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Appendix C- Tewantin & Doonan locality code
Attached to the e-mail Multiple Housing Type 3 Retirement & Special Needs (48 units) - MCU18/0009.
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Specific Outcomes and Probable Solutions for the Tewantin & Doonan Locality
Table 12.12
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
11.3 Effects of use
Amenity
O1 Uses are located, designed and No solution provided. Complies - The proposed extension is
operated to avoid significant adverse consistent with the character of the site and
changes to the light, air quality, noise, due to its low scale and setbacks will not
accessibility or other conditions enjoyed impact on the amenity of the surrounding
by users of associated, adjoining or area.
nearby uses.
Major Road Network
O2The function of, and visual amenity and No solution provided. Complies – The proposed works maintain the
character surrounding the major road existing vegetated setbacks to Cooroy Noosa
network, including Eumundi– Road. It is noted the site is below the actual
Noosa Road, Beckmans Road, Cooroy– pavement level and not highly visible to the
Noosa Road, Poinciana Avenue, Moorindil surrounding network. The development will
Street, Emu Mountain Road, Doonella not impact on the functioning of Cooroy Noosa
Street, Memorial Avenue, Sidoni Street, Road.
Walter Hay Drive, Sunrise Road and
McKinnon Drive is protected and
enhanced.
O3 The density of development within the
site area— No solution provided. Complies – Noosa Plan details maximum of
a) is compatible with surrounding 1293.88 persons. Proposal details a maximum
development; population of 285 persons (190 rooms at 1.5
b) does not exceed— person /room).
ii. for the Community Uses 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
. Height
O4 Buildings and other structures— S4.1 The maximum height of buildings and Proposed height of 8.5 metres is consistent
a) are low rise and present a building other structures is– 8m. with the existing buildings on site which have
height consistent with structures on been approved at 8.5metres. Most of the
adjoining and surrounding land; proposed buildings are single storied and do
b) have a maximum building height of 2 not exceed the stipulated height however
storeys; Villas 1 and 2 slightly exceeds the 8.0metre
c) do not visually dominate the street, height limit.
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding It is noted that due to the existing topography,
land including access to sunlight; the building will be lower than the adjoining
e) respect the scale of surrounding pedestrian footpath and road and will not
vegetation; and dominate the street. The existing vegetation is
f) respond to the topography of the site also to be retained and will screen the building
and minimise cut and fill (eg. by stepping from public areas.
down the slope or using suspended floor
construction, for sloping sites). It is further noted that the area of non –
compliance related to a small portion of the
pitched roof form which is a desired design
outcome.
Setbacks
O5 Buildings and other structures are S5.1 Buildings and structures comply with the Complies
appropriately designed and sited to— setbacks specified in Schedule 1 - Minimum
a) provide amenity for users of the Boundary Setbacks.
premises as well as preserve the visual
and acoustic privacy of adjoining and
Frontage – 6m
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
nearby land uses; Other boundaries—
b) preserve any existing vegetation that a) Standard—2m
will buffer the proposed building from b) Exception—3m from boundaries that adjoin
adjoining uses; land in a residential zone.
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; and
e) help protect the natural character and
visual amenity of the Noosa River system
and other watercourses and lakes.
Site cover, gross floor area and plot
ratio No solution provided Complies - the building form is consistent
O6 The site cover, gross floor area and with the existing development on site with a
plot ratio of buildings and other roofed site cover of 28%.
structures—
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.
O7 Site cover— Not applicable
O8 For Multiple Housing Type 2
development has a maximum plot ratio of Not applicable
0.45:1.
O9 For Multiple housing Types 3 or 4,
Visitor accommodation Type 4 or the Not applicable.
accommodation unit component of an
Entertainment and dining business Type
3— the maximum gross floor area is
equivalent to the maximum allowable
population in persons multiplied by 40m2 .
O10 For the Neighbourhood Centre Zone Not applicable
and the Business Centre Zone the
maximum plot ratio does not exceed—
a) 0.8:1 for the first 2,000m2 of site areas;
plus
b) 0.3:1 for the balance of the site areas in
excess of 2,000m2 .
Flooding and drainage
O11 Buildings and other works are S11.1 For new buildings or structures or Complies – All buildings will be above the
designed and sited to— additions of more than 50m2 gross floor area defined flood height. Flood report prepared by
a) provide flood free access to premises to an existing building or structure, floor Cardno and Davies attached with application.
and flood free habitable areas; levels for habitable rooms are—
b) allow only minor, short term and a) for areas where minimum floor levels are
infrequent flooding of non-habitable areas; available—not less than the specified level;
c) ensure carparking areas can be b) for areas where flood modelling is
adequately drained; available—a minimum of 500mm above the
d) ensure drainage does not adversely modelled flood level; and
impact upon other premises; and c) for areas where flood modelling is not
e) ensure filling or excavation does not available, a minimum of 500mm above the
adversely impact upon other premises highest known flood level;
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
by— AND
i. causing ponding of water on the site or S11.2 Where Council infrastructure is Complies – Proposal able to comply with
nearby land; available— relevant requirements.
ii. increasing flooding, which adversely a) any drainage (from buildings and land)
affects the safety or use of any land flows to that infrastructure; and
upstream and downstream; and b) the infrastructure has the capacity to accept
iii. adversely affecting the flow of water in any additional loading;
any overland flow path. AND
S11.3 For Residential Uses— Complies – Suspended floor construction
a) where slab on ground construction is used, proposed. Refer to Tod Engineers letter
filling does not extend more than 1m beyond addressing flood impacts.
the building footprint and access to car
parking areas, measured from outer walls of
the building; or
b) the design consists of a suspended floor
construction;
AND
S11.4 Car parking and maneuvering areas are Complies – Proposal able to comply with
constructed at a level that permits the parking relevant requirements.
area to drain from the site by gravity means,
without the need for mechanical pumping; or
S11.5 Basements for residential uses have Not applicable
flood immunity above the Q100 where
alternative means to mechanical pumping are
used to achieve such immunity; or
S11.6 Basements for non-residential uses Not applicable
have flood immunity above the Q100 that may
be 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
O12 On sloping sites, buildings and 12.1 Buildings are of split level design that Not applicable
structures are designed to maximise the step down the slope or have suspended floor
use of natural slope and minimise the construction; AND
need for cut and fill. S12.2 Cut or fill is less than 2m in depth
relative to natural ground surface; AND
S12.3 The distance between the ground and
the lowest part of the floor of the building does
not exceed 3m.
Roof form
O13 Roof forms— S13.1 Except for the Business Centre Zone, Complies
a) contribute positively to the local skyline; the main roof of the building has a roof pitch
b) complement the low density character no less than 5 degrees and has minimum
of the locality; 600mm eaves to at least 75% of the perimeter
c) do not present an appearance of of the building;
excessive bulk to side neighbours; AND
d) use simple traditional roof designs; and S13.2 Buildings and structures do not include Complies – no roof top terraces proposed.
e) do not create opportunities for roof top terrace areas.
residents to overlook the private open
space areas of neighbouring properties.
Landscaped setting
O14 Tall trees and native vegetation add No solution provided The existing development on the site
to the character of the locality and are demonstrates the applicant’s philosophy of
retained; providing buildings in a landscaped setting
AND with the new buildings and the new buildings
O15 Existing character trees such as will follow this approach. Existing vegetation
eucalypts, poincianas, melaleucas and will be retained where possible.
figs are retained.
12.10 Environment, Conservation and Recreation
O16 There are no significant adverse No solution provided Proposal able to comply with relevant
effects on biodiversity, native vegetation, requirements.
native fauna habitat, landscaped quality, • Stormwater will be able to be managed on
water quality or cultural heritage values, site so as to not impact on the adjoining
including those related to— wetland;
a) changes to natural drainage; • Wetland will be retained and enhanced by
b) disturbance of the wetland system; rehabilitation of the surrounding area.
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
c) management of landslide and fire risk; • Bushfire able to be managed as
d) erosion and the transport of sediments demonstrated by the Bushfire Management
off site; Plan.
e) unmanaged public access; • All access to the site is managed.
f) effluent disposal; • Significant fauna habitat is retained.
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and features,
including natural features, of cultural
heritage significance
Open space network
O17 An integrated open space network is S17.1 Open space corridors and existing Development does not affect links to open
established throughout the locality to— native vegetation in areas indicated in space in the area.
a) provide for both passive and active Schedule 5 – Map 4 are protected from
recreational pursuits; fragmentation and encroachment by
b) provide connectivity for pedestrians, development
cyclists, and horse riders;
c) provide access to Community Uses
and buildings, public open space and the
Noosa River;
d) provide habitat connectivity for wildlife;
e) protect watercourses and drainage
lines;
f) protect vegetation on steep slopes; and
g) form a scenic backdrop for residential
development.
Noosa Trail Network
O18 A comprehensive network of bridle S18.1 No solution provided Development will comply with relevant
trails and pedestrian and bicycle links is requirements.
established, enhanced and protected
incorporating road reserves, State forests,
Council owned land and private lands
consistent with the lifestyle and outdoor
recreation needs of the Shire’s residents
and visitors;
AND
O19 Existing and future pedestrian, bridle S19.1 Development includes linkages to or Proposal does not impact on existing
trail or bicycle linkages are retained as between existing or future components of the networks.
part of a Shire wide trail network. Noosa Trail Network, as indicated in Schedule
5 – Map 3;
AND
S19.2 Development does not have an adverse
impact on the access functions of the Noosa
Trail Network as indicated in
Schedule 5 – Map 3, including severing of
existing or future linkages; or
S19.3 Alternative linkages to those indicated
in Schedule 5 – Map 3 are provided;
AND
S19.4 Linkages to the Noosa Trail Network
are designed and constructed in accordance
with—
a) Australian Standard 2156.1 Walking Tracks
Part 1: Classification and Signage to a
minimum of a Class 4
Standard; and
b) Australian Standard 2156.2 Walking Tracks
Part 2: Infrastructure Design
Pedestrian and bicycle pathways
O20 Safe and convenient pedestrian and S20.1 Pedestrian and bicycle pathways are Existing concrete pathway located across
bicycle pathways are provided and provided and retained where indicated in frontage of site.
retained between and around key Schedule 5 – Map 2;
destinations. AND
S20.2 Contributions toward a Pathways
Network are provided in accordance with
PSP20.
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Noosa River
O21 Commercial development on and S21.1 No solution provided Not applicable
adjacent to the Noosa River is designed to S22.1 Development does not increase the
– overall footprint of commercial jetties and
a) provide for uses for marine facility structures.
purposes only; S23.1 No probable solution
b) be compatible with the scenic values of
the waterway;
c) provide a high level of amenity,
including ensuring low ambient noise
levels;
d) not increase the overall scale and
intensity of commercial operations;
e) ensure no additional commercial leases
on the Noosa River;
f) ensure no net increase in the gross floor
area of buildings or structures;
g) use materials, natural finishes and
colours that blend with the surrounding
natural landscape; and
h) reflect the character and setting of the
locality (such as timber and tin
construction with a traditional pitched roof
design).
O22 Commercial development does not
extend beyond existing commercial lease
areas72. O23 The loading and unloading
of passengers is confined to the
commercial lease areas of the respective
commercial operation.
Division 22—Specific Outcomes and Probable Solutions for the Community Services Zone
Table 12.18
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
12.33 Effects of Use
Land Uses
082 - Uses found within the Community No solution provided Not applicable
Services Zone, fronting Pelican Street,
Poinciana Avenue, Memorial Avenue,
Doonella Street and Sidoni Street—
a) support the functions of the Business
Centre and include a range of important
community services which serve the
Tewantin and Doonan locality as well as
the wider region; and
b) are focused on emergency services,
information centres; medical centres,
social and infrastructure uses, and in the
case of the Tewantin-Noosa RSL Club,
entertainment and dining uses; AND
O83 Community uses that are more land Site contains an existing nursing home and
intensive are found elsewhere in the use is appropriate for the site.
locality.
O84 Uses are located, designed and No solution provided The existing nursing home on the site is well
operated to— known by the community and the proposed
a) provide focal points for the community; extension reinforces this use.
b) relate to the setting and heritage of the
locality; and
c) be accessible and functional for a wide
range of users and uses.
Residential Uses
O85 Retirement and Special Needs No solution provided Complies – Noosa Care is a leader in
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Housing provides secure housing for providing aged care with the new buildings
people with limited mobility while allowing providing a much needed service for the
residents to interact with their surrounding community.
neighbourhood.
Co-location of community uses
O86 Buildings are designed and sited to No solution provided Complies – New dementia buildings are
encourage co-location of a range of consistent with the existing facilities on site.
community uses
Visual amenity
O87 Where land adjoins the major road No solution provided Complies – New buildings will be consistent
network or land in a residential zone, with the existing buildings on site.
appropriate buffers are incorporated into
development to avoid visual and acoustic
impacts.
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