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Appendix C_Code Compliance Tables
Attached to the e-mail MCU15/0109 IDAS Forms, Planning Report & Engineering Report - Links Drive Noosa Heads.
APPENDIX C – CODE COMPLIANCE TABLES [OCR of page images] ———— ra URBANCONSULTANTS APPENDIX C — CODE COMPLIANCE TABLES
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Page 2
NOOSA HEADS LOCALITY CODE
Note: Only the relevant Specific Outcomes and Probable Solutions of this code have been addressed below.
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENT
Effects of use
No solution provided Complies –The proposal is designed to avoid any significant impacts on
light, air quality, noise, accessibility, or other conditions enjoyed by
users of adjoining and nearby residential development.
No solution provided Complies – The proposal seeks to retain views to the Noosa National
Park adjoining the site to the east and south.
Built form
No solution provided Complies – The proposed density equates to 119 persons, which is
equivalent to 100 persons per hectare.
The proposed density allows for ample opportunity to maintain
natural site characteristics, including natural landforms and native
vegetation along the site boundaries.
Page 3
Alternative Solution – Whilst the design has minimised building height
as far as practicable given the site’s topography, we note that
Buildings D, E, F & G have minor projections above the 8m height
plane. However, these projections are limited to a very small section
of each building as shown on the enclosed Height Plane Projections
dwg no. 7043/DA30 & 7043/DA31.
We argue that the design meets parts (a), (c), (d), (e), (f) and (g) of the
Specific Outcome as well as the Overall Outcomes for the Noosa Heads
Locality Code on the following grounds:
The proposal is fully compliant with maximum density, site
cover, GFA, and building setbacks thereby demonstrating the
proposal is within the anticipated scale of development for
this locality;
The site is located at the end of a cul-de-sac road and is
adequately separated from existing residential development,
therefore there will be no impacts on neighbouring
properties or residents and visual impacts will be largely
internalised to the site;
The buildings employ basement carparking, which effectively
reduces the extent of hardstand area on the site and allows
greater opportunities for deep planting and provision of
large canopy trees to offset any visual impacts of the
buildings;
The external materials of the proposed buildings will display
a natural colour theme comprising mid tone greys and
greens to blend in with the natural environment and
vegetated backdrop, with glass balustrading to ensure
ensure transparency and minimise intrusion of the built
form;
An alternative design that is compliant in building height
would result in a more significant site cover (currently only
30%) and greater extent of hardstand area to accommodate
garages and associated vehicle manoeuvring areas. We
argue the priority for this site is to focus on an overall green
aesthetic through extensive landscaping and species
selection that will assist in screening buildings at maturity.
Page 4
Overall the design presents high levels of residential amenity
and design quality, and respects the scale of existing
surrounding development comprising the Noosa Springs
estate.
Complies – All proposed buildings are set back at least 6m from the
road frontage boundary (for the first 2 storeys) and at least 10m from
rd
the road frontage boundary (for any 3 storey – Buildings D, E F & G).
A 12m building setback is provided to the site’s rear (eastern)
boundary.
A minimum 3m setback is provided to the side (northern) boundary
adjoining Precinct F.
No solution provided Complies – The proposed site cover, GFA and plot ratio present a
compatible building scale with surrounding development and does not
result in excessive bulk to adjacent properties or roads. The design of
the proposed buildings in discrete clusters allows ample opportunities
for soft landscaping between buildings together with adequate
communal recreation areas, on site stormwater management and
vehicular access.
Page 5
No solution provided Complies – The proposed site cover is 30%, which is well under the
allowable 40% under the Code.
2
No solution provided Complies – The proposed gross floor area (GFA) is 4,719m , which is
2
less than the allowable GFA of 4,760m (ie. 119 x 40).
Alternative Solution – The design provides a skillion roof form, with a
pitch greater than 5 degrees. The design does not strictly comply with
the minimum requirement for 600m eaves to 75% of the building
perimeter. Instead, a combination of eaves and window hoods have
been provided to give a varied roof form whilst ensuring an
appropriate micro-climatic response and recognising the resort style
character of existing buildings in the locality.
There are no roof top terraces proposed.
Complies – All dwellings are situated above the minimum habitable
floor level.
Complies - Refer to enclosed Engineering Report at Appendix D for
details on how stormwater drainage is proposed to be collected and
treated on site prior to discharge.
Complies – There is minimal fill proposed as most buildings will be
located in cut (due to basement carparking levels). Any proposed fill
will be for landscape purposes only and will be used to screen
basement levels where these project above the natural ground level.
Page 6
Complies – All resident carparking is located within basement levels.
Visitor parking and the internal driveway/manoeuvring areas are
designed to be gravity drained without the need for mechanical
pumping. Refer to enclosed Engineering Report at Appendix D for
further details.
Complies – Basement carparking will have adequate flood immunity.
Alternative Solution – Buildings have been separated into discrete
clusters to enable stepping of building platforms down the site,
reflecting the natural topography. A small area of the site
representing the historical quarry embankment currently exceeds 1 in
4, however this area will be retained and landscaped as necessary to
ensure structural stability.
Environment, conservation and recreation
No solution provided
Complies – Refer to enclosed Engineering Report (Appendix D),
Bushfire Hazard Assessment (Appendix F) for further details on how
the proposed design will minimise impacts on the environmental
values of the site and surrounds.
It is noted that the majority of vegetation internal to the site is
regrowth species, with existing mature vegetation along the
boundaries to be retained where possible.
Given the engineering constraints of the site, it is necessary to remove
some of the existing vegetation to enable safe design of buildings and
internal driveways.
Page 7
No solution provided Complies – The proposal will not have any adverse impacts on the
adjoining national park, and will provide adequate separation from
existing vegetation via a 12m building setback and a future pathway
link adjoining the site boundary.
Page 8
RESIDENTIAL USES CODE
Note: Only the relevant Specific Outcomes and Probable Solutions of this code have been addressed below.
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENT
Effects of use
Complies – The site is able to be adequately
serviced by electricity infrastructure.
N/A – The site is not located within 50m of an
electricity substation.
Complies – There are no buildings or structures
located under overhead electricity lines or within
electricity easements.
Complies – All buildings are sufficiently separated
from any electricity transmission lines.
Complies – Hot water systems will be provided in
compliance with S3.1.
Page 9
Complies – Building entries will be clearly visible from the internal road. Complies – The internal road and path network will incorporate clear sightlines to all building entries and the main site entry. Complies – Visitors will have direct access to the site and building entries. Complies – Safe and efficient access for emergency vehicles is provided to all buildings. Complies – Refer to enclosed Engineering Report at Appendix D for details on site drainage. Complies – Bedroom windows are located at least 3m from any shared driveway or carparking areas.
Page 10
Complies – Any mechanical plant and equipment, including pool pumps etc., will be adequately screened to ensure minimal visual and noise impacts on residents. Any fencing or structures used to enclose the mechanical plant will be visually integrated into the building design so as not to be visually obtrusive. Complies – All dwellings have been designed to ensure no adverse privacy impacts or overlooking into adjoining dwellings or private open space areas. Complies – All balconies include adequate screening from adjoining dwelling units to ensure adequate privacy is achieved for individual residents.
Page 11
Complies – All private open space areas/balconies will receive adequate solar access as a result of the separation between each building cluster. N/A – There are no existing structures or fences which are impacting on solar access. N/A – The proposal will not cast shadow on any adjoining buildings. Complies – The design is cognisant of the slope constraints of the site and incorporates building clusters that step down the site to reflect the natural topography. Lower level floors of dwellings are not raised more than 3m above ground level, with the maximum distance of approx. 2.1m (NE corner of Building D, resulting from historical quarry embankment). The extent of cut and fill is generally limited, with the majority of earthworks comprising cut to enable construction of basement carparking. Any proposed fill will be limited to the building curtilage and immediately adjoining, including raising natural ground levels around any basement projections and landscaping these areas to assist in reducing visual impacts.
Page 12
For Multiple Housing Type 4 - Conventional
Complies – All resident parking is provided within
enclosed garages or basement structures, with
visitor parking provided at various locations along
the internal driveway. Safe and convenient access
is also provided for service vehicles.
Complies – All visitor parking spaces are freely
accessible by any visitor and are not located in
tandem with a garage or other parking space.
Complies – Refuse collection areas will be
adequately screened and landscaped. A
communal letterbox will be located at the site
entry.
Complies – Pedestrian pathways are provided
throughout the site to ensure safe and convenient
access and avoid damage to landscaped open
space.
Complies – Sufficient storage areas are provided
within individual garages and basement carparking
to meet the needs of residents.