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Development Application part 2 Report/Plans - MCU11/0254
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Section 2
(
ji
Wednesday, 7 December 2011
Our Ref: 11396 / Office: Sunshine Coast
kha
DEVELOPMENT
MANAGERS
The Chief Executive Officer
Sunshine Coast Regional Council
Locked Bag 72
Sunshine Coast Mail Centre QLD 4560
ATTENTION: Planning Assessment - North
Dear Sir / Madam
DIGITAL CERTIFICATION
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR MULTIPLE HOUSING -
TYPE 4 CONVENTIONAL (30 UNITS)
60 HOFMANN DRIVE, NOOSAVILLE
LOT 4 ON SP222982
As an authorised representative of KHA Development Managers, I hereby certify that the attached CD
is a true copy of the information submitted with this development application. I confirm that the
information contained on this CD is the legal binding document included in Council's records
management data system and will be used for assessing and determining this development
application.
Should you have any questions with respect to the above, please do not hesitate to contact me direct.
Yours faithfully
KHA DEVELOPMENT MANAGERS
Attachments:
Development Application contains
1 x CD (in PDF format not exceeding 40MB)
5 x Hard copies
PLANNING 1 SURVE'TIN!G I P -.T MANAGEMENT I COURT APPEALS
Brisbane unshine Cc North Queensland
Suite', 14 Lever Sheet, Aloior QId 4010 Suite 1, Corner Surf Road & Gardak Street 1C/41 Stun Street, Townsvme Q;d 481C
P o Box 266, Albion DC Q!d 4010 Alexandra Headland Q1d 4572 PO Box 5027, Townsvuo QId 4810
p 1 07 3262 1200 r ; 07 3262 1499 PO Box 6380, Maoccnyoore BC 01d 4558 p 1 07 4721 3066 r 1 07 4721 3088
p 1 07 5443 2844 r 07 5443 1146
Section 3
kha
DEVELOPMENT
M A N A G E R S
TOWN PLANNING REPORT
PL A N N I N G | SU R V EY I NG | P R O J EC T M A NAGEMENT | COURT AP PE ALS
Sunshine Coast Suite 1, Corner Surf Road & Gardak St Alexandra Headland Qld 4572
PO Box 6380, Maroochydore BC Qld 4558
p | 07 5443 2844 f | 07 5443 7146 w | www.kenhicks.com.au
Section 4
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11396 TABLE OF CONTENTS 1.0 Executive Summary ................................................................................................................. 2 2.0 Introduction ............................................................................................................................ 3 3.0 Site Description ....................................................................................................................... 4 3.1 Subject Site ......................................................................................................................... 4 3.2 Surrounding Land Uses ........................................................................................................ 5 4.0 Proposal ................................................................................................................................. 6 5.0 Planning Assessment ............................................................................................................... 7 5.1 South East Queensland Regional Plan (SEQRP)...................................................................... 7 5.2 South East Queensland Koala Conservation State Planning Regulatory Provision (SPRP) .......... 7 5.3 The Noosa Plan ................................................................................................................... 8 5.3.1 Land Use Definition ........................................................................................................... 8 5.3.2 Level of Assessment.......................................................................................................... 8 5.3.3 Applicable Overlays ........................................................................................................... 8 5.3.4 Applicable Codes............................................................................................................. 10 6.0 Conclusion ............................................................................................................................ 11 ATTACHMENTS Attachment A – Noosa Plan Code Assessment prepared by KHA Development Managers Attachment B – Architectural Plans prepared by Reitsma + Associates Attachment C – Stormwater Management Plan prepared by Empire Engineering Attachment D – WCV and Fire Truck Turning Paths prepared by Empire Engineering Attachment E – Landscape Concept Plan prepared by Anembo Consultants Attachment F – Bushfire Management Advice prepared by Covey Associates Development Application For Material Change Of Use Page 1 Multiple Housing – Type 4 Conventional (30 Units) 60 Hofmann Drive, Noosaville
Section 5
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11396
1.0 EXECUTIVE SUMMARY
SITE DETAILS
Address 60 Hofmann Drive, Noosaville
Property Description Lot 4 on SP222982
Area 6189m2
Local Authority Sunshine Coast Regional Council
Current Use Vacant
Registered Owners Canto Holdings Pty Ltd (trustee)
SOUTH EAST QUEENSLAND REGIONAL PLAN
Land Use Designation Urban Footprint
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2006
Locality Noosaville
Zone Shire Business Centre
Precinct RES
Overlays Koala Habitat Area
Environmental Protection Area
Environmental Enhancement Area
High Potential Acid Sulfate Area
Bushfire Hazard (Medium)
APPLICATION DETAILS
Applicant Canto Holdings Pty Ltd C/- KHA Development Managers
Proposal Multiple Housing – Type 4 Conventional (30 units)
Application Type Development Permit for Material Change of Use
Level of Assessment Impact Assessable
Applicable Codes Noosaville Locality Code
Residential Uses Code
Landscaping Code
Engineering Works Codes
Driveways and Carparking Code
Transport, Roads and Drainage Code
Erosion and Sediment Control Code
Existing Services Code
Earthworks Code
Waste Management Code
Referral Agencies Department of Environment and Resource Management (Advice) –
wetlands
Development Application For Material Change Of Use Page 2
Multiple Housing – Type 4 Conventional (30 Units)
60 Hofmann Drive, Noosaville
Section 6
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11396 2.0 INTRODUCTION This Town Planning report has been prepared by KHA Development Managers to accompany a Development Application made by Canto Holdings Pty Ltd. The application seeks a Material Change of Use for Multiple Housing – Type 4 Conventional (30 small dwelling units) on land located at 60 Hofmann Drive, Noosaville described as Lot 4 on SP222982. The property is situated within the Noosaville Locality and included in the RES Precinct of the Shire Business Centre Zone under The Noosa Plan. The proposed Multiple Housing - Type 4 Conventional (small dwelling units) is a consistent use subject to Impact Assessment. The purpose of this report is to describe the characteristics of the subject site and surrounding land uses, detail the proposed development, and address all relevant town planning issues in respect to the proposal. The application includes an assessment of the applicable State Regulatory provisions and The Noosa Plan. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms, Architectural Plans prepared by Reitsma + Associates, Stormwater Management Plan prepared by Empire Engineering, WCV and Fire Truck Turning Paths prepared by Empire Engineering and Landscape Concept Plan prepared by Anembo Consultants Development Application For Material Change Of Use Page 3 Multiple Housing – Type 4 Conventional (30 Units) 60 Hofmann Drive, Noosaville
Section 7
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11396
3.0 SITE DESCRIPTION
3.1 SUBJECT SITE
The subject site is situated at 60 Hofmann Drive, Noosaville and described as Lot 4 on SP222982. The
site forms part of the Noosa Business Centre and is a vacant allotment of 6189m2 in area, with a
frontage to Hofmann Drive of approximately 115.6m. The site is encumbered by an existing sewer
easement (Emt. B on RP215933) and an environmental covenant (Cov. AD on SP222982).
The site is cleared and filled and has been created as a development ready lot under Reconfiguring a
Lot permit 2006/1594. The site has available connection to established physical infrastructure
networks including telecommunications, water, and sewer.
While generally flat, the site does slope away from the road towards the rear boundary.
The location and context of the subject site in Noosaville is illustrated in Figure 1 and Figure 2.
SUBJECT SITE
Figure 1 - Subject site (www.sunshinecoast.qld.gov.au)
Development Application For Material Change Of Use Page 4
Multiple Housing – Type 4 Conventional (30 Units)
60 Hofmann Drive, Noosaville
Section 8
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11396
3.2 SURROUNDING LAND USES
The subject site is located within the Noosa Business Centre, which has been development in part
with the Noosa Civic shopping centre and showrooms, with approvals for further showrooms, offices
and industrial uses. Surrounding the site is conservation parkland. Hofmann Drive fronting the site
will ultimately connect to Walter Hay Drive.
SUBJECT SITE
Figure 2 - Subject site‟s location within the locality (www.google.com.au/maps)
Development Application For Material Change Of Use Page 5
Multiple Housing – Type 4 Conventional (30 Units)
60 Hofmann Drive, Noosaville
Section 9
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11396 4.0 PROPOSAL The proposal seeks to establish Multiple Housing – Type 4 Conventional in accordance with the Architectural Plans prepared by Reitsma + Assocaites included in Attachment B. The proposal involves the establishment of 30 x 2 bedroom small dwelling units. Design/ Built Form The proposed development is 2 storeys in height and has been designed with a contemporary urban appearance to recognise the sites location within the Business Centre, while embracing and incorporating a casual Noosa feel and character elements. The building design incorporates pitched roofs and is well articulated and uses large overhand areas to create depth and visual relief. Materials include concrete tilt-up panel walls, with expressed groove lanes to allow for colour splits, with FC sheet panelling, aluminium window hoods, aluminium blades and battened gates to introduce light weight elements and contrasts. Layout The units are designed as small dwelling units and are all less than 90m 2 GFA. The ground level of each unit comprises a single car enclosed carport, laundry, kitchen, dining and living space opening onto a private courtyard. The courtyards range in size from 25m2 to 60m2 in area. The upper level of each unit comprises 2 bedrooms and a bathroom. Access and Parking Site access is achieved via a 6m wide driveway crossover to Hofmann Drive. Each unit has a single covered carpsace with 11 onsite visitor carparks. All cars will be able enter and leave the site in a forward motion. Landscaping A high quality landscape outcome is proposed that includes feature planting to compliment building form and provide appropriate streetscape buffering – refer Landscape Concept Plan prepared by Anembo Consultants included in Attachment E. 40.43% of the site will comprise landscape area. Stormwater Stormwater will be collected and treated onsite and discharged to a lawful point of discharge in accordance with Stormwater Management Plan prepared by Empire Engineering included in Attachment C. Waste Disposal A central bin store and washdown area is proposed. The screened bin store will accommodate 8 x 1100l bins for general waste and recycling. The bin store will include a washdown area connected to sewer. Onsite bin collection will occur – refer WCV turning path Attachment D. Key development parameters are summarised as follows: Key Development Parameters Proposal Noosa Plan 2006 Site Area 6,189m² - Dwelling Density 72 persons 99 persons (160 persons per hectare) Gross Floor Area 2,575.3m² (60%) 3,713.4m² allowable Site Cover 2,383.8m²/ 38.5% N/A Maximum building height 2 storeys / generally less than 8m 2 storeys / 8m allowable Landscaping 2,502.47m² (40.43%) 15% - 928.35m² required Development Application For Material Change Of Use Page 6 Multiple Housing – Type 4 Conventional (30 Units) 60 Hofmann Drive, Noosaville
Section 10
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11396
5.0 PLANNING ASSESSMENT
5.1 SOUTH EAST QUEENSLAND REGIONAL PLAN (SEQRP)
Figure 3: South East Queensland Regional Plan 2009 – 2031 Land Use Designation (Department of Infrastructure and Planning)
Comment: The subject site is identified under the South East Queensland Regional Plan 2009 - 2031
as being in the Urban Footprint. Review of the applicable provisions of the Regional Plan indicates
that the proposed units are an appropriate scale and density for the site. The proposal does not
trigger any assessment against the regulatory provisions of the Regional Plan.
5.2 SOUTH EAST QUEENSLAND KOALA CONSERVATION STATE
PLANNING REGULATORY PROVISION (SPRP)
SUBJECT SITE
Figure 5: Koala Conservation in South East Queensland State Planning Regulatory Provisions (DERM)
Development Application For Material Change Of Use Page 7
Multiple Housing – Type 4 Conventional (30 Units)
60 Hofmann Drive, Noosaville
Section 11
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11396
Comment: The site is mapped under the Koala Conservation in South East Queensland State
Planning Regulatory Provisions mapping as being within a Koala Assessable Development Area and
having a designation of „generally not suitable‟ for Koala habitat. The site is a cleared parcel of land
within the Noosa Business Centre. As the site is designated „generally not suitable‟ for Koala habitat,
no assessment against the South East Queensland Koala Conservation State Planning Regulatory
Provisions is triggered.
5.3 THE NOOSA PLAN
Under The Noosa Plan, the site is included in the RES Precinct of the Shire Business Centre Zone of
the Noosaville Locality.
An assessment of the applicable provisions of The Noosa Plan has been undertaken in the following
sections of this Town Planning Report.
5.3.1 LAND USE DEFINITION
The proposal is defined under The Noosa Plan as follows:
“Multiple housing means the use of premises for two or more dwelling units or
accommodation units as the case may be, occupied by permanent or semi-permanent
residents, where the occupants may share common facilities on the site. The term includes
the following types:
Type 4 Conventional: Means the use of premises for dwelling units that do not fall within
Multiple housing Types 1, 2, 3, or 5. The use includes units, townhouses, flats, apartments,
villas and small dwelling units.”
(small dwelling unit: means a dwelling unit containing no more than 2 bedrooms, no
study, media room or other rooms capable of being used as a bedroom, and has no more
than 90m2 of gross floor area.)
Comment: The proposal is for 30 dwelling units in accordance with the above definitions.
5.3.2 LEVEL OF ASSESSMENT
Under the table of assessment for Material Change of Use for the Shire Business Zone in the
Noosaville Locality, Multiple housing Type 4 Conventional where small dwelling units located in
Precinct RES, is a consistent use subject to Impact Assessment.
5.3.3 APPLICABLE OVERLAYS
Overlays recognise a wide range of environmental features and values across localities and zone
boundaries and need to be given particular consideration in preparing and assessing development
proposals.
The level of assessment varies depending on the type of overlay, the impact of the use on the overlay
and whether the impacts of the proposal on the overlay have been considered as part of a prior
application. The subject site is to the Biodiversity Overlay and Natural Hazard: Bushfire & Acid Sulfate
Soils Overlay as detailed below:
Development Application For Material Change Of Use Page 8
Multiple Housing – Type 4 Conventional (30 Units)
60 Hofmann Drive, Noosaville
Section 12
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11396
Overlays Comment
Biodiversity Overlay
Complies.
The site is identified under the Biodiversity
Overaly as within a Koala Habitat Area and
Environmental Protection Area/Environmental
Enhancement Area. It is noted that the site is
cleared of vegetation and is not mapped as
„generally not suitable‟ Koala habitat under Koala
Conservation in South East Queensland State
Planning Regulatory Provisions.
An ecological assessment of the site was
undertaken by James Warren & Associates as
part of the prior reconfiguring of a lot approval.
The parameters and requirements for
environmental protection were been established
with the Negotiated Decision Notice issued 13
July 2007 (2006/1594).
The site is considered development ready with
no biodiversity constraints. No further
biodiversity assessment is required.
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
Complies.
The site is identified under the Natural Hazard:
Bushfire & Acid Sulfate Soils Ovrelay as
containing high potential acid sulfate areas and
Medium Bushfire Hazard Area.
Acid sulfate soils have been assessed and
addressed as part of an Acid Sulfate Soils
Investigation prepared by Golder and Associates
which formed part of the previous
reconfiguration of a lot assessment (2006/1594).
A Bushfire Management Plan has been
reprepared as required by conditions of the lot
reconfiguration approval (2006/1594) and
Development Application For Material Change Of Use Page 9
Multiple Housing – Type 4 Conventional (30 Units)
60 Hofmann Drive, Noosaville
Section 13
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11396
approved by Council and Fire Services. Further
Bushfire Management Advice prepared by
Anthony Power from Covey Associates has been
proposed and included in Attachment F. This
advice confirms the proposal meets the intent of
the approved Bushfire Management Plan and
provides recommendation specific to the
proposed development.
5.3.4 APPLICABLE CODES
The proposed development is Impact Assessable and is subject to assessment against the following
codes:
Noosaville Locality Code
Residential Uses Code
Landscaping Code
Engineering Works Codes
Driveways and Carparking Code
Transport, Roads and Drainage Code
Erosion and Sediment Control Code
Existing Services Code
Earthworks Code
Waste Management Code
An assessment of the applicable codes has been undertaken by KHA Development Managers and
included as Attachment A. This code assessment has determined that the proposal generally complies
with all probable solutions. Where probable solutions are not met compliance with the specific
outcome is demonstrated.
Development Application For Material Change Of Use Page 10
Multiple Housing – Type 4 Conventional (30 Units)
60 Hofmann Drive, Noosaville
Section 14
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11396
6.0 CONCLUSION
This Town Planning report has been prepared by KHA Development Managers to accompany a
Development Application made by Canto Holdings Pty Ltd. The application seeks a Material Change
of Use for Multiple Housing – Type 4 Conventional (30 small dwelling units) on land located at 60
Hofmann Drive, Noosaville described as Lot 4 on SP222982.
The property is situated within the Noosaville Locality and included in the RES Precinct of the Shire
Business Centre Zone under The Noosa Plan. The proposed Multiple Housing - Type 4 Conventional
(small dwelling units) is a consistent use subject to Impact Assessment.
Planning support is justified on the following grounds:
The proposal is a consistent use under the Noosa Plan 2006;
The proposal generally complies with all provisions of the Noosa Plan 2006 and the applicable
codes. Where the probable solutions of the codes are not met, compliance with the specific
outcomes has been demonstrated;
The subject site is a cleared, relatively unconstrained parcel of land, and the proposed
development can be achieved with no detrimental impact on the existing streetscape or
neighbourhood amenity;
The proposed development will positively contribute to the expansion of the Noosa Business
Centre.
Approval of the application, subject to the imposition of reasonable and relevant conditions is
warranted.
Development Application For Material Change Of Use Page 11
Multiple Housing – Type 4 Conventional (30 Units)
60 Hofmann Drive, Noosaville
Section 15
ATTACHMENT A
CODE ASSESSMENT
PREPARED BY KHA DEVELOPMENT MANAGERS
[OCR of page images]
ATTACHMENT A
CODE ASSESSMENT
PREPARED BY KHA DEVELOPMENT MANAGERS
Section 16
NOOSAVILLE LOCALITY CODE
Division 17 – Specific Outcomes and Probable Solutions for the Noosaville Locality
Table 11.13
Specific Outcomes Probable solutions Proposal
11.9 Effects of use
Amenity
O1 Uses are located, designed and No solution provided Complies
operated to avoid significant adverse The proposed development has been
changes to the light, air quality, noise, appropriately designed within the
accessibility or other conditions enjoyed applicable development parameters to
by users of associated, adjoining or ensure it will not detrimentally impact
nearby uses. on the amenity of adjoining or nearby
uses. The use and design is consistent
with the intended outcome for The
Noosa Business Centre.
Major Road Network
O2 Through traffic in Noosaville uses No solution provided Not applicable
Gibson Road or Eenie Creek Road, The proposed development will not
ensuring the visual amenity of Gympie result in any impacts to Gympie Terrace.
Terrace is protected with a consequent
enhancement of visitor and recreation
opportunities and benefit to businesses
along Gympie Terrace.
Visual amenity
O3 The visual amenity and character No solution provided Not applicable
surrounding the major road network is The site does not front the major road
protected and enhances the network
recognisable entrance to Noosaville
through—
a) retaining and enhancing the visual
and physical separation of Noosaville
from other localities; and
b) ensuring development does not
encroach upon existing native
vegetation along the road frontage other
than for accessways.
Neighbourhood identities
O4 The separate identities of the No solution provided Not applicable
various residential neighbourhoods The site is not located within a
remain important and distinct elements residential neighbourhood.
of the residential character of
Noosaville.
Lake Entrance Boulevard
O5 There is no increase in the number No solution provided Not applicable
of lots that gain access via Lake The site is not located in the vicinity of
Entrance Boulevard. Lake Entrance Boulevard.
Airport
O6 Development and use of premises No solution provided Not applicable
within 750m of the airport do not cause The site is not located within 750m of
an obstruction or other potential hazard the airport.
to aircraft movement associated with
the airport by the way of—
a) the physical intrusion of buildings or
other structures into aircraft take-off
and approach flight paths;
b) attracting birds or bats to the area,
which could cause or contribute to bird-
strike hazard;
Section 17
Specific Outcomes Probable solutions Proposal
c) providing very bright lighting or
lighting similar to runway lighting, which
can distract or confuse aircraft pilots;
d) interfering with navigation or
e) communication facilities;
f) emissions that may affect pilot
visibility or aircraft operations; and
g) transient intrusions into the airport‘s
operational airspace.
11.10 Built form
Density
O7 The density of development within No solution provided Complies
the site area— The proposed development is
a) is compatible with surrounding compatible with surrounding
development; and development and does not exceed a
b) does not exceed— maximum population density applicable
i) for the Semi-Attached Housing to the Shire Business Centre Zone of
Zone: 160 persons per hectare. ie site area of
A) for sites between 500m2 and 6189m2 = 99.024 persons. Proposed 30
599m2 inclusive—4.8 persons x 2 bedroom units = 72 persons.
B) for sites 600m2 or more — 6.6
persons or 100 persons per hectare
ii) for the Attached Housing and
Business Centre Zones—a maximum
population density of 100 persons per
hectare with the exception of the
following sites which have an allowable
population density of 320 persons per
hectare exclusively for the purpose of a
visitor hostel—
A) Lots 3 & 4 on RP122928
situated at 14-16 Mary Street; and
B) Lot 21 on RP815864 situated at
11-13 William Street;
iii) For the Visitor Mixed Use Zone—
160 persons per hectare; and
iv) for the Business Centre Zone a
maximum population density of 100
persons per hectare with the exception
of Lots 3 & 4 on RP122928 situated at
14-16 Mary Street which have an
allowable population density of 320
persons per hectare exclusively for the
purpose of a visitor hostel
v) for the Shire Business Centre
Zone 160 persons per hectare or 320
persons per hectare exclusively for the
purpose of a visitor hostel
vi) for the Community Services Zone
maximum population density of 320
persons per hectare exclusively for the
purposes of Residential Aged Care and
160 persons per hectare for any other
form of Retirement & Special Needs
Housing; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native
vegetation and natural landforms.
Height
O8 Buildings and other structures— S8.1 Buildings and other structures Complies/Alternative solution
a) are low rise and have a visual bulk have a maximum building height of— The proposed development is low rise
and an architectural scale consistent a) if in the Attached Housing Zone – 8m, and has an architectural scale consistent
with structures on adjoining or nearby with the exception of those properties with nearby development. The building
land; with frontage to the following streets: - does not exceed a maximum building
b) do not exceed a building height of — Russell St, William St and Howard St, or height of 8m/ 2 storeys, with the
Section 18
Specific Outcomes Probable solutions Proposal
i) for the Attached Housing Zone 2 Weyba Rd, James St and Albert St north exception of Unit Block B, Unit 19 which
storeys unless located on property with of their intersections with Elizabeth St exceeds the 8m height limit by 26cm.
frontage to the following streets: - where they have a maximum building This unit is situated at the rear southern
Russell St, William St and Howard St, or height of 12m; corner of the site, with a proposed
Weyba Rd, James St and Albert St north b) if in the Visitor Mixed Use Zone – finished floor level and roof level, lower
of their intersections with Elizabeth St, 12m; than the units fronting Hofmann Drive.
where they are not to exceed a c) if in the Business Centre or Industry This minor height exceedance of 26cm
maximum building height of 3 storeys; Zones — 10m; will have no detrimental impact on the
ii) for the Visitor Mixed Use Zone– 3 d) if in the Shire Business Centre Zone – surrounding area given that the side and
storeys, although present only 1-2 8m, except in Precinct E1 or E2 where rear boundaries are fully surrounded by
storey façades to Gympie Terrace; 12m; conservation parkland. Notwithstanding
iii) for the Shire Business Centre e) in all other zones—8m. this minor height increase, we note in
Zone– 2 storeys, except in Precinct E1 accordance with the Noosa Business
and E2 where 3 storeys and Precinct Centre Planning Review, endorsed by
REC/MU where 1 storey; and Council at its ordinary meeting of 14
iv)for all other zones— 2 storeys; May 2009, Councils current policy
c) do not visually dominate the street position for allowable height on the
or surrounding spaces; subject site is 3 storeys and 12 metres,
d) preserve the amenity of surrounding with which the proposal fully complies.
land;
e) ensure that development responds to
the site topography; and
f) are well articulated with strong
horizontal and vertical design elements
to provide an interesting streetscape
and to complement landform changes
and landscapes.
Setbacks
O9 Buildings and other structures are S9.1 Buildings and structures comply Complies
appropriately designed and sited to— with the setbacks identified in Schedule The proposed development complies
a) provide amenity for users of the 1 - Minimum Boundary Setbacks. with the minimum boundary setbacks
premises as well as preserve the visual included in Schedule 1. A 6m road
and acoustic amenity of adjoining and setback and a 5m side/rear setback are
nearby land uses; achieved.
b) provide adequate distance from
adjoining land uses;
c)allow space for required vehicle
parking;
d) preserve any existing vegetation that
will buffer the proposed building;
e) allow for landscaping to be provided
between buildings;
f) maintain the visual continuity and
pattern of buildings and landscape
elements within the street;
g) avoid large areas of continuous wall
planes by varying the building setbacks
and using 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 Complies
O10 The site cover, gross floor area and No solution provided The proposed development has a site
plot ratio of buildings and other roofed cover of 2,383.8m2 (38.51%), gross
structures— floor area of 2,575.3m2 and plot ratio of
a) results in a building scale that is 0.41, which is consistent with outcomes
compatible with surrounding O11 and O16 and which will result in a
development; building scale that is compatible with
b) does not present an appearance of surrounding development. The building
bulk to adjacent properties, roads or design has an articulated and pitched
other areas in the vicinity of the site; roof form that relates to surrounding
c) maximises the retention of existing building forms and does not present an
vegetation and allows for additional soft appearance of bulk to adjacent
landscaping between buildings; properties, roads or other areas in the
Section 19
Specific Outcomes Probable solutions Proposal
d) allows for adequate area at ground vicinity of the site. While the site has
level for outdoor recreation, been cleared, landscaping is included
entertainment, clothes drying and other along the street frontage and between
site facilities; and the unit blocks to soften the built form.
e) facilitates onsite stormwater Each unit has a private courtyard
management and vehicular access. adequate to allow for the outdoor
recreation, entertainment and clothes
drying needs of residents. Sufficient
stormwater management and vehicle
access and manoeuvring is achieved on-
site.
O11 Site cover— Not Applicable
a) for a class 1 or class 10a structure The subject site is included in the Shire
within the Detached Housing Zone, Business Centre Zone within the RES
b) does not exceed— Precinct and which does not have any
i) for a single storey building - 50%; site cover restriction. The proposal does
or however achieve a site cover of 38.5%
ii) for a building of 2 or more storeys (2,383.8m2).
- 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;
c) for other classes with the Detached
Housing Zone, does not exceed—40%;
d) for the Semi-Attached Housing Zone
does not exceed 40%;
e) for the Attached Housing Zone does
not exceed 40%;
f) for the Visitor Mixed Use Zone does
not exceed 40%; or
g) for the Shire Business Centre Zone in
Precincts E1, E2, E6 and E7 does not
exceed 50%.
O12 For the Semi-Attached Housing Not applicable
Zone buildings do not exceed a plot
ratio of 0.45:1
O13 For the Attached Housing Zone the Not applicable
maximum gross floor area is equivalent
to the maximum allowable population in
persons multiplied by 40m2.
O14 For the Visitor Mixed Use Zone, the Not applicable
maximum gross floor area equals the
allowable population in persons
multiplied by 40m2, provided that the
gross floor area does not exceed
13,600m2.
O15 For the Business Centre Zone, Not applicable
outside of the Mary Street/Thomas
Street Precinct the maximum plot ratio
is —
a) 0.8:1 for site areas up to and
including 2,000m2; plus
b) 0.3:1 for the balance portion of the
site area in excess of 2000m2.
O16 Within the Shire Business Centre Complies
Zone, the maximum plot ratio for The proposal achieves a maximum plot
development within the following ratio of 0.41 where up to 0.6 is allowed.
precincts is —
a) Precincts B1 and B2 combined- 0.5:1;
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6;
Section 20
Specific Outcomes Probable solutions Proposal
f) Precinct E4- 0.6;
g) Precinct E5- 0.6
h) Precinct E6- 0.6;
i) Precinct E7- 0.6;
j) Precinct RES- 0.6; and
k) Precinct REC/MU- 0.1.
Flooding and drainage
O17 Buildings and other works are S17.1 For new buildings or structures Not applicable
designed and sited to— or additions more than 50m2 gross floor The site is not subject to a minimum
a) provide flood free access to premises area to an existing building or structure, floor level requirement.
and flood free habitable areas; floor levels for habitable rooms are not
b) allow only minor, short term and less than the specified minimum floor
infrequent flooding of non-habitable levels
areas; AND
c) ensure drainage does not adversely S17.2 Where Council infrastructure is Complies
impact upon other premises; and available— any drainage (including Refer Stormwater Management Plan in
d) ensure filling or excavation does not buildings and yards) flows to that Attachment C.
adversely impact upon other premises infrastructure; and the infrastructure
by— has the capacity to accept any additional
i) causing ponding on the site or loading;
nearby land; AND
ii) increasing flooding, which S17.3 for Residential Uses - Complies
adversely affects the safety or use of where slab on ground construction is Filling proposed for slab construction will
any land upstream and downstream; used, filling does not extend more than not extend beyond 1m from the building
and 1m beyond the building footprint, footprint.
iii) adversely affecting the flow of measured from the outer walls of the
water in any overland flow path. building ; or the design consists of a
suspended floor construction.
AND
S17.4 Car parking and maneuvering Complies
areas are constructed at a level that All drainage will be achieved by gravity
permits the parking area to drain from means.
the site by gravity means, without the
need for mechanical pumping;
AND
S17.5 Basements for residential uses Not applicable
have flood immunity above the Q100
where alternative means to mechanical
pumping are used to achieve such
immunity; or
S17.6 Basements for non-residential Not applicable
uses have flood immunity above the
Q100 that may be achieved by means of
mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites
O18 Development on sloping sites— S18.1 Buildings and associated access Not Applicable
a) is responsive to the natural ways are not constructed on land with a The site is not a ‗sloping site‘.
topography of the site and minimizes slope greater than 25% (1 in 4);
cut and fill; AND
b) does not visually dominate the hill S18.2 Buildings are of split level design
slope or interrupt the skyline; that step down the slope or have
c) is integrated with the natural site suspended floor construction;
characteristics including vegetation; and AND
d) for Multiple housing, takes the S18.3 Cut or fill is less than 2m in
form of small separate buildings; depth;
AND
S18.4 The distance between the
AND ground and the lowest part of the floor
of the building does not exceed 3m to
avoid large under building areas;
AND
S18.5 Buildings present no more than 3
storeys at any one point.
Section 21
Specific Outcomes Probable solutions Proposal
O19 On sites which are visible from the S19.1 No solution provided Complies
major road network, areas of public While the site is not visible from the
open space, the Noosa River or the major road network, areas of public
beaches new buildings and structures open space, the Noosa River or the
including outbuildings, are designed so beaches, the proposed development has
as not to dominate or detract from the been designed to appropriately integrate
scenic and environmental qualities of with its surrounds.
the site and its setting.
Roof form
O20 Rooflines— S20.1 With the exception of buildings Complies
a) contribute positively to the local within the Industry Zone, the main roof The development has roof pitch no less
skyline; of the building has a roof pitch no less than 5 degrees and has eaves to 72% of
b) complement the character of the than 5 degrees and has minimum the perimeter of the building. The
locality; 600mm eaves to at least 75% of the roofline will contribute positively to the
c) are articulated, pitched or skillion; perimeter of the building; local skyline and complement the
d) avoid low pitched (eg. less than 5 AND character of the locality.
degrees) or box roof profiles/parapets;
and S20.2 Buildings and structures do not Complies
e) do not create opportunities for include roof top terraces. No roof top terraces are proposed.
residents to overlook the private open
space areas of neighbouring properties.
Materials and finishes
O21 Buildings and other structures use S21.1 With the exception of buildings Complies
materials and finishes that complement within the Industry Zone, buildings A range of materials and colour
the Noosaville character and integrate a) use a mix of lightweight and textured selections which reflect domestic
with the surrounding natural and built external building materials, including architecture of the locality will be
environment. timber finishes; or incorporated, including TRIMDEK
b) use masonry construction where roofing, painted fc sheeting,
variation is provide in texture, detailing powdercated battened screen gates,
and the like; powdercoated aluminium hood
c) use open or transparent balustrades; surround, and reinforced concrete tilt up
and panel wall. The concrete tilt up walls
d) Incorporate open balconies. includes expressed groove lines to allow
for colour splits and variation in finish.
Variation in colour and detailing will be
provided.
11.11 Environment, conservation and recreation
Environment and cultural heritage
values
O22 There are no significant adverse No solution provided. Complies
effects on biodiversity, native No significant adverse effects on
vegetation, native fauna habitat, environmental or cultural heritage
landscaped quality, water quality or values will result from this development
cultural heritage values, including those as it merely represents the development
related to— of a residential building within the RES
a) changes to natural drainage; (residential) precinct.
b) management of fire risk;
c) erosion and the transport of
sediments off site;
d) unmanaged public access;
e) effluent disposal;
f) changes to fauna habitat and
behaviour; and
g) disturbance of buildings and features,
including natural features of cultural
heritage significance.
Open space network
O23 An integrated open space network S23.1 Open space corridors and Complies
is established throughout the locality existing native vegetation in areas Open space corridors and existing native
and— indicated in Schedule 5 – Map 4 are vegetation will not be affected by the
a) allows for both passive and active protected from fragmentation and proposed residential development.
recreational pursuits; encroachment by development.
b) provides safe and convenient
connectivity for pedestrians and cyclists
to neighbourhood centres, community
Section 22
Specific Outcomes Probable solutions Proposal
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
O1 O24 Physical and visual links between S24.1 No solution provided Complies
public open space areas and The proposed development maintains
watercourses are retained. physical and visual links with the
O2 surrounding environmental parkland.
Pedestrian and bicycle pathways
O25 Safe and convenient pedestrian S25.1 Pedestrian and bicycle pathways Complies
and bicycle pathways are provided and are provided and retained where Pedestrian and bicycle pathways
retained between and around key indicated in Schedule 5 – Map 2; currently exist to the frontage of the
destinations including— AND site.
a) an east-west link between the
Tewantin & Doonan Locality and the S25.2 Contributions toward a Pathways Not applicable
Noosa Heads Locality along the Noosa Network are provided in accordance Pathways have been provided as part of
River foreshore; and with PSP20. the primary reconfiguring a lot
b) a north-south link between the Shire application for the site
Business Centre and Wallace Park to the
Noosa River foreshore.
c) Recreation areas off Shorehave 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
O26 The natural landscape character No solution provided. Not applicable
and vegetation along the foreshore The proposed development is not in the
areas of the Noosa River, Lakes immediate vicinity of these areas.
Doonella and Weyba and Eenie Creek,
Noosa National Park, Keyser Island and
Weyba Creek Conservation Parks is
protected.
Watercourses
O27 The environmental, economic, No solution provided Not applicable
amenity and transportation values of the The proposed development is not in the
Noosa River system is protected. immediate vicinity of the Noosa River.
Comment: The proposed development is able to comply with all the Probable Solutions of the
Noosaville Locality with the exception of S8,1 where an alternative solution is provided demonstrating
compliance with the Specific Outcome.
Division 24—Specific Outcomes and Probable Solutions for the Shire Business Centre Zone
Table 11-21
Specific Outcomes Probable solutions Proposal
11.37 Consistent uses
O88 The following defined uses and use No solutions provided Complies
classes are consistent uses and are The proposed development is for a
located in the Shire Business Centre Multiple Housing – Type 4 Conventional
Zone— small dwelling units use in the Shire
a) Commercial business Type 1; if Business Zone RES Precinct.
Section 23
Specific Outcomes Probable solutions Proposal located in Precinct E1-E7 or B1-B3; b) Commercial business Type 2 if located in Precinct E1-E7; c) Entertainment and dining business if located in Precinct B1 or B2; d) Industrial business Types 1 or 2 if located in Precinct E4 or E5; e) Retail business Types 1 or 2 if located in Precinct B1 or B2; f) Retail business Type 4 if located in Precinct B3; g) Retail business Type 5 if located in Precinct REC/MU; h) Retail business Type 6 if located in Precincts B3, E1, E4, E5, or E6; i) Retail business Type 7 if located in Precinct B3; j) Education Types 3 or 4 if located in Precinct E1-E7; k) Open Space Type 1 if located in Precinct REC/MU; l) Wellbeing Type 2 if located in Precinct E1- E7; m) Transport Type 1 if located in Precinct E6 or E7; n) Ancillary dwelling unit; and o) Multiple housing Type 4 if small dwelling units located in Precinct RES; and p) Visitor accommodation Type 4 if located in Precinct RES 11.38 Inconsistent uses O89 The following defined uses and use No solution provided Complies classes are inconsistent uses and are not The proposal is not listed as an located in the Shire Business Centre inconsistent use. Zone— a) All Agricultural Uses; b) Commercial business Type 1 if not located in Precinct E1-E7 or B1-B3; c) Commercial business Types 2 or 3 if not located in Precinct E1-E7; d) Entertainment and dining business if not located in Precinct B1 or B2; e) Home-based business; f) Industrial business Types 1 or 2 if not located in Precinct E4 or E5; g) Industrial business Type 3; h) Retail business Types 1 or 2 if not located in Precinct B1 or B2; i) Retail business Type 3; j) Retail business Type 4 if not located in Precinct B3; k) Retail business Type 5 if not located in Precinct REC/MU; l) Retail business Type 6 if not located in Precincts B3, E1, E4, E5, or E6; m) Retail business Type 7 if not located in Precinct B3; n) Education Types 1 or 2; o) Education Types 3 or 4 if not located in Precinct E1-E7;
Section 24
Specific Outcomes Probable solutions Proposal p) Emergency service; q) Open space Type 1 if not located in REC/MU; r) Open space Type 2; s) Wellbeing Types 1, 3 or 4; t) Wellbeing Type 2 if not located in Precinct E1- E7; u) Service and utility; v) Transport Type 1 if not located in Precinct E6 or E7; w) Transport Types 2, 3 or 4; x) Detached house; y) Community residence; z) Multiple housing if not Type 4 and small dwelling units located in Precinct RES; aa) Visitor accommodation Types 1, 2 or 3; and bb) Visitor accommodation Type 4 if not located in Precinct RES. 11.39 Effects of use Visual and physical connectivity No solution provided. Not applicable O90 Strong visual and physical The subject site is included in the RES connectivity is provided for between (residential) precinct and adjoins land adjoining and adjacent— included in the OS4 (open space) a) Business Precincts and Open Space precinct. Precincts; b) Employment Precincts and Open The proposal however, is suitably Space Precincts; and setback from adjoining open space land c) Business Precincts and Employment and includes adequate landscaping Precincts; treatments throughout the site, AND complimenting surrounding open space O91 Physical connectivity is provided land. between the Shire Business Centre site and Industry zoned land within the Noosaville Industrial Estate. 11.40 Access and car parking Road design O92 Intersections, both internal and S92.1 Access intersections off Walter Not Applicable external to the Shire Business Centre Hay Drive, as shown on Schedule 4 – The site has no direct frontage or access site, are designed to operate without the Shire Business Centre Map are to Walter Hay Drive. need for traffic lights; constructed as roundabouts; AND AND O93 An internal loop road is constructed S93.1 Development has no direct Complies within the Shire Business Centre site access to Eenie Creek Road or Walter The development has no direct access to linking individual precincts within the Hay Drive; Eenie Creek Road or Walter Hay Drive. site to provide for efficient and effective traffic circulation and movement, including public transport access; AND O94 Development has an internal focus S94.1 No solution provided Complies and addresses the internal loop road Development addresses an internal loop and is not reliant on exposure to the road (Hofmann Drive) and is not reliant major road network on exposure to the major road network. Car parking O95 Precinct B3 provides for car- No solution provided Not applicable oriented uses and as such parking areas The site is located in the RES precinct. that need a degree of visibility are located in front of buildings, where appropriate; AND O96 Within precincts other than Not applicable Precinct B3, E3, E4 and E5 buildings and The site is located in the RES precinct. 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
Section 25
Specific Outcomes Probable solutions Proposal underground or underbuilding car parks; AND O97 Car parking areas are located Complies immediately adjacent to key parking Appropriately located car parking for the generators, including Retail business, proposed residential use is provided. Commercial business and Industrial business uses; AND Not applicable O98 Vehicular parking facilities servicing The site is located in the RES precinct. 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 S99.1 Pedestrian and bicycle paths are Complies O99 Pedestrian and bicycle paths are constructed as shown on Schedule 4 – Pedestrian and bicycle pathways constructed throughout the Shire Shire Business Centre Map. currently exist to the frontage of the Business Centre site, with appropriate site. external connections provided; AND O100 Pedestrian and bicycle S100.1 No solution provided Complies movements between key nodes within Pedestrian and bicycle movement the Shire Business Centre site are connections were provided external to designated to minimise the need to the site as part of the cross over roads and where road crossovers are necessary, central refuges are provided. Visual amenity and character S104.1 From land to the south of the Not applicable O101 Development— Shire Business Centre site at around Details of road levels have been a) presents a high level of visual quality RL10, the road reduces in level to a addressed as part of the previous when viewed from Walter Hay Drive in bridge deck of RL4 or 5, providing visible reconfiguring of a lot application. the area of Eenie Creek; sight lines across the Shire Business b) provides an open space feel to this Centre site. entry to the Noosa Shire; and c) maintains the character of adjacent areas. 11.41 Development sequencing First stage S102.1 For the first stage of Complies O102 The first stage of development development— The proposed development is consists of— a) a gross floor area equivalent to 20% considered to be in accordance with the a) a shopping centre with a discount of any Retail business Type 2 Shop suggested development sequencing with department store, and associated car gross floor area, is constructed for non- the first stage of development parking within Business Precincts B1 and Retail business prior to such Type 2 completed. B2; Shop development operating; b) a substantial amount of non-Retail and business development; b) 40% of the gross floor area of non- c) the construction of Eenie Creek Road Retail business development is between Reef Street and Langura contracted for sale or lease, prior to the Street; Retail business Type 2 Shop d) the construction of Walter Hay Drive development operating; between Emu Mountain Road and Eenie AND Creek Road; S102.2 Two road accesses are e) interim transport circulation and constructed into the Shire Business access strategies in the absence of the Centre site as part of the first stage of internal loop road70 being complete; the development. f) an established landscape theme for the developed precincts; g) landscaped entry statements; h) a suitable stormwater management system; i) appropriate signage; j) commencement of the associated pedestrian and bikeway network and related external connections; and k) dedication of a substantial area of the southern part of the Shire Business Centre as public open space;
Section 26
Specific Outcomes Probable solutions Proposal AND O103 Subsequent development stages S103.1 No solution provided Complies provide for the— The proposed development is in a) completion of the access intersections accordance with logical sequencing of leading into the Shire Business Centre development for the Business Centre. site; b) completion of further stages of the internal loop road; c) completion of further stages of development within the precincts; d) completion of the pedestrian and bikeway network; e) construction of the link road to the Noosaville Industrial Estate; f) construction of a inter-regional transit facility (public transport node); g) completion of the stormwater management systems; h) completion of landscaping design elements; and i) further dedication of land to public open space. 11.42 Built form Streetscape character S104.1 Ground level shops provide a Not applicable O104 Buildings and structures are sited minimum 50% glazing to the shop front Shops & retail uses do not form part of and designed to— to create active building fronts. this proposal. a) provide for a consistent building alignment fronting the street and public spaces; b) present a high quality streetscape incorporating consistent built elements that define the street and public spaces as well as create human scale and visual interest; c) be consistent with the bulk and scale of buildings on adjoining and nearby land; d) contribute to their setting including the skyline; e) present subtle changes in colours, textures and materials to break up the building façades; f) integrate signage with the building design; g) integrate landscaping into the building design and car parking areas; and h) retain and provide areas for outdoor dining and meeting opportunities on the ground level. 11.43 Business Precincts Not applicable 11.44 Employment Precincts Not applicable 11.45 Residential Precinct O159 Residential development within No solution provided Complies Precinct RES is developed as Visitor The proposal is for a Multiple Housing - accommodation such as motel units or Type 4 Conventional in the form of small hostels or centrally owned and managed dwelling units. Multiple housing in the form of small dwelling units for employees to support development in other precincts; AND O160 Development has strong visual Complies
Section 27
Specific Outcomes Probable solutions Proposal
linkages with Precinct OS4; The proposed development provides
AND strong visual linkages with Precinct OS4.
O161 Development has strong Complies
pedestrian and bikeway connectivity Pedestrian and bicycle pathways
with Precincts B1, E1 and E2; currently exist to the frontage of the
AND site.
O162 Vehicular parking is provided on Complies
site; Vehicular parking is provided on site.
AND
O163 Development is staged, Complies
consistent with development in Precincts The development staging is appropriate
E1 and E2; as the site has been created as
‗development ready‘ under the primary
AND reconfiguring a lot approval.
O164 Development is compatible with Complies
and does not adversely impact upon the The proposed development, which
open space function of the adjoining achieves appropriate building setbacks
Precinct OS4. and includes landscaping treatments
throughout, will not have any adverse
impact upon the adjoining open space
precinct (OS4).
Streetscape and visual amenity S165.1 Front and side elevations are Complies
O165 Buildings and other structures— designed to avoid blank imposing walls The proposed development achieves an
a) present a visual bulk and architectural and bulky development forms by— articulated and visually attractive
scale that is consistent with structures a) providing vertical articulation at architectural design.
on adjoining and nearby land; minimum 5m intervals, at a minimum Both front and side elevations achieve
b) define, rather than dominate, the depth of 1m, through features such as articulation at 5m intervals through the
streetscape or surrounding public and stepped wall alignments, doorways, inclusion of hooded windows, steps in
private spaces; windows, covered entries and verandas; wall alignments, varied colour
c) provide variation in building and treatments, doorways, and covered
alignments by b) for 2 storey buildings, emphasising entries.
staggering or separating continuous the floor levels in the front elevation Floor levels of the 2 storey units are
walls into smaller sections to vary the through decks, balconies and stepping distinguished. Units are 1 storey at the
elevation, create visual interest, and back storeys progressively from the front and 2 storeys at the rear.
relieve building bulk; street by at least 1.5m for any additional
d) incorporate well articulated building storey above ground level;
forms with strong vertical design AND
features which interrupt the line and S165.2 Development takes the form of Complies/Alternative solution
plane, including windows, pergolas, sun small separate buildings (i.e. no more The proposed development is designed
shade devices, and variations in balcony than 4 attached dwelling units), rather as 4 separate building blocks and which
styles; than large single, bulky developments; takes the form of small separate
e) address all street frontages; AND buildings. While the proposal includes
f) vary and break up the roof form; more than 4 dwelling units in a row,
g) present subtle changes in colours, regard must be had to the fact the units
textures and materials to break up the are small dwelling units of less than 5m
building facades; and in width per unit. 2 – 3 of the proposed
h) integrate landscaping into the small dwelling units would typically
building design and car parking areas to comprise the width of a single
provide visual relief and screening. conventional unit. Block B is the largest
of the blocks and has been designed
with its length running along a side
boundary which minimises building bulk
to the street frontage. The proposed
unit blocks are articulated with strong
horizontal and vertical design features
and screened though substantial
streetscape landscaping provision.
When considering the sites context
within the Noosa Business Centre and
surrounding built from, the proposed
development is considerably small scale
in comparison and will result in an
appropriate streetscape outcome.
Section 28
Specific Outcomes Probable solutions Proposal
S165.3 Buildings have a maximum wall Complies
length of 15m and each external wall Walls of buildings do not exceed 15m
plane incorporates at least one design without articulation (i.e. windows,
element to add visual interest and shading devices, wall insets, change in
amenity (such as windows, pergolas, building material and colour).
sun shading devices, balconies or a
change of building material).
Residential entry and pedestrian
access
O166 The residential component of the No solution provided Complies
development provides for— The development includes separate
a) separate identifiable residential identifiable residential entries to each
entries; unit. Clearly defined and safe pedestrian
b) clearly defined and safe pedestrian access is provided to each dwelling unit.
accesses to dwelling units and Appropriate lighting of pathways will be
accommodation units that are provided.
appropriately lit, visible to others and
directly accessible to units from areas Private and public spaces will be clearly
likely to be used at night; and delineated through the use of fencing
c) clear identification of what is private and landscaping treatments as well as
versus public space by using features building walls and changes in surface
such as low walls, changes in surface texture.
texture or other landscape treatment.
11.46 Minor Recreation/Minor Mixed Use/Open Space Precinct
Not applicable
Comment: The proposed development is able to comply with all the Probable Solutions for the Shire
Business Centre Zone with the exception of the Probable Solution S165.2 for building form, whereby
an Alternative Solution has been provided to satisfy the Specific Outcome.
RESIDENTIAL USES CODE
Table 14-24 — For All Residential Uses
Specific Outcomes Probable solutions Proposal
14.46 Effects of use
Electricity supply infrastructure S1.1 No solution provided. Complies
O1 The development does not adversely The proposed development will be
impact on existing or future electricity adequately serviced by existing
supply infrastructure; electricity supply infrastructure.
AND
O2 All uses and works maintain an S2.1 Development for uses adjacent to Not Applicable
adequate safe distance from electrical or within 50m of an existing electricity
infrastructure including substations, substation incorporates noise
overhead powerlines, power poles and attenuation measures to mitigate noise
transformers. impacts;
AND
S2.2 Buildings and structures (including Complies
swimming pools, sheds, tennis courts or No buildings will be constructed under
outbuildings) are not constructed under overhead electricity lines or easements.
overhead electricity transmission lines,
or within electricity easements;
AND
S2.3 A minimum separation distance is Complies
maintained from the electricity Minimum separation distances are
transmission line to the closest boundary achieved.
of habitable buildings and child activity
areas, as follows—
a) 20m for transmission lines up to
132kV;
b) 30m for transmission lines between
133kV and 275kV; and
c) 40m for transmission lines greater
than 275kV.
Section 29
Specific Outcomes Probable solutions Proposal
Hot Water Systems S3.1 All hot water systems installed Complies
O3 Hot water systems are installed and are— Requirement for a hot water system,
operated to support the efficient use of a) solar systems; or compliant with S3.1, can be conditioned.
natural resources and minimise b) electric heat pump systems; or
consequent pollution such as c) natural gas or LPG systems; or
greenhouse gas emissions. d) any combination of a), b) or c).
Water supply and conservation S4.1 & S5.1 For a Class 1 building Not Applicable
O4 On-site water storage is designed other than a Detached house or The proposed development is within a
and operated to support the efficient Multiple Housing Type 1, outside a reticulated water service area.
use of water; reticulated water service area, a
rainwater tank is to be installed with the
AND following minimum storage capacities—
a) Where no more than 3 bedrooms –
O5 On-site water storage is adequate 45,000 litres; or
for occupants every day use and fire b) Where more than 3 bedrooms –
fighting purposes. 60,000 litres;
AND
c) There is to be on the lot a dam,
swimming pool or water tank accessible
for use by the fire brigade that contains
at least 5,000 litres of water.
Advisory note
The 5,000 litres required can be
included within the water required in
S4.2 or S5.1 providing it is accessible for
the purpose of fire fighting at all times
and not used for other domestic
purposes.
Erosion and sediment control No solution provided. Complies
O6 Development does not cause erosion Development will not cause erosion or
or result in transport of sediments off- Advisory Note result in the transport of sediments off-
site. Persons undertaking development, site.
including building work, are required
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 S7.1 The building entrance is clearly Complies/ Alternative Solution
O7 For Multiple Housing Types 2, 3 identifiable and visible from the street, The proposed building entrances are
and 4, buildings and outdoor spaces are footpath and driveway; unlikely to be visible from the street
designed to protect the personal security frontage; however, building entrances
and safety of residents by allowing for will be easily identifiable from the
natural surveillance. AND communal driveway.
S7.2 The internal path network has Complies
clear sightlines to the dwelling entry and The internal hardstand area will provide
street access points; clear sightlines to each dwelling
AND entrance and street access points.
S7.3 Visitors have direct access to the Complies
entrance without passing through Direct visitor access to the front door of
private outdoor living areas. each dwelling is achieved.
Emergency access No solution provided. Complies
O8 For Multiple housing Type 3, 4 & The parking layout has been designed to
5, site design and layout ensures allow for the efficient ingress and egress
efficient access and egress for of emergency vehicles. Refer turning
emergency vehicles. paths in Attachment D.
Section 30
Specific Outcomes Probable solutions Proposal
Basement drainage S9.1 Enclosed car parking and Not applicable
O9 Buildings and access works are manoeuvring areas are constructed at a No basement is proposed.
designed and sited to protect persons level that permits the parking area to
and property in the event of a flood and drain from the site by gravity means,
power failure. without the need for mechanical
pumping.
Separation of incompatible uses S10.1 Bedroom windows are at least Complies
O10 Development is designed to 3m away from shared driveways or All bedroom windows achieve a
minimise noise carrying between carparking areas of adjacent dwelling minimum 3m separation distance away
dwelling units or accommodation units units or accommodation units. from driveways/ car parking areas. The
by locating noise sensitive spaces such subject site is also enclosed by open
as bedrooms away from noise space zoned land, no dwelling units or
generating areas of the development, accommodation units adjoin the subject
such as carparking areas or mechanic site.
plant and equipment or recreational
facilities.
Mechanical plant & equipment S11.1 Mechanical plant and equipment, Complies
O11 Mechanical plant and equipment including pool and spa pumps, pool Any mechanical plant and or equipment
associated with Residential Uses are heaters, air-conditioning units and are visually integrated into the building
designed and located so as not have an refrigeration units are— plane, do not project beyond the height
adverse impact on the visual amenity of a) where located at ground level, or width of the building when viewed
the site or surrounding areas. screened by fencing 1.5m in height or from the street and adjoining properties
dense vegetation of at least 1.5m in and will be screened from the street and
width incorporating grouped trees and adjoining properties.
shrubs with maximum separation
distance of 1m measured from the
centre of the
plant; and
b) for Multiple housing Type 2, 3 & 4
are visually integrated into the line and
plane of the building and roof design
and do not project beyond the height or
width of the building when viewed from
the street and adjoining properties.
Ancillary recreation uses S12.1 If the use involves ancillary use Not Applicable
O12 Ancillary recreation uses, such as of outdoor courts including tennis No outdoor courts are proposed.
outdoor tennis courts and half netball courts, half courts and netball courts—
courts, do not have an adverse effect on the use complies with the requirements
the amenity enjoyed by users of in Section 2 of PSP8 Tennis and Other
adjacent or nearby premises nor do they Courts;
cause unreasonable disturbance to local AND
fauna through light emissions by
ensuring that all lighting devices are S12.2 Any lit tennis court or sports
limited to those designed and installed court is located at least 60m from the
to: external wall of an existing or approved
a) minimise light spillage on residential dwelling on an adjacent or
neighbouring premises; nearby lot (as measured from the
b) preserve an acceptable degree of centre line of the court);
lighting amenity at the neighbouring AND
premises;
c) provide covers or shading around S12.3 The vertical illumination resulting
lights; from direct, reflected or other incidental
d) direct lights downwards; light emanating from the site does not
e) position lights away from possibly exceed 8 lux when measured at any
affected areas; and point 1.5m outside the boundary and at
f) enable brightness of lights to be any level from ground level upward;
adjusted to low levels. AND
S12.4 Any flood lighting is restricted to
the types that give no upward
component of light where mounted
horizontally (i.e. a full cut off luminaire).
O13 Noise originating from the use of S13.1 The court is not used between
the tennis court does not have a the hours of 10:00pm and 6:30am the
detrimental effect on the amenity of the following day.
area or cause nuisance to neighbouring
residents.
Section 31
Specific Outcomes Probable solutions Proposal
Privacy S14.1 Transparent doors and windows Complies
O14 For Multiple Housing Types 2, 3 are designed and located so they do not The building has been designed such
and 4, building and structures are directly face transparent doors or that no transparent doors/windows will
designed and sited to ensure the visual windows or the private open space directly face the private open space of
privacy of residents of the development areas of other dwelling units within 10 any other dwelling.
and neighbouring properties is metres;
protected. AND
Figure 14-3 Privacy Measures S14.2 Planter boxes, louvre screens, Complies
pergolas, landscaping and architectural Each private open space area is
design of balconies are used to screen adequately screened from other
the ground floor private open space of dwellings.
dwelling units or accommodation units
from upper level units (refer to Figure
14-3 Privacy Measures which illustrates
how trees, awnings, screens, fences and
planter boxes reduce minimise the
ability to directly look into neighbouring
homes and yards).
Access to Sunlight S15.1 Development does not reduce Complies
O15 For Multiple housing, buildings and sunlight to at least 50% of the private The proposed development will not
structures are designed and sited so as open space areas of any adjoining reduce by 50% or more, sunlight
not to unreasonably diminish the residences to less to than 2 hours exposure of adjoining residents‘ private
existing sunlight to adjoining residences between 9am and 3pm on any day of open space.
and associated private open space the year;
areas; OR
S15.2 Where overshadowing by existing Not Applicable
AND structures and fences occurs to more
than 50% of the private open space
areas of any adjoining residences,
sunlight is not further reduced by more
than 20%.
(See Figure 14-4—Preventing
overshadowing)
O16 Multiple housing is designed and S16.1 No solution provided Complies
sited to minimise the extent of shadows The proposed development will not
cast on solar photovoltaic cells on roofs Figure 14-4—Preventing reduce the opportunity of adjoining
of adjoining buildings. overshadowing properties to access sunlight for photo-
voltaic cells.
PLAN – ILLUSTRATES DWELLINGS THAT ARE
SITED TO MAXIMISE SOLAR ACCESS
ELEVATION – ILLUSTRATES BUILDINGS THAT
ARE SITED TO MAXIMISE SOLAR ACESS TO
ADJOINING PROPERTIES THROUGH ROOF
Section 32
Specific Outcomes Probable solutions Proposal
DESIGN AND UPPER STOREY POSITIONING
TO MINIMISE IMPACTS ON PROPERTIES O
THE SOUTH.
DETAILED ELEVATION – THE MEASUREMENT
AT ―*‖ IS 50% OF THE WIDTH OF THE
SOUTHERN PROPERTY. IT‘S NOT AFFECTED
BY SHADOWS FROM THE NORTHERN
NEIGHBOUR, EVEN IN THE MIDDLE OF
WINTER WHEN THE SUN IS LOW.
Sloping sites S17.1 Buildings and structures on Not Applicable
O17 On sloping sites, buildings and sloping sites— The subject site is not a sloping site.
structures are designed to maximise the a) Have a maximum distance of 3m
use of the natural topography and between the ground and the lowest part
minimise the need for cut and fill. of the floor of the building or the
building incorporates undercroft skirting
or screening (eg. timber battens) to the
full height of any undercroft area higher
than 3m above ground level at the
perimeter of the building;
b) are of split level design that step
down the slope or have suspended floor
construction;
c) limit the amount of cut or fill to less
than 2m in depth relative to natural
ground level; and
d) do not result in the spread of fill
beyond the footprint of the building and
associated batters.
Table 14-26 — For Multiple housing Type 4 – Conventional
Specific Outcomes Probable solutions Proposal
Parking & access for visitors & S40.1 No solution provided Complies
service providers Visitor parking is safe, convenient and
O40 Parking and vehicular access is efficient. All visitor cars will be able to
conveniently, safely and efficiently enter and leave the site in a forward
provided for visitors and service motion.
providers;
AND
O41 Visitor carparking spaces are S41.1 Visitor carparking spaces are not Complies
accessible at all times; located behind locked gates. Visitor parking provided will be freely
AND accessible.
O42 Visitor carparking spaces do not S42.1 Visitor carparking spaces are not Complies
hinder the access or movement of any located in tandem with a garage or other Visitor parking is not provided in a
vehicle on-site carparking space. tandem arrangement.
Site facilities S43.1 No solution provided Complies
O43 Waste storage areas, letter boxes The waste storage areas are
and external storage areas are sited and screened. Letter boxes will
designed for attractive visual appearance complement the architectural design.
and function, and complement the
architecture and environs;
AND
O44 High volume pedestrian areas within S44.1 Hard surface is provided to Complies
developments are sealed to provide safe driveways, walkways, entries, outdoor Hardstand areas are provided to all
access and avoid damage to landscaped patios, and in the vicinity of waste high volume pedestrian areas.
open space area; storage areas, letter boxes and clothes
AND lines;
AND
Section 33
O45 Adequate enclosed storage areas S45.1 A weatherproof storage area of at Complies
are provided on-site to meet the likely least 12.6m3 (having a height of at least Each unit provides storage space
needs of the residents. 2.1m and an area of 6m2) is provided within the carport together within
within or attached to each dwelling unit. internal storage cupboards.
This storage space will not contribute to
GFA providing it can be directly accessed
from outside the building and does not
exceed an area of 7m2
Comment: The proposed development is able to comply with all the Probable Solutions of the
Residential Uses Code with the exception of S7.1 for building entrances, where an alternative solution
is provided demonstrating compliance with the Specific Outcome.
LANDSCAPING CODE
A summary of the proposed development‘s compliance with the purpose of the Landscaping Code,
Traffic and Parking is included below.
The purpose of this code is to ensure:
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and
locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and
cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to
protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of
stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density
commensurate with building height, bulk and scale to buffer development and conflicting land
uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: The proposal achieves compliance with the Specific Outcomes/Probable Solutions of the
Landscaping Code as follows:-
The Landscaping Code requires that each dwelling unit provides for landscaped private open
space comprising, for units at ground level, a minimum area of 25m 2 exclusive of the clothes
drying area, with minimum dimensions of 4m and maximum gradient of 1 in 10 (10%). A
minimum private open space area of 25.20m 2 (Unit 22) and maximum private open space of
60.30m2 (Unit 26), with an average private open space area of 30.96m 2 is achieved. All private
open space areas achieve a minimum dimension of 4m.
In accordance with Table 14-56—Standard minimum landscaped areas, dimensions and works for
zones in the Landscaping Code, development in the Shire Business Centre Zone requires a
minimum landscaped area of 15%. The proposed development includes a total landscaped area of
2,502.47m2 (comprising of 193.75m2 Environmental Covenantal Area, 1,781.4m2 Soft Landscaping
and 528.32m2 Hard Landscaping) which is 40.43% of the subject site.
A high quality landscape outcome is proposed that includes feature planting to compliment
building form and provide appropriate streetscape buffering.
Please refer to the Landscape Concept Plan prepared by Anembo Consultants included in Attachment
E. A detailed Landscaping Plan including plant schedule will be provided as part of a subsequent
Operational Works application.
Section 34
ENGINEERING WORKS CODES
DRIVEWAYS AND CARPARKING CODE
A summary of the proposed development‘s compliance with the purpose of the Driveways and
Carparking Code is included below.
The purpose of this code is to ensure:
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a
property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and non-motorised
transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe
and functional and meet the reasonable requirements of the particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Adequate monetary contributions are made in circumstances where Council considers the
provision of external parking will fulfill the parking demand generated by the development and
will not have an adverse impact on existing public parking; and
h) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment: The proposal achieves compliance with the Specific Outcomes/Probable Solutions of the
Driveways and Carparking Code as follows:-
The access arrangements proposed are safe and efficient. The development will not lead to any
adverse safety or road condition impacts in the locality.
All cars will be able to enter and leave the site in a forward motion.
All car parks for the proposed units will be provided in a lockable carport, and separate freely
accessible visitor space will also be provided.
Being located within the Noosa Business Centre the site achieve good connection to established
alternative means of transport (e.g. pedestrian walkways, bikeways and bus stops).
The Noosa Plan car parking requirements outlined in Driveways and Carparking Code have been
achieved; outlined as follows:
Proposed Use Noosa Plan Requirements Required Proposed
Multiple Housing – Type 4 For small dwelling units 30 Residential spaces 30 Residential spaces
Conventional within the Business Centre 11 Visitor spaces
Zone or Shire Business
Centre Zone—1 space per
dwelling unit (this is also a
maximum)
EARTHWORKS CODE
A summary of the proposed development‘s compliance with the purpose of the Eathworks Code is
included below.
The purpose of this code is to ensure:
a) To ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to—
i. land stability (including differential settlement or expansion in reactive soils);
ii. contamination of land;
Section 35
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss of native remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: The proposal will be able to achieve compliance to all Specific Outcomes of the
Earthworks Code. Detailed compliance will be demonstrated in a subsequent Operational Works
Application, to be lodged once the Material Change of Use approval is secured.
EROSION CONTROL CODE
A summary of the proposed development‘s compliance with the purpose of the Erosion and Sediment
Control Code is included below.
The purpose of this code is to ensure:
a) there is no significant environmental harm caused by the effects of erosion and sediment
transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance of land is minimised.
Comment: The proposal will be able to achieve compliance to all Specific Outcomes of the Erosion
Control Code. Detailed compliance will be demonstrated in a subsequent Operational Works
Application, to be lodged once the Material Change of Use approval is secured.
EXISTING SERVICES CODE
A summary of the proposed development‘s compliance with the purpose of the Existing Services Code
is included below.
The purpose of this code is to ensure:
a) Existing Council owned underground infrastructure is protected from potential or actual
damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design of the development.
Comment: The site is currently serviced by all required urban services. The proposal will be able to
achieve compliance to all Specific Outcomes of the Existing Services Code. Existing Council
infrastructure will be protected, or replaced at the developer‘s cost if damaged.
TRANSPORT ROADS AND DRAINAGE CODE
A summary of the proposed development‘s compliance with the purpose of the Transport Drainage
and Works Code is included below.
The purpose of this code is to ensure:
a) Development is consistent with the intentions of the strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor
vehicle travel;
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
Section 36
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of
the private car;
iv. vensure that vehicle access to the development does not compromise the capacity and
safety of the road system;
v. not increase the scale of the road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole of life cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i.e. through sufficient
kerb storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key
development style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or convey
the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and j) Road and
drainage infrastructure does not create any adverse impacts upon environmental values
associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: The proposal will be able to achieve compliance to all Specific Outcomes Solutions of the
Transport Roads and Drainage Code. A detailed assessment of all engineering and works codes will
be undertaken and provided in a subsequent Operational Works application once the Material Change
of Use approval is secured.
WASTE MANAGEMENT CODE
A summary of the proposed development‘s compliance with the purpose of the Waste Management
Code is included below.
The purpose of this code is to ensure:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe and
ecologically sustainable manner and without environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose of
waste generated by the development.
Comment: The proposal will be able to achieve compliance to all Specific Outcomes of the Waste
Management Code. The proposal provides for 8 x 1100l bins within a screened onsite storage area.
This bin provision is in accordance with Planning Scheme Policy No 9 waste management. This area
will be serviced by a hosecock/washdown facility connected to sewer. On site waste
collection/servicing will occur – refer waste collection vehicle turning path in Attachment D. Further
details will be provided in a subsequent Operational Works application once the Material Change of
Use approval is secured.
Section 37
WATER SENSITIVE DESIGN CODE
A summary of the proposed development‘s compliance with the purpose of the Water Sensitive Design
Code is included below.
The purpose of this code is to ensure:
a) all urban development has suitable treatment and reuse systems for all site run-off;
b) all urban development reduces the need for mains water by utilizing run-off from appropriate
areas for applications such as toilet flushing and garden maintenance;
c) pipeless stormwater management systems are utilised;
d) downstream ecosystems, properties and infrastructure are not adversely impacted by either
quantity, levels of inundation or water quality changes caused by development; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Comment: The proposal will be able to achieve compliance to all Specific Outcomes of the Water
Sensitive Design Code. Refer Stormwater Management Plan prepared by Empire Engineering included
in Attachment C.
Section 38
ATTACHMENT B
PROPOSAL PLANS
PREPARED BY REITSMA + ASSOCIATES
[OCR of page images]
ATTACHMENT B
PROPOSAL PLANS
PREPARED BY REITSMA + ASSOCIATES
Section 39
INVER
OF KER
B ON ISLA SEWER MANHOLE
ND SL4.83
Hofmann Drive
IL -0.34
ON ISLAND
INVERT OF KERB
4.50
FIRE HYDRANT
TELSTRA PIT 4.46
TBM E 16.181
n Drive
CONSTRUCTION OF DRIVEWAY AND L LIGHT POL ELECTRICITY PIT
O Screw UNIT BLOCK A FINISHED FLOOR LEVELS CHANNE ELECTRIC
KERB AND
6.878
Hofman
CROSSOVER TO BE IN ACCORDANCE WITH
6000 UPRIGHT 134°50'00" 4.32
in Kerb
Hofmann Drive LOCAL AUTHORITIES REGULATIONS (REFER TO UNITS 01 - 07 BACK OF
129°36'30" 4.25
SEWER PIPE LOCATION TBC
RL 4.91 CIVIL ENGINEERS DETAILS)
AHD GROUND LEVEL TOP OF SLAB R.L. 4.850
4.80 4.71 4.0
ITY PIT
ELECTRIC 4.54
5.0 ELECTRIC LIGHT POLE 4.85
4.75
4.75
4.79
FIRST LEVEL TOP OF FLOOR R.L. 7.900
CONCRE
TE PATH 9
28.57'00" 3.75
EDGE OF
4.81 4.78
TELSTRA PIT 127°58
ELECTRICITY PIT ELECTRIC LIGHT POLE
5.0 3.200 4.84 4.79VALVE
3.50
143°38'30" 3.624 FIRE HYDRANT WATER
8661
TO OMP
4.99
63OMP
TO
4.5 5.05
143°38'30"
28.579 4.87 4.82 4.81 28.579
41
(6.824) 138°25'00" 133°11'30"
EDGE OF GARDEN
4.0 5.00
1:4 (MAX) BATTER
LETTERBOX4.88
2000
EDGE OF GARDEN 4.86
4.93
1800 HIGH RENDERED
BLOCK FENCING CONCRETE ACCESS PATH
NON-COMBUSTABLE FENCING
Table of Contents
NON-COMBUSTABLE FENCING
7336
NON-COMBUSTABLE FENCING
NON-COMBUSTABLE FENCING
NON-COMBUSTABLE FENCING
75
TO OMP
6000
NON-COMBUSTABLE FENCING
4.
TO OMP
6000
NON-COMBUSTABLE FENCING
TO OMP
5.0
NON-COMBUSTABLE FENCING
VP-11
30.46 m2
2700
CONCRETE ACCESS PATH 30.94 m2 30.46 m2 36.11 m2 36.22 m2
4.91 30,000L UNDERGROUND Unit
41.87 m2 42.69 m2 CONCRETE WATER TANK
08 30.65 m2
VP-10
2700
PATH
EDGE
SHEET N0. Drawing Title Scale (Printed on A3) Unit
6200
VP-01
NON-COMBUSTABLE FENCING
28.98 m 2
OF
VP-09 50
CONCRETE ACCESS
30 4.
SWAM
8207
2700
5400
2400
7902
Unit
DRIVEWAY
01 Table of Contents + Site Plan 1:500
6024 27.27 m2
P
NON-COMBUSTABLE FENCING
4.75 09 3.25
4.7
A
UNIT BLOCK Unit
5
Unit 5207
02 Supplementary Site Plan 1:300
0 NON-COMBUSTABLE FENCING
4.5
UNIT BLOCK D
28.54 m 2
29 6000
303°.51691
21
Unit Unit Unit
6200
VP-02
32°1
Unit
33
Unit The text continues on section 40.
Used in these records
Development Application part 2 Report/Plans - MCU11/0254Related documentApplication case desk ↗
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