Original source · versioned page text
Appendix I - Local Planning response
Noosaville locality plan code
Specific outcomes Probable solutions Response
11.8 Effects of use
Amenity No solution provided Complies
O1 Uses are located, designed and operated to avoid significant The proposed modifications to the boatshed been designed to
adverse changes to the light, air quality, noise, accessibility or avoid significant adverse impacts on the visual amenity of
other conditions enjoyed by users of associated, adjoining or surrounding residences and users. It is considered the
nearby uses. development is appropriate in its location for the following
reasons:
Ÿ The height of the proposed modified boatshed at RL 6.225m is
less than 2 storeys (or 8m) prescribed for the zone, and is
lower in height than the nearby 3 storey apartment buildings
on Russell Street, which will help preserve the amenity of
surrounding land;
Ÿ The boatshed and administration building have been
redesigned as low-rise, well-articulated buildings with
lightweight materials and varied roof forms that contribute
positively to the skyline and maintains the mixed urban
character of Noosaville;
Ÿ The proposed modified boatshed will still be visible from
adjoining residential development however, it will not
visually dominate the street or local area, due to the
proposed reduction in height, use of natural colours and
finishes (including timber) and landscaping to screen and
soften the built form.
Ÿ The removal of vegetation from the site in 2017 has opened
views to the Noosa River from nearby residential
development. Low growing landscaping will be used to
soften the built form boatshed and the patrol building while
assisting to ensure views to the Noosa River are maintained.
Please refer to the Visual Impact Assessent at Appendix D.
Major Road Network Not applicable
O2 Through traffic in Noosaville uses Gibson Road or No solution provided The proposed development is located at the end of Russel Street
Eenie Creek Road, ensuring the visual amenity of and will not have a detrimental impact on the major road
Gympie Terrace is protected with a consequent network.
enhancement of visitor and recreation opportunities
and benefit to businesses along Gympie Terrace.
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Specific outcomes Probable solutions Response
Visual amenity Not applicable
O3 The visual amenity and character surrounding the No solution provided The proposed development is located at the end of Russel Street
major road network is protected and enhances the and will not have a detrimental impact on recognisable
recognisable entrance to Noosaville through— entrances to Noosaville.
a) retaining and enhancing the visual and physical
separation of Noosaville from other localities;
and
b) ensuring development does not encroach
upon existing native vegetation along the
road frontage other than for accessways.
Neighbourhood identities Complies
O4 The separate identities of the various residential No solution provided The boatshed and administration building have been redesigned
neighbourhoods remain important and distinct as low-rise, well-articulated buildings with lightweight materials
elements of the residential character of Noosaville. and varied roof forms that contribute positively to the skyline and
maintains the mixed urban character of Noosaville.
Lake Entrance Boulevard No solution provided Not applicable
O5 There is no increase in the number of lots that gain The proposed development does not involve ROL.
access via Lake Entrance Boulevard.
Airport No solution provided Not applicable
O6 Development and use of premises within 750m of The proposed development is not within 750m of the airport.
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
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Specific outcomes Probable solutions Response
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 airport’s operational
airspace.
11.9 Built form
Density No solution provided Complies
O7 The density of development within the site The boatshed and administration building have been redesigned
area— as low-rise, well-articulated buildings with lightweight materials
a) is compatible with surrounding development; and and varied roof forms that contribute positively to the skyline and
maintains the mixed urban character of Noosaville.
b) does not exceed—
i. for the Semi-Attached Housing Zone:
A. for sites between 500m2 and
599m2 inclusive—4.8 persons;
B. for sites 600m2 or more — 6.6
persons or 100 persons per hectare
whichever is the higher;
ii. for the Attached Housing Zone a maximum
population density of 100 persons per
hectare with the exception of Lot 21 on
RP815864 situated at 11- 13 William Street
which has an allowable population density
of 320 persons per hectare exclusively for
the purpose of a visitor hostel;
iii. For the Visitor Mixed Use Zone— 160
persons per hectare;
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
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Specific outcomes Probable solutions Response
of 320 persons per hectare exclusively for
the purpose of a visitor hostel;
v. for the Shire Business Centre Zone in the
RES, E1 and E7 Precincts 320 persons per
hectare;
vi. for the Community Services Zone
maximum population density of 320
persons per hectare exclusively for the
purposes of Residential Aged Care and
160 persons per hectare for any other
form of Retirement & Special Needs
Housing; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native vegetation
and natural landforms.
Height S8.1 Buildings and other structures have a Complies
O8 Buildings and other structures— maximum building height of— The height of the proposed modified boatshed at RL 6.225m is
a) are low rise and have a visual bulk and an a) if in the Attached Housing Zone – 8m, less than 2 storeys (or 8m) prescribed for the zone and is lower in
with the exception of those properties height than the nearby 3- storey apartment buildings on Russell
architectural scale consistent with structures on
with frontage to the following streets: Street, which will help preserve the amenity of surrounding land.
adjoining or nearby land;
b) do not exceed a building height of — - Russell St, William St and Howard St,
or Weyba Rd, James St and Albert St
i. for the Attached Housing Zone 2 storeys north of their intersections with
unless located on property with frontage to
Elizabeth St (as well as properties
the following streets: - Russell St, William St
fronting Gympie Terrace or Noosa
and Howard St, or Weyba Rd, James St and
Parade between Weyba Road and
Albert St north of their intersections with Russell Street) where they have a
Elizabeth St (as well as properties fronting
maximum building height of 12m;
Gympie Terrace or Noosa Parade between
Weyba Road and Russell Street), where b) if in the Visitor Mixed Use Zone – 12m;
they are not to exceed a maximum building c) if in the Business Centre or Industry
height of 3 storeys; Zones — 10m;
ii. for the Visitor Mixed Use Zone– 3 d) if in the Shire Business Centre Zone –
storeys, although present only 1-2 8m, except in Precinct E1 or E2 where
storey façades to Gympie Terrace; 12m, Precincts E3, E4 and E5 where
iii. for the Shire Business Centre Zone– 2 10m or in Precinct REC/MU where 6m;
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Specific outcomes Probable solutions Response
storeys, except in Precinct E1 and E2 where or
3 storeys and Precinct REC/MU where 1 e) in all other zones—8m.
storey; or
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 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 S9.1 Buildings and structures comply with Complies with specific outcome
O9 Buildings and other structures are the setbacks identified in Schedule 1 - Although the setback of the current boatshed from the eastern
appropriately designed and sited to— Minimum Boundary Setbacks. boundary (at approximately 2.3m) is slightly less than the
a) provide amenity for users of the premises as well acceptable outcome1, there is sufficient space in this area for
new planting to buffer and preserve the amenity of adjacent land
as preserve the visual and acoustic amenity of
uses (in combination with existing intervening vegetation), and
adjoining and nearby properties;
protect the natural character of the River.
b) provide adequate distance from adjoining land
uses;
c) allow space for required vehicle parking;
d) preserve any existing vegetation that will
buffer the proposed building;
e) allow for landscaping to be provided between
buildings;
maintain the visual continuity and pattern of
buildings and landscape elements within the street;
g) avoid large areas of continuous wall planes by
varying the building setbacks and using
appropriate techniques to provide visual relief;
and
h) help protect the natural character and visual
1
Schedule 1 – Minimum Boundary Setbacks identifies 3m side setbacks as a probable solution S8.1
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Specific outcomes Probable solutions Response
amenity of the Noosa River system and other
watercourses.
Site cover, gross floor area and plot ratio No solution provided The proposed modified boatshed represents a continuation of
O10 The site cover, gross floor area and plot ratio an existing and approved use within a marine and recreation
of buildings and other roofed structures— precinct. Given the long history of the site as a fisheries base,
the community can reasonably expect that this use would
a) results in a building scale that is compatible with
continue to operate, and that further development would seek
surrounding development;
to upgrade previous boatsheds as technology advances.
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in the
vicinity of the site; While the proposal is larger than the pre-2017 boatshed, the
proposed modifications assist in reducing the appearance of
c) maximises the retention of existing vegetation and
height, bulk and glare, in accordance with SO10 by:
allows for soft landscaping between buildings;
Ÿ replacing the existing pitched roof to a variable roofline which
d) allows for adequate area at ground level for resembles a more articulated design (avoiding a “box profile”)
outdoor recreation, entertainment, clothes and creates greater compatibility with other development in
drying and other site facilities; and the visual catchment area;
e) facilitates onsite stormwater management and Ÿ modifying the existing pitched roof of the renovated
vehicular access. administration to include a low fly-over roof, and new gables;
and
O11 Site cover— Ÿ implementing a landscaping design that uses fast-growing
a) for a class 1 or class 10a building within the plants that are nominated in the Noosa Plan and are suitable
for the River foreshore. These plants will assist in blending the
Detached Housing Zone, does not exceed— i for
built form of the QBFP development with adjoining parkland
a single storey building - 50%; or
vegetation and will soften views on completion.
ii for a building of 2 or more storeys - 50% on
the ground floor and 30% for the upper
storey(s), or 40% for all storeys for a
building of 2 or more storeys;
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,
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Specific outcomes Probable solutions Response
E2, E6 and E7 does not exceed 50%.
O12 For the Semi-Attached Housing Zone buildings do
not exceed a plot ratio of 0.45:1
O13 For the Attached Housing Zone the maximum gross
floor area is equivalent to the maximum allowable
population in persons multiplied by 40m2.
O14 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.
O15 For the Business Centre Zone, outside of the Mary
Street/Thomas Street Precinct the maximum plot ratio is
—
a) 0.8:1 for site areas up to and including
2,000m2; plus
b) 0.3:1 for the balance portion of the site area in
excess of 2000m2.
O16 For the Shire Business Centre Zone, the
maximum plot ratio for development within the
following precincts is —
a) Precincts B1 and B2 combined- 0.5:1;
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6, except for Industrial business uses;
f) Precinct E4- 0.6; except for Industrial business uses;
g) Precinct E5- 0.6, except for Industrial business uses;
h) Precinct E6- 0.6;
i) Precinct E7- 0.6;
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j) Precinct RES- 0.6; and
Precinct REC/MU- 0.1.
Flooding and drainage70 S17.1 For new buildings or structures or Complies
O17 Buildings and other works are designed and sited to— additions of more than 50m2 gross floor area The difference in footprint area of the former boat shed
to an existing building or structure, floor compared to the new shed is approximately 47m2. The impact
a) provide flood free access to premises and flood free
levels for habitable rooms are not less than of this structure on flood storage is negligible.
habitable areas;
the specified minimum floor levels;
b) allow only minor, short term and infrequent
flooding of non-habitable areas; AND Stormwater runoff from the site will be discharged directly into
S17.2 Where Council infrastructure is the river, with the balance directed through the stormwater
c) ensure carparking areas can be adequately
available— network within the caravan park and then discharged to the
drained;
d) ensure drainage does not adversely impact upon a) any drainage (including buildings and river.
other premises; and yards) flows to that infrastructure;
and
e) ensure filling or excavation does not adversely
b) the infrastructure has the capacity to
impact upon other premises by—
accept any additional loading;
i. causing ponding on the site or nearby
land; AND
S17.3 For Residential Uses—
ii. increasing flooding, which adversely
affects the safety or use of any land a) where slab on ground construction is
upstream and downstream; and used, filling does not extend more than
1m beyond the building footprint and
iii. adversely affecting the flow of water in
access to car parking areas, measured
any overland flow path.
from the outer walls of the building ; or
b) the design consists of a suspended floor
construction;
AND
S17.4 Car parking and maneuvering areas are
constructed at a level that permits the
parking area to drain from the site by gravity
means, without the need for mechanical
pumping; AND
S17.5 Basements for residential uses have
flood immunity above the 1%AEP defined
flood event where alternative means to
mechanical pumping are used to achieve
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Specific outcomes Probable solutions Response
such immunity; or
S17.6 Basements for non-residential uses
have flood immunity above the 1%AEP
defined flood event 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 accessways are Not applicable
O18 Development on sloping sites— not constructed on land with a slope greater The topography of the subject land is relatively flat and slopes
a) is responsive to the natural topography of the than 1 in 4 (25%); gently towards the Noosa River.
site and minimises cut and fill; AND
b) does not visually dominate the hill slope or S18.2 Buildings are of split level design that
interrupt the skyline; step down the slope or have a suspended floor
construction;
c) is integrated with the natural site
characteristics including vegetation; and AND
d) for Multiple housing, takes the form of small S18.3 Cut or fill is less than 2m in depth; AND
separate buildings; S18.4 The distance between the ground and
the lowest part of the floor of the building
does not exceed 3m to avoid large under
AND building areas;
AND
O19 On sites which are visible from the major road S18.5 Buildings present no more than 3 storeys
network, areas of public open space, the Noosa River or at any one point.
the beaches new buildings and structures including
outbuildings, are designed so as not to
S19.1 No solution provided
dominate or detract from the scenic and environmental
qualities of the site and its setting.
Roof form S20.1 With the exception of buildings within Complies
O20 Rooflines— the Industry Zone, the main roof of the The boatshed and administration building have been
a) contribute positively to the local skyline; building has a roof pitch no less than 5 degrees architecturally redesigned as low-rise, well-articulated buildings
and has minimum 600mm eaves to at least with lightweight materials and varied roof forms (skillion,
b) complement the character of the locality;
75% of the perimeter of the building; AND pitched and flyover) to reflect stakeholder concerns and to
c) are articulated, pitched or skillion; S20.2 Buildings and structures do not include ensure the development contributes positively to the mixed
d) avoid low pitched (eg. less than 5 degrees) or box
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roof profiles/parapets; and roof top terraces. urban character and skyline of Noosaville
e) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Materials and finishes S21.1 With the exception of buildings within Complies
O21 Buildings and other structures use materials and the Industry Zone, buildings The proposed development has articulated facades which are
finishes that complement the Noosaville character and a) use a mix of lightweight and textured broken down into finer scaled components (low-reflective
integrate with the surrounding natural and built external building materials, including roofing, dark colour tones and lightweight and textured
environment. timber finishes; or use masonry external building materials (timber)) to provide visual interest
construction where variation is provided and reduce building bulk.
in texture, detailing and the like; use
open or transparent balustrades; and
b) incorporate open balconies.
11.10 Environment, conservation and recreation
Environment and cultural heritage values No solution provided Complies
O22 There are no significant adverse effects on The Department previously removed a number of trees
biodiversity, native vegetation, native fauna habitat, from the site. It is proposed that replacement planting
landscaped quality, water quality or cultural heritage will be provided to the site in accordance with the
values, including those related to— landscape plan at Appendix F.
a) changes to natural drainage;
b) management of fire risk; No further clearing will occur as a result of the proposed
c) erosion and the transport of sediments off site; development.
d) unmanaged public access;
e) effluent disposal71;
f) changes to fauna habitat and behaviour; and
g) disturbance of buildings and features, including
natural features of cultural heritage significance.
Open space network S23.1 Open space corridors and existing native Complies
O23 An integrated open space network is established vegetation in areas indicated in Schedule 5 – The subject land is located in an open space recreation area at
throughout the locality and— Map 3 are protected from fragmentation and the end of Russell Street. The boatshed and administration
a) allows for both passive and active recreational encroachment by development. building have been in their currently location for 45 years and
pursuits; S24.1 No solution provided have been redesigned as low-rise, well-articulated buildings
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b) provides safe and convenient connectivity for with lightweight materials and varied roof forms to ensure
pedestrians and cyclists to neighbourhood that they are well integrated with the parkland setting.
centres, community services and other key
destinations such as public open space, the Noosa
River and Wallace Estate;
c) provides habitat connectivity for wildlife;
d) protects watercourses and drainage lines in the
lowlands; and
e) forms a scenic backdrop for the locality’s
residential neighbourhoods.
AND
O24 Physical and visual links between public open space
areas and watercourses are retained.
Pedestrian and bicycle pathways S25.1 Pedestrian and bicycle pathways are Complies
O25 Safe and convenient pedestrian and bicycle provided and retained where indicated in the The proposed development will not have any impact on
pathways are provided and retained between and Priority Infrastructure Plan in Part 15; existing pedestrian and bicycle pathways within proximity of
around key destinations including— the site.
a) an east-west link between the Tewantin & AND
Doonan Locality and the Noosa Heads Locality
along the Noosa River foreshore; S25.2 Contributions toward pedestrian and
b) a north-south link between the Shire Business bicycle pathways are provided in accordance
Centre and Wallace Park to the Noosa River with the Priority Infrastructure Plan in Part 15.
foreshore
c) recreation areas off Shorehaven Drive and
Seacove Court;
d) scouting facilities at Gympie Terrace and
Gibson Road;
e) the Australian Rules field at Weyba Road; and
f) camping and caravanning facilities at Munna Point.
Foreshore character No solution provided. Complies
O26 The natural landscape character and vegetation along No additional clearing is proposed in connection with the
the foreshore areas of the Noosa River, Lakes Doonella and subject development.
Weyba and Eenie Creek, Noosa National Park, Keyser Island
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Specific outcomes Probable solutions Response
and Weyba Creek Conservation Parks is protected.
Noosa River S27.1 No solution provided Not applicable
O27 Commercial development on and adjacent to the The proposal does not involve commercial development. The
Noosa River is designed to – S28.1 Development does not increase the Noosaville QBFP boatshed has operated out of its current
a) provide for uses for marine facility purposes overall footprint of commercial jetties and location for approximately 45 years.
only; structures. The use provides a public service which is necessarily sited
b) be compatible with the scenic values of the adjacent to the river and complements the adjoining caravan
waterway; S29.1 No probable solution park setting.
c) provide a high level of amenity, including The function of the QBFP is consistent with the lawful
ensuring low ambient noise levels; maintenance and use on the Noosa River— protecting fishery
resources, enhancing public safety and ensuring the
d) not increase the overall scale and intensity of
sustainability of coastal resources. This in turn supports
commercial operations; recreational experience, providing for low impact nature-
e) ensure no additional commercial leases on the based recreation activities in and around the Noosa River.
Noosa River;
f) ensure no net increase in the gross floor area of
buildings or structures;
g) use materials, natural finishes and colours that
blend with the surrounding natural landscape; and
h) reflect the character and setting of the locality
(such as timber and tin construction with a
traditional pitched roof design).
O28 Commercial development does not extend beyond
existing commercial lease areas72.
O29 The loading and unloading of passengers is confined to
the commercial lease areas of the respective commercial
operation.
Garages and carports S52.1 Garages and carports— Complies
O52 Garages, carport structures and vehicle a) have a front boundary setback of at The existing access arrangements for the boatshed are
manoeuvring areas are designed and sited to— least 6m; and ongoing and have been in place for a significant period
a) provide for resident and visitor parking; b) present a minimum width to the of time. Existing line markings and agreements with the
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Specific outcomes Probable solutions Response
b) visually integrate with the building and to not streetscape (the total width of garage adjoining Caravan Park provide for the QBFP vehicle
dominate the street front; doors is no more than 6m or 50% of the movements. This arrangement allows safe movement in
c) allow opportunity for landscaping to screen frontage width, whichever is the lesser, and out of the premises and ensures car parking does
vehicle parking and manoeuvring areas; where the structure faces the street); or not visually dominate the parkland setting in which the
d) minimise the number of driveway c) that are visible from, but do not face the boatshed is located.
accesses; and street, include windows or other
e) allow safe and efficient access to and articulation and have a 6m vegetated
egress from the premises. buffer between the structure and the
road frontage;
AND
S52.2 Where multiple lock up garages face
the street garage doors are stepped back a
minimum of 600mm from each other, in
relation to the frontage or are separated by
at least 1.5m;
AND
S52.3 Garages, carports and uncovered
spaces are designed to allow vehicles to
enter and exit the site in a forward gear
through a 3-point turn maximum;
AND
S52.4 The development provides for shared
driveways to minimise the number of access
points, except on sites with more than one
street frontage, where garages or carports in
the development front separate streets.
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Front fences & walls S53.1 Front fences or walls are setback an Complies
O53 Front fences and walls are designed and sited to— average of 1 metre and are articulated to The boatshed development incorporates new wire mesh
a) contribute to the attractiveness of the street; provide visual interest by stepping the fencing around its site boundary to match the existing
design at maximum 5m intervals; situation. This fencing is compatible with the existing
b) be compatible with the existing streetscape
character; AND streetscape character and provides separation between the
S53.2 The area of land between the fence public and private realm. Low hedging is proposed along most
c) relate to the architectural period of the
and the front property boundary shall be boundary fences to soften the boatshed and patrol building
building;
densely landscaped to screen any fencing whilst not intruding on the background views of the Noosa
d) avoid interference with the movement of River.
from the street;
surface stormwater;
AND
e) allow for casual surveillance from the street or
on main roads, mitigate traffic noise; S53.3 Any fencing on the boundary which is
not screened by vegetation is either less than
f) provide for planting in front of high solid
1.2m high or of an open construction.
fences and walls; and
g) ensure planting between the front fence
and the footpath does not create an
impediment for pedestrians using the
footpath.
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Table 11.24 – Specific Outcomes and Probable Solutions for the Open Space Recreation Zone
Specific Outcomes Probable solutions Response
11.54 Consistent uses
O201 The following defined uses and use classes are No solution provided Complies with DEO and SF
consistent uses and are located in the Open Space
The QBFP boatshed is not an anticipated use and triggers
Recreation Zone—
impact assessment within the Open Space Recreation Zone,
requiring assessment against the entire planning scheme.
a) Entertainment and dining business Type 1 Food and
beverage where in conjunction with an Open Space The proposed development complies with Strategic Framework
Use; and Desired Environmental Outcomes, which supersedes land
b) Entertainment and dining business Type 2; use inconsistency identified within the Open Space Recreation
Zone.
c) Emergency service Type 2;
d) Open space; The Noosaville QBFP boatshed has operated out of its current
location for approximately 45 years. Whilst the facility is not
e) Wellbeing Type 2;
anticipated within the sites current zoning, the use provides a
f) Service and utility Type 2; public service which is necessarily sited adjacent to the river
g) Transport Type 1; and complements the adjoining caravan park setting. The
h) Ancillary dwelling unit; and function of the QBFP is consistent with the lawful maintenance
and use on the Noosa River— protecting fishery resources,
i) Visitor accommodation Type 2.
enhancing public safety and ensuring the sustainability of
coastal resources. This in turn supports recreational experience,
providing for low impact nature-based recreation activities in
and around the Noosa River.
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11.55 Inconsistent uses
O202 The following defined uses and use classes are No solution provided Please refer to SO201 above
inconsistent uses and are not located in the Open Space
Recreation Zone—
a) All Agricultural Uses;
b) Commercial business;
c) Entertainment and dining business Type 1 Where
not in conjunction with an Open Space Use;
d) Entertainment and dining business Type 3;
e) Home-based business;
f) Industrial business;
g) Retail business;
h) Education;
i) Emergency service Type 1;
j) Wellbeing Types 2, 3 or 4;
k) Service and utility Types 1, 3 or 4;
l) Transport Types 2, 3 or 4;
m) Detached house;
n) Community residence;
o) Multiple housing; and
p) Visitor accommodation Types 1, 3 or 4
11.56 Effects of use
O203 Open space Type 1 uses do not result in significant No solution provided Not applicable
levels of traffic generation or significant levels of noise or
light emission affecting nearby Residential Uses.
11.57 Built form
O204 Buildings and other structures are designed and sited
Complies
to— No solution provided
a) be attractive, comfortable and accessible to the The proposed design response is sensitive to its context and has
public; been carefully considered to respond to community concerns. The
b) provide suitable landscape treatment; and proposal does not result in any unreasonable off-site amenity
c) provide seating, lighting and other amenities impacts by way of visual bulk, overlooking or overshadowing.
conducive to community interaction, convenience
and public safety.
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11.58 Open space, environment and conservation
Environmental values No solution provided. Complies
O205 Where land within the Open Space Recreation Zone
The presence of the QBFP boatshed in the Open space Recreation
has natural environmental values, these values are
zone will not adversely impact on the natural environmental values
protected against any development impacts and of the site, Noosa River or adjoining land and is considered to be
determine the suitability of any land use; complementary to intent of the zone by supporting sustainability and
ongoing recreational related activities.
AND
O206 Only uses that do not adversely impact on the
natural environmental values of the land are
established.
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Biodiversity Overlay Code
Column 1 Column 2 Assessment
Specific outcomes Probable solutions (if code assessment)
Vegetation retention and conservation1
Environmental Protection Area & Environmental S1.1 An Ecological Assessment Report prepared in Complies
Enhancement Area Vegetation & Riparian Buffer accordance with Planning Scheme Policy 18 – Ecological Some vegetation removal occurred on site for the
Area Assessment Guidelines demonstrates that the flora on purpose of site maintenance, and to site the new boat
O1 Vegetation of local origin2 on premises identified the premises does not constitute Environmental shed. The project will provide a new landscape scheme,
as— Protection Area or Environmental Enhancement Area generally in accordance with the landscape plan at
a) Environmental Protection Area3 or Riparian vegetation.5 Appendix F. This landscaping will be suitable for the
Buffer Area on the Biodiversity Overlay Maps River foreshore and will complement existing parkland
OM1.1 to OM9.1, is retained and conserved in its OR vegetation.
present form or improved to ensure its ongoing
contribution to the natural resources and S1.2 Where constructing a Detached House; or
biological diversity of the Noosa Shire; and Community residence interference with vegetation does
b) Environmental Enhancement Area4 on Biodiversity not extend beyond—
Overlay Maps OM1.1 – OM9.1, is protected from a) 30m of a building or 10m of a structure on lots
the impacts of development by— greater than 10ha; or
i. avoiding edge effects; b) 10m of a building or structure on lots 10ha or less
ii. avoiding fragmentation; and but more than 0.3ha; or
iii. maintaining vegetation in manageable and c) 3m of a building or structure on lots 0.3ha or less.
viable configurations.
O2 For the purpose of Reconfiguring a Lot new lots S2.1 Where clearing vegetation on the premises is for Not applicable
are only created where they minimise the the purpose of Reconfiguring a Lot— No ROL is proposed.
fragmentation and maximise the retention of existing a) new boundaries to lots do not transect and
vegetation. fragment existing vegetation;
b) new lots are created to allow for suitable house site
areas or other future buildings and works to be
located within existing cleared areas or areas of low
ecological value; and
c) building envelopes are designated for each lot.
O3 Clearing vegetation only occurs where— S3.1 No solution provided Not applicable
a) no other suitable cleared or partially cleared area No vegetation clearing is proposed.
is available on the premises;
1
PSP18 Ecological Assessment Guidelines details information Council may require as part of an information request.
2
Local origin is defined in the Dictionary (Part 2 Interpretation)
3
Refer to Council’s Vegetation of Noosa Shire study for further details on what constitutes Environmental Protection vegetation.
4
Refer to Council’s Vegetation of Noosa Shire study for further details on what constitutes Environmental Enhancement vegetation.
5
This solution does not apply to the Riparian Buffer Area.
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b) the development minimises the total footprint
within which all activities, buildings, structures,
driveways and other works are contained; and
c) the development is located in areas of low
ecological value over other areas, to the greatest
extent practicable.
Editor’s note: Environmental Protection category
Vegetation that falls within the Environmental Protection category
comprises regional ecosystems that possess at least one of the
following environmental values or criteria—
• The regional conservation status under the Queensland
Vegetation Management Act 1999 is “Endangered”;
• It forms habitat for threatened or protected fauna species, as
identified in Vegetation of Noosa Shire;
• It is ‘rare’ or naturally restricted regionally or locally, as
identified in Vegetation of Noosa Shire; or
• The extent reserved within protected areas in Noosa is ‘low’,
as identified in Vegetation of Noosa Shire.
Environmental Enhancement category
Vegetation that falls within the Environmental Enhancement
category comprises regional ecosystems that possess at least one
of the following environmental values or criteria—
• The regional conservation status under the Queensland
Vegetation Management Act 1999 is “Of Concern”; or
• The extent reserved within protected areas in Noosa is
‘medium’, as identified in Vegetation of Noosa Shire.
Wetlands S4.1 A minimum separation distance of 100m is Not applicable
O4 Wetlands are protected from removal or provided between a wetland and any adjacent
degradation and any adverse impacts on wetlands are development or use.
prevented, minimised or mitigated by—
a) maintaining adequate separation between the
wetland and any adjacent development or use6;
b) minimising any modification of the natural
characteristics of the wetland, including the
topography, surface and groundwater hydrology,
water quality and flora and fauna species;
c) preventing any new development within wetlands;
d) minimising access to the wetland;
e) minimising impacts associated with pest insect
control and invasion by undesirable plant species;
and
6
The extent of separation will be determined from the size, values and vulnerability of the wetland, likely natural fluctuations, and the nature of potential threats to its integrity and functions.
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f) providing for the rehabilitation and replanting of
degraded wetlands.
Riparian Zones S5.1 No new development occurs on, or partly on, Complies
O5 The biodiversity and ecosystem values of premises indicated as Riparian Buffer Area on The site is within the riparian buffer
watercourses, drainage lines, wetlands and adjacent Biodiversity Overlay Maps OM1.1 to OM9.1, except area. Some vegetation removal occurred on site for the
riparian zones are protected by— for— purpose of site maintenance, and to site the new
a) avoiding any new development in the riparian a) temporary use of the land; or boat shed. The project will provide a new landscape
buffer area; b) infrastructure which provides access to a scheme, generally in accordance with the landscape
b) retaining aquatic and terrestrial habitat in riparian watercourse for recreational purposes; plan at Appendix F. No additional clearing will occur as
zones; OR a result of the proposed development.
c) maintaining wildlife corridors along watercourses
and drainage lines for native fauna movement; S5.2 Where constructing a Detached house or
d) avoiding edge effects and incompatible uses in Community residence and on an allotment situated
riparian zones; wholly within the Riparian Buffer Area,
e) maintaining bank stability by minimising bank a) fronting the Noosa River – development is setback a
erosion and slumping; minimum of 40m from mean high water spring or
f) maintaining water quality by filtering sediments, as otherwise prescribed by the Environmental
nutrients and other pollutants; and Protection Agency’s Erosion Prone Area Maps;7
g) removing undesirable plant species and replacing b) not fronting the Noosa River – development is
them with vegetation of local origin; located outside the riparian zone and setback a
suitable distance from the watercourse having
regard to the development constraints of the
property and the need to protect environmental
and riparian values;
OR
S5.3 For Animal husbandry on premises in the Rural
Zone—
a) stock proof fencing is installed along watercourses
at a distance of no less than 10m from the top of
the bank;
b) stock watering points are located no less than 15m
away from the top of the bank of watercourses; and
c) stock crossing points across watercourses are
defined and controlled with stock proof fencing, to
prevent stock from damaging riparian vegetation or
banks to watercourses;
OR
S5.4 Recreational facilities (including playgrounds,
pergolas, barbeques etc) are setback a minimum of 30m
7
The Erosion Prone Area map for the Noosa River is reproduced in Schedule 5.
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from the top of the bank of a watercourse and 10m from
the top of the bank of a drainage line;
OR
S5.5 For Forestry uses the cultivated area is separated
from watercourses by a distance not less than the
distances identified below, measured from high water
mark or the top of the bank, whichever is the greater
distance—
Feature Distance
Stream order 1 or 2 5m
Stream order 3 or 4 10 m
Stream order greater than 4 20 m
AND
S5.6 Where Forestry is carried out on that part of
premises indicated as Riparian Buffer Area and outside
the separation distances specified in S5.5—
a) species planted are of local origin and are
harvested through sustainable harvesting; and
b) any undesirable plant species are replaced by
vegetation of local origin.
Managing public access and edge effects S6.1 Development adjacent to a waterway or wetland Complies
O6 Development on land adjacent to a waterway or provides that— The use is existing and will not result in the creation of
wetland maintains an appropriate extent of public a) no new lots directly back onto the riparian area; new lots or public roads.
access to waterways and wetlands and minimises and
edge effects. b) new public roads are located between the riparian
buffer and the proposed development areas.
Koala Habitat Areas S7.1 Development avoids removing and fragmenting Not applicable
O7 Development is designed, constructed and koala habitat and includes koala sensitive design The proposed development is not located within a
operated to— measures consistent with the Nature Conservation mapped Koala Habitat area.
a) avoid adverse impacts on koalas and koala habitat; (Koala) Conservation Plan 2006 and Management
b) provide measures to assist the survival of koala Program 2006-2016 and Koala Sensitive Design
populations in the area to mitigate any potential Guideline 20128.
threats or risks to koalas;
c) provide for safe and appropriate koala movement S7.2 Where clearing of non-juvenile koala habitat trees
across the landscape; and is unavoidable in an area shown as bushland habitat,
d) provide for a net gain in mature and actively high value rehabilitation habitat or medium value
rehabilitation habitat on the map called ‘Map of
8
Schedule 7 Koala Habitat Areas is used for assessing development in koala habitat areas against the Biodiversity Overlay Code provisions and the koala conservation criteria contained in the Nature Conservation (Koala) Conservation Plan 2006 and Management
Program 2006-2016 and the Koala Sensitive Design Guideline 2012. Koala habitat trees are not confined to the areas mapped in Schedule 7, but also occur throughout other parts of Noosa Shire.
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regenerating koala habitat. Values’9, such clearing is minimised and a biodiversity
offset is provided in accordance with the Queensland
Environmental Offset Policy.
Open space networks & ecological linkages S8.1 Vegetation and ecological linkages are enhanced Complies
O8 Open space networks and ecological linkages are through revegetation, rehabilitation and vegetation The proposed development will implement a
maintained and enhanced to provide for safe maintenance in areas indicated in Schedule 5 on Map 4 - landscaping design that uses fast-growing plants that are
movement of fauna and viable connectivity between Open Space Networks in such a way as to— nominated in the Noosa Plan and are suitable for the
ecologically important areas by protecting and a) ensure protection of wildlife refuges; River foreshore.
replanting vegetation of local origin— b) facilitate the dispersal and movement of native
a) along and around watercourses, wetlands, wildlife; and
drainage lines and ridgelines; and c) maintain vegetation in patches of the greatest
b) as linkages between areas of remnant vegetation, possible size and with the smallest possible edge-
including— to-area ratio.
i. across property boundaries; AND
ii. to areas of national park, conservation park,
State forest or reserve; and S8.2 Development is sited and designed to—
iii. into adjoining local government areas. a) maximise the ecological connectivity of vegetation
within the site and to adjacent sites;
b) to avoid creating physical barriers and safety
hazards (such as roads, pedestrian access and in-
stream structures) to the movement of fauna along
and within the ecological linkage; and
c) provide mitigation measures such as wildlife
movement infrastructure, fauna exclusion and
directional fencing, underpasses, overpasses and
traffic calming devices, signage and lighting.
Scenic amenity S9.1 and S10.1 Vegetation is retained and Complies
O9 The scenic amenity and vegetated character of enhanced— Existing vegetation on the subject site will be retained.
the locality and its watercourses, drainage lines, a) within 30m of prominent ridgelines and hill slopes; The proposed development will implement a
sloping land and ridgelines is retained and enhanced; b) in gullies; landscaping design that uses fast-growing plants that are
AND c) along watercourses and drainage lines; and nominated in the Noosa Plan and are suitable for the
d) within 10m of road reserves. River foreshore.
O10 Vegetation which makes a positive contribution
to the streetscape or major road network is retained.
Habitat trees S11.1 No clearing of koala habitat trees greater than 4m Complies
O11 Habitat trees (including dead trees) and in height or with a diameter greater than 100mm at Existing vegetation on the subject site will be retained.
recruitment habitat trees are protected for native 1.3m above the ground;
fauna habitat, where practicable. AND
S11.2 No clearing of other habitat trees or recruitment
9
The Assessable Development Area Koala Habitat Values are mapped in the South East Queensland Koala Conservation State Planning Regulatory Provisions.
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habitat trees.
Lake Macdonald No solution provided. Not applicable
O12 Vegetation within 400m of the full ponded
water within Lake Macdonald is retained.
Steep slopes No solution provided. Not applicable
O13 Vegetation on steep slopes is retained and
managed to avoid erosion and landslide and to
protect natural resources and values.
Engineering and site works S14.1 Works, including roads, driveways, fences, sewer Complies
O14 Development is sited and designed to— lines and other infrastructure— No additional ground disturbance is proposed, apart
a) provide adequate separation distance between the a) do not transect areas of vegetation; or from landscaping works.
vegetation to be protected and the development b) are co-located within a combined utility corridor;
to avoid disturbing, destabilising and and
deoxygenating any tree or altering the drainage; c) provide for fauna underpasses, speed reduction
b) avoid traversing or fragmenting vegetation or devices and associated fencing, lighting and
habitats for significant flora or fauna species; and warning signs, where appropriate;
c) avoid creating barriers to faunal movement. AND
S14.2 Development within or adjacent to areas of
vegetation, incorporate fauna friendly fences;
AND
S14.3 Vegetation is protected from interference
resulting from clearing or construction activities by—
a) clearly marking vegetation to be retained with
flagging tape;
b) installing protective fencing around the dripline of
the vegetation and avoid filling and excavation in
these fenced areas; and
c) ensuring stock piling, storage and vehicle parking
occur outside the identified vegetation areas;
AND
S14.4 Low impact construction techniques are used
around vegetation to minimise interference with the
vegetation.
Filling and excavation No solution provided. Complies
O15 Vegetation is not adversely impacted upon by No additional ground disturbance is proposed, apart
earthworks and changes to the hydrological regime, from landscaping works.
including changes to ground water levels, flooding
levels, run-off and tidal hydraulics.
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Vegetation management
Replanting and rehabilitation S16.1 Landscaping and rehabilitation complements and Complies
O16 Development provides for ecologically supports ecologically important habitats by— Existing vegetation on the subject site will be retained.
important areas to be restored and enhanced through a) utilising native plants of local origin; The proposed development will implement a
the following measures— b) utilising suitable plant species identified in PSP3 – landscaping design that uses fast-growing plants that are
a) siting landscaped areas to complement and Landscaping Plants and Guidelines; nominated in the Noosa Plan and are suitable for the
enhance existing vegetation; c) replicating adjacent remnant habitats, including River foreshore.
b) removal of all species likely to displace native flora understorey vegetation;
species or degrade fauna habitat; d) creating or enhancing linkages between existing
c) replanting and rehabilitating10 degraded habitat; habitats;
and e) avoiding the use of undesirable plant species listed
d) replacing any vegetation removed with suitable in Table 9.1 of PSP3 Landscaping Plants and
replacement vegetation of local origin. Guidelines; and
f) planting riparian zones to filter stormwater run-off
and provide for wildlife habitat;
AND
S16.2 Vegetation removed is replaced with—
a) plantings of equivalent area that replicate the
floristic structure of the vegetation removed; or
b) where this is not possible due to the characteristics
of the site and the development, plantings twice
the number of the removed trees and plants of
local origin.
Fire management No solution provided Complies
O17 Fire management measures are adopted based Fire management measures will be implemented in
on ecological principles, which— compliance with SO17.
a) maintain and enhance biodiversity;
b) minimise threat of fire to the natural environment,
life and property; and
c) provide for effective use and maintenance of
buildings and structures.
Clearing protected vegetation in the protected No solution provided Not applicable
vegetation overlay area The previous clearing of native vegetation
O18 Clearing protected vegetation does not on the site is exempt clearing work pursuant to the
involve— Planning Regulation 2017, schedule 21. The proposed
a) the removal of vegetation in ecologically important development does not involve the clearing of any.
areas;
b) removal of vegetation or habitat for fauna
identified or referred to as requiring protection in
10
Revegetation and rehabilitation works are to be carried out in accordance with an approved Revegetation and Rehabilitation Management Plan, as referred to in PSP18 Ecological Assessment Guidelines
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State or Commonwealth legislation;
c) removal of vegetation located on a prominent
hillside, slope or ridgeline;
d) vegetation within 400 metres of the full level of
ponded water within Lake Macdonald;
e) removal of riparian vegetation;
f) vegetation which is or is capable of forming or
contributing to a buffer between different land
uses;
g) vegetation which is or is capable of forming or
contributing to a visual buffer or a buffer against
pollution, light spillage or noise;
h) vegetation which contributes to scenic amenity or
landscape quality;
i) vegetation the clearing of which may cause or
contribute to erosion or slippage.
O19 Clearing protected vegetation does not No solution provided Not applicable
increase the likelihood of or result in adverse impacts The previous clearing of native vegetation
on— on the site is exempt clearing work pursuant to the
a) remnant vegetation of local origin, classified as Planning Regulation 2017, schedule 21. The proposed
remnant of concern regional ecosystem or development does not involve the clearing of any
remnant endangered regional ecosystem or is
vegetation located in a wetland;
b) the diversity of flora or fauna species supported or
likely to be supported by the vegetation
community;
c) a flora or fauna community or individual species
which has conservation status in State or
Commonwealth legislation;
d) hydrology of an area or upon a hydrologically-
sensitive plant community such as heathland,
sedgeland, melaleuca forest or mangrove forest;
e) a water catchment area or water quality;
f) vegetation which has cultural heritage values;
g) vegetation required to support, protect and
maintain biodiversity values within the Noosa
Shire, whether these be of local, regional, state or
national significance;
h) a person or industry reliant on maintaining the
vegetation; or
i) neighbouring land, scenic amenity and
environmental values.
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Heritage Overlay Code
Column 1 Column 2 Assessment
Specific outcomes Probable solutions (if code assessment)
Effects of use
O1 The operation of any new use on or adjoining a No solution provided. Complies
heritage site respects the cultural heritage significance The boatshed adjoins and gains access through the
of the site by mitigating any adverse impacts, including Noosa River Caravan Park (Russel Park), Lot 131
vibration, movement of foundations, changes in SP143417 that is a Queensland Heritage Place (place id
drainage flow patterns, erosion and pollution. 602706). The boatshed has relied on the Caravan Park
for site access since the inception of the fisheries land
use in the 1974. No adverse impacts will occur to the
heritage place as a result of the proposed development.
Please refer to the Heritage Exemption Certificate at
Appendix H.
Retention and reuse of heritage sites
Retention S2.1 Heritage sites are retained on the existing Not applicable
O2 Heritage sites are retained, where practicable, premises; The proposal does not not involve development on a
and not removed from character areas. OR heritage place.
S2.2 Where a heritage site cannot be practicably
retained on its existing premises, it is relocated to an
alternative location within the Noosa Shire and
reinstated to a standard that is suitable for reuse,
provided relocation of the building or structure will not
adversely impact on the cultural heritage significance
of the heritage site, having regard to whether the
maintenance of its significance is dependent on the
building or structure being retained in its existing
location1;
OR
S2.3 Demolition only occurs where the—
a) building or structure cannot be practicably
retained on the existing premises; and
b) the premises are physically constrained such that
the building or structure cannot be relocated to
an alternative location; or
c) the building or structure is structurally unsound
1
Council may request a report be prepared by a suitably qualified heritage consultant, in accordance with PSP1 Information Council May Request, demonstrating that the cultural heritage significance will not be adversely impacted.
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Column 1 Column 2 Assessment
Specific outcomes Probable solutions (if code assessment)
and not capable of economic repair2.
OR
S2.4 Where a heritage site is to be relocated or
demolished, a description and photographic record of
the building or structure is prepared and submitted to
Noosa Council.
Adaptive reuse No solution provided. Not applicable
O3 Heritage sites are conserved and protected by The proposal does not not involve development on a
adaptively reusing such sites, provided the new use— heritage place.
a) respects the cultural heritage significance of the
site;
b) is compatible with the amenity of adjacent uses;
and
c) provides for adequate buffer areas and buffer
elements between nearby uses.
Building works on heritage sites3
O4 Building works on a heritage site are designed to S4.1 Building works on heritage sites are located to the Not applicable
be sympathetic with the cultural heritage significance rear of the building or to where they are not visible The proposal does not not involve development on a
of the building and ensure the retention of valued from the street. heritage place.
heritage features, through—
a) respecting the original architectural style and
proportions of the relevant era;
b) retaining the original roof form and pitch;
c) retaining or conforming with the original veranda,
window and door design and detailing;
d) ensuring the building works are compatible with
the scale, height and bulk of the building;
e) providing visual and structural disconnection of the
new works for the existing building;
f) using materials of the relevant architectural era;
g) retaining existing mature vegetation around the
site;
h) ensuring new garages, fencing and landscaping are
compatible with the scale and design of the
relevant architectural era.
Retention of historical streetscapes within character areas
2
Council may request that an assessment be undertaken by a suitably qualified structural engineer, which demonstrates that the building or structure is structurally unsound and not capable of economic repair, as per PSP1- Information Council May Request.
3
Council may request a report be prepared by a suitably qualified heritage consultant, in accordance with PSP1- Information Council May Request, demonstrating that the building works will not adversely impact on the cultural heritage significance of the site.
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Column 1 Column 2 Assessment
Specific outcomes Probable solutions (if code assessment)
Retention, relocation & demolition S5.1 Character buildings and heritage sites within Not applicable
O5 The valued streetscape character within character areas are retained (see Figure 13.1 for some The proposal does not not involve development on a
character areas are protected through the retention of examples of character buildings)4; heritage place.
buildings that contribute positively to that character. OR
S5.2 Where a character building or heritage site cannot
be practicably retained on its existing premises, the
building or structure is relocated to an alternative
location within the Noosa Shire and reinstated to a
standard that is suitable for reuse, provided relocation
of the character building or heritage site will not result
in the loss of valued streetscape character5;
OR
S5.3 Demolition only occurs where the—
a) building or structure cannot be practicably
retained on the existing premises; and
b) the premises are physically constrained such that
the building or structure cannot be relocated to
an alternative location; or
c) the building or structure is structurally unsound
and not capable of economic repair6.
Adaptive reuse S6.1 No solution provided Not applicable
O6 Character buildings are conserved and protected The proposal does not not involve development on a
by adaptively reusing such sites, provided any new heritage place.
use—
a) does not impact on the cultural heritage
significance of the site;
b) respects the valued streetscape character;
c) is compatible with the amenity of adjacent uses;
and
d) provides for adequate buffer areas and buffer
elements between nearby uses.
Building works within character areas7
O7 Building works to premises within character S7.1 Building works on character buildings or heritage Not applicable
areas, are designed to be sympathetic to the valued sites are located to the rear of the building or to where The proposal does not not involve work in a character
4
Council may request a report prepared by a suitably qualified heritage consultant, in accordance with PSP1 Information Council May Request, demonstrating whether the building is a character building.
5
Council may request a report be prepared by a suitably qualified heritage consultant, in accordance with PSP1 Information Council May Request, demonstrating that the character area will not be adversely affected.
6
Council may request that an assessment be undertaken by a suitably qualified structural engineer, which demonstrates that the building or structure is structurally unsound and not capable of economic repair, as per PSP1- Information Council May Request.
7
Council may request a report prepared by a suitably qualified heritage consultant, in accordance with PSP1 Information Council May Request, demonstrating that the character area will not be adversely affected.
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Column 1 Column 2 Assessment
Specific outcomes Probable solutions (if code assessment)
streetscape character through— they are not visible from the street. area.
a) respecting the form, bulk, scale and height of
heritage sites or character buildings within the S7.2 New buildings incorporate building elements,
streetscape; materials and styles that reflect the desired built form
b) complementing original roof forms and pitch within character of the street or character area.
the streetscape;
c) conforming with the original fencing, veranda and
façade design and detailing within the streetscape;
d) using materials that reflect the valued character;
and
e) retaining existing mature vegetation around the
site.
Signs
Interpretive signs No solution provided Not applicable
O8 Interpretive signs do not adversely impact on the No interpretive signs will be erected as part of the
valued character of the heritage site or character area; proposed development.
Advertising devices No solution provided Not applicable
O9 Advertising devices located on or adjoining a No advertising devices are proposed as part of the
heritage site are designed and sited so as to— development application.
a) be compatible with the cultural heritage
significance and valued character of the site ;
b) not obscure the appearance or prominence of the
site when viewed from the major road network or
any adjoining public open space.
Reconfiguring a Lot
O10 The development does not adversely affect the No solution provided Not applicable
heritage site or it’s setting. The proposal does not involve a reconfiguring a lot.
O11 The development is designed to maintain the No solution provided Not applicable
valued streetscape character and the rhythm of The proposal does not involve a reconfiguring a lot.
development within the street, surrounding area and
any character area.
Construction and operational works
O12 The construction timing, transport, access, No solution provided Complies
storage and use of materials on and adjacent to a The proposed development involves iterations to the
heritage site are managed to avoid adversely impacting existing hardstand providing access from the Caravan
on the heritage site. Park driveway to the boatshed occurring on the heritage
place. A exemption certificate is provided with this
application (Appendix H) in accordance with Section 74
of the Queensland Heritage Act 1992 foor the works.
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Natural Hazards Overlay Cpde
Landslide hazard areas
Column 1 Column 2 Response
Specific outcomes Acceptable solutions (if accepted development )
Probable solutions (if code assessment)
Effects of use
General S1.1 The proposed development is not located in a Complies
O1 Development is located to ensure it does not landslide hazard area as indicated on Overlay Maps The site is in the flood hazard area
compromise the safety of people, property or OM1.3-OM9.31; (1% AEP to year 2100). The site is protected by a sea wall
hazardous materials manufactured or stored in bulk by OR at the boundary of the site adjacent to the tidal
increasing risk of landslide; waterway. Because of the nature of the use, which is
AND S1.2 The development site is not subject to landslide, necessarily located adjacent to the tidal water, it is not
either internally or from sloping land above the site eg. possible to avoid the natural hazard
slopes are less than 1 in 10 (10%) area. The boat shed is not a habitable structure and
AND therefore risks to persons is deemed to be low. As there
is no intensification of the QFBP operation the project
S1.3 Development, including necessary earthworks does not involve an increase in the
within Precinct F of the Noosa Springs site, improves exposure to the natural hazard.
the stability of any non-natural landform so it is not at
risk from landslide either on the site or from sloping
land above the site.
O2 Development, including access ways is designed S2.1 No solution provided Complies
and constructed to— The finished floor level of the shed is higher than the
a) minimise impacts on the natural landform; former boat shed and therefore achieves a higher level
b) minimise risk to people and property from landslide; of protection comparatively. There is no intensification
c) avoid any potential instability and associated of the QFBP operation and the project does not involve
problems, including long term stability of the site an increase in the exposure to the natural hazard.
and long term stability of the development.
Protection of Infrastructure and Community Uses S3.1 Community Uses and Infrastructure Uses are not Complies
O3 Community Uses and Infrastructure Uses, located in a landslide hazard area as indicated on The site is protected by a sea wall at the boundary of the
including that identified below, are able to function Overlay Maps OM1.3-OM9.3; site adjacent to the tidal waterway. The site is not
effectively during and immediately after landslide OR fronting beach area and is protected from erosion due to
events— historical works at the boundary interface. Due to the
a) Emergency service facilities; S3.2 The community infrastructure development— nature of the use, which is necessarily located adjacent
b) Hospitals; a) does not result in any new building work other to tidal water, it is not possible to avoid the natural
c) Education Type 4 uses, including stores for valuable than an addition to an existing building; hazard area.
records or items of historic or cultural significance; b) does not involve vegetation clearing; and
and c) does not alter ground levels or stormwater
1
If Acceptable Solution 1.1 is complied with no further action is required. PSP1 details information Council may request to determine whether or not the site is at risk from landslide.
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Column 1 Column 2 Response
Specific outcomes Acceptable solutions (if accepted development )
Probable solutions (if code assessment)
d) Service and utility uses, including electricity conditions;
substations, major electrical depots and water OR
treatment plants.
S3.3 The development includes measures that
ensure—
a) the long term stability of the site;
b) access to the site will not be impeded by a
landslide event; and
c) the community infrastructure will not be
adversely affected by landslides originating on
sloping land above the site2.
2
PSP1 details information Council may request including the preparation of a site specific geotechnical analysis prepared by a registered professional to demonstrate the achievement of the solution to the satisfaction of the Council.
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Bushfire hazard areas3
Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
Effects of use and works
New Uses S4.1 The use is sited on land that is not in a Bushfire Not applicable
O4 The proposed use does not compromise the Hazard Area4; The site is not subject to bushfire hazard.
safety of people or property from bushfire. OR
S4.2 The use is sited on land that is determined as low
bushfire risk by a site specific bushfire hazard
assessment;5
Protection of Infrastructure and Community Uses S5.1 Community Uses and Infrastructure Uses are not Not applicable
O5 Community Uses and Infrastructure Uses, located in Bushfire Hazard Area ; The site is not subject to bushfire hazard.
including that identified below, are able to function OR
effectively during and immediately after bushfire
events— S5.2 Building work will not involve more than an
a) Emergency service facilities; additional 20m2 of gross floor area to an existing building;
b) Hospitals; OR
c) Education Type 4 uses, including stores for
valuable records or items of historic or cultural S5.3 Where located in a Bushfire Hazard Area , uses are
significance; and designed to function effectively during and immediately
d) Service and utility uses, including electricity after bushfire events and have direct access to low
substations, major electrical depots and water hazard evacuation routes6.
treatment plants.
Hazardous materials S6.1 Hazardous materials are not manufactured and Not applicable
O6 Public safety and the environment are not stored in a Bushfire Hazard Area. The site is not subject to bushfire hazard.
adversely affected by the detrimental impacts of
bushfire on hazardous materials manufactured or
stored in bulk.
Siting, design and construction
3
In accordance with Section 12 of the Building Regulation 2006, any building assessment work in a designated bush fire prone area must comply with the bushfire protection provisions of the BCA. Land shown as Bushfire Hazard Area on the overlay maps is
designated as the bushfire prone area for the purposes of the Building Regulations 2006. The bushfire hazard area includes land covered by the very high, high and medium bushfire hazard areas as well as the buffer area category on the overlay maps.
4
If probable solution S4.1 or S4.2 is complied with no further action is required. PSP1 details information Council may request to determine whether or not the site is in a Bushfire Hazard Area, as well as information relating to the preparation a Bushfire
Management Plan. Appendix 9 of the SPP Guidelines: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide provides more information on Bushfire Management Plans.
5
A site specific bushfire hazard assessment is necessary to demonstrate that although the site is identified within a Bushfire Hazard Area, the bushfire risk is low as per PSP1 detailing the site specific assessment of bushfire risk prepared in accordance with
Appendix 3 of the SPP Guidelines: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide.
6
PSP1 details information Council may request for determining whether or not the site is in a Bushfire Hazard Area, as well as information relating to the preparation a Bushfire Management Plan. Appendix 9 of the SPP Guidelines: Mitigating the Adverse Impacts
of Flood, Bushfire and Landslide provides more information on Bushfire Management Plans.
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Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
O7 Uses and works including building works are S7.1 Uses and works including building works are sited— Not applicable
sited, designed and constructed to— a) on lots greater than 2500m2; The site is not subject to bushfire hazard.
a) minimise the number of people and property i) in locations of lowest hazard within the lot
subject to bushfire risk; and (Figure 13.5 provides guidance); and
b) maximise the protection of people and property ii) to achieve setbacks from hazardous vegetation
during the passage of a fire front. of 1.5 times the predominant mature canopy
tree height or 10m whichever is the greater; and
iii) 10m from any retained vegetation strips or small
areas of vegetation; and
iv) so that the elements of the development least
susceptible to fire are sited closest to the
bushfire hazard;
b) on lots 2500m2 or less - to maximise setbacks from
hazardous vegetation37
Water supply for fire fighting
O8 An adequate and accessible water supply is S8.1 For premises not in a water service area— each lot Not applicable
provided for fire fighting purposes can be accessed by has an accessible dam, swimming pool or water tank The site is not subject to bushfire hazard.
fire fighting appliances. accessible by the fire brigade that contains at least 5000
litres of water.
Vehicle access and fire trails
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Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
Firebreaks and fire access tracks S9.1 Firebreaks are provided by— Not applicable
O9 Firebreaks or fire access tracks provide— a) a cleared road reserve not less than 20m wide The site is not subject to bushfire hazard.
a) adequate access for fire fighting and other located around the perimeter of the development;
emergency vehicles; and OR
b) adequate width to minimise the risk of fire b) fire access tracks between the development and
crossover. surrounding vegetated lands that—
i. are a minimum cleared width of 6m;
ii. have a maximum grade of 1 in 8 (12.5%) ;
iii. have a formed pavement;
iv. have access at each end and in other locations
where necessary;
v. have passing areas and turning areas;
vi. have clearly identified access points for
emergency vehicles; and
vii. are located on public land or within access
easements that are granted in favour of the
Noosa Council and the Queensland Fire and
Rescue Service.7
Reconfiguring a Lot
7
Where Council has not previously approved a Bushfire Management Plan for premises, Council may request the proponent to prepare a plan, as per PSP1 Information Council May Request. Appendix 9 of the SPP Guideline: Mitigating the Adverse Impacts of
Flood, Bushfire and Landslide provides more information on Bushfire Management Plans.
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Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
General S10.1 The proposed lots are not located on land that is Not applicable
O10 The safety of people and property are subject to Bushfire Hazard8; The site is not subject to bushfire hazard.
maintained by OR
a) locating house site areas and other sensitive uses
on that part of the land least affected by the S10.2 The proposed lots are sited on land determined as
bushfire hazard; and low bushfire risk by a site specific bushfire hazard
b) fire mitigation methods are used that are assessment.9
adequate for the Potential Bushfire Hazard rating AND
of the individual site, having regard to –
i. vegetation type; S10.3 Additional lots are not created where their only
ii. slope; vehicular access route is through a Bushfire Hazard area .
iii. aspect;
iv. on-site and off-site fire hazard implications
of the development;
v. bushfire history;
vi. conservation values of the site; and
vii. ongoing maintenance.
8
PSP1 details information Council may request to determine whether or not the land is in a Bushfire Hazard Area.
9
A site specific bushfire hazard assessment is necessary to demonstrate that although the site is identified within a Bushfire Hazard Area, the bushfire risk is low as per PSP1 detailing the site specific assessment of bushfire risk prepared in accordance with
Appendix 3 of the SPP Guidelines: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide.
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Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
Firebreaks and fire access tracks S11.1 Firebreaks are provided by— Not applicable
O11 Firebreaks or fire access tracks provide— a) a cleared road reserve not less than 20m wide The site is not subject to bushfire hazard.
a) adequate access for fire fighting and other located around the perimeter of the subdivision,
emergency vehicles; and between the created lots and surrounding vegetated
b) adequate width to minimise the risk of fire lands;
crossover. OR
b) fire access tracks (may be in the form of an access
easement) between the created lots and surrounding
vegetated lands that—
i. are a minimum cleared width of 6m;
ii. have a formed pavement;
iii. have access at each end and in other locations
where necessary;
iv. have passing areas and turning areas;
v. have clearly identified access points for
emergency vehicles; and
vi. are located on public land or within access
easements that are granted in favour of the
Noosa Council and the Queensland Fire and
Rescue Service10.
10
Where Council has not previously approved a Bushfire Management Plan for premises, Council may request the proponent to prepare a plan, as per PSP1 Information Council May Request. Appendix 9 of the SPP Guideline: Mitigating the Adverse Impacts of
Flood, Bushfire and Landslide provides more information on Bushfire Management Plans.
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Road network S12.1 Cul-de-sacs or no-through roads are not used in the Not applicable
O12 Roads provide for the safe and effective street network unless— The site is not subject to bushfire hazard.
evacuation of users of premises and access by a) a perimeter road reserve with a minimum reserve
Emergency services. width of 20m and a formed width of not less than 6m
is provided; or
b) cul-de-sacs or no-through roads are provided with
fire trails or access easements, capable of being
navigated by conventional vehicles, that link to
through roads (see Figures 13.3 and 13.4);
AND
S12.2 Roads have a maximum grade of 1 in 8 (12:5%).
Figure 13.1—Consistent road network and lot layout
Figure 13.2—Inconsistent road network and lot layout
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Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
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Column 1
Specific Outcomes
Column 2
Probable solutions
Assessment
Main Road
TTT T I
House allotments
‘Steep forested area
Poor design with high fire risk
Hazardous ridge top development has no breaks and obstructs fire fighters.
Pa
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Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
Lot design S13.1 Each residential lot— Not applicable
O13 Lot design and building siting minimises a) includes a house site area, identified on the plan of The site is not subject to bushfire hazard.
bushfire hazard to people and property having regard subdivision;
to slope, aspect, existing vegetation and adequate b) is of sufficient size and dimensions to accommodate
separation from hazardous vegetation. a dwelling and ancillary buildings and use areas;
c) for lots more than 2,500m—
i. conform with the principles for house site
numbers 1, 2 or 3 shown in Figure 13.5; and
ii. are separated from hazardous vegetation for a
distance the minimum of 1.5 times the
predominant mature canopy height or 10m,
whichever is the greater; and
d) for lots less than 2,500m2, maximise separation of
buildings from hazardous vegetation.
S13.2 Residential lots are designed so that their size and
shape allow for efficient emergency access to buildings
for fire fighting appliances (e.g. by avoiding long narrow
lots with long access driveways).
Figure 13.3—House sites in bushfire hazard areas
Flood Hazard areas
Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
Flood Plain Protection, Immunity and Safety
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Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
Hazardous materials S14.1 Materials manufactured or stored on-site are Complies
O14 Development avoids the release of hazardous not hazardous or noxious, or comprise materials that The risk of hazardous materials entering floodwaters
materials into floodwaters and the environment. may cause a detrimental effect on the environment if and the environment will be managed by:
discharged in a flood event; or • Moving transportable vessels and vehicles off the site
before high risk storm and tidal events;
S14.2 Structures used for the manufacture or storage • Ensuring any hazardous materials are stored off the
of hazardous materials are— ground and removing them from site before high risk
a) located above the defined flood level; or storm and tidal events.
b) designed to prevent the intrusion of
floodwaters11.
Essential network infrastructure S15.1 Components of the essential network Complies
O15 Essential network infrastructure (e.g. electricity, infrastructure that are likely to fail or may result in The proposal does not involve any material
water supply, sewerage and telecommunications) contamination when affected by flood water— intensification to services demand compared to the
maintains effective function during and immediately a) comply with Table 13.12; or previous operation at the site.
after flood events. b) are designed and constructed to exclude water
inundation or infiltration and resist hydrostatic and
hydrodynamic forces as a result of inundation.
O16 Community Uses and Infrastructure Uses are S16.1 Community Uses and Infrastructure Uses are Complies
able to function effectively during and immediately sited and constructed to ensure that floor levels comply The finished floor level of the shed is higher than the
after flood events. with flood immunity requirements specified in Table former boat shed and therefore achieves a higher level
13.12; of protection comparatively. There is no intensification
OR of the QFBP operation and the project does not involve
an increase in the exposure to the natural hazard.
S16.2 Essential community infrastructure which is
located below the specified flood immunity
requirements—
a) is designed and constructed to function effectively
during and immediately after the recommended
flood level flood event; and
b) has an emergency rescue area above the probable
maximum flood if it is for emergency services
(including emergency shelters, police facilities,
hospitals and associated facilities).
11
Refer to the Work Health and Safety Act 2011 and associated Regulation and Guidelines, the Environmental Protection Act 1994 and the relevant building assessment provisions under the Building Act 1975 for requirements related to the manufacture and
storage of hazardous substances.
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Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
Development siting and design S17.1 No probable solution. Complies
O17 Development provides that for all flood events The site is protected by a sea wall at the boundary of
up to and including the defined flood event— the site adjacent to the tidal waterway. The site is not
a) the safety of people on the site is protected; fronting beach area and is protected from erosion due
b) the capacity to use land in the flood plain is not to historical works at the boundary interface.
adversely affected; and
c) the risk of damage to property on the site is There remains a risk of property damage however this
avoided or minimised as far as practicable. risk can be managed by:
AND • Moving transportable vessels and vehicles off the site
before high risk storm and tidal events;
• Storage of materials and loose items off the ground.
O18 All lots have sufficient area that is above the S18.1 The minimum area above flood level for each lot, Complies
define flood event flood level or where modelling is not is in accordance with Table 13.13; The finished floor level of the shed is higher than the
available, the highest recorded flood level, to safely AND former boat shed and therefore achieves a higher level
and adequately accommodate the intended use; of protection comparatively. There is no intensification
AND S18.2 Where the existing roads servicing a of the QFBP operation and the project does not involve
development provide a specific flood immunity (as an increase in the exposure to the natural hazard.
determined by the Qld Transport Road and Drainage
Design Manual, Queensland Urban Drainage Manual
and the Australian Rainfall and Runoff Guide), all lots
have access to the flood free area identified in Table
13.13 that matches the road immunity;
AND
O19 Development is undertaken in a manner that S19.1 Flood immunity for development areas is not Complies
ensures— achieved by filling land below the 1% AEP (1:100 year The difference in footprint area of the former boat
a) natural hydrological systems are protected; ARI) flood level; or shed compared to the new shed is approximately
b) natural landforms and drainage lines are 47m2. The impact of this structure on flood storage is
maintained to protect the hydraulic performance of S19.2 Where modelling is not available, flood immunity negligible.
waterways; and for development areas is not achieved by filling land
c) development integrates with the natural landform below the highest recorded flood level.
rather than modifying the landform to suit the
development;12
12
PSP 1 outlines information Council may request for development within an area identified as Flood Hazard Area.
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Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
O20 Development does not compromise the safety of S20.1 Development provides an effective evaluation Complies
people resulting from residual flood risk associated route that remains passable, with sufficient flood The boat shed is not a habitable structure and
with events that exceed the defined flood event, up to warning time, to enable people to progressively therefore risks to persons is deemed to be low. As
and including the probable maximum flood. evacuate to safe areas above the probable maximum there is no intensification of the QFBP operation, the
flood in the face of advanced flood waters for events project does not involve an increase in the exposure to
exceeding the defined flood event; the flood hazard.
OR
S20.2 Development provides for an area of sufficient
size and dimensions on site above the probable
maximum flood that allows for safe congregation and
refuge.
Earthworks No solution provided. Complies
O21 Filling or excavation only occurs where it— The proposal will involve minor earthworks to
a) results in the protection, rehabilitation and repair of accommodate the proposed new facilities however will
ecologically important areas, watercourses, not result in the creation of any potential landslip areas
drainage lines and wetlands; and over the site or adversely impact on the water quality
b) does not adversely impact on the overall of the Noosa River.
hydrology, hydraulics and flood capacity of the
waterway, and does not result in a reduction in
flood storage capacity.
c) does not adversely impact on water levels on
properties elsewhere.
Flood impacts S22.1 In the Flood Hazard area, as identified on the Complies
O22 Development does not directly, indirectly or Natural Hazards Overlay Maps, or in areas otherwise The difference in footprint area of the former boat
cumulatively alter the flood characteristics external to determined to be subject to the defined flood event— shed compared to the new shed is approximately
the development site for all flood events up to and a) there is no loss of on-site flood storage capacity; 47m2 and the development only involves minor
including the defined flood event based on— and earthworks to undertake landscaping. In light of this,
a) current climate conditions; and b) all changes to level, depth, duration and velocity of the overall impact of the structure on flood storage is
b) incorporating an appropriate allowance for the floodwaters are contained within the site for all negligible.
predicted impacts of climate change. flood events up to and including the defined flood
event based on current climate and predicted
impacts of climate change at 2100.
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Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
Building design and building form S23.1 Buildings and materials and surface treatments Complies
O23 Development ensures that building design and used below the defined flood event are resilient to The built form components of the revised boatshed
built form accounts for the potential flood risks and are water damage and do not include wall cavities that may design are well articulated and contribute to improving
resilient to flood events by— be susceptible to the intrusion of water and sediment; the amenity of the subject site. The proposal
a) ensuring building materials used have high water
represents a contemporary adaptation of surrounding
resistance and will improve the resilience of a S23.2 Buildings are designed to integrate well with the
building during and after a flood event; and street level and the levels of adjoining properties to residential building character that achieves an
b) maintaining a functional and attractive street front facilitate pedestrian flows and visual and physical attractive design, which is appropriate to the location
address appropriate to the intended use. connectivity between the footpath and ground floors; and improves the current amenity and appearance of
the site.
S23.3 Buildings incorporate appropriate screening to
ensure that any under-storey is not visible from the
street, where such screening does not impede flood
water flows;
S23.4 Residential buildings minimise risk from flooding
by providing parking and other low intensive, non-
habitable uses at ground level;
S23.4 Non-residential buildings and structures are
oriented to the street by activating the street frontage
with appropriate uses and urban design treatments
such as recessed wall treatments, screening or
landscaping, whilst allowing for flow through of flood
waters on the ground floor.
Editor’s note:The use of flood resilient building materials is
also encouraged in areas above the defined flood event (up
to the probable maximum flood (PMF) to reduce the
consequences of flooding associated with events larger than
the defined flood event.
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Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
Disaster Management S24.1 Development does not— Complies
O24 Development supports, and does not unduly a) increase the number of people calculated to be at The QBFP at Russell Street has 4 full-time staff (3 field
burden, disaster management response or recovery risk from flooding; staff and 1 supervisor) and 1 administration assistant
capacity or capabilities. b) increase the number of people likely to need (1 day per week). The number of staff operating from
evacuation; the boatshed will not increase as a result of the
c) shorten flood warning times; or proposed development.
d) impact on the ability of traffic to use evacuation
routes, or unreasonably increase traffic volumes
on evacuation routes.
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Page 47
Acid sulfate soil areas
Column 1 Column 2 Assessment
Specific Outcomes Probable solutions
Effects of works
General Partial solution Complies
O25 Works do not disturb acid sulfate soils or are S25.1 The disturbance of acid sulfate soils is avoided by— Additional works to complete the project involve minor
managed to avoid the release of acid or associated a) not excavating or otherwise removing soil or sediment earthworks for instance to establish site landscaping
metal contaminants.13 identified as containing acid sulfate soils; and replace the existing driveway (like for like). The
b) not permanently or temporarily extracting works will not disturb acid sulfate soils.
groundwater that results in the aeration of previously
saturated acid sulfate soils; and
c) not undertaking filling that results in actual acid sulfate
soils being moved below the watertable or previously
saturated acid sulfate soils being aerated;
OR
S25.2 The disturbance of acid sulfate soils avoids the
release of acid or associated metal contaminants by—
a) neutralising existing acidity and preventing the
generation of acid and associated metal contaminants;
and
b) preventing the release of surface or groundwater
flows containing acid or associated metal
contaminants into the environment.
13
PSP1 Details information Council may request to assist in the assessment of whether or not the application achieves the relevant specific outcomes.
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Page 48
Landscaping Code
Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
14.133 General requirements
Streetscape and amenity S1.1 Landscaped areas, not less than the minimum areas Complies
O1 Sufficient landscaped areas are provided to— and dimensions specified in Tables 14-56 or 14-57, are The proposed landscape design fosters a
a) enhance the visual amenity and natural landscape provided and maintained; human scale and enhances the visual amenity
character of the area, streetscape and local area; of the area.
b) retain natural landscape features, such as rock AND
outcrops and existing large trees; It assists in screening and softening the built
c) retain existing native vegetation and enhance buffer S1.2 Landscaping is designed, planted and maintained in accordance form of the development, ensuring that the
areas around property boundaries; with PSP3 Landscaping Plants and Guidelines. boat shed does not dominate the streetscape
d) suit the relative size and nature of the development or detract from the visual amenity of
and its setting; adjoining properties.
e) reduce the visual impact of large or bulky
structures and fencing along watercourses; and Further, the proposed landscaping assists in
f) conceal service, carparking and loading areas of improving sightlines to the Noosa River from
developments; residential development on Russel Street.
g) screen incompatible land uses; and
h) provide privacy between any dwelling units and Detailed landscaping plans for the proposed
accommodation units on and adjoining the site to a development are attached at Appendix F.
height and density appropriate to the scale of the
development.
Building and landscape design S2.1 Below ground components of buildings do not extend beyond Complies
O2 Site layout and building and landscape design— the above ground footprint to allow for landscaping particularly The building footprint of the proposed
a) provides for soft landscaping to be established in within building setback areas; boatshed does not extend beyond the above
and around the development; ground footprint. Appropriate separation
AND distances between mature trees and built
b) maximises the retention of large canopy trees;
infrastructure have been established to protect
c) within the Eastern Beaches Locality and Noosa Heads S2.2 Basement carparks do not encroach into building setback root systems.
Locality, avoids the removal of heath vegetation, except areas;
where required for internal roads and service and Please refer to Appendix F for detailed
infrastructure construction; AND landscaping plans.
d) minimises the extent of impervious paved areas;
S2.3 Plants are grouped in mulched beds rather than planted
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Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
e) provides for suitable plant layouts and densities; individually to provide for optimum growing conditions and less
maintenance;
f) facilitates the adoption of appropriate planting
AND
techniques; and
g) considers on-going maintenance requirements to S2.4 These plants grouped in mulched beds are not subject to any
assure the establishment and ongoing survival of hedging maintenance regimes;
plantings.
AND
S2.5 Landscaping is designed, planted and maintained in accordance
with PSP3 Landscaping Plants and Guidelines;
AND
S2.6 Alternatives to impervious pavement are provided and are
located where landscaping and existing vegetation will benefit from
increased infiltration of rainwater.
Species selection S3.1 Plantings— Complies
O3 Landscaped areas include plant species that— a) comprise plant species identified for the relevant landscape The landscape plan implements a landscaping
a) are appropriate to the biophysical conditions and character area in PSP3 Landscaping Plants and Guidelines; design that uses fast-growing plants that are
landscape character of the area; and nominated in the Noosa Plan and are suitable
b) are suitable for the space available, the b) avoid undesirable plant species identified in
for the River foreshore. These plants will
level of visual and climatic exposure, the functional PSP3 Landscaping Plants and Guidelines;
requirements of the site and the scale of the development; OR assist in blending the built form of the QBFP
c) provide for appropriate levels of shade and sunlight to development with adjoining parkland
occupants of the development throughout the year; S3.2 For landscaping around pool areas— vegetation and will soften views on
d) minimise the demand for water use; a) no more than 30% of the landscaped area is a mixture of completion.
e) in road reserves, provide street trees with effective plants of local origin and exotic plant species, provided none
canopy shading having regard to the size and scale of the of the plant species are undesirable plants identified in PSP3
road reserve and the location of services and other Landscaping Plants and Guidelines; and Please refer to the detailed landscaping plans
structures; b) palms are specifically located in group plantings in at Appendix F.
f) for street trees in towns are villages, are consistent with accordance with PSP3 Landscaping Plants and
the existing streetscape character; Guidelines;
g) do not cause potential damage to buildings or AND
Page 50
Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
structures;
h) are not harmful to pedestrians, particularly around S3.3 Root guards are utilised around species with potentially invasive
schools, childcare centres, shopping areas and other roots.
high pedestrian areas;
i) in intensively used environments, can endure high
levels of activity; and for rural residential
developments, are best suited to less intensive
maintenance and low availability of water for
gardens.
Safety and security S4.1 No solution provided. Complies
O4 Landscaping is designed and located to maximise the The proposed landscaping assists in
safety and security of public and private areas by— Figure 14-16 — Landscaping allows for adequate safe improving sightlines to the caravan park and
a) clearly defining the boundaries between private and vision at driveways and intersections Noosa River from residential development on
public spaces;
Russel Street. Views to and around the
b) promoting casual surveillance of buildings and public
areas from the street and other public areas for personal boatshed are visible through and between
security reasons; foreshore vegetation promoting casual
c) avoiding concealment spots; and surveillance of buildings and public areas.
d) maintaining safe sight distances to and from road and
building corners, carpark entrances and driveways (see
Plants species have been selected based on
Figure 14- 16);
e) maintain safe sight distances at planting bed ends suitable for the space available, the
within carparks; functional requirements of the site and the
f) protecting solid fences from graffiti by incorporating scale of the development.
elements such as landscaping, creepers, murals or S5.1 Landscaping provided which allows adequate visibility for
vandal resistant paint; and casual surveillance of public and semi-public spaces, including
g) separating and defining pedestrian and vehicle entrances and exits to sites and buildings, by:
circulation routes. planting trees which have clean trunks to a height of at least
1.8 m; and appropriately spacing shrubs at 1.2m horizontal
O5 The provision of landscaping is to a satisfactory standard centres, with a maximum height of 0.75m, to avoid clumping
ensuring that it does not lead to opportunities for concealment and to retain sightlines.
and possible assault sites.
S6.1 Street trees and trees in carparking areas achieve a maximum
O6 Street trees and plantings in towns and villages, carparks of 900mm clear trunk height for a 2.0m high tree at planting and are
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Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
and other areas where potential conflicts with vehicles and able to attain a clear trunk height of 1900mm on maturity;
pedestrians are evident, are planted so as to maximise vehicle
and pedestrian safety. AND
S6.2 All scrub planting to be a maximum height of 700mm from
the road pavement (not top of kerb).
Services and utilities S7.1 Plant species used in landscaping adjacent to substations, or Complies
O7 All landscaping works maintain adequate safe distance adjacent to or on electricity transmission line easements, are less Please refer to the detailed landscape plan
from services and utilities including substations, overhead than 4m high at maturity and do not encroach within 3m of a at Appendix F for planting distances from
powerlines, power poles and transformers, street lamps, substation boundary; services and utilities.
stormwater catchment pits, and underground services and
utilities. OR
Figure 14-17 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
Figure 14-18 S7.4 Trees and large scrubs are located a minimum of—
a) 5m from electricity poles and pillars;
b) 4m from street lamps;
c) 2m from stormwater catchment pits; and
d) 2m from underground services and utilities;
AND
S7.5 Plants are located to enable tradespersons to access, view and
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Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
inspect service meters, such as water and electricity meters;
AND
S7.6 Root barriers are installed around trees that are located within
3m of any infrastructures or that have potentially invasive roots.
Landscaped entry statement S8.1 No solution provided. The proposal uses fast-growing plants that are
O8 Tree and plant massing are the dominant features of nominated in the Noosa Plan and suitable for
entry statements to residential or commercial estates and are the River foreshore. These plants will assist in
integrated with the landscape theme of the estate and the
blending the built form of the QBFP
natural landscape character of the locality, rather than the
entry being dominated by built elements such as masonary development with adjoining parkland
walls, waterfalls and assembled rock outcrops. (see Figure 14- vegetation and will soften views on
19). completion.
O9 Entry statements are low maintenance.
Figure 14-19 Typical estate entrance
S9.1 Landscaped entry statements are low maintenance and located
entirely within privately owned land.
14.134 Specific requirements for Multiple housing & Visitor Accommodation
Page 53
Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
Private open space S10.1 For Multiple housing Types 2 and 4, each dwelling unit Not applicable
O10 Private open space is— provides for landscaped private open space comprising— The proposal does not involve Multiple
a) provided to all dwelling units and housing & Visitor Accommodation
a) for units at ground level, a minimum area of 25m2 exclusive
accommodation units;
of the clothes drying area, with minimum dimensions of 4m
b) of adequate size and dimensions to suits the needs of
and maximum gradient of 1 in 10 (10%); or
occupants;
c) clearly set apart for private use and separate from b) for units above ground level, a minimum area of 12m2, with
communal areas; minimum dimensions of 2.5m; or
d) directly accessible from a living area of the unit; c) if small dwelling units within the Business Centre Zone, a
e) located away from noise generating uses; balcony not less than 1.5m depth and with a minimum area
capable of receiving adequate sunlight; and
of 4m2;
f)
g) designed to provide for the privacy of occupants of the
premises and adjoining premises.
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 No solution provided Not applicable
O11 Communal open space within the development provides The proposal does not involve Multiple
adequate area for children to play and for socialising, and housing & Visitor Accommodation
preferably has a northern aspect.
Page 54
Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
Screening & Mounding No solution provided Not applicable
O12 Planting is provided between units, adjacent to service and The proposal does not involve Multiple
car parking areas and around the boundary of the site to provide housing & Visitor Accommodation
for adequate screening. (see Figure 14-20).
O13 Clothes drying areas and waste disposal areas are screened
from adjoining properties and road frontages.
O14 Mounding adjacent to units do not extend into service
corridors, cover utility covers, obstruct overland stormwater
flow, or cause ponding on footpaths, verges or on adjoining
private property.
h) O15 Mounding associated with noise barriers is
designed to avoid linear shapes and incorporates
undulating shapes and forms that vary in height and
width.
Page 55
Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
Streetscape character No solution provided Not applicable
O16 Landscaping complements and enhances the existing The proposal does not involve Multiple
Figure 14.21 Lack of integration with street, unsuited to scale of
streetscape character by providing plantings that match the housing & Visitor Accommodation
buildings
scale of buildings within the street. (see Figure 14-21 and
Figure 14-22).
O17 Where a podium is provided, planting is established
on the podium to soften the bulk and appearance of the
building, and species are used that can tolerate difficult Figure 14-22 Continuation of streetscape, scale of building and
climatic conditions. landscaping relate well
Passive solar access and energy efficiency O18 Plantings No solution provided Not applicable
contribute to passive solar access, energy efficiency and The proposal does not involve Multiple
amenity by providing shade in summer, particularly to western housing & Visitor Accommodation
walls and open car parking areas, and admitting winter sunlight
to outdoor and indoor living areas.
14.135 Specific requirements for Business Uses
Page 56
Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
Design of commercial and retail spaces No solution provided Not applicable
O19 Landscaping softens building bulk and creates pleasant The proposal does not involve a business use
settings for visitors and staff that function well in an Figure 14-23 Landscaping solutions that appear to lessen the
intensively used environment by— impact of building bulk
a) providing canopy trees and ancillary shade
structures;
b) using shrubs and garden beds to clearly define public
spaces and pedestrian walkways;
c) providing areas for public art, where appropriate;
d) providing outdoor areas with seating for staff and Figure 14-24 Outdoor eating areas integrate well with the
visitors; streetscape
e) adopting landscape solutions that reduce the visual
impact of building bulk (see Figure 14-23);
f) using screen planting to conceal service and loading
areas;
g) making provision for outdoor dining areas where
appropriate, that integrate well within the streetscape
(see Figure 14-24);
h) providing adequate screening along the perimeters of
the development;
i) avoiding the use of formal planting design for frontage
works; and
j) providing planting design and species selection that can
endure an intensively used environment.
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Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
Industrial Business No solution provided Not applicable
O20 Landscaping within industrial developments is The proposal does not involve a business use
designed to— Figure 14-25 Appropriate species at correct density and height
a) maximise retention of existing vegetation; effectively screen bulky industrial buildings
b) provide planting in mulched areas at entrances, along
boundaries and around car parking and site facilities to
provide screening and shading;
c) lessen the impact of building bulk though the planting of
vegetation that is in scale with the building, and by using
mounding where appropriate (see Figure 14-25); and
d) provide outdoor areas for staff.
14.136 Open space areas and road reserves
Active parkland S21.1 Landscape works for active parkland
O21 Landscaping in and around active parkland creates an include—
environment that provides functional recreation areas and a) formation of grassed and well-drained areas for recreation;
facilities in a landscaped setting that reflect the natural b) retention of existing vegetation surrounding recreation
landscape character of the locality. facilities;
c) the planting of shade trees around recreation facilities,
including playfields and playgrounds;
d) provision of landscaped buffer areas to adjacent
residential development; and
e) installation of recreational facilities that include the use of natural
materials and finishes, where appropriate, and colours that blend
with the natural environment.
Page 58
Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
Passive parkland and reserves S22.1 Landscape works within passive parkland and adjacent to Complies
O22 Landscaping within passive parkland and adjacent to national parks and conservation reserves, include— A number of trees were previously removed
national parks and conservation reserves, provides for—- a) retention of existing vegetation of localorigin, including from the subject site. It is proposed that
a) the protection and enhancement of native wildlife understorey plants and surface mulch; replacement planting will be provided that
habitat and corridors; b) revegetation of cleared and disturbed areas; landscape character of the
b) the replanting of disturbed areas; planting food/habitat trees in areas supporting important fauna local area in accordance with landscape
c) the protection of riparian zones where populations and including nest boxes where it has been necessary plan at Appendix F.
d) the site adjoins or includes a watercourse; to clear
e) a relaxed and pleasant environment for visitors, with habitat trees for development;
low key, low impact recreation facilities; and d) removal of species identified as undesirable plant species in
f) linkages to other open space areas, where appropriate. PSP3 Landscaping Plants and Guidelines;
e) enhancement of the area through the provision of walking
trails, picnic tables and bridges;
f) the provision of linkages to the Noosa Trial Network as
identified in Schedule 5 on Map 3, where appropriate;
g) retention of natural ground levels and hydrology within and
around these areas; and
c) minimal grassed areas.
Road reserves Complies
O23 Landscaping within road reserves— S23.1 A minimum of 1 street tree is provided per lot or every 8m of Street trees are existing and will be retained
a) enhances the streetscape quality and natural landscape frontage, whichever is the greater; AND as a result of the proposed development.
character of the area; S23.2 Where vehicles are parked parallel to the kerb, landscaping
b) provides buffering to adjoining uses; is setback a minimum of 500mm from the back of the kerb to allow
c) maintains the functionality of the road reserve for adequate access (see Figure 14-26);
vehicles, pedestrian and bicycles, including providing AND
adequate allowance for pedestrians to use the verge; S23.3 Street trees are planted a minimum of 1m from the back of
d) provides for the retention of existingtall trees and the kerb in the road reserve verge.
remnant native vegetation;
e) allows for the opening ofcar doors along urban streets;
f) allows for maintenance or emergency access to service
corridors and utilities;
g) maintains site distances to and from corners,
intersections, driveways and pedestrian crossing
points; and
Page 59
Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
g) maintains overland stormwater flow to avoid ponding on Figure 14-26 Allow 500mm for passenger Access
footpaths, nature strips or adjoining premises.
14.137 Environment protection and conservation
Page 60
Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
Watercourses and drainage lines No solution provided. Not applicable
O24 Landscaping works along watercourses
and drainage lines—
a) retains and enhances the existing riparian vegetation
including understorey; and
b) rehabilitates and revegetates degraded riparian zones to
filter stormwater run-off and provide for native wildlife
habitat; and
c) avoids slashing and turfing of watercourse edges and
drainage lines; and
d) avoids engineering design solutions, such as
concrete drains; and
e) use natural materials in the construction of boardwalks,
bridges and similar structures to blend with the natural
environment.
Wildlife habitat protection S25.1 For Koala Habitat Areas shown in Schedule 7— Not applicable
O25 Landscaping retains and enhances habitats and corridors a) a minimum of 70% of tree species planted on the premises are
for native wildlife by— koala food trees listed in PSP3 Landscaping Plants and
a) replicating adjacent remnant vegetation, including Guidelines; and
understorey vegetation; b) where koala access is impeded by a fence or retaining wall—
b) siting landscaped areas to complement and enhance
existing vegetation;
i climbing poles are erected at regular intervals along
the structure at an approximate 45 degree angle on
c) retaining old trees (including dead trees) with hollows
either side of the structure;
for local native fauna habitat; and
d) creating or enhancing vegetation linkages ii plant vegetation within close proximity (branches
between existing habitats; touching) on either side of the fence to provide a natural
e) minimising adverse effects to koalas by planting ladder; and
and retaining appropriate tree species and
iii install panels or planks horizontally along the top of the
facilitating koala movement in koala habitat
fence to provide a walkway, where appropriate; and
areas31.
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Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
c) choose fence materials, such as a timber post-and-rail or
chain wire, that a koala can easily grip and climb or leave a
minimum 300mm gap between ground level and the first
rail or strand of any fence.
AND
S25.2 Vegetation of local origin is retained and
replanted in areas indicated in Schedule 5 on Map 4 - Open Space
Networks.
Water management S26.1 The infiltration and conservation of water is optimised Not applicable
O26 Landscaping works promote the effective use of water through—
through appropriate plant selection and layout and by a) selecting native plant species identified in
maximising opportunities for water infiltration. PSP3 Landscaping Plants and Guidelines;
b) grouping plants in mulched beds;
c) minimising impervious surfaces;
d) using semi-pervious pavement surfaces; such as grass cell
paving, as a alternative to pervious surfaces
e) draining hard surfaces areas to landscaped areas;
f) planting microphytes along driveways to absorb
hydrocarbons; and
g) using surface and subsurface drainage swales.
Soil stability No solution provided Not applicable
O27 Landscaping works are design and sited to ensure the
stability of soils and minimise sediment and erosion activity,
particularly on steep slopes and in landslide hazard areas,
making use of soft landscaping rather than
hard landscaping solutions wherever possible.
14.138 Carparking areas
Off street carparks S28.1 One advanced canopy tree32 (a minimum of 100 litres pot Complies
O28 Landscaping of carparking areas is designed to— size) is provided— Car parking is as per the existing situation.
a) reduced the visual impact of the development; a) in towns and villages, shopping centres or commercial Existing cottonwood trees at the entrance of
b) provide for advanced canopy trees to shade vehicles areas— for every 4 carparking spaces; or
Page 62
Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
and to reduce reflected radiation; b) otherwise—for every 6 carparking spaces; AND the internal car parking area will be retained
c) ensure canopy trees are protected from vehicle and protected.
damage by providing adequate sized garden beds; S28.2 A minimum area of 5m2 is provided around each canopy tree,
d) maximise opportunities for infiltration of rainwater on- which is mulched and treated; AND Hardstand and grassed areas will be retained
site; and as per the existing situation. The increase in
e) minimise contaminated runoff entering the S28.3 Plants are grouped in mulched beds rather than using impervious surface is minimal and will not have
stormwater system and watercourse. individual, evenly spaced trees and scrubs; a substantive impact on
AND the volume or characteristics of the discharge
S28.4 Semi-pervious pavement surfaces are used, such as grass cell from the site.
paving, to increase infiltration of rainwater and minimise
contaminated runoff, including hydrocarbons, entering the
stormwater system and watercourses;
AND
S28.5 Runoff from carparking areas is directed to landscaped areas
to minimise contaminate runoff, including hydrocarbons, entering
the stormwater system and watercourses;
AND
S28.6 Garden mounding is incorporated into carparking areas
adjacent to frontages;
AND
S28.7 Surface and subsurface drainage swales are used to
maximise stormwater infiltration;
AND
S28.8 A planting bed of at least 1m width with screen fencing and
dense planting is provided to any property boundary with an
adjacent
residential development.
Page 63
Specific Outcomes Acceptable solutions (if accepted development subject to Response
requirements) Probable solutions (if code assessment)
On-street car parks S29.1 Where vehicles are parked parallel to the kerb, landscaping Complies
O29 Edges to parking and turning spaces for on street parking is setback a minimum of 500mm from the back of the kerb to allow Car parking is as per the existing situation.
are landscaped to provide shade and screening, while adequate access (see Figure 14-27); Existing street trees will be retained and
ensuring adequate access to vehicles. protected.
AND
Figure 14-27 Allow 500mm for passenger access
S29.2 Street trees are planted a minimum of 1m from the back of the
kerb in the road reserve verge.
Page 64
Infrastructure Uses Code
Specific Outcomes Probable solutions (if code assessment) Response
Effects of use
Location and siting S1.1 For Installations and Towers, where practicable, Complies
O1 The location and siting of Infrastructure infrastructure is — Water and sewer infrastructure are available to the site
Uses— a) co-located with existing Infrastructure Uses; via existing connections along Russell Street. Some
a) maximises accessibility for maintenance or stormwater from the site discharges directly into the
purposes; and b) located on or within an existing building; river, with the balance directed through the
b) does not disrupt access for other stormwater network within the caravan park and then
purposes. discharged to the river. The site has existing
AND
telecommunications connections and electricity supply
are sufficient and that will remain unchanged.
S1.2 Easements for access to Infrastructure Uses are
granted to the Council or the beneficiary of the
easement to ensure suitable access can be gained,
where practicable.
Separation from incompatible uses No solution provided. Complies
O2 Sufficient separation distance is provided The development achieves a sufficient separation
between Infrastructure Uses and incompatible uses distance from the Noosaville Caravan park to the south
on the same site and neighbouring premises to and is appropriately screened by mature landscaping.
maintain amenity for neighbouring uses.
P a g e |1
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Specific Outcomes Probable solutions (if code assessment) Response
O3 Vehicular access to the site of the S3.1. Vehicle access to the infrastructure is gained from Complies
Infrastructure Use does not adversely impact on roads other than local residential streets to maintain The QBFP maintains vehicle access through the
residential amenity. residential amenity. adjoining Caravan Park. The operational management
plan accompanying this application sets out key
measures to ensure the use does not adversely impact
on residential amenity.
Building siting and design No solution provided Complies
O4 The siting and design of buildings or other The proposed modified boatshed will be visible from
structures reflects and is compatible with the adjoining land, however, it will not visually dominate
setting and character of the locality in which the the street or local area due to the proposed reduction
Infrastructure Use is located, including the use in height, use of natural colours and finishes (including
of sympathetic colour schemes. timber) and landscaping to screen and soften the built
form.
Safety and security S5.1 For Installations and Towers—the use is fenced with Complies
O5 Infrastructure Uses are secure and potential security fencing; The security, landscaping and fencing proposed as part
impacts from vandalism are minimised. of the development will minimise opportunities for
AND graffiti and vandalism.
S5.2 For other Infrastructure Uses—no probable solution
Artificial lighting S6.1 Lighting associated with the use is designed, Complies
O6 The generation of spill light by development, installed, operated and maintained in accordance with External lighting in associated with the office building is
which gives rise to annoyance, discomfort, Section 3 of AS4282 The Control of the Obtrusive Effects existing and will not be changed. The lighting is
distraction or a reduction in the ability to see of Outdoor Lighting. domestic in nature and not different to what would be
essential information, is avoided. expected with a dwelling house, as such the
use is not considered to result in the generation of
adverse lighting impacts.
P a g e |2
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Specific Outcomes Probable solutions (if code assessment) Response
Mechanical plant and equipment O7 S7.1 Plant and equipment are— Complies
Mechanical plant and equipment a) located more than 2m from any property Plant and equipment will be concealed within the
(including air conditioning equipment) are— boundary; and boatshed building.
a) positioned to minimise adverse impacts on b) screened by dense vegetation or fencing (i.e.
the amenity of any residential premises; 1.5m wide vegetated buffer area);
b) designed and positioned to visually integrate OR
with the building and roof design; and
c) appropriately screened. S7.2 Plant and equipment are located within a building.
Environment & heritage values No solution provided Complies
O8 There are no significant adverse effects The project does not intensify the existing operation
on the biodiversity, natural vegetation, native and will not have a detrimental impact on the
wildlife, habitats, landscape quality, water biodiversity, landscape or water quality of the area.
quality or heritage values, including those The Caravan Park, through which the QBFP operation
related to— obtains vehicle access, is a State heritage Place.
a) changes to natural drainage; The Heritage exemption certificate (Appendix H)
b) disturbance to any of the wetland demonstrates the access is existing and there is nil
systems; impact to the Heritage Place.
c) management of landslide and fire risk;
d) erosion and the transport of sediments off-
site;
e) unmanaged public access;
f) effluent disposal16;
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features,
including natural features, of heritage
significance.
P a g e |3
Page 67
Service & Utility Type 2 - Installation
Specific Outcomes Probable solutions (if code assessment) Responses
Effects of use
O9 Electricity transmission line easements are S9.1 A minimum separation distance is maintained from Complies
managed to ensure— the electricity transmission line to the closest boundary The boatshed use is existing. Separation
a) the continuation of the transmission of of habitable buildings and child activity areas, as distances between electricity infrastructure and
bulk electricity; follows— the development and associated landscaping
b) safety and amenity for residents, occupiers a) 20m for transmission lines up to 132kV; will be maintained.
and land uses in close proximity; b) 30m for transmission lines between 133kV and
c) natural environmental values are 275kV; and
not adversely impacted upon; and c) 40m for transmission lines greater than 275kV;
d) the Shire’s visual and landscape qualities are AND
not adversely impacted upon.
S9.2 Only trees with a mature height of less than 4m are
planted within electricity transmission line easements.
Service & Utility Type 3 - Tower
Specific Outcomes Probable solutions (if code assessment) Response
14.41 Effects of use
Page 68
Visual amenity S10.1 The tower is— Not applicable
O10 The tower is visually integrated with its landscape a) not established in the Detached Housing, Semi-
or townscape setting so as not to be visually dominant Attached Housing, Attached Housing or Visitor Mixed
or obtrusive. Use Zones;
b) camouflaged through the use of colours and
materials which blend into the surrounding
landscape; and
c) unobtrusive when viewed from any part of the
major road network;17 or
S10.2 The tower is co-located on an existing
telecommunication tower;
AND
S10.3 The height of the tower does not exceed—
a) 20 metres where on land in the Community Services,
Business Centre or Industry Zones; or
b) 25 metres where on land in the Rural Zone.
Page 69
Health and safety No solution provided
O11 The development avoids or effectively manages
any emissions of light, noise, vibration or radiation
beyond the site such that—
a) environmental nuisance to occupants or users
of surrounding premises is not caused;
b) unacceptable risks to the environment or to
personal and public safety are unlikely to be
caused; and
c) public access is restricted to meet workplace,
health and safety requirements.
Access to sunlight S12.1 For proposed buildings or structures having a height Not applicable
O12 The Tower does not cast shadows such that the exceeding 8.5m above ground level and a cross sectional
amenity of surrounding premises or useability of public area exceeding 20m2, shadowing does not affect
open space is unduly reduced. residential lots, child care centres or public open space to
the extent of more than 20% of their site area for a period
in excess of
three hours on any day of the year.
17
PSP23 Telecommunication Towers provides guidance and information in relation to the installation of telecommunication towers.