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Appendix D - Medium Density Residentail Zone Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 4 Units and Operational Works over Lots 3 and 4 on RP72986 located at 30 & 32 James Street Noosaville ________________________________Appendix D Appendix D: Medium Density Residential Zone Code
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Appendix D – Medium Density Residential Zone Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 4 Units and Operational Works
over Lots 3 and 4 on RP72986 located at 30 & 32 James Street Noosaville
Medium Density Residential Zone Code
Table 6.3.2.3 Assessment Criteria
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
PO1
Development provides for medium density dual No acceptable outcome provided Complies – Four multiple dwelling proposed.
occupancy and multiple dwellings in a range
of dwelling sizes and styles, which meet the needs
of current and future resident populations
including small households, older persons, people
on low incomes and people with special mobility
needs.
PO2
Alternative models of housing including housing No acceptable outcome provided Complies – ground floor units are accessible
for people with special needs are appropriate and on one level.
where they are in keeping with the medium
density residential amenity and density.
PO3 AO3.1
A secondary dwelling may create permanent No more than one secondary dwelling is Not applicable – no secondary dwellings
housing for an extended family member or other provided on any site regardless of site area. proposed.
member of the household resident in the dwelling
house while protecting the character of AO3.2
the site and the zone. A secondary dwelling:
a) has a maximum gross floor area of
65m²;
b) has no more than two bedrooms;
and
c) does not occur on any property
covered by a Building Unit Plan.
PO4 AO4.1
Sites that are currently used for, or approved for The following sites are retained as relocatable Not applicable
the use of, relocatable home parks or retirement home parks to the general exclusion of other
facilities continue to provide such residential uses:-
accommodation into the future.
a) ‘Noosa Glades’ at 159 Moorindil St
and 44 Tait St, over Lots 2 and 3
on RP220959;
b) ‘Bougainvillea Gardens’ at 141
Cooroy Noosa Road, Tewantin,
over part of Lot 230 on MCH4144;
and
c) 'Cooroy Village' at 1 Ferrells Road,
Cooroy, over Lot 9 RP844021.
d)
AO4.2
The following sites are retained as retirement Not applicable
facilities to the general exclusion of other
uses:-
a) ‘Noosa Outlook Retirement Village’
at 71 St Andrews Drive, Tewantin,
over Lot 5 on SP117231;
b) ‘Riverlands’ at 139 Moorindil St,
Tewantin, on Lot 335 on
RP211082;
c) ‘Laguna Retirement Estate’
between Lake Weyba Drive, Reef
Street and Nannygai Street,
Noosaville, over Lot 3 on
RP159386, Lot 1 on SP141238 and
Lot 1 on RP840222;
d) ‘Noosa Waters Retirement Estate’
at 39 Lake Weyba Drive, Noosaville
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Appendix D – Medium Density Residential Zone Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 4 Units and Operational Works
over Lots 3 and 4 on RP72986 located at 30 & 32 James Street Noosaville
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
over Lot 1 on SP115712; and
e) ‘Noosa Domain Village’ at 35
Walter Hay Drive, Noosaville over
Lot 2 on SP162077.
PO5 AO5.1
Land uses are limited to those which are Land uses do not typically rely on people Complies – residential units proposed.
compatible with medium density living in urban other than residents of the site to be present
neighbourhoods. on the site between the hours of 7:00pm and
7:00am.
AO5.2
Land uses do not result in adverse changes Complies – residential use consistent with the
to the amenity of the residential intent of the residential zone.
neighbourhood by the emission of noise,
vibration, smell, fumes, smoke, vapour,
steam, soot, ash, dust, grit, oil, waste water,
waste products, or radio or electrical
interference.
PO6 AO6.1
Visitor accommodation is limited to formats Home-based businesses allow for up to four Not applicable - not a home based business
compatible with the character and use of the area short term guests to be accommodated within
so as not to cause unreasonable loss of the home of the host while the host remains
residential amenity, having regard to: in residence, such as traditional bed and
breakfast accommodation.
a) the privacy of residents on the subject
property or adjoining properties; AO6.2 Not applicable – not for short term
b) any likely increase in noise to adjoining Short-term accommodation does not: accommodation.
properties; 1. constitute a party house;
c) the scale of the use and its compatibility 2. create noise that would
with the character and uses within the unreasonably impact on the residential
property or surrounding area; amenity enjoyed by the adjoining or
d) retention of the primary residential surrounding properties.
function of an area;
e) the residential function and arrangement AO6.3
of common property; Buildings are designed and orientated so that Not applicable - not visitor accommodation.
f) the impact on the safety and efficiency the majority of outdoor living areas face away Buildings are designed to provide appropriate
of the local road network; from the habitable areas of adjoining setbacks and screening to balconies and
dwellings. outdoor spaces.
g) the impact of waste storage areas on
the visual amenity of the area;
h) the location of waste storage areas in AO6.4
Waste storage areas are screened and Complies - bin store and wash down at rear
relation to sensitive land uses; and of site.
located to the rear or side of a building and
i) any impact on shared
are not located along any frontage to a public
vehicular access or parking.
street or space.
Peregian Beach
PO7 AO7 Not applicable – not Peregian Beach
Offices and health care services are allowed for in Offices and health care services are
conjunction with small dwellings in a mixed use developed in conjunction with residential units
format on premises located on the western side of in a mixed use format providing:
David Low Way (street numbers 233-245),
Peregian Beach, on land described as Lots 16, 17, a) no commercial tenancy exceeds
18, 19, 20 and 22 P9315 and all lots on 250m² gross floor area;
BUP9496. b) non-residential use(s) do not
constitute shops;
c) the total gross floor area of the non-
residential use(s) does not exceed
the gross floor area of the
residential use(s);
d) non-residential uses are limited to
the ground floor;
e) at least one small dwelling is
provided for every 90m² of lettable
commercial gross floor area; and
f) car parking is to be located at the
rear of the building.
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Appendix D – Medium Density Residential Zone Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 4 Units and Operational Works
over Lots 3 and 4 on RP72986 located at 30 & 32 James Street Noosaville
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Built Form Table 6.3.2.3
Building Height
PO8 AO8.1 Complies - building complies with height
Buildings and structures: Buildings and structures are no more than 8 requirements.
metres in building height; and
a) are low rise and present a building
height consistent with structures on AO8.2
adjoining and surrounding premises; Where excavation is required, the maximum
b) are designed to provide an interesting portion of the exposed external façade of
streetscape and complement landform the building cannot exceed 8m in building
changes and landscapes height.
c) do not visually dominate the street or
surrounding area; Editor's note - refer to figure AP3-13A
d) maintain a vegetated skyline;
e) do not unreasonably obscure views or Alternative provision to the QDC
lead to overshadowing of neighbouring
properties;
f) do not exceed two storeys.
Building Scale and Bulk
PO9 No acceptable outcome provided. Complies - building consistent with unit
Development: development that has occurred in the area.
a) is of a scale compatible with
surrounding development and the
particular circumstances of the site; and
b) does not present an appearance of bulk
to adjacent properties, roads or other
areas in the vicinity of the site.
Site Cover
PO10 AO10 Complies – project designer indicates site
Site cover of development: For a dwelling house, site cover does not over 36.8%
exceed 40% of the site area.
a) does not exceed 40% of
the site area; or Alternative provision to the QDC
b) for small dwellings or for development
which provides a ratio of at least
three small dwellings to one
other dwelling, does not exceed 45% of
the site area.
Plot Ratio
PO11 AO11 Complies – project designer indicates Plot
Plot ratio of development: For a dwelling house, plot ration of ratio of 0.4: 1
development does not exceed 0.4:1
a) does not exceed 0.4:1; or
b) for small dwellings or for development
which provides a ratio of at least
three small dwellings to one
other dwelling, does not exceed 0.5:1.
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Appendix D – Medium Density Residential Zone Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 4 Units and Operational Works
over Lots 3 and 4 on RP72986 located at 30 & 32 James Street Noosaville
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Building Setback
PO12 AO12.1 Eaves extend into front and rear boundary
Buildings and structures are designed and sited Buildings and structures meet the following setbacks.
to: minimum boundary setbacks:
Eave intrusion is considered minor and does
a) provide a high level of amenity to users a) for frontages — 6 metres not impact on the amenity of the area or
of the subject site and adjoining b) for side boundaries— obstruct views and still allows for landscaping
premises, including provision of visual of the site.
and acoustic privacy; I. 1.5 metres setback up to
b) not unreasonably obstruct views or 4.5 metres height;
cause overlooking of private open II. 2
space or habitable areas of adjoining metres setback between
premises; 4.5 metres and 7.5
c) provide adequate distance from metres height; and
adjoining land uses; III. 2.5 metres where above
d) preserve existing vegetation that will 7.5 metres height
help buffer development; c) for the rear boundary - 6 metres
e) allow for space and landscaping to be
provided between buildings including Complies - Front setback area able to be
AO12.2
adequate area at ground level for landscaped.
The front 6 metres of the property is
landscaping with trees, shrubs, outdoor landscaped open space, provided that
living and utilities; uncovered visitor parking, or swimming
f) be consistent with the predominant pools protruding no more than 1 metre above
character of the surrounding area; and the ground level, can be as close as 2 metres
g) protect the natural character and avoid from the front boundary.
adverse impacts on ecologically
important areas such as national parks, AO12.3
Not applicable – not a relocatable home
waterways and wetlands. Relocatable homes are set back not less
than:
(a) 6 metres from a road frontage;
(b) 1.5 metres from any
other site boundary; and
(c) 3 metres from an internal road
Not applicable – not on Noosa River
AO12.4
Buildings and structures on premises
with frontage to the Noosa River system are
set back not less than 10 metres from mean
high water spring as shown in Figure AP3-
15A.
Alternative provision to the QDC
Setback to a watercourse in the Noosa Waters AO13
estate, Noosaville For premises adjoining a watercourse within Not applicable
PO13 the Noosa Waters estate no building work,
Land adjoining the revetment wall and for a width filling or excavation works occurs within 4.5
of 4.5 metres serves flood detention and amenity metres from the centre line of the top of the
functions, free of structures and impervious concrete revetment wall.
surfaces.
Editor's note refer to figure 6.3.1.5
Alternative provision to the QDC
Design - Table 6.3.2.3
Streetscape
PO14 AO14.1 Complies – two buildings proposed on site
Development: Development provides visual interest to the with decks and pergolas highlighting the
street and surrounding areas through: individual units. Each building includes a
a) contributes positively to the locality; varied roof line and large decks and eaves.
b) addresses and enhances the a) highlighting individual dwellings and
streetscape by incorporating articulation land uses;
and individual design elements that add b) an asymmetrical design
visual interest to the development; presentation to the street;
c) has a form and architectural scale that c) offsetting or staggering dwellings to
does not dominate the streetscape or provide variation in the frontage;
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Appendix D – Medium Density Residential Zone Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 4 Units and Operational Works
over Lots 3 and 4 on RP72986 located at 30 & 32 James Street Noosaville
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
the surrounding properties; d) varying the roof form
d) does not detract from the visual amenity
of adjoining properties through the AO14.2 Complies – entrance clearly defined.
impact on views, access to sunlight or Buildings have the main entrance easily
overlooking; recognisable from the street and include
e) takes the form of small separate design elements in the front façade such
buildings, rather than large single bulky as verandahs, external stairs, awning or
development; and shade structures and window openings.
f) sits within a landscaped setting.
AO14.3 Complies - length of wall less than 15.
Buildings and structures are designed to: Screen to landscape areas have not been
included in length of wall calculations.
a) have a maximum wall length of 15
metres and external walls
incorporate at least one design
element to add visual interest and
amenity;
b) allow for landscape treatments to
soften the development;
c) avoid more than six dwellings
attached in any one plane; and
d) have no more than four dwellings
are attached along a
street frontage.
AO14.4
For corner sites, the building design Not applicable
addresses both street frontages by:
a) including doors and windows that
front each road; and
b) providing separate
vehicle access points to each road.
Editor’s Note—for examples of designs
see Figure 6.3.2.4 and Figure 6.3.2.5
AO14.5 Not applicable.
For a dwelling house, development provides
visual interest to the street and the
surrounding area through:
a) limiting the vertical distance
between the ground and the lowest
suspended floor to no more than 3
metres;
b) limiting the length of any external
wall in one plane to 15 metres; and
c) ensuring each external wall
includes at least one design
element such as verandahs,
external stairs, window openings,
awnings or porches.
Garages and Carports
PO15 AO15.1 Complies - garages do not face the street.
Garages, garage doors and carports do not Garage doors that face the street are no more
dominate the street or the building design. than 6 metres in width or 50% of the frontage,
whichever is the lesser.
AO15.2
Where multiple garages face the street, they
are separated by a minimum of 2 metres or
are staggered in setback by a minimum of 1
metre.
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Appendix D – Medium Density Residential Zone Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 4 Units and Operational Works
over Lots 3 and 4 on RP72986 located at 30 & 32 James Street Noosaville
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
AO15.3 Complies - garages are not highly visible to
Garages that are visible from the street, but the street.
do not face the street, include a
landscaped setback to the street and provide
articulation, windows or a mix of materials to
provide interest to the garage facade.
Basements
PO16 AO16 Not applicable
Basements: Basements:
a) visually integrate with the building; a) are limited to one access a
b) do not dominate the street maximum of 6 metres wide; and
or building design; b) do not encroach
c) are screened through landscaping; and into building setback areas.
d) do not present as a storey to the street.
Editor's note— refer to Figure
6.9.2
Front fences and walls
PO17 AO17.1 Complies
Front fences and walls are designed and sited to: Front fences or walls are set back an average
a) contribute to the attractiveness of the of 1 metre and are articulated to provide
streetscape; visual interest by stepping the design at a
b) be compatible with the existing maximum of 5 metre intervals.
streetscape character;
c) avoid interference with movement of AO17.2
surface stormwater; Where located on the boundary:
d) allow for casual surveillance of the 1. the solid portion of front fences and
street; walls is no more than 1.2 metres high;
e) provide planting in front of solid fences or
and walls; and 2. the walls contain openings or
f) ensure plantings between the front materials that ensure it is 50%
fence and the footpath does not create transparent and has a height not
an impediment for pedestrians using the exceeding 1.8 metres.
footpath
AO17.3
Solid front fences and walls may be 1.8
metres in height if the property
has frontage to an arterial road or a distributor
road.
AO17.4
The area of land between the front fence and
the boundary is landscaped to screen the
fence from the street however landscaping
does not encroach more than 500 millimeters
into the road reserve or within 1.5 metres of a
sealed footpath.
Editor's note— for examples refer
to figure AP3-4A and figure AP3-4B
Materials and finishes
PO18 AO18 Building utilises a masonry construction with
Development incorporates: Buildings and structures use: screens, decks and pergolas and setbacks
providing variation to the design.
a) materials and finishes that complement a) natural finishes wherever possible;
the surrounding area and integrate with b) a mix of lightweight and textured
the surrounding natural and built external finishes;
environment; and c) masonry construction where
b) a variety of external finishes to provide variation is provided in texture and
an interesting built form and avoid bulky the façade uses a variety of
single plane finishes finishes to break up the surface;
and
d) open or transparent balustrades.
Editor's note—refer to Figure AP3-3B
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Appendix D – Medium Density Residential Zone Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 4 Units and Operational Works
over Lots 3 and 4 on RP72986 located at 30 & 32 James Street Noosaville
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Roof forms
PO19 AO19.1 Complies – Pitched roof form of 5 degrees
Roof forms: With the exception of Noosa Heads and proposed.
Coastal Communities Local Areas, the
a) contribute positively to the local skyline; main roof of the building has a roof pitch no
b) complement the character of the locality less than 5 degrees and has minimum 600
and the topography of the site; millimetre eaves to at least 75% of the
c) avoid box profiles/parapets; and perimeter of the building.
d) do not create opportunities for
overlooking the private open space or AO19.2 Complies – no roof top terrace proposed.
internal spaces of neighbouring Development does not include rooftop
properties. terraces.
AO19.3 Complies – no parapet wall.
The total width of any parapet wall does not
exceed 50% of the width of the front facade of
a building.
Safety and Amenity – Table 6.3.2.3
PO20 AO20.1
Development: Buildings and structures: Complies – building has been design to
minimise overlooking through the use of
a) provides a high level of residential a) are sited and orientated to minimise upper level screens and pergolas as well as
amenity to users of the subject site; and the likelihood of overlooking orientating the upper level decks to face
b) does not unreasonably impact on the the private open space of adjacent inwards.
amenity enjoyed by users of adjoining or residential uses;
nearby premises, including privacy b) avoid reduction of sunlight to at Building has been located along the northern
and access to sunlight. least 40% of the private open boundary of the site to maximise solar access
c) space areas of any adjoining and minimise impacts on properties along the
Editor's note—Provisions for sill height, residences to less than two hours southern boundary.
glazing, screening and window between 9:00am and 3:00pm on
openings are to improve the residential any day of the year;
amenity for occupants. Thermal c) incorporate fencing, landscaping
performance requirements are and screening to mitigate impacts
contained in Queensland Development on adjoining residential uses.
Code MP4.1 Sustainable Buildings.
Energy efficiency requirements are Editor's note— refer to figure AP3-
contained in the National Construction 1A and figure AP3-2A
Code.
AO20.2 Complies.
Transparent doors and windows are designed
and located so they do not directly face
transparent doors or windows or the private
open space areas of other dwellings within 10
metres;
AO20.3 Complies – screening proposed to upper level
Where windows, balconies, terraces, decks and windows.
verandahs or decks overlook or have the
potential to overlook the private open
space of nearby properties or view into
habitable room windows within 10 metres:
a) windows have a sill height of not
less than 1.7 metres above finished
floor level;
b) windows and other openings are
permanently screened to a
minimum height of 1.7 metres to
avoid overlooking;
c) windows and doors use translucent
glazing to obscure views; or
d) windows or balconies are offset by
45 degrees or more.
Editor's note—refer to figure AP3-
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Appendix D – Medium Density Residential Zone Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 4 Units and Operational Works
over Lots 3 and 4 on RP72986 located at 30 & 32 James Street Noosaville
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
1A and figure AP3-1C
AO20.4 Complies
Planter boxes, screens, pergolas,
landscaping and architectural design of
balconies are used to screen the ground
floor private open space of dwellings from
separate upper level dwellings.
Editor's note—refer to figure AP3-1A
AO20.5 Complies – aluminium screens proposed.
Permanently fixed external screening devices
complement the building's external materials
and finishes and may incorporate solid
translucent screens, shutters, perforated
panels or trellises which have a maximum of
50% openings.
Editor's note—refer to figure AP3-1B
PO21 AO21.1
Mechanical plant, vehicle manoeuvring, utilities Communal outdoor recreational facilities Complies – private individual pools provide for
and communal outdoor recreation uses: including swimming pools, spas and sports each unit.
a. do not have an adverse effect on the courts are:
amenity enjoyed by users of adjacent or
nearby premises through emission of a) setback at least 12 metres from the
noise, light, fumes or smoke; and boundary of land in a residential
b. do not cause unreasonable disturbance zone and screened by a 5
to local fauna through light or smoke metre wide buffer densely planted
emissions. with trees and shrubs including
species from 1 metre to 8 metres in
height; or
b) located internally to the
arrangement of buildings on
the site; and
c) not used between the hours
of 9:00pm and 6:30am the following
day.
AO21.2
Not applicable – not a lit court
For a lit sports court:
a) the court is located at least 60
metres from the external wall of an
existing or approved dwelling on
adjoining or nearby premises (as
measured from the centre line of
the court); and
b) the vertical illumination resulting
from direct, reflected or other
incidental light emanating from
the site does not exceed 8 lux
when measured at any point 1.5
metres outside the boundary and at
any level from ground level upward;
and
c) any floodlighting is restricted to the
types that give no upward
component of light were mounted
horizontally (i.e. a full cut off
luminaire).
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Appendix D – Medium Density Residential Zone Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 4 Units and Operational Works
over Lots 3 and 4 on RP72986 located at 30 & 32 James Street Noosaville
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
AO21.3 Proposal able to comply .
Mechanical plant is-
a) located at least 2 metres from the
side or rear property boundaries;
b) where located at ground level,
screened by fencing 1.5 metres in
height or dense vegetation of at
least 1.5 metres in width
incorporating grouped trees and
shrubs with a maximum separation
distance of 1 metre measured from
the centre of the plant;
c) where located above ground level,
enclosed or screened such that it is
not visible from the
street frontage nor adjoining
properties; and
d) visually integrated into the line and
plane of the building and roof
design and does not project beyond
the height or width of
the building when viewed from the
street and adjoining properties.
Editor’s Note— Mechanical plant includes
generators, motors, compressors and pumps
such as air-conditioning or pool equipment.
AO21.4
Waste storage areas, clothes drying areas
and external storage areas are screened from
the street.
AO21.5
Letterboxes and detached carports
complement the architecture and landscaping
of the site.
Environment, heritage and scenic amenity – Table 6.3.2.3
PO22 AO22.1 Complies
Development: For landscape amenity reasons, cut or fill is
less than 1.5 metres in depth relative to
a) has minimal impact on the natural the ground level.
landform of the site;
b) does not lead to erosion or the transport AO22.2 Proposal able to comply
of sediments off site; and Development does not result in sediment or
c) does not lead to the disturbance of other material including building materials or
natural features, buildings or structures waste products being deposited or released
of cultural heritage significance. into the road reserve, stormwater drain or
adjacent properties.
AO22.3 Not applicable
Development on a site adjoining a local
heritage place respects the cultural heritage
significance of the place by mitigating any
adverse impacts on the setting or integrity of
the heritage values.
Editor’s Note— Local heritage places are
identified on the Heritage and Character
Areas Overlay maps in Schedule 2.
PO23 AO23.1 Not applicable –not a sloping site
Development on sloping sites: Building and structures are not constructed
on land with a slope greater than 25%.
a) is visually responsive to the natural
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Appendix D – Medium Density Residential Zone Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 4 Units and Operational Works
over Lots 3 and 4 on RP72986 located at 30 & 32 James Street Noosaville
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
topography and sits within the AO23.2 Not applicable – not a sloping site
landscape rather than dominating it; and On sloping sites, split level buildings with
b) steps down slopes or uses suspended small floorplates, that step down the slope are
floor construction, minimising cut or fill used as an alternative to standard single or
and avoiding benching of the site. double storey construction to
minimise building bulk and benching of the
sites.
Editor's note- refer to Figure
6.9.1A and Figure 6.9.1B
AO23.3
The distance between the ground level and
the lowest part of the floor of
the building does not exceed 3 metres.
Earthworks and drainage – Table 6.3.2.3
PO24 AO24 Proposal able to comply. Stormwater
Filling and excavation for operational works do not Filling and excavation for operational management plan included in Attachment B.
directly, indirectly or cumulatively cause adverse works is designed and constructed to ensure
impacts external to the development site by: overland flow and/or flooding is not worsened,
impeded, or otherwise diverted to adversely
a) causing ponding of water on the site or affect other properties or downstream
nearby land; environments.
b) increasing flooding, which adversely
affects the safety or use of any land
upstream or downstream; or
c) adversely affecting the flow of water in
any overland flow path.
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