between the residential or
business building and the principal street
frontage.
O17 Car parking areas are landscaped to— No solution provided O17 Complies
a) provide shade;
The development will incorporate appropriate
b) maximise infiltration of stormwater run-off;
landscaping to reduce the visibility of the garages and
c) define parking areas;
carports from adjoining properties and other external
d) reduce direct visibility of car parking areas
viewpoints.
from external viewpoints;
e) soften views of hardstand areas
O18 Development with the potential to generate No solution provided O18 Complies
significant traffic and parking impacts gives The proposed use does not generate significant traffic
appropriate consideration to transport and land or parking impacts.
use issues23.
Motor Cycles & Motor Scooters S19.1 For Commercial businesses, S19.1 Not Applicable
O19 Designated Motor cycle or motor scooter Entertainment & dining business, Industrial
parking spaces reduce the reliance on cars. business Types 1 and 2, Retail business
Types 2, 4, 5, 6 and 7, Education Types 1 and
2, Open Space, Wellbeing Uses and
Transport Types 1,
2, 3 and 4 motor cycle parking spaces accord
with Planning Scheme Policy PSP26 Motor
Cycle & Motor Scooter Parking
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Driveways and Carparking Code
O20 Carparks are designed to ensure run-off is S20.1 Grease and oil arrestors or stormwater S20.1 Performance Outcome
treated to remove pollutants prior to leaving the quality improvement devices are incorporated
Given the low-impact nature of the use, grease
premises. into the design to treat run-off prior to it leaving
arresters are not considered necessary in accordance
the premises.
with the State Planning Policy.
O21 Carparking areas are designed to ensure S22.1 Below ground components of buildings, S22.1 Not Applicable
drainage without the use of pumps or other including car parks, do not extend beyond the
electrical above ground footprint to allow for the provision
apparatus. of landscaping, particularly within building
setbacks.
O22 Site layout and building design provides for S23.1 Paved setdown areas are provided within S23.1-23.3 Not Applicable
soft landscaping to be established the site;
The proposed development does not incorporate
large vehicle parking areas. The carports will be
AND
appropriately landscaped.
S23.2 For a minimum of 50% of carparking
spaces, pedestrian access to buildings is not
across or through driveways, carparks, setdown
or manoeuvring areas;
AND
S23.3 Carparking and setdown areas are visible
from off-site.
Page 34
Natural Resources Overlay Code
Table 13.15 Water Supply Catchment Areas
Specific Outcomes Probable Solutions Assessment
13.38 Effects of uses and works
Water quality and quantity
O11 Development does not have adverse O11 Complies
effects on the quality or quantity of water No solution provided. The proposal is for a small-scale residential
entering Lake Macdonald, Cedar Pocket dam or development within the within Cooroy’s town centre
their tributaries, including effects on— and will not cause adverse impacts by way of
a) nutrient or other chemical levels; and sediment and nutrient runoff and water turbidity.
b) sediment loads; and
c) turbidity.
Buffering to Lake Macdonald and its S12.1 For land used for Animal husbandry S12.1-12.2 Not Applicable
tributaries and adjoining Lake Macdonald and its
The proposal is not for an animal husbandry use and
tributaries—
will not located adjacent to any riparian area
O12 The buffering and filtering function of
riparian zones adjacent to Lake Macdonald and a) properties are fenced to prevent stock
its tributaries is maintained or improved. accessing the riparian zone, Lake Macdonald or
its tributaries; and
b) stock watering points are not located on
watercourses;
AND
S12.2 Riparian vegetation is retained.
Visual amenity of Lake Macdonald No solution provided. S17.1 Not Applicable
O13 The visual amenity of Lake Macdonald, its
The proposal is not located near Lake MacDonald or
foreshores and immediate surrounds are
surrounds.
maintained or improved including views—
Page 35
Natural Resources Overlay Code a) from the lake; and b) to the lake and beyond when viewed from private lands and from public areas, including the Botanic Gardens.
Used in these records
APPENDIX B - CODE COMPLIANCE.pdfRelated documentApplication case desk ↗
APPENDIX B - CODE COMPLIANCE.pdfRelated documentApplication case desk ↗
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