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Attach K- Code Compliance Tables
Attached to the e-mail MCU16/0012 - 5 Garnet Street Cooroy.
town planning
code compliance tables
Planning Scheme Code Compliance Tables
Business Uses Code
Specific outcomes, probable solutions and acceptable solutions for the Business Uses Code
Table 14-8 For all Business Uses
Specific Outcomes Probable Solutions Compliance
14.16 Effects of use
Electricity infrastructure S18.1 No solution provided Complies- the proposal will not impact on
O18 The development does not adversely impact S19.1 Development for uses adjacent to or within existing or future electricity supply infrastructure.
on existing or future electricity supply 50m of an existing electricity substation
infrastructure; incorporates noise attenuation measures to
mitigate noise impacts;
AND AND
O19 All uses and works maintain an adequate safe S19.2 Buildings and structures (including swimming Complies- the proposed building will not
distance from electrical infrastructure including pools, sheds, tennis courts and outbuildings) are impinge on safe distance from electrical
substations, overhead powerlines, power poles not constructed under overhead electricity infrastructure.
and transformers. transmission lines, or within electricity easements.
Noise No solution provided Complies – the site is located within the Business
O20 Development is designed and sited to avoid Centre zone and will not lead to noise emissions
noise emissions that unreasonably diminish the that diminish the amenity of the surrounding
amenity of the area or surrounding uses. area.
Mechanical plant and equipment and storage S21.1 Mechanical plant and equipment are— Able to be conditioned to comply- in the main
areas a) located more than 2m from any property plant and equipment is located within the
O21 Mechanical plant and equipment (including boundary; basement and is therefore not visible external to
air conditioning equipment) and storage areas are b) where located at ground level, screened by the site.
designed and located to— fencing 1.5m in height or dense vegetation of at
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a) avoid adverse visual impacts when viewed from least 1.5m in width incorporating grouped trees and
the street and adjoining properties; and shrubs with maximum separation distance of 1m
b) visually integrate with the building design. measured from the centre of the tree or scrub; and
c) are visually integrated into the line and plane of
the building and roof design and do not project
beyond the height or width of the building when
viewed from the street and adjoining properties;
AND
S21.2 For Industrial business and Retail business
Type 3, materials stored outside of a building do not
exceed 4m in height or half the height of the on-site
buildings whichever is the greater.
Safety and security S22.1 Boundaries are identified by such means as - Complies- the boundaries of the site will be
O22 All property boundaries are clearly a) fencing; or clearly delineated with landscaping and entry
identifiable with public and private spaces clearly b) changes in surface materials or levels; or paths clearly defined.
defined. c) landscape treatments;
AND
O23 All premises and access routes are clearly S22.2 Loading and storage areas are well lit or can Complies/ able to comply- the loading dock is
identifiable to all persons, particularly emergency be locked after hours. accessible from Wimmers Lane but will be
services personnel. S23.1 All premises are identified by the provision of secured outside operating times. Site
the street number in a prominent location, identification will be prominently displayed
O24 All building entries are designed to be preferably near the site entry, (i.e. on the kerb or particularly having regard to the nature of the
obvious and easily identifiable. letterbox or by signage on the building or site). use. Clearly defined entry points are provided
S24.1 The number of entrances and exits are limited from Garnet Street. Ramp and stair access is
O25 Uses are arranged within buildings and on and main building entrances/exits are located at the provided directly between the basement and the
sites to enable external areas to be monitored. front of the site, in view of the street. Where this is proposed supermarket.
not possible, due to site or existing building Building recesses have been avoided. Public
O26 Communal open space, including constraints, a well defined path is provided to the seating areas are located at the street frontage to
congregation and seating areas, is located where entrance/exit; promote activity/ monitoring opportunity in this
it can be monitored. AND space.
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S24.2 All entrances/exits to buildings, are well lit Lighting to be provided is able to comply.
O27 Buildings and structures are designed to and signed, and signage includes hours of
minimise opportunities for vandalism. operation;
AND
O28 Lighting of appropriate intensities is S24.3 Entrances/exits are located to provide a direct
provided to maximise safety. link to driveways and carparking areas;
AND
O29 Public toilets are designed and constructed S24.4 Recessed doorways are avoided where the
to— recess is of sufficient size to conceal a person.
a) ensure the safety of all people using them; and Where recessed doorways are unavoidable,
b) take advantage of informal surveillance from measures are used to enhance safety, as follows—
adjoining uses and activities, discouraging non- a) good lighting installed;
legitimate uses. b) strategically placed mirrors installed;
c) angled approaches provided; or
d) gates which restrict access provided.
S25.1 Windows and main entrances are positioned
to allow for casual surveillance.
S26.1 Communal open spaces, including
congregation and seating areas are situated where
they are in the line of sight of windows, doors
and/or balconies of buildings, or can be seen from a
street or other public space.
S27.1 Buildings or structures that are visible from a
public street or laneway—
a) avoid the use of solid fences and blank walls
which attract graffiti. Where solid blank surfaces are
unavoidable, measures in the form of landscaping,
creepers, murals, vandal resistant paint, etc are
used;
b) use toughened glass, security screens and other
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measures (but not including security shutters that
obscure the view of shopfronts) are used in
windows which are provided at ground level, to
deter break and enters; and
c) use hardy vandal proof materials and anti-graffiti
paint are used in the construction of buildings.
S28.1 Lighting of appropriate intensities is provided
which satisfies the requirements of Australian
Standard AS1158: Public Lighting Code, unless
otherwise specified in this Code;
AND
S28.2 External lighting of a graduated intensity is
provided which starts at a lower level of brightness
at the perimeter of the site and rises to a higher
level at the entrance to buildings or at the centre of
the site;
AND
S28.3 Lighting is directed onto the site and away
from neighbouring properties;
AND
S28.4 Vandal-resistant lighting is used in public and
publicly accessible areas.
S29.1 Public toilets are located in high traffic areas;
AND
S29.2 Features that may legitimise loitering, such as
seating or public telephones are not located within
20m of toilet entrances;
AND
S29.3 Entrances to public toilets are visible from the
street, footpath and other activity areas on the site
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or adjoining sites.
S30.1 Safe and convenient pathway access is Complies- the site is located within the Business
O30 Premises have accessibility to public provided from the site to link to existing pathway Centre zone within the Cooroy township. It is
transport. networks that services public transport facilities; proximate to public transport opportunities
OR available to the township.
S30.2 Direct pathway access is provided to the
public transport facility if the facility is contained on
site or within
S31.1 Safe and convenient cycle access to and from Complies / able to comply. The site fronts Garnet
O31 Business Uses are designed and constructed the site from the existing road and bicycle network, St with pedestrian access to the existing
to encourage users of the development to access and safe pathway movement within the site is pedestrian network. A connecting staircase is
the site by means of foot or bicycle through provided; provided from the site to Wimmers Lane.
provision of appropriate end-of-trip facilities AND
including bicycle parking and shower/change S31.2 Secure and convenient parking space for
rooms. bicycles is provided on site in accordance with
AS2890.3 Bicycle Parking Facilities and Figure 14-1
Minimum Requirements for Bicycle Parking;
AND
S31.3 Where at least 5 bicycle parking spaces are
required in accordance with Figure 14-1 Minimum
Requirements for Bicycle Parking, end-of-trip cycle
facilities are provided at the following rate:
a) 1 locker per 2 bicycle parking spaces; and
b) 1 shower cubicle with ancillary change rooms per
10 bicycle spaces or part thereof;
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AND
S31.4 Bicycle parking spaces and cyclist facilities are
designed in accordance with AUSTROADS Guide to
Traffic Engineering Practice, Part 14 – Bicycles,
Section 10;
AND
S31.5 On-site pedestrian facilities such as seating
and shade structures are provided in developments
for the convenience of persons walking to the site.
Figure 14-1 Minimum Requirements for Bicycle
Parking
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Site facilities 32.1 Waste storage areas, external storage areas Complies – the waste storage and loading dock is
O32 Waste storage areas, external storage areas and loading docks are situated to the rear of the accessed from Wimmers lane at the rear of the
and loading docks do not detract from the visual building or under the ground; site and is removed from the more prominent
amenity of the streetscape or cause nuisance to OR Garnet St frontage.
adjoining properties. S32.2 With the exception of the access way, waste
storage areas, external storage areas and loading
docks are visually screened by landscaping or
fencing.
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Environment & heritage values No solution provided Complies – the development will not result in any
O33 There are no significant adverse effects on significant adverse effects on values identified
the biodiversity, natural vegetation, native wildlife, Advisory note within the Specific Outcome O33.
habitats, landscape quality, water quality or PSP24 – Effluent Disposal details requirements for
heritage values, including those related to— the design and siting of effluent disposal systems
a) changes to natural drainage; where located outside a sewerage service area.
b) disturbance to any of the wetland systems; Compliance with PSP24 will be considered as part of
c) management of landslide and fire risk; Council’s assessment of the plumbing and drainage
d) erosion and the transport of sediments off-site; application.
e) unmanaged public access;
4
f) effluent disposal ;
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features,
including natural features, of heritage
significance.
Table 14-10– Entertainment & Dining Business or Retail Business Types 1 or 2
Specific Outcomes Probable Solutions Compliance
14.18 Effects of use
Noise and visual amenity S35.1 For uses involving outdoor courts including Complies- the site is located within the Business
O35 Uses maintain a satisfactory level of acoustic tennis courts, half courts and netball courts—the Centre zone and within the Cooroy township. The
and visual amenity for surrounding uses. use complies with the requirements in Section 2 of proposed use will maintain a satisfactory level of
PSP8 Tennis and other Courts. visual and acoustic amenity for surrounding uses.
Outdoor dining areas S36.1 Walls to outdoor dining areas are— N/A- Outdoor dining does not form part of this
O36 Outdoor dining areas are designed and a) if facing a roadway or other public area, application.
located so that— transparent;
a) structures are aesthetically pleasing and in b) not made of flexible, roll-up or drop plastic
keeping with the existing character of the area, sheeting;
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including the architecture of the associated c) separated from the floor and any roof by a
building; minimum vertical gap of 500mm; and
b) outdoor dining adds to the landscaped d) if detachable or collapsible, are only used during
streetscape without increasing perceived building inclement weather;
bulk;
c) temporary walls or roofs are stored when not in AND
use and secured at all times; S36.2 Roof, walls or other structures do not extend
d) adequate air movement is available; and beyond the boundaries of the premises;
e) structures do not impede the movement of AND
pedestrians or vehicles; S36.3 The outdoor dining area complies with
Planning Scheme Policy PSP14 Outdoor Dining.
AND S37.1 Roof structures over outdoor dining areas
O37 Adequate clearways and head clearance are have a minimum clearance height of 2.1m.
provided to allow safe movement of users of the
premises.
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Cooroy & Lake Macdonald Locality Code
Specific Outcomes for the Cooroy & Lake Macdonald Locality
Specific Outcomes Probable Solutions Compliance
6.9 Effects of use
Amenity No solution provided Complies- The use is located within the Business
O1 Uses are located, designed and operated to Centre zone and the proposed use is one
avoid significant adverse changes to the light, air anticipated to occur within this zone. The
quality, noise, accessibility or other conditions proposed use will have no significant adverse
enjoyed by users of associated, adjoining or impact on adjoining uses.
nearby uses.
Scenic amenity No solution provided Complies – the proposal will have no impact on
O2 Important scenic vistas including those to and these important scenic vistas.
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 Complies, the proposal is not located on a road
O3 The function of, and visual amenity and considered to form part of the major road network
character surrounding the, major road network, and its operation will not adversely impact on the
including Diamond St, Cooroy–Noosa Road, Belli function of such roads. Refer to the attached
Creek Road and Lake Macdonald Drive is Traffic report regarding impacts on the local road
protected and enhanced. network.
Laneways No solution provided Complies- the proposal utilises Wimmers Lane to
O4 Uses do not diminish the ability of laneways provide for the servicing needs of the proposal
to— including delivery of goods and transfer of waste
a) relieve traffic on streets; products. Refer to the attached Traffic report
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b) provide convenient and safe rear access to regarding impacts on the local road network. That
premises; and report confirms that Wimmers Lane is of sufficient
c) add to the heritage character of Cooroy; configuration to allow the design service vehicle
(HRV) to safely access the site. Due to the fall of the
AND site and service function at the rear of the site,
O5 Access for new uses is only taken off a laneway pedestrian access through to Wimmers lane from
where upgrading works are carried out to the Garnet Street is provided by way of stairs adjacent
laneway to enable the laneway to accommodate to Wimmers Lane. The use of Wimmers Lane, as
the anticipated levels of traffic. proposed, enhances the heritage character of
Cooroy by removing service vehicle access from
the principal Garnet St road frontage.
6.10 Built form
Density No solution provided N/a – residential development not proposed.
O6 The density of development within the site
area—
a) is compatible with surrounding development;
and
b) does not exceed—
i. For the Semi-Attached Housing Zone–1 dwelling
unit per 400m2 of site area with a maximum
population density of 100 persons per hectare;
ii. For the Attached Housing Zone–maximum
population density of 100 persons per hectare; and
iii. For the Business Centre Zone– 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
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form of Retirement & Special needs housing; and
c) has a low site impact to enhance the
opportunity to maintain natural site characteristics
such as native vegetation and natural landforms.
Height S7.1 Buildings and other structures have a Complies with Specific Outcome– whilst building
O7 Buildings and other structures— maximum building height of— height (9.4m) exceeds 8m to the Wimmers Lane
a) are low rise and present a building height a) if in the Rural or Rural Settlement Zone—8m, or frontage, the building is no more than 2 stories
consistent with structures on adjoining and 9m where the pitched roof but no other part of and presents as single storey (5.5m) to Garnet
surrounding premises; the building or structure exceeds 8m; or Street. The building does not dominate the
b) have a maximum building height of 2 storeys; b) if in the Open Space Recreation Zone and used streetscape and provides for active shopfront
c) do not visually dominate the street, surrounding for an indoor sporting complex—11m presentation to Garnet St.
spaces or the existing skyline; c) if in the Industry Zone—10m;
d) preserve the amenity of surrounding land uses; d) in all other zones—8m.
e) respect the scale of existing vegetation; and
f) respond to the topography of the site by
avoiding extensive excavation and filling.
Setbacks S8.1 Buildings and structures comply with the Complies – Schedule 1 does not require the
O8 Buildings and other structures are appropriately minimum setbacks identified in Schedule proposal to be setback from either Garnet Street
designed and sited to— or Wimmers Lane. Similarly, as the site does not
a) provide amenity for users of the premises as adjoin a residential zone, side boundary setbacks
well as preserve the visual and acoustic privacy of do not apply.
adjoining and nearby properties;
b) preserve any existing vegetation that will buffer
the proposed building from adjoining uses;
c) allow for landscaping to be provided between
buildings; and
d) maintain the visual continuity and pattern of
buildings and landscape elements within the
street.
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Site cover, gross floor area and plot ratio No solution provided Complies- the site cover and scale of development
O9 The site cover, gross floor area and plot ratio of is consistent with that of existing development in
buildings and other roofed structures— the area and with that anticipated for
a) results in a building scale that is compatible development within the Business Centre zone.
with surrounding development; Provision is made for landscaping and public
b) does not present an appearance of bulk to seating opportunities fronting Garnet St. The
adjacent properties, roads or other areas in the development provides for appropriate on –site
vicinity of the site; stormwater management and provision for
c) maximises the retention of existing vegetation vehicle access.
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 does not exceed— N/A – within the Business Centre zone and not for
a) for a class 1 or class 10a structure within the residential development.
Detached Housing Zone, —
i for a single storey building - 50%; or
ii for a building of 2 or more storeys - 50% on the
ground floor and 30% for the upper storey(s), or
40% for all storeys for a building of 2 or more
storeys;
b) for other classes within the Detached Housing
Zone - 40%;
c) for the Semi-Attached Housing Zone—40%; or
d) for the Attached Housing Zone—40%
e) for the Community Services Zone—50%
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O11 For Multiple Housing Type 2 buildings have
a maximum plot ratio of 0.45:1.
O12 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4, or the accommodation
unit component of an Entertainment and dining
business Type 3—maximum gross floor area is
equivalent to the maximum allowable population
in persons multiplied by 40m2.
O13 For the Business Centre Zone plot ratio does Complies- The proposed building has a gross floor
not exceed— area of 1365m2 representing a plot ratio of 0.45:1.
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 drainage68 S14.1 For new buildings or structures or additions Complies – refer to the attached Preliminary
O14 Buildings and other works are designed and of more than 50m2 gross floor area to an existing stormwater management plan. The existing
sited to— building or structure, floor levels for habitable stormwater easement is intended to be relocated
a) provide flood free access to premises and flood rooms are— within the site to the east of its present location to
free habitable areas; a) for areas where minimum floor levels are be clear of the proposed structures.
b) allow only minor, short term and infrequent available—not less than the specified level;
flooding of non-habitable areas; b) for areas where flood modelling is available—a
c) ensure carparking areas can be adequately minimum of 500mm above the modelled flood
drained; level; and
d) ensure drainage does not adversely impact c) for areas where flood modelling is not available,
upon other premises; and a minimum of 500mm above the highest known
e) ensure filling or excavation does not adversely flood level;
impact upon other premises by—
i. causing ponding of water on the site or nearby AND
land; S14.2 Where Council infrastructure is available—
ii. increasing flooding, which adversely affects the a) any drainage (including buildings and yards)
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safety or use of any land upstream and flows to that infrastructure; and
downstream; and b) the infrastructure has the capacity to accept any
iii. adversely affecting the flow of water in any additional loading;
overland flow path.
AND
S14.3 Car parking and maneuvering areas are
constructed at a level that permits the parking
area to drain from the site by gravity means,
without the need for mechanical pumping; or
S14.4 Basements for residential uses have flood
immunity above the Q100 where alternative
means to mechanical pumping are used to
achieve such immunity; or
S14.5 Basements for non-residential uses 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 S15.1 Buildings are of split level design that step Complies – the building will have a suspended
O15 On sloping sites, buildings and structures are down the slope or have a suspended floor floor level that ties in with the Garnet St level
designed to maximise the use of natural slope and construction; (See Figure 6.1 below)
minimise the need for cut and fill. AND
S15.2 Cut or fill is less than 2m in depth;
AND
S15.3 The distance between the ground and the
lowest part of the floor of the building does not
exceed 3m.
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Roof form S16.1 With the exception of industrial buildings Complies with Specific Outcome – refer to
O16 Roof forms— the main roof of the building has a roof pitch no Architectural statement contained within Section
a) contribute positively to the local skyline; less than 12 degrees and has minimum 600mm 4 of the planning report.
b) complement the low rise character of the eaves to at least 75% of the perimeter of the
locality; building;
c) use simple traditional roof designs, such as AND
hipped, gabled or skillion; and S16.2 Building and structures
d) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Public transport node S17.1 A public transport node is located within Not applicable to this proposal.
O17 An accessible and safe public transport node Cooroy as identified in Schedule 5 on Map 1.
is established and operated within Cooroy that—
a) links public transport services to other centres
and destinations throughout the Sunshine Coast;
and
b) forms part of an integrated transport network
that is accessible via pedestrian and bicycle
pathways.
6.11 Environment, conservation and recreation
Environment and cultural heritage values No solution provided Complies- the proposal will not create any
O18 There are no significant adverse effects on significant adverse effects on the values identified
biodiversity, natural vegetation, native fauna Advisory note within the Specific Outcome.
habitat, landscape quality, water quality or cultural PSP24 – Effluent Disposal details requirements for
heritage values, including those related to— the design and siting of effluent disposal systems
a) changes to natural drainage; where located outside a sewerage service area.
b) disturbance to any of the wetland systems; Compliance with PSP24 will be considered as part
c) management of landslide and fire risk; of Council’s assessment of the plumbing and
d) erosion and the transport of sediments off site; drainage application.
e) unmanaged public access;
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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 S19.1 and S20.1 Open space corridors and Complies – the development does not impinge on
O19 An integrated open space network is existing native vegetation in areas indicated in those areas identified within Schedule 5- Map 4.
established, enhanced and protected throughout Schedule 5 – Map 4 are protected from The site is within the Business Centre zone and
the locality to— fragmentation and encroachment by within the Cooroy township and does not form
a) provide for both passive and active recreational development. part of the open space network.
pursuits;
b) provide connectivity for pedestrians, cyclists,
and horse riders;
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development;
AND
O20 The open space network links—
a) forests including parts of Tewantin and Ringtail
State Forests;
b) the catchment of Lake Macdonald;
c) the vegetated ranges of the sub-coastal
escarpment in the north, south, and east of the
locality; and
d) the riparian corridors of the Six-Mile and
Ringtail Creeks and their tributaries.
Noosa Trail Network S21.1 Development includes linkages to or N/A – the site is not located in the vicinity of the
O21 A comprehensive network of bridle trails and between existing or future components of the Noosa trail network.
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pedestrian and bicycle linkages is established, Noosa Trail Network, as indicated in Schedule 5 –
enhanced and protected incorporating road Map 3;
reserves, State forests, Council owned land and AND
private lands consistent with the lifestyle and S21.2 Development does not have an adverse
outdoor recreation needs of Noosa’s residents and impact on the access functions of the Noosa Trail
visitors; Network, as indicated in Schedule 5 – Map 3,
including severing of existing or future linkages;
AND OR
O22 The Noosa Trail Network in the locality is S21.3 Alternative linkages to those indicated in
supported by overnight camping facilities, home- Schedule 5 – Map 3 are provided;
hosted accommodation and signage, allowing AND
local residents and visitors to experience the S21.4 Linkages to the Noosa Trail Network are
natural values of the area and to access key designed and constructed in accordance with—
destinations including— a) Australian Standard 2156.1 Walking Tracks Part
a) the town of Cooroy; 1: Classification and Signage to a minimum of a
b) Lake Macdonald; Class 4 Standard; and
c) the Botanic Gardens; and b) Australian Standard 2156.2 Walking Tracks Part
d) State forests, conservation parks and other 2: Infrastructure Design;
recreation facilities in the locality.
S22.1 No solution provided
Pedestrian and bicycle pathways S23.1 Pedestrian and bicycle pathways are Complies- The site is not identified within the
O23 Safe and convenient pedestrian and bicycle provided and retained where indicated in the Priority Infrastructure Plan for pathways and
pathways are provided and retained between and Priority Infrastructure Plan in Part 15; therefore is not part of the trunk pedestrian
around key destinations, including— AND network. Currently the site is not part of a
a) between Cooroy and Tewantin; S23.2 Contributions toward pedestrian and pedestrian connection from Garnet St to Emerald
b) between Cooroy and the Noosa Botanical bicycle pathways are provided in accordance with St. It is not identified as part of a mid – block link
Gardens; and the Priority Infrastructure Plan in Part 15. within any Planning scheme documentation.
c) within and around the town of Cooroy. Garnet St (between Maple St and Wattle Street St)
is 190m in length. The provision of a convenient
pedestrian network within Cooroy is not
compromised without pedestrian connection
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through the site. Notwithstanding, provision has
been made for a stairway fronting Wimmers Lane
to provide for pedestrian access through the site
Protection of Lake Macdonald water supply S24.1 Within the Lake Macdonald catchment area N/A- the site is not within the catchment area. The
O24 Development does not adversely impact on shown on Natural Resources Overlay Map OM3.5, site is connected to the reticulated sewerage
the Lake Macdonald water supply. major water buildings and other structures are not located system. Appropriate on – site stormwater
storage and supply - Lake Macdonald70. below 98.5m AHD. treatment measures are included.
No solution provided.
S25.1 No solution provided
AND S26.1 No solution provided
O25 The number and location of access points to S27.1 No solution provided
watercourses is controlled and managed to
prevent adverse impacts on water quality in Lake Advisory note
Macdonald; PSP24 – Effluent Disposal details requirements for
the design and siting of effluent disposal systems
AND where located outside a sewerage service area.
O26 Key nodes are established and appropriately Compliance with PSP24 will be considered as part
managed at the following locations and include of Council’s assessment of the plumbing and
facilities such as parking and picnic areas— drainage application.
a) the northern part of the lake, in the vicinity of
the water treatment plant, scouts and fish
hatchery;
b) the western part of the lake in conjunction with
the Botanic Gardens and associated picnic areas;
and
c) the eastern part of the lake, in the vicinity of the
Old Tinbeerwah School Park.
AND
O27 Treatment and disposal of waste water does
not have any detrimental impact on Noosa’s
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Division 20—Specific Outcomes and Probable Solutions for the Business Centre Zone
6.21 Consistent uses
O46 The following defined uses and use classes No solution provided Complies- the use is a retail business.
are consistent uses and are located in the Business
Centre Zone—
a) Commercial business;
b) Entertainment and dining business;
c) Retail business;
d) Education Types 3 or 4;
e) Emergency service;
f) Wellbeing Type 2;
g) Service and utility Type 1;
h) Transport Types 1 or 2;
i) Ancillary dwelling unit;
j) Multiple Housing Type 4 consisting of small
dwelling units; and
k) Visitor accommodation Type 4.
6.22 Inconsistent uses
O47 The following defined uses and use classes No solution provided Complies – the proposal does not involve an
are inconsistent uses and are not located in the inconsistent use.
Business Centre Zone—
a) All Agricultural Uses;
b) Home-based business;
c) Industrial business;
d) Education Types 1 or 2;
e) Open space Types;
f) Wellbeing Type 1, 3 or 4;
g) Service and utility Type 2, 3 or 4;
h) Transport Types 3 or 4;
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i) Detached house;
j) Community residence;
k) Multiple housing if not Type 4 consisting of
small dwelling units; and
l) Visitor accommodation Types 1, 2 or 3.
6.23 Effects of use
Amenity No solution provided Complies – the proposal supports the county town
O48 Cooroy business centre maintains its vibrant character by inclusion of basic design elements
country town character through— such as paved /landscaped meeting space at the
a) wide streets with on-street parking; Garnet Street frontage and architectural
b) strip style development; treatments (refer to Section 4 of the town
c) paved outdoor meeting and dining areas; planning report)
d) space for public art on footpaths; and
e) pedestrian friendly low-speed traffic
environment.
Neighbouring residential uses No solution provided N/A
O49 Buildings and structures adjacent to land in a
residential zone have—
a) a domestic scale, with building size and
landscaped setbacks consistent with that for
development in the residential zone; and
b) no night time business operations.
Mixed use development S50.1 Where multiple housing (small dwelling N/A- not a mixed use development. The proposed
O50 Uses on the ground floor contribute to the units) or ancillary dwelling units are incorporated, use contributes to the function of the Cooroy
function of the business centre. residential uses are not located on the ground centre.
floor but are located above business or
AND community uses.
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O51 Residents do not compete with customers for S50.2 Visitor accommodation may be located at
carparking spaces. the ground floor but is designed and located so as
to ensure the privacy of guests without detracting
from the centre’s streetscape.
S50.3 Where visitor accommodation incorporates
business uses such as a restaurant, function room
or tour booking service such facilities are located
at the front of the ground floor so as to reinforce
the interactive streetscape.
S50.4 Separate identifiable residential entrances
are provided for any residential uses.
AND
S51.1 Resident carparking is limited to one space
per dwelling unit or accommodation unit.
and
S51.2 Resident carparking is not located in the
road reserve or between the residential or
business building and the principal street
frontage.
Pedestrian connectivity No solution provided Complies- The site is not identified within the
O52 Pedestrian connectivity between Business Priority Infrastructure Plan for pathways and
Uses, Community Uses, recreation areas and therefore is not part of the trunk pedestrian
public open space, on both sides of the railway line, network. Currently the site is not part of a
is enhanced. pedestrian connection from Garnet St to Emerald
St. It is not identified as part of a mid – block link
within any Planning scheme documentation.
Garnet St (between Maple St and Wattle Street St)
is 190m in length. . Notwithstanding, provision
has been made for a stairway fronting Wimmers
Lane to provide for pedestrian access through the
site
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6.24 Built form
Streetscape S53.1 Ground floor premises provide a minimum Complies – in excess of the minimum 50 % glazing
O53 Buildings and structures within Cooroy’s of 50% transparent glazing to shopfronts to create is provided to the Granite St frontage of the
Business Centre— active building fronts. building. The building is consistent with scale and
a) are a mixture of original lowset timber frame S54.1 No solution provided bulk and appearance of other building on nearby
buildings and compatible new buildings; S55.1 No solution provided premises. Refer to Architectural statement within
b) are lowset single or double storey with second S56.1 No solution provided Section 4 of the town planning report regarding
storeys set back from the property frontage; building design and features.
c) are consistent in bulk and scale to buildings on
adjacent premises;
d) incorporate awnings, supported by timber
posts, with intimate pedestrian spaces below
awnings;
e) mount signage above awnings on parapet
walls; and
f) incorporate transparent glazed shop fronts that
add interest to the street;
AND
O54 Buildings are compatible with existing
buildings including Federation and Art Deco
styles, without necessarily mimicking such styles,
through—
a) roofs generally concealed behind parapet walls
and not seen from the street;
b) the main entrance visually emphasised in the
centre of the ground floor façade;
c) detailing and articulation for horizontal
emphasis including awnings, parapet walls and
first floor balconies; and
d) signage befitting the architectural integrity of
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the building;
AND
O55 New uses make use of existing buildings with
limited external modifications;
AND
O56 Carparking does not visually dominate the
streetscape.
Complies- Parking provided at surface level is
setback approximately 7m from the Garnet St
frontage with setback to contain a combination of
landscaping, pathways and possible public
seating. The majority of carparking is provided
within the basement.
Corner sites No solution provided N/A
O57 Buildings on corner sites are street focal points
and are designed to contribute to defining the
street intersection, including the use of interesting
or decorative features or building elements.
Pedestrian environment S58.1 Street awnings— Complies with Specific Outcome – an awning is
O58 Street awnings— a) are provided along the full frontage of the proposed along the full frontage of the building.
a) provide for a feeling of enclosure, human scale building and cover the footpath; Refer to Architectural Statement within Section 4
and a “sense of place” for pedestrians; and b) are set back 1m from the kerb; of the planning report regarding awning design.
b) contribute positively to the character and c) are water proof; Landscaping and public seating is provided to the
streetscape of Cooroy; d) are cantilevered; Garnet St frontage. Only 1 vehicle crossover to the
e) include timber posts set back not less than 1m Garnet St frontage of the site is proposed.
AND from the kerb
f) use an awning slope of within 15 degrees of
O59 Pedestrian amenity and safety is enhanced adjacent awnings; and
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through soft and hard landscaping; g) are no more than 500mm higher or lower than
adjacent awnings that are less than 2m away; and
AND h) are designed and constructed to allow for the
O60 Pedestrian safety and convenience is not unencumbered growth of existing street trees; or
threatened or reduced by additional vehicular i) are no higher than 3m in height.
driveways.
S59.1 No solution provided
S60.1 No additional driveways are created on
Maple Street or Emerald Street.
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