Council archive · source document
Attachment A - Code Assessment [As Published] · 132010.871
NOOSA HEADS LOCALITY CODE
Division 15—Specific Outcomes and Probable Solutions for the Noosa Heads Locality
Specific Outcomes Probable solutions Proposal
9.9 Effects of use
Amenity
O1 Uses are located, designed and No solution provided. Complies
operated to avoid significant adverse The proposed Multiple Housing – Type 2
changes to the light, air quality, noise, (Duplex) is situated within a residential
accessibility, or other conditions enjoyed precinct and is for a residential use. The
by users of associated, adjoining or proposal results in a reduction of density
nearby uses. from 3 units to 2 units. As such the
existing residential amenity of the
neighbourhood will be maintained.
Major road network
O2 The visual amenity and character No solution provided. Not Applicable
surrounding the major road network, The subject site does not adjoin any of
including Sunshine Beach Road (David the listed ‗major roads‘.
Low Way), Eenie Creek Road, Noosa
Drive and Noosa Parade, is protected
and enhances the entrances to Noosa
Heads through—
a) retaining and enhancing the visual
and physical separation of Noosa Heads
from neighbouring localities;
b) ensuring future development does
not encroach upon existing vegetation
within the road reserve; and
c) utilising dense landscaping and earth
mounding (rather than fencing and
walls) for visual screening and noise
attenuation;
AND
O3 Development generates traffic Complies
demands that are consistent with the The proposed development will be
future capacity of the road network. consistent with the future capacity of
the road network.
Scenic vistas
O4 Aesthetic and cultural values of the No solution provided. Complies
natural landscape are maintained The proposal does not impact any
through protecting important scenic important scenic vistas. Existing mature
vistas— landscaping on the site will be retained
a) from the streets, beaches and other where possible.
public spaces;
b) to the ocean, river, coastal lowlands
and the vegetated backdrop of Noosa
Hill;
c) within Little Cove– vistas over Laguna
Bay and to the Noosa National Park and
the vegetation stands, part of the hills
and sand dunes;
d) within Cooloola and Weyba Park
Estates– the scenic view of Noosa
National Park and Weyba Creek; and
e) within Noosa Sound– vistas across
Noosa River.
Mobile business uses
O5 Business Uses located within the No solution provided. Not Applicable
road reserve or on the beach The proposed use is for a Multiple
(particularly in the vicinity of Hastings Housing – Type 2 (Duplex)
Street, Noosa Main Beach and Noosa development.
National Park) offer goods and services
that directly benefit visitors and
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Specific Outcomes Probable solutions Proposal
complement the range of visitor
experiences available in the locality,
such as mobile food vendors and learn
to surf classes.
9.10 Built form
Density
O6 The density of development within No solution provided. Complies
the site area— The proposal is compatible with
a) is compatible with surrounding surrounding development. The subject
development; site is currently occupied by a Multiple
b) does not exceed— Housing Type 4 – (Conventional)
i. for the Semi-Attached Housing Zone: development consisting of 3 dwelling
A. for sites between 500m2 and 599m2 units. The proposed duplex
inclusive — 4.8 persons; development, which represents the
B. for sites 600m2 or more — 6.6 establishment of 2 dwelling units, results
persons or 100 persons per hectare in a reduction of existing site density.
whichever is the higher;
ii. for the Attached Housing Zone—a The site is surrounded by numerous
maximum population density of 160 multiple housing and visitor
persons per hectare, with the following accommodation development.
exceptions:-
A. Lot 603 on SP188270 in Serenity The proposed duplex will therefore be
Close, where the allowable population compatible with surrounding
density is 250 persons per hectare B. development.
Lot 889 SP203086 being the Viridian
Noosa Resort in Viewland Drive where The proposed development will have a
the allowable population density is 100 low site impact.
persons per hectare;
iii. Business Centre Zone—a maximum
population density of 100 persons per
hectare; and
iv. Visitor Mixed Use Zone—a maximum
population density of 280 persons per
hectare; and
v. 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 Complies
O7 Buildings and other structures— S7.1 Buildings and other structures The proposed duplex does not exceed a
a) present a building height consistent have a maximum building height of— maximum height of 2 storeys and 8m.
with structures on adjoining and a) for the Business Centre Zone–12m; or
surrounding land; b) for the Visitor Mixed Use Zone—
b) do not exceed a maximum building i. Northern side of Hastings Street—
height of—i For the Business Centre A. within 7m of the Hastings St
Zone– 3 storeys; or alignment – 6m;
ii For the Visitor Mixed Use Zone— A. B. balance area of site – 15m with a
Northern side of Hastings Street— 12m presentation to the
within 7m of the Hastings St beach; or
alignment – 2 storeys; or ii. Southern side of Hastings Street—
balance area of site – 4 storeys with A. within 10m of the Hastings St or
a 3 storey presentation to the Noosa Drive alignments – 6m;
beach; or B. balance area of site – 15m; or
B. Southern side of Hastings Street— c) for Attached Housing Zone—12m with
within 10m of the Hastings St; or the exception of Lot 603 on SP188270 in
Noosa Drive alignments – 2 storeys; Serenity Close, where a maximum
or height of 15m is permitted; or
balance area of site – 4 storeys; or d) for any other zone— 8m;
iii For Attached Housing Zone — 3
storeys with the exception of Lot 603 on
SP188270 in Serenity Close, where a
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Specific Outcomes Probable solutions Proposal
maximum height of 4 storeys is
permitted; or
iv For any other zone— 2 storeys;
c) do not visually dominate the street or
surrounding spaces;
d) preserve the amenity of surrounding
land;
e) respect the scale of surrounding
vegetation;
f) respond to the topography of the site
by minimising cut and fill (eg. stepping
down the site or using a suspended pole
construction); and
g) maintain a mature vegetated skyline.
Setbacks
O8 Buildings and other structures are S8.1 Buildings and structures comply Alternative Solution
appropriately designed and sited to— with the minimum setbacks identified in The proposed development achieves
a) provide amenity for users of the Schedule 1 - Minimum Boundary minimum boundary setbacks to Karella
premises as well as preserve the visual Setbacks. Avenue and side boundaries as specified
and acoustic amenity of adjoining and in Schedule 1. Being a 2 street corner
nearby properties; lot, no rear boundary setbacks apply.
b) provide adequate distance from
adjoining land uses Variation to the road boundary setbacks
c) preserve any existing vegetation that to Pandanus Street is proposed. These
will buffer the proposed building; setback variations are proposed due to
d) allow for landscaping to be provided the corner lot design constraint and as
between buildings; the carriageway in Pandanus Street is
e) maintain the visual continuity and 6m to greater than 30m away from the
pattern of buildings and landscape boundary frontage. The proposed
elements within the street; setbacks are 4.5m for unit 2 and 2m for
f) protect public safety and property unit 1. No vehicular access is proposed
within erosion prone areas by ensuring from Pandanus Street and the existing
such areas are maintained largely free driveway access will be removed and
of development; reinstated with a pedestrian path and
and landscaping. The substantial setback
g) help protect the natural character and from the carriageway and
visual amenity of coastal areas and existing/proposed vegetation will ensure
watercourses. no detrimental impacts result from the
setback variations and that specific
outcome 08 is achieved.
Site cover, gross floor area and plot
ratio
O9 The site cover, gross floor area and No solution provided. Complies
plot ratio of buildings and other roofed The site cover, gross floor area and plot
structures— ratio of the proposed duplex is
a) results in a building scale that is consistent to that of neighbouring
compatible with surrounding development.
development;
b) does not present an appearance of
excessive bulk to adjacent properties,
roads or other areas in the vicinity of the
site;
c) maximises the retention of existing
vegetation and allows for soft
landscaping between buildings;
d) allows for adequate area at ground
level for outdoor recreation,
entertainment, clothes drying and other
site facilities; and
e) facilitates onsite stormwater
management and vehicular access.
O10 Site cover— Complies
a) for a class 1 or class 10a structure The subject site is situated within the
within the Detached Housing Zone, does Detached Housing zone and achieves a
not exceed— site cover of 38.7%.
i for a single storey building - 50%; or
ii for a building of 2 or more storeys -
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Specific Outcomes Probable solutions Proposal
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 within the Detached
House 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%; or
e) for the Visitor Mixed Use Zone does
not exceed 45%;
O11 For Multiple housing Type 2, Complies
buildings have a maximum plot ratio of Buildings do not exceed a maximum plot
0.45:1. ratio of 0.45%.
O12 For Multiple housing Type 3 or Not Applicable
4, Visitor accommodation
Type 4 and the accommodation unit
component of an Entertainment and
dining business Type 3 (hotel)—the
maximum a gross floor area is
equivalent to the maximum allowable
population in persons multiplied by
40m2.
O13 For the Visitor Mixed Use Zone the Not Applicable
maximum gross floor area is equivalent
to the maximum allowable population in
persons multiplied by 40m2, provided
that gross floor area does not exceed a
total of 13,600m2.
O14 For the Neighbourhood Centre Not Applicable
Zone and the Business Centre Zone, the
maximum plot ratio does not exceed –
a) 0.8:1 for the first 2,000m2 of site
area; plus
b) 0.3:1 for the balance of the site area
in excess of 2,000m2.
Roof form
O15 Roof forms— S15.1 The main roof of the building has Alternative Solution
a) contribute positively to the local a roof pitch no less than 5 degrees and The proposed skillion roof achieves a
skyline; has minimum 600mm eaves to at least maximum pitch of 8.5 degrees and a
b) complement the character of the 75% of the perimeter of the building; minimum pitch of 5 degrees. While
locality; eaves are not provided the design
c) use soft and articulated, pitched, AND incorporates 600mm awning overhangs
skillion or over all window openings around the
curved roof forms; perimeter of the building. This provides
d) avoid low pitched (eg. less than 5 relief and variation to the roof form and
degrees) or box profiles/parapets; and elevation treatments and ensures that
e) do not create opportunities for the roof form will complement the
residents to overlook the private open character of the locality.
space areas of neighbouring properties.
S15.2 Buildings and structures do not Complies
include roof top terraces. There are no roof top terraces proposed.
Flooding and drainage
O16 Buildings and other works are S16.1 For new buildings or structures or Not Applicable
designed and sited to— additions of more than 50m2 gross floor No Minimum floor level is specified for
a) provide flood free access to premises area to an existing building or structure, the site.
and flood free habitable areas; floor levels for habitable rooms are not
b) allow only minor, short term and less than the specified minimum floor
infrequent flooding of non-habitable levels;
areas;
c) ensure carparking areas can be AND
adequately drained;
d) ensure drainage does not adversely S16.2 Where Council infrastructure is Complies
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Specific Outcomes Probable solutions Proposal
impact upon other premises; and available— The proposed duplex can achieve
e) ensure filling or excavation does not a) any drainage (from buildings and connection to all Council Infrastructure.
adversely impact upon other premises land) flows to that infrastructure; and The reduction in density will ensure that
by— b) the infrastructure has the capacity to existing infrastructure has capacity.
i. causing ponding of water on the site accept any additional loading.
or nearby land;
ii. increasing flooding, which adversely AND
affects the safety or use of any land
upstream and downstream; and S16.3 For Residential Uses— Complies
iii. adversely affecting the flow of water a) where slab on ground construction is Fill will not extend more than 1m
in any overland flow path. used, filling does not extend more than beyond the building footprint and access
1m beyond the building footprint and to parking areas.
access to car parking areas, measured
from the outer walls of the building ; or
b) the design consists of a suspended
floor construction;
AND
S16.4 Car parking and maneuvering Complies
areas are constructed at a level that Car parking areas can be drained
permits the parking area to drain from without the need for mechanical
the site by gravity means, without the pumping.
need for mechanical pumping; or
S16.5 Basements for residential uses Not Applicable
have flood immunity above the Q100
where alternative means to mechanical
pumping are used to achieve such
immunity; or
S16.6 Basements for non-residential Not Applicable
uses have flood immunity above the
Q100 that may be achieved by means of
mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites and ridgelines
O17 Development on sloping sites— S17.1 Buildings and associated access Complies
a) is responsive to the natural ways are not constructed on land with a The site is flat, with the exception of a
topography of the site and minimises cut slope greater than 1 in 4 (25%); small portion along the western
and fill; boundary.
b) does not visually dominate the hill AND
slope or interrupt the skyline;
c) is integrated with the natural site S17.2 Buildings are of split level design Not Applicable
characteristics including vegetation; and that step down the slope or have a
d) for Multiple housing, takes the suspended floor construction;
form of small separate buildings;
AND AND
S17.3 Cut or fill is less than 2m in Complies
depth; Cut or fill will not exceed 2m in depth.
AND
S17.4 The distance between the ground Complies
and the lowest part of the floor of the The distance between the ground and
building does not exceed 3m to avoid the floor of the building does not exceed
large under building areas; 3m.
AND
S17.5 Buildings do not present more Complies
storeys than is allowed in the relevant The proposed duplex is 2 storeys and no
zone. greater than 8.5m.
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Specific Outcomes Probable solutions Proposal
O18 On steep slopes or ridgelines which S18.1 No solution provided Not Applicable
are visible from the major road network,
areas of public open space, the Noosa
River or the beaches—
a) new buildings and structures
including outbuildings, are designed so
as not to dominate or detract from the
scenic and environmental qualities of
the site and its setting; and
b) the external colour scheme of
buildings is designed to blend with the
natural elements of its surroundings.
Public transport node
O19 An accessible and safe public S19.1 A public transport node is located Not Applicable
transport node is established and within Noosa Heads as identified in No changes are proposed to existing
operated within Noosa Heads that— Schedule 5 — Map 1. public transport nodes.
a) links public transport services to other
centres on the Sunshine Coast; and
b) forms part of an integrated transport
network that is accessible via pedestrian
and bicycle pathways.
9.11 Environment, conservation and recreation
Environmental and cultural
heritage values No solution provided Complies
O20 There are no significant adverse The site does not comprise any
effects on biodiversity, native environmental or cultural heritage
vegetation, habitats, landscape quality, values.
water quality or cultural heritage values,
including those related to— The proposal does not have any adverse
a) changes to natural drainage; affects to the existing natural drainage
b) disturbance to any of the wetland of the site. Existing mature trees will be
systems; retained where possible (see Proposal
c) management of landslide and fire Plans prepared by Teeland Architects
risk; included in Attachment B.
d) erosion and the transport of
sediments off site; The site is not subject to wetlands,
e) unmanaged public access; landslide and fire risk or erosion.
f) changes to fauna habitat and
behaviour; and The proposal represents the
g) disturbance of buildings and features, establishment of a dual occupancy on an
including natural features, of cultural existing residential site, as such there
heritage significance. will be no changes to existing fauna
habitat and behavior.
Open space network
O21 The integrated open space network S21.1 Open space corridors and Not Applicable
is established, enhanced and protected existing native vegetation in areas The subject site is not identified on Map
throughout the locality to— indicated in Schedule 5 – Map 4 are 4 of Schedule 5 as being in an open
a) provide for both passive and active protected from fragmentation and space corridor or existing native
recreational pursuits; encroachment by development. vegetation area.
b) provide connectivity for pedestrians
and cyclists;
c) provide access to community uses
and buildings, public open space and
recreation areas, the beaches, Noosa
National Park and Noosa River;
d) provide habitat connectivity for
wildlife;
e) protect watercourses and drainage
lines;
f) protect vegetation on steep slopes;
and
g) form a scenic backdrop for residential
development.
AND
O22 Physical and visual links between S22.1 No solution provided Complies
public open space areas and The proposed duplex development will
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Specific Outcomes Probable solutions Proposal
watercourses are retained. maintain any existing physical or visual
links to public open spaces or
watercourse areas.
Pedestrian and bicycle pathways
O23 Safe and convenient pedestrian S23.1 Pedestrian and bicycle pathways Not Applicable
and bicycle pathways are provided and are provided and retained where The proposed development does not
retained between and around key indicated in Schedule 5 – Map 2; adjoin any pathways/ bikeways
destinations. identified on Map 2 of Schedule 5.
AND
S23.2 Contributions toward a Pathways Complies
Network are provided in accordance Contributions will be paid.
with PSP20.
Recreational opportunities Not Applicable
O24 Key recreation focal points, No solution provided. The proposal does not include land
including Noosa National Park, Noosa outlined in O24.
River foreshore and mouth, Noosa Main
Beach and Lion‘s Park are maintained
without significant changes to their
landscape character, including as a
result of increased infrastructure.
Watercourses Complies
O25 The environmental, economic, No solution provided. There will be no adverse effects to
amenity and transportation values of the amenity of the Noosa River system as a
Noosa River system are protected. result of the proposal.
Division 16—Specific Outcomes and Probable Solutions for the Detached Housing Zone
Specific Outcomes Probable Solutions Proposal
9.12 Consistent uses
O26 The following defined uses and use No solution provided Alternative outcome
classes are consistent uses and are Refer below
located in the Detached Housing Zone—
a) Commercial business Type 1 if an
estate sales office;
b) Home-based business Types 1 or
2;
c) Detached house;
d) Multiple housing Type 1; and
e) Visitor accommodation Type 1
9.13 Inconsistent uses
O27 The following defined uses and use No solution provided Alternative outcome
classes are inconsistent uses and are The proposed development is for a
not located in the Multiple Housing – Type 2 (Duplex),
Detached Housing Zone— which is identified as an inconsistent
a) All Agricultural Uses; use.
b) Commercial business unless Type
1 and an estate sales office; Sufficient planning grounds exist to
c) Entertainment and dining justify the use and overcome any
business; conflict with this specific outcome as
d) Home-based business Type 3; follows:
e) Industrial business;
f) Retail business; The subject site is occupied by an
g) All Community Uses; existing Multiple Housing - Type 4
h) Service and utility; (Conventional) development
i) All Infrastructure Uses consisting of (3) dwelling units,
j) Multiple housing Types 2, 3, 4 or which is also an inconsistent use.
5;
k) Visitor accommodation Types 2 The duplex development proposes
or 3; and to decrease the density over the
l) Visitor accommodation Type 4. site to (2) dwelling units.
Existing multiple housing
developments exist in the
immediate vicinity of the site and
Page 8
which are also included in the
Detached Housing Zone
The proposal is consistent with the
established character of the area
The proposal includes the removal
of the existing driveway to
Pandanus Street and replanting of
the wide verge area
The proposal provides for an
improvement to sewerage
infrastructure conditions by
removing the existing sewer line
which runs under the existing
building
The proposal otherwise complies
with all other specific outcomes for
the Noosa Heads Locality and the
Detached Housing Zone
The proposal does not offend the
intent of The Noosa Plan
9.14 Built form
Streetscape & character
O28 Buildings and structures— S28.1 The main entrance of the Complies
a) are at a scale and nature building faces and is recognisable from The proposed entrance to Unit 1 is
complementary and respectful to their the street; recognizable from Pandanus Street. The
surroundings; entrance to Unit 2 which faces Kareela
b) maintain the visual amenity of AND Avenue is also recognizable from the
adjoining and surrounding development; street frontage. Please refer to
c) are designed to address the street Architectural Plans prepared by Teeland
and contribute positively to the Architects included in Attachment B.
streetscape character;
d) are not visually dominated by
garages or carports;
e) orientate front doors, feature
windows and roof treatment towards
the street;
AND
O29 Buildings and other structures S29.1 For buildings and other Complies
provide for visual interest and amenity structures– No wall plane exceeds 15m in length.
by:- a) the maximum wall length is 15m; and External walls are articulated and use a
a) staggering or separating continuous b) each external wall plane incorporates variety of building materials to create
walls into smaller sections to vary the at least one design element to add visual interest. Please refer to
elevation; visual interest and amenity such as Architectural Plans included in
and windows, pergolas, sun shading devices, Attachment B prepared by Teeland
b) providing well articulated building balconies or a change of building Architects.
forms with strong vertical design material (Refer to Figure 9.1 which
features. illustrates how a combination of design Each external wall plane incorporates at
features such as varying materials, least one design element to add visual
AND finishes, horizontal and vertical interest.
articulation, break up building bulk and
create interest and shadow lines.
Awnings create interest and the roof
profile aims to reduce building bulk by
sloping to perimeter gutters).
Figure 9.1—Use of design features
to break up building bulk
Page 9
O30 Buildings give the physical S30.1 No solution provided Complies
appearance of being one Detached The subject site which achieves road
house, or a series of small separate frontage to two streets assists the
structures having the appearance of proposed duplex to appear as a series of
Detached houses; small separate structures having the
appearance of detached houses.
AND
O31 Buildings and structures are S31.1 No solution provided Not Applicable
designed to address any waterfront The site does not have a waterfront
aspect and to contribute positively to aspect.
the waterfront character.
Garages and carports
O32 Garages and carports are designed S32.1 Garages and carports— Complies
and sited to visually integrate with the a) have a front boundary setback of at The garages exceeds the minimum 6m
building and avoid dominating the least 6m; and frontage setback. Both garages are
street. b) adopt a roof form and building style integrated into the proposed buildings.
similar to that of the building; and Only one of the garages faces a street
c) present a minimum width to the frontage and is no more than 6m wide.
streetscape (the total width of garage
doors is no more than 6m or 50% of the
frontage width, whichever is the lesser,
where the structure faces the street); or
d) that are visible from, but do not face
the street, include windows or other
articulation and have a 6m landscaped
buffer between the structure and the
road frontage.
Comment: The proposed Multiple Housing – Type 2 (Duplex) development achieves compliance with
the Specific Outcomes and Probable Solutions of the Noosa Heads Locality Code, with the exception of
specific outcome O27. Where non-compliant with a Probable Solution a suitable alternative solution is
provided in accordance with the applicable Specific Outcome. Sufficient planning justification has been
provided to overcome any conflict with specific outcome O27.
RESIDENTIAL USES CODE
Table 14-24 — For All Residential Uses
Specific Outcomes Probable solutions Proposal
14.46 Effects of use
Electricity supply infrastructure
O1 The development does not adversely S1.1 No solution provided. Complies
impact on existing or future electricity The proposed development for a
supply infrastructure; Multiple Housing – Type 2 (Duplex) will
not adversely impact on existing or
AND future electricity supply.
O2 All uses and works maintain an S2.1 Development for uses adjacent to Not Applicable
adequate safe distance from electrical or within 50m of an existing electricity
infrastructure including substations, substation incorporates noise
overhead powerlines, power poles and attenuation measures to mitigate noise
transformers. impacts;
AND
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Specific Outcomes Probable solutions Proposal
S2.2 Buildings and structures (including Complies
swimming pools, sheds, tennis courts or No buildings or pools will be constructed
outbuildings) are not constructed under under overhead electricity lines or within
overhead electricity transmission lines, easements.
or within electricity easements;
AND
S2.3 A minimum separation distance is Complies
maintained from the electricity Minimum separation distances are
transmission line to the closest boundary achieved.
of habitable buildings and child activity
areas, as follows—
a) 20m for transmission lines up to
132kV;
b) 30m for transmission lines between
133kV and 275kV; and
c) 40m for transmission lines greater
than 275kV.
Hot Water Systems Complies
O3 Hot water systems are installed and S3.1 All hot water systems installed An appropriate hot water system will be
operated to support the efficient use of are— installed.
natural resources and minimise a) solar systems; or
consequent pollution such as b) electric heat pump systems; or
greenhouse gas emissions. c) natural gas or LPG systems; or
d) any combination of a), b) or c).
Water supply and conservation
O4 On-site water storage is designed S4.1 & S5.1 For a Class 1 building Not Applicable
and operated to support the efficient other than a Detached house or The site is within a reticulated water
use of water; Multiple Housing Type 1, outside a area.
reticulated water service area, a
AND rainwater tank is to be installed with the
following minimum storage capacities—
O5 On-site water storage is adequate a) Where no more than 3 bedrooms –
for occupants every day use and fire 45,000 litres; or
fighting purposes. b) Where more than 3 bedrooms –
60,000 litres;
AND
c) There is to be on the lot a dam,
swimming pool or water tank accessible
for use by the fire brigade that contains
at least 5,000 litres of water.
Advisory note
The 5,000 litres required can be
included within the water required in
S4.2 or S5.1 providing it is accessible for
the purpose of fire fighting at all times
and not used for other domestic
purposes.
Erosion and sediment control
O6 Development does not cause erosion No solution provided. Complies
or result in transport of sediments off- Development will not cause erosion or
site. Advisory Note result in the transport of sediments off-
Persons undertaking development, site. This can be addressed in further
including building work, are required detail as part of a subsequent
under the Environmental Protection operational works application.
(Water) Policy 1997 (EPP) to ensure that
sediment and other material including
building waste, sawdust, concrete,
cement or paint are not deposited or
released into a roadside gutter,
stormwater drain or waterway, or into a
place where it could reasonably be
expected to move or be washed into a
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Specific Outcomes Probable solutions Proposal
roadside gutter, stormwater drain or
waterway and are not washed from the
site. Council enforces the EPP and
penalties may apply.
Safety and security
O7 For Multiple Housing Types 2, 3 S7.1 The building entrance is clearly Complies
and 4, buildings and outdoor spaces are identifiable and visible from the street, The proposed duplex achieves clear,
designed to protect the personal security footpath and driveway; identifiable and visible entrances from
and safety of residents by allowing for Pandanus Street and Kareela Avenue.
natural surveillance. AND
S7.2 The internal path network has Complies
clear sightlines to the dwelling entry and Pathways to each dwelling unit entrance
street access points; from their respective street frontages
are clear.
AND
S7.3 Visitors have direct access to the Complies
entrance without passing through Direct visitor access to the front door of
private outdoor living areas. each dwelling is achieved.
Emergency access
O8 For Multiple housing Type 3, 4 & No solution provided. Not Applicable
5, site design and layout ensures The proposal is for a Multiple Housing –
efficient access and egress for Type 2 (Duplex) development.
emergency vehicles.
Basement drainage
O9 Buildings and access works are S9.1 Enclosed car parking and Not Applicable
designed and sited to protect persons manoeuvring areas are constructed at a No basement proposed.
and property in the event of a flood and level that permits the parking area to
power failure. drain from the site by gravity means,
without the need for mechanical
pumping.
Separation of incompatible uses
O10 Development is designed to S10.1 Bedroom windows are at least Complies
minimise noise carrying between 3m away from shared driveways or All bedroom windows achieve a
dwelling units or accommodation units carparking areas of adjacent dwelling minimum 3m distance facing away from
by locating noise sensitive spaces such units or accommodation units. driveways/ car parking areas and
as bedrooms away from noise adjacent dwelling units.
generating areas of the development,
such as carparking areas or mechanic
plant and equipment or recreational
facilities.
Mechanical plant & equipment
O11 Mechanical plant and equipment S11.1 Mechanical plant and equipment, Can Comply
associated with Residential Uses are including pool and spa pumps, pool Any mechanical plant and or equipment
designed and located so as not have an heaters, air-conditioning units and will be visually integrated into the
adverse impact on the visual amenity of refrigeration units are— building plane and roof design and will
the site or surrounding areas. a) where located at ground level, not protrude beyond the building height
screened by fencing 1.5m in height or or when viewed from the street and
dense vegetation of at least 1.5m in adjoining properties.
width incorporating grouped trees and
shrubs with maximum separation
distance of 1m measured from the
centre of the
plant; and
b) for Multiple housing Type 2, 3 & 4
are visually integrated into the line and
plane of the building and roof design
and do not project beyond the height or
width of the building when viewed from
the street and adjoining properties.
Ancillary recreation uses
O12 Ancillary recreation uses, such as S12.1 If the use involves ancillary use Not Applicable
outdoor tennis courts and half netball of outdoor courts including tennis No ancillary recreational uses are
courts, do not have an adverse effect on courts, half courts and netball courts— proposed.
the amenity enjoyed by users of the use complies with the requirements
adjacent or nearby premises nor do they in Section 2 of PSP8 Tennis and Other
cause unreasonable disturbance to local Courts;
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Specific Outcomes Probable solutions Proposal
fauna through light emissions by
ensuring that all lighting devices are AND
limited to those designed and installed
to: S12.2 Any lit tennis court or sports Not Applicable
a) minimise light spillage on court is located at least 60m from the
neighbouring premises; external wall of an existing or approved
b) preserve an acceptable degree of residential dwelling on an adjacent or
lighting amenity at the neighbouring nearby lot (as measured from the
premises; centre line of the court);
c) provide covers or shading around
lights; AND
d) direct lights downwards;
e) position lights away from possibly S12.3 The vertical illumination resulting Not Applicable
affected areas; and from direct, reflected or other incidental
f) enable brightness of lights to be light emanating from the site does not
adjusted to low levels. exceed 8 lux when measured at any
point 1.5m outside the boundary and at
any level from ground level upward;
AND
S12.4 Any flood lighting is restricted to Not Applicable
the types that give no upward
component of light where mounted
horizontally (i.e. a full cut off luminaire).
O13 Noise originating from the use of S13.1 The court is not used between Not Applicable
the tennis court does not have a the hours of 10:00pm and 6:30am the
detrimental effect on the amenity of the following day.
area or cause nuisance to neighbouring
residents.
Privacy
O14 For Multiple Housing Types 2, 3 S14.1 Transparent doors and windows Complies
and 4, building and structures are are designed and located so they do not There are no transparent doors/windows
designed and sited to ensure the visual directly face transparent doors or which directly face the private open
privacy of residents of the development windows or the private open space space of other dwelling units.
and neighbouring properties is areas of other dwelling units within 10
protected. metres;
Figure 14-3 Privacy Measures AND
S14.2 Planter boxes, louvre screens, Complies
pergolas, landscaping and architectural Both the units achieve a private open
design of balconies are used to screen space area which is screened from the
the ground floor private open space of other dwelling.
dwelling units or accommodation units
from upper level units (refer to Figure
14-3 Privacy Measures which illustrates
how trees, awnings, screens, fences and
planter boxes reduce minimise the
ability to directly look into neighbouring
homes and yards).
Access to Sunlight
O15 For Multiple housing, buildings and S15.1 Development does not reduce Complies
structures are designed and sited so as sunlight to at least 50% of the private The proposed 2 storey duplex
not to unreasonably diminish the open space areas of any adjoining development is replacing existing 2
existing sunlight to adjoining residences residences to less to than 2 hours storey units. Therefore the proposed
and associated private open space between 9am and 3pm on any day of building will not significantly change the
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Specific Outcomes Probable solutions Proposal
areas; the year; amount of sunlight exposure adjoining
residents‘ are currently receiving.
AND OR
S15.2 Where overshadowing by existing Not Applicable
structures and fences occurs to more
than 50% of the private open space
areas of any adjoining residences,
sunlight is not further reduced by more
than 20%.
(See Figure 14-4—Preventing
overshadowing)
O16 Multiple housing is designed and S16.1 No solution provided Not Applicable
sited to minimise the extent of shadows No solar photovoltaic cells exist on roofs
cast on solar photovoltaic cells on roofs Figure 14-4—Preventing of adjoining buildings.
of adjoining buildings. overshadowing
PLAN – ILLUSTRATES DWELLINGS THAT
ARE SITED TO MAXIMISE SOLAR
ACCESS
ELEVATION – ILLUSTRATES BUILDINGS
THAT ARE SITED TO MAXIMISE SOLAR
ACESS TO ADJOINING PROPERTIES
THROUGH ROOF DESIGN AND UPPER
STOREY POSITIONING TO MINIMISE
IMPACTS ON PROPERTIES O THE
SOUTH.
DETAILED ELEVATION – THE
MEASUREMENT AT ―*‖ IS 50% OF THE
WIDTH OF THE SOUTHERN PROPERTY.
IT‘S NOT AFFECTED BY SHADOWS
FROM THE NORTHERN NEIGHBOUR,
EVEN IN THE MIDDLE OF WINTER
WHEN THE SUN IS LOW.
Sloping sites
O17 On sloping sites, buildings and S17.1 Buildings and structures on Complies
structures are designed to maximise the sloping sites— The proposed development is situated
use of the natural topography and a) Have a maximum distance of 3m on level ground, minimizing the need for
minimise the need for cut and fill. between the ground and the lowest part cut or fill. Please refer to attached
of the floor of the building or the Proposal Plans prepared by Teeland
building incorporates undercroft skirting Architects included in Attachment B.
or screening (eg. timber battens) to the
full height of any undercroft area higher
than 3m above ground level at the
perimeter of the building;
b) are of split level design that step
down the slope or have suspended floor
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Specific Outcomes Probable solutions Proposal
construction;
c) limit the amount of cut or fill to less
than 2m in depth relative to natural
ground level; and
d) do not result in the spread of fill
beyond the footprint of the building and
associated batters.
Comment: The proposed Multiple Housing – Type 2 (Duplex) development achieves compliance with
the Specific Outcomes and Probable Solutions of the Residential Uses Code.
LANDSCAPING CODE
A summary of the proposed development‘s compliance with the purpose of the Landscaping Code,
Traffic and Parking is included below.
The purpose of this code is to ensure:
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and
locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and
cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to
protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of
stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density
commensurate with building height, bulk and scale to buffer development and conflicting land
uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: The proposal achieves compliance with the Specific Outcomes and Probable Solutions of
the Landscaping Code as follows:-
The Landscaping Code requires a minimum landscaped area equivalent to the proposed
population multiplied by 40m2 (6.6 persons x 40m2, is a minimum of 264m 2), provided that a
minimum of 60% of this is soft landscaping (60% of 264m2, is 158.4m2). The proposal achieves
265.5m2 (39%) of the subject site as landscaped area with 193.7m2 as soft landscaping,
exceeding the minimum landscape requirements. Landscaped areas include street frontages, rear
The proposed landscaping treatment retains a number of existing trees promoting the existing
character of precinct.
The majority of proposed private balconies overlook the landscaped areas enhancing the amenity
and visual interest of the outdoor spaces.
Please refer to the Ground Floor Plan prepared by Teeland Architecture included as Attachment B
which details the proposed Landscaping Design.
Further details of landscaping will be provided as part of a subsequent operational works application.
Page 15
ENGINEERING WORKS CODES
DRIVEWAYS AND CARPARKING CODE
A summary of the proposed development‘s compliance with the purpose of the Driveways and
Carparking Code is included below.
The purpose of this code is to ensure:
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a
property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and non-motorised
transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe
and functional and meet the reasonable requirements of the particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Adequate monetary contributions are made in circumstances where Council considers the
provision of external parking will fulfill the parking demand generated by the development and
will not have an adverse impact on existing public parking; and
h) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment: The proposal achieves compliance with the Specific Outcomes and Probable Solutions of
the Driveways and Carparking Code as follows:-
The access arrangements proposed are safe and efficient. The development will not lead to any
adverse safety or road condition impacts in the locality.
Car parking requirements as outlined the Code have been achieved.
Proposed Use Noosa Plan Car parking Requirements Required Proposed
Multiple Housing – 1 covered space per dwelling unit; 2 2
Type 2 Duplex AND
1 additional space. 1 2
Total 3 4
EARTHWORKS CODE
A summary of the proposed development‘s compliance with the purpose of the Eathworks Code is
included below.
The purpose of this code is to ensure:
a) To ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to—
i. land stability (including differential settlement or expansion in reactive soils);
ii. contamination of land;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss of native remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: The proposal will comply with all applicable Specific Outcomes/Probable Solutions of the
Earthworks Code. This code will be addressed in greater detail as a component of a subsequent
operational works application.
Page 16
EROSION CONTROL CODE
A summary of the proposed development‘s compliance with the purpose of the Erosion and Sediment
Control Code is included below.
The purpose of this code is to ensure:
a) there is no significant environmental harm caused by the effects of erosion and sediment
transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance of land is minimised.
Comment: The proposal will comply with all applicable Specific Outcomes/Probable Solutions of the
Erosion Control Code. This code will be addressed in greater detail as a component of a subsequent
operational works application.
EXISTING SERVICES CODE
A summary of the proposed development‘s compliance with the purpose of the Existing Services Code
is included below.
The purpose of this code is to ensure:
a) Existing Council owned underground infrastructure is protected from potential or actual
damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design of the development.
Comment: The proposal will comply with all applicable Specific Outcomes/Probable Solutions of the
Existing Services Code. This code will be addressed in greater detail as a component of a subsequent
operational works application. It is noted that consolation has been undertaken between Larry Piggott
of Greenhaven Projects and Andrew Matthews of Sunshine Coast Water in regards to the proposed
sewer main relocation. The sewer relocation will provide for an improvement to the existing situation
which sees the existing sewer main run under the existing building.
TRANSPORT DRAINAGE AND WORKS CODE
A summary of the proposed development‘s compliance with the purpose of the Transport Drainage
and Works Code is included below.
The purpose of this code is to ensure:
a) Development is consistent with the intentions of the strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor
vehicle travel;
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of
the private car;
iv. vensure that vehicle access to the development does not compromise the capacity and
safety of the road system;
v. not increase the scale of the road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole of life cycle costs;
Page 17
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i.e. through sufficient
kerb storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key
development style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or convey
the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and j) Road and
drainage infrastructure does not create any adverse impacts upon environmental values
associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: The proposal will comply with all applicable Specific Outcomes/Probable Solutions of the
Transport Drainage and Works Code. This code will be addressed in greater detail as a component of
a subsequent operational works application.
WASTE MANAGEMENT CODE
A summary of the proposed development‘s compliance with the purpose of the Waste Management
Code is included below.
The purpose of this code is to ensure:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe and
ecologically sustainable manner and without environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose of
waste generated by the development.
Comment: The proposal will comply with all applicable Specific Outcomes/Probable Solutions of the
Management Code. This code will be addressed in greater detail as a component of a subsequent
operational works application.
WATER SENSITIVE DESIGN CODE
A summary of the proposed development‘s compliance with the purpose of the Water Sensitive Design
Code is included below.
The purpose of this code is to ensure:
a) all urban development has suitable treatment and reuse systems for all site run-off;
b) all urban development reduces the need for mains water by utilizing run-off from appropriate
areas for applications such as toilet flushing and garden maintenance;
c) pipeless stormwater management systems are utilised;
d) downstream ecosystems, properties and infrastructure are not adversely impacted by either
quantity, levels of inundation or water quality changes caused by development; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Page 18
Comment: The proposal will comply with all applicable Specific Outcomes/Probable Solutions of the Water Sensitive Design Code. This code will be addressed in greater detail as a component of a subsequent operational works application.
Used in these records
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