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Assessment against provisions and benchmarks
APPENDIX C ‐ ASSESSMENT AGAINST APPLICABLE ASSESSMENT PROVISIONS AND
BENCHMARKS
JFP Ref: M2652/E2 Page 13
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ASSESSMENT BENCHMARKS
NOOSA PLAN 2006
Noosa Heads Locality Code – Division 15 – Specific Outcomes and Probable Solutions for the Noosa Heads Locality
NOOSA HEADS LOCALITY CODE
Specific Outcomes Probable Solutions Complies Applicant’s comments
9.8 Effects of use
Amenity
01 Uses are located, designed and operated to avoid significant adverse
changes to the light, air quality, noise, accessibility, or other conditions
No solution provided. O1 Complies. The proposed minor
changes to the maintenance shed site will
enjoyed by users of associated, adjoining or nearby uses. not have any adverse impacts on light, air
quality, noise, accessibility or other
conditions enjoyed by users of associated,
adjoining or nearby uses. Please refer to
Architectural Plans within Appendix A.
Major road network
O2 The visual amenity and character surrounding the major road N/A O2 Not applicable.
network, including Sunshine Beach Road , Eenie Creek Road, Noosa No solution provided.
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 demands that are consistent with the
future capacity of the road network.
Scenic vistas
O4 Aesthetic and cultural values of the natural landscape are 03 Complies. The minor changes do not
impact upon scenic vistas.
maintained through protecting important scenic vistas— No solution provided.
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
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Specific Outcomes Probable Solutions Complies Applicant’s comments
e) within Noosa Sound– vistas across Noosa River.
Mobile business uses
O5 Business Uses located within the road reserve or on the beach N/A O5 Not applicable. The change is not
(particularly in the vicinity of Hastings Street, Noosa Main Beach and No solution provided. related to business uses located within
Noosa National Park) offer goods and services that directly benefit the road reserve or on the beach.
visitors and complement the range of visitor experiences available in
the locality, such as mobile food vendors and learn to surf classes.
9.9 Built form
Density
O6 The density of development within the site area— No solution provided O6 Complies. The proposed change
results in a population density of 115.1
a) is compatible with surrounding development;
b) does not exceed— persons and does not exceed the
i. for the Semi‐Attached Housing Zone: allowable population density of 117.99
A. for sites between 500m² and 599m² inclusive — 4.8 persons. The current approved population
persons; density is 113.4 persons plus 1.7 persons
B. for sites 600m² or more — 6.6 persons or 100 persons for 1 bedroom unit.
per hectare whichever is the higher;
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.
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NOOSA HEADS LOCALITY CODE
Specific Outcomes Probable Solutions Complies Applicant’s comments
Height
O7 Buildings and other structures— S7.1 Buildings and other structures have a maximum building height S7.1 Complies. The maintenance shed
building and Managers Residence is single
a) present a building height consistent with structures on of—
a) for the Business Centre Zone–12m; or storey and does not exceed 8 metres in
adjoining and surrounding land;
b) for the Visitor Mixed Use Zone— height.
b) do not exceed a maximum building height of—
i For the Business Centre Zone– 3 storeys; or i. Northern side of Hastings Street—
ii For the Visitor Mixed Use Zone— A. within 7m of the Hastings St alignment – 6m;
A. Northern side of Hastings Street— B. balance area of site – 15m with a 12m presentation to
within 7m of the Hastings St alignment – the beach; or
2 storeys; or ii. Southern side of Hastings Street—
balance area of site – 4 storeys with a 3 A. within 10m of the Hastings St or Noosa Drive
storey presentation to the beach; or alignments – 6m;
B. Southern side of Hastings Street— B. balance area of site – 15m; or
c) for Attached Housing Zone—12m with the exception of Lot 603
within 10m of the Hastings St or Noosa Drive
on SP188270 in Serenity Close, where a maximum height of
alignments– 2 storeys; or
15m is permitted; or
balance area of site – 4 d) for any other zone— 8m;
storeys; or
iii For Attached Housing Zone — 3 storeys with the
exception of Lot 603 on SP188270 in Serenity Close,
where a 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 appropriately S8.1 Buildings and structures comply with the minimum setbacks identified S8.1 Complies. The proposed changes to
the maintenance shed site comply with
designed and sited to— in Schedule 1 ‐ Minimum Boundary Setbacks.
a) provide amenity for users of the premises as well as preserve the minimum setback requirements.
the visual and acoustic amenity of adjoining and nearby
properties; Frontage – Not applicable – 6
b) provide adequate distance from adjoining land uses metres, building is located
c) preserve any existing vegetation that will buffer the within an integrated
development;
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NOOSA HEADS LOCALITY CODE
Specific Outcomes Probable Solutions Complies Applicant’s comments
proposed building; Side Boundaries – comply ‐1.5m
d) allow for landscaping to be provided between setback for buildings up to 4.5m
buildings; in height.
e) maintain the visual continuity and pattern of buildings and Rear boundary – 6 metres – Not
landscape elements within the street; applicable.
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 plot ratio No solution provided O9 Complies.
of buildings and other roofed structures—
The proposed site cover is 29%
a) results in a building scale that is compatible with and is significantly less than the
surrounding development; allowable 40%.
b) does not present an appearance of excessive bulk to The gross floor area complies
adjacent properties, roads or other areas in the vicinity of with the maximum allowable
the site; GFA based upon site area. A
c) maximises the retention of existing vegetation and allows maximum allowable GFA of
for soft landscaping between buildings; 4,719.60m² (based upon
d) allows for adequate area at ground level for outdoor Council’s and Planning
recreation, entertainment, clothes drying and other site Regulation 2017 definition of
facilities; and Gross Floor Area).
e) facilitates onsite stormwater management and vehicular The proposed changes do not
access. exceed a plot ratio of 0.4:1.
O10 Site cover—
a) for a class 1 or class 10a building within the Detached
Housing Zone, does not exceed—
i for a single storey building ‐ 50%; or
ii for a building of 2 or more storeys ‐ 50% on the ground
floor and 30% for the upper storey(s), or 40% for all
storeys for a building of 2 or more storeys;
b) for other classes within the Detached House Zone does not
exceed 40%;
c) for the Semi‐Attached Housing Zone does not exceed 40%;
d) for the Attached Housing Zone does not exceed 40%; or
e) for the Visitor Mixed Use Zone does not exceed 45%.
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NOOSA HEADS LOCALITY CODE
Specific Outcomes Probable Solutions Complies Applicant’s comments
O11 For Multiple housing Type 2, buildings have a maximum
plot ratio of 0.45:1.
O12 For Multiple housing Type 3 or 4, Visitor accommodation Type
4 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 maximum a 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 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
0.3:1 for the balance of the site area in excess of 2,000m².
Roof form
O15 Roof forms— S15.1 Complies. The proposed buildings
on the maintenance shed site have
a) contribute positively to the local skyline; S15.1 The main roof of the building has a roof pitch no less than 5
b) complement the character of the locality; degrees and has minimum 600mm eaves to at least 75% of the appropriate roof form, given that the
c) use soft and articulated, pitched, skillion or curved roof perimeter of the building; buildings are predominately for parking.
forms; AND
d) avoid low pitched (eg. less than 5 degrees) or box S15.2 Complies. The maintenance shed
S15.2 Buildings and structures do not include roof top terraces.
profiles/parapets; and site buildings do not include roof top
e) do not create opportunities for residents to overlook the terraces.
private open space areas of neighbouring properties.
Flooding and drainage58
O16 Buildings and other works are designed and sited to— S16.1 For new buildings or structures or additions of more than 50m² N/A S16.1 Not applicable.
a) provide flood free access to premises and flood free gross floor area to an existing building or structure, floor levels for
habitable areas; habitable rooms are not less than the specified minimum floor levels;
b) allow only minor, short term and infrequent flooding of AND
non‐habitable areas;
S16.2 Where Council infrastructure is available— S16.2 Complies. The proposed
c) ensure carparking areas can be adequately drained;
d) ensure drainage does not adversely impact upon other
a) any drainage (from buildings and land) flows to that maintenance shed and managers
infrastructure; and residence will be connected to
premises; and
b) the infrastructure has the capacity to accept any additional appropriate network services.
e) ensure filling or excavation does not adversely impact upon
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NOOSA HEADS LOCALITY CODE
Specific Outcomes Probable Solutions Complies Applicant’s comments
other premises by— loading.
i. causing ponding of water on the site or nearby land; AND
ii. increasing flooding, which adversely affects the
safety or use of any land upstream and S16.3 For Residential Uses— S16.3 Not applicable. Previous site
downstream; and establishment works have been
a) where slab on ground construction is used, filling does not
undertaken as part of the approved
adversely affecting the flow of water in any overland flow path. extend more than 1m beyond the building footprint and access
Operational Works for the development.
to car parking areas, measured from the outer walls of the
building ; or
b) the design consists of a suspended floor construction;
AND S16.4 Complies. The maintenance shed
S16.4 Car parking and maneuvering areas are constructed at a level site can appropriately facilitate for gravity
that permits the parking area to drain from the site by gravity means, drainage from buildings, parking and
without the need for mechanical pumping; or Manoeuvring areas.
S16.5 Basements for residential uses have flood immunity above the
1%AEP defined flood event where alternative means to mechanical
pumping are used to achieve such immunity; or N/A
S16.6 Basements for non‐residential uses have flood immunity above the S16.5‐16.6 Not applicable. The
1%AEP defined flood event that may be achieved by means of mechanical maintenance shed site does not propose
basements.
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 ways are not constructed on land S17.1 Complies. The proposed buildings
are not located on land with a slope
a) is responsive to the natural topography of the site and with a slope greater than 1 in 4 (25%);
minimises cut and fill; greater than 1 in 4.
AND
b) does not visually dominate the hill slope or interrupt the S17.2 Buildings are of split level design that step down the slope or
skyline; have a suspended floor construction; N/A
S17.2‐S17.5 Not applicable.
c) is integrated with the natural site characteristics
AND
including vegetation; and
d) for Multiple housing, takes the form of small separate S17.3 Cut or fill is less than 2m in depth; AND
buildings; S17.4 The distance between the ground and the lowest part of the floor
of the building does not exceed 3m to avoid large under building areas;
AND AND
S17.5 Buildings do not present as more storeys than is allowed in the
O18 On steep slopes or ridgelines which are visible from the relevant zone. O18 Not applicable. The maintenance
N/A
major road network, areas of public open space, the Noosa shed site is not located in an area which is
River or the beaches— S18.1 No solution provided visible from the major road network,
a) new buildings and structures including outbuildings, are
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NOOSA HEADS LOCALITY CODE
Specific Outcomes Probable Solutions Complies Applicant’s comments
designed so as not to dominate or detract from the areas of public open space or the Noosa
scenic and environmental qualities of the site and its River or the beaches.
setting; and
b) the external colour scheme of buildings is designed to
blend with the natural elements of its surroundings.
Public transport node S19.1 A public transport node is located within Noosa Heads as identified in N/A S19.1 Not applicable. The site is not
Schedule 5 — Map 1. identified as containing or within
O19 An accessible and safe public transport node is established and proximity to a public transport node on
operated within Noosa Heads that— Map 1 of the Schedule 1 of the Noosa
a) links public transport services to other centres on the Plan 2006.
Sunshine Coast; and
b) forms part of an integrated transport network that is
accessible via pedestrian and bicycle pathways.
9.10 Environment, conservation and recreation
Environmental and cultural heritage values
O20 There are no significant adverse effects on biodiversity, native O20 Complies. The changes to the
maintenance shed site do not impact on
vegetation, habitats, landscape quality, water quality or cultural No solution provided
heritage values, including those related to— biodiversity, native vegetation, habitats,
a) changes to natural drainage; landscape quality, water quality or
b) disturbance to any of the wetland systems; cultural heritage values, given the current
c) management of landslide and fire risk; approval and subsequent Operational
d) erosion and the transport of sediments off site; Works approvals which have been
e) unmanaged public access; enacted upon. The car wash bay will be
f) changes to fauna habitat and behaviour; and provided with appropriate treatment
measures.
g) disturbance of buildings and features, including natural
features, of cultural heritage significance.
Open space network
O21 The integrated open space network is established, enhanced
and protected throughout the locality to— S21.1 Open space corridors and existing native vegetation in areas S21.1 Complies. The changes to the
maintenance shed site do not impact
a) provide for both passive and active recreational indicated in Schedule 5 – Map 3 are protected from fragmentation
pursuits; and encroachment by development. upon native vegetation, given the current
b) provide connectivity for pedestrians and cyclists; approval and subsequent Operational
c) provide access to community uses and buildings, public Works approvals which have been
open space and recreation areas, the beaches, Noosa enacted upon.
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.
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NOOSA HEADS LOCALITY CODE
Specific Outcomes Probable Solutions Complies Applicant’s comments
AND
O22 Physical and visual links between public open space areas and
N/A O22 Not applicable. The site does not
watercourses are retained. S22.1 No solution provided
contain a watercourse.
Pedestrian and bicycle pathways
O23 Safe and convenient pedestrian and bicycle pathways are S23.1 Pedestrian and bicycle pathways are provided and retained S23.1 Complies. An on‐ground pathway
provided and retained between and around key destinations. where indicated in the Priority Infrastructure Plan in Part 15; contribution via construction of a
concrete path for the full length of the
AND
western boundary has been constructed
S23.2 Contributions toward pedestrian and bicycle pathways are provided
to the east of the site and within the
in accordance with the Priority Infrastructure Plan in Part 15.
unformed road reserve south to the site
connecting the pathway to the eastern
boundary and the existing cul‐de‐sac end
of Resort Drive consistent with condition
28 of the Decision Notice.
Recreational opportunities
O24 Key recreation focal points, including Noosa National Park, Noosa 024 Complies. The proposed changes to
the maintenance shed site will not have
River foreshore and mouth, Noosa Main Beach and Lion’s Park are No solution provided
maintained without significant changes to their landscape character, any adverse impacts on the adjoining
National Park.
including as a result of increased infrastructure.
Noosa River
O25 Commercial development on and adjacent to the Noosa River is N/A 025 ‐027 Not applicable.
designed to – S25.1 No solution provided
a) provide for uses for marine facility purposes only;
b) be compatible with the scenic values of the waterway;
c) provide a high level of amenity, including ensuring low
ambient noise levels;
d) not increase the overall scale and intensity of commercial
operations;
e) ensure no additional commercial leases on the Noosa River;
f) ensure no net increase in the gross floor area of buildings or
structures;
g) use materials, natural finishes and colours that blend with
the surrounding natural landscape; and
h) reflect the character and setting of the locality (such as timber
and tin construction with a traditional pitched roof design).
O26 Commercial development does not extend beyond existing
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NOOSA HEADS LOCALITY CODE
Specific Outcomes Probable Solutions Complies Applicant’s comments
commercial lease areas59. S26.1 Development does not increase the overall footprint of
commercial jetties and structures.
O27 The loading and unloading of passengers is confined to the
commercial lease areas of the respective commercial operation. S27.1 No probable solution
Noosa Heads Locality Code – Division 17 – Specific Outcomes and Probable Solutions for the Semi‐ Attached Housing Zone
Table 9.13
SEMI‐ATTACHED HOUSING ZONE
Specific Outcomes Probable Solutions Complies Comments
Table 9.14 Consistent Uses
O35 The following defined uses and use classes are consistent uses and are No solution provided O35 Complies. The proposed changes
are to an existing development approval
located in the Semi‐Attached Housing Zone—
a) Commercial business Type 1 if an estate sales office; which has been enacted upon for
Multiple housing Type 4 which was an
b) Home‐based business Type1;
impact assessable application as it was
c) Home‐based business Type 2 where operated from a Detached
not within the Precinct E1 of Noosa
House;
Springs or Visitor accommodation within
d) Detached house; Precinct F of Noosa Springs.
e) Community residence;
f) Multiple housing Types 2 or 3;
g) 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
h) Visitor accommodation Type 4 if located on Lot 2 on SP110327 at Noosa
Drive; and
i) Visitor Accommodation Type 4 if a resort hotel within Precinct F of
Noosa Springs
9.15 Inconsistent uses
O36 The following defined uses and use classes are inconsistent uses and No solution provided O36 Complies. The original development
application over Precinct E2 require
are not located in the Semi‐Attached Housing Zone—
a) All Agricultural Uses; impact assessment and required public
notification. The proposed changes in
b) Commercial business unless Type 1 and an
context with the existing approval are
estate sales office;
minor.
c) Entertainment and dining business;
a) Home‐based business Type 2 other than where operated from a
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SEMI‐ATTACHED HOUSING ZONE
Specific Outcomes Probable Solutions Complies Comments
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
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 Types 1, 2 or 3; and
m) 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.
9.16 Effects of use
Visitor accommodation
O37 Lot 2 on SP110327 at Noosa Drive is developed and maintained for visitor N/A 037 Not applicable.
accommodation. No solution provided.
9.17 Built form
Streetscape & character
O38 Buildings and other structures— S38.1 The main entrance of the building faces and is S38.1 – S38.3 Complies. The proposed
ancillary buildings are subordinate to the
a) contribute positively to the streetscape character by addressing the street recognisable from the street; AND
and adding visual interest through stepping the front façade; main integrated development and
S38.2 Buildings and other structures are designed to—
b) have a bulk and architectural scale that does not dominate the streetscape comprises additional parking,
a) have a maximum wall length of 15m and each external maintenance vehicle parking, car wash
or detract from the visual amenity of adjoining properties;
wall plane incorporates at least one design element to and a Managers Residence. The buildings
c) present as a small building of a domestic scale within a landscaped
add visual interest and amenity (such as windows, have been designed to be compatible
setting; and
pergolas, sun shading devices, balconies or a change of with the other buildings within the
d) present well articulated façades where garages or carports are not the
building material see Figure 9.1 and Figure 9.2); integrated development. Buildings have
dominant visual element when viewed from the street;
b) vary and break up the roof form through gables or appropriate articulation or retained cut
Figure 9.1—Use of design features to break up building bulk different pitches to add visual interest and define the which ensure wall length does not
individual dwelling units (see Figure exceed 15m without articulation. Please
9.1 and Figure 9.2); refer to Architectural Plans within
c) provide individual segmented balconies for each Appendix A.
dwelling unit to reduce dominant horizontal banding
and to provide private open space for each tenancy
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SEMI‐ATTACHED HOUSING ZONE
Specific Outcomes Probable Solutions Complies Comments
(see Figure 9.1 and Figure 9.2);
d) break up building façades by incorporating different
but complimentary colours, textures and building
materials; and
e) visually break up the bulk of the building by
integrating tall plant species in front of and to the
side of buildings;
AND
Figure 9.2—Adding visual interest to facades
S38.3 For corner sites the building design addresses both
street frontages by—
a) including doors and windows on each face of the
building that fronts a road; and
b) incorporating an access point from each street, one for
each of the dwelling units.
THE BUILDING ABOVE IS INCONSISTENT WITH THE OUTCOMES AS THERE IS NO
ARTICULATION OR VISUAL INTEREST. THE FOLLOWING BUILDING IS CONSISTENT
AS IT IS WELL ARTICULATED, CREATES DIFFERENT SHADOW LINES AND IS
VISUALLY INTERESTING
Garages and carports
O39 Garages, carport structures and vehicle manoeuvring areas are S39.1 Garages and carports have a front boundary setback of S39.1‐39.6 Complies. The proposed
parking and carport structures is suitably
designed and sited to— at least 6m provided that garages may be setback 5.5m from
a) provide for resident and visitor parking; the front boundary where garage doors are staggered 1m sited with appropriate landscape
b) visually integrate with the building and to not dominate the street from each other in relation to the frontage treatment. The centre aisle is to the
front; Australian Standard for Parking and has
AND
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SEMI‐ATTACHED HOUSING ZONE
Specific Outcomes Probable Solutions Complies Comments
c) allow opportunity for landscaping to screen vehicle parking and S39.2 Garages present a minimum width to the streetscape sufficient for parking of additional
manoeuvring areas; (the total width of garage doors is no more than 6m or 50% of vehicles by particular residents that are
d) minimise the number of driveway accesses; and the frontage width, whichever is the lesser, where the not regularly used on a daily basis.
e) allow safe and efficient access to and egress from the premises. structure faces the street)
AND
S39.3 Where multiple double garages are included garages
are stepped back a minimum of 600mm from each other, in
relation to the frontage or are separated by at least 2m;
OR
S39.4 Garages that are visible from, but do not face the street,
include windows or other articulation and have a 6m vegetated
buffer between the structure and the road frontage. AND
S39.5 Where located on the major road network or a
collector street, vehicles are able to enter and exit the site
in a forward gear through a 3‐point turn maximum; AND
S39.6 The development provides for shared driveways to
minimise the 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
O40 Front fences and walls are designed and sited to— S40.1 Front fences or walls are setback an average of 1 metre S40.1 – S40.3 Complies. Appropriate
fencing treatments have been
a) contribute to the attractiveness of the street; and are articulated to provide visual interest by stepping the
undertaken as part of the integrated
b) be compatible with the existing streetscape character; design at maximum 5m intervals.
development.
c) relate to the architectural period of the building; AND
d) avoid interference with the movement of surface stormwater; S40.2 The area of land between the fence and the front
e) allow for casual surveillance from the street or where premises adjoin property boundary shall be densely landscaped to screen
part of the major road network, mitigate traffic noise; any fencing from the street.
f) provide for planting in front of high solid fences and walls; and AND
g) ensure planting between the front fence and the footpath does
S40.3 Any fencing on the boundary which is not screened by
not create an impediment for pedestrians using the footpath.
vegetation is either less than 1.2m high or of an open
construction.
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Residential Use Code – Table 14‐24 For All Residential Uses
RESIDENTIAL USE CODE
Specific Outcome Probable solutions (if code assessment) Complies Comments
14.46 Effects of use
Electricity supply infrastructure
O1 The development does not adversely impact on existing or future S1.1 No solution provided N/A 01, S2.1‐2.3 Not applicable. The
electricity supply infrastructure; S2.1 Development for uses adjacent to or within 50m of an existing development is not situated near high
AND electricity substation incorporates noise attenuation measures to mitigate voltage powerlines or overhead electricity.
O2 All uses and works maintain an adequate safe distance from electrical noise impacts;
infrastructure including substations, overhead powerlines, power poles AND
and transformers. S2.2 Buildings and structures (including swimming pools, sheds, tennis courts
or outbuildings) are not constructed under overhead electricity transmission
lines, or within electricity easements;
AND
S2.3 A minimum separation distance is maintained from the electricity
transmission line to the closest boundary of habitable buildings and child
activity areas, as follows—
a) 20m for transmission lines up to 132kV;
b) 30m for transmission lines between 133kV and 275kV; and
c) 40m for transmission lines greater than 275kV.
Water supply and conservation
O3 On‐site water storage is designed and operated to support the S3.1 & S4.1 For a Class 1 building18 other than a Detached house, outside a N/A S3.1‐4.1 Not applicable. The development
efficient use of water; reticulated water service area, a rainwater tank is to be installed with the is connected to reticulated water supply.
following minimum storage capacities—
AND a) Where no more than 3 bedrooms – 45,000 litres; or
O4 On‐site water storage is adequate for occupants every day use and b) Where more than 3 bedrooms – 60,000 litres;
fire fighting purposes.
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.
Editor’s note: The 5,000 litres required can be included within the water
required in S3.1 or S4.1 providing it is accessible for the purpose of fire
fighting at all times and not used for other domestic purposes.
Mixed Use Developments
O45 Where the multiple dwelling units form part of a mixed use
development, the development provides residents with reasonable
S45.1 Entry areas for the residents of, and visitors to, dwellings units are
provided separately from entrances for other building users and provide for
S45.1 – S45.3 Complies. The minor change
is for a minor ancillary aspect and will
privacy and security. safe entry from streets, car parking areas and servicing areas. provide reasonable privacy and security.
JFP Ref: M2652/E2 Page 26
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RESIDENTIAL USE CODE
Specific Outcome Probable solutions (if code assessment) Complies Comments
S45.2 Clearly marked, safe and secure parking areas are provided for
residents and visitors which are separate from parking areas provided for
other building users.
S45.3 Security measures are installed such that building users do not have
access to areas that are intended for the exclusive use of residents of, and
visitors to, residential accommodation.
Erosion and sediment control
O5 Development does not cause erosion or result in transport of
sediments off‐site.
No solution provided.
Editor’s note:
O5 Complies. Suitable erosion and
sediment control will be implemented as
Persons undertaking development, including building work, are required part of the construction phase.
under the Environmental Protection (Water) Policy 1997 (EPP) to ensure that
sediment and other 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
O6 For Multiple Housing Types 2, 3 and 4, buildings and outdoor spaces
are designed to protect the personal security and safety of residents by
S6.1 The building entrance is clearly identifiable and visible from the street,
footpath and driveway;
S6.1 – S6.3 Complies. The minor change is
for a minor ancillary aspect and will
allowing for natural surveillance. AND provide personal security and safety of
S6.2 The internal path network has clear sightlines to the dwelling entry and residents by allowing for natural
street access points; surveillance.
AND
S6.3 Visitors have direct access to the entrance without passing through
private outdoor living areas.
Emergency access
O7 For Multiple housing Type 3, 4 & 5, site design and layout ensures No solution provided 07 Complies. The development has
efficient access and egress for emergency vehicles. efficient access and egress for emergency
vehicles.
Basement drainage
O8 Buildings and access works are designed and sited to protect persons S8.1 Enclosed car parking and manoeuvring areas are constructed at a level
and property in the event of a flood and power failure. that permits the parking area to drain from the site by gravity means,
S8.1 Complies. Enclosed car parking will
be constructed to ensure appropriate
without the need for mechanical pumping. drainage without the need for mechanical
pumping.
JFP Ref: M2652/E2 Page 27
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RESIDENTIAL USE CODE
Specific Outcome Probable solutions (if code assessment) Complies Comments
Separation of incompatible uses
O9 Development is designed to minimise noise carrying between S9.1 Bedroom windows are at least 3m away from shared driveways or N/A S9.1 No applicable. The additions are for
dwelling units or accommodation units by locating noise sensitive spaces carparking areas of adjacent dwelling units or accommodation units. vehicle parking which will be utilised by
such as bedrooms away from noise generating areas of the particular residents on an irregular basis.
development, such as carparking areas or mechanic plant and equipment The proposed area is compatible given
or recreational facilities. that the Manager’s Unit will be required
to be conveniently located for the
management of parking and maintenance
vehicle access.
Mechanical plant & equipment
O10 Mechanical plant and equipment associated with Residential Uses
S10.1 Mechanical plant and equipment, including pool and spa pumps, pool
heaters, air‐conditioning units and refrigeration units are—
S10.1 Complies. Any mechanical plant and
equipment will be appropriately located
are designed and located so as not have an adverse impact on the visual a) where located at ground level, screened by fencing 1.5m in height or to ensure no adverse impact on visual
amenity of the site or surrounding areas. dense vegetation of at least 1.5m in width incorporating grouped trees and amenity.
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 recreational uses
O11 Ancillary recreation uses, such as outdoor tennis courts and half S11.1 If the use involves ancillary use of outdoor courts including tennis N/A S11.1‐ S12.1 Not applicable.
netball courts, do not have an adverse effect on the amenity enjoyed by courts, half courts and netball courts—the use complies with the
users of adjacent or nearby premises nor do they cause unreasonable requirements in Section 2 of PSP8 Tennis and Other Courts;
disturbance to local fauna through light emissions by ensuring that all AND
lighting devices are limited to those designed and installed to: S11.2 Any lit tennis court or sports court is located at least 60m from the
a) minimise light spillage on neighbouring premises; external wall of an existing or approved residential dwelling on an adjacent
b) preserve an acceptable degree of lighting amenity at the neighbouring or nearby lot (as measured from the centre line of the court);
premises; AND
c) provide covers or shading around lights; S11.3 The vertical illumination resulting from direct, reflected or other
d) direct lights downwards; incidental light emanating from the site does not exceed 8 lux when
e) position lights away from possibly affected areas; and measured at any point 1.5m outside the boundary and at any level from
f) enable brightness of lights to be adjusted to low levels. ground level upward;
AND
O12 Noise originating from the use of the tennis court does not have a S11.4 Any flood lighting is restricted to the types that give no upward
detrimental effect on the amenity of the area or cause nuisance to component of light where mounted horizontally (i.e. a full cut off luminaire).
neighbouring residents.
JFP Ref: M2652/E2 Page 28
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RESIDENTIAL USE CODE
Specific Outcome Probable solutions (if code assessment) Complies Comments
S12.1 The court is not used between the hours of 10:00pm and 6:30am the
following day.
Privacy
O13 For Multiple Housing Types 2, 3 and 4, building and structures are
designed and sited to ensure the visual privacy of residents of the
S13.1 Transparent doors and windows are designed and located so they do
not directly face transparent doors or windows or the private open space
S13.1 Complies. The design of the
Managers Residence does not directly
development and neighbouring properties is protected. areas of other dwelling units within 10 metres; face transparent doors and windows of
Figure 14‐3 Privacy Measures AND private open space areas of other units
S13.2 Planter boxes, louvre screens, pergolas, landscaping and architectural within 10 metres.
design of balconies are used to screen the ground floor private open space
of dwelling units or accommodation units from upper level units (refer to N/A S13.2 Not applicable.
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
O14 For Multiple housing, buildings and structures are designed and S14.1 Development does not reduce sunlight to at least 50% of the private
sited so as not to unreasonably diminish the existing sunlight to adjoining open space areas of any adjoining residences to less to than 2 hours
S14.1 – S14.2 & O15 Complies. The
parking garages and Managers Residence
residences and associated private open space areas; between 9am and 3pm on any day of the year; does not reduce sunlight to private open
AND OR space area or adjoining buildings to any
O15 Multiple is designed and sited to minimise the extent of shadows adjoining residences.
cast on solar photovoltaic cells on roofs of adjoining buildings.
JFP Ref: M2652/E2 Page 29
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RESIDENTIAL USE CODE
Specific Outcome Probable solutions (if code assessment) Complies Comments
S14.2 Where overshadowing by existing 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)
S15.1 No solution provided
Figure 14‐4—Preventing overshadowing
JFP Ref: M2652/E2 Page 30
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RESIDENTIAL USE CODE
Specific Outcome Probable solutions (if code assessment) Complies Comments
Sloping sites
O16 On sloping sites, buildings and structures are designed to maximise S16.1 Buildings and structures on sloping sites— N/A S16.1 Not applicable. The parking garages
the use of the natural topography and minimise the need for cut and fill. a) Have a maximum distance of 3m between the ground and the lowest part and Managers Residence footprint does
of the floor of the building or the building incorporates undercroft skirting or not incorporate an undercroft.
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.
18Class 1 Buildings are defined under the Building Code of Australia
Table 14‐26 — For Multiple housing Type 4 – Conventional
RESIDENTIAL USE CODE
Specific Outcome Acceptable solutions (if accepted development subject to Complies Comments
requirements)
Probable solutions (if code assessment)
Parking & access for visitors & service providers
O39 Parking and vehicular access is conveniently, safely and efficiently
provided for visitors and service providers;
S39.1 No solution provided
S40.1 Visitor carparking spaces are not located behind locked gates.
O39 Complies. Parking and vehicular
access is conveniently, safely and
AND S41.1 Visitor carparking spaces are not located in tandem with a garage or efficiently provided for visitors and service
O40 Visitor carparking spaces are accessible at all times; other carparking space. providers.
S40.1‐41.1 Complies. Visitor carparking
AND spaces are not located behind locked
O41 Visitor carparking spaces do not hinder the access or movement of gates and are not located in tandem
any vehicle on‐site within a garage or other carparking space.
Waste facilities
O42 Waste storage areas, letter boxes and external storage areas are S42.1 No solution provided O42 Complies. Refuse area are adequately
sited and designed for attractive visual appearance and function, and screened and landscaped.
complement the architecture and environs;
AND
JFP Ref: M2652/E2 Page 31
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RESIDENTIAL USE CODE
Specific Outcome Acceptable solutions (if accepted development subject to Complies Comments
requirements)
Probable solutions (if code assessment)
O43 High volume pedestrian areas within developments are sealed to S43.1 Hard surface is provided to driveways, walkways, entries, outdoor S43.1 Complies. Appropriate hardstand
provide safe access and avoid damage to landscaped open space area; patios, and in the vicinity of waste storage areas, letter boxes and clothes areas will be provided.
AND lines;
AND S44.1 Complies. The additional parking
S44.1 A weatherproof storage area of at least 12.6m³ (having a height of at garages will provide residences with
O44 Adequate enclosed storage areas are provided on‐site to meet the least 2.1m and an area of 6m²) is provided within or attached to each additional storage, if necessary. These
likely needs of the residents. dwelling unit. This storage space will not contribute to GFA providing it can areas are not considered to contribute to
be directly accessed from outside the building and does not exceed an area GFA as the areas are for parking of
of 7m² vehicles and additional storage for
residences.
Mixed Use Developments
O45 Where the multiple dwelling units form part of a mixed use
development, the development provides residents with reasonable
S45.1 Entry areas for the residents of, and visitors to, dwellings units are
provided separately from entrances for other building users and provide for
S45.1 – S45.3 Complies. The minor change
is for a minor ancillary aspect and will
privacy and security. safe entry from streets, car parking areas and servicing areas. provide reasonable privacy and security.
S45.2 Clearly marked, safe and secure parking areas are provided for
residents and visitors which are separate from parking areas provided for
other building users.
S45.3 Security measures are installed such that building users do not have
access to areas that are intended for the exclusive use of residents of, and
visitors to, residential accommodation.
NOOSA PLAN 2020
Tourist Accommodation Zone Code – Table 6.3.4.3 Criteria for assessment
Role and function Table 6.3.4.3 – Criteria for assessment (part)
TOURIST ACCOMMODATION ZONE CODE
Performance Outcomes Acceptable Outcomes Complies Comments
Role and function
PO1 N/A AO1 Not applicable. The proposed
Development provides a focus for visitor accommodation and a range No acceptable outcome provided. development is consistent with the intent
of ancillary retail, food and beverage and entertainment uses that of the existing development approval for
contribute to the tourism focus of Noosa Shire. Precinct E2. We note that Precinct F
JFP Ref: M2652/E2 Page 32
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TOURIST ACCOMMODATION ZONE CODE
Performance Outcomes Acceptable Outcomes Complies Comments
approval contributes to a range of
ancillary retail, food and beverage and
entertainment uses that contribute to the
tourism focus of Noosa Shire.
PO2 AO2 N/A AO2 Not applicable. The proposed
Development provides for a range of visitor accommodation activities Development provides for one or more of the following activities which may development is consistent with the intent
and non‐residential uses accommodated in mixed‐use buildings, where be in conjunction with non‐residential uses in a mixed‐use building format: of the existing development approval for
such activities are compatible with and ancillary to the predominant Precinct E2. We note that Precinct F
functions of the zone as visitor accommodation. (a) resort accommodation; approval intent is for a letting pool for
(b) short‐term accommodation. short‐term accommodation options.
PO3 AO3.1 N/A AO3.1 – 3.2 Not applicable.
Business uses are secondary to accommodation uses and support Businesses offer food and drink outlets, small scale retail and entertainment
recreational activities and surrounding accommodation facilities without activities to residents and visitors.
compromising or competing with Major Centres or District Centres.
AO3.2
Banks, professional offices, supermarkets, discount department stores,
showrooms, hardware stores and health care services do not establish in the
Tourist accommodation zone.
PO4 N/A PO4 Not applicable.
Development fronting Hastings Street, Duke Street and parts of Gympie No acceptable outcome provided
Tce, reinforces the role of Noosa Shire as a major coastal tourism
destination and visitor accommodation area, providing a range of small‐
scale boutique retail and outdoor dining experiences with
accommodation above, and strong visual and pedestrian linkages with
the beach and Noosa River foreshore area and nearby community uses.
Noosaville N/A AO5 Not applicable.
PO5 AO5
Development is predominantly of a residential nature to Non‐residential uses are limited to Gympie Terrace, Weyba Road and
accommodate visitors with ancillary uses limited to Gympie Terrace, Thomas Street, where:
Thomas Street and Weyba Road.
(a) Development has a non‐residential activity component of no more
than 20% of the gross floor area on the site;
(b) Uses on the ground floor are commercial with uses above the
ground floor predominately residential; and
(c) For sites not designated as having a primary active
street frontage as shown on Figure 7.2.4.4 (Noosaville Framework
and Character Plan), the number of non‐residential tenancies
developed on a site does not exceed the rate of one per 12
JFP Ref: M2652/E2 Page 33
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TOURIST ACCOMMODATION ZONE CODE
Performance Outcomes Acceptable Outcomes Complies Comments
accommodation units or dwellings, provided that non‐residential
uses with a use area over 100m² are calculated as one tenancy per
100m² or part thereof.
Hastings Street Mixed Use Precinct AO6.1 N/A AO6.1 – AO6.2 Not applicable.
PO6 The number of non‐residential tenancies developed on a site provides a ratio
For Hastings Street Mixed Use Precinct uses above the ground floor are of at least 20 accommodation units or dwellings to one non residential
predominantly of a residential nature to accommodate visitors. tenancy, provided that non‐residential uses with a use area over 100m² are
calculated as two tenancies.
AO6.2
New non‐residential uses are limited to the ground floor. Refer to Figure
6.3.4.4 showing the mixed‐use character outcomes for the Hastings Street
Mixed Use Precinct.
PO7 N/A PO7 Not applicable.
The following sites are protected for the purpose of a resort No acceptable outcome provided
complex or short‐term accommodation to the general exclusion of
permanent residents:
(a) located within the Hastings Street Mixed Use Precinct;
(b) on Lot 1 SP286680, 215 David Low Way, Peregian
Beach;
(c) all lots on SP151409 and SP190823, 3‐5 Morwong
Drive, Noosa Heads, (Viridian Noosa Resort);
(d) on Lots 10 or 11 SP195871, 3–7 Serenity Close, Noosa
Heads (Settlers Cove resort site);
(e) on Lot 203 SP267424, 94 Noosa Drive, Noosa Heads
(RACV Resort );
(f) on Lots 201, 8000 and common property on SP290680,
75 Resort Drive, Noosa Heads (Parkridge Noosa);
(g) on GTP102758, 73 Hilton Terrace, Noosaville (Ivory
Palms Resort);
(h) on SP115731, 3 Hilton Terrace, Tewantin (Noosa Lakes
Resort);
(i) on Lot 2 RP135678, 1 Beach Road, Noosa North Shore;
(j) on Lot 2 SP186169, 30 Beach Rd, Noosa North Shore;
(k) at Lot 500 SP215779, Lot 500 SP186174 or is not any of
the Beach Road Holiday Homes, 90 Beach Road, Noosa
North Shore;
(l) Lot 2 on RP865533, 2 Halse Lane, Noosa Heads (Halse
Lodge).
JFP Ref: M2652/E2 Page 34
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TOURIST ACCOMMODATION ZONE CODE
Performance Outcomes Acceptable Outcomes Complies Comments
(m) Lot 4 on SP178340 at 61 Noosa Springs Drive, Noosa
Heads.
PO8 N/A PO8 Not applicable.
Lot 1 SP286680, 215 David Low Way, Peregian Beach provides for a No acceptable outcome provided
diversity of short‐term accommodation types, including low‐cost visitor
accommodation, to cater for a range of visitor accommodation
experiences.
Built form
Building Height
PO9
AO9.1
Buildings and other structures have a building height of no more than:
AO9.1 Complies. The height does not
exceed the maximum height limit in
Buildings and other structures: Noosa Heads of 12 metres.
(a) Noosa Heads– 12 metres with the exception of:
(a) are low rise and present a building height consistent
with structures on adjoining and surrounding (i) Lots 10 and 11 SP195871, Serenity Close where building
premises; height is no more than 15 metres; and
(b) do not visually dominate the street or surrounding (ii) Lot 3 SP126203, Lot 203 SP267424, and any lot on
areas; SP203415 or SP203417, 94 ‐ 142 Noosa Drive; and Lot 2 on
(c) preserve the amenity of surrounding premises RP865533, 2 Halse Lane where building height is no more
including privacy, views and access to sunlight; than 8 metres; and
(d) respect the scale of any nearby vegetation, retaining (iii) the northern side of Hastings Street:
a vegetated skyline; (A) within 7 metres of the Hastings St alignment
(e) respond to the topography of the site; – building height is no more than 6 metres;
(f) have a maximum building height of: (B) balance area of the site – building height is no
(i) Noosaville– three storeys and appear no more than three storeys from more than 15 metres with a 12 metres
any elevation; or presentation to the beach; and
(ii) Coastal Communities – (iv) the southern side of Hastings Street:
(A) Sunshine Beach– three storeys ; (A) within 10 metres of the Hastings St or Noosa
(B) Peregian Beach‐ two storeys; or Drive alignments – building height of no more
(iii) Noosa Heads—three storeys with the exception of: than 6 metres;
(A) Lots 10 and 11 SP195871, Serenity Close where a maximum (B) balance area of the site – building height of no
height of four storeys is permitted; more than 15 metres; or
(B) Lot 3 SP126203, Lot 203 SP267424, and all lots on (b) Noosaville and Sunshine Beach – building height of no more
SP203415 or SP203417, 94 ‐ 142 Noosa Drive; and Lot 2 on than 12 metres; or
RP865533, 2 Halse Lane where a maximum height of two (c) Noosa North Shore, Peregian Beach, Boreen Point and
storeys is permitted; Tewantin– building height of no more than 8 metres.
(C) the northern side of Hastings Street within 7 metres of the
Hastings St alignment – two storeys; and balance area AO9.2 N/A
Where excavation is required, the maximum portion of the exposed AO9.2 Not applicable.
JFP Ref: M2652/E2 Page 35
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TOURIST ACCOMMODATION ZONE CODE
Performance Outcomes Acceptable Outcomes Complies Comments
of site four storeys excluding where fronting the beach where external façade of the building cannot exceed the building height in AO9.1
buildings have a three storey presentation to the beach; or
(D) The southern side of Hastings Street within 10 metres of Editor's note—refer to figure AP3‐13A
the Hastings St or Noosa Drive alignments – two storeys; and
balance area of the site – four storeys; or Alternative provision to the QDC
(iv) Noosa North Shore, Boreen Point and Tewantin – two storeys.
Building Scale and Bulk
PO10
PO10 Complies. The change to the
maintenance shed site is entirely
Development: No acceptable outcome provided consistent with the building scale and bulk
as the buildings are ancillary and do not
(a) is of a scale compatible with surrounding development and the present an appearance of bulk to adjacent
particular circumstances of the site; and properties or roads or other areas within
(b) does not present an appearance of bulk to adjacent properties, proximity to the site.
roads or other areas in the vicinity of the site.
PO11
The maximum site cover does not exceed:
AO11
For a dwelling house, site cover does not exceed 40% of the site area.
AO11 Complies. The overall site cover is
29% and is significantly less than 40% as
(a) 45% in the Hastings Street mixed use precinct ; or per point (c) of PO11.
(b) 45% where a mixed use development incorporating non‐ Alternative provision to the QDC
residential uses with frontage to:
(i) 185‐207 Gympie Terrace or, 235‐257 Gympie Terrace,
Noosaville; or
(ii) Thomas St, Noosaville; or
(iii) Duke Street, Sunshine Beach; or
(c) 40% where not listed above.
PO12
The maximum plot ratio does not exceed:
AO12.1
For a dwelling house on Noosa North Shore there is no increase in gross floor
PO12 Complies. The changes do not
impact on the Plot Ratio and are
area beyond buildings in existence on the date of the commencement of the compliant with the maximum allowable
(a) In Noosa Heads – planning scheme. plot ration of 0.4:1 in accordance with (a)
(i) 1.12:1 of the site area if in the Hastings Street mixed (iv) of PO12.
use precinct; OR
(ii) 1:1 of the site area if on Lots 10 and 11 SP195871,
Serenity Close; AO12.2
(iii) 0.4:1 of the site area if on SP190823, SP151409, For a dwelling house in any locality other than Noosa North Shore plot
SP174665, Viewland Drive; ratio does not exceed 0.65:1.
(iv) 0.4:1 of the site area if on Lots 6 and 7 on
SP178340 Resort Drive being the Noosa Springs;
(v) 0.4:1 of the site area if on Lot 2 on RP865533, Halse Lane;
JFP Ref: M2652/E2 Page 36
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Performance Outcomes Acceptable Outcomes Complies Comments
(vi) 0.65:1 of the site area if on Lot 3 SP126203, Lot 203
SP267424, SP203417, 94 Noosa Drive; or
(vii) 0.65:1 of the site area where not listed above.
(b) In Tewantin and Boreen Point – 0.65:1 of the site area.
(c) In Coastal Communities – 0.65:1 of the site area excluding
Duke Street, Sunshine Beach where it is 0.8:1 of the site area.
(d) In Noosaville:
(i) where a mixed use buildings incorporating non‐
residential uses, 0.8:1 of the site area for properties from
185‐207 Gympie Terrace, and 235‐257 Gympie Tce, or
with frontage to Thomas Street Noosaville; or
(ii) 0.65:1 of the site are where not listed above.
(e) On Noosa North Shore the gross floor area does not exceed‐
(i) for 30 Beach Road, described as Lot 2 SP186169 ‐
2770m2;
(ii) for 90 Beach Road, described as Lot 500 SP215779 ‐
3786m2;
(iii) otherwise ‐ no increase to gross floor area beyond
buildings in existence on the date of the commencement of
the planning scheme.
Setbacks
PO13 AO13.1
AO13.1 Complies. The maintenance shed
site is consistent with the applicable
Buildings and other structures are designed and sited to: Except where otherwise specified in a local plan code, buildings and minimum setback requirements for the
structures meet the following minimum boundary setbacks: Noosa Heads Local Plan Area, including:
(a) provide a high level of amenity to users of the 6 metres from the front boundary
subject site and adjoining premises, including provision of In the Coastal Communities Local Plan Area ‐ West of David Low Way, for up to two storeys – not
visual and acoustic privacy; Peregian Beach: applicable.
(b) not unreasonably obstruct views or cause overlooking From side boundaries:
of private open space or habitable areas of adjoining (a) 2 metres from the front boundary for the ground floor; o 1.5 metres setback up
premises; (b) 6 metres from the front boundary for the second storey; to 4.5 metres height –
(c) provide adequate distance from adjoining land uses; (c) 9 metres from the front boundary for the third storey; complies
(d) preserve existing vegetation that will help buffer (d) 3 metres from side boundaries; Rear boundary – 6 metres for up
development; (e) 6 metres from the rear boundary for buildings up to two storeys; to 2 storeys – not applicable.
(e) allow for space and landscaping to be provided between and
buildings including adequate area at ground level for (f) 10 metres from the rear boundary for the third storey.
landscaping with trees, shrubs, outdoor living and
utilities; In the Coastal Communities Local Plan Area ‐ Duke Street, Sunshine Beach:
(f) be consistent with the predominant character of the
surrounding area, maintaining the visual continuity and (a) 0 metres from the front boundary for the ground floor;
JFP Ref: M2652/E2 Page 37
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TOURIST ACCOMMODATION ZONE CODE
Performance Outcomes Acceptable Outcomes Complies Comments
pattern of buildings and landscape elements within the (b) 2m from the front boundary for the second storey or 0m where
street; and there is an open balcony along the entire frontage at least 2.5m
(g) protect the natural character and avoid adverse impacts wide;
on ecologically important areas such as the beach, Noosa (c) 6 metres from the front boundary for the third storey;
River, national parks and other parklands. (d) 0 metres from side boundaries for ground and second storey and
1m for third storey;
(e) 6 metres from the rear boundary for buildings up to two storeys;
and
(f) 10 metres from the rear boundary for the third storey.
In the Noosa Heads Local Plan Area (excluding the Hastings Street Mixed Use
Precinct):
(a) 6 metres from the front boundary for up to two storeys;
(b) 10 metres from the front boundary for the third and
fourth storey;
(c) From side boundaries:
(i) 1.5 metres setback up to 4.5 metres height;
(ii) 2 metres setback between 4.5 metres ‐ 7.5 metres height;
and
(iii) 2 metres plus 500 millimetres for every 3 metres or part
thereof above 7.5 metres height;
(d) 6 metres from the rear boundary for up to two storeys; and
(e) 8 metres from the rear boundary for the third and
fourth storey.
Hastings Street Mixed use precinct:
The northern side of Hastings Street:
(a) 2 metres, average of 4 metres from the front boundary to Hastings
Street for the ground floor and second storey;
(b) 7 metres from the front boundary to Hastings Street above the
second storey; and
(c) 10 metres from the front boundary to The Parade (beach).
The southern side of Hastings Street, west of Noosa Drive:
(a) 2 metres, average of 4 metres from the front boundary to Hastings
Street for the ground floor and second storey;
JFP Ref: M2652/E2 Page 38
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TOURIST ACCOMMODATION ZONE CODE
Performance Outcomes Acceptable Outcomes Complies Comments
(b) 10 metres from the front boundary to Hastings Street above the
second storey; and
(c) 7 metres from front boundary to Noosa Drive and Noosa Parade.
The southern side of Hastings Street, east of Noosa Drive:
(a) 2 metres, average 4 metres from the front boundary to Hastings
Street and Noosa Drive for the ground floor and second storey;
(b) 10 metres from the front boundary to Hastings Street and Noosa
Drive above the second storey; and
(c) 6 metres from the front boundary to Morwong Drive.
In the Boreen Point, Tewantin and Noosaville Locality:
(a) 6 metres from the front boundary for up to two storeys and if a
mixed use building this setback area may contain ramps and stairs;
(b) 10 metres from the front boundary for the third storey;
(c) From side boundaries:
(a) 1.5 metres setback up to 4.5 metres height;
(b) 2 metres setback between 4.5 metres ‐
7.5 metres height; and
(c) 2 metres plus 500 milimetres for every 3 metres or part
thereof above 7.5 metres height;
(d) 6 metres from the rear boundary for up to two storeys; and
(e) 8 metres from the rear boundary for the third storey.
Properties fronting 185‐207 Gympie Terrace, 235‐257 Gympie Tce or
properties facing Thomas Street where a mixed use building incorporating a
non‐residential use:
(a) 6 metres from the front boundary for up to two storeys
provided that this setback area may contain ramps, stairs,
open awnings and unenclosed outdoor dining areas;
(b) 8 metres from the front boundary for the third storey;
(c) 6 metres from the rear boundary for up to two storeys;
(d) 8 metres from the rear boundary for the third storey; and
(e) From a side boundary where adjoining a mixed use building:
(i) 0 metres up to 7.5 metres height; and
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(ii) 2 metres plus 500 milimetres for every 3 metres or
part thereof above 7.5 metres height.
(f) From a side boundary where not adjoining a mixed
use building:
(i) 1.5 metres setback up to 4.5 metres height;
(ii) 2 metres setback between 4.5 metres ‐ 7.5 metres
height; and
(iii) 2 metres plus 500 milimetres for every 3 metres or
part thereof above 7.5 metres height.
On Noosa North Shore:
The northern side of Beach Road, east of Maximillian Road: ‐
(a) Frontage – 10 metres
(b) Other boundaries – 20 metres
The southern side of Beach Road, east of Maximillian Road: ‐
(a) Frontage – 20 metres;
(b) Other boundaries – 20 metres
AO13.2
Within urban boundaries all cabins, caravans, recreational vehicles or tent N/A AO13.2 Not applicable.
sites are set back:
(a) 12 metres from the road frontage; and
(b) 5 metres from any other site boundary
Alternative provision to the QDC
Design
Streetscape
PO14 AO14.1 AO14.1 Complies. Building design
Development: Building design incorporates design elements to add visual interest and incorporates appropriate design elements
amenity (such as windows, sun shading devices, balconies, varying railing to add visual interest and amenity. Please
(a) incorporates a high standard of architectural and landscaping treatments or a change of building material). refer to Architectural Plans within
design and creates attractive and functional buildings, streets Appendix A.
and places. Editor's note— refer to figure 6.3.2.4 and figure 6.3.2.5
(b) addresses and enhances the streetscape by incorporating
articulation and individual design elements that add visual AO14.2 AO14.2 Complies. The existing integrated
interest to the development; Development on site has the main pedestrian entrance easily recognisable development provides for appropriate
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(c) provides non‐discriminatory access where floor levels are from the street. pedestrian entrance easily recognised
raised to meet flood immunity; from the street.
(d) enables direct visual connection between the street, footpath AO14.3
and interior of the building where located on Hastings Street, Where fronting Gympie Terrace or Thomas Street spaces between
Gympie Terrace or Thomas Street; the building and the road reserve is not used for car parking or vehicular
(e) makes the most of corner sites by addressing both frontages; manoeuvring. N/A AO14.3 – 14.5 Not applicable.
(f) has a form and architectural scale that does not dominate the
streetscape or the surrounding properties; AO14.4
(g) does not detract from the visual amenity of adjoining Where floor levels are raised to accommodate flooding or projected sea level
properties such as the impact on views, access to sunlight or rise the building design must be designed to engage with the footpath by
overlooking; having an external terrace within the front setback area that is set at an
(h) takes the form of small separate buildings, rather than large intermediate level between the footpath and the main ground floor that is
single bulky development; suitable for outdoor trading, dining, seating or display of goods. An example
(i) sits within a landscaped setting; and is shown in Figure 6.3.4.5
(j) visually screens site utilities or integrates them with the design
of the development. AO14.5
Development on corner sites address both streets by including openings,
balconies and architectural features to both frontages. Figure AP3‐7A shows
corner treatment for buildings requiring active street frontages such as
Hastings Street, Thomas Street and Gympie Terrace.
AO14.6 AO14.6 Complies. The building bulk of the
Development consists of small separate buildings rather than large bulky maintenance shed site has split the
buildings with no more than six units attached in one plane. building into 2 smaller buildings to reduce
bulk.
AO14.7
Buildings incorporate both vertical and horizontal articulation such that no
unbroken elevation is longer than 15 metres without a change in plane of at AO14.7 Complies. Buildings ensure no
least 750 millimetres. unbroken elevation is longer than 15
metres, as buildings have been broken by
AO14.8 the existing retaining and articulation.
Subtle changes in colours, textures and materials are used to break up
the building facades and complement the natural environment.
AO14.9 A014.9 Complies. The maintenance shed
On site development incorporates landscaping in front building setback areas site will provide suitable levels of
and footpath areas that is in character with existing or planned streetscape landscaping. Please refer to Architectural
themes. Plans within Appendix A.
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Editor's note—refer to figure AP3‐5A for example of landscape treatments.
AO14.10
Waste storage areas, clothes drying areas, letter boxes, detached carports
and external storage areas are sited and designed to complement the
architecture and landscaping of the site.
AO14.11
For a dwelling house, development provides visual interest to the street and
the surrounding area through:
1. limiting the vertical distance between the ground and the
lowest suspended floor to no more than 3 metres;
2. limiting the length of any external wall in one plane to 15
metres; and
3. ensuring each external wall includes at least two design
elements such as verandahs, external stairs, window
openings, awnings or porches.
PO15 AO15.1 N/A AO15.1 Not applicable.
Development with frontage to Hastings Street Noosa Heads, Gympie Development ensures that the ground storey level of a premise on a site:
Terrace Noosaville or Duke Street Sunshine Beach, presents
a particularly high quality streetscape with design elements (a) provides a fine scale built form;
and building forms that: (b) incorporates shopfronts with at least 50% transparent glazing to
provide pedestrian interest and promote active street fronts;
(a) contribute to the creation of an attractive, contemporary (c) has building openings overlooking the street;
coastal built form that defines rather than dominates, the (d) incorporates indoor/outdoor food and drink outlets and other
street and public spaces; activities that are likely to foster casual, social and business
(b) provide a pedestrian friendly facade and incorporates activities interaction built to the boundary of the active street frontage; and
located at ground level to create a vibrant streetscape with (e) includes the provision of landscaping, shaded seating and
high levels of activity and casual surveillance; and consistent footpath treatment that conforms to the wider existing
(c) incorporates dense street planting and a variety of alfresco or planned streetscape theme.
dining or sitting areas serving as local meeting places
Car parking and access
PO16 AO16.1
AO16.1 Complies. The maintenance shed
site provides appropriate on‐site car
On site car parking: On site car parking is not located between the building and the road reserve; Parking is proposed. Please refer to
Architectural Plans within Appendix A.
(a) does not detract from people dominated streetscape; or
(b) is generally screened from the street to avoid visually
dominating the streetscape; AO16.2
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(c) is accessed via a single ingress and egress point; and Where not located on Hastings Street Noosa Heads, Gympie Terrace
(d) is accessed via a secondary road where possible to minimise Noosaville, or Duke Street Sunshine Beach, uncovered spaces may be located AO16.2 ‐16.3 Not applicable.
N/A
driveways on Gympie Terrace, Hastings Street and Duke in front of the building providing they are separated from the road reserve by
Street. a 2 metre wide landscaped buffer.
AO16.3
No additional vehicle access ways are created:
(a) on the north‐western side of Duke Street, between Douglas Street
and Bryant Street, Sunshine Beach
(b) on Hastings Street, west of Noosa Drive, Noosa Heads;
(c) on Gympie Terrace, between The Cockleshell and Weyba Road,
Noosaville.
Basements N/A AO17 Not applicable.
PO17 AO17
Basements: Basements:
(a) visually integrate with the building;
(b) do not dominate the street or building design; (a) are limited to one access a maximum of 6 metres wide; and
(c) area screened through landscaping; and (b) do not encroach into building setback areas.
(d) do not present as a storey to the street.
Editor's Note— refer to figure 6.9.2
Front fences and walls
PO18 AO18.1
AO18.1 Complies. Appropriate fencing
treatments have been undertaken as part
Front fences and walls are designed and sited to: Front fences or walls are set back an average of 1 metre and are articulated of the integrated development.
to provide visual interest by stepping the design at a maximum of 5
(a) contribute to the attractiveness of the streetscape; metre intervals.
(b) be compatible with the existing streetscape character;
(c) avoid interference with movement of surface stormwater; AO18.2
(d) allow for casual surveillance of the street; Where located on the boundary:
(e) provide planting in front of solid fences and walls; and
(f) ensure plantings between the front fence and the footpath (a) the solid portion of front fences and walls is no more than 1.2
does not create an impediment for pedestrians using the metres high; or
footpath. (b) the walls contain openings or materials that ensure it is 50%
transparent and has a height not exceeding 1.8 metres.
AO18.3
Solid front fences and walls may be 1.8 metres in height if the property
has frontage to an arterial road or a distributor road.
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AO18.4
The area of land between the front fence and the boundary is landscaped to
screen the fence from the street, however, landscaping does not encroach
more than 500 millimetres into the road reserve or within 1.5 metres of a
sealed footpath.
Editor's note—refer to figure AP3‐4A and figure AP3‐4B
PO19 AO19 N/A AO19 Not applicable.
To the northern side of Hastings Street, fences between buildings and Fences between buildings and the beach:
The Parade (Noosa Main Beach) are designed and sited to be
sympathetic to the scenic amenity of the beachfront and do not degrade (a) are no more than 1.5 metres in height;
the beachfront character. (b) are setback 500 millimetres from the property boundary; and
(c) are of glass construction or where a solid construction, are of
colours and finishes that blend with the natural landscape and are
screened by vegetation between the fence and the property
boundary.
Editor's note—refer to Figure AP3‐14A for design outcomes along Noosa
parade (Boardwalk)
Roof form
PO20 AO20.1
AO20.1 Complies. The roof pitch is
considered appropriate, given the
Roof forms: The main roof of the building has a roof pitch no less than 5 degrees and has proposal is ancillary, predominately non‐
minimum 600 millimetre eaves to at least 75% of the perimeter of habitable.
1. contribute positively to the local skyline; the building excluding where located in:
2. complement the character of the locality and the (a) the Coastal Communities local plan area; or
topography of the site; (b) the Noosa Heads local plan area.
3. avoid box profiles/parapets; and
4. do not create opportunities for overlooking the private AO20.2 N/A AO20.2 – 20.3 Not applicable.
open space or internal spaces of neighbourhood Development does not include roof top terraces.
properties.
AO20.3
The total width of any parapet wall does not exceed 50% of the width of the
front façade of a building.
Safety and amenity
PO21 AO21.1
Development ensures that the design of the development and operation Buildings and structures:
AO21.1‐ AO21.6 Complies. The buildings
have been appropriately sited and
of uses; designed to maintain amenity and privacy.
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(a) provide a high level of amenity to users of the subject site; and (a) are sited and orientated to minimise the likelihood of overlooking Please refer to Architectural Plans within
(b) do not unreasonably impact on the amenity enjoyed by users the private open space of adjacent residential uses; Appendix A.
of adjoining or nearby premises, including privacy (b) avoid reduction of sunlight to at least 40% of the private open
and access to sunlight. space areas of any adjoining residences to less than 2 hours
between 9:00am and 3:00pm on any day of the year;
Editor's note—Provisions for sill height, glazing, screening and window (c) incorporate fencing, landscaping and screening to mitigate impacts
openings are to improve the residential amenity for occupants. Thermal on adjoining residential uses.
performance requirements are contained in Queensland Development Editor's note—refer to figure AP3‐1A and figure AP3‐2A
Code MP4.1 Sustainable Buildings. Energy efficiency requirements are
contained in the National Construction Code. AO21.2
Dwellings and visitor accommodation units established as part of a mixed‐
use development incorporate suitable noise attenuation measures to reduce
amenity impacts from business or entertainment uses.
AO21.3
Transparent doors and windows are designed and located so they do not
directly face transparent doors or windows or the private open space areas
of other dwellings or accommodation units within 10 metres;
AO21.4
Where windows, balconies, terraces, verandahs or decks overlook or have
the potential to overlook the private open space of nearby properties or
view into habitable room windows within 10 metres—
windows have a sill height of not less than 1.7 metres above finished floor
level;
windows and other openings are permanently screened to a minimum
height of 1.7 metres to avoid overlooking;
windows and doors use translucent glazing to obscure views; or
windows or balconies are offset by 45 degrees or more.
Editor's note—refer to figure AP3‐1C
AO21.5
Screens, pergolas, landscaping and architectural design of balconies are used
to screen the ground floor private open space of dwellings from separate
upper‐level dwellings.
AO21.6
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Permanently fixed external screening devices complement the building's
external materials and finishes and may incorporate solid translucent
screens, shutters, perforated panels or trellises which have a maximum of
50% openings.
Editor's note—refer to figure AP3‐1B
PO22 AO22.1 N/A AO22.1 – AO22.3 Not applicable.
Development, including mechanical plant, vehicle Communal outdoor recreational facilities including swimming pools, spas
manoeuvring, commercial kitchens, and communal outdoor recreation and sports courts are:
uses:
(a) setback at least 12 metres from the boundary of land in the Low
(a) do not have an adverse effect on the amenity enjoyed by users Density Residential Zone, Meduim Density Residential Zone or High
of adjacent or nearby premises through emission of noise, Density Residential Zone and screened by a 5 metre wide buffer
light, fumes or smoke; densely planted with trees and shrubs including species from 1
(b) do not cause unreasonable disturbance to local fauna through metre to 8 metres in height; or
light or smoke emissions. (b) located internally to the arrangement of buildings on the site; and
(c) not used between the hours of 9:00pm and 6:30am the following
day
AO22.2
For a lit sports court:
(a) the court is located at least 60 metres from the external wall of an
existing or approved dwelling on adjoining or nearby premises (as
measured from the centre line of the court); and
(b) the vertical illumination resulting from direct, reflected or other
incidental light emanating from the site does not exceed 8 lux
when measured at any point 1.5 metres outside the boundary and
at any level from ground level upward; and
(c) any floodlighting is restricted to the types that give no upward
component of light where mounted horizontally (i.e. a full cut
off luminare).
AO22.3
Outdoor or semi‐enclosed common areas used for serving or drinking
alcohol, or designated outdoor smoking areas are:
(a) setback at least 15 metres from the boundary of land in a Low
Density Residential Zone, Medium Density Residential Zone or High
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Density Residential Zone and screened by a 5 metre wide buffer
densely planted with trees and shrubs including species from 1
metre to 8 metres in height; or
(b) located internally to the arrangement of buildings on the site.
AO22.4
Mechanical plant is:
AO22.4 Complies. Any mechanical plant
(a) located at least 2 metres from side or rear property boundaries; will be appropriately screened from view.
(b) where located at ground level, screened by fencing 1.5 metres in
height or dense vegetation of at least 1.5 metres in width
incorporating grouped trees and shrubs with a maximum
separation distance of 1 metre measured from the centre of the
plant;
(c) where located above ground level, enclosed or screened such that
it is not visible from the street frontage nor adjoining properties;
and
(d) visually integrated into the line and plane of the building and roof
design and does not project beyond the height or width of
the building when viewed from the street and adjoining properties.
Editor’s Note— Mechanical plant includes generators, motors, compressors
and pumps such as air‐conditioning or pool equipment.
PO23 AO23.1 AO23.1 Complies. The maintenance shed
On site car parking areas are accessible to residents, customers, and staff Car parking spaces are accessible to residents, customers and staff during site provides for additional garage spaces
during business hours. business hours with security gating only operational for business uses based upon the needs of the current
outside of business hours. integrated development.
AO23.2 AO23.2 Complies. The integrated
Sufficient car parking spaces are allocated to resident guests and guests are development has been provided with
not competing with customers or patrons for parking spaces. suitable allocated spaces for residents and
visitors.
Environment, heritage and scenic amenity
PO24 AO24.1 N/A AO24.1 Not applicable. Site establishment
Development: Cut or fill is less than 1.5 metres in depth relative to the ground level. works have been undertaken in
accordance with existing Operational
(a) does not impact on landscape amenity; AO24.2 Works development approvals.
(b) has minimal impact on the natural landform of the site; Development does not result in sediment or other material
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(c) does not lead to erosion or the transport of sediments off site; including building materials or waste products being deposited or released
and into the road reserve, stormwater drain or adjacent properties.
AO24.2 Complies. Any building works for
the maintenance shed site will ensure
(d) does not lead to the disturbance of natural features, buildings appropriate erosion and sediment control.
or structures of cultural heritage significance. AO24.3 N/A AO24.3 Not applicable. The site is not
Development on a site adjoining a local heritage place respects the cultural identified on Council’s overlay map as
heritage significance of the place by mitigating any adverse impacts on the containing a local heritage place.
setting or integrity of the heritage values.
Editor’s Note—Local heritage places are identified on the Heritage and
Character Areas Overlay maps in Schedule 2.
PO25 AO25.1 N/A AO25.1 ‐25.3 Not applicable.
Development on sloping sites: Buildings and structures are not constructed on land with a slope greater
(a) is visually responsive to the natural topography and sits within than 25% to protect scenic amenity and other landscape qualities.
the landscape rather than dominating it; and
(b) steps down slopes or uses suspended floor construction, AO25.2
minimising cut and fill and avoiding benching of the site. On sloping sites, split‐level buildings, with small floorplates, that step down
the slope are used as an alternative to slab on ground construction to
minimise building bulk and benching of the sites.
Editor's note‐ Refer to Figure 6.9.1A and Figure 6.9.1B
AO25.3
The distance between the ground level and the lowest part of the floor of
the building does not exceed 3 metres.
Earthworks and drainage
PO26 AO26
Filling and excavation for operational works do not directly, indirectly or Filling and excavation for operational works are designed and constructed to
AO26 Complies. The development has
undertaken previous site establishment
cumulatively cause adverse impacts external to the development site by: ensure overland flow and/or flooding is not worsened, impeded, or works. Therefore, the minor changes to
otherwise diverted to adversely affect other properties or downstream the maintenance shed site will not worsen
(a) causing ponding of water on the site or nearby land; environments. overland flow or adversely impact other
(b) increasing flooding, which adversely affects the safety or use of properties or downstream environments.
any land upstream or downstream; or
(c) adversely affecting the flow of water in any overland flow path.
JFP Ref: M2652/E2 Page 48