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5. Planning Report
Attached to the e-mail Development Application MCU16/0133 & OPW 16/0247.
Building Suncoast Green
21 October 2016
The Chief Executive Officer
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
RE: MATERIAL CHANGE OF USE & OPERATIONAL WORKS APPLICATION TO
ESTABLISH INDUSTRIAL BUSINESS – TYPE 2, CARETAKERS UNIT AND
ENTERTAINMENT & DINING BUSINESS – TYPE 1
ADDRESS: 19 Venture Drive, Noosaville 4556
LOT: 1 SP216079
AREA: 1989 sq/m
PLANNING SCHEME: The Noosa Plan 2006
PLANNING AREA: Noosaville
ZONE: Industry
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Considerations.
This report has been prepared in support of a Material Change of Use and Operational Works
application for proposed development to accommodate the business and use of our client. Aspects
of this application are general in structure but details are specific to our client’s needs.
Report Prepared by: Will Johnson
Report Checked by: Debbie Johnson, Principle Building Suncoast Green.
Report Prepared for: David Rogalsky of Team Building Investments Pty. Ltd.
Distribution: Noosa Shire Council
David Rogalsky of Team Building Investments Pty. Ltd
Unity Water
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Contents
Considerations. ............................................................................................................................... 2
1.0 INTRODUCTION ................................................................................................................................. 4
1.1 SITE DESCRIPTION ......................................................................................................................... 4
2.0 SITE LOCATION .................................................................................................................................. 5
3.0 SITE CHARACTER ............................................................................................................................... 6
4.0 APPLICATION ..................................................................................................................................... 7
5.0 BUSINESS DETAILS & OPERATIONS ................................................................................................... 9
5.1 STAFF & PATRONAGE .................................................................................................................... 9
5.2 PRODUCTION ................................................................................................................................ 9
5.3 TASTING ROOM............................................................................................................................. 9
5.4 DELIVERIES .................................................................................................................................... 9
6.0 STATE PLANNING CONSIDERATION ................................................................................................ 10
7.0 LOCAL PLANNING SCHEME CONSIDERATION ................................................................................. 10
7.1 Land Use Definition ..................................................................................................................... 10
7.2 Locality and Zone ........................................................................................................................ 11
8.0 APPLICABLE CODES & OVERLAYS .................................................................................................... 12
8.1 Caretaker’s Unit – (Ancillary Dwelling Unit) ............................................................................... 12
8.2 Biodiversity Overlay Code ........................................................................................................... 12
8.3 Earthworks Code ......................................................................................................................... 13
8.4 Erosion and Sediment Control Code ........................................................................................... 13
8.5 Existing Services Code ................................................................................................................. 13
8.6 Transport, Roads and Drainage Code ......................................................................................... 13
8.7 Waste Management Code .......................................................................................................... 13
8.8 Water Sensitive Design Code ...................................................................................................... 13
9.0 APPLICABLE CODE AND OVERLAY ASSESSMENT TABLES ................................................................ 14
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1.0 INTRODUCTION
Dear Sir/Madam
We are writing on behalf of our client David Rogalsky of Team Building Investments Pty Ltd
who has contracted to purchase the above mentioned site. The proposed development
includes a Type 2 Industrial business for a boutique brewery with ancillary tasting bar area
and a caretakers unit. This application is impact assessable and will be considered an in-
consistent use, solely due to the tasting bar area proposed in an industrial area. A pre-
lodgement meeting was held to discuss key issues of the development that would need to be
met for compliance with the Noosa Planning Scheme framework. Minutes from this meeting
are attached for reference.
1.1 SITE DESCRIPTION
Site Address: 19 Venture Drive, NOOSAVILLE 4566
Lot/Plan: 1SP216079
Area: 1989 sq./m
Existing Use: Vacant Industrial Land
Local Government Area: Noosa Shire Council
Planning Locality: Noosaville
Zone: Industrial
Overlays: Acid Sulphate Soils
Biodiversity
Natural Hazards
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2.0 SITE LOCATION
19 Venture Drive is a corner site fronting Venture Drive and Vision Court and located in a
newly created industrial precinct. The subject site has a total area of 1989 sq/m. The site is
accessed via Venture Drive which services established industrial businesses in the area and
Gateway Drive which also services the new Bunnings development and surrounds. Noosa
Civic is within 2km and Noosa’s Hasting Street and main beach is within 10km to the site
respectively.
Figure 1. Site Location in red shaded area.
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3.0 SITE CHARACTER
The site falls from the rear boundary at the south to the street frontage at the north by an
average of 2.0M over the 50.0M length of the property. The site is rectangular in shape with
a truncation on the north-west corner. The primary street frontage is to Venture Drive and
secondary frontage is to Vision Court. There is an existing pedestrian pathway located
across the frontage of the subject site and surrounding new vacant sites. However the
pedestrian pathway does not wrap around into Vision Court. The existing vegetation on the
site comprises grass regrowth, there is no mature native vegetation as the land was cleared
and benched recently as part of the creation of the estate. There is large bio-retention basin
to the north of the site, (to the rear of lots 16 & 17) that has been provided to manage
stormwater runoff for this site and the other new sites created in the Venture Drive industrial
estate.
There is an electricity easement located at the south west corner of the site (rear boundary
fronting Vision Court) with dimensions of 4.8m x 5.0m. This was constructed by Energex.
Underground Telstra and Electricity infrastructure is located outside of the proposed
landscape areas of the site in the nature strip. An existing sewerage man-hole is located at
the north-east corner of the site within the proposed landscape area. Please refer to
attached – Civil Works and Building Design Drawings that reflect this information.
Figure 2. Level survey site identified in red circle.
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4.0 APPLICATION
This application seeks approval for a material change of use on vacant industrial land to be
developed to accommodate industrial business type 2, (Brewery) ancillary entertainment and
dining facility (Tasting Area) and ancillary Caretakers Dwelling Unit as defined in the Noosa
Planning Scheme. Approval is also sought for the associated operational works which
involves earthworks, vehicle parking, access way, hardstand pedestrian infrastructure,
landscaping and connection to reticulated water, sewerage and underground electricity.
The Sustainable Planning Act 2009 defines this work as assessable development, and is
deemed impact assessable under the Noosa Planning Scheme.
The industrial business type 2 and ancillary dwelling unit are code assessable components
being consistent uses within the industrial zone. The ancillary entertainment and dining
facility is impact assessable, being an inconsistent use within the industrial zone.
The operational works component of this application is code assessable, being work
consistent with a type 2 industrial business activity.
The development is intended to accommodate a boutique craft brewery, which will produce,
bottled, packaged and kegs of beer for sale on site and to be distributed through local outlets
such as the local Hotels and Surf Clubs. In the future they intend to distil alcohol on site as
well but the initial operations will be restricted to brewing. The primary objective of the
business, is for production of and the retail sale of their goods - wholesale to external
businesses, and the general public within the capacity of their retail sales area and ancillary
tasting area. The entertainment and dining facility component relates to the covered deck
area, kitchen and bar. The bar also services the retail area as a point of sales and to provide
education on the process which will be visible via the retail area. It is permissible for the
industrial business component to allocate up to 20% of their floor area for the sale of their
goods produced on site. In this instance 20% of the industrial area is equal to 138.54 sq/m.
However the applicant is looking to provide 62.2sq/m for retail sales (bottled or packaged
product) and an additional 70sq/m will be used for the bar floor and tasting area alongside
the retail space. The definitions of the Noosa Planning Scheme relating to Industrial
Business Use states;
Industrial Business means the conduct of an industrial business activity, where goods or
products are produced, manufactured, dismantled, altered, repackaged, repaired or stored at a
scale of greater than that defined by retail business. The use includes the sale of goods,
resulting from such operations, provided that sales space does not exceed 20% of the use area”
The retail area will be serviced and maintained by staff of the intended business use
and all sales will be processed via the bar area as indicated on the attached Building
Design drawings by Building Suncoast Green. The retail area component will be (as
shown) separated from the industrial use of the premises via glass doors which are
operable from both sides but intended to remain closed and prevent public access to
the industrial activity. The ancillary entertainment and dinning component is intended to
take place in the bar area. For special release of new product, the covered deck area
will also be used for retail sales and tasting. Light meals will also be prepared and
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served on these occasions. Access will be provided through the retail area for
purchases at the bar, and use of the amenities.
The building will accommodate all of the production equipment for boiling, milling,
fermentation, cooling, filtration, packaging and storage. The boilers will be positioned at the
rear of the building and in view of the general public. However, they will be positioned on a
non-slip surface with falls to drainage points. This area will be enclosed by a hob upstand to
allow for wash down processes and cleaning. It is intended for only qualified personal to
access and use these facilities and therefore no public access, only viewing.
The tasting room and covered deck will be at the northern end of the building facing the
street. Public and staff amenities are also located conveniently to this area and will be
accessible for all patrons and staff. A mezzanine area for administration use only will be
positioned above the kitchen and amenity area. This administration space will be designed
to overview the production and warehouse area for security surveillance.
At the rear of the building above the cold room and milling room a second mezzanine will
accommodate a Manager’s caretakers unit. This will provide a sitting area, single bedroom,
washroom/ shower and kitchen. Access and egress will be via one door to the rear carpark
via stairs. The landing at the top of the stairs will also be extended to offer a small deck area
for the manger. The stair way will not be impacted by car parking or vehicle movement.
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5.0 BUSINESS DETAILS & OPERATIONS
5.1 STAFF & PATRONAGE
At any one time the business is not expected to require more than 6 staff. Patronage
capacity for special invitation product release will be of no more than 180 at any one time.
On these occasion the vacant loading bay area may be utilized by a food truck to cater for
the larger number of guests. Furthermore, a scheduled product release would not be
undertaken during regular production times to avoid conflict with the loading bay use
associated with production of goods. The product is boutique and of high quality, produced
in small batches to satisfy local and tourist demands. During day trading hours, locally
employed staff will fulfil administration, sales and supply, marketing, production and
packaging roles. Weekends and evenings staff will mostly fulfil onsite sales of product
produced.
The ancillary dwelling unit will be occupied by an on-site Manager, who will fulfil the role of
head brewer. The resident will occupy the dwelling unit for on-site security reasons, and to
oversee the production processes, tasting room and education role on a day-day basis,
which will benefit the overall experience of local and tourist visitors alike.
The office and administration on the mezzanine level above the kitchen will accommodate 3
locally employed staff working from 9am – 5pm, Monday-Friday.
5.2 PRODUCTION
A single batch of beer will take approximately 8 hours to manufacture from raw material to
the wort (the unfermented liquid beer). It is intended for brewing to take place twice a week
or as required and would take place between the hours of 7am and 6pm. Manufacturing
(production and bottling/packaging) on Monday and Tuesday. However the applicant would
like to apply for 24 hours to allow for flexibility in the event of higher production due to
increase in demands at any given time.
5.3 TASTING ROOM
The tasting room and retail sales area will be open to the public Monday – Sunday 7am –
midnight (liquor licence permitting). Initially it is expected that the business will not open to
the public on Monday to allow for cleaning, manufacturing and processing of the product.
However, the applicant would like to apply for 7 days a week trading to the public to give
flexibility to future expansion to meet demands. Council approved trading hours are relevant
to our client’s liquor licence application.
.
5.4 DELIVERIES
It is intended that there will be two major deliveries per week of raw material goods. All
deliveries will be made in a small rigid truck or medium rigid van up to 7.5 tonne between the
hours of 7am – 5pm.
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6.0 STATE PLANNING CONSIDERATION
The proposed development is located within the Urban Footprint of the South East
Queensland Regional Plan.
Urban Footprint Intent;
The Urban Footprint identifies land that can meet the region’s urban development
needs to 2031 in a more compact form. -(SEQRP)
Description;
The Urban Footprint includes established urban areas, broad hectare and remnant
broad hectare areas that could be suitable for future urban development. It incorporates the
full range of urban uses, including housing, industry, business, infrastructure, community
facilities and urban open space. –(SEQRP)
Further to this Local Government planning schemes are the main instrument to which will
refine the desired use of the land and the preferred timing of development within the Urban
Footprint.
Comment; Upon consideration of this proposed development against the provisions
of the Noosa Planning Scheme and that relevant parts of the South East Queensland
Regional Plan, this proposed development has been found to be consistent with the overall
intent for the land and area of which it is proposed.
7.0 LOCAL PLANNING SCHEME CONSIDERATION
7.1 Land Use Definition
The proposed development at the above mentioned address, has been defined by the
Noosa Plan as;
Primary Use – Business
Use Class – Industrial Business; means the conduct of an industrial business activity, where
goods or products are produced, manufactured, dismantled, altered, repackaged, repaired or
stored at a scale of greater than that defined by retail business. The use includes the sale of
goods, resulting from such operations, provided that sales space does not exceed 20% of
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the use area. Any space dedicated for administration or accounting work in connection with
such operations does not exceed 20% of the use area. The term includes the following types
Use – Type 2 Production, alteration, repackaging & repairing.
The use of premises for the production, manufacturing, dismantling, altering, cleaning, re-
packaging, freezing or repairing of goods. The use includes food industries, textiles,
mechanical, boat repair, sandblasting
Ancillary Use Class – Entertainment and dining business; means the conduct of a business
activity, where entertainment, amusement, recreation or meals are afforded.
Ancillary Use – Type 1 Food and beverages.
The use of premises involving the sale of food and beverages for consumption on the premises. The
use class includes a function room or restaurant or café with dining facilities for 10 or more people.
7.2 Locality and Zone
The subject development is located in the Noosaville locality – Map area 8, within the
industry zone of the Noosa Council
The overall outcomes sought for the Noosaville Locality are the following—
a) New uses and works are located, designed and managed to—
1. be compatible with other uses and works;
2. maintain the safety of people and works;
3. avoid significant adverse impacts on the amenity enjoyed by users of other
premises, including acoustic and visual qualities; and
4. avoid significant adverse effects on the natural environment, including
native habitat removal, fragmentation and attrition;
b) Development is consistent with the Priority Infrastructure Plan in Part 15.
The proposed development (save the ancillary Tasting Area component) is recognised as a
consistent use and is compatible with and complimentary to the mix of industrial business
uses within the surrounding area.
All development works and business operations will be carried out according to work health
and safety requirements. The proposed development includes landscaping for visual
screening and potential acoustic impacts will be managed to a level that is acceptable within
an Industrial area.
The subject site is currently vacant as it has been cleared for the development and
reconfiguring of new lots creating further available lots in the industrial park.
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8.0 APPLICABLE CODES & OVERLAYS
The following Codes and Overlays have been identified as needed assessment against the
proposed development.
Noosaville Locality Code; (refer section 8.2.1 – 8.2.3)
Business Uses Code;
Landscaping Code;
Ancillary Dwelling Unit – (Caretakers Unit)
Biodiversity Overlay Code;
Natural Hazards Overlay Code;
Engineering Works Codes;
o Driveways and Car Parking Code;
o Earthworks Code;
o Erosion and Sediment Control Code;
o Existing Services Code;
o Transport, Roads and Drainage Code;
o Waste Management Code;
o Water Sensitive Design Code;
Comment: An assessment of the Business Use Code, Landscaping Code and Driveways
and Car Parking Code has been done and we have responded to each of the specific
outcomes or the probable solutions as is appropriate to demonstrate that the proposal
generally complies with all specific outcomes outlined in the code provisions.
The remainder of the Codes above in Italics have been addressed more generally below.
8.1 Caretaker’s Unit – (Ancillary Dwelling Unit)
The proposed development includes an ancillary dwelling unit. This is a consistent use within
the Industrial Business Area of which this development is proposed. In consideration of the
definition of the Ancillary Dwelling Unity (Caretaker’s Unit) it was found that the proposal was
compliant with the parameters of the definition. Please see the attached Building Design
Concept Drawings reflecting this statement.
8.2 Biodiversity Overlay Code
The proposed development is identified as being in the Environmental Protection Area. The
subject site is located within the industrial zone on land that has been cleared and prepared
for industrial and business development purposes. Currently the site does not contain any
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native or regulated vegetation nor is it part of any regional ecosystems. At most, vegetation
on the site is sections of re-growth and small to medium sized groupings of grass species.
The proposed development will include landscaped sections facing the street totalling
344.6 sq/m (17.4% of the site) which will include preferred endemic species suited to the
area, (refer to attached landscape plans for details). This is above the required landscape
requirements as specified in the relevant sections of the Planning Scheme. It was the client’s
intention to provide a landscape environment that would soften the built form and accentuate
their business premises as a positive environmental statement within the industrial area.
As a result future vegetation and therefore the subsequent biodiversity of this site will be
improved. Best practice erosion and sediment control measures will be implemented during
construction and appropriate drainage networks will be put in place to ensure minimal impact
on the surrounding waterways from runoff from the site.
8.3 Earthworks Code
The proposed development achieves the specific outcomes of the Earth Works Code as
detailed in the attached Engineering Drawings.
8.4 Erosion and Sediment Control Code
The proposed development achieves the specific outcomes of the Erosion and Sediment
Control Code as detailed in the attached Engineering Drawings.
8.5 Existing Services Code
The proposed development achieves the specific outcomes of the Existing Services Code as
detailed in the attached Engineering Drawings
8.6 Transport, Roads and Drainage Code
The proposed development achieves the specific outcomes of the Transport, Roads and
Drainage Code as detailed in the attached Engineering Drawings. There is some existing
pedestrian/cycle path along the frontage of the site at present, however the proposed
development has been designed to accommodate more pathway along the western
frontage. Refer to Empire Engineers civil drawings.
8.7 Waste Management Code
The proposed development achieves the specific outcomes of the Waste Management Code
as contained within Table 14-60. Please refer to the attached Building Design Drawings
prepared by us reflecting the detail, location, storage and waste management receptor as
required within the applicable table
8.8 Water Sensitive Design Code
The proposed development achieves the specific outcome of the Water Sensitive Design
Code as detailed in the attached Engineering Drawings.
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8.9 Business Uses Code
This code has been addressed and the development complies with the majority of the code
provisions. This comment relates specifically to the advertising details of the business.
Signage area has been calculated as at 20.29m2 which includes three wall mounted signs
and a feature sign to be displayed on a raised water tank. Whilst the signage area in total is
larger than the code provisions consider, please note that the largest sign has an area of
9.2m2 and is to be fixed to the rear of the building facing the rear car park. It is therefore
unlikely to affect the streetscape or neighbouring business activities. The total area of the
signage that will be visible from the two street frontages is in keeping with the provisions of
the code.
9.0 APPLICABLE CODE AND OVERLAY ASSESSMENT TABLES
Division 26. Specific Outcomes and Probable Solutions for the Industry Zone
column 1 column 2
Specific Outcomes Probable solutions
11.51 Consistent uses
O186 The following defined uses and use classes
are consistent uses and are located in the Industry Complies – The proposed
Zone— development is for Industrial
Business Type 2 – Alterations,
a) Industrial business Types 1 or 2; packaging, repairing & dispatch. And
b) Retail business Types 3, 5 or 6; is consistent use within the industrial
zone. The defined use allows for up
c) Retail business Type 4 if a vehicle sales
to 20% of the floor area to be set up
premises and located with frontage to Lionel
for associated retail sales of product
Donovan Drive; manufactured or produced on site.
d) Education Type 3 if trade related vocational Similarly, the Caretaker’s unit is an
training ancillary dwelling unit and
e) Emergency Service Type 2; considered consistent within the
f) Service and utility; Industry Zone.
g) Transport Types 1, 2 or 3; and
h) Ancillary dwelling unit.
11.52 Inconsistent uses
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O187 The following defined uses and use classes
are inconsistent uses and are not located in the Entertainment and Dining business
Industry Zone— is an ancillary use of this proposed
industrial development. Please refer
a) All Agricultural Uses; to attached Building Design Concept
b) Commercial business; drawings reflecting the sitting and
dimensions of the ‘Inconsistent Use’
c) Entertainment and dining business;
component.
d) Home-based business; The tasting area is an inconsistent
e) Industrial business Type 3 use. However, being 70sq/m is less
f) Retail business Types 1, 2 or 7; than 9% of the total gross floor area.
g) Retail business Type 4 if not a vehicle sales
premises located with frontage to Lionel
Donovan Drive
h) Education if not Type 3 and trade related
vocational training;
i) Emergency Service Type 1;
j) Open Space;
k) Wellbeing;
l) Transport Type 4;
m) Detached house;
n) Community residence;
o) Multiple housing; and
p) Visitor accommodation
column 1 column 2
Specific Outcomes Probable solutions
11.53 Effects of use
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Amenity Complies – The proposed development is a
O188 Uses are predominantly of an Industrial Business, Type 2 – Production,
industrial nature ordinarily expected in alteration, repairing and packaging. It is
an industrial estate with ancillary uses expected that the Noosa Beer will have
compatible with industrial businesses. ancillary administration and retail components
that will be compatible with industrial
O189 Industry business uses are business.
located, designed and operated to
avoid significantly changing the Complies – The proposed industrial
amenity enjoyed by users of development is situated central to other future
surrounding premises. and existing industrial business uses. The
proposed development will include
landscaping for visual screening, and noise
levels will be consistent with what is expected
for industrial business in the area. It is not
anticipated that noise levels will adversely
impact on the surrounding business
environment and amenity.
Storage of materials Complies – It is expected the storage of
O190 Materials stored outside of materials will be kept inside in allocated areas
buildings do not exceed half the height of of the development.
the on-site buildings; OR
O191 If there are no on-site buildings,
the stored materials do not exceed 5m;
AND
O192 Storage areas are screened from
the street and adjoining properties by
buildings, landscaping or fencing.
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.
Frontages S193.1 A landscaped N/A
O193 The frontage of each site contains building setback of 10m is to
landscaping without adversely screening be provided to Walter Hay
the business or visitor car parking; Drive, Eumundi-Noosa N/A
Road and Eenie Creek
AND Road, unless this is the only
frontage to the site, in which N/A - The proposed
case it can be reduced to development does not
6m; AND front onto Walter Hay
Drive,
S193.2 This setback area Eumundi-Noosa Road or
is to include a minimum of Eenie Creek Road.
O194 Vehicle display is focused on and 2m of soft landscaping
orientated towards Lionel Donovan Drive behind which uncovered
rather than Walter Hay Drive, Eumundi- visitor carparking may be
Noosa Road or Eenie Creek Drive; located;
AND AND
O195 Development fronting Walter Hay
Drive, Eumundi-Noosa Road and Eenie S194.1 There is no display
Creek Road is sympathetic to the of motor vehicle for sale or
character of the area and suitable for its hire on Walter Hay Drive,
position along the entry roads to the Eumundi-Noosa Road or
coastal urban part of Noosa. Eenie Creek Road frontages;
AND
S195.1 No direct vehicular
access is taken off Eenie
Creek Road or Walter Hay
Drive where the property
has access to any other
road
Environmental Protection No solution provided. Complies - The proposed
O196 Industrial development is development is located on
conducted in an environmentally land that has been
responsible manner, operating without previously
deleterious impacts on immediate, cleared and filled for
surrounding or downstream development purposes.
communities, environments and The proposed
environmental processes. development will be
conducted in an
environmentally
responsible
manner. Erosion and
sediment control
measures will be
implemented during
construction and
appropriate
drainage networks will be
put in place to ensure
minimal impact on the
surrounding waterways
from runoff from the site.
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11.54 Built form
Visual amenity and character No solution provided Complies – The proposed
O197 Buildings are designed and sited to development reflects
provide visual interest and amenity by— articulated facades so as
a) providing well articulated provide visual interest and
buildings with strong horizontal amenity. The development
and vertical design will include strong
horizontal and vertical
design patterns in keeping
with the overall character
of the building. Please refer
to attached Building Design
Drawings for details.
elements and features;
b) using a variety of external building
materials within external walls where Complies – The proposed
such walls are visible from the development reflects the use
street; and of varying materials to create
c) providing for interesting and features and textures so as to
varied site layouts and roof vary the site layout and roof
designs; design.
AND
O198 Buildings are designed to provide
for a range of potential users by allowing Complies – The proposed
for adaptable floor plans and adequate development has
floor to ceiling heights. been designed with high
ceiling spaces to allow future
range of uses. The floor plans
are wide and deep providing
for opportunities at a future
point in time for other uses.
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BUSINESS USES CODE
14.12 Specific Outcomes and Probable Solutions for the Business Uses Code
column 1 Specific Outcomes
Electricity infrastructure
O18 The development does not Complies - Existing building
adversely impact on existing or does not adversely impact on
future electricity supply electricity infrastructure. An
infrastructure; Energex easement sits in the
South West corner of the site.
AND
Complies - Premises is not
O19 All uses and works maintain an located within 50m of an
adequate safe distance from
electricity substation.
electrical infrastructure including
substations, overhead power lines,
power poles and transformers.
Complies – Development Is
not proposed within an easement
or overhead power lines.
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Noise Complies – The proposed
O20 Development is designed and building design consists of tilt
sited to avoid noise emissions that slab construction with heavily
unreasonably diminish the amenity insulated roof. Limited openings
of the area or surrounding uses. reduce the escape of sound.
The level of noise from the
operation is less than one would
expect from an industrial
activity.
Amenity
O4 The new use is operated in a S4.1 Where the site adjoins land
manner that avoids noise emissions in a residential zone, the use does
that unreasonably diminish the not operate outside of the hours of
amenity of the area or surrounding 7:00am to 9:00pm.
uses. Complies
AND
S5.1 New or additional signage
O5 Advertising devices— does not include:
a) are compatible with the a) flagpoles attached to a
human-scale and building or structure,
character of the centre in used for displaying a
which they are situated; commercial banner or
b) are compatible with the scale, flag;
proportion, bulk and other b) a sign fitted or painted on
characteristics of buildings, a blind or sunhood;
structures and landscaping; c) a sign capable of displaying
and a number of messages by
c) are designed, sited and electronic or mechanical
integrated so as not to means;
contribute to the proliferation d) a sign displayed on a
of visual clutter. surface by the projection of
light;
AND Complies
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Mechanical plant and equipment
and storage areas Complies – All mechanical
O21 Mechanical plant and equipment plant and equipment will be
(including air conditioning equipment) located on the ground at rear of
and storage areas are designed and building below Carpark level
located to— and screened by the retainment
a) avoid adverse visual impacts wall.
when viewed from the street
and adjoining properties; and
b) visually integrate with the building
design.
Complies – No material will be
stored external, provision has
been made within building
design for all storage to occur
inside.
Safety and security
Complies - The subject
O22 All property boundaries are
clearly identifiable with public and property boundaries are
private spaces clearly defined. clearly identifiable by fencing
styles and landscaping in place.
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AND
O23 All premises and S22.2 Loading and storage areas are well lit or Complies - Loading bay is
access routes are clearly can be locked after hours. externally marked and
identifiable to all persons, provided.
S23.1 All premises are identified by the
particularly emergency Storage areas are contained
provision of the street number in a prominent
services personnel. inside the proposed building
location, preferably near the site entry, (i.e. on
and will be locked after hours.
the kerb or letterbox or by signage on the
building or site).
Complies- The Proposed
O24 All building entries S24.1 The number of entrances and exits are development will have
are designed to be limited and main building entrances/exits are signage to depict street
obvious and easily located at the front of the site, in view of the number which
identifiable. street. Where this is not possible, due to site or will be easily identified.
existing building constraints, a well-defined
path is provided to the entrance/exit; Complies – Entrances to
both the showroom and
AND
administration office are
S24.2 All entrances/exits to buildings, are well lit located to the front of the site.
and signed, and signage includes hours of These can be seen from the
operation; street.
AND Complies - Lighting is
S24.3 Entrances/exits are located to provide a provided over all entrances
direct link to driveways and carparking areas; and signage provides hours of
operation.
AND
S24.4 Recessed doorways are avoided where Complies – The car parking
the recess is of sufficient size to conceal a area provides direct access
person. Where recessed doorways are to both the administration
unavoidable, measures are used to enhance office and retail area.
safety, as follows—
Complies – The doorways
a) good lighting installed; are not recessed.
b) strategically placed mirrors installed;
c) angled approaches provided; or Complies - Windows and main
O25 Uses are arranged d) Gates which restrict access provided.
within buildings and on entrances are located facing
sites to enable external S25.1 Windows and main entrances are onto the driveway and parking
areas to be monitored. positioned to allow for casual surveillance. area allowing for casual
surveillance.
O26 Communal open S26.1 Communal open spaces, including Complies - An outdoor eating
space, including congregation and seating areas are situated
congregation and seating area is located off the north
where they are in the line of sight of windows, end of the retail area and
areas, is located where it doors and/or balconies of buildings, or can be
can be monitored. faces directly onto the
seen from a street or other public space.
street.
Complies – The building
S27.1 Buildings or structures that are visible
design, external lighting has
O27 Buildings and from a public street or laneway—
been designed to minimise the
structures are designed a) Avoid the use of solid fences and blank opportunities for vandalism.
to minimise opportunities walls which attract graffiti. Where solid
for vandalism. blank surfaces are unavoidable,
measures in the form of landscaping,
creepers, murals, vandal resistant paint,
etc are used;
22
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Building Suncoast Green
column 1 column 2
Specific Probable solutions (if code assessable)
Outcomes
b) Use toughened glass, security screens
and other measures (but not including
security shutters that obscure the view
of shop fronts) 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
O28 Lighting of the construction of buildings.
appropriate intensities Complies – Electrical
S28.1 Lighting of appropriate intensities is
is provided to contractors will install lighting
provided which satisfies the requirements of
maximise safety. which meets Australian
Australian Standard AS1158: Public
Lighting Code, unless otherwise specified in Standard AS1158: Public
this Code; Lighting Code, unless
otherwise specified in this
AND Code;
S28.2 External lighting of a graduated
intensity is provided which starts at a lower Complies – The lighting design
level of brightness at the perimeter of the achieves the solution.
site and rises to a higher level at the
entrance to buildings or at the centre of the
site;
AND
S28.3 Lighting is directed onto the site and Complies - Lighting spill has
away from neighbouring properties; been considered and will be
operated at acceptable levels
AND
and will not impact adjoining
S28.4 Vandal-resistant lighting is used in properties.
O29 Public toilets are public and publicly accessible areas.
designed and constructed S29.1 Public toilets are located in high Complies - The lighting design
to— traffic areas; achieves the solution.
a) ensure the safety of
all people using AND
them; and S29.2 Features that may legitimise N/A
b) take advantage loitering, such as seating or public
of informal telephones are not located within 20m of
surveillance from toilet entrances; N/A
adjoining uses
and activities, AND
discouraging S29.3 Entrances to public toilets are N/A
non-legitimate visible from the street, footpath and other
uses. activity areas on the site or adjoining
sites.
S30.1 Safe and convenient pathway access Complies - A public bus stop is
O30 Premises have is provided from the site to link to existing located on Eumundi Noosa Road
accessibility to public pathway networks that services public approximately 500m from the
transport. transport facilities; subject site.
OR
S30.2 Direct pathway access is provided to Complies - A paved footpath
the public transport facility if the facility is along Gateway Drive and
contained on site or within 50m from the Eumundi Noosa Road links the
property boundary. subject site to the bus stop.
23
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Building Suncoast Green
column 1 column 2
Specific Outcomes Probable solutions (if code assessable)
O31 Business Uses S31.2 Secure and convenient parking
are designed and constructed to space for bicycles is provided on site in Complies - Existing pathway
encourage users of the accordance with AS2890.3 Bicycle Parking network and access encourage
development to access the site by Facilities and Figure 14-1 Minimum walking and cycling.
means of foot or bicycle through Requirements for Bicycle Parking;
provision of appropriate end-of- AND
trip facilities including bicycle
parking and shower/change S31.3 Where at least 5 bicycle parking Complies - The proposed
spaces are required in accordance with development consists of
rooms.
Figure 14-1 Minimum Requirements for 762m² of total floor area plus
Bicycle Parking, end-of-trip cycle facilities Cartaker’s unit and
are provided at the following rate: provides for 5 bicycle parking
a) 1 locker per 2 bicycle parking spaces; and spaces for staff within the
b) 1 shower cubicle with ancillary building.
change rooms per 10 bicycle spaces or
part thereof;
AND
Complies - A shower and
S31.4 Bicycle parking spaces and cyclist change room is provided for as
facilities are designed in accordance with part of the factory lower level
AUSTROADS Guide to Traffic adjoining the showroom. Staff
Engineering Practice, Part 14 – Bicycles, lockers are also provided for
Section 10; AND within the adjoining storage
space.
S31.5 On-site pedestrian facilities such as
seating and shade structures are provided in Complies – The bicycle
developments for the convenience of facilities are designed
persons walking to the site. according to the standard.
Figure 14-1 Minimum Requirements
Complies – The business
for Bicycle Parking
anticipates pedestrians and will
provide suitable seating and
shaded areas.
Use Minimum bicycle
parking
Commercial 1 bicycle parking space
2
Business per 50m or part thereof
of gross floor area.
Entertainment & 1 bicycle parking space
2
Dining Business per 50m or part thereof
of gross floor area.
Industrial 1 bicycle parking space
2
Business Type per 100m or part thereof
2 of gross floor area.
Retail Business 1 bicycle parking space
2
Type 1 (if not a per 50m or part thereof
roadside stall) of gross floor area.
Retail Business 1 bicycle parking space
2
Type 2 per 100m or part thereof
of gross floor area.
Retail Business 1 bicycle parking space
2
Type 3 per 100m or part thereof
of gross floor area.
Retail Business 1 bicycle parking space
2
Type 6 per 100m or part thereof
of gross floor area.
Retail Business 1 bicycle parking space
2
Type 7 per 100m or part thereof
of gross floor area.
24
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Building Suncoast Green
column 1 column 2
Specific Outcomes Probable solutions (if code assessable)
Complies - Waste storage
32.1 Waste storage areas, external storage Area is contained within the
Site facilities areas and loading docks are situated to the loading bay and screened from
O32 Waste storage areas, rear of the building or under the ground; view with appropriate
external storage areas and OR landscape
loading docks do not detract
from the visual amenity of S32.2 With the exception of the access way, Complies – Please refer to the
the streetscape or cause waste storage areas, external storage areas attached landscape plans for
nuisance to adjoining and loading docks are visually screened by details.
properties. landscaping or fencing.
Environment & heritage
values No solution provided Complies - The proposed
O33 There are no significant development is located within
adverse effects on the the industrial zone on land
biodiversity, natural Advisory note that has previously been
vegetation, native wildlife, PSP24 – Effluent Disposal details cleared and filled for
habitats, landscape quality, requirements for the design and siting of development purposes.
water quality or heritage
effluent disposal systems where located Vegetation on site consists of
values, including those related
outside a sewerage service area. regrowth, small to medium
to—
a) changes to natural Compliance with PSP24 will be considered sized saplings and
drainage; as part of Council’s assessment of the undergrowth shrubs and
b) disturbance to any of the plumbing and drainage application. grasses which will need to be
wetland systems; cleared for development.
c) management of landslide Erosion and sediment control
and fire risk; measures will be implemented
d) erosion and the during construction and
transport of sediments appropriate drainage networks
off- site; will be put in place to ensure
e) unmanaged public minimal impact on the
access; surrounding waterways from
4
f) effluent disposal ; runoff from the site. The site is
g) changes to fauna not located within a landslide or
habitat and behavior; fire risk area.
and
h) disturbance of
buildings and
features, including
natural features, of
heritage
significance.
25
Page 26
Building Suncoast Green
column 1 column 2
Specific Outcomes P Probable solutions (if code assessable)
14.113 General
O1 Vehicular access does S1.1 Vehicular access is located and designed
not adversely impact on safety, in accordance with AUSTROADS- Guide to
capacity and operations of the Traffic Engineering Practice requirements for
existing or planned road sight distance and Section 3 of AS2890.1
network, the proposed Parking Facilities;
driveway, cycle ways or AND
22
pedestrian pathway systems. S1.2 Only one footpath crossing is provided ;
AND
S1.3 Driveways, other than within any
setback have a maximum grade in
accordance with Section 3 of AS/NZS 2890.1
O2 Driveways S2.1 Design of the driveway across the Complies – The proposed
and crossovers— footpath is in accordance with Council’s development will comply with
a) are suitable and safe for Standard Drawings 9002 or 9005 as this requirement, please refer
their intended use; and appropriate for the particular type of to attached site plan and
b) match Council development as annotated on the drawings; engineering drawings reflecting
infrastructure. AND these details of compliance.
S2.2 Driveways are designed and Complies – The driveway is
constructed in accordance with Council designed in accordance with
Standard Drawings 9014, 9019, 9020, 9021, Council Standard Drawings
as appropriate for the particular type of 9014, 9019, 9020, 9021 to be
development as annotated on the drawings; consistent for the particular
AND type of development as
annotated on the drawings
S2.3 The change in grades in the driveways
and ramps is in accordance with Section 3 of Complies – Please refer to
AS2890.1 Parking Facilities. attached Building Design
Drawings
O3 In commercial zoned S3.1 Design of multi-tenanted developments N/A - The proposed
areas, the number of in commercial zoned areas include shared development is not located
driveways across pedestrian driveways and parking areas; within a commercial zone.
footpaths is minimised. AND
S3.2 Driveways are located so they abut
existing driveways of adjoining development
where practicable and reciprocal easements
are created to reduce the sealed driveway
width.
O4 Vehicular access does S4.1 Footpath and kerb crossings are located Complies - The proposed
not adversely impact on the clear of existing storm water inlet structures, development driveways and
capacity, operations and water and sewerage infrastructure fittings, any crossovers comply. Please
maintenance of the existing other exiting utility infrastructure, existing refer to attached Building
infrastructure; landscaping and vegetation. Design drawings for details.
AND
Complies - Existing vegetation
O5 Vehicular access does S5.1 No solution provided within the road reserve will be
not adversely impact on the retained to enhance proposed
integrity of existing onsite landscaping, except
landscaping or native where provision is made for
vegetation. the driveway access points.
26
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Building Suncoast Green
Division 13 – Driveways and Parking Code
column 1 column 2
Specific Probable solutions (if code assessable)
O6 Outcomes
Driveway run-off is S6.1 For— Complies – Please refer to
filtered prior to leaving the a) Ancillary dwelling unit, Multiple attached Engineering
premises. housing Types 1 or 2 if less than 5 Drawings reflecting this
carparking spaces, Visitor compliance.
accommodation Type 1 and Home-
based business Type 3—the driveway
is formed to drain to landscaped areas;
and
b) for other uses—grease and oil arrestors
or storm water quality improvement
devices are incorporated into the design
to treat run-off prior to run-off exiting
from the premises.
Table 14-50 — Car parking and maneuvering
column 1 Probable
Specific Outcomes
14.114 Carpark design and layout
O7 Sufficient car parking is S7.1 The number of parking and loading
provided to accommodate the bays is not less than the minimum number
number and type of vehicles specified in Table 14-51 Vehicle Parking
likely to be generated by the Requirements;
development having regard to
the specifics of the use
including—
a) the type and intensity of
land use;
b) any existing parking
available on the site;
c)
O8 hours of operation;
The layout of the S8.1 Parking bays, manoeuvring areas, Complies - Existing parking
d) likely numbers
development provides of users; queuing areas, loading, set down and pickup and maneuvering areas are
e) the peak
adequate, parking
clearly defined areas and driveways are designed to the clearly defined
demand
and easily periods of
accessible— standards set out in Sections 2 and 3 of
a) uses onvehicle
on-site the site; and Australian Standard AS 2890.1 Parking
f) the availability
parking and of Facilities (Part 1: Off-street Carparking) and
alternative carparking.
manoeuvring AS 2890.2 – Off-street Parking (Part 2:
areas; and Commercial Vehicles);
b) loading and AND Complies – One loading bay is
manoeuvring areas S8.2 The number of loading bays is not less provided.
for delivery and than the minimum number specified in Table
service vehicles 14-51.
O9 Parking areas are S9.1 Carparking areas are accessed from N/A
located where they will not rear laneways where practicable.
unduly conflict with
pedestrians
O10 Provisionandis will
made notfor a S10.1 Carparking spaces are provided for Complies – Accessible
dominate the
reasonable streetscape.
number of on site people with disabilities at the rate specified in parking is provided at the
carparking spaces identified Section 2.4.5 of AS 2890.1 – Parking Facilities calculated rate required (1) for
and reserved for people with (Part 1: Off-street Carparking). the proposed development.
disabilities.
O11 Access and egress points S11.1 Vehicle manoeuvring areas are Complies – Please refer to
do not impact on the safety provided in accordance with Section 3 of engineering drawings
and operations of the road AS 2890.1 Parking Facilities (Part 1: Off- attached for details.
system. street Carparking) so vehicles enter and
leave the site in a forward gear.
27
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Building Suncoast Green
c column 2
o Probable solutions (if code assessable)
O12 Parking l S12.1 At locations where pedestrian and Complies – Please refer to
areas are u vehicle conflicts are likely to occur – engineering drawings
designed to - m a) sight distances of at least 2.5 seconds of attached for details.
a) n
provide a progressive travel time at the designated speed are
reduction in1 speed provided;
between the S external b) splayed corners on structures are
p
road and internal parking incorporated;
spaces; e c) landscaping is designed to allow clear
b) ensure lowerc views;
speeds near if d) sign placement ensures that views
i
areas of high are not impeded;
pedestrianc
O
activity through
the use of u S13.1 In large open car parks with greater N/A
appropriatet road than 200 car parking spaces, a pedestrian
geometry or c path between parking spaces is provided on
o
devices designed every second aisle;
m
to limit speed;
and e
c) s distances
maintain sight
which are appropriate for
the likely operating S14.1 No probable solution identified; N/A
speeds in all areas of
potential
pedestrian/vehicle and S15.1 Lighting is provided in accordance with N/A
vehicle/vehicle conflict; Australian Standard 1158.1:1997 - Road
Lighting - Vehicular Traffic (Category
O13 A clearly defined V) Lighting - Performance Installation and
pedestrian network is Design Requirements.
provided
O16 that –use areas of
In mixed S16.1 Resident carparking is limited to one N/A
a) is located
Business centres in residents
areas space per dwelling unit or accommodation unit.
do notwhere
compete peoplewithwill AND
choose
customers fortocarparking
walk; S16.2 Resident carparking is not located in the N/A
b)
spaces.ensures that pedestrian road reserve or between the residential or
movement through car business building and the principal street
parking areas or frontage.
structures are along
O17 Caraisles ratherareas
parking than across
are No solution provided Complies – Landscaping
them; to—
landscaped areas are landscaped, please
a) provide shade; see attached landscape plans
O14 Provision
b) maximiseisinfiltration
made for of for details.
pedestrian
stormand watervehicular
run-off;
queues
c) at conflict
define parking points;
areas;
d) reduce direct
O15 Parking
visibilityareas
of carare lit
to provide security
parking areaswith
O18 Development for
fromthe No solution provided N/A
night-time users.
external viewpoints;
potential to generate
e) soften
significant views
traffic and of parking
hardstand
impactsareas
gives appropriate
consideration to transport
23
and land use issues .
28
Page 29
Building Suncoast Green
co column 2
lumn 1 Probable solutions (if code assessable)
Motor Cycles &Specifi
Motor Complies – Please refer
Scooters c S19.1 For Commercial businesses, to attached Building
O19 DesignatedOutco
Motor cycle or Entertainment & dining business, Design and Engineering
mes spaces
motor scooter parking Industrial business Types 1 and 2, Retail drawings for details.
reduce the reliance on cars. 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
O20 Car parks are designed to S20.1 Grease and oil arrestors or storm Complies – The
ensure run-off is treated to water quality improvement devices are development complies,
remove pollutants prior to leaving incorporated into the design to treat run- please refer to the
the premises. off prior to it leaving the premises. attached civil
engineering drawings
for details.
O21 Carparking areas are No solution provided Complies - The
designed to ensure drainage without development complies,
the use of pumps or other electrical please refer to the
apparatus. attached civil engineering
drawings for details.
O22 Site layout and building S22.1 Below ground components of Complies – Below
design provides for buildings, including car parks, do not ground components of
soft landscaping to be extend beyond the above ground footprint the proposed
established. to allow for the provision of landscaping, development will not
particularly within building setbacks. adversely impact or
intrude on landscaping
areas, so as to comply
with this provision
Education Types 1, 2
or 3 S23.1 Paved setdown areas are provided N/A
O23 Carparking and setdown areas within the site;
are designed and located to facilitate AND
their safe and efficient use. S23.2 For a minimum of 50% of carparking
spaces, pedestrian access to buildings is not
across or through driveways, car parks,
setdown or manoeuvring areas;
AND
S23.3 Carparking and setdown areas are
visible from off-site.
29
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Building Suncoast Green
Table 14-51 — Minimum vehicle parking requirements
Industrial Business—
2
Type 1 Warehouse 1 space per 50m or part thereof of use area N/A
OR
2
For self-storage units — 1 space per 500m
of use area
2
Type 2 Production, 1 space per 30m , or part thereof, of use Complies – Refer to
2
alteration, repackaging area, for areas up to 150m ; building design site plan
& repairing AND for breakdown of
2
1 space per 50m , or part thereof, of use carparking analysis.
2
area, for areas up to 500m ;
AND
2
1 space per 100m , or part thereof, of
2
use area in excess of 500m ;
AND
2 2
a) for sites 1000m - 1999m a
loading bay for a single unit truck
of 12m x 3.6m; or
DIVISION 17 - LANDSCAPING CODE
14.130 Specific Outcomes and Probable Solutions for the Landscaping Code
column 1 Specific column 2
Outcomes Acceptable
solutions (if self
14.134 General requirements assessable)
Streetscape and amenity Probable
O1 Sufficient landscaped areas S1.1 Landscaped areas, solutions
not less (if
thancode Complies – Please refer to
are provided to— assessable)
the minimum areas and dimensions attached proposed plans
a) enhance the visual specified in Tables 14-56 or 14-57, and landscape plans for
amenity and natural are provided and maintained; details.
landscape character of the AND
area, streetscape and local S1.2 Landscaping is designed, planted and
area; maintained in accordance with PSP3 Complies – Please refer to
b) retain natural landscape Landscaping Plants and Guidelines. attached proposed plans
features, such as rock and landscape plans for
outcrops and existing large details.
trees;
c) retain existing native
vegetation and enhance
buffer areas around
property boundaries;
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 30
h) provide privacy between
any dwelling units and
accommodation units on
Page 31
Building Suncoast Green
Building and landscape Complies – Below ground
design S2.1 Below ground components of components of the proposed
O2 Site layout and building buildings do not extend beyond the above development will not
and landscape design— ground footprint to allow for landscaping adversely impact or intrude
a) provides for soft particularly within building setback areas; on landscaping areas, so as
landscaping to be AND to comply with this
established in and provision.
around the
development; S2.2 Basement carparks do not N/A
encroach into building setback areas;
b) maximises the retention of AND
large canopy trees; S2.3 Plants are grouped in mulched beds Complies – Please refer to
c) within the Eastern Beaches rather than planted individually to provide for attached proposed plans
Locality and Noosa Heads optimum growing conditions and less and landscape plans for
Locality, avoids the removal maintenance; details.
of heath vegetation, except AND
where required for internal S2.4 These plants grouped in mulched
roads and service and beds are not subject to any hedging Complies – Please refer to
infrastructure construction; maintenance regimes; AND attached proposed plans
and landscape plans for
d) minimises the extent of S2.5 Landscaping is designed, planted and details.
impervious paved areas; maintained in accordance with PSP3
e) provides for suitable Landscaping Plants and Guidelines; Complies – Please refer to
plant layouts and AND attached proposed plans
densities; and landscape plans for
S2.6 Alternatives to impervious pavement details.
f) facilitates the adoption are provided and are located where
of appropriate planting landscaping and existing vegetation will
techniques; and benefit from increased infiltration of
g) considers on-going rainwater.
maintenance requirements
to assure the establishment
and ongoing survival of
plantings.
Species selection
O3 Landscaped areas include S3.1 Plantings— Complies – Please refer to
plant species that— a) comprise plant species identified for the attached proposed plans
relevant landscape character area in and landscape plans for
PSP3 Landscaping Plants and details.
Guidelines; and
31
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Building Suncoast Green
colu column 2
mn 1 Acceptable solutions (if self
Specific assessable) Probable solutions (if
Outcome
a) are appropriate to the code assessable)
b) avoid undesirable plant species
biophysical s conditions and identified in
landscape character of the PSP3 Landscaping Plants and N/A
area; Guidelines;
b) are suitable for the space OR
available, the level of visual
and climatic exposure, the S3.2 For landscaping around pool
functional requirements of areas—
the site and the scale of the a) no more than 30% of the landscaped
development; area is a mixture of plants of local
c) provide for appropriate origin and exotic plant species,
levels of shade and provided none of the plant species are
sunlight to occupants of undesirable plants identified in PSP3
the development Landscaping Plants and Guidelines;
throughout the year; and
d) minimise the demand for water b) palms are specifically located in
use; group plantings in accordance
e) in road reserves, provide with PSP3 Landscaping Plants
street trees with effective and Guidelines; N/A
canopy shading having AND
regard to the size and scale S3.3 Root guards are utilised around
of the road reserve and the species with potentially invasive roots.
location of services and
other structures;
f) for street trees in towns
are villages, are consistent
with the existing
streetscape character;
g) do not cause
potential damage to
buildings
Safety or
and security
O4 structures;
Landscaping is designed S4.1 No solution provided. Complies – Please refer to
h) located
and are not harmful
to maximiseto the attached proposed plans
pedestrians,
safety and security particularly
of public and and landscape plans for
Figure 14-16 — Landscaping
around
private areasschools,
by— childcare details.
allows for adequate safe vision at
a) centres, shopping
clearly defining theareas and
driveways and intersections
other high pedestrian
boundaries between areas;
i) in intensively
private used spaces;
and public
b) environments,
promoting casual can
endure high levels
surveillance of
of buildings and
activity; and from the street
public areas
j) forandrural residential
other public areas for
developments,
personal security arereasons;
best
c) suited
avoidingto less intensive spots;
concealment
maintenance
and and low
d) availability
maintainingofsafewater for
sight
gardens.
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 32
pedestrian and vehicle
circulation routes.
Page 33
Building Suncoast Green
colum column 2
n1 Acceptable solutions (if self
Specific assessable) Probable solutions
O5 Outcomes
The provision of (if codeprovided
S5.1 Landscaping assessable)
which allows Complies – Please refer to
landscaping is to a satisfactory adequate visibility for casual surveillance attached proposed plans
standard ensuring that it does not of public and semi-public spaces, including and landscape plans for
lead to opportunities for entrances and exits to sites and buildings, details.
concealment and possible assault by:
sites. 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. Complies – Please refer to
S6.1 Street trees and trees in carparking attached proposed plans
O6 Street trees and plantings areas achieve a maximum of 900mm and landscape plans for
in towns and villages, carparks clear trunk height for a 2.0m high tree at details.
and other areas where potential planting and are able to attain a clear
conflicts with vehicles and trunk height of 1900mm on maturity; AND Complies – Please refer to
pedestrians are evident, are S6.2 All scrub planting to be a maximum attached proposed plans
planted so as to maximise height of 700mm from the road pavement and landscape plans for
vehicle and pedestrian safety. (not top of kerb). details.
33
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Building Suncoast Green
Services and utilities
O7 All landscaping works S7.1 Plant species used in landscaping N/A
maintain adequate safe distance adjacent to substations, or adjacent to or
from services and utilities including on electricity transmission line easements,
substations, overhead powerlines, are less than 4m high at maturity and do
power poles and transformers, not encroach within 3m of a substation
street lamps, stormwater boundary;
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
Figure 14-17
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;
Figure 14-18 b) 4m from street lamps;
c) 2m from storm water 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 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.
Industrial Business
O20 Landscaping within No solution provided Complies – Please refer
industrial developments to attached proposed
is designed to— plans and landscape plans
Figure 14-25 Appropriate species at
a) maximise retention of existing for details.
correct density and height effectively
vegetation;
screen bulky industrial buildings
b) provide planting in mulched
areas at entrances, along
boundaries and around car
parking and site facilities to
provide screening and
shading;
c) lessen the impact of building
bulk though the planting of
vegetation that is in scale
with the building, and by
using mounding where
appropriate (see Figure 14-
25); and
d) provide outdoor areas for staff.
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Building Suncoast Green
14.139 Carparking areas
Off street carparks
28
O28 Landscaping of carparking S28.1 One advanced canopy tree (a Complies – Please refer
areas is designed to— minimum of 100 litres pot size) is to attached proposed
a) reduced the visual provided— plans and landscape plans
impact of the a) in towns and villages, shopping for details.
development; centres or commercial areas— for
b) provide for advanced every 4 carparking spaces; or
canopy trees to shade b) otherwise—for every 6 carparking
vehicles and to reduce spaces; AND
2
reflected radiation; S28.2 A minimum area of 5m is provided
c) ensure canopy trees are around each canopy tree, which is
protected from vehicle mulched and treated;
damage by providing AND
adequate sized garden beds; S28.3 Plants are grouped in mulched beds
d) maximise opportunities for rather than using individual, evenly spaced
infiltration of rainwater on- trees and scrubs;
site; and AND
e) minimise contaminated S28.4 Semi-pervious pavement surfaces
runoff entering the storm are used, such as grass cell paving, to
water system and increase infiltration of rainwater and
watercourse. minimise contaminated runoff, including
hydrocarbons, entering the storm water
system and watercourses;
AND
S28.5 Runoff from carparking areas is
directed to landscaped areas to minimise
contaminate runoff, including
hydrocarbons, entering the storm water
system and watercourses;
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Building Suncoast Green
colun column 2
1 Specific Acceptable solutions (if self
Outcomes assessable) Probable solutions
AND (if code assessable)
S28.6 Garden mounding is
incorporated into carparking areas
adjacent to frontages; AND
S28.7 Surface and subsurface drainage
swales are used to maximise storm
water infiltration; AND
S28.8 A planting bed of at least 1m width
with screen fencing and dense planting is
provided to any property boundary with an
adjacent residential development.
On-street car parks
O29 Edges to parking and turning S29.1 Where vehicles are parked parallel to Complies – Please refer
spaces for on street parking are the kerb, landscaping is setback a minimum to attached proposed
landscaped to provide shade and of 500mm from the back of the kerb to allow plans and landscape plans
screening, while ensuring adequate adequate access (see Figure 14-27); for details.
access to vehicles. AND
S29.2 Street trees are planted a minimum
Figure 14-27 Allow 500mm for
of 1m from the back of the kerb in the road
passenger access
reserve verge.
Conclusion
In conclusion we find this development to be compliant with the overall outcomes of the
applicable codes and provisions of the Noosa Planning Scheme. If Council requires any
further assistance regarding this application please do not hesitate to contact our office.
Yours Sincerely
Debbie Johnson
[email protected]
36