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Appendices B-D
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Appendix B Supporting Documents [OCR of page images] Norris Clarke & O’Brien Pty Ltd Licensed Surveyors Town Planners Development Consultants Appendix B Supporting Documents
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Full text of sections 2 to 82 (of 83)
Section 2
Site Location Diagram [OCR of page images] Norris Clarke & O’Brien Pty Ltd Licensed Surveyors Town Planners Development Consultants Site Location Diagram
Section 3
SITE LOCATION DIAGRAM AND AERIAL PHOTOGRAPH
44 SEAVIEW TCE, SUNSHINE BEACH QLD 4567
Aerial Photograph of Subject Site – source: QLD Globe
Site Location – source: Google Maps
Site Location Diagram (Aerial Photograph)
Section 4
Photographs [OCR of page images] Norris Clarke & O’Brien Pty Ltd Licensed Surveyors Town Planners Development Consultants Photographs
Section 5
PHOTOGRAPHS OF SUBJECT SITE
44 SEAVIEW TCE, SUNSHINE BEACH
Figure 1: Subject site - 44 Seaview Tce, Sunshine Beach
Figure 2: Adjoining dwelling south of subject site
Photographs
Section 6
Figure 3: Adjoining dwelling north of the subject site
Figure 4: Dwelling located opposite subject site (west)
Photographs
Section 7
Appendix C Code Compliance [OCR of page images] Norris Clarke & O’Brien Pty Ltd Licensed Surveyors Town Planners Development Consultants Appendix C Code Compliance
Section 8
Eastern Beaches Locality Plan Code
____________________________________________________________________________________________________________________
Eastern Beaches Locality Plan Code
Criteria for assessable development:
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
7.9 EFFECTS OF USE
Amenity
O1
Uses are located, designed and operated No solution provided. This proposal is for a detached
to avoid significant adverse changes to the dwelling and will not result in adverse
light, air quality, noise, accessibility or other impacts on light, noise or air quality in
conditions enjoyed by users of associated, the immediate or surrounding areas.
adjoining or nearby uses.
Character and Function of the David
Low Way
O2
The vegetated character of the David Low No solution provided. N/A Not applicable. The site is not
Way is protected and new development located near the David Low Way.
recognises and protects the function,
capacity and efficiency of the David Low
Way as the major north-south link
throughout the coastal part of Noosa.
Noosa Plan - Code Compliance
Section 9
Eastern Beaches Locality Plan Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
7.10 Built Form
Density
O3
The density of development within the site No solution provided. This application proposes a single
area— detached dwelling on a standard lot.
(a) is compatible with surrounding
development; and
(b) does not exceed—
i. for the Detached Housing Zone
and the Rural Settlement Zone —
1 Detached house per lot with the
exception of Lot 163 on
RP897370, Pacific Avenue,
Sunshine Beach which has an
allowable population density of
320 persons per hectare
exclusively for the purpose of a
visitor hostel;
ii. for the Semi-Attached Housing
Zone:
A. for sites between 500m2 and
599m2 inclusive - 4.8
persons; or
B. for sites 600m2 or more - 6.6
persons or 100 persons per
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Section 10
Eastern Beaches Locality Plan Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
hectare whichever is the
higher, with the exception of
the following sites which have
an allowable population
density of 320 persons per
hectare exclusively for the
purpose of a visitor hostel—
• Lot 295 on RP883860 at
14 Duke Street,
Sunshine Beach;
• Lots 339-341 on
RP48111 at 1-3 Douglas
Street, Sunshine Beach;
• Lots 92-94 on RP94566,
at the corner of
Wildflower and Hill
Streets, Sunshine Beach;
and
• Lots 8, 9 & 10 on P9315
and Lot 76 on MCH2969
at 215- 219 David Low
Way, Peregian Beach;
iii. for the Attached Housing Zone—
A. if in Sunshine Beach— 160
persons per hectare; or
B. if not in Sunshine Beach 100
persons per hectare with the
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Eastern Beaches Locality Plan Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
exception of Lot 65 on
RP130983 at 7 Selene
Street, Sunrise Beach which
has an allowable population
density of 320 persons per
hectare exclusively for the
purpose of a visitor hostel; or
iv. for the Visitor Mixed Use Zone—
160 persons per hectare; and
v. for the Community Services Zone
maximum population density of
320 persons per hectare
exclusively for the purposes of
Residential Aged Care and 160
persons per hectare for any other
form of Retirement & Special
Needs Housing; and
(c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native
vegetation and natural landforms.
Height
O4 S4.1
Buildings and other structures— Buildings and other structures have a Performance The site is not located in a zone listed
a) are low rise and present a building maximum height of — Outcome in (a) to (d). As such the acceptable
height consistent with structures on a) if in the Attached Housing Zone and solution height is 8m. The proposed
adjoining and surrounding land; located in Sunshine Beach—12m; dwelling slightly exceeds 8m above
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Eastern Beaches Locality Plan Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
b) do not exceed a maximum height of— b) if in the Visitor Mixed Use Zone— ground level; therefore a performance
i. For the Attached Housing Zone 12m, except for Lots 75-77 Heron outcome is requested. It is
within Sunshine Beach—3 Street, Peregian Beach—8m; considered that the minor non-
storeys; c) if in the Open Space Recreation Zone compliance is negligible, given that
ii. For the Visitor Mixed Use Zone—3 or the Community Services Zone and the portion exceeding 8m in height
storeys, except for Lots 75-77 used for an indoor sporting relates to a minor roofline, with the
P9311 Heron Street, Peregian complex—11m; rest of the house remaining under
Beach—2 storeys; or d) if in the Rural Settlement Zone—8m, 8m. The roofline is also located at
iii. For any other zone— 2 storeys; or 9m where the pitched roof but no the rear of the site and not visible
c) do not visually dominate the street, other part of the building or structure from the street; therefore the
adjacent properties, surrounding exceeds 8m; or proposed dwelling height will not
spaces or the existing skyline; e) in all other zones— 8m. result in a dominating built form that
d) preserve the amenity of surrounding overshadows surrounding houses.
land, including existing sunlight to Further, a previous approval over the
neighbouring properties; and site was granted for a house that also
e) respect the scale of the dune and exceeded 8m above ground level, the
coastal vegetation. extent of which can be viewed in the
Proposal Plans in Appendix A.
Setbacks
O5 S5.1
Buildings and other structures are Buildings and structures comply with the Performance Schedule 1 identifies a minimum front
appropriately designed and sited to— minimum building setbacks identified in Outcome boundary setback for the Detached
a) provide amenity for users of the Schedule 1 - Minimum Boundary Housing Zone as 6m. The proposed
premises as well as preserve the Setbacks. house is setback a minimum 6m from
visual and acoustic privacy of adjoining the front boundary; however the
and nearby properties; garage is located a minimum 2.2m
b) provide adequate distance from away from the font boundary. As
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Section 13
Eastern Beaches Locality Plan Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
adjoining uses; such, a Performance Outcome is
c) preserve any existing vegetation that requested. It is considered that the
will buffer the proposed building; proposed garage location will not
d) allow for landscaping to be provided result in adverse impacts on
between buildings and street frontages surrounding properties based on the
and between neighbouring buildings; following:
e) maintain the visual continuity and The proposed garage is single
pattern of buildings and landscape storey and will not dominate the
elements within the street; and street frontage of the site;
f) protect the natural character and visual The bulk and scale of the
amenity of the beachfront. proposed dwelling is consistent
with surrounding developments;
and,
The proposed setback is
consistent with existing dwelling
setbacks along Seaview Terrace,
particularly to the north of the
site.
The proposed front boundary
setback is generally in
accordance with the previously
approved dwelling on the subject
site.
Schedule 1 also specifies a minimum
side boundary setback of 2m plus
0.5m for every 3m or part thereof
above 7.5m height. Therefore the
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
required setback is 2.5m. The
proposed side boundary setbacks are
1.5m from the northern boundary and
2.2m from the southern boundary.
Therefore a performance outcome is
also requested. It is considered that
proposed setbacks will not impact on
the amenity of adjoining dwellings on
the following basis:
The proposed setbacks are
generally in accordance with
those previously approved on-
site as part of development
application MCU12/0159.
The 1.5m setback relates solely
to the proposed rumpus room,
the remaining portion of the
house is setback a minimum of
2.4m from the northern
boundary.
Sufficient screening trees will be
provided in order to maintain
privacy between adjoining
properties and the proposed
dwelling in accordance with the
appended Landscape Concept
Plan.
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Eastern Beaches Locality Plan Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
Site cover, gross floor area and plot
ratio
O6
The site cover, gross floor area and plot No solution provided. The proposed site cover is 39.5% of
ratio of buildings and other roofed the site area. It is deemed that the
structures— proposal is of a scale and bulk that is
a) results in a building scale that is appropriate for the area.
compatible with surrounding
development;
b) does not present an appearance of
excessive bulk to adjacent properties,
roads or other areas in the vicinity of
the site;
c) maximises the retention of existing
vegetation and allows soft landscaping
between buildings;
d) allows for adequate area at ground
level for outdoor recreation,
entertainment, clothes drying and other
site facilities; and
e) facilitates onsite stormwater
management and vehicular access.
O7
Site cover — Proposed site cover is 39.5%.
a) for a class 1 or class 10a structure
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Eastern Beaches Locality Plan Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
within the Detached Housing Zone,
does not exceed—
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
House Zone does not exceed 40%;
(c) for the Semi-Attached Housing Zone
does not exceed 40%;
(d) for the Attached Housing Zone does
not exceed—
i. in Sunshine Beach–35%; or
ii. otherwise–40%; or
e) for the Visitor Mixed Use Zone does
not exceed 35%
f) for the Community Services Zone does
not exceed 50%
O8
For Multiple Housing Type 2 buildings N/A Multiple Housing is not proposed.
have a maximum plot ratio of—
a) 0.6:1 if in the Attached Housing Zone
located in Sunshine Beach or
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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(/)
b) 0.45:1 otherwise.
O9
For Multiple housing Type 3 or 4, Visitor N/A Multiple Housing is not proposed.
accommodation Type 4 or the
accommodation unit component of an
Entertainment and dining business Type
3 (hotel)—the maximum gross floor area is
equivalent to the maximum allowable
population density in persons multiplied by
40m2, provided that Lots 75-77 on P9311
Heron Street, Peregian Beach, have a
maximum gross floor area of 1,200m2.
O10
For the Neighbourhood Centre Zone the N/A The site is not located within the
maximum plot ratio is as follows— Neighbourhood Center Zone.
a) 0.8:1 for site areas up to and including
2000m2; and
b) 0:3:1 for that area of a site in excess of
2,000m2.
Flood and drainage
O11 S11.1
Buildings and other works are designed For new buildings or structures or N/A The subject site is not affected by
Noosa Plan - Code Compliance
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Eastern Beaches Locality Plan Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
and sited to— additions of more than 50m2 gross floor flooding.
a) provide flood free access to premises area to an existing building or structure,
and flood free habitable areas; floor levels for habitable rooms are—
b) allow only minor, short term and a) for areas where minimum floor levels
infrequent flooding of non-habitable are available—not less than the
areas; ‘ specified level;
c) ensure carparking areas can be b) for areas where flood modelling is
adequately drained; available—a minimum of 500mm
d) ensure drainage does not adversely above the modelled flood level; and
impact upon other premises; and c) for areas where flood modelling is not
e) ensure filling or excavation does not available, a minimum of 500mm
adversely impact upon other premises above the highest known flood level;
by— AND
i. causing ponding on the site or
nearby land; S11.2
ii. increasing flooding, which
adversely affects the safety or use Where Council infrastructure is The proposal is for a detached
of any land upstream and available— dwelling. The existing stormwater
downstream; a) any drainage (for buildings and land) drainage is capable of
iii. adversely affecting the flow of flows to that infrastructure; and accommodating the new dwelling.
water in any overland flow path; b) the infrastructure has the capacity to
and accept any additional loading.
iv. falling towards the frontage or AND
other boundaries without sufficient
retention S11.3
Car parking and maneuvering areas are Water from the proposed garage and
constructed at a level that permits the driveway will drain to the street.
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Section 19
Eastern Beaches Locality Plan Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
parking area to drain from the site by
gravity means, without the need for
mechanical pumping; or
S11.4
Basements for residential uses have flood N/A No basement is proposed.
immunity above the Q100 where
alternative means to mechanical pumping
are used to achieve such immunity; or
S11.5
Basements for non-residential uses have N/A No basement is proposed.
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.
Roof form
O8 S12.1
Roof forms – The main roof of the building has a roof The proposed roof form has a pitch of
a) contribute positively to the local pitch no less than 5 degrees and has 5 degrees and eaves of a minimum
skyline; minimum 600mm eaves to at least 75% of 600mm.
b) complement the beachside character the perimeter of the building;
of the locality; AND
c) use soft and articulated pitched or
Noosa Plan - Code Compliance
Section 20
Eastern Beaches Locality Plan Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
curved roof forms; S12.2
d) avoid low pitched (eg. less than 5
degrees) or box profiles/parapets; and Buildings and structures do not include A rooftop terrace is not included.
e) do not create opportunities for roof top terraces.
residents to overlook the private open
space areas of neighbouring
properties.
Sloping sites S13.1
O13
Buildings and associated accessways are The proposed dwelling has been
Development on sloping sites— not constructed on land with a slope sited on an area with a slope less
a) is responsive to the natural topography greater than 1 in 4 (25%); than 25%.
of the site and minimises cut and fill; AND
b) does not visually dominate the hill
slope or interrupt the skyline; S13.2
c) is integrated with the natural site
characteristics including vegetation; Buildings are of split level design that step N/A Due to the topography of the site,
and down the slope or have suspended floor split level or stepping designs are not
d) for Multiple housing, takes the form construction; required.
of small separate buildings. AND
S13.3
Cut or fill is less than 2m in depth; Cut or fill will not exceed 2m.
AND
S13.4
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Eastern Beaches Locality Plan Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
The distance between the ground and the The proposed distances between the
lowest part of the floor of the building ground levels and lowest floor level
does not exceed 3m to avoid large under- will not exceed 3m.
building areas;
AND
S13.5
Buildings present no more than— The proposed dwelling does not
a) if in the Visitor Mixed Use Zone – 3 exceed 2 storeys.
storeys at any one point when viewed
from the street; or
b) if in any other Zone - 2 storeys at any
one point when viewed from the
street.
7.11 ENVIRONMENT, CONSERVATION AND RECREATION
Environment and cultural heritage
values
O14
There are no significant adverse effects on No solution provided Where possible, all on-site trees will
biodiversity, natural vegetation, native be retained.
fauna habitat, landscape quality, water Advisory note
quality or cultural heritage values, including PSP24 – Effluent Disposal details
those related to— requirements for the design and siting of
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
a) changes to natural drainage; effluent disposal systems where located
b) changes to natural coastal processes; outside a sewerage service area.
c) disturbance of the dune system and Compliance with PSP24 will be
wetland system; considered as part of Council’s
d) management of landslide and fire risk; assessment of the plumbing and drainage
e) erosion and the transport of sediments application.
off site;
f) unmanaged public access;
g) effluent disposal64;
h) changes to fauna habitat and
behaviour; and
i) disturbance of buildings and features,
including natural features of cultural
heritage significance.
Open space network
O15 S15.1
An integrated open space network is Open space corridors and existing native It is noted that Map 3 in Schedule 5
established, enhanced and protected vegetation in areas indicated in Schedule identifies Open Space Corridors.
throughout the locality to— 5 – Map 4 are protected from These areas will not be fragmented
a) provide for both passive and active fragmentation and encroachment by or encroached upon as a result of the
recreational pursuits; development. proposed development.
b) provide connectivity for pedestrians
and cyclists,
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage
lines;
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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e) protect vegetation on steep slopes;
and
f) form a scenic backdrop for residential
development.
Pedestrian and bicycle pathways
O16 S16.1
Safe and convenient pedestrian and bicycle Pedestrian and bicycle pathways are N/A The site is not identified as containing
pathways are provided and retained provided and retained where indicated in Pedestrian or bicycle pathways on
between and throughout key destinations the Priority Infrastructure Plan in Part 15; the PIP.
including— AND
a) an east-west link between the beach
and the northern end of Lake Weyba S16.2
via Burgess Creek;
b) a north-south link between the Noosa Contributions toward pedestrian and N/A The site is not identified as containing
National Park to the north of the bicycle pathways are provided in Pedestrian or bicycle pathways on
locality and the former Shire boundary accordance with the Priority Infrastructure the PIP.
near Peregian Beach; and Plan in Part 15.
c) links within and around Sunrise and
Sunshine Beach linking business and
community uses with residential
development.
Beach access points
O17
Access points to the sensitive foredune No solution provided N/A There are no beach access points
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
systems are defined and controlled by the through the subject site.
establishment of key access nodes which
are designed and sited having regard to the
potential adverse impacts on—
a) visual amenity;
b) dune stability;
c) natural habitat; and
d) water quality;
AND
O18
Access to the foredune system and N/A There are no beach access points
beachfront is via formalised communal through the subject site.
beach accesses, rather than individual
informal tracks.
Aircraft safety
O19 S19.1
Wildlife, including birds and bats, are not Uses involving disposal of putrescible N/A Not applicable. The proposal is for a
attracted into the operational airspace of waste are not located within 13km of the Detached House.
the Sunshine Coast Airport in significant Sunshine Coast Airport; (See Map M7-1
numbers; below)
AND AND
O20 S20.1
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Eastern Beaches Locality Plan Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
Physical obstructions do not adversely Uses involving aviation activities, N/A Not applicable. The proposal is for a
affect the operational airspace of the including parachuting and hot air Detached House.
Sunshine Coast Airport; ballooning, are not located within 15km of
AND the Sunshine Coast Airport; (See Map
MA2 below)
O21 AND
Emissions do not significantly affect air S21.1
turbulence, visibility or engine operation in
the operational airspace of the Sunshine None of the following is permitted within N/A Not applicable. The proposal is for a
Coast Airport. 15km of the Sunshine Coast Airport— Detached House.
smoke, ash, steam, dust or gaseous
plumes exceeding 4.3m per second. (See
Map 7-2 below)
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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(/)
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SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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DIVISION 16 – SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE DETACHED HOUSING ZONE
7.12 CONSISTENT USES
O22
The following defined uses and use classes No solution provided The proposed Detached House is a
are consistent uses and are located in the consistent use.
Detached Housing Zone—
a) Commercial business Type 1 if an
estate sales office
b) Home-based business Types 1 or 2;
c) Detached house;
d) Community residence;
e) Multiple housing Type 1;
f) Visitor accommodation Type 1; and
g) Visitor Accommodation Type 4 if a
visitor hostel on Lot 163 on RP897370,
Pacific Avenue, Sunshine Beach
7.13 INCONSISTENT USES
O23
The following defined uses and use classes No solution provided N/A Not applicable. The proposed
are inconsistent uses and are not located in Detached House is a consistent use.
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the Detached Housing Zone—
a) All Agricultural Uses;
b) Commercial business unless Type 1
and an estate sales office;
c) Entertainment and dining business;
d) Home-based business Type 3;
e) Industrial business
f) Retail business;
g) All Community Uses;
h) All Infrastructure Uses;
i) Ancillary dwelling unit;
j) Multiple housing Types 2, 3, 4 or 5;
k) Visitor accommodation Types 2 or 3;
and
l) Visitor Accommodation Type 4 if not
a visitor hostel on Lot 163 on
RP897370, Pacific Avenue, Sunshine
Beach.
7.14 EFFECTS OF USE
Visitor Hostel
O24
Lot 163 on RP897370, Pacific Avenue, No solution provided. N/A Not applicable. The site is not Lot
Sunshine Beach is used as Visitor 163 on RP897370.
accommodation Type 4 exclusively for a
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visitor hostel.
7.15 BUILT FORM
Streetscape character and visual
amenity
O25 S25.1
Buildings and other structures provide for For buildings and other structures– The proposed dwelling will
visual interest and amenity by— a) the maximum wall length is 15m; and incorporate a number of design
a) staggering or separating continuous b) each external wall plane incorporates techniques in the form of recesses,
walls into smaller sections to vary the at least one design element to add external materials, windows, awnings
elevation; and visual interest and amenity such as and balconies / verandahs in order to
b) providing well articulated building windows, pergolas, sun shading add visual interest to the building. No
forms with strong vertical design devices, balconies or a change of wall will exceed 15m in length.
features. building material.(See Figure 7.1
which illustrates how a combination
AND of design features such as varying
O26 materials, finishes, horizontal and
vertical articulation, break up building
Buildings and structures— bulk and create interest and shadow
a) are at a scale and nature lines. Awnings create interest and the
complementary and respectful to the roof profile aims to reduce building
surroundings; bulk by sloping to perimeter gutters).
b) maintain the visual amenity of
adjoining and surrounding S26.1
development;
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c) are designed to address the street and The main entrance of the building faces The main entrance of the dwelling will
contribute positively to the streetscape and is recognisable from the street; be visible from the street frontage.
character; and AND
d) are not visually dominated by garages Figure 7.1—Use of design features to
or carports. break up building bulk
AND
O27 S27.1
Buildings give the physical appearance of No solution provided The proposal is for a detached
being one detached house. house, which is reflected in the
design.
Garages and carports
O28 S28.1
Garages and carports are designed and Garages and carports— Performance The proposed garage is located a
sited to visually integrate with the building a) have a front boundary setback of at Solution minimum 2.2m away from the font
and avoid dominating the street. least 6m; and boundary. As such, a Performance
b) adopt a roof form and building style Outcome is requested. It is
similar to that of the building; and considered that the proposed garage
c) present a minimum width to the location will not result in adverse
Noosa Plan - Code Compliance
Section 31
Eastern Beaches Locality Plan Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
streetscape (the total width of garage impacts on surrounding properties
doors is no more than 6m or 50% of based on the following:
the frontage width, whichever is the The proposed garage is single
lesser, where the structure faces the storey and will not dominate the
street); or street frontage of the site;
d) that are visible from, but do not face The proposed setback is
the street, include windows or other consistent with existing dwelling
articulation and have a 6m setbacks along Seaview Terrace,
landscaped buffer between the particularly to the north of the
structure and the road frontage. site;
The roof form of the garage is of
a similar style to surrounding
developments; and,
Will not exceed 6m in width.
The proposed garage setback is
generally in accordance with the
previously approved dwelling
over the subject site (Noosa
Council Reference
MCU12/0159).
DIVISION 17 – SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE SEMI-ATTACHED HOUSING ZONE
Not applicable. The site is in the Detached Housing Zone
DIVISION 18 – SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE ATTACHED HOUSING ZONE
Noosa Plan - Code Compliance
Section 32
Eastern Beaches Locality Plan Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
Not applicable. The site is in the Detached Housing Zone
DIVISION 19 – SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE VISITOR MIXED USE ZONE
Not applicable. The site is in the Detached Housing Zone
DIVISION 20 – SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE NEIGHBOURHOOD CENTRE ZONE
Not applicable. The site is in the Detached Housing Zone
DIVISION 21 – SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE COMMUNITY SERVICE ZONE
Not applicable. The site is in the Detached Housing Zone
DIVISION 22 – SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE RURAL SETTLEMENT ZONE
Not applicable. The site is in the Detached Housing Zone
DIVISION 23 – SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE OPEN SPACE RECREATION ZONE
Not applicable. The site is in the Detached Housing Zone
DIVISION 24 – SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE OPEN SPACE CONSERVATION ZONE
Noosa Plan - Code Compliance
Section 33
Eastern Beaches Locality Plan Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
Not applicable. The site is in the Detached Housing Zone
Noosa Plan - Code Compliance
Section 34
Detached Housing Zone Code
____________________________________________________________________________________________________________________
Detached House Code
Criteria for assessable development:
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
14.54 SITING & EFFECTS OF DEVELOPMENT
Setbacks
O1 S1.1
Buildings and other structures are The minimum setback of the Detached Performance Schedule 1 identifies a minimum front
appropriately designed and sited to— house or dwelling unit and associated Outcome boundary setback for the Detached
a) provide amenity for users of the buildings and structures from boundaries Housing Zone as 6m. The proposed
premises as well as preserve the is not less than the minimum specified in house is setback a minimum 6m from
visual and acoustic privacy of adjoining Schedule 1. the front boundary; however the
and nearby land uses; garage is located a minimum 2.2m
b) preserve any existing vegetation that Alternative provision to QDC Parts away from the font boundary. As
will buffer the proposed building from MP1.1 and MP1.2, A1, A2 and A7 such, a Performance Outcome is
adjoining uses; requested. It is considered that the
c) allow for landscaping to be provided proposed garage location will not
between buildings; result in adverse impacts on
d) maintain the visual continuity and surrounding properties based on the
pattern of buildings and landscape following:
elements within the street; The proposed garage is single
e) for class 10a structures, do not visually storey and will not dominate the
dominate the street; street frontage of the site;
f) avoid any significant adverse impacts The bulk and scale of the
on the natural values of waterways and proposed dwelling is consistent
Noosa Plan - Code Compliance
Section 35
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
their foreshores, including those of the with surrounding developments;
Noosa River and its lakes; and and,
g) do not interrupt the natural cycles of The proposed setback is
erosion and accretion of waterways consistent with existing dwelling
and foreshore areas. setbacks along Seaview Terrace,
particularly to the north of the
Alternative provision to QDC Parts site.
MP1.1 and MP1.2, P1, P2 and P7 The proposed front boundary
setback is generally in
accordance with the previously
approved dwelling on the subject
site.
Schedule 1 also specifies a minimum
side boundary setback of 2m plus
0.5m for every 3m or part thereof
above 7.5m height. Therefore the
required setback is 2.5m. The
proposed side boundary setbacks are
1.5m from the northern boundary and
2.2m from the southern boundary.
Therefore a performance outcome is
also requested. It is considered that
proposed setbacks will not impact on
the amenity of adjoining dwellings on
the following basis:
The proposed setbacks are
generally in accordance with
Noosa Plan - Code Compliance
Section 36
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
those previously approved on-
site as part of development
application MCU12/0159.
The 1.5m setback relates solely
to the proposed rumpus room,
the remaining portion of the
house is setback a minimum of
2.4m from the northern
boundary.
Sufficient screening trees will be
provided in order to maintain
privacy between adjoining
properties and the proposed
dwelling in accordance with the
appended Landscape Concept
Plan.
16
Flooding, drainage and earthworks
O2 S2.1
Buildings and other works are designed For new buildings or structures or N/A The subject site is not affected by
and sited to—
2
additions of more than 50m of gross floor flooding.
a) provide flood free access to premises area to an existing building or structure –
and flood free habitable areas; floor levels
b) allow only minor, short term and of habitable rooms are—
infrequent flooding of non-habitable a) for areas where minimum floor levels
areas; are available—not less than the
Noosa Plan - Code Compliance
Section 37
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
c) ensure the protection of persons and specified level;
property in the event of a flood and b) for areas where flood modelling is
power failure; available—a minimum of 500mm
d) ensure drainage does not adversely above the modelled flood level; and
impact upon other premises; and c) for areas where flood modelling is not
e) ensure filling, excavation or retaining available, a minimum of 500mm
structures do not adversely impact above the highest known flood
upon other premises by— level;
17
i. causing ponding of water on the AND
site or nearby land; and
ii. increasing flooding, which S2.2
adversely affects the safety or use
of any land upstream and Enclosed car parking and manoeuvring Water from the proposed garage and
downstream; and areas are constructed at a level that driveway will drain to the street.
iii. adversely affecting the flow of permits the parking area to drain from the
water in any overland flow path; site by gravity means, without the need for
iv. adversely affecting the privacy or mechanical pumping;
visual amenity of surrounding AND
properties.
AND S2.3
Filling, other than accessways, does not Filling will not exceed 1m
extend more than 1m beyond the footprint
of any building or structure, measured
from the outer walls of the building or
structure.
O3
Noosa Plan - Code Compliance
Section 38
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
S3.1
Finished surface levels ensure land is free
draining. No solution provided There will be no drainage issues as a
result of this development.
Advisory note
Council encourages building methods that
avoid the use of fill such as suspended
floor construction and stepping down
slopes rather than cutting and filling.
O4 S4.1
Filling or excavation does not adversely Fill material placed over services does not No fill is proposed over any services.
affect sewer, stormwater or water utility impose any additional surcharge loading
infrastructure. on the service.
S4.2
Where excavation is carried out- Any excavation will comply with S4.2
a) a minimum cover of 600mm is and may be conditioned accordingly
maintained around all utility by Council.
infrastructure (to top, sides and base
of services); or
b) a retaining wall is provided to support
the soil surrounding the service;
AND
S4.3
Noosa Plan - Code Compliance
Section 39
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
Compaction with a vibrating roller is not Any compaction occurring on site will
carried out within 600mm of any utility comply with this. This may be
infrastructure. Conditioned accordingly by Council.
O5 S5.1
Development does not adversely impact on Buildings or other structures within the N/A Not applicable. The site is not within
the Lake Macdonald water supply. Lake Macdonald catchment (indicated on the Lake Macdonald catchment.
Figure 14.7) are located above the 98.5m
AHD level.
Electricity supply infrastructure
O6 S6.1
Uses and works maintain an adequate safe Buildings and structures (including N/A Not applicable. No overhead
distance from electrical infrastructure swimming pools, sheds, tennis courts or electricity transmission lines or
including substations, overhead powerlines, outbuildings) are not constructed under electricity easements affect the
power poles and transformers. overhead electricity transmission lines, or subject site.
within electricity easements.
Steep Slopes and Landslide hazard
areas
O7 S7.1
Detached houses, Ancillary dwelling If on premises identified as a Landslide The site is located within the
units, Multiple housing Type 1and Hazard Area on Overlay Maps OM1.3– Landslide Hazard Area Overlay, the
associated uses are sited or constructed to 9.3, or on steep slopes the use does not– proposed dwelling will:
Noosa Plan - Code Compliance
Section 40
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
maintain the safety of people and property a) involve the removal of vegetation Not involve the removal of any
from the risk of landslide. other than grass from use areas; or trees
b) involve excavating or filling of more Limit filling and excavation to no
3
than 50m of material (other than more than 50m3
placement of topsoil not exceeding Not involved cut or fill in excess
100mm in depth relative to natural of 2m in depth
ground level; or Not redirect water flows
c) involve cut or fill with a depth of more Not proposed an effluent
than 2m relative to natural ground disposal system.
level; or
d) redirect or impede water flows in an
existing watercourse or stormwater
drain; or
e) involve construction of an on-site
effluent disposal system;
OR
S7.2
A site specific geo-technical report N/A S7.1 has been addressed.
prepared by a registered professional
engineer either—
a) certifies that the site is not at risk
from landslide emanating from the
site or from other land; or
b) identifies methods of stabilising all
buildings, accessways and use
Noosa Plan - Code Compliance
Section 41
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
areas;
AND
S7.3
If the geo-technical report identifies N/A S7.1 has been addressed.
methods of stabilising buildings,
accessways and use areas, those
methods are implemented.
Height
O8 S8.1
Buildings and other structures— The maximum building height in metres Performance The site is not located in a zone listed
a) are low rise and present a building and storeys is— Outcome in (a) to (d). As such the acceptable
height consistent with structures on a) if in the Visitor Mixed Use Zone – solution height is 8m. The proposed
adjoining and surrounding land; 12m (but not exceeding 3 storeys); or dwelling slightly exceeds 8m above
b) have a maximum building height of— b) if in the Noosa Heads Locality, ground level; therefore a performance
i. for Visitor Mixed Use Zone— 3 Attached Housing Zone – outcome is requested. It is
storeys; or i. Lot 4 on SP 100064 in Serenity considered that the minor non-
ii. if in the Noosa Heads Locality Close Noosa Heads – 15m (but compliance is negligible, given that
Attached Housing Zone— not exceeding 4 storeys); the portion exceeding 8m in height
• Lot 4 on SP100064 in Serenity ii. ii) Otherwise – 12m (but not relates to a minor roofline, with the
Close Noosa Heads— 4 storeys exceeding 3 storeys); rest of the house remaining under
• Otherwise— 3 storeys c) if in the Noosaville Locality and the 8m. The roofline is also located at
iii. iii) if in the Noosaville Locality and Attached Housing Zone and with the rear of the site and not visible
the Attached Housing Zone with frontage to the following streets: - from the street; therefore the
frontage to the following streets: - Russell St, William St and Howard St, proposed dwelling height will not
Noosa Plan - Code Compliance
Section 42
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
Russell St, William St and Howard or Weyba Rd, James St and Albert St result in a dominating built form that
St, or Weyba Rd, James St and north of their intersections with overshadows surrounding houses.
Albert St north of their Elizabeth St (as well as properties Further, a previous approval over the
intersections with Elizabeth St (as fronting Gympie Terrace or Noosa site was granted for a house that also
well as properties fronting Gympie Parade between Weyba Road and exceeded 8m above ground level, the
Terrace or Noosa Parade between Russell Street)–12m (but not extent of which can be viewed in the
Weyba Road and Russell exceeding 3 storeys); Proposal Plans in Appendix A.
Street)— 3 storeys; d) if in the Rural Zone or Rural
iv. iv) otherwise– 2 storeys; Settlement Zone – 8m or 9m where
c) do not visually dominate the street, the pitched roof, but no other part of
surrounding spaces or the existing the building or structure, exceeds 8m
skyline; (but not exceeding 2 storeys either
d) preserve the amenity of surrounding way); or
land including privacy, views and e) otherwise –8m (but not exceeding 2
access to sunlight; storeys).
e) respect the scale of surrounding
vegetation; and
f) respond to the topography of the site
by stepping down the slope or sitting
above the ground level on stumps, for
sloping sites.
Site cover S9.1
O9
With the exception of Ancillary Dwelling The proposed site cover is 39.5% of
The site cover of buildings and other roofed Units and Multiple housing Type 1, the the site area.
structures— site cover of class 1 and class 10
a) is of a scale that is compatible with buildings or structure does not exceed—
Noosa Plan - Code Compliance
Section 43
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
surrounding development; a) for a single storey building – 50%; or
b) does not present an appearance of b) for a building of 2 or more storeys –
bulk to adjacent properties, roads or 50% on the ground floor and 30% for the
other areas in the vicinity of the site; upper storey(s), or 40% for all storeys;
c) maximises the retention of existing
vegetation and allows for soft Alternative provision to QDC Parts
landscaping between buildings; MP1.1 and MP1.2, A3
d) allows for adequate area at ground AND
level for outdoor recreation,
entertainment, clothes drying and other S9.2
site facilities; and
e) facilitates on-site stormwater If in the Eastern Beaches, Noosaville, 36% of the site area will be
management and vehicular access. Noosa Heads or Noosa North Shore Landscaped. Please refer to the
Locality and in the Detached Housing or Proposal Plans in Appendix A.
Alternative provision to QDC Parts Semi-Attached Housing Zone–soft
MP1.1 and MP1.2, P3 landscaping is provided and retained over
a minimum of 20% of the site area.
Gross floor area - Noosa North Shore
Locality, Rural Settlement Zone
O10 S10.1
The gross floor area of buildings and If in the Noosa North Shore Locality and N/A Not applicable. The site is not within
structures– in the Rural Settlement Zone - the total the Noosa North Shore Locality.
a) has a low site impact to maximise the gross floor area of the Detached house,
opportunity to retain natural site Ancillary dwelling unit and Multiple
characteristics, such as native housing Type 1 does not exceed 500m2.
vegetation and natural landforms;
Noosa Plan - Code Compliance
Section 44
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
b) allows the opportunity to provide for
soft landscaping that uses vegetation
of local origin;
c) is of a scale that is compatible with
surrounding development; and
d) does not present an appearance of
excessive bulk and overdevelopment
when viewed from adjoining and
adjacent properties, any waterways or
the street.
Gross floor area — Noosa Heads
Locality, Detached House Zone, 6-14
Park Road Noosa Heads
O11 S11.1
The gross floor area and bulk and scale of If on premises at 6-14 Park Road Noosa N/A Not applicable. The site is not on
buildings and other roofed structures— Heads, the maximum gross floor area premises at 6-14 Park Road Noosa
a) has a low site impact to maximise the does not exceed 150m .
2 Heads.
opportunity to retain natural site
characteristics such as native
vegetation and natural landforms; and
b) maintains the safety of people and
property from the risk of landslide and
bushfire.
Noosa Plan - Code Compliance
Section 45
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
Materials and finishes–Eastern Beaches
O12 S12.1
Where development does not comply with No solution provided (no requirement for The proposed dwelling utilizes a
the built form acceptable solutions S1.1, self-assessable development). range of external material and design
S1.2, S1.3, S6.1 S8.1, S8.2 or S8.3— elements that complements and
a) buildings and other structures use Advisory note integrates with the beachside
materials and finishes that complement The following is a useful guide for character of the area. Materials
the beachside character and integrate ensuring that buildings blend with the proposed are Ceramic Tiles, Glass
with the surrounding natural landscape natural surrounds: Balustrades, Aluminum Framing,
and skyline vegetation; and External building materials that are Glazed Brickwork, Render, Timber
b) views of building or structures from the lightweight and comprise predominantly Cladding, Translucent Glass and
beach are framed or filtered through timber or board, stainless steel, glass, and more.
vegetation (see Figure 14.6). corrugated iron will generally be more in
keeping with the beach/riverside character
Figure 14-6—Filtered views of buildings than concrete rendered block.
from the beach Use external colours and roof finishes
which are non-reflective and which do not
cause glare. Shades that match the
colours and tones of surrounding
vegetation will ensure the buildings are
less visually prominent from the beach or
the water.
Appropriate colours will depend on the
existing native vegetation and backdrop,
but may include muted
earth/environmental tones that blend with
the natural environment, such as–
Noosa Plan - Code Compliance
Section 46
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
• green;
• olive green;
• blue green;
• grey green;
• green blue;
• indigo;
• brown;
• blue grey; and
• green yellow.
Properties adjoining the Noosa River—
Noosa North Shore Locality
O13 S13.1
Buildings and structures, excluding jetties Dense landscaping, comprising a mix of N/A Not applicable. The site does not
on premises adjoining the Noosa River that native species of ground cover, shrubs adjoin the Noosa River – Noosa
are visible from the foreshore— and trees, is provided for a width of 5m North Shore Locality.
a) are designed to protect the character from the property boundary adjoining the
of the foreshore when viewed from the foreshore to provide adequate landscape
water and integrate with the buffering to the foreshore.
surrounding natural landscape and
skyline vegetation; and Advisory note
b) b) are finished predominantly in The following is a useful guide for
colours and hues of the surrounding ensuring that buildings blend with the
natural landscape. natural surrounds:
External building materials that are
lightweight and comprise predominantly
timber or board, stainless steel, glass, and
Noosa Plan - Code Compliance
Section 47
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
corrugated iron will generally be more in
keeping with the beach/riverside character
than concrete rendered block.
Use external colours and roof finishes
which are non-reflective and which do not
cause glare. Shades that match the
colours and tones of surrounding
vegetation will ensure the buildings are
less visually prominent from the beach or
the water.
Appropriate colours will depend on the
existing native vegetation and backdrop,
but may include muted
earth/environmental tones that blend with
the natural environment, such as–
• green;
• olive green;
• blue green;
• grey green;
• green blue;
• indigo;
• brown;
• blue grey; and
• green yellow.
Roof form
O14 S14.1
Noosa Plan - Code Compliance
Section 48
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
Roof forms— With the exception of removal houses, the The proposed roof form has a pitch of
a) contribute positively to the local roof of the Detached house, Ancillary 5 degrees and eaves of a minimum
skyline; dwelling unit or Multiple housing Type 1 600mm.
b) complement the low density character has–
of the locality; a) a roof pitch no less than–
c) do not present an appearance of i. i if in Kin Kin village or Boreen
excessive bulk to side neighbours (eg. Point village - 12 degrees;
avoid low pitched roofs or box ii. ii otherwise - 5 degrees; and
profiles/parapets); b) if not in Precinct C or D of Noosa
d) use simple traditional roof designs; Springs– minimum 600mm eaves to
e) offer shading to the walls and windows at least 75% of the perimeter of the
of the dwelling unit; dwelling unit.
f) do not create opportunities for
residents to overlook the private open Advisory note
space areas of neighbouring Note that 450mm eaves will achieve this
properties. solution provided there is a 150mm wide
gutter that brings the total width to
600mm.
AND
S14.2
Buildings and structures do not include A roof top terrace is not proposed.
roof top terrace areas.
Streetscape & character–Kin Kin village
O15 S15.1
Noosa Plan - Code Compliance
Section 49
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
For Kin Kin village, the predominant If in Kin Kin village, buildings-– N/A Not applicable. The site is not in the
Queensland vernacular detached housing a) for the front elevation, have recessed Kin Kin area.
form is retained and enhanced by or framed windows and doorways
incorporating design elements reflecting or that are vertically proportioned and
interpreting elements of this style of placed symmetrically in the building
housing. façade; and
b) if more than 1 storey - have clearly
defined floors by way of design
features such as verandas or
changes of materials or finishes.
Streetscape & character–Boreen Point
village
O16 S16.1
For Boreen Point village, the lakeside If in Boreen Point village, any building N/A Not applicable. The site is not in the
holiday detached housing character is within 9m of the primary frontage and Boreen Point village.
maintained and enhanced by ensuring the more than 1 storey in height, has any
scale, bulk and siting of buildings and upper storeys set back at least 3m further
structures do not–- from the primary frontage than the storey
a) visually dominate the lot, dwelling units below;
on adjoining lots or the frontage; AND
b) detract from the visual amenity of the
streetscape and surrounding village; S16.2
and
c) result in a loss of natural light to 2
Where located on a lot less than 600m in
adjoining dwellings or their private area—
open space areas.
Noosa Plan - Code Compliance
Section 50
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
a) the combined gross floor area of all
2
buildings does not exceed 180m ; or
b) If the Detached house consists of 3
or more buildings and at least 2
contain habitable rooms, the
combined gross floor area of all
2
buildings does not exceed 230m .
Garages, carports and other class 10a
structures
O17 S17.1
Within the Detached Housing, Semi- Within the Detached Housing, Semi- Performance The proposed garage is located a
Attached Housing, Attached Housing and Attached Housing, Attached Housing and Outcome minimum 2.2m away from the font
Visitor Mixed Use Zones, garages, carports Visitor Mixed Use Zones, garages, and boundary. As such, a Performance
and other class 10a structures are carports and other class 10a structures— Outcome is requested. It is
designed and sited to visually integrate with a) have a front boundary setback of at considered that the proposed garage
the dwelling unit and avoid dominating the least 6m; and location will not result in adverse
street by— b) garage doors that face the street and impacts on surrounding properties
a) minimising the width of the structure; are visible from the road frontage based on the following:
and have a maximum width of 6m within The proposed garage is single
b) minimising projection of the structure any one plane, with additional garage storey and will not dominate the
forward of the main face of dwelling doors setback an additional 1m from street frontage of the site;
unit. the frontage to break up the width of The proposed setback is
the garage façade. consistent with existing dwelling
setbacks along Seaview Terrace,
particularly to the north of the
Noosa Plan - Code Compliance
Section 51
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
site;
The roof form of the garage is of
a similar style to surrounding
developments; and,
Will not exceed 6m in width.
Water conservation and storage
O18 S18.1
On-site water storage is provided, designed If not in a water service area each N/A Not applicable. The site has
and operated to support the efficient use of Detached house is to be serviced with a reticulated water.
water and is adequate for occupants every rainwater tank of the following minimum
day use. storage capacity:-
AND a) For Detached houses with no more
than 3 bedrooms – 45,000 litres; or
b) For Detached houses of more than
nd
3 bedrooms or where including a 2
dwelling unit on the same premises –
60,000 litres;
AND
O19 S19.1
Detached houses, Ancillary dwelling If not in a reticulated water service area— N/A Not applicable. The site has
units and Multiple housing Type 1 within there is, on the lot, a dam, swimming pool reticulated water.
Bushfire Hazard Areas have sufficient or water tank accessible for use by the fire
water supply for fire fighting purposes. brigade, that contains at least 5,000 litres
of water.
Noosa Plan - Code Compliance
Section 52
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
Advisory note
The 5,000 litres required in S23.1 can be
included within the water required in
S22.1 providing it is accessible for the
purpose of fire fighting at all times and not
used for other domestic purposes.
Effluent Disposal
O20
Effluent disposal does not have a No solution provided (no requirement for N/A Not applicable. The site has
significant adverse effect on biodiversity, self-assessable development) reticulated sewer.
18
natural vegetation or water quality .
Advisory note
O21 PSP24 – Effluent Disposal details
requirements for the design and siting of
Treatment and disposal of wastewater does effluent disposal systems where located
not have any detrimental impact on outside a sewerage service area.
Noosa’s major water storage and supply – Compliance with PSP24 will be
Lake Macdonald. considered as part of Council’s
assessment of the plumbing and drainage
application.
Environmental Protection
O22 S22.1
The design, siting and construction of Where there is an existing building N/A Although the site is partially located
Noosa Plan - Code Compliance
Section 53
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
buildings and structures minimise the envelope on the lot that contains within the Biodiversity Overlay, the
clearing of vegetation and where there is vegetation protection measures, clearing proposed dwelling located wholly
an existing preliminary approval that of native vegetation and building works do outside the protected area.
includes vegetation protection measures for not extend beyond the building envelope,
the property, the proposal is consistent with except for the purposes of a driveway
those measures. access;
AND
S22.2
Where there is no building envelope
existing on the lot, clearing of native
vegetation, other than for a driveway
access does not extend beyond—
a) 30m of a building or 10m of a
structure on lots greater than 10ha; or
b) 10m of a building or structure on lots
10ha or less but more than 0.3ha in
area; or
c) 3m of a building or structure on lots
0.3ha or less.
Carparking spaces
O23 S23.1
Sufficient carparking is provided to A minimum of 1 carparking space per A double garage is proposed.
accommodate the number of vehicles likely dwelling unit is provided on-site.
to use the site.
Noosa Plan - Code Compliance
Section 54
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
Alternative provisions to QDC Parts
Alternative provision to QDC Parts MP1.1 and MP1.2, A8
MP1.1 and MP1.2, P8
Amenity
O24 S24.1
Detached houses, Ancillary dwelling No solution provided (no requirement for The proposed dwelling has been
units and Multiple housing Type 1 are self-assessable development). sited to minimise impacts such as
located, designed and operated to avoid changes to light, air quality, noise and
significant adverse changes to the light, air accessibility to other properties in the
quality, noise, accessibility or other immediate area.
conditions enjoyed by users of associated,
adjoining or nearby premises;
AND
O25 S25.1
Lighting and noise associated with the use A 1.5m landscaped buffer separates any N/A A tennis court is not proposed.
of the Detached house, Ancillary private tennis court or half court from side
dwelling unit and Multiple housing Type 1 property boundaries; AND
or ancillary recreation uses such as outdoor
tennis courts and half courts, do not have S25.2
an adverse impact upon the amenity
enjoyed by users of adjoining or nearby Courts are fenced with fencing of 3.6m in N/A A tennis court is not proposed.
premises nor cause unreasonable height for a full sized court or 2.4m in
disturbance to local fauna. height for a half court;
AND
Noosa Plan - Code Compliance
Section 55
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
S25.3
Any lit tennis court or sports court is N/A A tennis court is not proposed.
located at least 60m from the external wall
of an existing or approved residential
dwelling on an adjacent or nearby lot (as
measured from the centre line of the
court);
AND
S25.4
For lighting— All proposed outdoor lighting will
a) the vertical illumination resulting from comply.
direct, reflected or other incidental
lighting emanating from the site does
not exceed 8 lux when measured at
any point 1.5m outside the boundary
and at any level from ground level
upward;
b) all flood lighting is hooded or baffled
to direct lighting downward or is of a
type that gives no upward component
of light when mounted horizontally;
c) all flood lighting is setback a
minimum of:
i. 6m from the boundary to any
Noosa Plan - Code Compliance
Section 56
Detached Housing Zone Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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(/)
frontage; and
ii. 2m to any other boundary; and
d) lighting structures are not more than
8m in height.
Display homes
O26 S26.1
The use does not adversely impact on the The display home is only used between N/A Not applicable. The proposal is not
residential amenity enjoyed by users of the hours of 8:00a.m. and 6:00p.m; for a display home.
surrounding dwelling units through any of AND
the following—
a) obtrusive lighting or signage; S26.2
b) excessive traffic generation or parking
congestion; Not more than 2 employees are engaged
c) evening or early morning noise; or in the operation of the display home at
d) invasion of privacy; any one time;
AND
S26.3
Advertising devices—
a) do not exceed a total display area of
2
3m ;
b) are erected only on the same
allotment as the display home; and
c) do not include the use of bunting or
inflatable objects.
Noosa Plan - Code Compliance
Section 57
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
One Household Only
O27 S27.1
With the exception of approved Multiple The Detached House contains no more One kitchen is proposed.
Housing Type 1 or approved Ancillary than 1 kitchen;
Dwelling Units associated with AND
Agricultural Uses, only one dwelling unit
is located on the premises and Class 1 S27.2
buildings accommodate 1 household only.
The Detached House contains no more One laundry is proposed.
than 1 laundry;
AND
S27.3
Studios, pavilions or other habitable N/A No habitable outbuildings are
outbuildings have a gross floor area of proposed.
2
50m or less;
AND
S27.4
No part of the Detached house
containing habitable rooms is more than N/A No habitable outbuildings are
25m from another part of the Detached proposed.
Noosa Plan - Code Compliance
Section 58
Detached Housing Zone Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
house.
O28 S28.1
Where located on existing lots within Where located within an extractive N/A Not applicable. The site is not
proximity of protected extractive resources, resource area on Overlay Maps OM1.5— located in proximity to an extractive
the detached house incorporates design, OM9.5, the Detached house— resource area.
orientation, and construction measures that a) is located at least 200m from the
mitigate the effects of noise, dust, ground extractive resource/ processing area;
vibration, or air blast overpressure from the or
extractive industry. b) achieves a minimum Sound
Transmission Class rating of 30 for all
windows or glass doors on the wall
closest to the extractive
resource/processing area.
TABLE 14-29 REMOVAL HOMES
Not applicable. The proposal is not for a removal home.
TABLE 14-30 MULTIPLE HOUSING TYPE 1 RELATIVE OR EMPLOYEE
Not applicable. The proposal is not for multiple housing type 1 (relative or employee).
TABLE 14-31 DETACHED HOUSES, MULTIPLE HOUSING TYPE 1 AND ANCILLARY DWELLING UNITS – RURAL OR RURAL SETTLEMENT ZONES
Noosa Plan - Code Compliance
Section 59
Detached Housing Zone Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
Not applicable. The proposal is not in a Rural or Rural Settlement zone.
TABLE 14-32 DETACHED HOUSES – SPECIAL PROVISIONS – NOOSA WATERS ESTATE
Not applicable. The proposal is not in the Noosa Waters estate.
Noosa Plan - Code Compliance
Section 60
Natural Hazards Overlay Code
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Natural Hazards Overlays Code
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
TABLE 13.8 LANDSLIDE HAZARD AREAS
13.32 EFFECTS OF USE
General
O1 S1.1 Response to S1.1 to S2.1
Development is located to ensure it does The proposed development is not located Performance The proposed dwelling is located
not compromise the safety of people, in a landslide hazard area as indicated on Outcome within a Land Slide Hazard Area and
property or hazardous materials Overlay Maps OM1.3-OM9.335; therefore a Performance Outcome is
manufactured or stored in bulk by OR requested. It is considered that the
increasing risk of landslide; proposed dwelling will not
S1.2 compromise the safety of people or
AND properties as the dwelling will be
The development site is not subject to located in a similar position to the
landslide, either internally or from sloping recently approved dwelling over the
land above the site {eg. slopes are less subject site (MCU12/0159). The
than 1 in 10 (10%) proposed development is generally in
AND accordance with the previously
approved Geotechnical Report
S1.3 submitted with the original
application. Further, confirmation
Development, including necessary was received from Noosa Council’s
earthworks within Precinct F of the Noosa Planning Manager that the proposal
Noosa Plan - Code Compliance
Section 61
Natural Hazards Overlay Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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(/)
Springs site, improves the stability of any would be accepted without a new
non-natural landform so it is not at risk Geotechnical Report on the basis that
from landslide either on the site or from additional detail was provided
sloping land above the site. regarding the proposed foundation.
Please refer to Appendix A –
O2 S2.1 Proposal Plans for these details.
Development, including accessways is No solution provided
designed and constructed to—
a) minimise impacts on the natural
landform;
b) minimise risk to people and property
from landslide;
c) avoid any potential instability and
associated problems, including long
term stability of the site and long term
stability of the development.
Protection of Infrastructure and
Community Uses
O3 S3.1 Response to S3.1 to S3.3
Community Uses and Infrastructure Community Uses and Infrastructure N/A Community uses and infrastructure
Uses, including that identified below, are Uses are not located in a landslide hazard uses are not proposed.
able to function effectively during and area as indicated on Overlay Maps
immediately after landslide events— OM1.3-OM9.3;
a) Emergency service facilities; OR
b) Hospitals;
Noosa Plan - Code Compliance
Section 62
Natural Hazards Overlay Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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(/)
c) Education Type 4 uses, including S3.2
stores for valuable records or items of
historic or cultural significance; and The community infrastructure
d) Service and utility uses, including development—
electricity substations, major electrical a) does not result in any new building
depots and water treatment plants. work other than an addition to an
existing building;
b) does not involve vegetation clearing;
and
c) does not alter ground levels or
stormwater conditions;
OR
S3.3
The development includes measures that
ensure—
a) the long term stability of the site;
b) access to the site will not be impeded
by a landslide event; and
c) the community infrastructure will not
be adversely affected by landslides
originating on sloping land above the
site36.
TABLE 13.9 BUSHFIRE HAZARD AREAS
Noosa Plan - Code Compliance
Section 63
Natural Hazards Overlay Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
13.33 EFFECTS OF USE AND WORKS
New Uses S4.1 Response to S4.1 to S4.2
O4
The use is sited on land that is not in a Performance Due to the low risk nature of the
The proposed use does not compromise Medium or High Bushfire Hazard Area38; Outcome proposal, a Detached Dwelling, it is
the safety of people or property from OR considered that a bushfire hazard
bushfire. assessment is not necessary for this
S4.2 application. The proposed built form
is consistent with that already
The use is sited on land that is approved over the subject site under
determined as low bushfire risk by a site Application Number MCU12/0159, as
specific bushfire hazard assessment. such, it is deemed that the proposal
will not compromise the safety of
people of properties from bushfire
threats.
Protection of Infrastructure and
Community Uses
O5 S5.1
Community Uses and Infrastructure Community Uses and Infrastructure N/A Community or Infrastructure Uses are
Uses, including that identified below, are Uses are not located in a High or Medium not proposed.
able to function effectively during and Bushfire Hazard Area identified on
immediately after bushfire events— Overlay Maps OM1.4 to OM9.4;
a) Emergency service facilities; OR
Noosa Plan - Code Compliance
Section 64
Natural Hazards Overlay Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
b) Hospitals;
c) Education Type 4 uses, including S5.2
stores for valuable records or items of
historic or cultural significance; and Building work will not involve more than
d) Service and utility uses, including an additional 20m2 of gross floor area to
electricity substations, major electrical an existing building;
depots and water treatment plants. OR
S5.3
Where located in a High or Medium
Bushfire Hazard Area identified on
Overlay Maps OM1.4 to OM9.4, uses are
designed to function effectively during and
immediately after bushfire events40.
Hazardous materials
O6 S6.1
Public safety and the environment are not Hazardous materials are not N/A Not applicable. The proposal is for a
adversely affected by the detrimental manufactured and stored on the site. detached house.
impacts of bushfire on hazardous materials
manufactured or stored in bulk.
13.34 Siting, design and construction
Noosa Plan - Code Compliance
Section 65
Natural Hazards Overlay Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
O7 S7.1
Uses and works including building works Uses and works including building works
are sited, designed and constructed to— are sited—
a) minimise the number of people and a) on lots greater than 2500m2;
property subject to bushfire risk; and i. in locations of lowest hazard
b) maximise the protection of people and within the lot (Figure 13.5
property during the passage of a fire provides guidance); and
front. ii. ii) to achieve setbacks from
hazardous vegetation of 1.5
times the predominant mature
canopy tree height or 10m
whichever is the greater; and
iii. iii) 10m from any retained
vegetation strips or small areas
of vegetation; and
iv. iv) so that the elements of the
development least susceptible to
fire are sited closest to the
bushfire hazard;
b) on lots 2500m2 or less - to maximise
setbacks from hazardous
vegetation37
13.35 WATER SUPPLY FOR FIRE FIGHTING
Noosa Plan - Code Compliance
Section 66
Natural Hazards Overlay Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
O8 S8.1
An adequate and accessible water supply For premises not in a water service N/A Not applicable. The site is in a water
is provided for fire fighting purposes. area— each lot has an accessible dam, service area.
swimming pool or water tank accessible
by the fire brigade that contains at least
5000 litres of water.
13.36 VEHICLE ACCESS AND FIRE TRAILS
Firebreaks and fire access tracks
O9 S9.1
Firebreaks or fire access tracks provide— Firebreaks are provided by—
a) adequate access for fire fighting and a) a cleared road reserve not less than
other emergency vehicles; and 20m wide located around the
b) adequate width to minimise the risk of perimeter of the development;
fire crossover. OR
b) fire access tracks between the
development and surrounding
vegetated lands that—
i. are a minimum cleared width of
6m;
ii. have a maximum grade of 1 in 8
(12.5%) ;
iii. have a formed pavement;
iv. have access at each end and in
Noosa Plan - Code Compliance
Section 67
Natural Hazards Overlay Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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(/)
other locations where necessary;
v. have passing areas and turning
areas;
vi. have clearly identified access
points for emergency vehicles;
and
vii. are located on public land or
within access easements that
are granted in favour of the
Sunshine Coast Regional
Council and the Queensland Fire
and Rescue Service.41
13.37 RECONFIGURING A LOT
Not applicable. The proposal is not for reconfiguring a lot.
TABLE 13.10 FLOOD HAZARD AREAS
13.38 EFFECTS OF USE AND SUBDIVISION
Safety and floodplain function
O14 S14.1
The proposed use does not compromise The use does not result in an increase in N/A The subject site is not influenced by a
the safety of people or property from floods the number of persons living, working or 1:100 year flood event.
up to and including a 1% AEP (1:100 year congregating in Flood Hazard Areas
Noosa Plan - Code Compliance
Section 68
Natural Hazards Overlay Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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(/)
ARI) flood event. identified on Overlay Maps OM1.3—
OM9.3;
or
S14.2
At least one access route above the 1%
AEP (1:100 year ARI) flood level is
available for evacuation;
or
S14.3
An area of sufficient size and dimensions
to accommodate users is provided, above
the 1% AEP (1:100 year ARI) flood level
that allows for safe congregation and
evacuation;
AND
S14.4
Works avoid any reductions in on-site
flood storage capacity and contain within
the site any adverse changes, including
changes to the depth, duration or velocity
of flood waters up to and including a 1%
AEP (1:100 year ARI) flood event.
Noosa Plan - Code Compliance
Section 69
Natural Hazards Overlay Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
O15 S15.1
Development does not result in adverse No solution provided
impacts on people’s safety and capacity to
use land within floodplains.
Hazardous materials
O16 S16.1 Response to S16.1 to S16.2
Public safety and the environment are not Hazardous materials are manufactured N/A The proposal is for a dwelling house.
adversely affected by the detrimental and stored above the level of a 1% AEP No hazardous materials will be
impacts of floodwater on hazardous (1:100 year ARI flood event; manufactured or stored on site.
materials manufactured or stored in bulk. OR
S16.2
Buildings or structures used for the
manufacture or storage of hazardous
materials are designed to prevent the
intrusion of floodwaters up to the level of a
1% AEP (1:100 year ARI) flood event.
Infrastructure
O17 S17.1
Sewerage treatment plants maintain their Components of the sewerage treatment N/A A sewerage treatment plant is not
function during flood events up to a 1% plants that are likely to fail or may result in proposed.
Noosa Plan - Code Compliance
Section 70
Natural Hazards Overlay Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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(/)
AEP 1:100 year ARI) flood event. contamination are—
a) located above the level of a 1% AEP
(1:100 ARI) flood event; or
b) are designed and constructed to
exclude water inundation or
infiltration and resist hydrostatic and
hydrodynamic forces as a result of
inundation.
O18 S18.1
Community Uses and Infrastructure Community Uses and Infrastructure N/A Community Uses and Infrastructure
Uses are able to function effectively during Uses are sited and constructed to ensure Uses are not proposed.
and immediately after flood events. that floor levels are not less than the AEP
(or ARI) levels identified below—
a) Emergency service facilities- 0.2%
AEP (1:500 ARI);
b) Emergency shelter- 0.5% AEP (1:200
ARI);
c) Police station- 0.5% AEP (1:200
ARI);
d) Hospital- 0.2% AEP (1:500 ARI);
e) Electricity substation- 0.2% AEP
(1:500 ARI);
f) Water treatment plant- 0.2% AEP
(1:500 ARI);
g) Power station- 0.5% AEP (1:200
ARI);
Noosa Plan - Code Compliance
Section 71
Natural Hazards Overlay Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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(/)
h) Major electrical switch yard- 0.5%
AEP (1:200 ARI); and
i) Store for valuable records or items of
historic or cultural significance- 0.5%
AEP (1:200 ARI).
O19 S19.1 Response to S19.1 to S20.2
All lots have sufficient area that is above The minimum area above flood level for N/A The subject site is not subject to a
the 1% AEP (1:100 year ARI) flood level or each lot, is in accordance with Table 1:100 year flood event and therefore
where modelling is not available, the 13.11; no minimum floor level is applicable.
highest recorded flood level, to safely and AND
adequately accommodate their intended
use. S19.2
AND
Where the existing roads servicing a
development provide a specific flood
immunity (as determined by Chapter 6 of
the Qld Transport Road and Drainage
Design Manual and the Australian Rainfall
and Runoff Guide), all lots have access to
the flood free area identified in Table
13.11 that matches the road immunity;
AND
O20 S20.1
Development integrates with the natural Flood immunity for development areas is
Noosa Plan - Code Compliance
Section 72
Natural Hazards Overlay Code
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ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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(/)
landform rather than modifying the not achieved by filling land below the 1%
landform to suit the development.45 AEP (1:100 year ARI) flood level; or
S20.2
Where modelling is not available, flood
immunity for development areas is not
achieved by filling land below the highest
recorded flood level.
O21
Filling or excavation only occurs where it No solution provided. Any minor filling or excavation as a
does not adversely impact on— result of this development will not
a) watercourses, drainage lines and impact on the natural drainage of the
wetlands; and site, vegetation areas and water
b) vegetation on land identified on levels on surrounding properties.
Biodiversity Overlay Maps OM1.1-
OM9.1; and
c) water levels on properties elsewhere.
TABLE 13.12 ACID SULFATE SOILS AREAS
13.39 EFFECTS OF WORKS
General Partial solution
O22 S22.1
Noosa Plan - Code Compliance
Section 73
Natural Hazards Overlay Code
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Works do not disturb acid sulfate soils or The disturbance of acid sulfate soils is No excavation will occur within the
are managed to avoid the release of acid or avoided by— portion of the site affected by the Low
associated metal contaminants.46 a) not excavating or otherwise removing Potential Acid Sulphate Area sub-
soil or sediment identified as category.
containing acid sulfate soils;
b) not permanently or temporarily
extracting groundwater that results in
the aeration of previously saturated
acid sulfate soils; and
c) not undertaking filling that results in
actual acid sulfate soils being moved
below the watertable or previously
saturated acid sulfate soils being
aerated;
OR
S22.2
The disturbance of acid sulfate soils N/A S22.1 has been addressed.
avoids the release of acid or associated
metal contaminants by—
a) neutralising existing acidity and
preventing the generation of acid and
associated metal contaminants; and
b) preventing the release of surface or
groundwater flows containing acid or
associated metal contaminants into
Noosa Plan - Code Compliance
Section 74
Natural Hazards Overlay Code
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the environment.
Noosa Plan - Code Compliance
Section 75
Natural Resources Overlay Code
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Natural Resources Overlay Code
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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(/)
TABLE 13.13 AGRICULTURAL LAND CONSERVATION AREAS
Not applicable. The proposal is not in an agricultural land conservation area.
TABLE 13.14 EXTRACTIVE RESOURCE AREAS
Not applicable. The proposal is not in an extractive resource area.
TABLE 13.15 WATER SUPPLY CATCHMENT AREAS
Not applicable. The proposal is not in a water supply catchment area.
TABLE 13.16 AREAS IN PROXIMITY TO GAS PIPELINES
Not applicable. The proposal is not in an area in proximity to a gas pipeline.
TABLE 13.17 COASTAL PROTECTION AREAS
O16 S16.1
The siting and design of development and A mix of native landscaping, such as Please refer to the appended
materials used within the Coastal ground covers, shrubs and trees, is Landscape Concept Plan.
Protection Area, as identified on the Natural provided for a width of 5m from the
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Section 76
Natural Resources Overlay Code
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SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
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Resources Overlay Maps, do not cause seaward or rear boundary of the site to
any significant adverse impacts on the provide adequate landscape buffering to
coastal resources of the location nor protect the coastal dune system52.
interrupt the natural cycles of erosion and
accretion of foreshore areas and beaches.
AND
O17 S17.1
Buildings, structures and works within the A mix of native landscaping, such as Please refer to the appended
Coastal Protection Area that are visible ground covers, shrubs and trees, is Landscape Concept Plan.
from the beach— provided for a width of 5m from the
a) are designed to protect the character seaward or rear boundary of the site to
of the beachfront when viewed from provide adequate landscape buffering to
the water and integrate with the protect the character of the beachfront.
surrounding natural landscape and
skyline vegetation (see Figure 13.6);
and
b) are finished predominately in colours
and hues of the surrounding natural
landscape.
Figure 13.6
Noosa Plan - Code Compliance
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____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
AND
O18 S18.1
Buildings and other structures including No solution provided. The proposed dwelling extends
swimming pools and retaining walls do not Figure 13.7 seaward of the Coastal Building Line;
extend seaward of the coastal building however it is considered that the
line51 except— proposed dwelling location is
a) uncovered and unenclosed appropriate due to a previous
cantilevered approval over the site for a dwelling
b) balconies that do not extend greater house sited in a similar position. The
than 3m seaward of the coastal approved building location has been
building line; and outlined on the proposal plans in
c) are setback a minimum of 6m from the Appendix A. Preliminary discussions
seaward boundary (See Figure 13.7). with Noosa Council was conducted
AND prior to lodgement of this application
and it was agreed that the application
would be supported given the
proposed dwelling was generally in
alignment with that approved building
envelope.
Noosa Plan - Code Compliance
Section 78
Natural Resources Overlay Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
O19 S19.1
Where a coastal building line does not exist No solution provided. N/A A Coastal Building Line is present on
on properties fronting the beachfront or a site.
reserve adjoining the beachfront– buildings, Advisory note
other structures and retaining walls are The following is a useful guide for
setback a minimum of 6m from the ensuring that buildings blend with the
seaward boundary of the site natural surrounds:
AND External building materials that are
lightweight and comprise predominantly
timber or board, stainless steel, glass, and
corrugated iron will generally be more in
keeping with the beach/riverside character
than concrete rendered block.
Use external colours and roof finishes
which are non-reflective and which do not
cause glare. Shades that match the
colours and tones of surrounding
vegetation will ensure the buildings are
less visually prominent from the beach or
the water.
Appropriate colours will depend on the
existing native vegetation and backdrop,
but may include muted
earth/environmental tones that blend with
the natural environment, such as–
-green;
Noosa Plan - Code Compliance
Section 79
Natural Resources Overlay Code
____________________________________________________________________________________________________________________
ACCEPTABLE
SOLUTION ALTERNATIVE SOLUTIONS / COUNCIL USE
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
COMPLIANCE COMMENTS ONLY
(/)
- olive green;
- blue green;
- grey green;
- green blue;
- indigo;
- brown;
- blue grey; and
- green yellow.
O20 S20.1
Rear fences adjacent to the beachfront Rear fences adjacent to the beachfront The proposed rear fence will comply
within the Coastal Protection Area are within the Coastal Protection Area and may be conditioned accordingly
designed and sited to be sympathetic with incorporate the following— by Council. Please refer to the
the visual amenity of the beachfront and do a) no more than 1.2m in height; and appended Landscape Concept Plan.
not degrade the natural beachfront b) open construction (ie at least 50%
character. transparent);
c) lightweight materials (ie timber); and
d) dark colours to blend with the natural
landscape.
AND
S20.2
Gates are not installed in fences to gain No gates are proposed for direct
direct access to the beachfront. access to the beachfront.
Noosa Plan - Code Compliance
Section 80
Appendix D Specialist Reports [OCR of page images] Norris Clarke & O’Brien Pty Ltd Licensed Surveyors Town Planners Development Consultants Appendix D Specialist Reports
Section 81
Landscape Concept Plan [OCR of page images] Norris Clarke & O’Brien Pty Ltd Licensed Surveyors Town Planners Development Consultants Landscape Concept Plan
Section 82
25
Power/Fuse Box
CURVED STONE SEATING BENCH WITH EXISTING MASONRY BOUNDARY FENCE PROPOSED OUTDOOR FURNITURE
COASTAL TEA-TREE GROVE
FEATURE TREE
Underplanted with Lomandra Tanika TIMBER PALING BOUNDARY FENCE
Frangipani with underplanting of Native Violets
UNSTRUCTURED SCREEN PLANTING 1800mm high. Extent to be confirmed on site
Eumundii Quandong
LARGE FORMAT STEPPING
STEPPING STONE ACCESS Continue underplanting of Lomandra Tanika 2000 Block wall TIMBER SLEEPER RETAINING WALLS
PP STONES
Stepping stones on plinths to allow for slope To replace existing
Exact location and height to be confirmed on site
62287 95¡09'40"
6
SIDE FENCE
0
2
1
4
TIMBER PALING FENCE
2
.8
0
2
SP3090 43.07 2 22
.0
.0
.8
.4
1.8m fence with gate
.3
.2
.7
T02 1.2m high
20
21
21
24
Material to be confirmed
3
23
24
23
23
22
21
22
177¡21'5
6
7
2.144
Key
.1
.4 1,500
.7
8
24
2,150
23
.2
4
EXISTING LEVEL
.2
84
7
21
2
RL 84.24 PROPOSED LEVEL
.2
5
23
19
3
.8
0"
.5
EXISTING CONTOUR
19
25
8
23
.1
20
SITE BOUNDARY
Conc. Drive 6,000 T07 TIMBER SLEEPER
RETAINING WALL
RUMPUS
19
16
4.
SANDSTONE BLOCK WALL
STEPPING STONES
COURTYARD LIVING
0
OUTDOOR LIVING
.0
2
GARDEN BED
.7
24
POOL
23
7
23,100 SCREEN PLANTING
.8
ENTRY
20
58
23,635 23,450 23,275 23,100 SHRUB/
iling fence
ACCENT PLANTING
358¡50'20"
9
8
2,850
.8
TOW 19.30 TOW 18.50
RP81810
.4
15.158
CORRIDOR 22,575
19
19
23,432 23,275 23,100
RP81810
5
.3
23
'10"
GROUNDCOVERS
KITCHEN
13.995
D
T01 POWDER
2
STORAGE
F
1200 Timber pa
.6
LAUNDRY
195¡20
19
W
4,950
4
PROPOSED TREE
.7
T03 RL 22,025
22.025 20,872 19,303 18,330
18
PANTRY DINING
SHOWER RL 20.876
PROPOSED
DECIDUOUS TREE
GARAGE
STORAGE
22,865 22,604 RL 21,762
21.762
9
0
.8
13,550
0
2,180
.12,220
.6
02 EXISTING TREE
6
.3
17
TO BE RETAINED
.1
20
1
2,200
23
2
8
7
.9
8
23
2
1
5
.6
.2
.7
.9
22
.5
.9
22
6
EXISTING TREE
22
23
21
1800 timber pailing fence
9
21
22
20
01 PROPOSED FOR REMOVAL
23
23
19 19 1
.
1
Overhead Po
17
OR TRANSPLANTATION
.3
.0
39.228
Edge Bitu
Refer to Existing Tree Schedule
21 23
19
22
LI .93
276¡22'50" T05
SEAVIEW
0
1800 timber pailing fence
22
T04
18
5
P
ining wall 2
.1
18
ining wall
g wall
79
men
all
2.
wer
SCREENING TREES NEW LOCATION OF
taining w
Sewer UG
Banksia Sentinel (Banksia cultivar: 2-3m in height) EXISTING PANDANUS
k retainin
Underplanting options include: Lomandra, Pig Face
STEPPING STONE ACCESS TO GARDEN
Scale
Block reta
Top rock reta
Stepping stones on plinths to allow for slope to garden
Landscape Concept Plan ENDEMIC REVEGETATION ZONE 0 5.0 7.5 10.0 M
1 Options include the following options: Pig Face, Native Violet, Blue Flax
1:100 @ A2
Timber re
Lily, Grass Tree, Weeping Baeckea, Dwarf Banksia, Didgery Sticks,
Knobby Club Rush, Narrow-leaved Gardenia
c
Bottom ro
OUTDOOR SEATING TIMBER PALING BOUNDARY FENCE
1800mm boundary fence to match existing B 24/3/15 Revision RHB
A: 19.61 m2
RL: 26,300 Extent of fence to be confirmed on site A 12/03/15 Preliminary RHB
CH : 2.90m REVISION DATE REVISION NOTE BY
INDICATIVE PLANT LIST
THE BUILDER IS RESPONSIBLE FOR THE SETTING OUT OF THE WORKS, THE
ID Latin Name Common Name Pot Size Mature Height Mature Spread CHECKING OF ALL DIMENSIONS AND LEVELS ON SITE, AND THE REPORTING
TREES OF ANY DISCREPANCIES TO THE PROPRIETOR PRIOR TO COMMENCEMENT OF
B.in Banksia integrifolia Coastal Banksia 45L 7 - 10m 3.5 - 6m WORK. DO NOT SCALE FROM DRAWINGS.
B.se Banksia serrata Old Man Banksia 45L 8 - 10m 5 - 6m
PROJECT
E.eu Elaeocarpus eumundii Quandong 45L 5 - 10m 2.0 - 3.5m
BALCONY
H.tr
T.lu
Hibiscus tiliaceus
Tristaniopsis laurina 'Luscious'
Bronze Cottonwood
Water Gum
75L
100L
6 - 8m
8 - 10m
5 - 7m
6 - 8m
Proposed Alterations & Additions
SHRUBS ADDRESS
26,300 B.ro Banksia oblongifolia Dwarf Banksia 200mm 1.5 - 3.0m 1.2 - 2.5m
B.vd Baeckea frutescens Weeping Baeckea 140mm 1.0 - 8.0m 1.0 - 5.0m 44 Seaview Terrace, Sunshine Beach
L.le Leptospermum laevigatum Coast Tea-Tree 200mm 1.5 - 3m 1.2 - 2.0m
R.ex Randia chartacea Narrow-leafed Gardenia 300mm 1.5 - 3m 1.2 - 2.0m CLIENT
X.gl Xanthorrhoea johnsonii Grass Tree 300mm 0.9 - 1.5m 0.9 - 1.2m
GROUNDCOVERS Catherine Bastock & Robert Mead
B.pa Baloskion pallens Didgery Sticks 140mm 0.9 - 1.5m 0.9 - 1.2m
C.gl Carpobrotus glaucescens Pigface 140mm 0.0 - 0.3m 1.2 - 2.0m DRAWING
BEDROOM 04 BEDROOM 03 BATH D.co Delosperma cooperi Ice Plant 140mm 0.0 - 0.3m 1.2 - 2.0m
A: 16.34 m2 A: 13.72 m2 A: 6.86 m D.lj Dianela caerulea Blue Flax Lily 100mm 0.6 - 0.75m 0.3 - 0.6m Landscape Concept Plan
RL: 26,300 RL: 26,300 RL: 26,300 D.ss Dianella congesta Beach Flax Lily 140mm 0.75 - 0.9m 0.3 - 0.6m
GREEN GARAGE CH : 2.70m CH : 2.70m CH : 2.70m I.no Isolepis nodosa Knobby Club-rush 140mm 0.6 - 0.75m 0.3 - 0.6m
ROOF L.ta
V.he
Lomandra longifolia 'Tanika'
Viola hederacea
Fine-Leafed Mat Rush
Native The text continues on section 83.