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Appendix G - Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office, Type 2 Medical, Ancillary Dwelling Unit and Reconfiguration of a Lot (extension of access easement) at 36 and 40 Hofmann Drive Noosaville described as Lots 6 &7 on SP264847 ________________________________Appendix G Appendix G: Noosaville Locality Code
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Appendix G Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office and Type 2 Medical, Ancillary
Dwelling Unit and Reconfiguration of a Lot (extension of access easement) at 36 and 40 Hofmann Drive Noosaville
described as Lots 6 &7 on SP264847
Divisions 17 Specific Outcomes and Probable Solutions for the Noosaville Locality
Table 11.13
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
Effects of use
Amenity
O1 Uses are located, designed and operated No solution provided Complies - building has been designed with
to avoid significant adverse changes to the light, careful consideration given to surrounding
air quality, noise, accessibility or other conditions properties and existing easements that traverse
enjoyed by users of associated, adjoining or the front of the site.
nearby uses.
Major Road Network
No solution provided Not applicable
Visual amenity
No solution provided Not applicable
Neighbourhood identities
04 The separate identities of the various No solution provided The site is located in a locality that features
residential neighbourhoods remain important and industrial buildings. The proposed design in
distinct elements of the residential character of consistent with the urban fabric of the area.
Noosaville.
Lake Entrance Boulevard No solution provided Not applicable
.
Airport No solution provided Not Applicable
Built form
Density
O7 No solution provided Not Applicable
Height
O8 Buildings and other structures— S7.1 Buildings and other structures 10.2m for main roof and 11.3 m for lift overrun
a) are low rise and have a visual bulk and an have a maximum building height of—
architectural scale consistent with structures d) if in the Shire Business Centre Zone 3 storeys
on adjoining or nearby land; – 8m, except in Precinct E1 or E2
b) do not exceed a building height of — where 12m, Precincts E3, E4 and E5 The proposal does not comply with provisions
iii - for the Shire Business Centre Zone– 2 where 10m or in Precinct REC/MU relating to building height in metres and
storeys, except in Precinct E1 and E2 where 3 where 6m; or storeys. With regard to the height of the roof, a
storeys and Precinct REC/MU where 1 storey; portion of the roof slightly exceeds the
c) do not visually dominate the street or stipulated height of 10 metres by 0.2 m. This
surrounding spaces; height is a direct result of the requirements for
d) preserve the amenity of surrounding land; additional slab thickness and internal floor to
e) ensure that development responds to the site ceiling heights to cater for the heavy specialist
topography; and medical equipment. The raking roof form also
f) are well articulated with strong horizontal and contributes to the slight overrun.
vertical design elements to provide an The lift shaft extends to 11.3m and is located in
interesting streetscape and to complement the centre of the site so that it is not visible to
landform changes and landscapes. the surrounding industrial and commercial
areas.
The proposed building height complies with the
Specific Outcome as detailed below:
are low rise and have a visual bulk and an
architectural scale consistent with
structures on adjoining or nearby land; -
Proposed building and proposed height
consistent with the existing character of
the street which includes warehouses and
industrial sheds as well as the Civic
shopping centre. These buildings are of tilt
up slab construction and present as large
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Appendix G Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office and Type 2 Medical, Ancillary
Dwelling Unit and Reconfiguration of a Lot (extension of access easement) at 36 and 40 Hofmann Drive Noosaville
described as Lots 6 &7 on SP264847
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
built forms to the street generally up to 10
metres in height. A two storey 10metre
high warehouse is currently being
constructed on the adjoining site to the
south with the site to the north previously
approved for a Home Improvement Store
and Showrooms. The premises to the rear
includes a 20m high cement storage silo.
The building extends back from the street
front and the area of intrusion will not be
readily visible to the surrounding area.
b) do not exceed a building height of —
iii. Shire Business zone - 2 storeys –
Applicant discussed proposed 3 storey
building with Council staff who indicated
some support. Third storey generally
located within 10 metre height limit and
setback from the front of the site.
a) do not visually dominate the street or
surrounding spaces; - Area of intrusion
relates to lift overrun and pitched roof
form. The areas of intrusion are setback
from the street and will not be highly
visible from the street or surrounding
industrial buildings. Extensive landscaping
provided to front of the site.
d) preserve the amenity of surrounding land; -
Area of intrusion relates to a small portion
of the roof and lift overrun and will not
impact on the surrounding industrial
amenity.
e) ensure that development responds to the
site topography; - Design of building
consistent with flat nature of the site.
f) are well articulated with strong horizontal
and vertical design elements to provide an
interesting streetscape and to complement
landform changes and landscapes –
Building is well designed and respects the
design intent for the area.
Setbacks
O9 Buildings and other structures are S8.1 Buildings and structures comply Proposal complies boundary setbacks.
appropriately designed and sited to— with the setbacks identified in
a) provide amenity for users of the premises as Schedule 1 - Minimum Boundary
well as preserve the visual and acoustic Setbacks. Requirement Scheme Proposal
amenity of adjoining and nearby properties;
b) provide adequate distance from adjoining Frontage 6.0 metres 7.1m to
land uses; up to 2 19.67m
c) allow space for required vehicle parking; storeys
d) preserve any existing vegetation that will
buffer the proposed building; 9.0 metres 9.0 m
e) allow for landscaping to be provided between for 3rd
buildings; storey
f) maintain the visual continuity and pattern of
buildings and landscape elements within the Side and rear nil 0m
street;
g) avoid large areas of continuous wall planes
by varying the building setbacks and using
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Appendix G Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office and Type 2 Medical, Ancillary
Dwelling Unit and Reconfiguration of a Lot (extension of access easement) at 36 and 40 Hofmann Drive Noosaville
described as Lots 6 &7 on SP264847
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
appropriate techniques to provide visual
relief; and
h) help protect the natural character and visual
amenity of the Noosa River system and other
watercourses.
Site cover, gross floor area and plot ratio
10 The site cover, gross floor area and plot ratio of No solution provided Applicants building designer indicates that
buildings and other roofed structures— proposal complies with requirements.
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 additional soft landscaping between
buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes drying
and other site facilities; and
e) facilitates onsite stormwater management and
vehicular access.
O16 For the Shire Business Centre Zone, the The applicant proposes a building with a GFA
maximum plot ratio for development within the of 0.7:1. Pre-lodgement discussions with
following precincts is f) Precinct E4- 0.6; except for Council staff indicated support for a plot ratio of
Industrial business uses; 0.8:1 where building was consistent with
surrounding area. Scale of building similar to
existing industrial development in the area
Flooding and drainage
O17 Buildings and other works are designed and S17.1 For new buildings or structures S17.1 Complies.
sited to— or additions of more than 50m2 gross
a) provide flood free access to premises and flood floor area to an existing building or
free habitable areas; structure, floor levels for habitable
b) allow only minor, short term and infrequent rooms are not less than the specified
flooding of non-habitable areas; minimum floor levels;
c) ensure carparking areas can be adequately AND
drained; S17.2 Where Council infrastructure is S17.2 Applicant will comply with relevant
d) ensure drainage does not adversely impact available— requirements. Refer MPN Consulting report.
upon other premises; and a) any drainage (including buildings
e) ensure filling or excavation does not adversely and yards) flows to that infrastructure;
impact upon other premises by— and
i. causing ponding on the site or nearby land; b) the infrastructure has the capacity
ii. increasing flooding, which adversely affects the to accept any additional loading;
safety or use of any land upstream and AND
downstream; and S17.3 For Residential Uses— S17.3 Not applicable.
iii. adversely affecting the flow of water in any a) where slab on ground construction
overland flow path. is used, filling does not extend more
than 1m beyond the building footprint
and access to car parking areas,
measured from the outer walls of the
building ; or
b) the design consists of a suspended
floor construction;
AND
S17.4 Car parking and maneuvering 17.4 Not applicable
areas are constructed at a level that
permits the parking area to drain from
the site by gravity means, without the
need for mechanical pumping;
AND
S17.5 Basements for residential uses 17.5 Not applicable
have flood immunity above the Q100
where alternative means to
mechanical pumping are used to
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Appendix G Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office and Type 2 Medical, Ancillary
Dwelling Unit and Reconfiguration of a Lot (extension of access easement) at 36 and 40 Hofmann Drive Noosaville
described as Lots 6 &7 on SP264847
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
achieve such immunity; or
S17.6 Basements for non-residential 17.6 Refer MPN Consulting report. The
uses have flood immunity above the basement will not be subject to direct rainfall
Q100 that may be achieved by means runoff as entry covered. Proposed to construct
of mechanical pumping where the a sump and pump for subsurface drainage.
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites & ridgelines Not applicable
O18
O19
Roof form
O20 Rooflines— S20.1 With the exception of buildings S20.1 Complies.
a) contribute positively to the local skyline; within the Industry Zone, the main roof
b) complement the character of the locality; of the building has a roof pitch no less
c) are articulated, pitched or skillion; than 5 degrees and has minimum
d) avoid low pitched (eg. less than 5 degrees) or 600mm eaves to at least 75% of the
box roof profiles/parapets; and perimeter of the building; AND
e) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties. S20.2 Buildings and structures do not S20.2 No roof top terraces provided.
include roof top terraces.
Materials and finishes
O21 Buildings and other structures use materials S21.1 With the exception of buildings Complies - building utilises materials that are
and finishes that complement the Noosaville within the Industry Zone, buildings common in urban fabric of the Noosaville
character and integrate with the surrounding a) use a mix of lightweight and industrial area and Shire Business Centre.
natural and built environment. textured external building materials, Timber details and extensive awnings and
including timber finishes; or balconies provide variation and articulation to
b) use masonry construction where the building.
variation is provided in texture,
detailing and the like;
c) use open or transparent
balustrades; and
d) incorporate open balconies.
Environment, conservation and recreation
Environment and cultural heritage values
O22 Not applicable
O23 Open space network
An integrated open space network is established S23.1 Open space corridors and Not applicable
throughout the locality and— existing native vegetation in areas
a) allows for both passive and active recreational indicated in Schedule 5 – Map 4 are
pursuits; protected from fragmentation and
b) provides safe and convenient connectivity for encroachment by development.
pedestrians and cyclists to neighbourhood
centres, community services and other key
destinations such as public open space, the
Noosa River and Wallace Estate;
c) provides habitat connectivity for wildlife;
d) protects watercourses and drainage lines in
the lowlands; and
e) forms a scenic backdrop for the locality’s
residential neighbourhoods; and
O24 Physical and visual links between public open S24.1 No solution provided Development consistent with character of the
space areas and watercourses are retained. area. Pedestrian footpaths provided to existing
networks.
Pedestrian and bicycle pathways
O25 Safe and convenient pedestrian and bicycle S25.1 Pedestrian and bicycle Complies
pathways are provided and retained between and pathways are provided and retained
around key destinations including— where indicated in Schedule 5 – Map
a) an east-west link between the Tewantin & 2;
Doonan Locality and the Noosa Heads AND
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Appendix G Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office and Type 2 Medical, Ancillary
Dwelling Unit and Reconfiguration of a Lot (extension of access easement) at 36 and 40 Hofmann Drive Noosaville
described as Lots 6 &7 on SP264847
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
Locality along the Noosa River foreshore; S25.2 Contributions toward a Conditions may be imposed if reasonable.
b) a north-south link between the Shire Business Pathways Network are provided in
Centre and Wallace Park to the Noosa River accordance with PSP20.
foreshore
c) recreation areas off Shorehaven Drive and
Seacove Court;
d) scouting facilities at Gympie Terrace and
Gibson Road;
e) the Australian Rules field at Weyba Road; and
f) camping and caravanning facilities at Munna
Point.
Foreshore character
No solution provided. Not applicable
Noosa River
No solution provided Not applicable.
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Appendix G Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office and Type 2 Medical, Ancillary
Dwelling Unit and Reconfiguration of a Lot (extension of access easement) at 36 and 40 Hofmann Drive Noosaville
described as Lots 6 &7 on SP264847
Specific Outcomes and Probable Solutions for the Shire Business Centre Zone
Table. 11.15
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Visual and physical connectivity
O92 Strong visual and physical connectivity is No solution provided. Complies
provided for between adjoining and adjacent—
a) Business Precincts and Open Space
Precincts;
b) Employment Precincts and Open Space
Precincts; and
c) Business Precincts and Employment
Precincts;
Road design
O93 Intersections, both internal and external to S93.1 Access intersections off Walter Not applicable
the Shire Business Centre site, are designed to Hay Drive, as shown on Schedule 4 -
operate without the need for traffic lights; AND Shire Business Centre Map are
O94 An internal loop road is constructed within constructed as roundabouts; AND
the Shire Business Centre site linking individual S94.1 Development has no direct
precincts within the site to provide for efficient access to Eenie Creek Road or Walter
and effective traffic circulation and movement, Hay Drive; S95.1 No solution provided
including public transport access; AND
O95 Development has an internal focus and
addresses the internal loop road and is not
reliant on exposure to the major road network
Car parking
O96 Precinct B3 provides for car-oriented uses No solution provided Not applicable
and as such parking areas that need a degree of
visibility are located in front of buildings, where
appropriate; AND
O97 Within precincts other than Precinct B3, E3, Not applicable – E4
E4 and E5 buildings and landscaping are the
dominant visual features when viewed from
internal roads, with car parking located at the
side or rear of buildings, or preferably in
underground or underbuilding car parks; AND
O98 Car parking areas are located immediately Complies - carparking provided on site in
adjacent to key parking generators, including basement. Appropriate signage will be available
Retail business, Commercial business and detailing entrance to parking area.
Industrial business uses; AND
O99 Vehicular parking facilities servicing Not applicable
Precincts B1, B2, and E1, have primary points of
access located along the loop road, with parking
located at basement level, under a building or
otherwise covered.
Pedestrian and bike links
O100 Pedestrian and bicycle paths are S100.1 Pedestrian and bicycle paths Complies – development will connect with existing
constructed throughout the Shire Business are constructed as shown on Schedule pathways.
Centre site, with appropriate external 4 - Shire Business Centre Map.
connections provided; AND S101.1 No solution provided
O101 Pedestrian and bicycle movements
between key nodes within the Shire Business
Centre site are designated to minimise the need
to cross over roads and where road crossovers
are necessary, central refuges are provided.
Visual amenity and character
O102 Development— S102.1 From land to the south of the Complies – High quality, architecturally designed
a) presents a high level of visual quality when Shire Business Centre site at around building proposed for site. Front of site includes
viewed from Walter Hay Drive in the area of RL10, the road reduces in level to a areas for landscaping.
Eenie Creek; bridge deck of RL4 or 5, providing
b) provides an open space feel to this entry to visible sight lines across the Shire
Noosa; and Business Centre site.
c) maintains the character of adjacent areas.
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Appendix G Noosaville Locality Code
Development Permit for Material Change of Use for Commercial Business Type 1 Office and Type 2 Medical, Ancillary
Dwelling Unit and Reconfiguration of a Lot (extension of access easement) at 36 and 40 Hofmann Drive Noosaville
described as Lots 6 &7 on SP264847
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Development Sequencing Not applicable
Streetscape & character
O105 Buildings and structures are sited and S105.1 Ground level shops provide a The building is divided into two main sections by a
designed to— minimum 50% glazing to the shop fully glazed central entrance are which features two
a) present a contemporary, subtropical coastal front to create active building fronts. awnings and a green wall. The two ‘wings’ of the
built form and streetscape consistent with the building feature stone feature walls, extensive
character of the area, glazing and timber soffits to the underside of
b) incorporate built elements that define and balconies. These features combined with the
frame the street and public spaces as well as pitched roof form, large eaves, horizontal balconies
create human scale and visual interest; as well as vertical bandings across the façade
c) provide vibrant and active frontages and present an articulated façade to Hofmann Drive.
public spaces;
d) strengthen entry nodes to the centre by
providing iconic or landmark treatment at key
locations;
e) be consistent with the bulk and scale of
buildings on adjoining and nearby land;
f) contribute to their setting including the skyline;
g) present subtle changes in colours, textures
and materials to break up the building façades;
h) integrate signage with the building design;
i) integrate landscaping into the building design
and car parking areas;
j) provide areas for outdoor dining, shaded
seating and meeting opportunities on the ground
level to foster casual, social and business
interactions; and
k) provide a continuous pedestrian friendly
façade including all weather protection for
pedestrians.
Employment Precincts E4 and E5
O146 Development provides for the expansion The proposed use is a consistent use in the zone
of the Noosaville Industrial Estate; AND and provides an appropriate transition from the
O147 Development in Precincts E4 and E5 industrial zone to the Shire Business Centre. The
recognises the role these precincts play in use will be compatible with any future showroom
linking the Noosaville Industrial Estate to the or office uses that could occur to the north and will
Business Uses and open space functions within not impact on the existing warehouse use to the
the Shire Business Centre site; AND south.
O148 The nature, design and operation of any
use in Precinct E4 and E5 is compatible and has The medical centre and offices is complementary
strong relationships with development in other to the business uses to the east and connects well
precincts, in particular, Business Uses in into the existing pedestrian and vehicular
Precinct B3; AND networks.
O149 Development has strong pedestrian and
bikeway connectivity with Precinct B1 and B3;
AND
O150 Vehicular parking is provided on-site; AND Sufficient parking is provided on site for vehicles,
scooter and bicycles.
O151 Development complies with the Specific
Outcomes for the Industrial Zone within this Building complies with industrial zone outcomes.
locality.
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