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Planning Report
Attached to the e-mail MCU15/0108 & REC15/0028 Development Application.
x DiEV OTP IMIEINg MANAGERS DEVELOPMENT ASSESSMENT REPORT 33 & 35 GRANT STREET, NOOSA HEADS LOT 1&2 ON RP230068 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE - 2 X MULTIPLE HOUSING TYPE 2 DUPLEXES AND RECONFIGURING A LOT - BOUNDARY REALIGNMENT & ACCESS EASEMENTS FILE NUMBER: 15354 November 2015 Sunshine Coast Suite 1, Corner Surf Road & Gardak Street Alexandra Headland Qld 4572 PO Box 6380, Maroochydore BC Qld 4558 p 107 5443 2844 F107 5443 7146 w I www.khadm.com.au
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Page 2
KHA DEVELOPMENT MANAGERS – 15354 November 2015
DOCUMENT INFORMATION
Project number: 15354
Report prepared for: Mark Bain Constructions
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 16/11/2015 Tiani Boulton Scott Sobey
Final 19/11/2015 Tiani Boulton Scott Sobey Scott Sobey
KHA COMPANY DETAILS
KHA Development Managers
Suite 1 Corner Surf Road & Gardak Street
ALEXANDRA HEADLAND QLD 4572
Tel: 07 5443 2844
Fax: 07 5443 7146
Email: [email protected]
Disclaimer Statement
KHA Development Managers retains ownership and copyright of the contents of this document including drawings, plans, figures and other
work produced by KHA Development Managers. This document is not to be reproduced in full or any part, unless separately approved by KHA
Development Managers. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or
rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
Development Assessment Report Page 2 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 3
KHA DEVELOPMENT MANAGERS – 15354 November 2015
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY .................................................................................................. 4
2.0 INTRODUCTION ................................................................................................................ 5
3.0 SITE DESCRIPTION .......................................................................................................... 6
3.1 SUBJECT SITE ....................................................................................................................... 6
3.2 SURROUNDING LAND USES ................................................................................................... 7
4.0 PROPOSED DEVELOPMENT ............................................................................................... 8
5.0 STATE PLANNING INTERESTS ........................................................................................ 10
5.1 STATE PLANNING REGULATORY PROVISIONS ....................................................................... 10
5.2 STATE PLANNING POLICY .................................................................................................... 10
5.3 REFERRAL ........................................................................................................................... 11
5.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS ................................................................. 11
6.0 PLANNING SCHEME ........................................................................................................ 12
6.1 DEFINITION ........................................................................................................................ 12
6.2 LEVEL OF ASSESSMENT ........................................................................................................ 12
6.3 OVERLAYS ........................................................................................................................... 12
6.4 DEVELOPMENT CODES ......................................................................................................... 12
6.4.1 ALTERNATIVE SOLUTIONS ................................................................................................ 13
6.5 PLANNING SCHEME CONFLICTS ............................................................................................ 14
7.0 CONCLUSION .................................................................................................................. 15
ATTACHMENT 1 – Planning Scheme Code Assessment prepared by KHA Development Managers
SUPPORTING DOCUMENTATION
Proposal Plans
Development Assessment Report Page 3 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 4
KHA DEVELOPMENT MANAGERS – 15354 November 2015
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 33 & 35 Grant Street, Noosa Heads
Real Properly Description Lots 1 and 2 on SP230068
Land Area Lot 1: 821m2
Lot 2: 666m2
Total: 1,487m2
Local Authority Noosa Council
Registered Landowner Circle Pacific Australia Pty Ltd (A.C.N. 140 755 504)
Current Use Vacant
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2006
Locality / Planning Area Noosa Heads
Zone / Precinct Semi-Attached Housing
Overlays Natural Hazards: Bushfire and Acid Sulfate Soils Overlay (Medium
Bushfire Hazard Area)
APPLICATION DETAILS
Applicant Mark Bain Constructions C/- KHA Development Managers
Application Type Development Permit for Material Change of Use and Reconfiguring a
Lot
Proposal 2 x Multiple Housing Type 2 Duplexes, Boundary Realignment (2 Lots
into 2 Lots) and Access Easements
Level of Assessment Code
Referrals Not Applicable
Development Assessment Report Page 4 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 5
KHA DEVELOPMENT MANAGERS – 15354 November 2015 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use for 2 x Multiple Housing Type 2 Duplexes and Reconfiguring a Lot for a Boundary Realignment (2 Lots into 2 Lots) and Access Easements on behalf of Mark Bain Constructions. The subject site is situated at 33 & 35 Grant Street, Noosa Heads and is described as Lots 1 and 2 on SP230068. Under the Noosa Plan 2006, the site is included within Noosa Heads Locality and the Semi-Attached Housing Zone. The proposal is subject to code assessment. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms and Proposal Plans. Development Assessment Report Page 5 of 16 Material Change of Use (2x Multiple Housing Type 2 Duplexes) Boundary Realignment (2 Lots into 2 Lots) 33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
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KHA DEVELOPMENT MANAGERS – 15354 November 2015
3.0 SITE DESCRIPTION
3.1 SUBJECT SITE
The subject site is situated at 33 & 35 Grant Street, Noosa Heads and is described as Lots 1 and 2 on
SP230068.
The sites comprise a combined area of 1,487m2 and are currently vacant. The sites have a road frontage
to Grant Street of approximately 47m and to Banksia Avenue of approximately 44m.
The sites fall from Grant Street to the southern boundary and have available connection to established
physical infrastructure networks including telecommunications, water, and sewer.
The location and context of the subject sites are illustrated in the figures below:
Figure 1: Location of Subject Site (accessed November 2015 from NearMap)
Development Assessment Report Page 6 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 7
KHA DEVELOPMENT MANAGERS – 15354 November 2015
Figure 2: Aerial Photograph of Subject Site (accessed November 2015 from NearMap)
3.2 SURROUNDING LAND USES
The locality is well established and is characterised by residential uses of varying densities, open space
conservation and recreation areas, community services and business centre uses. The neighbourhood is
well connected to existing infrastructure, movement networks and recreational opportunities.
Development Assessment Report Page 7 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 8
KHA DEVELOPMENT MANAGERS – 15354 November 2015
4.0 PROPOSED DEVELOPMENT
This application seeks a Development Permit for Material Change of Use for 2 x Multiple Housing Type 2
Duplexes and Reconfiguring a Lot for a Boundary Realignment (2 Lots into 2 Lots) and Access Easements
to be established in accordance with the accompanying Proposal Plans.
RECONFIGURING A LOT
The proposed reconfiguration of a lot for boundary realignment (2 lots into 2 lots) and access easements
(2 x reciprocal access easements) comprise the following:
Existing Proposed
2
Lot 1 821m 757m2
Lot 2 666m2 730m2
Emt A - Access
in favour of Lot 2
Emt B - Access
in favour of Lot 1
Table 1: Lot Sizes
MATERIAL CHANGE OF USE
The proposed material change of use for the 2 x duplexes comprises the following key development
parameters:
Key Development Parameters
Site Area 1,487m²
Dwelling Density 6.6 persons / duplex
Gross Floor Area 658m² (44%)
Site Cover 27%
Maximum building height 8m
Table 2: Key Development Parameters
BUILT FORM
The proposed development is two storeys and semi-basement carpark with a maximum height of 8m.
Type ‘A’ unit comprises two bedrooms and media room (capable of use as third bedroom) and Type ‘B’
unit comprises three bedrooms. The garage is located on the basement level and is accessible via a rear
lane access from Banksia Avenue, ensuring that the garages do not dominant the street frontage. All units
are oriented towards Grant Street. The proposal has a GFA of 658m2 or 44% and a site cover of 27%.
The building design is well articulated and includes a variety of design elements, including a flyover roof,
pitched roofs and eaves. The proposal achieves a contemporary, architecturally designed development
with articulation and variation in building materials and treatments. Building materials include metal roof
sheeting, timber features, lightweight awning and cladding, and is reflective of the Noosa Heads character.
ACCESS AND PARKING
Site access is achieved via a driveway from Banksia Avenue. Each unit will be provided with two carparks
contained within double garages as a semi-basement level. Four visitor car parking spaces will be
provided. All cars will be able enter and leave the site in a forward motion.
Development Assessment Report Page 8 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 9
KHA DEVELOPMENT MANAGERS – 15354 November 2015 LANDSCAPING Landscaping treatments to soften the built form of the proposed development are provided in accordance with the landscape areas shown on the proposal plans. The minimum landscape requirements are achieved in accordance with the Landscape Code. SERVICING Provision is made for a general and recycle wheelie bin for each unit. Waste collection will be facilitated from the street. INFRASTRUCTURE The subject site is currently connected to all essential urban infrastructure. Stormwater will be collected and discharged into a legal point of discharge. Internal water, sewer, telecommunication and electrical connections will be finalised during detail design. Development Assessment Report Page 9 of 16 Material Change of Use (2x Multiple Housing Type 2 Duplexes) Boundary Realignment (2 Lots into 2 Lots) 33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 10
KHA DEVELOPMENT MANAGERS – 15354 November 2015
5.0 STATE PLANNING INTERESTS
5.1 STATE PLANNING REGULATORY PROVISIONS
State planning regulatory provisions are state planning instruments that regulate development and can
apply to all or part of the state.
The following regulatory provisions are in effect:
State planning regulatory provisions Comment
Draft Palm Island State Planning Regulatory Not applicable
Provision 2015 The site is not located on Palm Island.
South East Queensland Regional Plan 2009-2031 Applicable
State Planning Regulatory Provisions (as amended) The site is included with the Urban Footprint.
Assessment against the regulatory provisions is
not applicable.
Guragunbah State Planning Regulatory Provision Not applicable
The site is not located within the Guragunbah
area.
State Planning Regulatory Provision (adopted Applicable
charges) The Councils Adopted Infrastructure Charges
Resolution reflects these provisions and which will
be applied to the development.
Yeerongpilly Transit Oriented Development State Not applicable
Planning Regulatory Provision The site is not located within the Yeerongpilly
Transit Oriented Development area.
Off-road motorcycling facility on State-owned land Not applicable
at Wyaralong The site is not located within the Wyaralong area.
State Planning Regulatory Provisions (Adult stores) Not applicable
The proposal does not include an adult store use.
South East Queensland Koala Conservation State Not applicable
Planning Regulatory Provisions The site is not located within a Priority Koala
Assessable Development Area or a Koala
Assessable Development rea.
5.2 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state
interest in land use planning and development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local
planning scheme and a state planning policy, then what is outlined in the state planning policy overrides
the planning scheme.
The Noosa Plan does not reflect the SPP and assessment against the SPP is required.
Development Assessment Report Page 10 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 11
KHA DEVELOPMENT MANAGERS – 15354 November 2015
Part E of the SPP details the interim development assessment requirements for the following state
interests:
State Interest Comment
Mining and extractive resources Not applicable
The site is not within a key resource area (KRA),
the separation area of a KRA or the transport route
separation area of a KRA.
Biodiversity Not applicable
The site does not include land that relates to a
matter of state environmental significance.
Coastal environment Not applicable
The site is not located within the coastal
management district.
Water quality Not applicable
The site is within an urban area but does not
exceed 2500m2 and is not at or below 5m AHD.
Emissions and hazardous activities Not applicable
The site is not located within a management area.
Natural hazards, risk and resilience Applicable
The site is within a flood hazard and potential
impact buffer area. The site is not however
mapped as flood hazard under the planning
scheme nor known to be flood prone. No flood
hazard assessment is considered relevant.
State transport infrastructure Not applicable
The site is not located within 400m of a public
passenger transport facility or future public
passenger transport facility.
Strategic airports and aviation facilities Not applicable
The site is not located within proximity of a
strategic airport or aviation facility.
5.3 REFERRAL
No referral is triggered by the application.
5.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS
The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for
development assessment, where the state assessment and referral agency (SARA) is responsible for
assessing or deciding development applications as assessment manager or as a referral agency. The SDAP
is not applied by local government in the assessment of development applications.
As no referral is triggered by the application the SDAP are not applicable.
Development Assessment Report Page 11 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 12
KHA DEVELOPMENT MANAGERS – 15354 November 2015
6.0 PLANNING SCHEME
Under the Noosa Plan, the site is included within the Noosa Heads Locality and the Semi-Attached Housing
Zone. An assessment of the applicable provisions of The Noosa Plan 2006 has been undertaken below.
6.1 DEFINITION
The proposed development is defined under the Noosa Plan as:
Multiple housing Type 2 Duplex: Means the use of premises for two dwelling units either attached or
detached, on one lot where the use does not fall under Multiple Housing Type 1 Relative or employee.”
Comment: Each lot will be developed for a Duplex in accordance with the above definition.
6.2 LEVEL OF ASSESSMENT
In accordance with the Assessment Table for the Semi-Attached Housing Zone, the proposal is identified
as a consistent use and is subject to Code Assessment.
6.3 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
The site is included within the Medium Bushfire
Hazard area of the Natural Hazard Overlay. An
assessment of Natural Hazard: Bushfire & Acid
Sulfate Soils Overlay Code has been included in
Attachment 1.
6.4 DEVELOPMENT CODES
In accordance with the Assessment Table for the Semi-Attached Housing Zone under the Noosa Heads
Locality, the following Codes are applicable to the proposed development:
Noosa Heads Locality Code;
Reconfiguring a Lot Code;
Residential Uses Code;
Landscaping Code;
Engineering Works Codes;
o Driveways and Carparking Code
Development Assessment Report Page 12 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 13
KHA DEVELOPMENT MANAGERS – 15354 November 2015
o Transport, Roads and Drainage Code
o Erosion and Sediment Control Code
o Existing Services Code
o Earthworks Code
o Waste Management Code
o Water Sensitive Design Code
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay Code
Comment: An assessment of the applicable codes has been included within Attachment 1. The code
assessment has determined that the proposed development complies with all relevant performance
outcomes. Where acceptable outcomes are not met, an alternative solution demonstrating compliance
with the corresponding performance outcome is provided (refer to Section 6.4.1 below).
Where probable solutions are not met, an alternative solution demonstrating compliance with the specific
outcome is provided, with the exception of specific outcomes O7 of the Noosa Heads Locality Code, which
identify parts of the proposal as exceeding height. Sufficient grounds to justify the proposal, despite this
conflict are detailed in section 6.5 of the report below.
6.4.1 ALTERNATIVE SOLUTIONS
Noosa Heads Locality Code – O1 – S1.1 – Setbacks
Alternative Solution:
The development complies with and exceeds the frontage setback of 6m to Grant Street.
The developments secondary frontage setback to Banksia Avenue does not fully comply and has a corner
of the building within approximately 2m. The average setback to Banksia Street will however comply. The
context of the Banksia Street frontage ensures the setback intrusion will not result in any detrimental
impacts and is acceptable in this situation. Banksia Street does not comprises a through road pavement
and terminates at the southern boundary of the site. The frontage verge width is wider than a standard
verge and the land opposite the site is heavily vegetated.
Required side setbacks vary from 2m to 2.5m. The development proposes built to boundary buildings
along the proposed common boundary. The proposed duplexes will be attached by a fire wall with party
wall easements. The eastern side setback for Lot 2 is 2m, and the southern side setback for Lot 1 varies
from 4m to 19m. While these setbacks do not fully comply, they generally comply and with the wall length
articulation provided, result in an acceptable setback solution.
In accordance with specific outcome O1 and in consideration of the above, the above noted setbacks are
considered to be adequate to provide amenity for occupants of the development and ensure amenity is
maintained for adjoining land uses; allow for landscaping that will buffer the adjoining uses from the
proposed development; provide adequate distance from adjoining uses; does not visually dominate the
street; and will maintain the visual continuity and pattern of buildings and landscape elements of the
street. The setbacks comply with specific outcome O1.
Development Assessment Report Page 13 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 14
KHA DEVELOPMENT MANAGERS – 15354 November 2015
Reconfiguring a Lot Code – O1 – S1.1 – Lot Sizes and Dimensions
Alternative Solution:
In accordance with Table 14-68 of the Reconfiguring a Lot Code, the minimum lot size in the Semi-
Attached Housing Zone in the Noosa Heads Locality is 800m 2. One of the existing lots does not however
comply with this minimum and is 666m2. The development is for a boundary realignment only and does
not change the size of the combined area of the site nor increase the number of lots. The proposed
boundary realignment increases the current lot size minimum and will provide similar lot sizes to ensure
the proposed lots are of sufficient size and dimension to accommodate one Multiple Housing Type 2
Duplex on each allotment. The boundary alignment allows for residential development to be provided with
a house site area of not less than specified in Table 14-69 of the Reconfiguring a Lot Code.
As demonstrated by the attached plans the proposed buildings are appropriately sited, responds to the
environmental qualities of the site, is consistent with the physical capabilities of the land, does not propose
earthworks, can achieve appropriate setbacks for resident privacy and access, provides private and
communal open space areas, provides adequate access and car parking, and will be responsive to climatic
conditions.
6.5 PLANNING SCHEME CONFLICTS
The assessment of the proposed development against the Noosa Plan 2006 has determined that the only
potential conflict with the planning scheme is with specific outcome O7 of the Noosa Heads Locality Code.
This specific outcome relates to building height within the Semi-Attached Housing Zone. While the
residential units exceed the maximum number of storeys, the proposal does not offend the other
provisions of relevance in the Noosa Heads Locality Code and does not exceed the maximum height in
metres.
In the circumstances, it is suggested that to the extent that there is any conflict with the planning scheme
it must be minor or of a technical nature only. Despite this, the following are planning grounds that are
sufficient to overcome any conflict:
Whilst the development exceeds the maximum 2 storey limit, it does not exceed a maximum
height of 8m;
Banksia Avenue terminates in line with the southern boundary of the site hence the
development will not be exposed to passing traffic or pedestrians;
The proposal respects the natural topography of the site. The development presents as 2
storeys from Grant Street being the primary street frontage;
The adjoining site to the south comprises a dense vegetation buffer and the proposed
development will not impact on this site.
The building height is consistent with structures of adjoining and surrounding land, does not visually
dominate the street or surrounding spaces, preserves the amenity or surrounding land, respects the scale
of surrounding vegetation, responds to the sites topography and maintains a mature vegetated skyline as
intended by specific outcome O7.
Development Assessment Report Page 14 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
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KHA DEVELOPMENT MANAGERS – 15354 November 2015
7.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Mark Bain Constructions to support
a Development Application for Material Change of Use for 2 x Multiple Housing Type 2 Duplexes and
Reconfiguring a Lot for a Boundary Realignment (2 Lots into 2 Lots) and Access Easements in respect of
land at 33 & 35 Grant Street, Noosa Heads, described as Lots 1 and 2 on SP230068.
The site is included under the Noosa Plan within the Noosa Heads Locality and the Semi-Attached Housing
Zone. The proposal is subject to code assessment.
Planning support for the proposal is justified on the following grounds:
The proposal is a consistent use under the Noosa Plan 2006;
The proposal generally complies with all provisions of the Noosa Plan 2006 and the applicable codes.
Where the probable solutions of the codes are not met, an alternative solution demonstrating
compliance with the specific outcome has been provided. While a minor noncompliance with a specific
outcome relating to building height results, sufficient planning grounds are provided to justify the use
despite the conflict;
The proposed development is consistent with surrounding uses and can be achieved with no
detrimental impact on the existing streetscape or neighbourhood amenity; and
The built form, design and density proposed is compatible with the existing character in the locality.
Approval of the proposed Duplexes, Boundary Realignment and Access Easements is warranted.
Development Assessment Report Page 15 of 16
Material Change of Use (2x Multiple Housing Type 2 Duplexes)
Boundary Realignment (2 Lots into 2 Lots)
33 & 35 Grant Street, Noosa Heads (Lots 1 & 2 on SP230068)
Page 16
ATTACHMENT A
CODE ASSESSMENT
Prepared by KHA Development Managers
[OCR of page images]
ATTACHMENT A
CODE ASSESSMENT
Prepared by KHA Development Managers
Page 17
NOOSA HEADS LOCALITY CODE
Division 15—Specific Outcomes and Probable Solutions for the Noosa Heads Locality
Table 9.11
Specific Outcomes Probable solutions Proposal
9.9 Effects of use
Amenity
O1 Uses are located, designed and No solution provided. Complies
operated to avoid significant adverse The proposed Multiple Housing – Type 2
changes to the light, air quality, noise, Duplex is a consistent use situated
accessibility, or other conditions enjoyed within the Semi-attached Housing Zone.
by users of associated, adjoining or As such the existing and future
nearby uses. residential amenity of the
neighbourhood will be maintained.
Major road network
O2 The visual amenity and character No solution provided. Not Applicable
surrounding the major road network, The subject site does not adjoin major
including Sunshine Beach Road (David roads network.
Low Way), Eenie Creek Road, Noosa
Drive and Noosa Parade, is protected
and enhances the entrances to Noosa
Heads through—
a) retaining and enhancing the visual
and physical separation of Noosa Heads
from neighbouring localities;
b) ensuring future development does
not encroach upon existing vegetation
within the road reserve; and
c) utilising dense landscaping and earth
mounding (rather than fencing and
walls) for visual screening and noise
attenuation;
AND
O3 Development generates traffic Complies
demands that are consistent with the The proposed development is a
future capacity of the road network. consistent code assessable use and as
such is considered consistent with the
future capacity of the road network.
Scenic vistas
O4 Aesthetic and cultural values of the No solution provided. Complies
natural landscape are maintained The proposal does not impact any
through protecting important scenic important scenic vistas.
vistas—
a) from the streets, beaches and other
public spaces;
b) to the ocean, river, coastal lowlands
and the vegetated backdrop of Noosa
Hill;
c) within Little Cove– vistas over Laguna
Bay and to the Noosa National Park and
the vegetation stands, part of the hills
and sand dunes;
d) within Cooloola and Weyba Park
Estates– the scenic view of Noosa
National Park and Weyba Creek; and
e) within Noosa Sound– vistas across
Noosa River.
Mobile business uses
O5 Business Uses located within the No solution provided. Not Applicable
road reserve or on the beach The proposed use is for Multiple Housing
(particularly in the vicinity of Hastings – Type 2 Duplex.
Street, Noosa Main Beach and Noosa
National Park) offer goods and services
that directly benefit visitors and
complement the range of visitor
Page 18
Specific Outcomes Probable solutions Proposal
experiences available in the locality,
such as mobile food vendors and learn
to surf classes.
9.10 Built form
Density
O6 The density of development within No solution provided. Complies
the site area— The proposal is compatible with
a) is compatible with surrounding surrounding development.
development;
b) does not exceed— The proposed density is 6.6 persons per
i. for the Semi-Attached Housing Zone: duplex which is consistent for sites
A. for sites between 500m2 and 599m2 greater than 600m2.
inclusive — 4.8 persons;
B. for sites 600m2 or more — 6.6 The proposed development has been
persons or 100 persons per hectare designed in accordance with site
whichever is the higher; characteristics.
ii. for the Attached Housing Zone—a
maximum population density of 160
persons per hectare, with the following
exceptions:-
A. Lot 603 on SP188270 in Serenity
Close, where the allowable population
density is 250 persons per hectare B.
Lot 889 SP203086 being the Viridian
Noosa Resort in Viewland Drive where
the allowable population density is 100
persons per hectare;
iii. Business Centre Zone—a maximum
population density of 100 persons per
hectare; and
iv. Visitor Mixed Use Zone—a maximum
population density of 280 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
O7 Buildings and other structures— S7.1 Buildings and other structures Alternative Solution
a) present a building height consistent have a maximum building height of— Please refer to section 6.5 of report.
with structures on adjoining and a) for the Business Centre Zone–12m; or
surrounding land; b) for the Visitor Mixed Use Zone—
b) do not exceed a maximum building i. Northern side of Hastings Street—
height of— A. within 7m of the Hastings St
i For the Business Centre Zone– 3 alignment – 6m;
storeys; or B. balance area of site – 15m with a
ii For the Visitor Mixed Use Zone— A. 12m presentation to the
Northern side of Hastings Street— beach; or
within 7m of the Hastings St ii. Southern side of Hastings Street—
alignment – 2 storeys; or A. within 10m of the Hastings St or
balance area of site – 4 storeys with Noosa Drive alignments – 6m;
a 3 storey presentation to the B. balance area of site – 15m; or
beach; or c) for Attached Housing Zone—12m with
B. Southern side of Hastings Street— the exception of Lot 603 on SP188270 in
within 10m of the Hastings St; or Serenity Close, where a maximum
Noosa Drive alignments – 2 storeys; height of 15m is permitted; or
or d) for any other zone— 8m;
balance area of site – 4 storeys; or
iii For Attached Housing Zone — 3
storeys with the exception of Lot 603 on
SP188270 in Serenity Close, where a
Page 19
Specific Outcomes Probable solutions Proposal maximum height of 4 storeys is permitted; or iv For any other zone— 2 storeys; c) do not visually dominate the street or surrounding spaces; d) preserve the amenity of surrounding land; e) respect the scale of surrounding vegetation; f) respond to the topography of the site by minimising cut and fill (eg. stepping down the site or using a suspended pole construction); and g) maintain a mature vegetated skyline. Setbacks O8 Buildings and other structures are S8.1 Buildings and structures comply Alternative Solution appropriately designed and sited to— with the minimum setbacks identified in Refer to section 6.4.1 of report a) provide amenity for users of the Schedule 1 - Minimum Boundary premises as well as preserve the visual Setbacks. and acoustic amenity of adjoining and nearby properties; b) provide adequate distance from adjoining land uses c) preserve any existing vegetation that will buffer the proposed building; d) allow for landscaping to be provided between buildings; e) maintain the visual continuity and pattern of buildings and landscape elements within the street; f) protect public safety and property within erosion prone areas by ensuring such areas are maintained largely free of development; and g) help protect the natural character and visual amenity of coastal areas and watercourses. Site cover, gross floor area and plot ratio O9 The site cover, gross floor area and No solution provided. Complies plot ratio of buildings and other roofed The site cover, gross floor area and plot structures— ratio of the proposed duplexes is a) results in a building scale that is consistent with that of neighbouring compatible with surrounding development. 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 for soft landscaping between buildings; d) allows for adequate area at ground level for outdoor recreation, entertainment, clothes drying and other site facilities; and e) facilitates onsite stormwater management and vehicular access. O10 Site cover— Complies a) for a class 1 or class 10a structure The subject site is situated within the within the Detached Housing Zone, does Semi-attached Housing zone and not exceed— achieves a site cover of 27%. 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
Page 20
Specific Outcomes Probable solutions Proposal 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 40%; or e) for the Visitor Mixed Use Zone does not exceed 45%; O11 For Multiple housing Type 2, Complies buildings have a maximum plot ratio of The buildings do not exceed a maximum 0.45:1. plot ratio of 0.45%. O12 For Multiple housing Type 3 or Not Applicable 4, Visitor accommodation Type 4 and the accommodation unit component of an Entertainment and dining business Type 3 (hotel)—the maximum a gross floor area is equivalent to the maximum allowable population in persons multiplied by 40m2. O13 For the Visitor Mixed Use Zone the Not Applicable maximum gross floor area is equivalent to the maximum allowable population in persons multiplied by 40m2, provided that gross floor area does not exceed a total of 13,600m2. O14 For the Neighbourhood Centre Not Applicable Zone and the Business Centre Zone, the maximum plot ratio does not exceed – a) 0.8:1 for the first 2,000m2 of site area; plus b) 0.3:1 for the balance of the site area in excess of 2,000m2. Roof form O15 Roof forms— S15.1 The main roof of the building has Complies a) contribute positively to the local a roof pitch no less than 5 degrees and The main roof of the building has a roof skyline; has minimum 600mm eaves to at least pitch no less than 5 degrees and has b) complement the character of the 75% of the perimeter of the building; eaves to at least 75% of the perimeter locality; of the building. c) use soft and articulated, pitched, AND skillion or curved roof forms; S15.2 Buildings and structures do not Complies d) avoid low pitched (eg. less than 5 include roof top terraces. There are no roof top terraces proposed. degrees) or box profiles/parapets; and e) do not create opportunities for residents to overlook the private open space areas of neighbouring properties. Flooding and drainage O16 Buildings and other works are S16.1 For new buildings or structures or Not Applicable designed and sited to— additions of more than 50m2 gross floor No Minimum floor level is specified for a) provide flood free access to premises area to an existing building or structure, the site. and flood free habitable areas; floor levels for habitable rooms are not b) allow only minor, short term and less than the specified minimum floor infrequent flooding of non-habitable levels; areas; AND c) ensure carparking areas can be adequately drained; S16.2 Where Council infrastructure is Complies d) ensure drainage does not adversely available— The proposed duplexes can achieve impact upon other premises; and a) any drainage (from buildings and connection to all Council Infrastructure. e) ensure filling or excavation does not land) flows to that infrastructure; and adversely impact upon other premises b) the infrastructure has the capacity to by— accept any additional loading.
Page 21
Specific Outcomes Probable solutions Proposal
i. causing ponding of water on the site
or nearby land; AND
ii. increasing flooding, which adversely S16.3 For Residential Uses— Complies
affects the safety or use of any land a) where slab on ground construction is The design consists of both suspended
upstream and downstream; and used, filling does not extend more than floor construction and slab on ground.
iii. adversely affecting the flow of water 1m beyond the building footprint and Fill will not extend more than 1m
in any overland flow path. access to car parking areas, measured beyond the building footprint and access
from the outer walls of the building ; or to parking areas.
b) the design consists of a suspended
floor construction;
AND
S16.4 Car parking and maneuvering Complies
areas are constructed at a level that Car parking areas can be drained
permits the parking area to drain from without the need for mechanical
the site by gravity means, without the pumping.
need for mechanical pumping; or
S16.5 Basements for residential uses Not Applicable
have flood immunity above the Q100
where alternative means to mechanical
pumping are used to achieve such
immunity; or
S16.6 Basements for non-residential Not Applicable
uses have flood immunity above the
Q100 that may be achieved by means of
mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites and ridgelines
O17 Development on sloping sites— S17.1 Buildings and associated access Complies
a) is responsive to the natural ways are not constructed on land with a The site does not exceed a slope of
topography of the site and minimises cut slope greater than 1 in 4 (25%); greater than 1 in 4.
and fill; AND
b) does not visually dominate the hill
slope or interrupt the skyline; S17.2 Buildings are of split level design Complies
c) is integrated with the natural site that step down the slope or have a Buildings are of split level design that
characteristics including vegetation; and suspended floor construction; steps down the slope.
d) for Multiple housing, takes the AND
form of small separate buildings;
AND S17.3 Cut or fill is less than 2m in Complies
depth; Cut or fill will not exceed 2m in depth
AND
S17.4 The distance between the ground Complies
and the lowest part of the floor of the The distance between the ground and
building does not exceed 3m to avoid the floor of the building does not exceed
large under building areas; 3m.
AND
S17.5 Buildings do not present more Complies
storeys than is allowed in the relevant The proposed duplexes do not present
zone. more than 2 storeys to the street.
O18 On steep slopes or ridgelines which S18.1 No solution provided Not Applicable
are visible from the major road network,
areas of public open space, the Noosa
River or the beaches—
a) new buildings and structures
including outbuildings, are designed so
as not to dominate or detract from the
scenic and environmental qualities of
the site and its setting; and
b) the external colour scheme of
buildings is designed to blend with the
natural elements of its surroundings.
Page 22
Specific Outcomes Probable solutions Proposal
Public transport node
O19 An accessible and safe public S19.1 A public transport node is located Not Applicable
transport node is established and within Noosa Heads as identified in No changes are proposed to existing
operated within Noosa Heads that— Schedule 5 — Map 1. public transport nodes.
a) links public transport services to other
centres on the Sunshine Coast; and
b) forms part of an integrated transport
network that is accessible via pedestrian
and bicycle pathways.
9.11 Environment, conservation and recreation
Environmental and cultural
heritage values No solution provided Complies
O20 There are no significant adverse The site does not comprise any
effects on biodiversity, native environmental or cultural heritage
vegetation, habitats, landscape quality, values.
water quality or cultural heritage values,
including those related to— The proposal will not have any adverse
a) changes to natural drainage; affects on the existing natural drainage
b) disturbance to any of the wetland of the site.
systems;
c) management of landslide and fire The site is not subject to wetlands,
risk; landslide, fire risk or erosion.
d) erosion and the transport of
sediments off site; No impacts to fauna habitat will result.
e) unmanaged public access;
f) changes to fauna habitat and
behaviour; and
g) disturbance of buildings and features,
including natural features, of cultural
heritage significance.
Open space network
O21 The integrated open space network S21.1 Open space corridors and Not Applicable
is established, enhanced and protected existing native vegetation in areas The subject site is not identified on Map
throughout the locality to— indicated in Schedule 5 – Map 4 are 4 of Schedule 5 as being in an open
a) provide for both passive and active protected from fragmentation and space corridor or existing native
recreational pursuits; encroachment by development. vegetation area.
b) provide connectivity for pedestrians
and cyclists;
c) provide access to community uses
and buildings, public open space and
recreation areas, the beaches, Noosa
National Park and Noosa River;
d) provide habitat connectivity for
wildlife;
e) protect watercourses and drainage
lines;
f) protect vegetation on steep slopes;
and
g) form a scenic backdrop for residential
development.
AND
O22 Physical and visual links between S22.1 No solution provided Complies
public open space areas and The proposed duplexes will not
watercourses are retained. compromise any existing physical or
visual links to public open spaces or
watercourse areas.
Pedestrian and bicycle pathways
O23 Safe and convenient pedestrian S23.1 Pedestrian and bicycle pathways Not Applicable
and bicycle pathways are provided and are provided and retained where The proposed development does not
retained between and around key indicated in Schedule 5 – Map 2; adjoin any pathways/ bikeways
destinations. identified on Map 2 of Schedule 5.
AND
S23.2 Contributions toward a Pathways Complies
Network are provided in accordance Contributions will be paid in accordance
with PSP20. with Councils adopted infrastructure
charges resolution.
Page 23
Specific Outcomes Probable solutions Proposal
Recreational opportunities
O24 Key recreation focal points, No solution provided. Not Applicable
including Noosa National Park, Noosa The proposal does not include land
River foreshore and mouth, Noosa Main outlined in O24.
Beach and Lion’s Park are maintained
without significant changes to their
landscape character, including as a
result of increased infrastructure.
Watercourses
O25 The environmental, economic, No solution provided. Complies
amenity and transportation values of the There will be no adverse effects to
Noosa River system are protected. amenity of the Noosa River system as a
result of the proposal.
Division 17—Specific Outcomes and Probable Solutions for the
Semi-Attached Housing Zone
Table 9.13
Specific Outcomes Probable Solutions Proposal
9.15 Consistent uses
O33 The following defined uses and use No solution provided Complies
classes are consistent uses and are The proposal is identified as a consistent
located in the Semi-Attached Housing use.
Zone—
a) Commercial business Type 1 if an
estate sales office;
b) Home-based business Type1;
c) Home-based business Type 2
where operated from a Detached
House;
d) Detached house;
e) Multiple housing Types 1, 2 or 3;
f) Multiple housing Type 4 where
i) located in precinct E1 of Noosa
Springs; or
ii) located on premises bounded by
Grant St, Katherina St, Noosa Drive and
Banksia Ave; or
iii) the site area is no less than 800m2;
or
g) Visitor accommodation Type 4 if
located on Lot 2 on SP110327 at Noosa
Drive
h) Visitor Accommodation Type 4 if
a resort hotel within Precinct F of Noosa
Springs
9.15 Inconsistent uses
O34 The following defined uses and use No solution provided Complies
classes are inconsistent uses and are not The proposal is not identified as an
located in the Semi-Attached Housing inconsistent use.
Zone—
a) All Agricultural Uses;
b) Commercial business unless Type
1 and an estate sales office;
c) Entertainment and dining
business;
a) Home-based business Type 2 other
than where operated from a detached
house; 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 Type 4 if not
Page 24
i) located in precinct E1 of Noosa
Springs; or
ii) located on premises bounded by
Grant St, Katherina St, Noosa Drive and
Banksia Ave; or
iii) the site area is less than 800m2;
k) Multiple housing Type 5;
l) Visitor accommodation Type 4 if
not—
i) located on Lot 2 on SP110327 at
Noosa Drive; or
ii) a resort hotel within precinct F of
Noosa Springs
9.17 Effects of Use
Visitor accommodation
O35 Lot 2 on SP110327 at Noosa Drive Not Applicable
is developed and maintained for visitor
accommodation.
9.18 Built Form
Streetscape & character S36.1 The main entrance of the Complies
O36 Buildings and other structures— building faces and is recognisable from The main entrance of the buildings face
a) contribute positively to the the street; and are recognisable from the street
streetscape character by addressing the AND
street and adding visual interest through S36.2 Buildings and other structures Complies
stepping the front façade; are designed to— No unarticulated wall plane exceeds
b) have a bulk and architectural scale a) have a maximum wall length of 15m 15m in length. External walls are
that does not dominate the streetscape and each external wall plane articulated and use a variety of building
or detract from the visual amenity of incorporates at least one design element materials and colours to create visual
adjoining properties; to add visual interest and amenity (such interest. Please refer to Proposal Plans.
c) present as a small building of a as windows, pergolas, sun shading
domestic scale within a landscaped devices, balconies or a change of
setting; and building material) (see Figure 9.1 and
d) present well articulated façades Figure 9.2);
where garages or carports are not the b) vary and break up the roof form
dominant visual element when viewed through gables or different pitches to
from the street; add visual interest and define the
individual dwelling units (see Figure 9.1
Figure 9.1—Use of design features and Figure 9.2);
to break up building bulk c) provide individual segmented
balconies for each dwelling unit to
reduce dominant horizontal banding and
to provide private open space for each
tenancy (see Figure 9.1 and Figure 9.2);
d) break up building façades by
incorporating different but
complimentary colours, textures and
Figure 9.2—Adding visual interest building materials; and
to facades e) visually break up the bulk of the
building by integrating tall plant species
in front of and to the side of buildings;
AND
S36.3 For corner sites the building Not Applicable
design addresses both street frontages
by—
a) including doors and windows on each
THE BUILDING ABOVE IS INCONSISTENT WITH THE face of the building that fronts a road;
OUTCOMES AS THERE IS NO ARTICULATION OR and
VISUAL INTEREST. THE FOLLOWING BUILDING IS
CONSISTENT AS IT IS WELL ARTICULATED, CREATES b) incorporating an access point from
DIFFERENT SHADOW LINES AND IS VISUALLY each street, one for each of the dwelling
INTERESTING. units.
Garages and carports S37.1 Garages and carports have a Complies
O37 Garages, carport structures and front boundary setback of at least 6m The garages exceed the minimum 6m
vehicle manoeuvring areas are designed provided that garages may be setback setback from the primary Grant Street
Page 25
and sited to— 5.5m from the front boundary where frontage.
a) provide for resident and visitor garage doors are staggered 1m from
parking; each other in relation to the frontage
b) visually integrate with the building AND
and to not dominate the street front; S37.2 Garages present a minimum Complies
c) allow opportunity for landscaping to width to the streetscape (the total width The garages do not face the street
screen vehicle parking and manoeuvring of garage doors is no more than 6m or frontages.
areas; 50% of the frontage width, whichever is
d) minimise the number of driveway the lesser, where the structure faces the
accesses; and street)
e) allow safe and efficient access to and AND
egress from the premises. S37.3 Where multiple double garages Complies
are included garages are stepped back a The garages do not face the street
minimum of 600mm from each other, in frontages and are accessed from the
relation to the frontage or are separated rear of the site.
by at least 2m;
OR
S37.4 Garages that are visible from, Complies
but do not face the street, include The garages do not face the street
windows or other articulation and have frontages.
a 6m vegetated buffer between the
structure and the road frontage.
AND
S37.5 Where located on the major road Not Applicable
network or a collector street, vehicles Grant Street is a local street. However
are able to enter and exit the site in a an access arrangement which allows
forward gear through a 3-point turn vehicles to enter and exit the site in
maximum; forward gear is proposed.
AND
S37.6 The development provides for Complies
shared driveways to minimise the A shared driveway is proposed.
number of access points, except on sites
with more than one street frontage,
where garages or carports in the
development front separate streets.
Front fences and walls S38.1 Front fences or walls are setback Complies
O38 Front fences and walls are an average of 1 metre and are Any front fences or walls will be setback
designed and sited to— articulated to provide visual interest by and average of 1m.
a) contribute to the attractiveness of the stepping the design at maximum 5m
street; intervals.
b) be compatible with the existing AND
streetscape character; S38.2 The area of land between the Complies
c) relate to the architectural period of fence and the front property boundary The area between any fencing and the
the building; shall be densely landscaped to screen front boundary will be landscaped.
d) avoid interference with the any fencing from the street.
movement of surface stormwater; AND
e) allow for casual surveillance from the S38.3 Any fencing on the boundary Complies
street or where premises adjoin part of which is not screened by vegetation is Any fencing on the boundary not
the major road network, mitigate traffic either less than 1.2m high or of an open screened by vegetation will not exceed
noise; construction. 1.2m in height.
f) provide for planting in front of high
solid fences and walls; and
g) ensure planting between the front
fence and the footpath does not create
an impediment for pedestrians using the
footpath.
Page 26
RECONFIGURING A LOT CODE
Table 14-66 – All reconfiguring a lot
Specific Outcomes Probable Solutions Proposal
14.183 Lot Size and Dimensions
O1 Lots have the appropriate area and S1.1 If for reconfiguration other than Alternative Solution
dimensions to provide for— community title subdivision, Council will Refer to section 6.4.1 of report.
a) the intended use and, if not require the following—
intended to be used by the Council or a) Minimum lot area and minimum
State for community infrastructure, average width consistent with the
conservation purposes or public utilities relevant provisions of Table 14-68;
including road widening are not less AND
than the minimum sizes specified in b) If for residential development—
Table 14-68—Minimum Allotment Areas; i) the minimum house site area is not
and less than that specified in Table 14-69;
b) if for residential development— and
i) a house site area of not less ii) if not in a sewerage service area an
than that specified in Table 14-69; and effluent disposal area is provided.
ii) if not within a sewerage service
area, an effluent disposal area;
c) if for community title subdivision, the
minimum lot sizes for the intended use
are not less than identified for the
relevant zone specified in Table 14-68
d) siting and construction of buildings to
minimise risk of soil erosion, landslide,
flooding and bushfire;
e) siting and construction of buildings to
minimise detrimental impacts of effluent
disposal and water quality impacts;
f) retention of natural environmental
values, including native vegetation;
g) retention of cultural features and
protect views to cultural features;
h) minimisation of earthworks or
retaining walls associated with building
construction on sloping sites;
i) private and public open space and on-
site landscaped areas; and
j) convenient vehicle access and on-site
parking, loading and manoeuvring areas.
14.184 Noosa North Shore Locality
O2 No additional lots are created within No solution provided. Not Applicable
the Noosa North Shore Locality. The site is not located within the Noosa
North Shore Locality.
14.185 Lake Macdonald Water Supply Catchment Area
O3 No additional lots are created within No solution provided. Not Applicable
the Lake Macdonald Water Supply The site is not located within the Lake
Catchment identified on Macdonald Water Supply Catchment.
Overlay Maps OM3.5 and OM9.5.
14.186 Lot layout
O4 Subdivision of land for residential S4.1 Lots are arranged to front streets Complies
development provides for a and public open space; The proposed lots will front Grant Street.
neighbourhood with a strong and AND
positive identity through— S4.2 Rear lots have views over public Not Applicable
a) legible streets and open space open space; No rear lots proposed.
networks; AND
b) integrating prominent site features,
including landmarks, native vegetation S4.3 Lots intended for urban settlement Complies
and views into the design; are located within 1km of retail or The site is located within 1km of retail
c) the location of community, retail and commercial uses or land within a and commercial uses.
commercial facilities at focal points commercial zone.
either within convenient walking
distance for residents where the
development is urban settlement or
within reasonable vehicular proximity;
Page 27
Specific Outcomes Probable Solutions Proposal
d) the location of lots intended for urban
settlement within proximity of retail and
commercial facilities;
e) shared use of public facilities by
adjoining communities;
f) enhancement of personal safety and
minimisation of potential for crime,
vandalism and fear by maximising
opportunities for casual surveillance of
public spaces; and
g) establishment of a sense of place.
O5 House site areas are— No solution provided. Complies
a) located at least 50m from any land House site areas are well removed from
including within a national park, national park, conservation park, state
conservation park, state forest reserve, forest reserve, nature refuge,
nature refuge, coordinated conservation coordinated conservation area or
area or wilderness area; and wilderness areas. The slope of the site
b) not located on steep slopes. is approximately 24% and responds to
the natural topography of the site.
O6 Lots for residential development are S6.1 A variety of lot sizes and shapes is Complies
designed to ensure variety in residential provided within the subdivision. A variety of lot sizes are proposed.
streetscapes.
O7 The street network— S7.1 Where involving the construction Not Applicable
a) has design features, which convey the of a new road, road planning and design No new roads are proposed as part of
primary function of each type of street supports the hierarchy and functional this application.
and encourage driver behaviour, speeds aspects identified in Sections 2 and 3 of
and traffic volumes that are safe and PSP5 Engineering Design Standards –
appropriate to that function; Roads, Drainage and Earthworks;
b) provides a high level of internal AND
accessibility both within the site and to
external sites and appropriate external S7.2 Road and pathway planning and Not Applicable
connections for vehicles, pedestrian and design is in accordance with, in order of No new roads are proposed as part of
cycle movements; precedence— this application.
c) deters through-traffic from residential a) Noosa Integrated Local Transport
areas and creates safe conditions for Plan;
local road users, pedestrians and b) Queensland Transport’s Shaping Up
cyclists; c) Queensland Design Code for
d) incorporates street junctions and Residential Streets;
access to lots that are located and d) AUSTROADS Guide to Traffic
spaced to facilitate safe and convenient Engineering Practice;
vehicle movements; e) Sections 2 and 3 of PSP5 Engineering
e) provides for street widths and lengths Design Standards- Roads, Drainage and
that optimise the cost effectiveness of Earthworks;
the network and the provision of public f) The Noosa Cycling and Walking
utilities; Network Development Plan; or
f) provides for road reserve widths not g) A combination of the principles in
less than the minimum identified Section these documents;
2.3 of PSP5 Engineering Design AND
Standards – Roads, Drainage and
Earthworks; S7.3 The achievement of multiple Not Applicable
g) minimises the extent of earthworks connections for all roads and streets No new roads are proposed as part of
required by being sympathetic to the (excluding culs-de-sac) within the this application.
terrain; subdivision and to adjoining
h) has no significant adverse effects on subdivisions;
habitat corridors or areas of significant AND
native vegetation;
i) does not create noise attenuation S7.4 Road networks provide Not Applicable
difficulties; connectivity between residential areas, No new roads are proposed as part of
j) incorporates pedestrian and cyclist both internally and to adjoining sites, this application.
crossings at intersections or where using access roads
required to access high activity nodes AND
and public transport;
k) has regard to the potential for conflict S7.5 The length of a cul-de-sac does Not Applicable
between vehicles, pedestrians and not exceed 200m in urban areas and No new roads are proposed as part of
cyclists; and 500m in rural areas; this application.
l) incorporates on-road cycling facilities. AND
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Specific Outcomes Probable Solutions Proposal
S7.6 The layout uses street and road Not Applicable
design, including variations in No new roads are proposed as part of
carriageway width, as a traffic calming this application.
measure to encourage lower traffic
speeds. (Note: Carriageway widths are
identified in Section 2.3 of PSP5
Engineering Design Standards – Roads,
Drainage and Earthworks.)
AND
S7.7 On-road cycling treatment is Not Applicable
utilised to provide safe and continuous No new roads are proposed as part of
movement of cyclists along a roadway this application.
such as--
a) sealed shoulders;
b) wide kerbside lane;
c) exclusive or peak period bicycle lane;
d) advisory treatments such as Bicycle
Awareness Zone;
e) shared parking / bicycle lane;
f) contra flow bicycle lane; or
g) bus/bicycle lane;
AND
S7.8 The provision of bicycle lanes at Not Applicable
intersections is generally in accordance No new roads are proposed as part of
with AUSTROADS Part 14, section 5 and this application.
Manual of Uniform Traffic Control
Devices (MUTCD)
Part 9.
O8 The development contains a S8.1 Subdivision design and layout Not Applicable
pathway system that encourages provides for walking and cycling routes The proposal is for boundary
walking and cycling and provides a designed and constructed in accordance realignment only. No new
safe environment for users, and is-- with— pathways/routes are proposed as part of
a) a stable, smooth surface, including a) Sections 2 and 3 of PSP5 this application.
across driveways, sections and joins; Engineering Design Standards –
b) easily maintained; Roads, Drainage and Earthworks;
c) of a width and longitudinal gradient to b) AUSTROADS Parts 13 and 14; and
cater for projected usage c) The Noosa Cycling and Walking
d) inclusive of clear sight-lines for safe Network Development Plan;
use; AND
e) be free of any obstructions such as
fences, signage and bollards. S8.2 If within 1km of the Pathways Not Applicable
Network identified on Map 2 of Schedule The site is not within 1km of the
5, the subdivision design and layout Pathways Network identified on Map 2 of
includes pathways— Schedule 5.
a) located in accordance with the
Pathways Network identified on Map 2 of
Schedule 5; or
b) linking to the Pathways Network
identified on Map 2 of Schedule 538;
AND
S8.3 Pedestrian routes are planned to Not Applicable
provide clear, safe connections between The proposal is for boundary
residential, open space, transit stops and realignment only. No new
retail areas, and are located along, or pathways/routes are proposed as part of
are visible from, streets or other public this application.
spaces;
AND
S8.4 Primary pedestrian routes border Not Applicable
the frontages of residential, public parks The proposal is for boundary
and business uses; realignment only. No new
AND pathways/routes are proposed as part of
this application.
S8.5 Pedestrian routes through parking Not Applicable
lots or at the rear of lots are avoided; The proposal is for boundary
AND realignment only. No new
Page 29
Specific Outcomes Probable Solutions Proposal
pathways/routes are proposed as part of
this application.
S8.6 Pedestrian and cycle path Not Applicable
infrastructure is designed and The proposal is for boundary
constructed to— realignment only. No new
a) have sign posting, particularly where pathways/routes are proposed as part of
they are commuter and recreational this application.
paths, and incorporate pavement
markings and line work in accordance
with AUSTROADS Part 14 Bicycles,
Section 9;
b) have navigational signs generally in
accordance with the Manual for Uniform
Traffic Control Devices Bicycle
Directional Signage Guidelines, and
Australian Standard 1742.9: 2000
Manual of Uniform Traffic Control
Devices Bicycle Facilities;
c) be clearly delineated by pavement
markings and warning signs when an
on-road bicycle lane;
d) incorporate kerb ramps at all
intersections and designated crossings;
e) have refuge islands on all roads with
median strips;
f) have holding rails for cyclists at the
intersection of district collector,
subarterial and arterial roads that are
positioned in accordance with Australian
Standard 1742.9:2000 –
Manual of Uniform Traffic Control
Devices Bicycle Facilities, and
AUSTROADS Part 14 Bicycles Section 9;
g) have marked bicycle lanes, bicycle
awareness zones or storage boxes; and
h) Include lighting to pedestrian and
cycle pathways to local government
requirements and in accordance with
Australian Standard 1583.1 Road
Lighting – Pedestrian area (Category P)
lighting.
O9 The subdivision layout is designed to S9.1 Where there is no relevant Not Applicable
facilitate linkages with adjoining sites in approved master plan, concept plan, or The proposal is for boundary
the immediate area. site analysis plan, subdivision design realignment only.
incorporates future road, street,
cycleway and pedestrian path and open
space connections to adjoining sites.
O10 Where the lots are to be used for No solution provided. Not Applicable
Industrial business or Commercial The lots will not be used for Industrial
business uses, the layout provides for Business or Commercial Business Uses.
appropriate buffer areas, to mitigate
possible impacts on nearby residences or
other noise sensitive uses.
O11 For lots in the Rural Settlement No prescribed solution. Not Applicable
Zone—a sealed access to the nearest The site is not within the Rural
urban settlement is available. Settlement Zone.
14.187 Water supply for fire fighting
O12 An adequate and accessible water S12.1 For development in a water Complies
supply is provided for fire fighting service area, water mains within the Adequate water supply will be provided.
purposes. development shall comply with the:
a) Queensland Water Resource
Commission - Guidelines for Planning
and Design of Urban Water Supply
Schemes; and
b) Australian Standard 2419 and the
Water Providers Network Model Criteria;
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Specific Outcomes Probable Solutions Proposal
AND
S12.2 Facilitate the connection of fire Complies
services that comply with the Fire services can be connected if
requirements of the Building Code of required.
Australia.
14.188 Energy efficiency
O13 The street and lot orientation S13.1 For Community Title Not Applicable
facilitates the construction of energy Development or urban residential The proposal does not contain any lots
efficient buildings that respond to the development each lot contains a less than 600m2.
local climate conditions. rectangular house site area where the
AND long axis is within 20 degrees of true
North and has minimum dimensions of—
a) if the lot is between 450m2 and
599m2- 10m x 15m; or
b) if the lot is less than 450m2 - 9m x
15m.
AND
S13.2 Community Title Development Not Applicable
lots are generally rectangular in shape The proposal is not a community title
and have a maximum slope of— development.
a) 1 in 10 (10%); and
b) 1 in 20 (5%) when measured from
the front to the rear of the lot.
O14 For residential development, the S14.1 No Solution provided Complies
subdivision design provides for the Design provides for all lots with long axis
maximum practicable number of lots facing north and short axis facing
with house site areas that— east/west allowing preferred solar
a) maximise solar access to the north in access to be achieved with building
winter; design. This orientation also allows
b) minimise solar access to the east and maximum access to prevailing summer
west in the summer; breezes.
c) maximise access to any prevailing
summer breezes; and
d) minimise exposure to prevailing
winter winds.
14.189 Infrastructure
O15 Each lot is capable of being S15.1 All lots are connected to power Can Comply
serviced by supply and telecommunications services; All lots can be connected to power and
appropriate levels of— AND telecommunications services.
a) water supply;
b) reticulated sewerage;
c) stormwater drainage;
d) power supply; and
e) telecommunications;
AND
O16 The design and provision of public S16.1 For lots in urban settlements— Can Comply
services and utilities, including power supply and communications All services can be provided
sewerage, water, electricity, street infrastructure are provided underground; underground.
lighting and telecommunication Or
services—
a) meets the needs of users; S16.2 For lots elsewhere — power Not Applicable
b) ensures health, safety and supply and communications The proposed lots for within urban
convenience of the community; infrastructure are provided underground settlements.
c) protects the natural environmental unless—
values of the site and surrounds, a) located in the Rural Zone or Rural
including visual amenity and native Settlement Zone and where not in a
vegetation; Bushfire Hazard Area as defined on
d) are cost effective over their life cycle; Overlay Maps OM1.4-OM9.4;
e) minimises adverse impacts to the b) new low voltage lines can be strung
environment (including the amenity of from poles carrying existing high voltage
the local area) in the short and long lines; or
term; and c) no extensions to the existing
f) ensures that the existing systems are reticulation network is necessary; or
upgraded or relocated to be capable of d) it is necessary to cross a body of
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Specific Outcomes Probable Solutions Proposal
supporting the proposed development; water;
AND AND
S16.3 Street lighting is provided in Not Applicable
accordance with Section 3.19 of PSP5 The proposal is for a boundary
Engineering Design Standards – Roads, realignment only.
Drainage and Earthworks;
AND
S16.4 For lots not within a sewerage Not Applicable
service area—the lot has sufficient area The site can be connected to reticulated
and other attributes to ensure sewerage.
sustainable on-site sewerage disposal;
Advisory note
PSP24 – Effluent Disposal details
requirements for the design and siting of
effluent disposal systems where located
outside a sewerage service area.
Compliance with PSP24 will be
considered as part of Council’s
assessment of the plumbing and
drainage application.
O17 Essential public utilities are S17.1 Components of the infrastructure Complies
available and maintain their function that are likely to fail or may result in The site is connected to all essential
during flood events up to a 1% AEP contamination are— services.
(1:100 year ARI) flood event. a) located above the level of a 1% AEP
(1:100 year ARI) flood event; or
b) designed and constructed to exclude
water inundation or infiltration and resist
hydrostatic and hydrodynamic forces as
a result of inundation.
Electricity supply infrastructure S18.1 Building footprints are situated Complies
O18 Uses and works maintain a safe clear of any power easements on-site; No power easements located on site.
distance from electrical infrastructure AND
including substations, overhead power
lines, power poles and transformers. S18.2 Building footprints are not less Complies
than 50m from an existing fenced No electricity substation within 50m.
electricity substation.
14.190 Earthworks and stormwater management
O19 Stormwater run-off is managed so No solution provided Not Applicable
as not to cause any adverse impacts on No additional lots are proposed with the
the built or natural environment boundary realignment.
including changes in quality, quantity
or location of stormwater discharges.
O20 Filling or excavation only occurs No prescribed solution. Not Applicable
where it does not adversely impact on— No filling or excavation is proposed as
a) watercourses, drainage lines and part of the reconfiguration.
wetlands; or
b) vegetation on land identified on
Biodiversity Overlay Maps OM1.1-OM9.1;
or
c) water levels on properties elsewhere.
14.191 Landscaping and visual amenity
O21 Land development responds to the S21.1 The natural landform and Complies
distinctive landscape character of the landscape are not modified to No landform modification is proposed as
site by utilising the natural features of accommodate the development. part of the reconfiguration.
the site, which include—
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
e) views.
O22 Native vegetation, including S22.1 Buffers of existing native Not Applicable
individual mature trees are retained, vegetation around site boundaries and No native vegetation or environmentally
protected, maintained and environmentally sensitive areas are sensitive areas exist on the site.
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Specific Outcomes Probable Solutions Proposal
supplemented, with particular retained and reinforced through
consideration given to— additional planting;
a) roadsides; AND
b) the amenity of adjoining land uses; S22.2 For reconfiguring in the Rural Not Applicable
and Zone and Rural Settlement Zone— The site is not located within the Rural
c) the protection of environmentally a) a 10m landscaped buffer area is Zone or Rural Settlement Zone.
sensitive areas. provided along road frontages;
b) clearing and disturbance to
vegetation is minimised around road
works, laying of services and utilities and
construction of property entrances;
c) revegetation of disturbed areas occurs
after completion of works; and
d) planting of clusters of trees along the
road reserves to form a tree canopy
cover is provided.
O23 Buildings and other structures do S23.1 All lots include a building Not Applicable
not have a significant adverse impact envelope that enables buildings and The reconfiguration is for a boundary
upon the visual amenity of surrounding structures to be sited so they do not— realignment only.
areas. a) protrude above ridgelines; or
b) result in the unnecessary removal of
vegetation from the site.
14.192 Open space and environmental protection
O24 Public open space provides for a S24.1 A minimum of 10% of the total Not Applicable
diverse range of passive and active site area, is provided as public open The proposal is for boundary
quality recreational opportunities space; realignment only.
including sport to meet the outdoor AND
recreational needs of the community.
S24.2 Active Parkland or open space Not Applicable
linkage to Active Parkland is provided The proposal is for boundary
within 500m of all residential, realignment only.
commercial or industrial allotments:
AND
S24.3 Active Parkland is provided within Not Applicable
5km of allotments within the rural The site is not located within the Rural
settlement zone. Settlement Zone.
OR
S24.4 Park contributions are paid in Not Applicable
accordance with PSP12 Public Open The proposal is for boundary
Space Contributions; realignment only.
O25 Public open space is designed and S25.1 A park has direct road frontages Not Applicable
located to— of a minimum of 25% of the total The proposal is for boundary
a) be safe and easily accessible; allotment boundary of the park to realignment only. No public open space
b) contribute to the legibility, provide physical access and visibility; proposed with this application
accessibility and character of the AND
locality;
c) create attractive environment settings S25.2 Land intended for public open Not Applicable
and focal points; space complements existing adjacent The proposal is for boundary
d) enable the retention and protection of and surrounding open space areas and realignment only.
significant vegetation, wetlands, physical linkages to these areas are
watercourses, drainage lines and other provided;
native habitat areas, their associated
buffers and linkages/corridors and S25.3 Open space is provided adjacent Not Applicable
natural and cultural features; and to watercourses, with roads servicing the The proposal is for boundary
e) be cost effective to maintain. linear parkland and lots located on the realignment only.
opposite side of the road to the
watercourse.
S25.4 Public open space has good Not Applicable
connectivity for users via pedestrian and The proposal is for boundary
cycle paths. realignment only.
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Specific Outcomes Probable Solutions Proposal
O26 Land provided for active recreation S26.1 Active parkland is of a compact Not Applicable
area is of a physical standard and shape free of irregular boundaries; The proposal is for boundary
condition suitable for the intended uses AND realignment only. No active parkland
and is not subject to physical or other proposed with this application.
constraints including contamination,
environmental or biophysical constraints S26.2 Active parkland is located on land Not Applicable
or legislative protection that would that is exclusive of— The proposal is for boundary
encumber it use. a) flood inundation below the 20% AEP realignment only.
(1:5 year ARI level);
b) land affected by stormwater or
overland flow discharge from adjacent
allotments;
c) drainage reserves and detention
basins, which cannot be shown to safely
and effectively contribute to the network
of parks and open space areas;
d) land with a slope, or subject to cut
and fill with a batter slope, that exceeds
a slope of 1 in 67 (15%);
e) areas of land less than 15m wide,
such as access and service and utility
easements;
f) land required to serve primarily as a
buffer area to any existing development
or major transport corridor; and
g) power easements.
AND
S26.3 At least 10% of the total open Not Applicable
space provision for active parkland is The proposal is for boundary
exclusive of flood inundation below the realignment only.
1% AEP (1:100 year ARI level or the
highest recorded flood level, whichever
is the greatest.
AND
S26.4 Recreational facilities (including
playgrounds, pergolas, barbeques etc.) Not Applicable
are setback a minimum of 30m from the The proposal is for boundary
top of the bank of any watercourse and realignment only.
10m from the top of the bank of any
drainage line;
O27 Active parklands will provide a S27.1 Active parkland in all areas Not Applicable
diverse range of recreational except industrial areas will contain at The proposal is for boundary
opportunities for all age groups and are least: realignment only. No active parkland
designed as attractive and enjoyable, a) children’s play facilities catering for proposed with this application.
functional and safe places to recreate various ages;
and meet. b) a soft fall surface where required;
c) a shade cover over any play
equipment;
d) picnic table/s with seats;
e) seating;
f) landscaping;
AND
S27.2 Landscaping is designed to create Not Applicable
aesthetically pleasing open space areas The proposal is for boundary
and to suit the type, setting and purpose realignment only.
of the particular park.
O28 The natural environmental and S28.1 Land in the Open Space Not Applicable
cultural values of land in the Open Space Conservation zone is retained in one The site is not located within the Open
Conservation Zone are not adversely contiguous lot. Space Conservation Zone.
affected by subdivision, and land in
freehold tenure in this zone is not
subdivided.
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Specific Outcomes Probable Solutions Proposal
O29 Lands with high biodiversity values S29.1 Lands with high biodiversity Not Applicable
which warrant conservation status are values are transferred to public The site does not contain land with high
formally protected for the long term. ownership. biodiversity values.
O30 Buffers are provided incorporating S30.1 A buffer of no less than 5cm is Not Applicable
development setback/s from the stream provided to all development adjacent to The site is not adjacent to Stream orders
that will ensure that the development either Stream orders 1,2 or 3 where not 1,2 or 3 where not within the Riparian
does not result in a negative impact within the Riparian Buffer Area on the Buffer Area on the Biodiversity Overlay
upon the long-term viability of the Biodiversity Overlay Maps (with the Maps
stream. buffer measured from the centerline of
the stream).
14.193 Road and rail corridors
O31 Lots for residential development S31.1 Lots intended for residential Not Applicable
are not subjected to high traffic noise development are separated by a The site is located 300m from a major
levels from the major road network or minimum of— road network.
rail corridors. a) 40m from the property boundary of
roads within the major road network;
and
b) 80m from the property boundary of
rail corridors;
OR
S31.2 Development in the vicinity of Not Applicable
road corridors meets the following The site is located 300m from a major
external design criteria for roads in the road network.
major road network— 54dB(A)L10
(18hours) based on predicted traffic
volumes ten years hence;
OR
S31.3 Development in the vicinity of rail Not Applicable
corridors meets the following external The site is not located in the vicinity of
design level noise criteria— any rail corridors.
a) 65dB(a), assessed as the 24hour
average equivalent continuous
Aweighted sound pressure level; and
b) 87dB(A), assessed as a single event
maximum sound pressure level.
14.194 Access easements
O32 Access easements are in S32.1 Access easements are designed Complies
appropriate locations for safe access and in accordance Sections 2 and 3 of PSP5 The proposed access easements are
egress, and supply appropriate widths Engineering Design Standards – Roads, associated with the proposed duplex
and levels of service for the number of Drainage and Earthworks. developments to allow a shared
vehicles that will utilise them. driveway and access arrangement.
14.195 Traffic
O33 Traffic generated by the S33.1 Any required upgrading of Not Applicable
development is within the acceptable external roads to the necessary standard The proposal is for boundary
capacity of external roads and does not to cater for the expected traffic numbers realignment only.
have an adverse impact upon the is undertaken at no cost to Council.
functioning of the road network.
14.196 Noosa Trail Network
O34 A comprehensive network of trails S34.1 The proposal includes linkages to Not Applicable
is established incorporating road existing or planned components of the The proposal is for boundary
reserves, State forests, Council owned Noosa Trail Network (refer Schedule 5, realignment only.
land and private lands consistent with Map 3—Noosa Trail Network);
the lifestyle and outdoor recreation OR
needs of the Shire’s residents and S34.2 The proposal includes linkages Not Applicable
visitors. between existing or planned The proposal is for boundary
components of the Noosa Trail Network realignment only.
(refer Schedule 5, Map 3—Noosa Trail
Network).
Page 35
O35 The proposal does not have an S35.1 Existing or potential pedestrian, Not Applicable
adverse impact on the Noosa Trail horse trail or bicycle movement linkages The proposal is for boundary
Network. are retained or enhanced; or realignment only.
S35.2 Alternative linkages are provided;
AND
S35.3 Linkages and associated Not Applicable
infrastructure are designed, located and The proposal is for boundary
constructed in accordance with— realignment only.
a) Australian Standard 2156.1 Walking
Tracks Part 1: Classification and Signage
to a minimum of a Class 4 Standard; and
b) Australian Standard 2156.2 Walking
Tracks Part 2: Infrastructure Design.
14.197 Cooroibah Locality
Protection of existing residential S36.1 Each new allotment in the Rural Not Applicable
amenity, road safety and access Settlement Zone has 1ha free of flood The site is lot located within the
points hazard or biodiversity values as Cooroibah Locality.
O36 The existing residential amenity of indicated on overlay maps OM2.1 and
the estate is maintained without OM2.3;
impacting on the natural landform and AND
landscape; AND S36.2 House site areas on adjoining lots Not Applicable
are separated by not less than 50m. The site is lot located within the
AND Cooroibah Locality.
O37 The number of access points S37.1 Shared driveways are provided; Not Applicable
providing access to lots from McKinnon AND The site is lot located within the
Drive is maintained or reduced. Cooroibah Locality.
S37.2 No additional driveways are Not Applicable
provided from McKinnon Drive The site is lot located within the
Cooroibah Locality.
RESIDENTIAL USES CODE
Table 14-24 — For All Residential Uses
Specific Outcomes Probable solutions Proposal
14.46 Effects of use
Electricity supply infrastructure S1.1 No solution provided. Complies
O1 The development does not adversely The proposed development for a
impact on existing or future electricity Multiple Housing – Type 2 Duplex will
supply infrastructure. not adversely impact on existing or
future electricity supply.
AND
O2 All uses and works maintain an S2.1 Development for uses adjacent to Not Applicable
adequate safe distance from electrical or within 50m of an existing electricity The development is not adjacent to or
infrastructure including substations, substation incorporates noise within 50m of an existing electricity
overhead powerlines, power poles and attenuation measures to mitigate noise substation.
transformers. impacts;
AND
S2.2 Buildings and structures (including Complies
swimming pools, sheds, tennis courts or No buildings or pools will be constructed
outbuildings) are not constructed under under overhead electricity lines or within
overhead electricity transmission lines, electricity easements.
or within electricity easements;
AND
S2.3 A minimum separation distance is Complies
maintained from the electricity Minimum separation distances are
transmission line to the closest boundary achieved.
of habitable buildings and child activity
areas, as follows—
a) 20m for transmission lines up to
132kV;
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Specific Outcomes Probable solutions Proposal
b) 30m for transmission lines between
133kV and 275kV; and
c) 40m for transmission lines greater
than 275kV.
Hot Water Systems S3.1 All hot water systems installed Complies
O3 Hot water systems are installed and are— An appropriate hot water system will be
operated to support the efficient use of a) solar systems; or installed.
natural resources and minimise b) electric heat pump systems; or
consequent pollution such as c) natural gas or LPG systems; or
greenhouse gas emissions. d) any combination of a), b) or c).
Water supply and conservation S4.1 & S5.1 For a Class 1 building Not Applicable
O4 On-site water storage is designed other than a Detached house or The site is included within a reticulated
and operated to support the efficient Multiple Housing Type 1, outside a water area.
use of water; reticulated water service area, a
rainwater tank is to be installed with the
AND following minimum storage capacities—
a) Where no more than 3 bedrooms –
O5 On-site water storage is adequate 45,000 litres; or
for occupants every day use and fire b) Where more than 3 bedrooms –
fighting purposes. 60,000 litres;
AND
c) There is to be on the lot a dam,
swimming pool or water tank accessible
for use by the fire brigade that contains
at least 5,000 litres of water.
Advisory note
The 5,000 litres required can be included
within the water required in S4.2 or S5.1
providing it is accessible for the purpose of
fire fighting at all times and not used for other
domestic purposes.
Erosion and sediment control No solution provided. Complies
O6 Development does not cause erosion Appropriate erosion and sediment
or result in transport of sediments off- Advisory Note control measures will be applied to
site. Persons undertaking development, including ensure the development does not cause
building work, are required under the erosion or result in transport of
Environmental Protection (Water) Policy 1997
(EPP) to ensure that sediment and other
sediments off-site.
material including building waste, sawdust,
concrete, cement or paint are not deposited or
released into a roadside gutter, stormwater
drain or waterway, or into a place where it
could reasonably be expected to move or be
washed into a roadside gutter, stormwater
drain or waterway and are not washed from
the site. Council enforces the EPP and
penalties may apply.
Safety and security S7.1 The building entrance is clearly Complies
O7 For Multiple Housing Types 2, 3 identifiable and visible from the street, The proposed duplexes achieve a clearly
and 4, buildings and outdoor spaces are footpath and driveway; identifiable and visible entrance point
designed to protect the personal security from the street.
and safety of residents by allowing for AND
natural surveillance. S7.2 The internal path network has Complies
clear sightlines to the dwelling entry and Separate entry paths are proposed to
street access points; each unit.
AND
S7.3 Visitors have direct access to the Complies
entrance without passing through Each dwelling unit is provided with
private outdoor living areas. individual entry points/walkways to the
respective dwelling unit. Private open
space areas for each unit are
appropriately screened to reduce
unlawful entry from adjoining dwelling
units. While visitors pass through
private outdoor living areas of the
respective unit in which they may be
visiting, this will not impact on adjoining
dwelling units on the site.
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Specific Outcomes Probable solutions Proposal
Emergency access No solution provided. Not Applicable
O8 For Multiple housing Type 3, 4 & The proposal is for a Multiple Housing –
5, site design and layout ensures Type 2 Duplex development.
efficient access and egress for
emergency vehicles.
Basement drainage S9.1 Enclosed car parking and Complies
O9 Buildings and access works are manoeuvring areas are constructed at a Gravity drainage can be achieved.
designed and sited to protect persons level that permits the parking area to
and property in the event of a flood and drain from the site by gravity means,
power failure. without the need for mechanical
pumping.
Separation of incompatible uses S10.1 Bedroom windows are at least Complies
O10 Development is designed to 3m away from shared driveways or All bedroom windows achieve a
minimise noise carrying between carparking areas of adjacent dwelling minimum 3m distance away from
dwelling units or accommodation units units or accommodation units. driveways/ car parking areas of adjacent
by locating noise sensitive spaces such dwelling units.
as bedrooms away from noise
generating areas of the development,
such as carparking areas or mechanic
plant and equipment or recreational
facilities.
Mechanical plant & equipment S11.1 Mechanical plant and equipment, Can Comply
O11 Mechanical plant and equipment including pool and spa pumps, pool Any mechanical plant and or equipment
associated with Residential Uses are heaters, air-conditioning units and will be appropriately located and
designed and located so as not have an refrigeration units are— screened so as not have an adverse
adverse impact on the visual amenity of a) where located at ground level, impact on the visual amenity of the site
the site or surrounding areas. screened by fencing 1.5m in height or or surrounding areas.
dense vegetation of at least 1.5m in
width incorporating grouped trees and
shrubs with maximum separation
distance of 1m measured from the
centre of the
plant; and
b) for Multiple housing Type 2, 3 & 4
are visually integrated into the line and
plane of the building and roof design
and do not project beyond the height or
width of the building when viewed from
the street and adjoining properties.
Ancillary recreation uses S12.1 If the use involves ancillary use Not Applicable
O12 Ancillary recreation uses, such as of outdoor courts including tennis No ancillary use of outdoor courts is
outdoor tennis courts and half netball courts, half courts and netball courts— proposed.
courts, do not have an adverse effect on the use complies with the requirements
the amenity enjoyed by users of in Section 2 of PSP8 Tennis and Other
adjacent or nearby premises nor do they Courts;
cause unreasonable disturbance to local AND
fauna through light emissions by
ensuring that all lighting devices are S12.2 Any lit tennis court or sports Not Applicable
limited to those designed and installed court is located at least 60m from the No ancillary use of outdoor courts is
to: external wall of an existing or approved proposed.
a) minimise light spillage on residential dwelling on an adjacent or
neighbouring premises; nearby lot (as measured from the
b) preserve an acceptable degree of centre line of the court);
lighting amenity at the neighbouring AND
premises;
c) provide covers or shading around S12.3 The vertical illumination resulting Not Applicable
lights; from direct, reflected or other incidental No ancillary use of outdoor courts is
d) direct lights downwards; light emanating from the site does not proposed.
e) position lights away from possibly exceed 8 lux when measured at any
affected areas; and point 1.5m outside the boundary and at
f) enable brightness of lights to be any level from ground level upward;
adjusted to low levels. AND
S12.4 Any flood lighting is restricted to Not Applicable
the types that give no upward No ancillary use of outdoor courts is
component of light where mounted proposed.
horizontally (i.e. a full cut off luminaire).
Page 38
O13 Noise originating from the use of S13.1 The court is not used between Not Applicable
the tennis court does not have a the hours of 10:00pm and 6:30am the No ancillary use of outdoor courts is
detrimental effect on the amenity of the following day. proposed.
area or cause nuisance to neighbouring
residents.
Privacy S14.1 Transparent doors and windows Complies
O14 For Multiple Housing Types 2, 3 are designed and located so they do not There are no transparent doors/windows
and 4, building and structures are directly face transparent doors or which directly face the private open
designed and sited to ensure the visual windows or the private open space space of other dwelling units.
privacy of residents of the development areas of other dwelling units within 10
and neighbouring properties is metres;
protected. AND
Figure 14-3 Privacy Measures S14.2 Planter boxes, louvre screens, Complies
pergolas, landscaping and architectural All units achieve a private open space
design of balconies are used to screen area which is appropriately screened.
the ground floor private open space of
dwelling units or accommodation units
from upper level units (refer to Figure
14-3 Privacy Measures which illustrates
how trees, awnings, screens, fences and
planter boxes reduce minimise the
ability to directly look into neighbouring
homes and yards).
Access to Sunlight S15.1 Development does not reduce Complies
O15 For Multiple housing, buildings and sunlight to at least 50% of the private The proposed duplexes will not impact
structures are designed and sited so as open space areas of any adjoining sunlight aspects to private open space
not to unreasonably diminish the residences to less to than 2 hours areas of adjoining residences.
existing sunlight to adjoining residences between 9am and 3pm on any day of
and associated private open space the year;
areas; OR
AND S15.2 Where overshadowing by existing Not Applicable
structures and fences occurs to more
than 50% of the private open space
areas of any adjoining residences,
sunlight is not further reduced by more
than 20%.
(See Figure 14-4—Preventing
overshadowing)
O16 Multiple housing is designed and S16.1 No solution provided Not Applicable
sited to minimise the extent of shadows No solar photovoltaic cells exist on roofs
cast on solar photovoltaic cells on roofs Figure 14-4—Preventing of adjoining buildings.
of adjoining buildings. overshadowing
PLAN – ILLUSTRATES DWELLINGS THAT ARE SITED
TO MAXIMISE SOLAR ACCESS
ELEVATION – ILLUSTRATES BUILDINGS THAT ARE
SITED TO MAXIMISE SOLAR ACESS TO ADJOINING
PROPERTIES THROUGH ROOF DESIGN AND UPPER
Page 39
STOREY POSITIONING TO MINIMISE IMPACTS ON
PROPERTIES TO THE SOUTH.
DETAILED ELEVATION – THE MEASUREMENT AT “*”
IS 50% OF THE WIDTH OF THE SOUTHERN
PROPERTY. IT’S NOT AFFECTED BY SHADOWS FROM
THE NORTHERN NEIGHBOUR, EVEN IN THE MIDDLE
OF WINTER WHEN THE SUN IS LOW.
Sloping sites S17.1 Buildings and structures on Complies
O17 On sloping sites, buildings and sloping sites— The proposed development incorporates
structures are designed to maximise the a) Have a maximum distance of 3m undercroft areas and a split level design
use of the natural topography and between the ground and the lowest part which steps down the site in line with
minimise the need for cut and fill. of the floor of the building or the the natural topography, minimising the
building incorporates undercroft skirting need for cut or fill.
or screening (eg. timber battens) to the
full height of any undercroft area higher
than 3m above ground level at the
perimeter of the building;
b) are of split level design that step
down the slope or have suspended floor
construction;
c) limit the amount of cut or fill to less
than 2m in depth relative to natural
ground level; and
d) do not result in the spread of fill
beyond the footprint of the building and
associated batters.
LANDSCAPING CODE
A summary of the proposed development’s compliance with the purpose of the Landscaping Code is
included below.
The purpose of this code is to ensure:
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and
locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and
cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to
protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of
stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density
commensurate with building height, bulk and scale to buffer development and conflicting land
uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: The proposal achieves compliance with the Specific Outcomes and Probable Solutions of
the Landscaping Code as follows:-
The Landscaping Code requires a Multiple Housing Type 2 Duplex to have a minimum landscaped
area of the proposed population in persons multiplied by 40m2, provided that a minimum of 60%
of this is soft landscaping. The proposed population in persons of 6.6 x 40m2 is 264m2 x 2
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Duplexes = 528m2, with 60% of this being 316.8m2. The proposal will achieve a landscaped area
complying with this minimum.
Communal open space and private open space is proposed which will accommodate the
recreational needs of residents and their visitors.
Please refer to the accompanying Proposal Plans which details the proposed landscaping. Further
details of landscaping will be provided as part of a subsequent Operational Works application.
ENGINEERING WORKS CODES
DRIVEWAYS AND CARPARKING CODE
A summary of the proposed development’s compliance with the purpose of the Driveways and
Carparking Code is included below.
The purpose of this code is to ensure:
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a
property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and non-motorised
transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe
and functional and meet the reasonable requirements of the particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Adequate monetary contributions are made in circumstances where Council considers the
provision of external parking will fulfill the parking demand generated by the development and
will not have an adverse impact on existing public parking; and
h) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment: The proposal achieves compliance with the Specific Outcomes and Probable Solutions of
the Driveways and Carparking Code as follows:-
The access arrangements proposed are safe and efficient. The development will not lead to any
adverse safety or road condition impacts in the locality.
Car parking requirements as outlined the Code have been achieved.
Proposed Use Noosa Plan Car parking Requirements Required Proposed
Multiple Housing – 1 covered space per dwelling unit; 4 8
Type 2 Duplex AND
1 additional space. 4 4
Total 8 12
EARTHWORKS CODE
A summary of the proposed development’s compliance with the purpose of the Eathworks Code is
included below.
The purpose of this code is to ensure:
a) To ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to—
i. land stability (including differential settlement or expansion in reactive soils);
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ii. contamination of land;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss of native remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: The proposal will comply with all applicable Specific Outcomes of the Earthworks Code.
This code will be addressed in greater detail as a component of a subsequent Operational Works
application.
EROSION CONTROL CODE
A summary of the proposed development’s compliance with the purpose of the Erosion and Sediment
Control Code is included below.
The purpose of this code is to ensure:
a) there is no significant environmental harm caused by the effects of erosion and sediment
transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance of land is minimised.
Comment: The proposal will comply with all applicable Specific Outcomes of the Erosion Control
Code. This code will be addressed in greater detail as a component of a subsequent Operational
Works application.
EXISTING SERVICES CODE
A summary of the proposed development’s compliance with the purpose of the Existing Services Code
is included below.
The purpose of this code is to ensure:
a) Existing Council owned underground infrastructure is protected from potential or actual
damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design of the development.
Comment: The proposal will comply with all applicable Specific Outcomes of the Existing Services
Code. This code will be addressed in greater detail as a component of a subsequent Operational
Works application.
TRANSPORT, DRAINAGE AND WORKS CODE
A summary of the proposed development’s compliance with the purpose of the Transport Drainage
and Works Code is included below.
The purpose of this code is to ensure:
a) Development is consistent with the intentions of the strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor
vehicle travel;
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ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of
the private car;
iv. vensure that vehicle access to the development does not compromise the capacity and
safety of the road system;
v. not increase the scale of the road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole of life cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i.e. through sufficient
kerb storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key
development style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or convey
the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and
j) Road and drainage infrastructure does not create any adverse impacts upon environmental
values associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: The proposal will comply with all applicable Specific Outcomes of the Transport Drainage
and Works Code. This code will be addressed in greater detail as a component of a subsequent
operational works application.
WASTE MANAGEMENT CODE
A summary of the proposed development’s compliance with the purpose of the Waste Management
Code is included below.
The purpose of this code is to ensure:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe and
ecologically sustainable manner and without environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose of
waste generated by the development.
Comment: The proposal will comply with all applicable Specific Outcomes of the Waste Management
Code. Each unit will be provided with standard wheelie bins which will be collected from the site
frontage by the standard waste collection service.
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WATER SENSITIVE DESIGN CODE
A summary of the proposed development’s compliance with the purpose of the Water Sensitive Design
Code is included below.
The purpose of this code is to ensure:
a) all urban development has suitable treatment and reuse systems for all site run-off;
b) all urban development reduces the need for mains water by utilizing run-off from appropriate
areas for applications such as toilet flushing and garden maintenance;
c) pipeless stormwater management systems are utilised;
d) downstream ecosystems, properties and infrastructure are not adversely impacted by either
quantity, levels of inundation or water quality changes caused by development; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Comment: The proposal will achieve a lawful point of discharge and appropriate stormwater quantity
outcome. This code will be addressed in greater detail as a component of a subsequent operational
works application.
NATURAL HAZARDS OVERLAY CODE
A summary of the proposed development’s compliance with the purpose of the Natural Hazards
Overlay Code is included below.
The overall outcomes sought from the Natural Hazards Overlays Code are—
a) development in areas at risk from natural hazards is compatible with the nature of the natural
hazard;
b) the risk to people, property and the natural environment from natural hazards is minimised;
c) development does not result in a material increase in the extent or severity of natural hazards;
and
d) for acid sulfate areas—the generation or release of acid and associated metal contaminants into
the environment is avoided
Comment: Given the relatively small and contained bushland area near the site, the sites
topography, extent of road frontage and surrounding development, the site is not considered to
present a bushfire risk.
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