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Town Planning Report 25 Kauri Street Cooroy Qld 4563 · MCU18/0165
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Consultant Town Planning Report - 25 Kauri Street Cooroy Qld 4563 Material Change of use. Development Permit for 17 multiple dwelling units (Conventional housing Type 4) Pace Planning Pty Ltd P - people A- advocacy C-community E- environment town planning & environmental consultants 9 panorama ridge road buderim 0417696110 p 07 5453 7218 f email scan only e [email protected] www.paceplanning.com.au Property Development, Development Application Mg, Subdivision, Plan Sealing, Town Planning Business Compliance
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Page 2
CONSULTANT TOWN PLANNING REPORT
1. Declaration by Consultant
I am satisfied that no matters of significance are withheld from council’s delegate.
This report was completed by me or under my direct supervision and I am suitably
qualified and experienced to provide an assessment of the application against the
criteria contained in this report. I acknowledge and accept that the council, as the
assessment manager, relies in good faith, on the information provided on this Town
Planning Report as part of its development assessment process and that the
provision of false or misleading information to the council constitutes an offence
against the Planning Act 2016. I am aware that the Noosa Shire Council will rely
upon this Report and any associated reports, plans, certifications, attachments etc.
as part of the assessment of this development application.
Signature:
Name: Brooke Wildin
Town Planner bsc(aes)murp mpia cpp
Date: September 2018
Reference 420/MCU/280918
No:
Company: Pace Planning Pty Ltd
P - people A- advocacy C-community E- environment
town planning & environmental consultants
9 panorama ridge road buderim
0417696110
p 07 5453 7218
f email scan only
e [email protected]
www.paceplanning.com.au
Property Development, Development Application Mg, Subdivision, Plan Sealing, Town Planning
Business Compliance
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2. Applicant Details
APPLICANT DETAILS
Applicant: Pace Planning Pty Ltd
3. Property Details
PROPERTY DETAILS
Street Address: 25 Kauri Street Cooroy Qld 4563
Real Property Description: Lot 27 on C56016
Land Area: 4739.28 Sqm
Existing Use of Land: Vacant
Site Aerial:
25 KAURI STREET COOROY QLD 4563 2
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25 Kauri Steet Cooproy is relatively clear flat land between Olivine and Kauri Street.
The remaining trees are not in the Biodiverstiy Overlay.
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4. Framework for Assessment
CATEGORISING INSTRUMENTS
Categorising Instruments for Statutory Assessment
For the Planning Act 2016, the following Categorising Instruments may contain Assessment
Benchmarks applicable to development applications:
• the Planning Regulation 2017
• Regional Planning Interests Act 2014
• the Planning Scheme for the local government area
• any Temporary Local Planning Instrument
• any Variation Approval.
The planning instruments relevant to this application will be discussed in this report.
Assessment Benchmarks Related to the Planning Regulation 2017
The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that
the application must be carried out against, which are additional or alternative to the
Assessment Benchmarks contained in Council’s Planning Scheme.
These Assessment Benchmarks are prescribed as being contained in:
• the SEQ Regional Plan and Part E of the State Planning Policy, to the extent they
are not appropriately integrated into the Planning Scheme; and
• Schedule 10 of the Regulation.
State Instruments State Planning Policy
• State Planning Policy, Part E
South East Queensland Regional Plan
• Urban Footprint
From Schedule 10 of the Regulation:
• Part 10: Koala Habitat Area – Schedule 11 of the Planning
Regulation 2017
- Koala Assessable Development Area or
- Priority Koala Assessable Development Area
N/A
• Part 16: Development outside SEQ Urban Footprint –
Schedule 10 Part 16 of the Planning Regulation 2017
N/A
• Part 8: Local Heritage Place – Schedule 2 of the
Queensland Heritage Regulation 2015
• N/A
• Part 14: Particular Reconfiguration of a Lot – Schedule 12
of the Planning Regulation 2017
• N/A
Other State Planning Areas of Regional Interest
25 KAURI STREET COOROY QLD 4563 4
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Matters Under the Regional Planning Interests Act 2014
• N/A
State Planning Policy All SPP applicable to the property are reflected in the Planning
Scheme.
Statutory State SARA N/A
Referrals:
Noosa Plan February 2006
Local Instruments
Assessment Benchmarks Where Noosa Planning Scheme applies:
• Refer to Appendix 1
Place Type: N/A
Zone: Attached Housing
Zone Precinct: N/A
Overlays
Biodiversity Overlay N/A
Heritage Resources Overlay N/A
Natural Hazards Overlay N/A
Flood Hazard Overlay N/A
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25 Kauri Street is not impacted by planning scheme
overlays.
Other Constraints Koala Habitat Areas N/A
Coastal Hazards N/A
Glossy Black Cockatoo Sightings N/A
Assessment Type: Impact Assessment
5. Application Type
APPLICATION DETAILS
The following type of approval/s applied for:
- Material Change of use. Development Permit for 17 multiple dwelling units
(Conventional housing Type 4)
6. Proposal Details
PLANS
Plan No. Rev Plan Name Date
1 Proposal Plan Sept 2018
SUPPORTING DOCUMENTS (e.g. Geotechnical Report, Ecology Assessment etc)
2018068- B Engineering Report 02/10/18
rpt001
DA00-DA12 11 Proposal Plans 03/10/18
J00300R1V1 A Stormwater Mg 02/10/2018
25 KAURI STREET COOROY QLD 4563 6
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PROPOSAL
-
- Material change of use development permit for 17 multiple dwelling units (Conventional
Housing Type 4) - Two Stages
Planning scheme definition
Multiple housing - means the use of premises for two or more dwelling units or
accommodation units as the case may be, occupied by permanent or semi-permanent
residents, where the occupants may share common facilities on the site.
Type 4 Conventional - means the use of premises for dwelling units that do not fall within
Multiple housing Types 2, 3, or 5. The use includes units, townhouses, flats, apartments,
villas and small dwelling units.
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7. Property Details
PROPERTY DESCRIPTION – TOWN PLANNING
The development site is positioned on the corner of Kauri and Olivine Street. The property
has 2 street frontages that are currently not channel and curved and no access. Kauri and
Olivine primarily supports a combination of attached and semi attached housing outcomes.
25 KAURI STREET COOROY QLD 4563 8
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Attached Housing Zone
Purpose of this zone
The attached housing zone includes areas of medium -density residential development
located close to essential services and facilities, including retail and medical facilities and
public transport services.
For the Attached Housing Zone—residents and visitors are accommodated in
predominantly attached housing forms that— contribute to a high level of residential
amenity, design quality and safety; and respect the scale and character of the streetscape
and surrounding development; and are located within convenient access of employment
centres, goods and services, public transport and community facilities;
3.1 Assessment Against the Cooroy & Lake MacDonald Locality
3.2 Physical Setting
The Cooroy & Lake Macdonald Locality is situated in the southern part of the former Noosa
Shire. Much of the locality lies within the catchment of Six Mile Creek, which leads to the
Mary River. Lake Macdonald is the primary source of water supply for the coastal urban
areas of Noosa and the rural towns and villages of Cooroy, Pomona, Cooran and
Cooroibah.
Cooroy is a bustling country town with a high level of residential amenity, built upon the
local rural industries, environmental values, outdoor recreation opportunities, built heritage,
artistic talent, social networks and family values. While Cooroy contains an increasing
number of duplexes and units, the charm and character of its original houses is particularly
appealing. Timber Queenslanders sit raised on stumps on their slightly sloping sites.
Newer buildings need to respect the existing character of the country town and the scale of
surrounding buildings when developing, which this proposal has done.
Many community activities revolve around the array of sporting and recreational facilities as
well as various local societies and interest groups. Community buildings and areas of public
open space are generally well linked. Cooroy has potential for growth while maintaining the
country town character. In the balance of the locality protection of rural settlement character
relies on avoiding the fragmentation of the countryside and largely limiting developments to
existing rural communities of Cudgerie Estate, Forest Acres, Lake Macdonald and Sunrise
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Hills.
25 Kauri Street is within 1Km to the Cooroy Train Station and 700m to Tewantin Road bus
stops. The Cooroy central business district is within walking distance to the development
site.
The town of Cooroy as the development site is serviced by reticulated water. Major
transport corridors traversing the locality include the North Coast Rail line, the Bruce
Highway and Cooroy - Noosa Road. Lake Macdonald Drive, Sunrise Road, Mary River
Road, Black Mountain Road and Belli Creek Road are also important for local access. The
well established business centre of Cooroy services much of the hinterland of Noosa
generally providing lower to medium order goods although some higher order goods such
as vehicles and rural supplies are also available.
The town is well serviced with community, medical, and educational facilities. Cooroy
contains one of Noosa’s industrial estates with capacity for considerable growth and
diversity. Residents of this locality enjoy the country atmosphere as well as easy access to
recreational facilities and larger centres on the coast as well as Gympie, Nambour and
further afield. Given the rail and highway access some residents of this locality commute to
Brisbane or closer employment centres.
The overall outcomes sought for the Cooroy & Lake Macdonald Locality are the
complied with.
The proposed development is located, designed and managed to—
- be compatible with other uses and works;
- maintain the safety of works;
- avoid significant adverse impacts on the amenity enjoyed by users of other
premises, including acoustic and visual qualities; and
- avoid significant adverse effects on the natural environment, including native habitat
removal, fragmentation and attrition;
25 KAURI STREET COOROY QLD 4563 10
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8. Site History Details
APPLICATION HISTORY OF SITE (If applicable) include Preliminary Approvals,
Variation Approvals, Development Advice (including Pre-lodgement meetings), fee
quotes or any relevant Development Approvals
N/A Previous MCU lapsed.
9. Infrastructure Details
INFRASTRUCTURE
Infrastructure Agreement applicable? N/A
Existing lawful use for residential Development: (Number of Vacant
dwelling units + number of bedrooms per dwelling)
Total lawful residential development on the site upon 17 Multiple Dwellings
completion of the proposed development: (Number of
dwelling units + number of bedrooms per dwelling)
Existing impervious area (m²). Non-residential development N/A
only
Total impervious area (m²) on the site upon completion of N/A
the proposed development. Non-residential development
only.
Existing Non-residential GFA N/A
Total GFA – Non-residential upon completion of the N/A
proposed development
Is the applicant eligible for an infrastructure charges rebate N/A
under councils Infrastructure Contributions Rebates for
Eligible Community Organisation Policy?
Additional Supporting Information regarding Infrastructure N/A
Charges
Services available/ Water Y
connections to the property Sewerage Y
Electricity Y
Telecommunications Y
10. Assessment Against Assessment Benchmarks
ASSESSMENT BENCHMARKS RELATED TO THE PLANNING REGULATION 2017
Below, identify and discuss all aspects where the Planning Scheme is inconsistent with the
State assessment benchmarks, as relevant to the development.
State Planning Policy
All applicable SPP aspects are integrated into the planning scheme.
South East Queensland Regional Plan
All aspects of the SEQ Regional Plan are integrated into the planning scheme.
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Schedule 10, Part 11 of the Regulation – [Koala Habitat Area]
N/A
ASSESSMENT BENCHMARKS RELATED TO THE PLANNING SCHEME
Below, identify all aspects where the development does not comply with the assessment
benchmarks and discuss how the development complies with Performance Outcomes.
Examples that achieve aspect of the Performance Outcomes are compliant.
Performance Outcomes have been complied with.
Refer to code assessment in Appendix.
ASSESSMENT BENCHMARKS RELATED TO A VARIATION APPROVAL
Below, identify and discuss all aspects where the development is inconsistent with a
variation approval
N/A
25 KAURI STREET COOROY QLD 4563 12
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APPENDIX 1
NOOSA PLANNING SCHEME CODES
PART 6 - COOROY & LAKE MACDONALD LOCALITY PLAN
Division 5—Assessment table for the Attached Housing Zone
Residential uses – Consistent use Multiple Housing Type 4 Conventional – Impact
Assessment.
Division 14—General Provisions for the Cooroy & Lake Macdonald Locality Code
Division 15—Overall outcomes for the Cooroy & Lake Macdonald Locality. 6.7 Overall
outcomes for the Cooroy & Lake Macdonald Locality
Complies
6.7.1 The overall outcomes are the purpose of the Cooroy & Lake Macdonald Locality
Code.
6.7.2 The overall outcomes sought for the Cooroy & Lake Macdonald Locality
- are fully compliant.
For the Attached Housing Zone—residents and visitors are accommodated in predominantly
attached housing forms that— contribute to a high level of residential amenity, design quality
and safety; ii respect the scale and character of the streetscape and surrounding
development; and are located within convenient access of employment centres, goods and
services, public transport and community facilities;
Division 16 —Specific Outcomes for the Cooroy & Lake Macdonald Locality
Complies
Table 6.12
Column 1 Column 2
Specific Outcomes Probable Solutions
6.9 Effects of Use
SO1 Amenity PS1 Complies
Uses are located, designed and .
operated to avoid significant
adverse changes to the light, air
quality, noise, accessibility or
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other conditions enjoyed by users
of associated, adjoining or
nearby uses.
SO2 Scenic amenity PS2 Complies
Important scenic vistas including
those to
and from Mt Cooroy, Mt
Tinbeerwah and Black Mountain
are protected and uninterrupted
to maintain aesthetic and cultural
values of the natural landscape.
SO3 Major road network n/a
PS3
The function of, and visual
amenity and
character surrounding the, major
road network, including Diamond
St, Cooroy –
Noosa Road, Belli Creek Road
and Lake Macdonald Drive is
protected and enhanced.
SO4 Laneways do not diminish the S04-5 N/A
ability of laneways
to —
a) relieve traffic on streets;
b) provide convenient and safe
rear access to premises; and
c) add to the heritage character
of Cooroy;
AND
SO5
Access for new uses is only
taken off a
laneway where upgrading works
are carried out
to the laneway to enable the
laneway to
accommodate the anticipated
levels of traffic.
6.9 Built form
SO6 Density PS3 Complies
The density of development
within the site area— a) is Refer to plans.
compatible with surrounding
development; and
25 KAURI STREET COOROY QLD 4563 14
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ii. For the Attached Housing
Zone –
maximum population density
of 100 persons per hectare;
and iii.
c) has a low site impact to
enhance the opportunity to
maintain natural site
characteristics such as native
vegetation and natural landforms.
SO7 Height PS7 S7.1
Complies
Buildings and other structures — Buildings and other Structures have a
a) are low rise and present a maximum building height of
building height
consistent with structures on 8m
adjoining and surrounding
premises;
b) have a maximum building
height of 2 storeys;
c) do not visually dominate the
street, surrounding spaces or the
existing skyline;
d) preserve the amenity of
surrounding land uses;
e) respect the scale of existing
vegetation; and
f) respond to the topography of
the site by avoiding extensive
excavation and filling.
SO8 Setbacks PS8 S8.1
Buildings and other structures Alternative solution
are appropriately designed and
sited to — Buildings and Structures
a) provide amenity for users of predominantly complies with the
the premises as well as preserve minimum setbacks identified in
the visual and acoustic privacy of Schedule 1 -
adjoining and nearby properties; Minimum Boundary Setback.
b) preserve any existing Setback from Kauri is 6m primary
vegetation that will frontage)
buffer the proposed building from
adjoining uses; Setback from Olivine Street is less
c) allow for landscaping to be than 6m, as the secondary road
provided between buildings; and frontage, the designer adopted a side
d) maintain the visual continuity boundary calculation. The reduced
and pattern of buildings and setback on Olivine will not impact on
landscape elements within the the street amenity due to the wide
street verges and corner lot location. Ref to
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Plans.
frontage means a boundary of an
allotment which abuts a road. Where a
lot has more than one frontage,
Council may nominate a primary
frontage. We have nominated Kauri
Street the primary frontage.
Frontage —
a)for 1 or 2 storey buildings – 6m;
Side boundaries —
half the building height in metres
calculated at that same point provided
that on any gable roof the calculation
shall be measured to half the height of
the gable
Rear boundary — N/A
a) for 2 storey buildings – 6m;
SO9- Site cover, gross floor area and PS9- Complies
13 plot ratio 13
The site cover, Refer to proposal plans.
gross floor are a and plot ratio of
buildings and other roofed
structures—
a) results in a building scale that
is compatible
with surrounding development;
b) does not present an
appearance of bulk to
adjacent properties, roads or
other areas in
the vicinity of the site;
c) maximises the retention of
existing vegetation
and allows for soft landscaping
between buildings;
d) allows for adequate area at
ground level for
outdoor recreation,
entertainment, clothes
drying and other site facilities;
and
e) facilitates on site stormwater
25 KAURI STREET COOROY QLD 4563 16
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management
and vehicular access.
SO10 Site cover does not exceed—
a) for the Semi-Attached Housing
Zone—
40%;
S011
n/a
SO12 O12For Multiple housing Type 3
or 4, Visitor
accommodation Type 4,
maximum gross floor area is
equivalent to the maximum
allowable population in persons
multiplied by 40m
SO13
n/a
SO14 Flooding and drainage S014 14.1
Buildings and other works are Complies
designed and sited to —
a) provide flood free access to S14.2 Council infrastructure is
premises and flood free Available —
habitable areas; a) any drainage (including
b) allow only minor, short term buildings and yards) flows to that
and infrequent flooding of non - infrastructure; and
habitable areas; b) the infrastructure has the capacity
c) ensure car parking areas can to accept any additional loading;
be adequately drained; AND
d) ensure drainage does not S14.3 Car parking and maneuvering
adversely impact upon other areas are constructed at a level that
premises; and permits the parking area to drain from
e) ensure filling or excavation the site by gravity means, without the
does not adversely impact upon need for mechanical pumping; or
other premises by —
i. causing ponding of water on the Please refer to supporting Storm water
site or nearby land; Mg Plan and Engineering Report
ii. increasing flooding, which
adversely affects the safety or
use of any land upstream and
downstream; and
iii. adversely affecting the flow of
water in any overland flow path.
SO15 Sloping sites PS15 N/A
On sloping sites, buildings and
structures
are designed to maximise the use
of natural
slope and minimise the need for
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cut and fill
SO16 Roof form PS16 S16.1
Roof forms — Complies
a) contribute positively to the
local skyline;
b) complement the low rise
character of the locality ;
c) use simple traditional roof
designs, such as
hipped, gabled or skillion; and
d) do not create opportunities for
residents to overlook the private
open space
areas of neighbouring properties
SO17 Public transport node PS17 S17.1
An accessible and safe public Complies
transport
node is established and operated Translink operates in Cooroy that links
within Cooroy that — public transport buses to Cooroy
a) links public transport services Station, local centres and the wider
to other Sunshine Coast region.
centres and destinations
throughout the Sunshine Coast;
and
b) forms part of an integrated
transport network
that is accessible via pedestrian
and bicycle path
ways .
6.10 Environment, conservation and recreation
SO18 Environment and cultural PS18 Complies
heritage values
There are no significant adverse There are no significant adverse
effects on biodiversity, natural effects on biodiversity. 25 Kauri Street
vegetation, native fauna is not located in the Biodiversity
habitat, landscape quality, water Overlay.
quality or
cultural heritage values, including
those related
to —
a) changes to natural drainage;
b) disturbance to any of the
wetland systems;
c) management of landslide and
fire risk;
d) erosion and the transport of
sediments off site;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
25 KAURI STREET COOROY QLD 4563 18
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behaviour; and
h)disturbance of buildings and
features, including natural
features, of cultural heritage
significance.
SO19- Open space network PS19- S19.1
20 20 and S20.1
S019 An integrated open space
network Complies
is established, enhanced and Open space corridors and existing
protected throughout native vegetation in areas indicated in
the locality to — Schedule 5 - Map 4 are protected
a) provide for both passive and from fragmentation and encroachment
active recreational pursuits; by development.
b )provide connectivity for
pedestrians, cyclists, and horse
riders;
c) provide habitat connectivity for
wildlife;
d) protect watercourses and
drainage lines ;
e) protect vegetation on steep
slopes ; and
f)form a scenic backdrop for
residential
development;
AND
O20The open space network
links —
a) forests including parts of
Tewantin and
Ringtail State Forests;
b) the catchment of Lake
Macdonald;
c) the vegetated ranges of the
sub -
coastal escarpment in the north,
south, and east of
the locality; and
d) the riparian corridors of the Six
-
Mile and Ringtail Creeks and
their tributaries.
SO21 Noosa Trail Network PS21 n/a
– 22 O21
A comprehensive network of
bridle trails and pedestrian and
bicycle linkages is established,
enhanced and protected
incorporating road reserves,
State forests, Council owned land
and private lands consistent with
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the lifestyle and outdoor
recreation needs of Noosa’s
residents and visitors;
AND
O22 The Noosa Trail Network in
the locality is supported by
overnight camping facilities,
homehosted accommodation and
signage, allowing local residents
and visitors to experience the
natural values of the area and to
access key destinations
including— a) the town of
Cooroy; b) Lake Macdonald; c)
the Botanic Gardens; and d)
State forests, conservation parks
and other recreation facilities in
the locality.
SO23 Pedestrian and bicycle PS22 Will Comply
pathways
O23
Safe and convenient pedestrian
and bicycle pathways are
provided and retained between
and around key destinations,
including— a) between Cooroy
and Tewantin; b) between
Cooroy and the Noosa Botanical
Gardens; and c) within and
around the town of Cooroy.
SO24- Protection of Lake Macdonald PS24- S24.1
27 water supply 27 Complies
O24 Within the Lake Macdonald catchment
Development does not adversely area shown on Natural Resources
impact on Overlay
the Lake Macdonald water Map OM3.5, buildings and other
supply. structures are not located below
AND 98.5m AHD.
O25 The number and location of
access points to watercourses is Stormwater quality is managed and
controlled and managed to treated onsite. Please refer to
prevent adverse impacts on supporting Stormwater Mg Report
water quality in Lake Macdonald;
AND
O26 Key nodes are established
and
Appropriately managed at the
following locations and include
facilities such as parking and
picnic areas —
25 KAURI STREET COOROY QLD 4563 20
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a) the northern part of the lake, in
the vicinity of the water treatment
plant, scouts and fish hatchery;
b)the western part of the lake in
conjunction with the Botanic
Gardens and associated picnic
areas; and
c) the eastern part of the lake, in
the vicinity of the Old
Tinbeerwah School Park.
AND
O27 Treatment and disposal of
waste water does not have any
detrimental impact on Noosa’s
major water storage and supply -
Lake Macdonald 70.
Division 19—Specific Outcomes and Probable Solutions for the Attached Housing
Zone
Table 6.15
Column 2
Column 1 Probable solutions
Specific Outcomes
6.17 Consistent Uses
S040 O40 The following defined uses and use PS40 Complies
classes are consistent uses and are located
in the Attached Housing Zone—
(e) multiple housing
6.18 Built form
SO42 Streetscape character & building bulk S42.1 Complies
O42 Buildings and structures–
a) present a visual bulk and architectural
scale that is consistent with structures on
adjoining and nearby land;
b) do not dominate the streetscape or
surrounding spaces;
c) address the streetscape;
d) respect the public spaces about the site;
e) vary in line and plane;
f) reflect the original vernacular architecture
surrounding them;
g) integrate with the landform by minimising
cut and fill;
h) make use of balconies, verandahs,
eaves, and roof overhangs for aesthetic,
climatic and lifestyle reasons; and
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i) present well-articulated façades where
garages or carports are not the dominant
visual element when viewed from the
street;
AND
SO43 Buildings and structures take the form of S43.1 Complies
small separate buildings (no more than 4
attached dwelling units), rather than large
single bulky developments;
SO44 Garages and carports S44.1- Complies
O38 4
Garages, carport structures and vehicle
manoeuvring areas are designed and sited
to —
a) provide for resident and visitor parking;
b) visually integrate with the building and to
not dominate the street front;
c) allow opportunity for landscaping to
screen vehicle parking and manoeuvring
areas;
d) minimise the number of driveway
accesses;
and
e) allow safe and efficient access to and
egress
from the premises.
SO45 Front fences S451- Complies
O39 3
Front fences and walls are designed and
sited
to—
a)contribute to the attractiveness of the
street;
b)be compatible with the existing
streetscape character;
c)relate to the architectural period of the
building;
d)avoid interference with the movement of
surface stormwater;
e) allow for casual surveillance from the
street or where premises adjoin part of the
major road network, mitigate traffic noise;
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.
25 KAURI STREET COOROY QLD 4563 22
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Division 6—Residential Uses Code
Complies
14.42 Residential Uses Code
The provisions in this division comprise the Residential Uses Code. They are—
• compliance with the Residential Uses Code (section 14.43);
• overall outcomes of the Residential Uses Code (section 14.44); and
• specific outcomes and probable solutions for the Residential Uses Code (sections 14.45—
14.48).
14.43 Compliance with the Residential Uses Code
Development that is consistent with the specific outcomes in section 14.45—14.48 complies
with the Residential Uses Code.
14.44 Overall outcomes for the Residential Uses Code
14.44.1 The overall outcomes are the purpose of the Residential Uses Code.
14.44.2 The overall outcomes sought for the Residential Uses Code are to ensure that
residential
development—
a) occurs only on land that is suited to the development and occupation of residential
buildings;
b) is attractive and consistent with the developed character of its particular
neighbourhood;
c) takes advantage of natural climatic conditions;
d) is energy and water efficient;
e) is designed to provide for safety and security against crime;
f) creates comfortable and accessible homes for people with different needs through
all stages of life;
g) provides residents with a high degree of privacy and protection from noise, lighting
and other environmental nuisances; and
h) provides residents with a choice in housing types to meet their varying needs;
i) does not adversely impact on the natural character and environmental values of
Noosa.
14.45 Specific Outcomes, probable solutions and acceptable solutions for the Residential
Uses Code
CONSULTANT TOWN PLANNING REPORT - 25 KAURI STREET COOROY QLD 4563 23
Page 25
The specific outcomes sought for the Residential Uses Code are included in column 1 of Tables 14-
24 to 14-27. Acceptable solutions for self-assessable development and probable solutions for code
assessable development are included in column 2 of Tables 14-24 to 14-27.
Table 14-24 — For All Residential Uses
Column 1 Column 2
Specific Outcomes Probable Solutions
14.46 Effects of use
SO1 - Electricity supply infrastructure PS1-2 - Complies
O1 The development does not adversely impact on
2
existing or future electricity supply infrastructure;
AND
O2 All uses and works maintain an adequate safe
distance from electrical infrastructure including
substations, overhead powerlines, power poles and
transformers.
SO3-4 Water supply and conservation PS3-4 n/a
O3 On-site water storage is designed and operated
to support the efficient use of water; Connected to town water
AND
O4 On-site water storage is adequate for occupants
every day use and fire fighting purposes.
SO5 Erosion and sediment control PS5 Complies
O5 Development does not cause erosion or result in Sediment and erosion
transport of sediments off-site. control will be applied
during the OpWks and
construction.
SO6 Safety and security PS7 Complies
O6 For Multiple Housing Types 2, 3 and 4,
buildings and outdoor spaces are designed to protect S7.1 The building entrance
the personal security and safety of residents by is clearly identifiable and
allowing for natural surveillance. visible from the street,
footpath and driveway;
AND
S7.2 The internal path
network has clear
sightlines to the dwelling
entry and street access
points;
AND
S7.3 Visitors have direct
access to the entrance
without passing through
private outdoor living
areas.
CONSULTANT TOWN PLANNING REPORT - 25 KAURI STREET COOROY QLD 4563
Page 26
SO7 Emergency access PS7 Complies
O8 For Multiple housing Type 3, 4 & 5, site design
and layout ensures efficient access and egress for
emergency vehicles.
SO8 Basement drainage PS8 n/a
O8 Buildings and access works are designed and
sited to protect persons and property in the event of
a flood and power failure.
SO9 Separation of incompatible uses PS9 S10.1
O10 Development is designed to minimise noise
carrying between dwelling units or accommodation Complies
units by locating noise sensitive spaces such as
bedrooms away from noise generating areas of the
development, such as carparking areas or mechanic
plant and equipment or recreational facilities.
S010 Mechanical plant & equipment PS11 Complies
O11 Mechanical plant and equipment associated
with Residential Uses are designed and located so Mechanical plant and
as not have an adverse impact on the visual amenity equipment, including pool
of the site or surrounding areas. and spa pumps, pool
heaters, air-conditioning
units and refrigeration units
are—
1. The proposed
multiple housing
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
SO11- Ancillary recreation uses PS11- n/a
O11 Ancillary recreation uses, such as outdoor
SO12 12
tennis courts and half netball courts, do not have an
adverse effect on the amenity enjoyed by users of
adjacent or nearby premises nor do they cause
unreasonable disturbance to local fauna through light
emissions by ensuring that all lighting devices are
limited to those designed and installed to:
CONSULTANT TOWN PLANNING REPORT - 25 KAURI STREET COOROY QLD 4563 25
Page 27
a) minimise light spillage on neighbouring premises;
b) preserve an acceptable degree of lighting
amenity at the neighbouring premises;
c) provide covers or shading around lights;
d) direct lights downwards;
e) position lights away from possibly affected areas;
and
f) enable brightness of lights to be adjusted to low
levels.
O12 Noise originating from the use of the tennis
court does not have a detrimental effect on the
amenity of the area or cause nuisance to
neighbouring residents.
S013 Privacy PS13 Complies
O13 ForMultipleHousingTypes2,3and4, building
and structures are designed and sited to ensure the S13.1 Transparent doors
visual privacy of residents of the development and and windows are designed
neighbouring properties is protected and located so they do not
directly face transparent
doors or windows or the
private open space areas
of other dwelling units
within 10 metres;
AND
S13.2 Planter boxes,
louvre screens, pergolas,
landscaping and
architectural design of
balconies are used to
screen the ground floor
private open space of
dwelling units.
S014- Access to Sunlight PS14.1 Complies
O14 For Multiple housing, buildings and structures
15 -2
are designed and sited so as not to unreasonably S14.1 Development does
diminish the existing sunlight to adjoining residences not reduce sunlight to at
and associated private open space areas; least 50% of the private
open space areas of any
AND adjoining residences to
less to than 2 hours
O15 Multiple housing is designed and sited to between 9am and 3pm on
minimise the extent of shadows cast on solar any
CONSULTANT TOWN PLANNING REPORT - 25 KAURI STREET COOROY QLD 4563
Page 28
photovoltaic cells on roofs of adjoining buildings S15.1 complies
SO16 Sloping sites PS16 N/A
O67 On sloping sites, buildings and structures are
designed to maximise the use of the natural
topography and minimise the need for cut and fill.
Table Table 14-26 — For Multiple housing Type 4 – Conventional
SO39- Parking & access for visitors & service providers PS39- Complies
39 Parking and vehicular access is conveniently,
41 41
safely and efficiently provided for visitors and service For 2 bedroom dwelling
providers; units or those between
AND 76m2 and 110m2— 1
O40 Visitor car parking spaces are accessible at all covered space per dwelling
times; unit; and 1 space per 3
AND dwelling units, or part
O42 Visitor car parking spaces do not hinder the thereof
access or movement of any vehicle on-site AND
For dwelling units with 3 or
more bedrooms or those
greater than 110m2— 2
covered spaces per
dwelling unit which may be
located in tandem layout;
AND
1 designated visitor
carparking space,
accessible at all time, per 4
dwelling units or part
thereof.
SO42- Site facilities PS42- Complies
O42 Waste storage areas, letter boxes and external
44 44
storage areas are sited and designed for attractive
visual appearance and function, and complement the
architecture and environs;
AND
O43 High volume pedestrian areas within
developments are sealed to provide safe access and
avoid damage to landscaped open space area; AND
O44 Adequate enclosed storage areas are provided
on-site to meet the likely needs of the residents.
O45 Mixed Use Developments N/A N/A
CONSULTANT TOWN PLANNING REPORT - 25 KAURI STREET COOROY QLD 4563 27
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