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Development Application part 2 of 2 plans - MCU13/0080
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THIS IS THE FIRST PART OF A
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Sunshine Coast
Council [IloodREADY I
are you? www.floodready.gov.au
Flood Search Certificate
This certificate is issued in response to an information request for a property which is located within the
geographical boundaries of Sunshine Coast Council.
The Certifier Pty Ltd Issue Date 19 April 2013
Applicants Name
Applicants Address Po Box 368 Property Number 135345
CLEVELAND QLD 4163 Property Description Lot 67 RP 842163
Address 18 Sunseeker CI NOOSAVILLE QLD
4566
Our Reference Cer13/1300
Email Address [email protected] Issuing Officer PMS
Your Reference C1311709
This certificate is issued in response to an enquiry for the above property:
ENQUIRY DATE: 18/04/2013
REGISTERED OWNER/S NAME: Merino Aaam Pty Ltd
DEFINED FLOOD LEVEL: 2.03m AHD
DEFINED FLOOD EVENT: l%AEP
SOURCE OF INFORMATION: Sunshine Coast Storm Tide Study (Draft), Aurecon, 2012
HIGHEST HISTORICAL FLOOD LEVEL: A flood level has not been recorded for this property.
LOCATION DESCRIPTION OF
A flood level has not been recorded for this property.
RECORDED HISTORICAL EVENT:
DATE OF HISTORICAL EVENT: A flood level has not been recorded for this property.
MINIMUM FLOOR LEVEL: 2.60m AHD (Source Noosa Town Plan)
THIS CERTIFICATE IS VALID FOR 6 MONTHS FROM DATE OF ISSUE.
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Flood Search Certificate (FSCV3-0809) Page 1 of 3
Page 3
~
Sunshine Coast
Council
I n dREADY I
are you? www.floodready.gov.au
Drainage Deficient Areas
D Council advises that the land is in a declared drainage deficient area as shown on Regulatory Map1.5: Flood Prone
and Drainage Constraints Area in Maroochy Plan 2000.
r-::-l Council advises that the land is not in a declared drainage deficient area as shown on Regulatory Map1.5: Flood
L___j Prone and Drainage Constraints Area in Maroochy Plan 2000.
Flood Regulation Lines (for Petrie Creek only)
Council advises that the land is subject to the provisions of Flood Regulation Lines.
D
o Council advises that the land is not subject to the provisions of Flood Regulation Lines.
CLIMATE CHANGE
The advice provided in this certificate is based upon standards relating to current climatic conditions and historically recorded
flood events only. Please be aware, the current standards do not include allowances for future climate change projections in
our region. These projections include but are not limited to; increased rainfall intensity, higher mean sea level and more
extreme weather conditions (e.g. storm surge and tropical cyclones).
QUEENSLAND COASTAL PLAN ADVISORY NOTE
The above Defined Flood Levels and Minimum Floor Levels do not account for increases in sea level due to the predicted
effects of Climate Change. The Queensland Coastal Plan (SPP 3/11) may contain additional requirements in relation to
projected sea level rise due to climate change for development applications within the Coastal Zone, other than development
for a detached house (for which the QCP does not apply).
Further information can be obtained from the Department of Environment and Resource Management, with specific property
searches available through the Departments website at:
http://www.derm.qld.gov.au/environmental_managementlcoast_and_oceans/coastal_managementlcoastal_plan_maps.php
NOTES FOR FLOOD INFORMATION
1. The absence of Highest Historical Flood Level information does not imply that the above property is not subject to
flooding, simply that Council has no record of this property flooding. Applicants are encouraged to make their own local
enquiries.
2. The MINIMUM FLOOR LEVEL is calculated as whichever is greater of either:
(a) 500mm freeboard added to the Defined Flood Level for the site; or
(b) 800mm freeboard added to the Defined Flood Level for the site if the property is located in the Noosa River
catchment only in accordance with the Noosa River Flood Study; or
(c) 500mm freeboard added to the Highest Historical Flood Level appropriate to the site; or
(d) If the property is intended for use as a Hospital or Emergency Services Facility then the Sunshine Coast Regional
Council should be contacted to determine this level.
3. Council advises that if stormwater drainage pipelines/easements exist on the property then no earthworks or building are
permitted in the easement.
4. All buildings shall conform to the relevant Planning Scheme Code in The Noosa Plan.
5. Please be aware of the natural topography in your area. Water runoff which exceeds the capacity of the underground
drainage system (if present) and which concentrates in surface depressions and gullies as it flows down a catchment can
cause localised flooding and is not identified in this certificate.
6. Filling must not cause actionable nuisance in accordance with Queensland Urban Drainage Manual.
7. Council advises that if there are openings to basements these openings require a minimum level at least equal to the
minimum floor level.
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Flood Search Certificate (FSCV3-0809) Page 2 of 3
Page 4
.v
Sunshine Coast
Council I fI ~dREADY I
DISCLAIMERS are you? www.fI~odready.gov.au
Flood information provided by Council should only be used as a guide to the extent of flooding on the property. This
information may be inaccurate or incomplete and it is recommended that purchasers make their own local enquiries with
regard to the flooding and drainage history of the site. NO LIABILITY IS ACCEPTED FOR THIS INFORMATION.
The property information supplied does not represent the highest probable flood level that could occur on this property. A
flood more severe than the level described above may occur, although such events would be rare.
The absence of flood information does not imply that the above property is not subject to flooding, simply that Council has no
flood information for this property flooding.
If there is a history of flooding or drainage issues we recommend you seek professional advice on this matter.
SUNSHINE COAST COUNCIL ACCEPTS NO RESPONSIBILITY FOR THE ACCURACY OF THIS INFORMATION
GLOSSARY OF TERMS
Term Definition
Applicant The individual/s requesting a flood search to be completed for a specified property.
The individual/s that are registered by Council as owning the property for which a flood
Registered Owners
search is requested.
The Australian Height Datum (AHD)is the reference level for defining reduced levels
AHD adopted by the National Mapping Council of Australia. The level of 0.0 m AHD is
approximately mean sea level.
Defined Flood Level A water level derived through mathematical modelling of the Defined Flood Event.
Terminology consistent with State Planning Policy (SPP,2003)which states "Defined Flood
Defined Flood Event Event is the flood event adopted by a local government for the management of development
in a particular locality".
The Annual Exceedance Probability is the likelihood of occurrence of a flood or storm tide
inundation event of a given size or larger in anyone year, usually expressed as a
percentage. For example, if an event has an AEP of 1 %, it means that there is a 1 % risk
1%AEP (i.e. probability of 0.01 or a likelihood of 1 in 100) of this event occurring in anyone year. A
1 % AEP event should not be interpreted as only occurring once in 100 years.
This flood event is also commonly called the 100 year ARI (Average Recurrence Interval) or
Q100.
Is a reference to the document summarising the results of the anticipated flooding relevant
Source of Information
to this location.
Highest Historical Flood
The highest flood water level from all historic events for which Council has records.
Level
Location Description of
A description of the site where the Highest Historical Flood Level was recorded.
Recorded Historical Event
Date of Historical Event The date on which the Highest Historical Flood Level occurred.
The minimum floor level calculated in accordance with the Town Plan through the addition
Minimum Floor Level of the relevant freeboard to th Defined Flood Level and the Highest Historical Flood Level.
Council requires that the higher of these two levels be used as the minimum floor level.
Where a ’regulation line’ has been set by Council to define the limit to which development
Flood Regulation Line
may encroach onto a floodplain, development is undertaken outside such ’regulation line’.
Rainfall Intensity The amount of rainfall occurring in a unit of time, usually expressed in millimetres/hour.
A tidal datum; the arithmetic mean of hourly heights of the sea at the tidal station observed
Mean Sea Level
over a period of time (preferably 19 years). Source: BOM This is approximately 0.0 m AHD
The elevation of water generated by a tropical cyclone above or below the normal
Storm Surge
astronomical tide.
A tropical cyclone is a low-pressure system which develops in the tropics and is sufficiently
Tropical Cyclones intense to produce sustained winds of at least 63 km/h or greater and gusts in excess of 90
km/h near the centre.
A factor of safety usually expressed as a height above the adopted Defined Flood Level. A
Freeboard freeboard tends to compensate for factors such as wave action and historical and modelling
uncertainties.
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Flood Search Certificate (FSCV3-0809) Page 3 of 3
Page 5
UNITYWATER SEWER AND WATER SUPPLY INFRASTRUCTURE LOCATION
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Disclaimer [t)Water Fining Se.er IrI Sewer F~ting - PI’l!!S!luro Sewer Service Recycled Water Emergency Situations
These Maps ere suppled under the following condilions:-
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Mapping details 81t1 suppled from Information contained In Unlywater’s records which may have been sewer Pump Station
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furnished to Unllywatllf by other persons. Unitywater gives no warranty or guarantee of any kind. expressed.
implied. OfstlltutOry. to the correclneu ~ 80CUrCy of the map details or the degree of compliance with any
standards In this malt .
Persons making decisions with finandat or lega’ implcations must not rely upon the
map delsNs shown on Ihlsplallor the purpose of delerminr,g whether any particular facts or circumslces
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Page 6
Planning Report Multiple Units x 3 Impact Assessment 18 Sunseeker Close Noosaville 4556 Prepared by: Debra Wood Town Planning Consultant The Certifier Pty Ltd Ph: 07 38218703 Email: [email protected] for Liberete Adventures
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3May2013 18 Sunseeker Close the certifier
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18Sunsee/{gr Crose the certifier
Table of Contents
Executive Summary ..........................................................................................................6
Site Details .........................................................................................................................6
Surrounding Area .............................................................................................................. 7
Planning Framework...............................................................................................~......... 8
Proposal.............................................................................................................................8
State Planning Policies..................................................................................................... 8
Regional Plan..............................................................................................................:......8
Level of Assessment.............. ..........................................................................................
9
Overlays..............................................................................................................................9
Noosaville Locality Plan -
Overall Outcomes ...............................................................
9
Applicable Codes ............................................................................................................
11
Noosaville Locality Plan Code................................................................................................11
Division 6 -
Residential Uses Code.......................................................................................23
Division 17 -
Landscaping Code ............................................................................................28
Division 13 -
Driveways and Carparking Code.....................................................................35
Division 14 -
Earthworks Code ..............................................................................................37
Division 15 -
Erosion & Sediment Control............................................................................40
Division 16 -
Existing Services Code....................................................................................41
Division 19 -
Waste Management Code................................................................................42
Other Engineering Works Codes ...........................................................................................44
Conclusion .......................................................................................................................45
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3’May2013 18Sunseeli,gr Crose [OCR of page images] 3May2013 18 Sunseeker Close the certifier
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18Sunsee~r Crose the certifier
Summary
I ’.
I Local Government Area Sunshine Coast Council
Site Address 18 Sunseeker Close Noosaville 4556
r
Lot 67 on RP842163
I Property Description
I
931m2
I Site Area
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Scheme The Noosa Plan
I Planning
I
Noosaville
Locality Plan
I
,
Zone Attached Housing Zone
I
I
Flood Hazard Area
I Overlays
Acid Sulfate Soils
I
"
Details of Proposal Multiple Units x 3
;
I
: Definition Multiple Housing -
Type 4
r-""__""’-"" --~-~--"-......,..,..,.
. Referral Agencies No
i
I
I
I Level of Assessment Impact
I -
~
..
I Public Notification Yes
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Executive Summary
The purpose of this report is to provide a detailed planning report for proposed Multiple Units x
3. The 2 storey units are to be constructed on a 931 m2 vacant lot and will consist of 2 x 3
bedroom units and 1 x 2 bedroom unit.
The lot is located in the Attached Housing Zone.of the Noosa Plan. The lot is constrained by the
Flood Hazard Area Overlay. As such, the units have been designed with a minimum floor level
of 2.6m AHD as stated in the submitted Flood Search provided by Sunshine Coast Council.
Under the requirements of the Nopsa Plan the proposed development is Impact Assessable.
This report demonstrates that the proposed Multiple Units comply with the Probable Solutions
and Specific Outcomes of the relevant Codes and the Overall Outcomes of the Noosaville
Locality Plan. The proposal should therefore be granted approval.
Site Details
The 931 m2 vacant site is located at 18 Sunseeker Close and described as Lot 67 on RP842163.
The lot is zoned Attached Housing under the Noosa Plan and is subject to the provisions of the
.
Noosaville Locality Plan.
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Figure 2: Streetview -
18 Sunseeker Close (sourced google maps)
Surrounding Area
The surrounding area south of Gibson Road and to the south, east and west of the subject lot is
Attached Housing Zone. The majority of lots have been developed with multiple units (figure 3).
Figure 3: Zoning and local Boundaries (sourced see mapping)
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the certifier
Planning Framework
The planning framework relevant to the development at the time of this report comprises the
Sustainable Planning Act 2009 (SPA)and the Noosa Plan.
Proposal
The proposed development is for Multiple Units x 3. The 2 storey units are to be constructed on
a 931 m2 vacant allotment and will consist of 2 x 3 bedroom units and 1 x 2 bedroom unit.
Units 1 & 2 consist of a double garage, office, bathroom and laundry on the lower floor, a paved
area is provided at the rear of the dwelling at ground level. The upper floor consists of 3
bedrooms, a combined kitchen lounge and dining room and bathroom. A full length deck which
is accessible from the living area is provided at the front of the dwellings. A small deck at the
rear is accessed from bedroom 1.
Unit 3 consists of a 2 bedroom unit with a single garage, bedroom, office, bathroom and laundry
on the lower floor. The lower floor has a paved courtyard at ground level. The upper floor
consists of a combined kitchen, dining and lounge room, the main bedroom with a two way
ensuite and a deck located on the northern side of the dwelling accessible from the living area.
The lot is located in the Attached Housing Zone of the Noosa Plan, Multiple Units are consistent
development within the zone. The lot is constrained by the Flood Hazard Area Overlay. As such,
the units have been designed with a minimum floor level of 2.6m AHD as stated in the submitted
Flood Search provided by Sunshine Coast Council.
The reduced side setbacks on the eastern side and rear setback on the northern side of the
development adjoining the pathway are considered to comply with the Specific Outcomes of the
relevant codes and will not cause nuisance or overbearing development to adjoining residential
lots.
State Planning Policies
State Planning Policy :’, Compliance
SPP 2/10- South East Queensland Koala The subject lot is not located in a priority koala
Conservation State Planning Regulatory assessable development area.
provisions
SPP3/11 -
Coastal Protection The proposed development is not located in a
Coastal Management District.
Regional Plan
The subject lot is located in the Urban Footprint of the South East Queensland Regional Plan.
The development is consistent with the intent of the designated area.
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Level of Assessment
The site is within the boundaries of the Noosa Plan. The development is described in the Plan
as a Multiple Housing Type 4 -
Conventional. The level of Assessment for the development is
identified in Table 11.3 of the Noosaville Locality Plan as follows:
Defined Use or Use Class Assessment Category Relevant Assessment Criteria
Residential Uses -
Multiple housing if not Impact assessable if- i. Noosaville Locality Code;
located at Ivory Palms c) Multiple housing Types 3, and
Resort 73 Hilton 4 or 5; ii. Residential Uses Code;
Terrace on Plan and
GT102758; iii. Landscaping Code; and
iv. Engineering Works Codes;
Overlays
The site is subject to the following overlays in the Noosaville Locality Plan:
. Flood Hazard Area (subject to minimum floor height)
Acid Sulfate Soils
Noosaville Locality Plan -
Overall Outcomes
The proposed development is impact assessable and therefore requires assessment against
the whole planning scheme. The following table demonstrates the proposed development
compliance with the applicable Overall Outcomes of the Noosaville Locality Plan.
11.8.2 The Overall Outcomes sought for the Noosaville Locality are as follows:
Overall Outcomes Compliance
a) New uses and works are located, designed a) The proposed multiple units x 3 are
and managed to-
located in an established residential
i be compatible with other uses and works;
area within the Attached Housing Zone.
ii maintain the safety of people and works;
iii avoid significant adverse impacts on the Multiple units are consistent
amenity enjoyed by users of other developments within the zone.
premises, including acoustic and visual qualities;
and iv avoid significant adverse effects on the The development will not unduly
natural environment, including native
impact on the natural environment or
habitat removal, fragmentation and attrition;
visual and acoustic amenity of adjoining
uses.
b) Noosaville retains its role as a focus for visitor
accommodation and services in the Shire;
b) The development will not detract from
c) Attached accommodation is focused on the Noosavilles visitor accommodation or
areas closest to the Noosaville Business Centre,
services.
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18Sunsee r C{ose the certifier
in areas with good public transport facilities and c) The Multiple Units are proposed in the
in areas with ready access to the recreation Attached Housing Zone,which is close
features of the locality.
to the business centre, public transport
and recreation facilities.
d) Urban detached housing is contained to the
Detached Housing, Semi-Attached Housing &
Attached Housing Zones. d) No detached housing proposed.
e) The resident population is accommodated in e) The proposed multiple dwelling are
both Detached housing and Multiple housing
designed with a high level of amenity
forms with high levels of residential amenity;
for the residents.
f) Substantial sites are protected for resort
developments where they focus on Noosa’s f) With a lot size of 931m2,the site is not a
natural low key outdoor appeal and cultural substantial site and is suitable only for
values; Multiple Dwelling Units as indicated by
the allocated zoning.
g) The mixed urban character of Noosaville is
maintained through the retention of older building
forms and the introduction of new buildings that g) The subject site is vacant. The design
complement old lightweight building materials proposes rendered block work for the
and pitched roof forms that contribute to the lower floor and light weight fibre
skyline; ceme_nt sheeting for the upper floor.
The design is considered to complement
h) -
NA
the existing buildings and other
i) -
NA multiple units in the area.
j) -
NA h) NA
k) -
NA
i) NA
I) -
NA
j) NA
m) -
NA
k) NA
n) The function, safety and visual amenity of the
Noosa’s major road network are
I) NA
protected;
0) -
NA m) NA
p) -
NA n) The proposed development will not
affect the function, safety and visual
q) -
NA
amenity of the major road network.
r) For the Attached Housing Zone-residents
and visitors are accommodated in predominantly 0) NA
Multiple housing forms that-
i contribute to a high level of residential amenity, p) NA
design quality and safety; ii respect the scale and
character of the streetscape and surrounding
q) NA
development; and
iii are located within convenient access of
r) The proposed development is located in
employment centres, goods and services, public
transport and community facilities; the Attached Housing Zone and
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18 Sunseeli.!r Crose the certifier
represents a development with a high
level of residential amenity.
The 2 storey units are of a scale that is
compatible with the surrounding
development and will respect the
existing streetscape The subject lot is
located close to business and shopping
centres, transport and services.
Applicable Codes
The development is assessable against the following codes:
. Noosaville Locality Code
. Residential Use Code
Landscaping Code
.
Engineering Works Code
Noosaville Locality Plan Code
Specific Outcomes Probable Solutions Compliance
General
11.9 Effects of use
Amenity The proposed use for Multiple
01 Uses are located, designed No solution provided Units is residential use only.
and operated to avoid
All externalities resulting from
significant adverse changes to
the use are those that would
the light, air quality, noise,
be expected in a residential
accessibility or other conditions
enjoyed by users of associated, area.
adjoining or nearby uses.
Proposal complies
Major Road Network No solution provided The development will not
02Through traffic in Noosaville affect the existing road
uses Gibson Road or Eenie
network.
Creek Road, ensuring the visual
amenity of Gympie Terrace is
protected with a consequent Proposal complies
enhancement of visitor and
recreation opportunities and
benefit to businesses along
Gympie Terrace.
Visual amenity No solution provided The development will not
03The visual amenity and
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18Sunseeli.!r Crose
the certifier
character surrounding the major affect the visual amenity and
road network is protected and character of the existing road
enhances the recognisable
network.
entrance to Noosaville
through-
a) retaining and enhancing the Proposal complies
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 No solution provided The proposed development is
04 The separate identities of consistent with other
the various residential
development within the
neighbourhoods remain
attached Housing Zone of the
important and distinct elements
of the residential character of Noosa Plan.
Noosaville.
Proposal complies
Lake Entrance Boulevard No solution provided Not applicable.
05There is no increase in the
number of lots that gain access
via Lake Entrance Boulevard.
Airport Not applicable.
06 Development and use of
premises within 750m of the
airport do not cause an
obstruction or other potential
hazard 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;
c) providing very bright lighting
or lighting similar to runway
lighting, which can distract or
confuse aircraft pilots;
d) interfering with navigation or
communication facilities;
e) emissions that may affect
pilot visibility or aircraft
operations; and
f) transient intrusions into the
ort’s onal airs
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See Figure 11.1 -
Airport traffic
area
11.10 Built form
Density No solution provided The proposed development is
07The density of development located within the Attached
within the site area-
Housing Zone and proposes 2
a) is compatible with
x3 bedroom units and 1 x 2
surrounding development;
and bedroom unit on a 931m2 lot.
b) does not exceed-
07 b)ii prescribes a maximum
i. for the Semi-Attached
density of 100 persons per
Housing Zone: hectare in the zone. Which is
A. for sites between 500m2 and
the equivalent of 9.31
599m2 inclusive-4.8 persons;
B. for sites 600m2or more - persons on a 931m2 lot.
6.6 persons or 100 persons per
hectare whichever is the higher; The proposed development
will have a total of 8
ii. for the Attached Housing
bedrooms with a density that
Zone a maximum population
is compatible with the
density of 100 persons per
hectare with the exception of surrounding multiple unit
Lot 21 on RP815864 situated at developments.
11- 13 William Street which has
an allowable population density The proposal is therefore
of 320 persons per hectare
considered to comply with
exclusively for the purpose of a
Performance Criteria 07 a).
visitor hostel
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
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18Sunsee/igr Crose
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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 58.1 Buildings and other The 2 storey buildings will
08 Buildings and other structures have a have a maximum height of
structures- maximum building height of-
6.687m from NGL, less than
a) are low rise and have a visual a) if in the Attached Housing
the maximum 8 metres
bulk and an architectural scale Zone -
8m,with the exception of
consistent with structures those properties with frontage to prescribed.
on adjoining or nearby land; the following streets: Russell
-
b) do not exceed a building St, William St and Howard St, or Proposal complies
height of- Weyba Rd, James St and Albert
i. for the Attached Housing Zone St north of their intersections
2 storeys unless located on with Elizabeth St (as well as
property with frontage to the properties fronting Gympie
following streets: -
T rrace or Noosa Parade
Russell St, William St and between Weyba Road and
Howard St, or Weyba Rd, Russell Street) where they have
James St and Albert St a maximum building height of
north of their intersections with 12m;
Elizabeth St (as well as
properties fronting Gympie b) if in the Visitor Mixed Use
Terrace or Noosa Zone -12m;
Parade between Weyba Road
and Russell Street), where they c) if in the Business Centre or
are not to exceed a maximum Industry Zones -
10m;
building height of 3
storeys; d) if in the Shire Business
ii. for the Visitor Mixed Use Centre Zone -
8m, except in
Zone- 3 storeys, although Precinct E1 or E2 where
present only 1-2 storey fa ades 12m or in Precinct REC/MU
to Gympie Terrace; where 6m;
iii. for the Shire Business Centre e) in all other zones-8m.
Zone- 2 storeys, except in
Precinct E1 and E2
where 3 storeys and Precinct
REC/MU where 1 storey; and
iv. for all other zones- 2
storeys;
c) do not visually dominate the
street or surrounding spaces;
d) preserve the amenity of
surrounding land;
e) ensure that development
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18 Sunsee r Crose the certifier
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 The development generally
09 Buildings and other S9.1 Buildings and structures
complies with the setbacks
structures are appropriately comply with the setbacks identified in Schedule 1 (Refer
designed and sited to- identified in Schedule 1 -
to Schedule 1- next table).
a) provide amenity for users of Minimum Boundary Setbacks.
the premises as well as
preserve the visual and acoustic The reduced side and rear
amenity of adjoining and nearby setbacks are adjoining public
properties; areas and do not adjoin
b) provide adequate distance
neighbouring residential lots.
from adjoining
land uses;
c) allow space for required Units 1 & 2 are designed at the
vehicle parking; same angle as the existing
d) preserve any existing units at Number 16 Sunseeker
vegetation that will buffer the Close and will therefore
proposed building; maintain the visual continuity
e) allow for landscaping to be
in the street. The units at
provided between buildings;
f) maintain the visual continuity number 16 are also located
and pattern of buildings and close to the eastern boundary
landscape elements within the resulting in a development
street; located on the far side of the
g) avoid large areas of
adjacent resident lot.
continuous wall planes by
varying the building setbacks
and using appropriate The siting of the units at
techniques to provide visual number 16 and the public
relief; and pathway between the 2 lots
h) help protect the natural increase the separation of the
character and visual
buildings along the boundary.
amenity of the Noosa River
system and other watercourses
As units 1 & 2 are designed on
an angle the bulk of the
building within the boundary
setback is reduced.
The reduced side setbacks will
not cause a reduction in solar
access to the adjOining lots.
The rear boundary also does
not adjoining a residential
allotment. The reduced rear
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setback of Sm (6m prescribed)
front Gibson Road.
The part of the building within
the prescribed setback
consists of part of an open
verandah and eaves. It is
considered that the slightly
reduced setback will not cause
undue impacts on the
adjoining residential lots and
will maintain visual continuity
with the landscape and the
street.
The proposal is therefore
considered to comply with the
relevant elements of
Performance Criteria 09.
Site cover, gross floor area No solution provided 010 The vacant lot is clear of
-
and plot ratio
any existing vegetation. The
010 The site cover, gross floor
development has been
area and plot ratio of buildings
and other roofed structures- designed with an area of
a) results in a building scale that approximately 340m2for
is compatible with surrounding general landscaping, in
development; addition to private landscaped
b) does not present an areas which are an adequate
appearance of bulk to adjacent size to provide clothes drying
properties, roads or other areas
and other facilities for each
in the vicinity of the site;
unit.
c) maximises the retention of
existing vegetation and allows
for soft landscaping between Vehicular access is provided to
buildings; each unit in addition to visitor
d) allows for adequate area at car parking space,with all
ground level for outdoor
vehicles being able to leave
recreation, entertainment,
clothes drying and other site the lot in a forward manner.
facilities; and
e) facilitates onsite stormwater Stormwater can be directed to
management and vehicular the lawful point of discharge
access.
on the street. Relevant
conditions regarding
011 Site cover-
stormwater can be included in
a) for a class 1 or class 10a
structure within the Detached the development permit.
Housing Zone, does not
exceed-
011- The site cover for the
i for a single storey building -
development is approximately
50%; or
36.3%, less than the maximum
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ii for a building of 2 or more 40% prescribed for the
storeys 50%
-
Attached Housing Zone.
on the ground floor and 30% for
the upper storey(s), or 40% for
all storeys for a building of 2 or Proposal complies
more storeys;
b) for other classes with the
Detached Housing Zone, does
not exceed-40%;
c) for the Semi-Attached
Housing Zone does not
exceed 40%;
d) for the Attached Housing
Zone does not exceed 40%;
e) for the Visitor Mixed Use
Zone does not exceed 40%; or
f) for the Shire Business Centre
Zone in Precincts E1, E2, E6
and E7 does not exceed
50%.
012 For the Semi-Attached 013 The maximum allowable
-
Housing Zone buildings do not population by lot size is 9.31
exceed a plot ratio of 0.45:1
persons. 9.31 x 40m2 is a total
of 372.4m2. The combined
013 For the Attached Housing
Zone the maximum gross floor Gross Floor Area of the
area is equivalent to the buildings is 372.2m2,
maximum allowable population
in persons multiplied by 40m2. The proposal therefore
complies with 013.
014 For the Visitor Mixed Use
Zone, the maximum
gross floor area equals the
allowable population in
persons multiplied by 40m2,
provided that the gross
floor area does not exceed
13,600m2.
015 For the Business Centre
Zone, outside of the
Mary StreetlThomas 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.
016 Within the Shire Business
Centre Zone, the maximum plot
ratio for development within the
following precincts is -
a) Precincts B 1 and B2
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18 Sunsee r Crose the certifier
combined- 0.5:1;
b) Precinct 83- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6;
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.
017Buildings and other works 517.1 For new buildings or 517.1- The proposal complies
are designed and sited to- structures or additions of more with the designated minimum
a) provide flood free access to than 50m2 gross floor area
floor level of 2.6m AHD as
premises and .flood free to an existing building or
specified in the submitted
habitable areas; structure, floor levels for
habitable rooms are not less Flood Search provided by
b) allow only minor, short term
and infrequent flooding of non- than the specified minimum floor Sunshine Coast Council.
habitable areas; levels;
c) ensure carparking areas can AND
Proposal complies
be adequately drained; 517.2 Where Council
d) ensure drainage does not infrastructure is available-
517.2 -
The stormwater is
adversely impact upon other a) any drainage (including
premises; and buildings and yards) flows to capable of being directed to
e) ensure filling or excavation that infrastructure; and the lawful point of discharge
does not adversely impact upon b) the infrastructure has the on the street. Relevant
other premises by- capacity to accept any additional conditions of approval can be
i. causing ponding on the site or loading; included in the development
nearby land; AND
ii. increasing flooding, which 517.3 For Residential Uses- permit.
adversely affects the safety or a) where slab on ground
use of any land upstream and construction is used, filling does Proposal will comply
downstream; and not extend more than
iii. adversely affecting the flow 1 m beyond the building footprint 517.3 -
The lot is relatively flat
of water in any overland flow and access to car parking areas,
minimal fill will be required to
path. measured from the outer walls
raise the level of the lot to
of the building; or b) the design
consists of a suspended floor flood immunity for the
construction; habitable rooms.
AND
517.4 Car parking and
Proposal complies
maneovering areas are
constructed at a level that
permits the parking area to drain
from the site by gravity
means, without the need for
mechanical pumping;
AND
517.5 Basements for residential
uses have flood immunity above
the Q 100 where alternative
means to mechanical pumping
are used to achieve such
immunity; or
517.6 Basements for non-
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residential uses have flood
immunity above the Q1 00 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 S18.1 Buildings and associated The lot is relatively flat. The
018 Development on sloping accessways are not constructed access will be less than 1 in 4
sites- on land with a slope greater than
with minimal cut and fill.
a) is responsive to the natural 1 in 4 (25%);
topography of the AND
site and minimises cut and fill; S18.2 Buildings are of split level Proposal complies
b) does not visually dominate design that step down the slope
the hill slope or or have a suspended floor
interrupt the skyline; construction;
c) is integrated with the natural AND
site characteristics including S18.3 Cut or fill is less than 2m
vegetation; and in depth;
d) for Multiple housing, takes AND
the form of small separate S18AThe distance between the
buildings; ground and the lowest part of
AND the floor of the building does not
019 On sites which are visible exceed 3m to avoid large
from the major road network, under building areas;
areas of
public open space, the AND
Noosa River or the beaches S18.5 Buildings present no more
new buildings and structures than 3 storeys at anyone point.
including outbuildings, are S19.1 No solution provided
designed so as not to
dominate or detract from the
scenic and environmental
qualities of the site and its
setting.
Roof form S20.1 With the exception of The roof has a 6 degree pitch
020 Rooflines- buildings within the Industry with 600mm eaves to more
a) contribute positively to the Zone, the main roof of the than 75% of the perimeter. No
local skyline; building has a roof pitch no less
rooftop terraces are proposed.
b) complement the character of than 5 degrees and has
the locality; minimum 600mm eaves to
c) are articulated, pitched or at least 75% of the perimeter of Proposal Complies
skillion; the building;
d) avoid low pitched (eg. less AND
than 5 degrees) or S20.2 Buildings and structures
box roof profiles/parapets; and do not include roof top terraces.
e) do not create opportunities
for residents to overlook the
private open space areas of
neighbouring properties.
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Materials and finishes 521.1 With the exception of The dwelling will be clad in a
021 Buildings and other buildings within the Industry mixture of rendered block
structures use materials Zone, buildings walls for the lower floor and
and finishes that complement a) use a mix of lightweight and
the Noosaville character and textured external building
light weight fibre cement
integrate with the surrounding materials, including timber sheeting for the upper floor.
natural and built environment. finishes; or
b) use masonry construction The balustrades will be a
where variation is provided in mixture of open timber and
texture, detailing and the like; semi transparent materials.
c) use open or transparent
balustrades;
and The materials and finishes are
d) incorporate open balconies. onsistent with the Noosaville
character and will compliment
the area and surrounding
buildings.
Proposal complies
11.11 Environment, conservation and re reation
022There are no significant No solution provided The lot is a vacant and cleared.
adverse effects on
No significant vegetation will
biodiversity, native vegetation,
be removed as part of the
native fauna habitat,
landscaped quality, water development.
quality or cultural heritage Proposal complies
values, including those related
to-
a) changes to natural drainage;
b) management of fire risk;
c) erosion and the transport of
sediments off site;
d) unmanaged public access;
e) effluent disposal72;
f) changes to fauna habitat and
behaviour; and
g) disturbance of buildings and
features, including natural
features of cultural heritage
significance.
Open space network 523.1 Open space corridors and The proposed development is
023An integrated open space existing native vegetation in located in an established
network is established areas indicated in Schedule 5 -
residential area. The
throughout the locality and- Map 4 are protected from
development will not affect
a) allows for both passive and fragmentation and
active recreational encroachment by development. existing open space corridors.
pursuits;
b) provides safe and convenient 524.1 No solution provided Proposal complies
connectivity for pedestrians and
cyclists to neighbourhood
centres, community services
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and other key destinations such
aspublic 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
024 Physical and visual links
between public open space
areas and watercourses are
retained.
Pedestrian and bicycle
pathways S25.1 Pedestrian and bicycle The proposed development is
025 Safe and convenient
pathways are provided and located in an established
pedestrian and bicycle retained where indicated in
residential area. The
pathways are provided and Schedule 5 -
Map 2;
retained between and AND development will not affect
around key destinations existing pedestrian and bicycle
including- S25.2 Contributions toward a pathways.
a) an east-west link between the Pathways Network are provided
Tewantin & Doonan Locality in accordance with PSP20.
Proposal complies
and the Noosa Heads
Locality along the Noosa River
foreshore;
b) a north-south link between
the Shire Business Centre and
Wallace Park to the Noosa
River foreshore
c) recreation areas off
Shorehaven Drive and
Seacove Court;
d) scouting facilities at Gympie
Terrace and Gibson Road;
e) the Australian Rules field at
Weyba Road; and
f) camping and caravanning
facilities at Munna Point.
Foreshore character
026 The natural landscape No solution provided. Not applicable.
character and vegetation along
the foreshore areas of the
Not located adjacent to the
Noosa River, Lakes Doonella
and Weyba and Eenie Creek, foreshore.
Noosa National Park, Keyser
Island and Weyba Creek
Conservation Parks is
protected.
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Watercourses
027The environmental, No solution provided Not applicable.
economic, amenity and
transportation values of the
Not located adjacent to the
Noosa River system are
river system.
protected.
Schedule 1 The Noosa Plan
-
Minimum Boundary Setbacks
Table 1.1 - Minimum Setbacks for Zones
Attached Housing Zone
Table 1.3 Exceptions for specific uses
-
Multiple housing Type 4 Conventional
-
Compliance
Frontage-6m for 2 storey buildings or The setback to the 2 storey building is a
for 3 storey or 4 storey buildings-6m for the first
minimum of 6 metres from the front boundary.
2 storeys and 10m for any storey thereafter
Side boundaries-half the building height in The roof form of the development is generally
metres calculated at that same point provided skillion. The maximum height is approximately
that on any gable roof the calculation shall be 6.27m from NGL. The point of the roof where
measured to half the height of the gable the side setback is closest is approximately
S.2S0m, requiring a setback of approximately
Rear boundary-6m for 2 storey buildings or for
2.62Sm.
3 storey or 4 storey buildings-6m for the first 2
storeys and 8m for any storey thereafter
Where there are 2 or more buildings proposed to The minimum setback on the eastern side
be developed on one site, the distance between boundary is 770mm.Therefore the setbacks do
any part of a building and any part of another not comply with the probable solution.
building on the same site shall not be less than
However, the proposal is considered to comply
1.5m plus O.5m for each storey of the building
with the Specific Outcomes of the applicable
with the greatest number of storeys
codes (see element 09 of the Noosaville
Locality Code above).
The rear setback to the rear 2 storey unit has
been reduced to from 6m to 5 metres.
However, the proposal is considered to comply
with the Specific Outcomes of the of the
applicable codes (see element 09 of the
Noosaville L cality Plan above).
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Division 6 -
Residential Uses Code
Specific Outcomes Probable Solutions Compliance
14.46 Effects of use
Electricity supply S1.1 No solution provided The proposed development is
infrastructure S2.1 Development for uses not located near an electricity
01 The development does not adjacent to or within 50m of an substation or easement.
adversely impact on existing or existing electricity substation
future electricity supply incorporates noise attenuation
Relevant conditions of
infrastructure; measures to mitigate noise
AND impacts; approval can be included in the
02All uses and works maintain AND development permit.
an adequate safe distance from S2.2 Buildings and structures
electrical infrastructure (including swimming pools,
Proposal
including substations, overhead sheds, tennis courts or
powerlines, power poles and outbuildings) are not
transformers. constructed under overhead
electricity transmission lines, or
within electricity easements;
AND
S2.3 A minimum separation
distance is maintained from the
electricity transmission line to
the closest boundary of
habitable buildings and child
activity areas, as follows-
a) 20m for transmission lines up
to 132kV;
b) 30m for transmission lines
between 133kV and 275kV; and
c) 40m for transmission lines
greater than 275kV.
Hot Water Systems14 S3.1 All hot water systems Relevant conditions of
03 Hot water systems are installed are-
approval can be included in the
installed and operated to a) solar systems; or
development permit.
support the efficient use of b) electric heat pump systems;
natural resources and minimise or
The proposal will comply
consequent pollution such as c) natural gas or LPG systems;
greenhouse gas emissions. or
d) any combination of a), b) or
c).
Water supply and S4.1 & S5.1 For a Class 1 Not applicable.
conservation building15 other than
04 On-site water storage is a Detached house or Multiple
designed and operated to Housing Type
support the efficient use of 1, outside a reticulated water
water; service area, a rainwater tank is
AND to be installed with the following
05 On-site water storage is minimum storage capacities-
adequate for occupants every a) Where no more than 3
day use and fire fighting bedrooms -
purposes. 45,000 litres; or
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b) Where more than 3
bedrooms -
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. Relevant .conditions of
06 Development does not
approval related to Erosion
cause erosion or result in Advisory Note
and Sediment Control can be
Persons undertaking development,
transport of sediments off-site.
including building work, are included in the development
required under the Environmental permit.
Protection (Water)Policy
1997 (EPP)to ensure that sediment
and other material including The proposal will comply
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 The proposal does not comply
07For Multiple Housing clearly identifiable and visible with the probable solutions as
Types 2, 3 and 4, from the street, footpath
the entries are located to the
buildings and outdoor spaces and driveway;
side of units 2 & 3. Units 1 & 2
are designed to protect the AND
have entrances that pass
personal security and safety of S7.2 The internal path network
residents by allowing for natural has clear sightlines to the through outdoor living areas.
surveillance. dwelling entry and street The entrance of unit 1 is visible
access points; from the street and has
AND
passive surveillance from the
S7.3 Visitors have direct access
to the entrance without passing
living areas of the unit.
through private outdoor living
areas. Passive surveillance of the
entries are available to and
from units 2 & 3. The design is
considered to protect the
personal security and safety of
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18Sunsee/{gr CCose the certifier
the residents by allowing
natural surveillance.
The proposal is therefore
considered to comply with 07.
Emergency access No solution provided Emergency vehicle access is
08 For Multiple housing Type available along the proposed
3, 4 & 5, site design and layout
driveway and in the visitor car
ensures efficient access and
bays.
egress for emergency vehicles.
Proposal complies
Basement drainage S9.1 Enclosed car parking and Not applicable.
09 Buildings and access works manoeuvring areas are
are designed and sited to constructed at a level that
No basements proposed.
protect persons and property in permits the parking area to
the event of a flood and power drain from the site by gravity
failure means, without the need for
mechanical pumping
Separation of incompatible S10.1 Bedroom windows are at There are no bedroom
uses least 3m away from shared windows proposed within 3
010 Development is designed driveways or car parking areas metres of the of the shared
to minimise noise carrying of adjacent dwelling units or
between dwelling units or accommodation units. driveway.
accommodation units by
locating noise sensitive Proposal complies
spaces such as bedrooms away
from noise generating areas of
the development, such as
carparking areas or mechanic
plant and equipment or
recreational facilities.
Mechanical plant & S11.1 Mechanical plant and There are no pools or spas
equipment equipment, including pool and proposed. Relevant conditions
011 Mechanical plant and spa pumps, pool heaters, of approval can be included in
equipment associated with air-conditioning units and
the development permit.
Residential Uses are designed refrigeration units are-
and located so as not have an a) where located at ground
adverse impact on the visual level, screened by fencing 1.5m Proposal will comply
amenity of the site or in height or dense vegetation of
surrounding areas. at least 1.5m in width
incorporating grouped trees and
shrubs with maximum
separation distance of
1 m measured from the centre of
the plant; and
b) for Multiple housing Type 2,
3 & 4 are visually integrated into
the line and_Qlane of the
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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 512.1 If the use involves Not applicable.
012Ancillary recreation uses, ancillary use of outdoor courts
such as outdoor tennis courts including tennis courts, half No ancillary recreational uses
and half netball courts, do not courts and netball courts-the
have an adverse effect on the
proposed.
use complies with the
amenity enjoyed by users of requirements in Section 2 of
adjacent or nearby premises PSP8 Tennis and Other Courts;
nor do they cause unreasonable AND
disturbance to local fauna 512.2 Any lit tennis court or
through light emissions by sports court is located at least
ensuring that all lighting devices 60m from the external wall of
are limited to those designed an existing or approved
and installed to: residential dwelling on an
a) minimise light spillage on adjacent or nearby lot (as
neighbouring premises; measured from the centre line
b) preserve an acceptable of the court);
degree of lighting amenity at the AND
neighbouring premises; 512.3 The vertical illumination
c) provide covers or shading resulting from direct, reflected
around lights; or other incidental light
d) direct lights downwards; emanating from the site does
e) position lights away from not exceed 8 lux when
possibly affected areas; and measured at any point 1.5m
f) enable brightness of lights to outside the boundary and at any
be adjusted to low levels. level from ground level upward;
AND
013 Noise originating from the 512.4 Any flood lighting is
use of the tennis court does not restricted to the types that give
have a detrimental effect on the no upward component of light
amenity of the area or cause where mounted horizontally (Le.
nuisance to neighbouring a full cut off luminaire).
residents.
513.1 The court is not used
between the hours of 10:00pm
and 6:30am the following day
Privacy 514.1 Transparent doors and The proposed development is
014 For Multiple Housing windows are designed and
designed to provide visual
Types 2, 3 and 4, located so they do not directly
privacy between dwelling
building and structures are face transparent doors or
units.
designed and sited to ensure windows or the private open
the visual privacy of residents of space areas of other dwelling
the development and units within 10 metres; Opaque glass and/or privacy
neighbouring properties is AND screening can be used between
protected. 514.2 Planter boxes, louvre units 2 & 3 to comply with the
screens, pergolas, landscaping
probable solutions of the code.
and architectural design of
balconies are used to screen
the ground floor private open Relevant conditions of
space of dwelling units or approval can be included in the
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accommodation units from development permit.
upper level units
The proposal will comply.
Access to Sunlight S15.1 Development does not All units will receive adequate
015 For Multiple housing, reduce sunlight to at least 50% winter sunlight. There will be
buildings and structures are of the private open space
no overshadowing causing
designed and sited so as not to areas of any adjoining
nuisance to adjoining lots.
unreasonably diminish the residences to less to than 2
existing sunlight to adjoining hours between 9am and 3pm
residences and associated on any day of the year; Proposal complies
private open space areas; OR
AND S15.2 Where overshadowing by
016 Multiple housing is existing structures and fences
designed and sited to occurs to more than 50% of the
minimise the extent of shadows private open space areas of any
cast on solar photovoltaic cells adjoining residences, sunlight is
on roofs of adjoining buildings. not further reduced by more
than 20%.
S16.1 No solution provided
Sloping sites S17.1 Buildings and structures The site is relatively flat.
017 On sloping sites, buildings on sloping sites- Minimal excavation and fill is
and structures are designed to a) Have a maximum distance of
proposed.
maximise the use of the natural 3m between the ground and the
topography and minimise the lowest part of the floor of the
need for cut and fill. 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 14-8 -
For Multiple housing Type 3 -
Retirement & special needs -
NA
Table 14-26 -
For Multiple housing Type 4 -
Conventional -
NA
Table 14-27 -
For Multiple housing Type 5 -
Relocatable -
NA
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Division 17 -
Landscaping Code
Specific Outcomes Acceptable Solutions Compliance
14.134 General Requirements
Streetscape and Amenity
The development is Multiple
01 Sufficient landscaped areas 51.1 Landscaped areas, not Units located in the Attached
are provided to- less than the minimum areas
Housing Zone,therefore Table
a) enhance the visual amenity and dimensi ns specified in
14.57 applies.
and natural landscape character Tables 14-56 or 14-57, are
of the area, streetscape and provided and maintained;
local area; AND The density for the lot is 9.31
b) retain natural landscape 51.2 Landscaping is designed, persons., 9.31 x 30m equates
features, such as rock outcrops planted and maintained in to a minimum 297.3m2 of
and existing large accordance with PSP3
landscaping area as prescribed
trees; Landscaping Plants and .
in Table 14.57 b).
c) retain existing native Guidelines.
vegetation and enhance buffer
areas around property Table 14.57 -
Multiple An area of approximately
boundaries; Housing 318m2 of soft landscaping is
d) suit the relative size and Minimum area-
proposed. A further area of
nature of the development and a) Standard- the proposed
approximately 240.8m2 is
its setting; population multiplied by 40m2,
hardstand giving a total
e) reduce the visual impact of provided that a minimum of
large or bulky structures and 60% of this is soft landscaping; landscape area of 558.8m2 on a
fencing along watercourses; or 931m2 lot. Resulting in the
and b) Exception-if in the Attached percentage of approximately
f) conceal service, carparking Housing Zone or 56.9% of soft landscaping.
and loading areas of Visitor Mixed Use Zone-
developments; proposed population multiplied
The aeceptable solution
g) screen incompatible land by 30m2, providing that a
uses; and minimum of 60% of this is soft requires a minimum of 60%. It
h) provide privacy between any landscaping. is considered that the minor
dwelling units and Minimum dimensions- non compliance with the soft
accommodation units a) Frontage- and hard landscaping does not
on and adjoining the site to a i) Standard-6m width with a detract from the visual
height and density appropriate minimum average of 3m width
amenity of the development
to the scale of the developmer-lt consisting of soft landscaping;
or
and is relative to the size and
ii) Exception-2m width for type of development
frontage adjacent to uncovered proposed.
visitor carparking.
b) Rear boundaries-2m width The proposal is therefore
considered to comply with the
relevant elements of Ol.
Building and Landscape Design
02Site layout and building and 52.1 Below ground components 52.1 No below ground
landscape design- of buildings do not extend
components are proposed
a) provides for soft landscaping beyond the above ground
to be established in and around footprint to allow for
S2.2 No basement car parking
the development; landscaping particularly within
b) maximises the retention of building setback areas; areas are proposed
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large canopy trees; AND
c) within the Eastern Beaches 52.2 Basement carparks do not
52.3, 2.3, 2.5 Conditions of
Locality and Noosa Heads encroach into building setback
approval can be included in the
Locality, avoids the removal areas;
of heath vegetation, except AND development permit. Proposal
where required for internal 52.3 Plants are grouped in will comply
roads and service and mulched beds rather than
infrastructure construction; planted individually to provide 52.6 No previous paving has
d) minimises the extent of for optimum growing conditions been proposed. The land is
impervious paved and less maintenance;
almost flat. The majority of the
areas; AND
overland flow generated by
e) provides for suitable plant 52.4 These plants grouped in
the hardstand areas will be
layouts and densities; mulched beds are
f) facilitates the adoption of not subject to any hedging directed to the road.
appropriate planting techniques; maintenance regimes;
and AND As such, the proposed
g) considers on-going 52.5 Landscaping is designed,
landscaping is unlikely to
maintenance requirements to planted and maintained in
achieve substantial benefit by
assure the establishment accordance with P5P3
and ongoing survival of the provision of pervious
Landscaping Plants and
plantings. Guidelines; pavers.
AND
52.6 Alternatives to impervious If required the provision of
pavement are provided and are
pervious paving can be
located where landscaping and
included as a condition of
existing vegetation will benefit
from increased infiltration of approval.
rainwater.
The proposal will comply.
5pecies
03 Landscaped areas include 53.1 Plantings- 53.1 Conditions of approval
plant species that- a) comprise plant species requiring compliance with
a) are appropriate to the identified for the relevant
P5P3 can be included in the
biophysical conditions and landscape character area in
PSP3 Landscaping Plants and development permit. Proposal
landscape character of the
will comply.
area; Guidelines; and
b) are suitable for the space b) avoid undesirable plant
available, the level of visual and species identified in 53.2 Not applicable. No pools
climatic exposure, the functional PSP3 Landscaping Plants and
are proposed.
requirements of the site and the Guidelines;
scale of the development; OR
53.3 There are no plants with
c) provide for appropriate levels 53.2 For landscaping around
of shade and sunlight to invasive roots proposed as part
pool areas-
occupants of the development a) no more than 30% of the of the landscaping. This
throughout the year; landscaped area is a mixture of element of the code can be can
d) minimise the demand for plants of local origin and exotic be included as a condition of
water use; plant species: provided none of
approval.
e) in road reserves, provide the plant species are
street trees with effective undesirable plants identified in
canopy shading having regard PSP3 Landscaping Plants and
to the size and scale of the road Guidelines;
reserve and the location of and
services and other structures; b) palms are specifically located
f) for street trees in towns are in group plantings in
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villages, are consistent with the accordance with PSP3
existing streetscape character; Landscaping Plants and
g) do not cause potential Guidelines;
damage to buildings or AND
structures; 53.3 Root guards are utilised
h) are not harmful to around species with
pedestrians, particularly potentially invasive roots.
around schools, childcare
centres, shopping areas and
other high pedestrian
areas;
i) in intensively used
environments, can endure high
levels of activity; and
j) for rural residential
developments, are best suited
to less intensive maintenance
and low availability of water for
gardens.
Safety and Security
04 Landscaping is designed 54.1 No solution provided. 54.1 The proposed landscaping
and located to maximise the
will not cause any safety issues
safety and security of public and
in regard to safe driveway or
private areas by-
intersection vision.
a) clearly defining the
boundaries between private and
public spaces; The landscaping clearly defines
b) promoting casual boundaries. The proposed
surveillance of buildings and
landscape plan does not
public areas from the street and
conceal the driveway entrance.
other public areas for
personal security reasons;
c) avoiding concealment spots; Conditions related to these
and elements of the code can be
d) maintaining safe sight included in the development
distances to and from road and
permit.
building corners, carpark
entrances and driveways
The proposal will comply.
(see Figure 14-16);
e) maintain safe sight distances
at planting bed ends within
carparks;
f) protecting solid fences from
graffiti by incorporating
elements such as landscaping,
creepers, murals or vandal
resistant paint; and
g) separating and defining
pedestrian and vehicle
circulation routes
05The provision of 55.1 Landscaping provided Conditions of approval related
landscaping is to a satisfactory which allows adequate visibility to this element of the code can
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standard ensuring that it does for casual surveillance of public be included in the
not lead to opportunities for and semi-public spaces,
development permit.
concealment and possible including entrances and
assault sites. exits to sites and buildings, by:
The proposal will comply.
a) planting trees which have
clean trunks to a height of at
least 1.8 m; and
b) appropriately spacing shrubs
at 1.2m horizontal centres, with
a maximum height of
O.75m, to avoid clumping and to
retain sightlines.
06 Street trees and plantings in S6.1 Street trees and trees in
towns and villages, carparks carparking areas achieve a
and other areas where maximum of 900mm clear trunk
potential conflicts with vehicles height for a 2.0m high tree at
and pedestrians are evident, planting and are able to
are planted so as to maximise attain a clear trunk height of
vehicle and pedestrian safety. 1900mm on maturity;
AND
S6.2 All scrub planting to be a
maximum height of
700mm from the road pavement
(not top of kerb).
Services and Utilities
07All landscaping works S7.1 Plant species used in The lot is not located near a
maintain adequate safe landscaping adjacent substation. Conditions related
distance from services and to substations, or adjacent to or
to planting under electricity
utilities including substations, on electricity transmission line
overhead powerlines, lines can be included in the
easements, are less than 4m
power poles and transformers, high at maturity and do not development permit.
street lamps, stormwater encroach within 3m of
catchment pits, and a substation boundary; The proposal will comply.
underground services and OR
utilities. S7.2 For trees higher than 4m,
trees are planted at a distance
from any part of an electricity
transmission line at least equal
to the expected height of the
tree at maturity (see Figure 14-
17);
AND
S7.3 For power lines that
connect to a premises, the
height of plant species at
maturity provides for a 2m
clearance below the power line;
(see Figure 14-18)
AND
S7.4 Trees and large scrubs are
located a minimum of-
a) 5m from electricity poles and
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pillars;
b) 4m from street lamps;
c) 2m from stormwater
catchment pits; and
d) 2m from underground
services and utilities;
AND
57.5 Plants are located to
enable tradespersons
to access, view and inspect
service meters, such.
as water and electricity meters;
AND
57.6 Root barriers are installed
around trees that
are located within 3m of any
infrastructures or that
have potentially invasive roots.
Entry Statements
08 Tree and plant massing are 58.1 No solution provided. There is no particular entry
the dominant features of entry 59.1 Entry statements are low
statement proposed for the
statements to residential or maintenance and located
development. A small are of
commercial estates and are entirely within privately owned
integrated with the landscape land. landscaping is proposed along
theme of the estate and the the front boundary and visitor
natural landscape character of car parking area.
the locality, rather than the entry
being dominated by built Relevant conditions of
elements such as masonary
walls, waterfalls and assembled
approval can be included in the
rock outcrops. (see Figure 14- development permit.
19).
Proposal complies
09 Entry statements are low
maintenance.
14.135 Specific Requirements for Multiple Housing and Visitor Accommod tion
Private Open Spac.e
010 Private open space is- 510.1 For Multiple housing Each unit is provided with a
a) provided to all dwelling units Types 2 and 4, each
private open space area
and accommodation units; dwelling unit provides for
greater than the prescribed
b) of adequate size and landscaped private open
dimensions to suits the needs of minimum requirements at
space comprising-
occupants; a) for units at ground level, a ground level.
c) clearly set apart for private minimum area of 25m2 exclusive
use and separate from of the clothes drying area, Sufficient area has been
communal areas; with minimum dimensions of 4m
provided for service areas
d) directly accessible from a and maximum gradient of 1 in
including clothes line.and bin
living area of the unit; 10(10%);or
e) located away from noise b) for units above ground level, areas, in additional to
generating uses; a minimum area of
12m2, with recreational private open
f) capable of receiving adequate minimum dimensions of 2.5m; space
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...
sunlight; and or Proposal complies
g) designed to provide for the c) if small dwelling units within
privacy of occupants of the the Business Centre Zone, a
premises and adjoining balcony not less than 1.5m
premises. depth and with a minimum area
of 4m2;
AND
S10.2 For Multiple housing
Types 2 and 4, the
private open space area at
ground level is enclosed by side
and rear fencing, screening or
dense landscaping and the
landscaping can attain the
equivalent of 60% of the height
of the building on maturity to
protect the privacy of residents;
OR
S10.3 For Visitor
accommodation no solution
Provided
Communal Open Space
011 Communal open space No solution provided There are no recreational
within the development provides communal open spaces
adequate area for children to
provided for onsite.
play and for socialising, and
preferably has a northern
The shared areas are restricted
aspect.
to the driveway and landscape
area on the frontage of the
property.
Screening and Mounding
012 Planting is provided No solution provided 012 -
Adequate screening in
between units, adjacent to the form of landscaping and
service and car parking areas
fencing has been provided
and around the boundary of the
site to provide for adequate along the front boundary.
screening. (see Figure 14-20).
013 Clothes drying areas and 013 Sufficient room is
waste disposal areas are available in each units private
screened from adjoining
open space area to
properties and road frontages. accommodate clothes drying
014 Mounding adjacent to units
and bin areas. Relevant
do not extend into service
conditions of approval can be
corridors, cover utility covers,
obstruct overland stormwater included in the development
flow, or cause ponding on permit.
footpaths, verges or on
adjoining private property. 014 Relevant conditions of
015 Mounding associated with
noise barriers is designed to approval can be included in the
avoid linear shapes and development permit.
incorporates undulating shapes
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and forms that vary in height .
015 No noise barriers
and width.
proposed
Streetscape Character
016 Landscaping complements No solution provided The proposed landscaping plan
and enhances the existing
has been designed in
streetscape character by
accordance with PSP3
providing plantings that match
the scale of buildings within the Landscaping Plants and
street. (see Figure 14-21 Guidelines.
and Figure 14-22).
It is considered that the
017Where a podium is
landscaping will enhance the
provided, planting is established
character of the streetscape
on the podium to soften the bulk
and appearance of the building, and compliment the scale of
and species are used that can the buildings in the
tolerate difficult climatic surrounding area.
conditions
No podiums are proposed.
Proposal complies
Passive Solar Access and Energy Efficiency
018 Plantings contribute to No solution provided The planting will contribute to
passive solar access, energy
shading the units from the
efficiency and amenity by
western sun without unduly
providing shade in summer,
particularly to western walls and detracting from solar access in
open car parking areas, and the winter months.
admitting winter sunlight to
outdoor and indoor
Proposal complies
living areas.
14.136 -
NA, 14.137 -
NA, 14.138 NA
-
14.139 -
NA Off Street Parking & Onstreet carparks -
residential use only proposed
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Division 13 -
Driveways and Carparking Code
Specific Outcomes Probable Solutions Compliance
Table 14-49 -
Driveways
14.113 -
General
01 Vehicular access does not 51.1 Vehicular access is The driveway and any
adversely impact on safety, located and designed in
footpaths required to be
capacity ahd operations of the accordance with
AUSTROADSGuide to Traffic provided as a condition of
existing or planned road network,
the proposed driveway, Engineering Practice approval will be constructed in
cycleways or pedestrian pathway requirements for sight accordance with the relevant
systems. distance and Section Australian Standards.
3 of AS2890. 1 Parking
Facilities; Relevant conditions of
AND
51.2 Only one footpath approvalcan be included in the
crossing is provided22; development permit.
AND
51.3 Driveways, other than Proposal will comply
within any setback have a
maximum grade in
accordance with Section 3 of
AS/NZS 2890.1
02 Driveways and crossovers- 52.1 Design of the driveway Any footpaths required as a
a) are suitable and safe for their across the footpath is in condition of approval will be
intended use; and accordance with Council’s
constructed in accordance
b) match Council infrastructure. Standard Drawings 9002 or
with the relevant Australian
9005 as appropriate for the
Standards.
particular type of development
as annotated on the drawings;
AND Relevant conditions of
52.2 Driveways are designed
approval can be included in the
and constructed in
development permit.
accordance with Council
Standard Drawings 9014,
9019,9020,9021, as Proposal will comply
appropriate for the particular
type of development as
annotated on the drawings;
AND
52.3 The change in grades in
the driveways and ramps is in
accordance with Section 3 of
AS2890.1 Parking Facilities.
03 In commercial zoned areas, 53.1 Design of multi-tenanted Not applicable
the number of driveways across developments in commercial
pedestrian footpaths is zoned areas include shared
minimised. driveways and parking
areas;
AND
53.2 Driveways are located so
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they abut existing driveways
of adjoining development
where practicable and
reciprocal easements are
created to reduce the sealed
driveway width.
04 Vehicular access does not 54.1 Footpath and kerb Crossings are clear of any
adversely impact on the capacity, crossings are located clear of infrastructure.
operations and maintenance of existing stormwater inlet
the existing infrastructure; structures, water and
AND Proposal complies
sewerage infrastructure
05Vehicular access does not fittings, any other existing
adversely impact on the integrity utility infrastructure, existing
of existing landscaping or native landscaping and vegetation.
vegetation.
55.1 No solution provided
06 Driveway run-off is filtered 56.1 For- None of the listed uses apply
prior to leaving the premises. a) Ancillary dwelling unit, for this element of the code.
Multiple housing Types 1 or
2 if less than 5 carparking
spaces, Visitor
Accommodation Type 1 and
Homebased business Type
3-the
driveway is formed to drain to
landscaped areas; and
b) for other uses-grease and
oil arrestors or stormwater
quality improvement devices
are incorporated into the
design to treat run-off prior to
run-off exiting from the
premises.
Table 14 50 Carparking and manoeuvering
-
14.114 Carpark design and layout The use is residential only elements 07 022 apply to
- - -
commercial and business carparks and are not applicable to this development.
023 Education Types 1,2,3 NA -
Table 14.115 Minimum Vehicle Parking Requirements (relevant parts)
Multiple Unit Dwellings -
Type For small dwelling units The lot is located in the
4 Conventional within the Business Centre
Attached Housing Zone. 2 x 3
Zone or Shire Business
bedroom units and 1 x 2
Gentre Zone-1 space per
bedroom unit are proposed.
dwelling unit (this is also a
maximum);
OTHERWISE: 1 single garage has been
For single bedroom dwelling
provided for the 2 bedroom
units or those less than
unit. The 3 bedrooms units
75m:z-1 covered space per
each have double garages.
dwelling unit;
AND
For 2 bedroom dwelling units 2 additional visitor carparking
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...
or those between 76m2 and
spaces have been provided
110m2- 1 covered space per onsite.
dwelling unit; and 1 space per
3 dwelling units, or part
The proposal complies.
thereof;
AND
For dwelling units with 3 or
more bedrooms or those
greater than 11 Om2-
2 covered spaces per dwelling
unit which may be located in
tandem layout;
AND
1 designated visitor carparking
space, accessible at all
time, per 4 dwelling units or
part thereof.
Division 14 -
Earthworks Code
Table 14.52 Earthworks
Specific Outcomes Probable Solutions Compliance
14.120 Effects of Works
Drainage S1.1 The finished surface Minimal excavation and fill is
01 Finished surface levels gradient of any filled or proposed. Council stormwater
ensure land is free excavated area is within the
draining. and infrastructure is available
range 0.5% to 1.5% and drains
to the site.
to Council’s stormwater
infrastructure where available or
where stormwater infrastructure Relevant conditions of
is not available, toward the approval can be included in the
street.
development permit.
The proposal will comply
Hydraulics No solution provided Changes to the level of the
02Any change to the level of land will be minor. The
the land does not have an
development is expected to
adverse flooding impact on the
have no adverse flooding
flooding and drainage
characteristics off-site. impacts offsite.
Proposal complies.
Geotechnical considerations For assessable The site is relatively flat.
03 Earthworks do not result in deve/opment- Minimal earthworks are
geotechnical instability on the S3.1 Filling works are
proposed.
premises or nearby premises. undertaken in accordance with
Section 2.8- Filling of Site
of Council’s PSP5 Relevant conditions of
-
Engineering
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Design Standards- Roads and approval can be included in the
Drainage & Earthworks development permit.
AND
S3.2 Where the filling is for
The proposal will comply
residential commercial or
industrial purposes the
works comply with Sections 3 to
6 of AS 3798 -
Guidelines for
earthworks on commercial &
residential development.
Local amenity S4.1 The following control Relevant conditions of
04 Earthworks do not cause measures are implemented- approval can be included in the
disturbance to the amenity of a) regular water spraying of
development permit.
the neighbouring land. exposed areas to suppress
dust;
The proposal will comply
b) provision of dust stabilised or
sealed internal roads;
c) protective covering of
exposed areas that are left for
more than 2 weeks; and
d) if there is no valid
development permit for the site,
disturbed areas are revegetated
using species identified in PSP3
-
Landscaping Plants and
Guidelines;
AND
S4.2 Earthworks are
undertaken only during the
hours of 7am to 6pm, Monday
to Friday and 7am to 6pm on
Saturday. No work is
undertaken on Sunday or public
holidays.
Vegetative Waste S5.1 Cleared vegetation is The site is clear of woody
05 Vegetation cleared from a transported offsite for disposal vegetation.
development site is disposed of in an approved green waste
in an environmentally disposal facility;
Relevant conditions of
responsible manner OR
S5.2 Cleared vegetation is approval can be included in the
mulched on-site and reused for development permit.
landscaping of the finished
development; The proposal will comply
OR
S5.3 Cleared vegetation is
disposed of for the purpose of
firewood. (Note: Disposal of
vegetative waste by burning off
is not an acceptable method of
disposal).
Managing contamination risk S6.1 The fill material is solid Relevant conditions of
06 Materials used as fill are clean earth, free of putrescible
approval can be included in the
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suitable fOr development of the or refuse material, vegetation, development permit.
land and filling or excavation acid sulfate soils, building or
works do not result in the construction material or other
The proposal will comply
contamination of land. material or contaminants;
AND
S6.2 The site is not on the
contaminated
land register.
Haulage activity and amenity No solution provided Relevant conditions of
07 Haulage of material to and
approval can be included in the
from a site ensures-
development permit.
a) minimal disturbance to
neighbouring properties
and properties along the The proposal will comply
haulage route; and
b) Council’s road infrastructure
including pavements is not
adversely affected.
08 Extent of earthworks S8.1 All earthworks, including No works are proposed outside
Earthworks are contained within cut and fill batters, retaining of the site. Relevant conditions
the subject property walls etc are contained
of approval can be included in
within the subject site.
the development permit.
The proposal will comply
Sloping sites S9.1 Cut or fill is less than 2m in Not applicable.
09 On sloping sites, excavation depth relative to the natural
or filling are designed to ground surface.
maximise the use of natural
slope and minimise the need for
cut and fill
Environmental protection No solution provided. It is not anticipated that
010 Earthworks minimise any earthworks will have any
adverse impact upon
external affects.
groundwater, watercourses,
drainage lines, wetlands, and
native vegetation. Relevant conditions of
approval can be included in the
development permit.
The proposal will comply
011- Dams -
NA
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Division 15 -
Erosion & Sediment Control
Specific Outcomes Probable Solutions Compliance
14.125 Effects of Work
Erosion and sediment control 51.1 Site disturbance is limited Minimal earthworks are
01 Development minimises to building areas, their
proposed.
erosion and transport surrounds and other use areas;
of sediments off-site. AND
Relevant conditions related to
51.2 Sediment barriers are
erosion and sediment control
provided throughout and
downslope of disturbed can be included in the
areas to prevent sediment development permit.
washing into gutters, drains and
watercourses either on
The proposal will comply
or off the site; AND
51.3 All stockpiles including
sand, soil or building materials
are within the premises and
contained within individual
sediment barriers;
AND
51.4 Sediment basins are
provided where the site
contains fine or dispersive soils;
OR
51.5 A stormwater catchpit
incorporating a stormwater
catch pit protection device is
installed so that all runoff from
disturbed areas flows to the
catch pit;
AND
51.6 For buildings,
a) temporary or permanent
down pipes are connected to the
stormwater system before
laying the roof; or
b) localised erosion is avoided
by directing flow from
downpipes over non-erosive
areas.
5tormwater runoff 52.1 Diversion drains or bunds Minimal earthworks are
02Stormwater is diverted are designed and constructed to proposed.
around disturbed areas. drain upstream run-off around
the disturbed site;
Relevant conditions related to
AND
52.2 Discharge from the erosion and sediment control
diversion drains do not cause can be included in the
run-off impacts to other development permit.
properties;
OR
The proposal will comply
52.3 Alternative methods, as
described in the Institution of
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Engineers Australia
(Queensland Division) Soil
Erosion and Sediment Control -
Guidelines for Queensland
Construction Sites, are used.
Division 16 -
Existing Services Code
Specific Outcomes Probable Solutions Compliance
Table 14-54 Existing Services
Setbacks and easements S1.1 The footing of any The lot is completely clear of
01 Development near a sewer, structure or building is located
sewer lines, water mains and
water main, stormwater drain, clear of the zone of influence
storm water structures. No
overland flow path or but no closer than 1.5m
associated structure does not- development proposed within
(measured horizontally) from
the zone of influence.
a) adversely affect the function infrastructure including sewers,
of the service; water mains and stormwater
b) place an additional load on structures; The proposal complies
the service; and AND
c) unduly increase future S1.2 No building or structure
maintenance costs. overhangs the zone of
influence;
AND
S1.3 Finished surface levels
maintain a minimum of 600mm
of cover, but no greater than 3m
of cover to the underground
infrastructure;
AND
S1.4 If the existing surface level
is altered, surface level services
including manholes and
inspection points are altered to
match the new surface level;
AND
S1.5 Alterations are constructed
in accordance withPSP6 -
Engineering Design
Standards -
Water and
Sewerage and Section 4 of
PSP5 -Engineering Design
Standards Roads, Drainage
-
and Earthworks;
OR
51.6 Existing services are
relocated and the design and
construction of the relocated
services is in accordance with
PSP6-
Engineering Design Standards
-
Water and Sewerage and
Section 4 of PSP5-
41
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3’May2013
18Sunsee r Crose the certifier
Engineering Design Standards
-
Roads, Drainage and
Earthworks.
02 Maintenance access is S2.1 A registered easement in Not applicable
provided to all sewers, water favour of Council is created
mains, stormwater drains, over all underground
overland flow paths and infrastructure located in private
associated structures. property;
AND
S2.2 The width of the easement
is the greater of 3m or the width
of the zone of influence;
AND
S2.3 The easement is centred
over the centreline of the
infrastructure
Division 19 -
Waste Management Code
Specific Outcomes Probable Solutions Compliance
Waste separation S1.1 Construction, operational Household waste only is
01 Development that generates and demolition works are
proposed. Each unit has
several classes of waste is planned and managed
sufficient on ground area to
designed so waste is collected, in accordance PSP1131;
stored and disposed of in a safe AND provide individual bin areas.
and ecologically sustainable S1.2 Adequate area is provided
manner3O. for on-site for the collection and Relevant conditions can be
separate storage of hazardous included as part of the
materials in their specific waste
development permit.
streams during construction,
operational and demolition
The proposal complies.
works;
02Waste storage areas AND
provide for adequate S2.1 Waste storage areas allow
separation of all recyclable and for the separate storage of
non-recyclable materials. different waste materials
for reuse or recycling by-
a) providing sufficient area to
store all recyclable material and
recycling containers required;
and
b) sign posting the types of
waste stored.
Design and location of waste S3.1 Waste storage areas are There is sufficient ground level
storage areas designed and maintained in
private open space to provide
03Waste storage areas are accordance with PSP 9;
individual waste storage areas
located so that they are AND
for each unit.
42
Page 48
I’-
3’Jvlay2013
18Sunseek!r Crose the certifier
convenient and safe to use and 53.2 Waste storage areas are The individual bins for each
provide for convenient and safe designed and located so they- unit will have unobstructed
collection by service vehicles; a) are easily accessed and access to the kerbside for
convenient to use;
collection.
b) have unobstructed access for
AND the collection of the waste by
service vehicles; There is adequate space on
c) provide for sufficient space the kerbside to accommodate
04 The location and methods of for safe entry and exit and the bins from all 3 units.
waste storage minimises any servicing by Council’s
adverse impacts on adjoining or contractor without the need
The distance between the
nearby properties for manual handling;
waste storage areas and the
d) are clear of carparking bays,
loading bays and similar areas; kerbside is less than 70m.
AND e) are clear of footpaths and
pedestrian access; Relevant conditions regarding
f) are capable of being serviced waste storage areas and bin
05Waste storage areas are by the collection vehicle without
designed for ease of
washing can be included in the
impeding traffic flow; and
maintenance and ease of g) have a level area provided development permit.
access for cleaning; for the storage of waste and
recyclable materials in standard The proposal will comply
AND waste containers; AND
53.3 For uses that do not
comprise a caretaker’s
residence or central
management, the maximum
06 Waste storage areas distance between waste storage
provide a safe and areas and the kerbside is-
secure environment for users
through- a) for Multiple housing Type 3
a) appropriate siting and -40m;
access; b) for other uses -
70m; and
b) the provision of lighting; and 53.4 Pathways used to
c) restricting access to the transport bins-
general public by a) have a maximum grade of
making the area clearly 1:15;and
identifiable as private b) are free of steps, stairs or
space (eg. through landscaping, other impediments;
change of AND
paving material or fencing, 54.1 Waste storage areas are-
rather than locking a) integrated with the building
the area. design, where possible;
b) setback a minimum of 2m
from side and rear property
boundaries
c) screened so that bins are not
visible from neighbouring
properties or passing vehicular
and pedestrian traffic; and
d) not located directly adjacent
to dwelling units on the site on
neighbouring properties;
AND
55.1 Waste storage areas are
constructed of impermeable,
43
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~
YMay2013
18Sunseefip CCose
the certifier
durable and non-textured
materials and surfaces so that
they are easily cleaned;
AND
55.2 A minimum distance of
O.5m2 distance is provided
between and around waste
storage bins to allow for
manoeuvring and washing of
bins.
AND
56.1 No solution provided.
Water management for waste 57.1 The waste storage area -
Relevant conditions can be
storage areas a) is bunded and graded so that included in the development
07Waste storage areas are washwater and bin leakage are
permit.
designed to contain drained to the sewer or an on-
and appropriately dispose of site effluent disposal system via
The proposal will comply
leakage from bins and a gully within the storage area;
wastewater from bin washing. b) has a bund wall with a
maximum height of 100mm;
c) is serviced by a conveniently
located hosecock and backflow
prevention device, and
connected to a water
supply; and
d) is roofed or otherwise
covered if the storage area is-
i) more than 1 m2; or
ii) storing wet waste; or
iii) storing other waste with a
high potential to cause pollution
if washed or leaked from the
bins, including waste oil or
putrescibles.
Other Engineering Works Codes
Division 18 Transport Roads & Drainage Code
-
Compliance:
The subject lot is a vacant lot in an established residential area. The lot is zoned for multiple unit
developments and is not located in a road or rail corridor.
All infrastructure is existing and available to the development site. No new roads or cycle ways will be
required to facilitate the development.
Relevant conditions related to the construction of frontage works or the construction, alteration or
repair of infrastructure that may be required as a result ofthe development can be included in the
44
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~
3’May2013
18 Sunsee r Crose the certifier
development permit.
The proposal will comply.
Division 20 -
Water Sensitive Design Code
Compliance:
The development generally complies with the standards contained in the SEQ Regional Plan
Implementation Guideline No 7 for Water Sensitive urban design.
Hardstand areas in the form of driveways and parking areas has kept to a minimum, with 318m2 of
landscaping area provided onsite.
Stormwater from the buildings will be directed to the legal point of discharge in the road reserve. No
water storage tanks or water recycling is proposed.
The provision of compulsory water tanks for new residential development is no longer a requirement of
the Queensland Development Code.
Relevant conditions related to WSUD can be included in the development permit.
The proposal will comply.
Division 21 -
Water supply & Sewerage Reticulation Code
Compliance:
Conclusion
This planning report demonstrates that the proposed development is an appropriate
development for the site and complies with the acceptable measures and performance criteria
of the applicable codes. The proposal should therefore be granted approval.
Note: An encroachment onto the lot of the Council footpath has been revealed by the survey
plan. The issue is currently being investigated by Chris Loveday of Councils Assets and
Investigations branch.
45
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~
YMay2013
18Sunsee r Crose the certifier
Site Photos and Surrounding area sourced Google street view
-
1ll
Figure 4 :16 Sunseeker Close (multi unit dwellings)
Figure 5: 20 Sun seeker (multiple Units)
46
Page 52
Figure Figure
7: 6:
20
Gibson
Road Sunsekr
View
(
Multi
units)
47
[OCR of page images]
3May2013
18 Sunseeker Close the certifier
Figure 7: Gibson Road View
47
Page 53
certifer
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DETAIL AND
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CONTOURS ON LOT Scale: 1 :200 where evident on surface.
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LlBERTE ADVENTURE
View from the West .
Project No. 13-054
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No.
RE-ISSUED FOR DA
RE-ISSUED FOR DA
Revision
03/05/2013
23/04/2013
Date
18 Sunseeker Close, Noosaville
TITLE SHEET &
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Lie No. 1170438
Approved By
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Page 56
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Steven Campbell LlBERTE ADVENTURE
Project No, 13-054
C RE-ISSUED FOR DA 03/05/2013 steve@campbellbuilding 18 Sunseeker Close, Noosaville Drawn by Author
designs.com.au
B RE-ISSUED FOR DA 23/04/2013 SU RVEY PLAN Lic No. 1170438
Ph. 075471 0571 A100 C
No. Revision Date Mob: 0428762230 Approved By Revision
Page 57
GIBSON ROAD
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18 SUNSEEKER CLOSE, NOOSAVILLE
PARISH: WEYBA
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LOCAL GOVERNMENT: SUNSHINE COAST RC
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SITE AREA: 931 sqm
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Date 26/0212013
Steven Campbell LlBERTE ADVENTURE
Project No. 13-054
D RE-ISSUED FOR DA 03/05/2013 steve@eampbellbuilding 18 Sunseeker Close, Noosaville Drawn by SC
2.0 designs.eom,au
C RE-ISSUED FOR DA 23/04/2013 SITE PLAN Lie No, 1170438
Ph, 075471 0571
A101 D
No. Revision Date Mob: 0428762230 Approved By Revision
The text continues on page 58.
Used in these records
Development Application part 2 of 2 plans - MCU13/0080Related documentApplication case desk ↗
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