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Application Report
TOWN PLANNING REPORT
CODE ASSESSABLE
DEVELOPMENT APPLICATION
RECONFIGURING A LOT (1 INTO 5 LOTS)
83 BUTLER STREET, TEWANTIN
LOT 1 ON RP864131
ON BEHALF OF
ENDEAVOUR FOUNDATION
OUR REFERENCE: 21-0973
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Page 2
83 Butler Street, Tewantin
DOCUMENT CONTROL PAGE
TOWN PLANNING ALLIANCE
PO Box 7657
EAST BRISBANE QLD 4169
p: 07 3361 9999
f: 07 3361 9900
e: [email protected]
Document Control
Version Date Author Version Description Reviewed By
1 1/12/2021 OS Draft TN
2 10/03/2022 TN Final JR
Distribution
No of Copies Version No Destination
1 2 Town Planning Alliance
1 2 Noosa Shire Council
1 2 Endeavour Foundation
© 2022 Town Planning Alliance Pty Ltd
Final Approval
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57 Manilla Street, EAST BRISBANE Q 4169
PO Box 7657 EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
CONTENTS
1 EXECUTIVE SUMMARY ....................................................................................................3
2 PROJECT OVERVIEW .......................................................................................................4
3 BACKGROUND & SITE CHARACTERISTICS .........................................................................5
3.1 Site Details ..................................................................................................................... 5
3.2 Site History ..................................................................................................................... 5
3.3 Location .......................................................................................................................... 5
3.4 Site Characteristics ......................................................................................................... 6
4 PROPOSAL......................................................................................................................7
4.1 Lot Layout....................................................................................................................... 7
4.2 Servicing ......................................................................................................................... 8
5 TOWN PLANNING FRAMEWORK .....................................................................................9
6 CONCLUSIONS .............................................................................................................. 12
7 APPENDIX 1 – CODE ASSESSMENT ................................................................................. 13
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57 Manilla Street, EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
1 EXECUTIVE SUMMARY
This report is submitted on behalf of Endeavour Foundation in support of the proposed
Reconfiguring a Lot (1 into 5 lots) upon land at 83 Butler Street, Tewantin. The report addresses
the merits of the proposed development with regard to the provisions of the Noosa Plan 2020
and the relevant components of the Planning Act 2016.
Under the Noosa Plan 2020, the subject site is identified as being contained within the Low
Density Residential Zone. In accordance with the Overall Outcomes for the Low Density
Residential Zone, “Development provides for a variety of low density dwelling types, including
dwelling houses, and community uses, and small-scale services, facilities and infrastructure, to
support local residents.”
The proposed Reconfiguration of a Lot is identified as being consistent with the Overall Outcomes
of the Low Density Residential Zone as the proposal will result in lots that meet the minimum
specified lot size requirements and furthermore contain appropriate area and dimensions to
accommodate future detached houses in keeping with the intent for the zone.
The proposed subdivision will result in the creation of allotments that reflect the following:
Proposed Lot # Lot Size Frontage
Lot 1 633m2 17.37m
Lot 2 633m2 17.37m
Lot 3 633m2 17.37m
Lot 4 744m2 N/A
Lot 5 744m2 20m
In accordance with Table 9.5.1.4 – Minimum Lot Size of the Reconfiguring a Lot Code, where
located in the Low Density Residential Zone a minimum lot size of 600m2 with a minimum average
width of 17m and minimum frontage width of 4.5m is prescribed. The proposed lots achieve a
minimum lot size of 600m2, average width above 17m and frontage width above 4.5m. Proposed
lot 4 is identified as a rear lot and has access to Ghostgum Court via an easement over lot 5 of
compliant minimum width 4.5m. As such, the proposed allotments are identified as achieving
compliance with the lot size and the average and frontage widths specified by the Reconfiguring a
Lot Code.
Proposed lots 1-3 are provided with sufficient frontage to Butler Street to allow safe and efficient
vehicle access. Lots 4 and 5 will have access to Ghostgum Court, with an access and services
easement provided over lot 5 in favour of lot 4.
Overall, the proposal is identified as meeting the relevant requirements of the Noosa Plan 2020.
As such, the application should be approved subject to reasonable and relevant conditions.
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57 Manilla Street, EAST BRISBANE Q 4169
PO Box 7657 EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
2 PROJECT OVERVIEW
Applicant Name Endeavour Foundation
Site Address 83 Butler Street, Tewantin
Real Property Description Lot 1 on RP864131
Ward N/A
Area of Site 3,384m²
Local Government Area Noosa Shire Council
Area Classification Low Density Residential Zone
Overlays Acid sulphate soils overlay
Neighbourhood Plan Not applicable
Proposed Use as Defined Reconfiguring a Lot (1 into 5 lots)
in Noosa Plan 2020
Details of Proposal Reconfiguring a Lot
Existing Lots 1 Created Lots 5
Application Type Aspects of Type of Approval Requested
Development Preliminary Approval Development
Permit
Material Change of Use
Reconfiguration of a Lot
Building Work
Operational Work
Level of Assessment Code Assessable
Pre-lodgement History N/A
Public Notification N/A
Referral Agencies Agency Concurrence/ Advice
N/A N/A
Specialist Reports Proposal Plan prepared by Focus on Surveying
Provided Civil Engineering Report prepared by MPN Consulting
Applicant Contact Tara Nunn / Jessica Robson
Applicant Email [email protected]
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57 Manilla Street, EAST BRISBANE Q 4169
PO Box 7657 EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
3 BACKGROUND & SITE CHARACTERISTICS
3.1 Site Details
Site Address: 83 Butler Street, Tewantin
RPD: Lot 1 on RP864131
Site Area: 3,384m²
Subject Site
Figure 1 – Subject Site
3.2 Site History
The subject site contains an existing dwelling house.
A search of Council records indicates that no recent or relevant development applications exist
over the subject site.
3.3 Location
The subject site is located at 83 Butler Street, Tewantin, formally described as Lot 1 on RP864131.
The subject site is located within the Low Density Residential Zone.
As shown below in Figure 2, the surrounding locality is identified as being contained
predominantly within the following zone designations:
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57 Manilla Street, EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
SURROUNDING LAND USE DESIGNATIONS
North Low Density Residential
East Low Density Residential
South Low Density Residential
West Low Density Residential, Recreation and open space and Rural residential
Low Density
Residential
Recreation and
Open Space
Subject Site
Rural Residential
Figure 2 – Zoning Map
3.4 Site Characteristics
The subject site is identified as being comprised of a single allotment with a total area of 3,384m².
The site possesses a frontage to Butler Street of approximately 52m and Ghostgum Court of
approximately 20m.
Vegetation
As seen in the aerial image in Figure 1, the site contains minimal vegetation, with a few trees
scattered throughout. The site does not contain any Local Planning Scheme or State
environmental overlays and therefore does not exhibit high ecological value. The development
seeks to remove the existing vegetation to accommodate the proposed lots.
Topography
The site is identified as possessing a slight fall from the south-east corner at 8.75m AHD to the
west at 6.75m AHD as shown in the Proposal Plan by Focus On Surveying.
Flooding
The site does not contain the Flood hazard overlay.
Infrastructure
The site is located within an established urban area with access to all necessary urban services
including water, electricity, sewer, telecommunications and transport.
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57 Manilla Street, EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
4 PROPOSAL
This report is submitted on behalf of Endeavour Foundation in support for a Development Permit
for Reconfiguring a Lot (1 into 5 lots) upon land at 83 Butler Street, Tewantin (Lot 1 on RP864131).
Under the Noosa Plan 2020, the subject site is identified as being contained within the Low
Density Residential Zone. In accordance with the Overall Outcomes for the Low Density
Residential Zone, “Development provides for a variety of low density dwelling types, including
dwelling houses, and community uses, and small-scale services, facilities and infrastructure, to
support local residents.”
The proposed Reconfiguration of a Lot is identified as being consistent with the Overall Outcomes
of the Low Density Residential Zone as the proposal will result in lots that meet the minimum
specified lot size requirements and furthermore contain appropriate area and dimensions to
accommodate future detached houses in keeping with the intent for the zone.
Proposed lots 1-3 are provided with sufficient frontage to Butler Street to allow safe and efficient
vehicle access. Lots 4 and 5 will have access to Ghostgum Court, with an access and services
easement provided over lot 5 in favour of lot 4.
Overall, the proposal is identified as meeting the relevant requirements of the Noosa Plan 2020.
As such, the application should be approved subject to reasonable and relevant conditions.
4.1 Lot Layout
The proposed Reconfiguration of a Lot is identified as being consistent with the Overall Outcomes
of the Low Density Residential Zone as the proposal will result in lots that meet the minimum
specified lot size requirements and furthermore contain appropriate area and dimensions to
accommodate future detached houses in keeping with the intent for the zone.
Figure 3 – Proposed Subdivision Layout
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57 Manilla Street, EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
The proposed subdivision will result in the creation of allotments that reflect the following:
Proposed Lot # Lot Size Frontage
Lot 1 633m2 17.37m
Lot 2 633m2 17.37m
Lot 3 633m2 17.37m
Lot 4 744m2 N/A
Lot 5 744m2 20m
In accordance with Table 9.5.1.4 – Minimum Lot Size of the Reconfiguring a Lot Code, where
located in the Low Density Residential Zone a minimum lot size of 600m2 with a minimum average
width of 17m and minimum frontage width of 4.5m is prescribed. The proposed lots achieve a
minimum lot size of 600m2, average width above 17m and frontage width above 4.5m. Proposed
lot 4 is identified as a rear lot and has access to Ghostgum Court via an easement over lot 5 of
compliant minimum width 4.5m. As such, the proposed allotments are identified as achieving
compliance with the lot size and the average and frontage widths specified by the Reconfiguring a
Lot Code.
It is noted that rear Lot 4 is identified as sharing a common boundary with more than four lots as
prescribed by AO21.4 of the Reconfiguring a Lot Code. Despite this, the rear lot has been suitably
designed and is a large lot so as to accommodation a detached dwelling house and sufficient
separation to adjoining properties enabling appropriate access to sunlight and ventilation to the
proposed site and adjoining properties. The privacy, safety and amenity of adjoining lots is not
compromised as a result of the proposal. As such, the development is identified as being
consistent with the performance outcome PO21.
4.2 Servicing
The site is located within an established area with all the necessary infrastructure and services
available to the proposed lots. The proposed lots will be adequately serviced for stormwater,
sewer, water, electricity and telecommunications. The site contains an existing stormwater pit
and easement located at the south-west corner of the site. Stormwater will be collected and
conveyed to the existing stormwater network to the south-west of the site, in the Ghostgum
Court road reserve and the Butler Street road reserve. Please refer to the Civil Engineering Report
prepared by MPN Consulting for further details.
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57 Manilla Street, EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
5 TOWN PLANNING FRAMEWORK
5.1 Local Government
5.1.1 Definition
The Planning Act 2016 defines Reconfiguring a Lot as:
“Reconfiguring a Lot means –
(a) creating lots by subdividing another lot; or
(b) amalgamating 2 or more lots; or
(c) rearranging the boundaries of a lot by registering a plan of subdivision under the Land
Act or Land Title Act; or
(d) dividing land into parts by agreement rendering different parts of a lot immediately
available for separate disposition or separate occupation, other than by an agreement
that is—
(i) a lease for a term, including renewal options, not exceeding 10 years; or
(ii) an agreement for the exclusive use of part of the common property for a
community titles scheme under the Body Corporate and Community Management
Act 1997; or
(e) creating an easement giving access to a lot from a constructed road.”
In view of the above, the proposal is for the Reconfiguration of a Lot (1 into 5 lots).
5.1.2 Level of Assessment
Under the Noosa Plan 2020, the site is identified as being contained within the Low Density
Residential Zone, the Tewantin Local Plan and has the following overlays:
Acid Sulphate Soils Overlay.
In accordance with Part 5 of the Noosa Plan 2020, the application is subject to Code Assessment
on the following basis:
LEVEL OF ASSESSMENT
ZONE
LOW DENSITY RESIDENTIAL ZONE
Code Assessable In accordance with Table 5.6.1—Low Density Residential Zone, a
Reconfiguration of a Lot is Code Assessment. As such, the proposal is subject
to Code Assessment against the Low Density Residential Zone Code, the
relevant local plan area code, the works code and Reconfiguring a Lot Code.
LOCAL PLAN
TEWANTIN LOCAL PLAN AREA
Not Applicable The categories of development and assessment is not altered by the Tewantin
Local Plan Area. Notwithstanding, assessment is required against the Tewantin
Local Plan Code in accordance with Table 5.6.1.
OVERLAYS
ACID SULPHATE SOILS OVERLAY
Not Applicable In accordance with Table 5.9.1—Acid Sulphate Soils Overlay, the proposed
development does not involve any earthworks. As such, there is no change to
the Categories of Assessment and no assessment required against the Acid
Sulphate Soils Overlay Code.
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57 Manilla Street, EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
5.1.3 Applicable Codes
In accordance with Part 5 of the Noosa Plan 2020, the following Codes are identified as being
applicable to the proposal:
APPLICABLE CODES
Zone Code Low Density Residential Zone Code
Local Plan Code Tewantin Local Plan Code
Development Code Reconfiguring a Lot Code
Works Codes Driveways and Parking Code
Earthworks Code
Existing Services Code
Landscaping Code
Sustainable Building Design Code
Transport Code
Water Quality and Drainage Code
Waterways Works Code
Waste Management Code
Overlay Codes N/A
The applicable codes have been addressed in Appendix 1. It is noted that the Roads and Drainage
Code, Erosion and Sediment Control Code, Earthworks Code, and Water Sensitive Design Code
have been addressed in the Civil Engineering Report by MPN Consulting.
5.2 State Government
5.2.1 Planning Act 2016 - Framework
The Planning Act 2016 provides the statutory planning framework for the State of Queensland. As
outlined within Planning Act 2016 all Local Government Areas must prepare Planning Act 2016
compliance Planning Schemes that advance the purpose of the Act. It is noted that the Noosa
Plan 2020 was prepared in accordance with the Planning Act 2016.
The proposal will be assessed in accordance with the Development Assessment Rules under
section 68(1) of the Planning Act 2016.
5.2.2 State Planning Policies
The State Planning Policy was introduced on 3 July 2017, expressing the state’s interests in land
use planning and development.
Part E of the State Planning Policy outlines the State interest policies and assessment
benchmarks. These policies and assessment benchmarks are applicable to the assessment of
development applications to the extent that the new State Planning Policy has not been identified
in a Planning Scheme as being appropriately integrated.
Section 2.1 of the Noosa Plan 2020 identifies that the State Planning Policy (July 2017) is
appropriately integrated in the Noosa Council’s planning scheme with regards to the majority of
state interests.
Section 2.1.1 specifies state interests that are not integrated or partly integrated in the planning
scheme, which includes the Natural hazards, risk and resilience (coastal hazards - in part). The
editor’s note states that “development in the erosion prone area, as shown in the SPP interactive
mapping system, will be subject to assessment against the assessment benchmarks – natural
hazards, risk and resilience within the State Planning Policy”. As the site is not located in the
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57 Manilla Street, EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
erosion prone area under the SPP mapping, it is not required to be assessed against the
associated assessment benchmarks.
In addition, section 2.1.2 specifies state interests not relevant to Noosa Shire Council, which
includes the Strategic Ports interest.
In view of the above, the relevant state interests to the development are identified to be
appropriately integrated in the Noosa Plan 2020 and therefore the development is not required
to address the assessment benchmarks of the State Planning Policy.
5.2.3 Referral Agency
In accordance with the Planning Regulation 2017, the application does not trigger any referrals.
5.2.4 State Development Assessment Provisions
The State Assessment and Referral Agency is not triggered as the assessment manager or a
referral agency for this application under the Planning Regulation 2017. As such, the State
Development Assessment Provisions are not applicable to the proposal.
5.2.5 Planning Regulation 2017 – Koala Habitat in SEQ Region
The site is not located within the Koala Priority Area and does not contain Koala Habitat Area or
Key Resource Area under the Koala Habitat in SEQ Region Mapping. As such, the development
does not involve assessable development under Schedule 10 and is not required to be assessed
against Schedule 11 of the Planning Regulation 2017.
5.2.6 Shaping SEQ – South East Queensland Regional Plan.
The subject site is identified within the Urban Footprint designation of Shaping SEQ. Land within
the Urban Footprint is intended to incorporate the full range of urban uses including housing,
industry, business, infrastructure, community facilities and other integral components of well-
planned urban environments, such as local areas for sport and recreation and urban open space.
As such, the proposed development is in keeping with the intent of the Urban Footprint.
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57 Manilla Street, EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
6 CONCLUSIONS
This report is submitted on behalf of Endeavour Foundation in support for a Development Permit
for Reconfiguring a Lot (1 into 5 lots) upon land at 83 Butler Street, Tewantin (Lot 1 on RP864131).
Under the Noosa Plan 2020, the subject site is identified as being contained within the Low
Density Residential Zone. In accordance with the Overall Outcomes for the Low Density
Residential Zone, “Development provides for a variety of low density dwelling types, including
dwelling houses, and community uses, and small-scale services, facilities and infrastructure, to
support local residents.”
The proposed Reconfiguration of a Lot is identified as being consistent with the Overall Outcomes
of the Low Density Residential Zone as the proposal will result in lots that meet the minimum
specified lot size requirements and furthermore contain appropriate area and dimensions to
accommodate future detached houses in keeping with the intent for the zone.
The proposed subdivision will result in the creation of allotments that reflect the following:
Proposed Lot # Lot Size Frontage
Lot 1 633m2 17.37m
Lot 2 633m2 17.37m
Lot 3 633m2 17.37m
Lot 4 744m2 N/A
Lot 5 744m2 20m
In accordance with Table 9.5.1.4 – Minimum Lot Size of the Reconfiguring a Lot Code, where
located in the Low Density Residential Zone a minimum lot size of 600m2 with a minimum average
width of 17m and minimum frontage width of 4.5m is prescribed. The proposed lots achieve a
minimum lot size of 600m2, average width above 17m and frontage width above 4.5m. Proposed
lot 4 is identified as a rear lot and has access to Ghostgum Court via an easement over lot 5 of
compliant minimum width 4.5m. As such, the proposed allotments are identified as achieving
compliance with the lot size and the average and frontage widths specified by the Reconfiguring a
Lot Code.
Proposed lots 1-3 are provided with sufficient frontage to Butler Street to allow safe and efficient
vehicle access. Lots 4 and 5 will have access to Ghostgum Court, with an access and services
easement provided over lot 5 in favour of lot 4.
Overall, the proposal is identified as meeting the relevant requirements of the Noosa Plan 2020.
As such, the application should be approved subject to reasonable and relevant conditions.
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57 Manilla Street, EAST BRISBANE Q 4169
PO Box 7657 EAST BRISBANE Q 4169
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83 Butler Street, Tewantin
7 APPENDIX 1 – CODE ASSESSMENT
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RECONFIGURATION OF A LOT (1 INTO 5 LOTS)
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APPENDIX 1 – CODE ASSESSMENT
TABLE OF CONTENTS
1 Zone Codes ................................................................................................................................................................................................. 2
1.1 Low Density Residential Zone Code ............................................................................................................................................................................. 2
2 Use / Development Codes ......................................................................................................................................................................... 23
2.1 Driveways and Parking Code ..................................................................................................................................................................................... 23
2.3 Existing Services Code ............................................................................................................................................................................................... 32
2.4 Landscaping Code ...................................................................................................................................................................................................... 34
2.5 Sustainable Building Design Code .............................................................................................................................................................................. 47
2.6 Transport Code .......................................................................................................................................................................................................... 52
2.7 Water Quality and Drainage Code ............................................................................................................................................................................. 68
2.8 Waterways Works Code ............................................................................................................................................................................................ 83
2.9 Waste Management Code ....................................................................................................................................................................................... 101
2.10 Reconfiguring a Lot Code ......................................................................................................................................................................................... 108
3 Local Plan Code ....................................................................................................................................................................................... 136
3.1 Tewantin Local Plan Code ........................................................................................................................................................................................ 136
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1 Zone Codes
1.1 Low Density Residential Zone Code
1.1.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Low Density Residential Zone is to provide for:
a) A variety of low density dwelling types, including dwelling houses; and
b) Community uses, and small-scale services, facilities and infrastructure, to support local residents
2) The overall outcomes sought for the Low Density Residential Zone are as follows:
a) Low density residential neighbourhoods are home to
permanent residents with minimal impact of visitors. The proposed development supports the low density residential ☒Compliant
b) The character of low density residential neighbourhoods neighbourhood by providing lots with compliant sizes and ☐N/A
varies due to factors such as proximity to centres, dimensions in accordance with the zone. The proposed lots also
topography, lot sizes, the established vegetated ☐Performance Solution
retain the look and feel of the existing surrounding neighbourhood
character, the age of development and open space by maintaining the low density and low scale character and
provision.
providing for detached housing on a range of lot sizes.
c) The distinct look and feel of existing residential
neighbourhoods is retained, and development makes a
positive contribution to the streetscape, maintaining the
low density and low scale character.
d) Predominantly detached housing on a range of lot sizes
meet the needs of different households.
e) Secondary dwellings, community residences and rooming
accommodation are integrated with the low density
residential built form and increase housing choice.
f) Outside of the urban boundaries, development is
generally limited to a dwelling house on larger lots with
limited levels of services and accessibility.
g) Development caters for both the current and projected
demographic and socio-economic profile of the area,
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PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
including one and two-person households, households on
low to moderate incomes and residents with reduced
mobility.
h) Home-based businesses provide for domestic workplaces
and home-hosted guest accommodation of a scale and
intensity compatible with the low density residential
character and amenity of the locality.
i) Visitor accommodation is limited to forms where guests
stay within the home of their resident host.
j) Development maintains a high level of residential
amenity having regard to traffic, noise, dust, odour,
lighting and other locally specific impacts.
k) Development provides for an efficient pattern of land use
and infrastructure that creates walk-able and legible
residential neighbourhoods that integrate with active
transport networks and are well connected to activity
centres, employment nodes, open space and recreational
areas, community facilities and educational
opportunities.
l) Development is supported by appropriate infrastructure
and essential services and does not adversely impact on
the continued operation, viability and maintenance of
existing infrastructure or compromise future provision of
planned infrastructure.
m) Development responds to land constraints including
topography, bushfire and flood.
n) Natural features such as creeks, gullies, waterways,
wetlands, vegetation and bushland are retained and
protected from the impacts of development. Any
unavoidable impacts are minimised through location,
design, operation and management requirements.
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RECONFIGURATION OF A LOT (1 INTO 5 LOTS)
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PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
o) Development is located, designed and operated to be
responsive to Noosa Shire’s sub-tropical climate and
minimises the consumption of energy and water.
p) Native vegetation between buildings and in the public
realm enhances the amenity and supports local wildlife.
1.1.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Role and function
PO1 AO1 AO1
Development provides for low density, No acceptable outcome provided The proposed reconfiguring a lot creates ☒Compliant
predominantly detached housing on a lots consistent with the low density and ☐N/A
range of lot sizes consistent with the character of the area for detached
character of the area, which meets the housing. ☐Performance Solution
needs of current and future resident
populations including small households,
older persons, people on low incomes and
people with special mobility needs.
PO2 AO2.1 AO2.1
Land uses are limited to those which are Land uses do not regularly result in more The proposal is for a subdivision and does ☐Compliant
compatible with low density living in than ten unrelated persons being present not provide new land uses. ☒N/A
urban neighbourhoods. on site.
☐Performance Solution
AO2.2 AO2.2
Land uses do not adversely affect the The proposal is for a subdivision and does ☐Compliant
amenity of the residential neighbourhood not provide new land uses. ☒N/A
by the emission of noise, vibration, smell,
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
fumes, smoke, vapour, steam, soot, ash, ☐Performance Solution
dust, grit, oil, waste water, waste products,
or radio or electrical interference.
AO2.3 AO2.3
Any business operated on site including The proposal is for a subdivision and does ☐Compliant
accommodation is subordinate to the use not provide new land uses. ☒N/A
of the premises for a domestic residence.
☐Performance Solution
PO3 AO3.1 AO3.1
Visitor accommodation is limited to low Home-based businesses allow for up to The proposal does not involve home- ☐Compliant
density formats compatible with the four short term guests to be based businesses. ☒N/A
domestic character and use of the area so accommodated within the home of the
as not to cause unreasonable loss of host while the host remains in residence, ☐Performance Solution
residential amenity, having regard to: such as traditional bed and breakfast
accommodation.
a) the privacy of adjoining properties;
AO3.2 AO3.2
b) any likely increase in noise to
Short-term accommodation: The proposal does not involve short-term ☐Compliant
adjoining properties;
a) does not constitute a party house; accommodation. ☒N/A
c) the scale of the use and its
compatibility with the surrounding b) makes available no more than one self
☐Performance Solution
character and uses within the area; contained dwelling at any one time;
d) retention of the primary residential c) noise does not unreasonably impact on
function of an area; the residential amenity enjoyed by the
adjoining or surrounding properties;
e) the impact on the safety and
and
efficiency of the local road network;
d) makes available no more than five
bedrooms.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
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f) any impact on shared access or uses AO3.3 AO3.3
rights of way; and Buildings are designed and orientated so The proposal does not provide new ☐Compliant
g) waste storage areas are located so that the majority of outdoor living areas buildings. ☒N/A
they do not significantly impact on face away from the habitable areas of
the visual amenity of the area. adjoining dwellings. ☐Performance Solution
AO3.4 AO3.4
Waste storage areas are screened and The proposal does not provide new land ☐Compliant
located to the rear or side of a building and uses and waste storage areas. ☒N/A
are not located along any frontage to a
public street or space. ☐Performance Solution
PO4 AO4 AO4
The Low density residential zone includes Dwelling houses and associated domestic The site is not located in the Noosa North ☐Compliant
established house blocks in remote, or home-based uses in well-landscaped Shore or Lake Cooroibah. ☒N/A
secluded areas with little or no urban settings remain the only form of
services or infrastructure. development on small village and ☐Performance Solution
waterfront lots in the Low density
residential zone:
a) on Noosa North Shore; or
b) at Lake Cooroibah.
PO5 AO5.1 AO5.1
A secondary dwelling may create No more than one secondary dwelling is The proposal does not provide any ☐Compliant
permanent housing for an extended provided on any site regardless of site area. secondary dwellings. ☒N/A
family member or other member of the
household resident in the dwelling house ☐Performance Solution
while protecting the low density AO5.2 AO5.2
character of the site and the zone. A secondary dwelling: The proposal does not provide any ☐Compliant
a) has a maximum gross floor area of secondary dwellings. ☒N/A
65m²;
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NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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b) has no more than two bedrooms; and ☐Performance Solution
c) does not occur on any property
covered by a Building Unit Plan.
PO6 AO6.1 AO6.1
Community residences and rooming Development has the external appearance The proposal does not provide ☐Compliant
accommodation: of a dwelling house occupied by one community residences or rooming ☒N/A
household. accommodation.
a) are compatible with the look and feel
☐Performance Solution
of the surrounding housing;
AO6.2 AO6.2
b) do not exceed the anticipated load on
No more than five bedrooms are provided. The proposal does not provide ☐Compliant
infrastructure;
community residences or rooming ☒N/A
c) do not generate vehicular traffic at a
accommodation.
level unreasonable for the Low ☐Performance Solution
Density Residential Zone; and
d) do not exceed the anticipated
residential density of the zone.
Built Form
Building Height AO7.1 AO7.1
PO7 Buildings and structures are no more than The proposal does not provide new ☐Compliant
Buildings and structures: 8 metres in building height and do not buildings. ☒N/A
a) are low rise and present a exceed 2 storeys.
building height consistent with ☐Performance Solution
structures on adjoining and AO7.2 AO7.2
surrounding premises and with Where excavation is required, the The proposal does not provide new ☐Compliant
the predominant character of the maximum portion of the exposed external buildings. ☒N/A
area; façade of the building cannot exceed 8m in
building height. ☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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b) are designed to provide an
interesting streetscape and
complement landform changes;
c) do not visually dominate the
street or surrounding area;
d) respect the scale of surrounding
vegetation and maintain a
vegetated skyline;
e) do not unreasonably obscure
views or lead to overshadowing
of neighbouring properties; and
f) do not exceed two storeys.
Site cover and gross floor area AO8.1 AO8.1
PO8 Site cover of all buildings and structures on The proposal does not provide new ☐Compliant
Development: site does not exceed: buildings. ☒N/A
a) is of a scale compatible with a) for a single storey building – 50%;
surrounding development and the ☐Performance Solution
b) for a building of 2 storeys –
particular circumstances of the site; (i) 50% for one of the storeys; and
b) has a low site impact to maximise the (ii) 30% for the other storey; or
opportunity to retain site
(iii) 40% for both storeys.
characteristics, such as native
vegetation and natural landforms;
c) allows the opportunity to provide soft AO8.2 AO8.2
landscaping between buildings; Irrespective of site cover, the total gross The proposal does not provide new ☐Compliant
floor area of combined buildings does not buildings.
d) does not present an appearance of ☒N/A
exceed 500m2 with the exception of the
bulk to adjacent properties, roads or
following properties at Park Road Noosa ☐Performance Solution
other areas in the vicinity of the site.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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Heads, where a maximum gross floor area
of 150m2 applies:
a) Lot 57 RP230895;
b) Lot 56 RP230895;
c) Lot 55 RP52918;
d) Lot 54 RP52918; and
e) Lot 3 RP122368.
Setback AO9.1 AO9.1
PO9 Buildings and structures have a setback of The proposal does not provide new ☐Compliant
Buildings and structures are designed and 6 metres from the road frontage, provided buildings. ☒N/A
sited to: that setback to one frontage may be
a) provide a high level of amenity to reduced to 4.5 metres where the lot: ☐Performance Solution
users of the subject site and adjoining 1) has frontage to more than one road;
premises, including provision of and
visual and acoustic privacy and access 2) is less than 600m2 in area; or
to sunlight;
3) is less than 15 metres in width.
b) not unreasonably obstruct views or
cause overlooking of private open
space or habitable areas of adjoining AO9.2 AO9.2
premises; Buildings and structures meet the following The proposal does not provide new ☐Compliant
minimum boundary setbacks to rear buildings.
c) provide adequate distance from ☒N/A
boundaries:
adjoining land uses; ☐Performance Solution
a) where the lot has an area of at least
d) preserve existing vegetation that will
550m2, rear setbacks comply with
help buffer development;
either:
e) allow for space and landscaping to be
i) 3 metres setback up to 4.5 metres
provided between buildings including
in height; and 6 metres setback
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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adequate area at ground level for between 4.5 metres and 8 metres
landscaping with trees, shrubs and height; or
outdoor living; ii) no part of the building protrudes
f) be consistent with the predominant beyond a projection line that rises
character of the streetscape; and from 1.8 metres above the ground
g) protect the natural character and at the property boundary to a
avoid adverse impacts on ecologically point 8 metres in height 6 metres
important areas such as national in from the property boundary,
parks, waterways and wetlands. providing that no building or
structure is setback less than 1
metre from the boundary, as
shown in Figure 6.3.1.4
b) where the lot area is less than 550m2
the rear boundary setback is per other
boundaries as addressed in AO9.3
below;
c) where the rear boundary of a lot
adjoins a reserve, public open space or
access easement the rear boundary
setback may be as for other boundaries
as addressed in AO9.3 below.
AO9.3 AO9.3
Buildings and structures meet the following The proposal does not provide new ☐Compliant
minimum setbacks to boundaries other buildings. ☒N/A
than road frontages and rear boundaries:
a) 1.5 metre setback up to 4.5 metres ☐Performance Solution
height;
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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b) 2 metres setback between 4.5 metres
and 7.5 metres height; and
c) 2.5 metres if above 7.5 metres height.
AO9.4 AO9.4
Notwithstanding the provisions of AO9.2 The proposal does not provide new ☐Compliant
and AO9.3, a lesser building setback to: buildings. ☒N/A
a) side and rear boundaries may apply for
the following provided they comply ☐Performance Solution
with the Queensland Development
Code:
(i) open carport;
(ii) swimming pool, garage/shed; and
(iii) rainwater tank, retaining walls,
screens and fences not exceeding
2 metres in height; and
b) front boundaries may apply for the
following provided they comply with
the Queensland Development Code:
(i) swimming pool less than 1m above
ground level; or
(ii) decks or balconies less than 1m
above ground level.
AO9.5 AO9.5
Buildings and structures on premises with The proposal does not provide new ☐Compliant
frontage to the Noosa River system are buildings.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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setback not less than 10 metres from the ☒N/A
mean high water spring as shown in Figure ☐Performance Solution
AP3-15A
Setback to a watercourse in the Noosa AO10 AO10
Waters estate, Noosaville For premises adjoining a watercourse The site does not adjoin a watercourse ☐Compliant
PO10 within the Noosa Waters estate no building within the Noosa Waters estate. ☒N/A
Land adjoining the revetment wall and for work, filling or excavation works occurs
a width of 4.5 metres serves flood within 4.5 metres from the centre line of ☐Performance Solution
detention and amenity functions, free of the top of the concrete revetment wall.
structures and impervious surfaces.
PO11 AO11.1 AO11.1
The flood detention and amenity A minimum of 25% of the area within 4.5 The site does not adjoin the Noosa ☐Compliant
functions of the area adjoining the Noosa metres of the revetment wall is gardens Waters revetment wall. ☒N/A
Waters revetment wall are retained and planted with shrubs and small trees with a
enhanced by ensuring: mature height of 3 metres or less. ☐Performance Solution
a) works do not protrude through a AO11.2 AO11.2
batter line of 1:4.5 measured from The ground surface within the first metre of The site does not adjoin the Noosa ☐Compliant
the centre line of the revetment wall; the revetment wall— Waters revetment wall. ☒N/A
b) there is no additional load placed on a) is grass or ground cover; and
the revetment wall; ☐Performance Solution
b) does not include shrubs.
c) works do not pose a risk to the AO11.3 AO11.3
membrane adjoining the revetment Side boundary fences within 4.5 metres of The site does not adjoin the Noosa ☐Compliant
wall; the revetment wall taper down to a Waters revetment wall. ☒N/A
d) the watercourse and surrounding maximum height of 1.2 metres at the
land uses are not adversely affected revetment wall and no more than 1.5 ☐Performance Solution
by development (building works, metres at a distance of 2.25 metres from
filling or excavation) ensuring: the revetment wall.
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NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
(i) the area is predominantly soft AO11.4 AO11.4
landscaping; No shore side anchor points are within 4.5 The site does not adjoin the Noosa ☐Compliant
(ii) a maximum of 25% of the area is metres of the revetment wall. Waters revetment wall. ☒N/A
impervious;
☐Performance Solution
(iii) dominant impervious areas and
masonry retaining walls are
avoided;
(iv) retaining structures and the like
are light weight, low rise and
screened by landscaping;
(v) natural materials such as timber
or rock are used rather than
manufactured materials;
(vi) the acoustic privacy and access to
sunlight of surrounding
development is protected;
(vii) views are not impeded; and
(viii) shore side anchor points are
avoided.
Design
Streetscape and presentation AO12.1 AO12.1
PO12 Buildings are orientated towards the street The proposal does not provide new ☐Compliant
Buildings and structures are designed to: by having the main entrance easily buildings. ☒N/A
recognisable from the street and including
a) address the street and contribute
two or more of the following design ☐Performance Solution
positively to the streetscape
elements in the front facade:
character;
a) verandahs;
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
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b) avoid large continuous wall planes b) porches;
and bulky elevations or boxy profiles; c) external stairs;
c) maintain a domestic appearance d) awning or shade structures; or
consistent with detached dwelling
e) window openings.
houses.
AO12.2 AO12.2
No wall greater than 5 metres in height has The proposal does not provide new ☐Compliant
a length greater than 20 metres. buildings. ☒N/A
☐Performance Solution
AO12.3 AO12.3
Where buildings are raised on posts or The proposal does not provide new ☐Compliant
stumps with a suspended floor, the buildings. ☒N/A
distance between the ground and the
lowest part of the floor of the building does ☐Performance Solution
not exceed 3 metres.
AO12.4 AO12.4
Development visible from the street The proposal does not provide new ☐Compliant
includes no more than: buildings. ☒N/A
a) one letter box; ☐Performance Solution
b) one electricity meter box;
c) three wheelie bins; and
d) three garage doors.
AO12.5 AO12.5
Any shipping containers, railway carriages The proposal does not provide new ☐Compliant
or similar are placed behind a dwelling buildings. ☒N/A
house and not visible from the street.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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☐Performance Solution
PO13 AO13.1 AO13.1
Garages and carports are designed and No more than three garage doors, having a The proposal does not provide new ☐Compliant
sited to visually integrate with the combined total width not exceeding 7.2 buildings. ☒N/A
dwelling and avoid dominating the street metres present to the street front.
by: ☐Performance Solution
a) minimising the width of the garaging AO13.2 AO13.2
structure; Double width garages do not occur on any The proposal does not provide new ☐Compliant
b) minimising projection of the lot less than 10 metres wide. buildings. ☒N/A
structure forward of the main face of
the dwelling; and ☐Performance Solution
c) ensuring the pedestrian entrance / AO13.3 AO13.3
front door is visible from the front On a lot less than 12.5 metres wide double The proposal does not provide new ☐Compliant
property boundary. garages are permitted only where: buildings. ☒N/A
a) the lot is at least 10 metres wide;
☐Performance Solution
b) the building is more than one storey in
height; and
c) the total width of the garage does not
exceed 60% of the width of the lot.
AO13.4 AO13.4
On lots with a width of at least 12.5 metres The proposal does not provide new ☐Compliant
but not exceeding 14 metres the total buildings. ☒N/A
width of the garage does not exceed 50% of
the width of the lot and garage doors do ☐Performance Solution
not exceed a total width of 6 metres.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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AO13.5 AO13.5
On lots with a width of more than 14.0 The proposal does not provide new ☐Compliant
metres, garage doors within 10 metres of buildings. ☒N/A
the front boundary do not present a
combined width of more than 6.7 metres or ☐Performance Solution
40% of the lot width whichever is the
lesser.
PO14 AO14 AO14
Basements (including the entry points to Basements: The proposal does not provide new ☐Compliant
them): a) are limited to one access a maximum of buildings. ☒N/A
a) do not dominate the street or 6 metres wide; and
building design; ☐Performance Solution
b) do not encroach into boundary setback
b) visually integrates with the areas.
residential building; and
c) do not present as a storey to the
street.
PO15 AO15 AO15
Hardstanding driveways and Driveways have a maximum width of 6 The proposal does not provide driveways. ☐Compliant
manoeuvring areas are designed so as not metres within the property and only one
☒N/A
to dominate the streetscape nor footpath crossing is provided per property
adversely impact on the low density as part of the driveway. ☐Performance Solution
residential amenity.
Roof design AO16.1 AO16.1
PO16 With the exception of the reuse or The proposal does not provide new ☐Compliant
Roof designs: renovation of an existing building which buildings. ☒N/A
does not comply, in areas other than the
a) contribute positively to the character
Coastal Communities and Noosa Heads ☐Performance Solution
of the streetscape;
local plan areas:
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b) incorporate eaves and roof a) the main roof of buildings has a pitch
overhangs; no less than 5 degrees; and
c) avoid boxy elevations on the front b) eaves apply to at least 75% of the
facade of the building; perimeter of the roof.
d) do not present an appearance of AO16.2 AO16.2
excessive bulk to the street or The total width of any parapet wall does The proposal does not provide new ☐Compliant
neighbouring properties; not exceed 50% of the width of the front buildings. ☒N/A
e) do not create opportunities for facade of a building.
residents or building users to ☐Performance Solution
overlook the private open space or AO16.3 AO16.3
view into habitable windows or doors Development does not include rooftop The proposal does not provide new ☐Compliant
of neighbouring properties. terraces. buildings. ☒N/A
☐Performance Solution
Safety and amenity
PO17 AO17.1 AO17.1
Development is designed to maintain the Boundary fences and walls are designed to The proposal does not seek to build new ☐Compliant
safety and security of persons on the allow for casual surveillance from the boundary fences or walls. ☒N/A
premises and nearby premises and to property to the street and any adjoining
avoid significant adverse changes to the public spaces. ☐Performance Solution
solar access, air quality, noise, AO17.2 AO17.2
accessibility or other conditions enjoyed Landscaping, fences or other works on The proposal does not seek to build new ☐Compliant
by users of associated, adjoining or property boundaries or road reserves do boundary fences or walls. ☒N/A
nearby premises. not create impediments for pedestrian or
cyclist use of the footpath. ☐Performance Solution
AO17.3 AO17.3
No more than one heavy vehicle (or The proposal does not provide for any ☐Compliant
combination of heavy vehicles) of more vehicle parking. ☒N/A
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NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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than 4.5 tonnes, or with a total length in ☐Performance Solution
excess of 7.5 metres is parked on the
property overnight.
AO17.4 AO17.4
No flood lighting is used on site and the The proposal does not provide flood ☐Compliant
vertical illumination resulting from direct, lighting. ☒N/A
reflected or other incidental external
lighting emanating from the site does not ☐Performance Solution
exceed 8 lux when measured at any point
1.5 metre outside the boundary and at any
level from ground level upward.
Sports courts AO18.1 AO18.1
PO18 A 1.5 metre landscaped buffer separates The proposal does not provide any sports ☐Compliant
Lighting and noise associated with any private tennis court, half court or courts. ☒N/A
outdoor tennis courts, half courts or sports court from side property boundaries
sports courts do not have an adverse where adjoining land in a residential zone ☐Performance Solution
impact upon the amenity enjoyed by or in the Rural Residential zone.
occupants of adjoining or nearby AO18.2 AO18.2
premises nor cause unreasonable Courts are fenced to a height of— The proposal does not provide any sports ☐Compliant
disturbance to local fauna. a) 3.6 metres for a full sized court; or courts. ☒N/A
b) 2.4 metres for a half court.
☐Performance Solution
AO18.3 AO18.3
Courts are not lit. The proposal does not provide any sports ☐Compliant
courts. ☒N/A
☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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or AO18.4
AO18.4 The proposal does not provide any sports ☐Compliant
For lit courts: courts. ☒N/A
a) lighting structures are not more than 8
metres in height and set back at least 2 ☐Performance Solution
metres from any property boundary;
b) the court is located at least 60 metres
from the external wall of an existing or
approved residential dwelling on an
adjacent or nearby lot (as measured
from the centre line of the court);
c) the vertical illumination resulting from
direct, reflected or other incidental
lighting emanating from the site does
not exceed 8 lux when measured at any
point 1.5 metres outside the boundary
and at any level from ground level
upward; and
d) lighting is hooded or baffled to direct
lighting downward or is of a type that
gives no upward component of light
when mounted horizontally.
Environment, Heritage and Scenic Amenity
PO19 AO19.1 AO19.1
Development: For landscape amenity reasons, cut or fill is Any proposed cut or fill will comply with ☒Compliant
a) has minimal impact on the natural less than 1.5 metres in depth relative to the the relevant requirements. ☐N/A
landform and landscape of the site; ground level.
☐Performance Solution
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NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
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b) does not lead to erosion or the AO19.2 AO19.2
transport of sediments off site; and Development does not result in sediment The proposal will not result in erosion or ☒Compliant
c) does not lead to the disturbance of or other material including building sediments leaving the site. ☐N/A
natural features, buildings or materials or waste products being
structures of cultural heritage deposited or released into the road ☐Performance Solution
significance. reserve, stormwater drain or adjacent
properties.
AO19.3 AO19.3
Development on a site adjoining a local The site does not adjoin a local heritage ☐Compliant
heritage place respects the cultural place. ☒N/A
heritage significance of the place by
mitigating any adverse impacts on the ☐Performance Solution
setting or integrity of the heritage values.
PO20 AO20.1 AO20.1
Development on sloping sites: To protect scenic amenity and other The proposal does not provide new ☐Compliant
a) is visually responsive to the natural landscape qualities: buildings. ☒N/A
topography and sits within the a) buildings and structures are not
landscape rather than dominating it; constructed on land with a slope ☐Performance Solution
b) steps down slopes or uses suspended greater than 33%; and
floor construction, minimising cut or b) buildings and structures are only
fill and avoiding benching of the site; constructed on steep slopes if:
c) retains natural vegetation that assists (i) there are no other suitable
in screening or visually softening building sites on the property; and
development; and (ii) construction utilises suspended
d) uses materials, finishes and colours floors or pole footings rather than
that complement the natural setting slab on ground construction.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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and integrate with the landscape and AO20.2 AO20.2
skyline. On sloping sites or on ridgelines at the The proposal does not provide new ☐Compliant
uppermost edge of a hill slope: buildings. ☒N/A
a) roof lines are generally parallel with
contours of the land; ☐Performance Solution
b) roofs do not exceed a pitch of 15
degrees;
c) buildings do not protrude above the
height of prevailing vegetation; and
d) undercroft areas exceeding 1.5 metres
in height are screened with
landscaping or battens.
AO20.3 AO20.3
On sloping sites slab on ground The proposal does not provide new ☐Compliant
construction is avoided to minimise buildings. ☒N/A
building bulk and benching of the site.
Split-level buildings with small floorplates ☐Performance Solution
are used as an alternative. Post and beam
construction or suspended floor or pole
footings may be appropriate.
AO20.4 AO20.4
Buildings: The proposal does not provide new ☐Compliant
a) are constructed in lightweight buildings. ☒N/A
materials such as timber or board,
stainless steel, glass and corrugated ☐Performance Solution
iron;
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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b) are finished with exterior colours of
moderate to darker shades of olive
green, brown, green, blue, charcoal or
wood stains that blend with the colour
and hues of the surrounding
vegetation and landscape;
c) avoid large expanses of solid colours or
reflective surfaces.
Earthworks and drainage
PO21 AO21 AO21
Filling and excavation for operational Filling and excavation for operation works Any proposed earthworks and drainage ☒Compliant
works do not directly, indirectly or are designed and constructed to ensure will be suitably designed in operational ☐N/A
cumulatively cause adverse impacts overland flow and/or flooding is not works in accordance with the relevant
external to the development site by: worsened, impeded, or otherwise diverted requirements. ☐Performance Solution
a) causing ponding of water on the site to adversely affect other properties or
or nearby land; downstream environments.
b) increasing flooding, which adversely
affects the safety or use of any land
upstream or downstream; or
c) adversely affecting the flow of water
in any overland flow path.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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2 Use / Development Codes
2.1 Driveways and Parking Code
2.1.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Driveways and parking code is to ensure driveways and parking:
a) are adequate to serve the access and parking needs of development; and
b) are designed to protect the safety of pedestrians and cyclists.
2) The overall outcomes sought for the Driveways and parking code are:
a) Car parking spaces and associated manoeuvring areas are
designed to be safe and functional and meet the The proposed reconfiguring a lot development creates lots with ☒Compliant
reasonable requirements of the particular land use. adequate frontage and access opportunities for safe and efficient ☐N/A
b) Adequate provision is made for the standing, parking, access. ☐Performance Solution
loading and unloading, access and manoeuvring of service
vehicles within the development site.
c) The use of motor scooters and motorcycles are promoted
as an alternative to cars within urban areas, with
appropriate parking provided for such vehicles.
d) Driveways and parking areas do not adversely impact on
existing public parking.
e) Vehicular access does not impact adversely upon existing
landscaping or native vegetation.
f) Driveways and parking areas provide safe and efficient
pedestrian and cycle access.
g) Access, parking, servicing and associated manoeuvring
areas do not detract from the streetscape character and
are designed to discourage crime and antisocial behaviour.
h) Driveways and parking areas avoid adverse impacts on the
environment and the amenity of the locality.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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2.1.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Assessable development
Driveways
PO1 AO1.1 AO1
Vehicular access does not adversely Vehicular access is located and designed in The proposal does not provide driveways. ☐Compliant
impact on safety, capacity and accordance with the current Australian ☒N/A
operations of the existing or planned Standards for Parking Facilities. ☐Performance Solution
road network, cycleways or pedestrian
pathway systems AO1.2 AO1.2
Only one footpath crossing is provided. The proposal does not provide driveways. ☐Compliant
☒N/A
☐Performance Solution
AO1.3 AO1.3
Driveways, have a maximum grade in The proposal does not provide driveways. ☐Compliant
accordance with Council’s standard ☒N/A
requirements. ☐Performance Solution
PO2 AO2.1 AO2
Driveways and crossovers Design and construction of driveways, The proposal does not provide driveways. ☐Compliant
(a) are suitable and safe for their including across the footpath, is in ☒N/A
intended use; and accordance with Council Standard Drawings ☐Performance Solution
as appropriate for the particular type of
(b) match Council infrastructure.
development as annotated on the drawings.
AO2.2 AO2.1
The change of grades in driveways and The proposal does not provide driveways. ☐Compliant
ramps is in accordance with Council’s ☒N/A
Standard Drawings. ☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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PO3 AO3.1 AO3.1
The number of driveways across Design of multi-tenanted developments The proposal does not provide driveways. ☐Compliant
pedestrian footpaths is minimised. include shared driveways and parking areas. ☒N/A
☐Performance Solution
AO3.2 AO3.2
Driveways are located so they abut existing The proposal does not provide driveways. ☐Compliant
driveways of adjoining development where ☒N/A
practicable and reciprocal easements are ☐Performance Solution
created to reduce the sealed driveway
width.
PO4 AO4 AO4
Vehicular access does not adversely Footpath and kerb crossings are located The proposal does not provide driveways. ☐Compliant
impact on the capacity, operations and clear of existing stormwater inlet structures, ☒N/A
maintenance of the existing water and sewerage infrastructure fittings, ☐Performance Solution
infrastructure any other exiting utility infrastructure,
existing landscaping and vegetation.
PO5 AO5 AO5
Vehicular access does not adversely Vehicular access avoids disturbance to the The proposal does not provide driveways. ☐Compliant
impact on the health and integrity of tree protection zone of trees on public land. ☒N/A
existing landscaping or native ☐Performance Solution
vegetation, where possible.
Assessable development
Parking and manoeuvring
PO6 AO6.1 AO6.1
Sufficient parking The number of car parking spaces, motor The proposal does not provide new land uses ☐Compliant
a) is provided having regard to the cycle spaces, bicycle spaces and loading bays or parking. ☒N/A
specifics of the use including— is not less than the minimum number ☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
(i) the type and intensity of land specified in Table 9.4.1.4 Minimum parking
use; requirements including end of trip facilities.
(ii) any existing parking available
on the site;
(iii) hours of operation;
(iv) likely numbers of users;
(v) accessibility to the site by AO6.2 AO6.2
means other than private ☐Compliant
Where appropriate, motorcycle spaces can The proposal does not provide new land uses
motor vehicle;
be provided on site in lieu of required car or parking. ☒N/A
(vi) the peak parking demand parking spaces, excluding industry activities, ☐Performance Solution
periods of uses on the site; and at the following rates:
(vii) the availability of alternative a) motorcycle spaces provided for 0.5 car
car parking; and parking space; or
b) is provided to accommodate the b) motorcycles spaces provided per 1 car
number and type of vehicles and parking space; and
motorcycles likely to be generated
c) up to a maximum of 4 car parking
by the development.
spaces.
AO6.3 AO6.3
Secure and convenient parking spaces for The proposal does not provide new land uses ☐Compliant
bicycles are designed and provided on site in or parking. ☒N/A
accordance with— ☐Performance Solution
a) AS2890.3 Bicycle Parking Facilities; and
b) Cycling aspects of Austroads Guides
(AP-G88-14).
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
AO6.4 AO6.4
Bicycle spaces and end of trip facilities need The proposal does not provide new land uses ☐Compliant
to be accessible to all users. or parking. ☒N/A
☐Performance Solution
PO7 AO7.1 AO7.1
The layout of the development Parking bays, maneuvering areas, queuing The proposal does not provide new land uses ☐Compliant
provides adequate, clearly defined and areas, loading, set down, pickup areas and or parking. ☒N/A
easily accessible driveways are designed in accordance with ☐Performance Solution
a) on-site vehicle parking and the Australian Standards for Parking
maneuvering areas; and Facilities.
b) loading and maneuvering areas AO7.2 AO7.2
for delivery and service vehicles. Development includes purpose designed The proposal does not provide new land uses ☐Compliant
spaces for motorcycles and motor scooters, or parking. ☒N/A
which are easily identified from the ☐Performance Solution
driveway of the property and located as
close as practicable to the entrance of the
building on site.
PO8 AO8.1 AO8.1
Parking and manoeuvring areas are Parking, service areas and manoeuvring The proposal does not provide new land uses ☐Compliant
designed to areas are setback a minimum of 2 metres or parking and manoeuvring areas. ☒N/A
a) not unduly conflict with from road frontages to allow for ☐Performance Solution
pedestrians; and landscaping, with the exception of Walter
Hay Drive, Eenie Creek Road and Holts Road
b) be sufficiently setback from road
frontages, where no development occurs
frontages to not dominate the
within the landscaped frontage setbacks.
streetscape or surrounding areas;
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
a) allow for landscaping to reduce the AO8.2 AO8.2
visual impact of the parking, In Centre zones, parking, service and The proposal does not provide new land uses ☐Compliant
servicing and manoeuvring areas; maneuvering areas are either integrated or parking and manoeuvring areas. ☒N/A
b) complement the future planned within or under buildings and sleeved by ☐Performance Solution
character of the area; and usable floor space, or located to the rear of
c) avoid development within the buildings.
Walter Hay Drive, Eenie Creek AO8.3 AO8.3
Road and Holts Road frontage Where practicable vehicle access is from The proposal does not provide new land uses ☐Compliant
setbacks. rear laneways. or parking and manoeuvring areas. ☒N/A
☐Performance Solution
PO9 AO9 AO9
On-site car parking spaces are Car parking spaces are provided for people The proposal does not provide new land uses ☐Compliant
identified and reserved for people with with disabilities at the rate specified in the or parking. ☒N/A
disabilities. current Australian Standards for Parking ☐Performance Solution
Facilities.
PO10 AO10 AO10
Access and egress points do not impact Vehicle maneuvering areas are provided in The proposal does not provide new land uses ☐Compliant
on the safety and operations of the accordance with the current Australian or manoeuvring areas. ☒N/A
road system Standards Australian Standards for Parking ☐Performance Solution
Facilities, so vehicles enter and leave the site
in a forward gear, excluding dual occupancy
or detached dwellings on local roads
PO11 AO11 AO11
Parking areas are designed to At locations where pedestrian and vehicle The proposal does not provide new land uses ☐Compliant
a) provide a progressive reduction in conflicts are likely to occur: or parking. ☒N/A
speed between the external road ☐Performance Solution
and internal parking spaces;
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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b) ensure lower speeds near areas of a) sight distances of at least 2.5 seconds of
high pedestrian activity through travel time at the designated speed are
the use of appropriate road provided;
geometry or devices designed to b) splayed corners on structures are
limit speed; and incorporated;
c) maintain sight distances which are c) landscaping is designed to allow clear
appropriate for the likely operating views; and
speeds in all areas of potential
sign placement ensures that sight distance
pedestrian/vehicle and
requirements are not impeded.
vehicle/vehicle conflict.
PO12 AO12.1 AO12.1
A clearly defined pedestrian network is In large open carparks with greater than 200 The proposal does not provide new land uses ☐Compliant
provided that – car parking spaces, a pedestrian path or parking. ☒N/A
a) is located in areas where people between parking spaces is provided on ☐Performance Solution
will choose to walk; every second aisle.
b) ensures that pedestrian AO12.2 AO12.2
movement through car parking For a minimum of 50% of car parking spaces, The proposal does not provide new land uses ☐Compliant
areas or structures are along aisles pedestrian access to buildings is not across or parking. ☒N/A
rather than across them. or through driveways, carparks, set down or ☐Performance Solution
maneuvering areas.
PO13 AO13 AO13
Provision is made for pedestrian and No acceptable outcome provided The proposal does not provide new land uses ☐Compliant
vehicular queues at conflict points or parking. ☒N/A
☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO14 AO14 AO14
Parking areas are lit to provide security Lighting is provided in accordance with the The proposal does not provide new land uses ☐Compliant
for nighttime users. Australian Standard for Road Lighting - or parking. ☒N/A
Vehicular Traffic (Category V) Lighting - ☐Performance Solution
Performance Installation and Design
Requirements.
PO15 AO15 AO15
Site facilities encourage users and Endo trip facilities are maintained and The proposal does not provide new land uses ☐Compliant
employees to access the site by means accessible to all users of the premises as part or parking facilities. ☒N/A
of foot or bicycle through provision of of common property. ☐Performance Solution
appropriate end of trip facilities
including bicycle parking and
shower/change rooms.
PO16 AO16
Development with the potential to No acceptable outcome provided The proposal does not provide new land uses ☐Compliant
generate significant traffic and parking or parking. ☒N/A
impacts gives appropriate ☐Performance Solution
consideration to transport and land use
issues.
PO17 AO17.1 AO17.1
Parking and maneuvering areas are Development providing less than five car The proposal does not provide new land uses ☐Compliant
designed to ensure run-off is treated to parking spaces is designed so that the or parking. ☒N/A
remove pollutants prior to leaving the driveway, parking and maneuvering areas ☐Performance Solution
premises. are formed to drain to landscaped areas.
AO17.2 AO17.2
Development providing five or more car The proposal does not provide new land uses ☐Compliant
parking spaces is designed to incorporate or parking. ☒N/A
stormwater treatment methods to remove ☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
Page 45
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
water contaminants likely to runoff from the
general operation of the of the driveway,
parking and maneuvering areas.
PO18 AO18
Parking areas are designed to ensure No acceptable outcome provided The proposal does not provide new land uses ☐Compliant
drainage without the use of pumps or or parking. ☒N/A
other electrical apparatus. ☐Performance Solution
PO19 AO19 AO19
Site layout and building design Below ground components of buildings, The proposal does not provide new land uses ☐Compliant
provides for soft landscaping to be including carparks, do not extend beyond or parking. ☒N/A
established. the above ground footprint to allow for the ☐Performance Solution
provision of landscaping, particularly within
building setbacks.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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2.3 Existing Services Code
2.3.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Existing Services Code is to ensure existing underground infrastructure is protected from damage caused by development.
2) The overall outcomes sought for the Existing services code are:
a) Underground infrastructure is accessible for maintenance
purposes. ☒Compliant
The proposed development will not impact existing underground
b) Existing services are identified and methods of protection ☐N/A
infrastructure.
and access are implemented in the design of the ☐Performance Solution
development.
2.3.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Assessable development
PO1 AO1 AO1
Development near a stormwater drain, No acceptable outcome provided The proposal will not adversely impact and ☒Compliant
overland flow path or associated suitably utilise the stormwater drainage ☐N/A
structure does not— infrastructure for the site and development.
☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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(a) adversely affect the function of Please refer to the attached Civil Engineering
the service; Report for further details.
(b) place an additional load on the
service; and
(c) unduly increase future
maintenance costs.
PO2 AO2.1 AO2.1
Maintenance access is provided to all For trunk infrastructure, a registered The proposal will maintain the existing ☒Compliant
stormwater drains, overland flow paths easement in favour of Council is created easement over the drainage infrastructure ☐N/A
and associated structures. over all underground infrastructure located and will provide an easement over lot 5 for
in private property. services to lot 4. ☐Performance Solution
AO2.2 AO2.2 ☒Compliant
The width of the easement required is in Proposed easements will be suitably sized ☐N/A
accordance with Council’s Planning Scheme and designed in accordance with the relevant
☐Performance Solution
Policy PSP6 Engineering Design Standards – requirements.
Roads, drainage and earthworks.
AO2.3 AO2.3 ☒Compliant
The easement is centred over the centreline Proposed easements will be suitably sized ☐N/A
of the infrastructure. and designed in accordance with the relevant
☐Performance Solution
requirements.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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2.4 Landscaping Code
2.4.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Landscaping code is to ensure development:
a) incorporates landscapes that are consistent with and protect and enhance the amenity and distinct vegetated character of Noosa Shire; and
b) creates quality places and spaces.
2) The overall outcomes sought for the Landscaping code are:
a) Development integrates landscaping into its design, The proposal will enable the future provision of landscaping within
ensuring building and structures sit within the landscape the new sites. It is noted that vegetation will be required to be ☒Compliant
rather than dominating it. removed to facilitate the proposed subdivision however will be ☐N/A
b) Landscaping is consistent with the vegetated character and
retained where possible to retain the natural landscape features ☐Performance Solution
of the site.
landscape design principles of Noosa Shire.
c) Development retains, reinforces and enhances existing
vegetation where practicable and natural landscape features
of the site, streetscape and locality.
d) Landscaping creates aesthetically pleasing, safe,
comfortable and functional environments in which people
live, work and visit.
e) Development relies on the retention of existing natural
vegetation and natural features for their ecological,
aesthetic and cultural values.
f) Plantings are of a scale and density commensurate with
building height, bulk and scale.
g) Hard landscape features use natural materials such as
timber or rock over manufactured materials
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
h) Landscaping enhances visual privacy for dwellings, buffers
development and conflicting land uses, and screens services
and storage areas.
i) Landscaping species are chosen and established in a manner
that promotes longevity and ease of maintenance, such that
species:
(i) are predominantly those naturally occurring in the
area;
(ii) suit local soil, climate, aspect and the site situation;
and
(iii) contribute to the habitat of local wildlife.
j) Revegetation and rehabilitation of native wildlife habitat
and riparian areas protect and enhance ecological and
biodiversity values.
k) Vegetation protects the integrity of steep slopes and
unstable landforms.
l) Landscaping incorporates sound water management with
on-site detention and the efficient infiltration of stormwater
and assists with microclimate management and energy
conservation.
m) Species that attract wildlife are not planted in a location that
would place wildlife at risk from incompatible uses.
n) Landscaped open space accommodates the outdoor
recreation needs of residents and visitors staying in the
Shire.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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2.4.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
General Requirements
Amenity AO1 AO1
PO1 Landscaping is designed, planted and The proposal will provide landscaping that is ☒Compliant
Landscaped areas— maintained in accordance with PSP2 designed, planted and maintained in ☐N/A
Landscaping. accordance with the relevant requirements ☐Performance Solution
a) enhance the visual amenity and
where required.
natural landscape character of the
site, streetscape and local area;
b) retain natural landscape features;
c) enhance buffer areas around
property boundaries;
d) suit the relative size and nature of
the development and its setting;
e) reduce the visual impact of large or
bulky structures and fencing;
f) screen incompatible land uses;
g) conceal service, car parking and
loading areas; and
h) provide privacy between any
dwellings or accommodation on
and adjoining the site to a height
and density appropriate to the
scale of the development.
Design AO2.1 AO2.1
PO2 The proposal will retain existing trees where ☒Compliant
possible. ☐N/A
☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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Site layout and building and landscape Existing site trees and landscape features
design— such as rock outcrops are integrated into the
a) provides for soft landscaping to be development wherever possible.
established in and around the AO2.2 AO2.2 ☐Compliant
development; Below ground components of buildings, The proposal does not provide new buildings. ☒N/A
b) maximises the retention of large including basement carparks, do not extend ☐Performance Solution
canopy trees; beyond the above ground footprint to allow
c) minimises the extent of impervious for deep landscaping particularly within
paved areas; building setback areas.
d) provides for suitable plant layouts AO2.3 AO2.3 ☐Compliant
and densities; Alternatives to impervious pavement are The proposal does not provide paved areas. ☒N/A
e) facilitates the adoption of provided and are located where landscaping ☐Performance Solution
appropriate planting techniques; and existing vegetation will benefit from
and increased infiltration of rainwater.
f) considers on-going maintenance AO2.4 AO2.4 ☒Compliant
requirements to assure the Plants are grouped in mulched beds rather The proposal will provide landscaping that is ☐N/A
establishment and ongoing than planted individually to provide for designed, planted and maintained in ☐Performance Solution
survival of plantings optimum growing conditions and less accordance with the relevant requirements
g) reduces the impact of buildings maintenance. where required.
and structures. AO2.5 AO2.5 ☒Compliant
Plants do not rely on extensive maintenance The proposal will provide landscaping that is ☐N/A
regimes such as hedging. designed, planted and maintained in ☐Performance Solution
accordance with the relevant requirements
where required.
AO2.6 AO2.6 ☒Compliant
Plants do not generally rely on watering The proposal will provide landscaping that is ☐N/A
systems, however where necessary the designed, planted and maintained in ☐Performance Solution
design includes a sprinkler or drip irrigation
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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system that delivers water for optimum accordance with the relevant requirements
plant growth and minimum evaporation. where required.
AO2.7 AO2.7 ☒Compliant
Edges of different surfaces and gardens are The proposal will provide landscaping that is ☐N/A
defined to assist with maintenance. designed, planted and maintained in ☐Performance Solution
accordance with the relevant requirements
where required.
AO2.8 AO2.8 ☐Compliant
For retaining walls, rock facing or mass rock The proposed does not require retaining ☒N/A
walls are used rather than rendered block, walls. ☐Performance Solution
concrete or other urban style walls.
AO2.9 AO2.9 ☐Compliant
Timbers and other natural materials that The proposal does not provide new buildings. ☒N/A
reflect the colours and textures of the ☐Performance Solution
landscape are incorporated.
AO2.10 AO2.10 ☐Compliant
Timbers which are allowed to fade to grey The proposal does not provide new buildings. ☒N/A
and metals that are designed to rust are ☐Performance Solution
used rather than materials which require
regular treatment or maintenance.
Street Trees AO3.1 AO3.1
PO3 A minimum of 2 street trees are provided The proposal may provide street trees where ☒Compliant
Street trees within road reserves per lot or every 8 metres of frontage, relevant and required as part of the ☐N/A
provide effective canopy shading whichever is the greater. development. ☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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having regard to the size and scale of
the road reserve and the location of AO3.2 AO3.2 ☒Compliant
services and other structures.
Street trees are planted a minimum of 1m The proposal may provide street trees where ☐N/A
from the back of the kerb in the road reserve relevant and required as part of the ☐Performance Solution
verge and are of a species that do not impact development.
on services.
PO4 AO4 AO4
Street trees in towns and villages, are Where a street or locality has an identified The proposal will provide landscaping that is ☒Compliant
consistent with the existing character derived from existing vegetation, designed, planted and maintained in ☐N/A
streetscape character. similar or identical species are used. accordance with the relevant requirements ☐Performance Solution
where required.
Safety and security AO5.1 AO5.1
PO5 Landscaping features like planting, changes The proposal will provide landscaping that is ☒Compliant
Landscaping is designed and located to of material and texture, pedestrian shelter, designed, planted and maintained in ☐N/A
maximise the safety and security of changes of level, artwork, signage, low walls, accordance with the relevant requirements ☐Performance Solution
public and private areas by— seating and the like define desired where required.
movement areas and delineate public and
a) clearly defining the boundaries
private areas.
between private and public spaces;
b) promoting casual surveillance of
buildings and public areas from the AO5.2 AO5.2 ☒Compliant
street and other public areas for Landscaping allows adequate visibility for The proposal will provide landscaping that is ☐N/A
personal security reasons; casual surveillance of public and semi-public designed, planted and maintained in ☐Performance Solution
c) avoiding concealment spots; spaces. accordance with the relevant requirements
where required.
d) maintaining safe sight distances to
and from road and building AO5.3 AO5.3 ☒Compliant
corners, car park entrances and The proposal will provide landscaping that is ☐N/A
driveways; designed, planted and maintained in ☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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e) maintain safe sight distances at Landscaping including fences, walls, outdoor accordance with the relevant requirements
planting bed ends within car parks; furniture and artworks are designed to avoid where required.
f) designing to discourage graffiti; blind spots or places of concealment.
g) ensuring vegetation does not
inhibit the effectiveness of street AO5.4 AO5.4 ☒Compliant
lighting or conceal signage; and Blank solid front fences are avoided and The proposal will not provide a blank solid ☐N/A
h) separating and defining pedestrian where a solid wall is required elements such fence or wall. ☐Performance Solution
and vehicle circulation routes. as a vertical garden, creepers, murals or
vandal resistant paint are incorporated.
AO5.5 AO5.5 ☐Compliant
Front fences are no more than 1.2 metres The proposal does not provide a front fence. ☒N/A
high or 1.8 metres if at least 50% ☐Performance Solution
transparent
AO5.6 AO5.6 ☒Compliant
Landscaping is provided between the fence The proposal will provide landscaping that is ☐N/A
and the street frontage. designed, planted and maintained in ☐Performance Solution
accordance with the relevant requirements
where required.
AO5.7 AO5.7 ☒Compliant
Street trees and trees in car parking areas Street trees will be provided in accordance ☐N/A
and next to pathways have a minimum with the relevant requirements where ☐Performance Solution
canopy clearance height of 2.4 metres, required.
increasing to 5.0 metres where trucks and
buses frequently use the route.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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AO5.8 AO5.8 ☒Compliant
Root guards are utilised around species with The proposal will provide landscaping that is ☐N/A
potentially invasive roots to avoid trip designed, planted and maintained in ☐Performance Solution
hazards. accordance with the relevant requirements
where required.
AO5.9 AO5.9 ☒Compliant
Landscaping allows for safe vehicle sight The proposal will provide landscaping that is ☐N/A
lines at driveways. designed, planted and maintained in ☐Performance Solution
accordance with the relevant requirements
where required.
Energy efficiency AO6.1 AO6.1
PO6 Landscape elements are positioned to shade The proposal will provide landscaping that is ☒Compliant
Landscaping assists in passive solar walls, windows and outdoor areas from designed, planted and maintained in ☐N/A
access, the provision of shade, afternoon (western) sun. accordance with the relevant requirements ☐Performance Solution
microclimate management and energy where required.
conservation. AO6.2 AO6.2 ☒Compliant
Landscapes facilitate winter sun access to The proposal will provide landscaping that is ☐N/A
living areas, north facing windows and designed, planted and maintained in ☐Performance Solution
public spaces. accordance with the relevant requirements
where required.
AO6.3 AO6.3 ☒Compliant
Landscapes, fences and walls allow The proposal will provide landscaping that is ☐N/A
exposure of living and public areas to designed, planted and maintained in ☐Performance Solution
prevailing summer breezes and protection accordance with the relevant requirements
against winter winds. where required.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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AO6.4 AO6.4 ☒Compliant
Landscape elements do not shade solar The proposal will provide landscaping that is ☐N/A
collector devices during the middle 6 hours designed, planted and maintained in ☐Performance Solution
of the day. accordance with the relevant requirements
where required.
Stormwater Drainage AO7 AO7 ☒Compliant
PO7 No acceptable outcome provided The proposal will provide landscaping that is ☐N/A
Landscaping integrates stormwater designed, planted and maintained in ☐Performance Solution
drainage and water sensitive urban accordance with the relevant requirements
design elements. where required.
Natural Drainage AO8.1 AO8.1 ☒Compliant
PO8 Landscaping works maintain and enhance The proposal will provide landscaping that is ☐N/A
Landscaping maintains or enhances the natural drainage lines (including creeks, designed, planted and maintained in ☐Performance Solution
quality of surface water and gullies, waterways and wetlands) to convey accordance with the relevant requirements
groundwater. stormwater where required.
AO8.2 AO8.2 ☐Compliant
Riparian buffers are maintained and The proposal does not include riparian ☒N/A
rehabilitated. buffers. ☐Performance Solution
AO8.3 AO8.3 ☒Compliant
Within paved or sealed surfaces, tree grates The proposal will provide landscaping that is ☐N/A
provide for water and natural air movement designed, planted and maintained in ☐Performance Solution
however are not to be used as drain. accordance with the relevant requirements
where required.
Bank stability AO9 AO9 ☐Compliant
PO9 The site is not located near a watercourse. ☒N/A
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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Works or structures do not impact on Structures and recreational facilities ☐Performance Solution
erosion or bank stability. (including playgrounds, pergolas, barbeques
etc.) are setback a minimum of 30 metres
from the top of the bank of any watercourse
and 10 metres from the top of the bank of
any drainage line.
Species selection AO10.1 AO10.1 ☒Compliant
PO10 Plantings— The proposal will provide landscaping that is ☐N/A
Plant species: a) comprise plant species identified for the designed, planted and maintained in ☐Performance Solution
a) are appropriate to the biophysical relevant landscape character area in accordance with the relevant requirements
PSP2 Landscaping; where required.
conditions and landscape
character of the area; b) avoid undesirable plant species
b) are suitable for the space available, identified in PSP2 Landscaping; and
the level of visual and climatic c) incorporate appropriate understorey
exposure, the functional and taller species to provide screening
requirements of the site and the and softening to all levels of building
scale of the development; bulk, parking areas, manoeuvring,
c) provide appropriate levels of loading areas and open stormwater
shade and sunlight to occupants of treatment infrastructure.
the development throughout the AO10.2 AO10.2 ☐Compliant
year; For landscaping around pool areas— The proposal does not provide a pool. ☒N/A
d) minimise the demand for water a) no more than 25% of the landscaping is ☐Performance Solution
use; with exotic plant species, provided none
e) do not cause potential damage to of the plant species are undesirable
buildings or structures; plants identified in PSP2 Landscaping;
and
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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f) are not harmful to pedestrians, b) palms are specifically located in group
particularly around schools, plantings in accordance with PSP2
childcare centres, shopping areas Landscaping plants.
and other high pedestrian areas; AO10.3 AO10.3 ☒Compliant
g) in intensively used environments, Koala food trees are not planted in close The proposal will provide landscaping that is ☐N/A
can endure high levels of activity; proximity to the major road network. designed, planted and maintained in ☐Performance Solution
h) do not attract wildlife to high risk accordance with the relevant requirements
areas; and where required.
i) reduce the visual impact of the
development including any
stormwater treatment
infrastructure.
Car Parks AO11.1 AO11.1 ☐Compliant
PO11 One advanced canopy tree (a minimum of The proposal does not provide car parks. ☒N/A
Landscaping of car parking areas is 45 litres pot size) is provided for every 4 car ☐Performance Solution
designed to— parking spaces.
a) reduce the visual impact of the AO11.2 AO11.2 ☐Compliant
development, softening the A minimum area of 5m² around the base of The proposal does not provide car parks. ☒N/A
appearance of hardstand areas; each canopy tree, is treated with a porous ☐Performance Solution
b) define parking areas; surface such as mulch with groundcovers
and protected from intrusion of vehicles.
c) provide advanced canopy trees to
shade vehicles and to reduce AO11.3 AO11.3 ☐Compliant
reflected radiation; Runoff from car parking areas is directed to The proposal does not provide car parks. ☒N/A
landscaped areas to minimise contaminated ☐Performance Solution
runoff, including hydrocarbons, entering the
stormwater system and watercourses.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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d) maximise opportunities for AO11.4 AO11.4 ☐Compliant
infiltration of rainwater onsite; Canopy trees are protected from vehicle The proposal does not provide car parks. ☒N/A
and damage by providing adequate sized garden ☐Performance Solution
e) minimise contaminated runoff beds.
entering the stormwater system AO11.5 AO11.5 ☐Compliant
and a watercourse.
Plants with thorns, fruit or berries are The proposal does not provide car parks. ☒N/A
avoided in car parks. ☐Performance Solution
Services, utilities and infrastructure AO12.1 AO12.1 ☒Compliant
PO12 Vegetation planted within the easement of The proposal will provide landscaping that is ☐N/A
Vegetation does not pose a risk to the an overhead powerline or, where there is no designed, planted and maintained in ☐Performance Solution
safety or reliability of services, utilities easement, the area of influence of a accordance with the relevant requirements
or infrastructure including substations, powerline, has a mature height of no more where required.
overhead powerlines, power poles and than 3.5 metres.
transformers, street lamps,
stormwater catchment pits, and AO12.2 AO12.2 ☒Compliant
underground services and utilities.
Vegetation planted within an underground The proposal will provide landscaping that is ☐N/A
powerline easement does not have a designed, planted and maintained in ☐Performance Solution
mature root system in excess of 150 accordance with the relevant requirements
millimetres in depth and is not located where required.
directly over the powerline.
AO12.3 AO12.3 ☒Compliant
Regardless of the width of the easement, The proposal will provide landscaping that is ☐N/A
vegetation adjoining easements must be designed, planted and maintained in ☐Performance Solution
separated from the power pole or other accordance with the relevant requirements
infrastructure by a distance at least equal to where required.
the maximum mature height of the
vegetation.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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AO12.4 AO12.4 ☒Compliant
For power lines that connect to a premises, The proposal will provide landscaping that is ☐N/A
the height of plant species at maturity designed, planted and maintained in ☐Performance Solution
provides for a 2 metre clearance below the accordance with the relevant requirements
power line where required.
AO12.5 AO12.5 ☒Compliant
With the exception of electricity The proposal will provide landscaping that is ☐N/A
infrastructure, trees and large shrubs are designed, planted and maintained in ☐Performance Solution
located a minimum of— accordance with the relevant requirements
a) metres from street lamps; where required.
b) 2 metres from stormwater catchment
pits; and
c) 2 metres from underground services
and utilities.
AO12.6 AO12.6 ☒Compliant
Plants are located to enable tradespersons The proposal will provide landscaping that is ☐N/A
to access, view and inspect service meters, designed, planted and maintained in ☐Performance Solution
such as water and electricity meters. accordance with the relevant requirements
where required.
AO12.7 AO12.7 ☒Compliant
Root barriers are installed around trees that The proposal will provide landscaping that is ☐N/A
are located within 3 metres of any designed, planted and maintained in ☐Performance Solution
infrastructure or that have potentially accordance with the relevant requirements
invasive roots. where required.
Landscaped entry statement PO13 AO13.1 AO13.1 ☐Compliant
Entry statements to residential or Tree and plant massing are the dominant The proposal does not provide a entry ☒N/A
business estates are: features of entry statements, rather than statement. ☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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a) integrated with the natural the entry being dominated by built elements
landscape character of the locality; such as masonry walls, waterfalls and
and assembled rock outcrops.
b) require low maintenance. AO13.2 AO13.2 ☐Compliant
Landscaped entry statements are low The proposal does not provide a entry ☒N/A
maintenance and located entirely within statement. ☐Performance Solution
privately owned land.
PO14 AO12.1 ☒Compliant
Landscaping in the road reserve, The proposal will provide landscaping that is ☐N/A
parkland or any land intended to No acceptable outcome provided designed, planted and maintained in ☐Performance Solution
transfer to public ownership or Council accordance with the relevant requirements
responsibility is low maintenance. where required.
2.5 Sustainable Building Design Code
2.5.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Sustainable building design code is to ensure:
a) development is sustainable with minimal environmental impact and maximum human comfort;
b) development conserves resources and materials and designs buildings that work with their natural environment and not against them;
c) buildings are resilient and resource efficient and incorporate sustainable building design that responds to Noosa Shire’s subtropical climate;
d) building design minimises energy and water use and reuses stormwater for non-potable purposes and provides comfortable, healthy work and living
environments; and
e) buildings are cost effective to operate.
2) The overall outcomes sought for the Sustainable building design code are:
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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a) Development is located, designed, constructed and
operated in accordance with best sustainable design ☒Compliant
The proposed new lots are suitably designed and positioned to
principles. ☐N/A
support best sustainable design principles in accordance with the
b) Development responds to the site’s topography, ☐Performance Solution
orientation, prevailing winds and existing vegetation. overall outcomes.
c) Development incorporates water sensitive urban design
principles to manage stormwater.
d) Development includes passive design elements to respond
to the local climate.
e) Development minimises the reliance on non-renewable
resources.
f) Buildings are designed and constructed to be energy and
water efficient.
g) Development includes operational initiatives for energy
efficiency.
h) Existing vegetation is retained where possible and creates
shade and cooling on site.
i) Stormwater is collected and used on site for non-potable
purposes of gardening, toilet flushing, laundry and hot
water supply uses.
j) Healthy indoor environments are provided by
incorporating the use of low toxic materials, natural light
and cross ventilation.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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2.5.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Energy efficiency
PO1 AO1 AO1
Development minimises energy No acceptable outcome provided The proposal will support energy efficiency ☒Compliant
consumption and the production of through the shape, size and orientation of ☐N/A
greenhouse gas emissions. the proposed new lots. ☐Performance Solution
Water efficiency and stormwater management
PO2 AO2.1 AO2.1
Development maximises water If for accommodation activities, a minimum The proposal does not provide new uses. ☐Compliant
efficiency on site by incorporating 3,000 litres of rain water storage is provided ☒N/A
rainwater collection and reuse per dwelling and reused for non-potable ☐Performance Solution
measures for non-potable purposes purposes and incorporated into a
such as irrigation. stormwater management plan for the
development.
AO2.2 AO2.2 ☐Compliant
With the exception of accommodation The proposal does not provide new uses. ☐N/A
activities, rain water storage sufficient for ☐Performance Solution
the intended use is captured and used
on-site for non-potable purposes and
incorporated into a stormwater
management plan for the development.
PO3 AO3.1 AO3.1
Development reduces stormwater Development incorporates water sensitive The proposal incorporates water sensitive ☒Compliant
run-off by minimising impervious areas urban design measures to manage urban design measures to manage ☐N/A
and maximising site vegetation to stormwater. stormwater. Refer to the attached Civil ☐Performance Solution
absorb water on site. Engineering Report for further details.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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AO3.2 AO3.2 ☐Compliant
Development incorporates porous The proposal does not provide new ☒N/A
pavements on low trafficked areas such as pavement. ☐Performance Solution
footpaths and car parks.
PO4 AO4 AO4
Development limits changes and No acceptable outcome provided The proposal minimises disturbances to the ☒Compliant
disturbances to the site topography to site topography and existing drainage ☐N/A
preserve existing drainage channels as channels. ☐Performance Solution
much as possible.
Landscaping
PO5 AO5 AO5
Development minimises hard surface No acceptable outcome provided The proposal is for a reconfiguring a lot. ☐Compliant
areas that reflect or store heat and ☒N/A
maximises vegetation and soft ☐Performance Solution
landscaping.
PO6 AO6 AO6
Vegetation is incorporated into the No acceptable outcome provided The proposal does not provide new buildings. ☐Compliant
building design to create shade and ☒N/A
cooling around buildings. ☐Performance Solution
Design
Site characteristics AO7 AO7
PO7 No acceptable outcome provided The proposed subdivision design and layout ☒Compliant
Development and building siting is supports the sub-tropical climate. ☐N/A
responsive to Noosa Shire’s ☐Performance Solution
subtropical climate and the site’s
characteristics including topography,
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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orientation, existing vegetation and
prevailing winds.
Building design PO8 AO8.1 AO8.3 ☐Compliant
Development - Development provides a detailed The proposal does not provide new buildings. ☒N/A
a) orientates buildings and windows assessment including supporting ☐Performance Solution
to make the most of prevailing documents, demonstrating the means by
winds, natural ventilation and which the design meets PO8.
cross breezes;
b) maximises shade to east and west AO8.2 AO8.2 ☐Compliant
walls; Development demonstrates a measured The proposal does not provide new buildings. ☒N/A
c) contains an open and permeable equivalent to a 5-star Green Star rating. ☐Performance Solution
built form that connects indoor
and outdoor spaces in an
integrated design;
d) retains existing vegetation and
natural shading where possible;
e) incorporates passive building
design to reduce the need for
auxiliary heating and cooling;
f) uses low toxic internal and
external building materials;
g) uses natural light rather than
artificial light, and may include
skylights, atriums and light wells;
h) contains a minimum of two
openings per habitable room;
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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i) provides a minimum floor to
ceiling height of 2.7 metres; and
j) enables efficient operation and
use of the building.
2.6 Transport Code
2.6.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Transport code is to ensure a safe, convenient and efficient transport network that meets community expectations and is consistent
with Noosa’s transport planning which includes:
a) focusing on moving people and goods ahead of moving cars;
b) providing infrastructure and services designed to prioritise active transport, motorcycle, motor scooter and public transport options; and
c) designing a transport network to minimise ongoing maintenance.
2) The overall outcomes sought for the Transport code are:
a) The transport network facilitates and encourages an overall The proposed reconfiguring a lot maintains and enhances the
modal shift away from private car use towards more safe, convenient and efficient transport network for the site and ☒Compliant
sustainable transport. area in accordance with the overall outcomes. ☐N/A
b) Development improves the coordination between transport ☐Performance Solution
and land use.
c) Development minimises the environmental and social
impacts of transport on the natural and urban environment.
d) Development contributes to improving walking, cycling, bus,
train and ferry modes and the use of motor cycles and motor
scooters to minimise the use of the private car.
e) Development provides a road hierarchy that supports
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effective bus route connectivity.
f) Development does not adversely impact on the role of the
major road network, particularly the Highway, in the efficient
movement of freight through the Shire.
g) Development does not increase the scale of the road network
beyond that currently planned.
h) Development provides for safe access to existing or future
public passenger transport facilities.
i) Development ensures that vehicle access does not
compromise the capacity and safety of the road system.
j) Development provides appropriate noise attenuation
buffering between sensitive uses and arterial roads or rail
corridors.
k) New infrastructure is compatible with existing infrastructure,
designed and constructed to a standard that meets
community expectations and optimises whole of life cycle
costs.
l) Roads are designed and constructed to satisfy their specified
functions and provide an appropriate level of flood immunity
(including local flooding on roads).
m) Intersections and access points are designed and constructed
to give a low-key village look and feel rather than reliance on
signalisation.
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2.6.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO1 AO1.1 AO1.1
Traffic generation from development is Where the development leads to the need The proposal provides suitable development ☒Compliant
considered in a localised and a Shire to increase transport infrastructure in the associated with the transport infrastructure ☐N/A
wide context to ensure that— Shire, the development contributes to the to the site and area. ☐Performance Solution
a) the transport network has the transport network in accordance with
capacity to safely and efficiently Council’s infrastructure network planning.
accommodate projected AO1.2 AO1.2 ☐Compliant
movements; Development provides for high trip The site is not located around activity centres ☒N/A
b) development does not have an generating land uses, such as higher density or major public transport hubs. ☐Performance Solution
adverse impact upon the residential development and employment
functioning of the road network; generators, to be located in and around
and activity centres and around major public
c) development includes measures to transport hubs.
improve transport options rather
than relying on the widening of
roads.
PO2 AO2.1 AO2.1
Development respects the road Arterial and distributor roads are designed The proposal does not adjoin or provide ☐Compliant
hierarchy and supports the intended so they can operate with acceptable arterial or distributor roads. ☒N/A
function of adjacent and nearby roads. volumes of traffic during peak times. ☐Performance Solution
AO2.2 AO2.2 ☒Compliant
Collector and local streets are provided to The proposed development supports the ☐N/A
support short trips for local traffic moving in local and collector streets adjoining the site. ☐Performance Solution
and between neighbourhoods.
AO2.3 AO2.3 ☐Compliant
☒N/A
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Local streets are designed to discourage The proposal does not provide new roads. ☐Performance Solution
through traffic and traffic is channeled
towards collector streets to ensure that
traffic volumes on local streets are kept low.
AO2.4 AO2.4 ☐Compliant
A collector street is provided parallel to The proposal does not provide new roads. ☒N/A
arterials particularly where they pass ☐Performance Solution
through centres.
AO2.5 AO2.5 ☒Compliant
Appropriate width of road and verge is The proposal will provide appropriate road ☐N/A
provided to allow streets to perform their works to Butler Street and Ghostgum Court ☐Performance Solution
designated functions in the street network. in accordance with the relevant
requirements and conditions.
PO3 AO3 AO3
Development access does not No acceptable outcome provided The proposed development does not ☒Compliant
compromise the functions of particular compromise the function of the adjoining ☐N/A
roads as indicated in the road roads. ☐Performance Solution
hierarchy, and does not adversely
impact on the safety, capacity and
operations of the road system.
Transport Connectivity
PO4 AO4 AO4
The transport network, including roads No acceptable outcome provided The proposal maintains and enhances the ☒Compliant
and pathways, has high levels of transport network to the site. ☐N/A
connectivity, both within the ☐Performance Solution
development site and to the
surrounding area.
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PO5 AO5.1 AO5.1
Development is designed to facilitate Development is designed and arranged to: The proposal supports convenient and ☒Compliant
efficient, safe and accessible bus a) provide on-site or off-site public attractive linkages to existing and proposed ☐N/A
services that connect to existing and transport facilities, having regard to the public transport facilities. ☐Performance Solution
future public passenger transport specific nature and scale of
facilities. development, and the number of
people involved in the use;
b) provide convenient and attractive
linkages to existing and proposed public
transport facilities; and
c) maximise accessibility for all anticipated
users.
AO5.2 AO5.2 ☒Compliant
Roads catering for buses are: The proposal maintains and supports the ☐N/A
a) arterial, distributor, or collector roads; adjoining roads with regards to catering for ☐Performance Solution
buses.
b) roads which provide highly accessible
routes;
c) roads that provide for the shortest and
most direct route for an efficient public
transport service; and
d) roads that can efficiently service
adjoining development areas.
AO5.3 AO5.3 ☒Compliant
Roads catering for buses provide convenient The proposal maintains and supports the ☐N/A
connections to existing and future public adjoining roads with regards to catering for ☐Performance Solution
passenger transport facilities. buses.
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AO5.4 AO5.4 ☒Compliant
Bus routes are located to maximise patron The proposal maintains and supports the ☐N/A
catchment and to consider personal safety, adjoining roads with regards to catering for ☐Performance Solution
lighting and traffic management. buses.
AO5.5 AO5.5 ☒Compliant
Development on bus routes does not impact The proposal maintains and supports the ☐N/A
on bus stop infrastructure or the efficient adjoining roads with regards to catering for ☐Performance Solution
running of bus services. buses.
AO5.6 AO5.4 ☒Compliant
Roads catering for buses are designed and The proposal maintains and supports the ☐N/A
constructed in accordance the relevant adjoining roads with regards to catering for ☐Performance Solution
State government standards buses.
PO6 AO6.1 AO6.1 ☒Compliant
Development enhances connectivity Development provides direct and The proposal maintains and enhances ☐N/A
between existing and future public convenient pathway linkages between linkages to transport facilities where ☐Performance Solution
passenger transport facilities and other existing and future public passenger required.
transport modes transport facilities.
AO6.2 AO6.2 ☒Compliant
Development provides wayfinding The proposal maintains and enhances ☐N/A
information for existing public transport linkages to transport facilities where ☐Performance Solution
facilities and interconnecting transport required.
modes.
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Pedestrian and cycle infrastructure
PO7 AO7 AO7
Road planning and development No acceptable outcome provided The proposal maintains and supports existing ☒Compliant
designs for pedestrian and cycle pedestrian and cycle infrastructure where ☐N/A
movements and provides for future required. ☐Performance Solution
connectivity and integration with
adjoining sites.
PO8 AO8 AO8 ☒Compliant
Development provides for cyclists on Roads provide for on-road cycling in The proposed road works will support cycling ☐N/A
roads as required for each category of accordance with the standards specified in in accordance with the relevant ☐Performance Solution
road as identified in the Noosa Road Council’s Planning Scheme Policy PSP6 requirements.
Hierarchy. Engineering Design Standards – Roads,
drainage and earthworks.
PO9 AO9.1 AO9.1 ☐Compliant
Development is designed to encourage Pathway planning and design is in The proposal is not required to provide ☒N/A
walking and cycling wherever possible accordance with pedestrian and cycling pathways for walking or cycling. ☐Performance Solution
over the use of private vehicles. aspects of Austroads Guides.
AO9.2 AO9.2 ☐Compliant
Attractive and safe pedestrian and cycle The proposal is not required to provide ☒N/A
connections to and through the site are pathways for walking or cycling. ☐Performance Solution
provided with shade trees, graded walking
and cycle paths and lighting.
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AO9.3 AO9.3 ☐Compliant
Pathways are provided to cater for shared The proposal is not required to provide ☒N/A
use and cater for both commuting and pathways for walking or cycling. ☐Performance Solution
recreational usage
AO9.4 AO9.4 ☐Compliant
Pathways have ramps at all kerbs designed The proposal is not required to provide ☒N/A
for wheelchair and pram access across pathways for walking or cycling. ☐Performance Solution
roads.
AO9.5 AO9.5 ☐Compliant
Development has convenient and The proposal is not required to provide ☒N/A
prominent pedestrian entrances that: pathways for walking or cycling. ☐Performance Solution
a) are orientated towards the street; and
b) cater for universal access.
AO9.6 AO9.6 ☐Compliant
Pathways are adequately lit and have The proposal is not required to provide ☒N/A
navigational signs. pathways for walking or cycling. ☐Performance Solution
AO9.7 AO9.7 ☐Compliant
Pedestrian and cycle pathways are designed The proposal is not required to provide ☒N/A
and constructed to: pathways for walking or cycling. ☐Performance Solution
a) provide a stable, smooth surface,
including across driveways, sections and
joins;
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b) be easily maintained;
c) have a width and longitudinal gradient
to cater for projected usage;
d) provide clear sightlines for safe use;
and
e) be free of any obstructions such as
fences, signage and bollards
AO9.8 AO9.8 ☐Compliant
Pedestrian routes border the frontages of The proposal is not required to provide ☒N/A
residential land, public parks and business pathways for walking or cycling. ☐Performance Solution
uses with routes through parking lots or at
the rear of lots avoided.
PO10 AO10 AO10 ☒Compliant
Roads and pathways are planned and Road planning and design is in accordance The proposal will provide any necessary road ☐N/A
designed to support the function of the with Council’s Planning Scheme Policy PSP6 works in accordance with the relevant ☐Performance Solution
road hierarchy and ensure that— Engineering Design Standards – Roads, standards and requirements.
a) design and alignment of roads, drainage and earthworks.
intersections and all associated
works—
(i) convey the primary function of
each type of street;
(ii) provide a safe environment for
all users;
(iii) are adequate for the design
speed environment;
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(iv) are adequate for predicted
traffic volumes;
(v) maintains the safe and
efficient functioning of the
road network incorporating
roundabouts as a preference
to T intersections;
(vi) are compatible with existing
infrastructure;
(vii) are easily maintained by
Council equipment; and
(viii) where appropriate, have the
ability to accommodate public
transport services;
b) road pavement surfaces—
(i) are durable enough to carry
estimated wheel loads of
travelling and parked vehicles;
(ii) provide for the safe passage of
vehicles, pedestrians, cyclists,
and discharge of stormwater
run-off from contributing
catchments and the
preservation of all-weather
access;
c) kerb and channel—
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(i) controls vehicle movement by
delineating the carriageway
for all users;
(ii) conveys road pavement
run-off to stormwater
drainage in a manner that
allows the road to be
trafficable in 1%AEP local
rainfall events; and
d) verges and footpaths provide—
(i) safe access for pedestrians
and cyclists clear of
obstructions;
(ii) an access area for vehicles
onto properties;
(iii) a corridor allocated for
services and utilities; and
(iv) additional amenity for minor
roads.
PO11 AO11.1 AO11.1 ☐Compliant
All key destinations such as activity Adjoining and within 200 metres of activity The site is not suitably located to provide ☒N/A
centres, educational establishments, centres, educational establishments, road and pathway networks. ☐Performance Solution
community facilities, aged car facilities, community facilities, beaches and sports
beaches and sports grounds can be grounds:
reached by a range of travel modes a) road and pathway networks are
including public transport, walking, designed for safe pedestrian and cyclist
movements;
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cycling, taxis, and shared and private b) pathways provide direct pedestrian and
vehicles. cyclist access to focal points and transit
opportunities;
c) designated bus stops, taxi and shared
vehicle set-down facilities are provided.
AO11.2 AO11.2 ☒Compliant
On-street parking, drop-off, access to The proposal will not impact walking and ☐N/A
parking and loading facilities and vehicle cycling safety. ☐Performance Solution
manoeuvring do not compromise walking
and cycling safety and amenity.
AO11.3 AO11.3 ☐Compliant
Roads that function as main streets within The site is not located within an activity ☒N/A
an activity centre are designed to facilitate centre. ☐Performance Solution
active frontages through means such as
wide footpaths and slow speed
environments.
AO11.4 AO11.4 ☐Compliant
Commercial sites fronting main streets, The proposal does not involve a commercial ☒N/A
including Sunshine Beach Road, Poinciana site. ☐Performance Solution
Avenue, Maple Street and Diamond Street,
are provided with access from rear lanes or
other access streets for service vehicles and
to parking areas, to reduce potential
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conflicts with pedestrians and cyclists by
having driveways to these streets.
AO11.5 AO11.5 ☐Compliant
Taxi or shared vehicle infrastructure is The proposal does not involve taxi or shared ☒N/A
provided parallel to the kerb, conveniently vehicle infrastructure. ☐Performance Solution
located to minimise passenger walking and
designed in accordance with:
a) AS2890.5–1993 Parking facilities –
on-street parking and AS1428.1–2009
Design for access and mobility – general
requirements for access – new building
work;
b) AS1742.11–1999 Parking controls –
manual of uniform traffic control
devices;
c) AS/NZS 2890.6–2009 Parking facilities –
off-street parkingfo people with
disabilities;
d) Disability standards for accessible public
transport 2002 made under section
31(1) of the Disability Discrimination Act
1992; and
e) AS/NZS 1158.3.1 – Lighting for roads
and public spaces, Part 3.1: Pedestrian
area (category P) lighting – Performance
and design requirements.
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PO12 AO12.1 AO12.1 ☐Compliant
Road infrastructure is located and Roads follow the edge of existing disturbed No new roads are proposed. ☒N/A
aligned so as to— areas, or alternatively, these works are ☐Performance Solution
a) minimise disturbance to native co-located with other services within a
vegetation and/or other habitat combined utility corridor.
areas;
b) protect and maintain wildlife AO12.2 AO12.2 ☐Compliant
corridor movements and the Low impact construction techniques are No new roads are proposed. ☒N/A
safety of native fauna; used around areas of vegetation to be ☐Performance Solution
c) provide for compensatory habitat retained to minimise interference with the
establishment and maintenance; vegetation.
d) minimise changes to the
hydrological regime, including AO12.3 AO12.3 ☐Compliant
drainage patterns, run-off and
Roads avoid native vegetation and provide No new roads are proposed. ☒N/A
water quality;
appropriate fauna movement corridors and ☐Performance Solution
e) avoid crossing watercourses, protection measures.
drainage lines and wetlands, but
where such crossings are
unavoidable, disturbed areas are AO12.4 AO12.4 ☐Compliant
reinstated and revegetated on Road infrastructure within or adjacent to No new roads are proposed. ☒N/A
completion of works; and native habitat incorporates fences which ☐Performance Solution
f) minimise bulk earthworks. allow for protected wildlife movement and
controls unrestricted access of domestic
cats and dogs
AO12.5 AO12.5 ☐Compliant
Native vegetation is protected from clearing No new roads are proposed. ☒N/A
or construction activities by— ☐Performance Solution
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a) clearly marking vegetation to be
retained with flagging tape;
b) installing protective fencing around the
dripline of vegetation; and
c) ensuring stock piling, storage and
vehicle parking occur outside the areas
of vegetation to be retained.
AO12.6 AO12.6 ☐Compliant
Where clearance of habitat is unavoidable, No new roads are proposed. ☒N/A
once the area disturbed by the works is ☐Performance Solution
re-established, replacement habitat is
planted in proximity of the works to create
native fauna habitat suitable for the area
and maintained for the life of the works.
PO13 AO13 AO13 ☐Compliant
Road infrastructure is constructed to Road infrastructure is constructed in No new roads are proposed. ☒N/A
minimise adverse environmental accordance with Council’s Planning Scheme ☐Performance Solution
impacts, including from run-off and Policy PSP6 Engineering Design Standards–
erosion. Roads, drainage and earthworks
PO14 AO14 AO14 ☐Compliant
Development is provided with external Where not already existing, the following No new roads are proposed. ☒N/A
works— infrastructure components are provided at ☐Performance Solution
a) along the full extent of the the frontage of the site—
frontage of the site to an a) full width sealed road;
appropriate standard having b) concrete kerb and channel where
appropriate;
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regard to the specified function of c) forming and grading to footpaths;
the road; and d) vehicular kerb and footpath crossings;
b) provided beyond the site’s e) a constructed bikeway;
frontage if required.
f) a constructed footpath;
g) a constructed carriageway;
h) required alterations to public utility
mains, services or installations;
i) construction of any required alterations
to public utility mains, services or
installations;
j) stormwater drainage works; and
k) installation of electrical conduits.
PO15 AO15 AO15 ☒Compliant
Any alterations or repairs to No acceptable outcome provided The proposal will provide road infrastructure ☐N/A
infrastructure as a result of the to be designed and constructed in ☐Performance Solution
development are made at no cost to accordance with the relevant standards.
Council.
PO16 AO16 AO16 ☒Compliant
Road infrastructure is proven to be No acceptable outcome provided The proposal will provide road infrastructure ☐N/A
suitable for its use prior to Council to be designed and constructed in ☐Performance Solution
accepting the dedicated asset. accordance with the relevant standards.
PO17 AO17 AO17 ☐Compliant
Staged development is planned, No acceptable outcome provided The proposal does not involve stages. ☒N/A
designed and constructed to ensure ☐Performance Solution
that—
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a) each stage of the development can
be constructed without
interruption to services and
utilities provided to the previous
stages;
b) the infrastructure provided is
capable of servicing the entire
development; and
c) the materials used are consistent
throughout the development.
2.7 Water Quality and Drainage Code
2.7.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
(1) The purpose of the Water Quality and Drainage code is to ensure development is planned, designed, constructed and operated to manage wastewater,
stormwater, groundwater and environmental flows and as part of an integrated water cycle in ways that protect environmental values, water quality
and public health.
(2) The overall outcomes sought for the Water quality and drainage code are:
a) Waterways, wetlands, drainage lines, receiving environments The proposed development will be planned, designed,
and other ecologically important areas are protected and constructed and operated to suitably manage wastewater, ☒Compliant
enhanced by managing the quality and quantity of stormwater, ground water and environmental flows in ☐N/A
stormwater runoff from development in accordance with accordance with the overall outcomes. Refer to the attached Civil ☐Performance Solution
best practice; Engineering Report for further details.
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b) Stormwater drainage systems are designed and constructed
to effectively manage or convey stormwater in a way that
protects people, property and the natural environment;
c) Stormwater infrastructure and treatment systems are
compatible with existing infrastructure and are designed and
constructed to be cost effective across their design life;
d) Stormwater design and management incorporates
consideration of climate change impacts to ensure the
intended function and capacity of the stormwater
infrastructure and treatment systems are maintained over
time;
e) Stormwater infrastructure provides an appropriate level of
flood immunity for roads based on desired standards of
service identified for different flood hazard areas;
f) Stormwater treatment systems are visually integrated into all
development designs in a manner that incorporates natural
features and habitats, as well as education opportunities to
raise awareness of the connection of the development to its
receiving waters;
g) Stormwater treatment systems are multi-functional
providing for stormwater conveyance, protection of
ecologically important areas, passive recreation and erosion
and sediment control;
h) Hydrologic regimes are maintained to pre-development
conditions to maintain waterway stability, protect ecology
and groundwater dependent ecosystems, maintain suitable
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NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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fish passage, and mitigate flood risk to people and property;
and
i) Development is designed, constructed and operated to
facilitate erosion and drainage control and avoid release of
prescribed water contaminants into receiving waters.
2.7.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Stormwater drainage design AO1 AO1
PO1 A stormwater management plan is prepared The proposal provides a suitable stormwater ☒Compliant
The development and its stormwater consistent management system as identified in the ☐N/A
management system is planned and with PSP6 Engineering Design Standards - attached Civil Engineering Report.
☐Performance Solution
designed having regard to: Roads, drainage and earthworks.
a) the natural features of the site;
b) the need to avoid impacts and
potential risks to ecologically
important areas;
c) the likely effectiveness of erosion
and sediment control and
stormwater drainage measures
during rainfall events during and
post construction; and
d) the need to protect environmental
values and water quality of
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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receiving waters both during and
post construction.
PO2 AO2.1 AO2.1
Stormwater drainage infrastructure is Stormwater drainage planning, design and The proposal provides a suitable stormwater ☒Compliant
planned, designed and constructed to: construction is in accordance with PSP6 management system as identified in the ☐N/A
a) incorporate allowance for Engineering Design Standards - Roads, attached Civil Engineering Report.
drainage and earthworks and the latest ☐Performance Solution
increased flood risk and tidal
inundation through pipework as a version of the Queensland Urban Drainage
result of climate change and sea Design Manual.
level rise;
b) ensure the development is AO2.2 AO2.2 ☒Compliant
adequately drained; and The stormwater drainage system connects The proposal provides a suitable stormwater ☐N/A
c) ensure stormwater is managed to a lawful point of discharge in accordance management system as identified in the
☐Performance Solution
and lawfully discharged without with PSP6 Engineering Design Standards - attached Civil Engineering Report.
altering stormwater drainage Roads, drainage and earthworks.
characteristics external to the site.
AO2.3 AO2.3 ☒Compliant
Stormwater flows discharging from the The proposal provides a suitable stormwater ☐N/A
development are demonstrated to be management system as identified in the
☐Performance Solution
consistent with pre-development attached Civil Engineering Report.
characteristics.
AO2.4 AO2.4 ☒Compliant
Development provides for the management The proposal provides a suitable stormwater ☐N/A
of stormwater to incorporate appropriate management system as identified in the
☐Performance Solution
allowance for climate change impacts attached Civil Engineering Report.
(including rainfall intensity and sea level
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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rise), in accordance with PSP6 Engineering
Design Standards – Roads, Drainage and
Earthworks.
PO3 AO3 AO3
Stormwater drainage infrastructure Stormwater drainage infrastructure meets The proposal provides a suitable stormwater ☒Compliant
conveys run-off in a manner that allows the desired standards of service for roads management system as identified in the ☐N/A
roads to deliver desired standards of functionality set out in PSP6 Engineering attached Civil Engineering Report.
service appropriate to the local Design Standards - Roads, Drainage and ☐Performance Solution
conditions and local stormwater Earthworks.
drainage characteristics.
PO4 AO4.1 AO4.1
Stormwater infrastructure is The location, design and construction of The proposal provides a suitable stormwater ☒Compliant
compatible with existing stormwater drainage structures is in management system as identified in the
☐N/A
infrastructure, allows for easy access accordance with PSP6 Engineering Design attached Civil Engineering Report.
for the ongoing maintenance by Standards - Roads, drainage and ☐Performance Solution
Council, is cost effective across its earthworks.
design life.
AO4.2 AO4.2 ☒Compliant
Where infrastructure is located on private The proposal provides a suitable stormwater ☐N/A
land an easement is dedicated over the management system as identified in the
☐Performance Solution
infrastructure in accordance with PSP6 attached Civil Engineering Report.
Engineering Design Standards - Roads,
drainage and earthworks.
AO4.3 AO4.3 ☒Compliant
☐N/A
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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Any alterations or repairs to infrastructure The proposal provides a suitable stormwater ☐Performance Solution
as a result of the development are made at management system as identified in the
no cost to Council attached Civil Engineering Report.
AO4.4 AO4.4 ☒Compliant
Development avoids stormwater inflow and The proposal provides a suitable stormwater ☐N/A
infiltration to the sewer infrastructure management system as identified in the
☐Performance Solution
network. attached Civil Engineering Report.
AO4.5 AO4.5 ☒Compliant
Stormwater infrastructure is designed to The proposal provides a suitable stormwater ☐N/A
minimise maintenance costs and the management system as identified in the
☐Performance Solution
requirement for specialized equipment for attached Civil Engineering Report.
maintenance techniques.
PO5 AO5.1 AO5.1
Stormwater drainage infrastructure is Stormwater drainage infrastructure avoids The proposal provides a suitable stormwater ☒Compliant
aligned to avoid crossing waterways, crossing waterways, wetlands drainage lines management system as identified in the ☐N/A
wetlands, drainage lines and ecological and ecologically important areas or follows attached Civil Engineering Report.
important areas, or where it is the edge of existing disturbed areas. ☐Performance Solution
demonstrated this is unavoidable,
disturbed areas are reinstated and
AO5.2 AO5.2 ☒Compliant
revegetated upon completion of
works. Stormwater drainage infrastructure is The proposal provides a suitable stormwater ☐N/A
co-located with other infrastructure within a management system as identified in the
☐Performance Solution
combined utility corridor where attached Civil Engineering Report.
appropriate
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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AO5.3 AO5.3 ☐Compliant
Temporary vehicular crossings of waterways The proposal does not provide temporary ☒N/A
must be designed and constructed to be vehicular crossings of waterways.
☐Performance Solution
consistent with the current International
Erosion Control Association Best Practice
Book Series.
Stormwater quality and protection of AO6.1 AO6.1
receiving waters Stormwater runoff discharging into High The proposal provides a suitable stormwater ☒Compliant
PO6 Ecological Value waters as a result of management system as identified in the ☐N/A
Development is located, designed, development causes no increase in gross attached Civil Engineering Report. The
pollutants, total suspended solids, total development does not result in stormwater ☐Performance Solution
constructed and operated to protect
and enhance environmental values and phosphorous or total nitrogen compared to discharge into high ecological value waters.
water quality of waterways, wetlands, a pre-development scenario.
lakes, ground waters and drainage
systems. AND
AO6.2 AO6.2 ☒Compliant
All stormwater runoff is treated to achieve The proposal provides a suitable stormwater ☐N/A
maximum removal of nutrients, gross management system as identified in the
☐Performance Solution
pollutants and suspended solids as attached Civil Engineering Report.
determined by cost to efficiency ratios. (e.g.
bioretention basins must be sized to achieve
at least 80% reduction in total suspended
solids, 60% reduction in total phosphorous,
45% reduction in total nitrogen and 90%
reduction in gross pollutants >5mm).
OR
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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AO6.3 AO6.3 ☒Compliant
Developments achieve a minimum 3 drop The proposal provides a suitable stormwater ☐N/A
rating consistent with the Water by Design management system as identified in the
☐Performance Solution
Living Waterways Scoring Guide (Healthy attached Civil Engineering Report.
Land and Water).
PO7 AO7 AO7 ☒Compliant
Water quality treatment systems use Water quality treatment systems are The proposal provides a suitable stormwater ☐N/A
natural processes and materials, designed to be integrated into the management system as identified in the
☐Performance Solution
whenever possible, and are integrated landscape consistent with the technical attached Civil Engineering Report.
into development to enhance design guideline published by Healthy Land
biodiversity and landscape benefits. and Water by Design for the feature. (eg. For
Bioretention Basins: Bioretention Technical
Design Guidelines (October 2014) and for
Wetland Systems the Wetland Technical
Design Guideline (May 2017).
PO8 AO8.1 AO8.1 ☒Compliant
Water quality treatment infrastructure Detailed life cycle costing is provided for the The proposal provides a suitable stormwater ☐N/A
to be dedicated as public assets are entire treatment train system including management system as identified in the
☐Performance Solution
proven to be suitable for its use and of replacement costs of asset parts. attached Civil Engineering Report.
a cost effective and efficient standard.
AO8.2 AO8.2 ☐Compliant
Treatment systems dedicated as public The proposal does not involve stormwater ☒N/A
assets are designed to minimise management systems to be dedicated as
☐Performance Solution
maintenance, renewal and adaption costs public assets.
and the requirement for specialised
equipment, material or maintenance
techniques.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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AO8.3 AO8.3 ☐Compliant
Vegetated stormwater management The proposal does not involve stormwater ☒N/A
systems to be dedicated as public assets are management systems to be dedicated as
☐Performance Solution
established and maintained during the public assets.
maintenance period to ensure optimal
vegetated growth and that the functional
elements of the system achieve the design
function at the end of the maintenance
period.
PO9 AO9.1 AO9.1 ☒Compliant
Treatment systems are designed to Free draining inlets and outlets are provided The proposal provides a suitable stormwater ☐N/A
eliminate or minimise health, safety to ensure that waters do not pond for more management system as identified in the
☐Performance Solution
and aesthetic hazards, including risks than 24 hours. attached Civil Engineering Report.
associated with insect breeding,
odour and public safety.
AO9.2 AO9.2 ☒Compliant
Developments are designed to eliminate The proposal provides a suitable stormwater ☐N/A
retaining walls in excess of 0.8m for any management system as identified in the
☐Performance Solution
water quality treatment device. attached Civil Engineering Report.
Hydrology and waterway stability AO10 AO10 ☒Compliant
PO10 The development is designed to: The proposal provides a suitable stormwater ☐N/A
Development prevents increased bed a) limit the peak 1 year ARI event management system as identified in the ☐Performance Solution
and bank erosion and sedimentation in discharge within the receiving attached Civil Engineering Report.
receiving waterways by avoiding waterway to the pre-development peak
changes in low rate, peak flow run-off 1 year discharge;
and flow duration.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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b) maximise pervious areas by using
pervious alternatives for otherwise
impervious areas wherever possible;
c) provide for capture and reuse of
stormwater for non-potable purposes
for gardening, toilet flushing, laundry
and hot water supply uses;
d) incorporate appropriate detention
features; and
e) incorporate natural channel design
principles
PO11 AO11.1 AO11.1 ☒Compliant
Water sensitive urban design principles The design and construction of a natural The proposal provides a suitable stormwater ☐N/A
are applied to achieve multifunctional channel or natural channel rehabilitation management system as identified in the
☐Performance Solution
design of waterways, wetlands and works are in accordance with the Natural attached Civil Engineering Report.
drainage lines that provide for: Channel Design Guidelines (Brisbane City
a) stormwater conveyance that uses Council) having regard to local topography,
natural channel design; geology and geomorphology.
b) protection of landscape features
and ecological important areas AO11.2 AO11.2 ☒Compliant
including terrestrial and aquatic Landscape features, plant species and The proposal provides a suitable stormwater ☐N/A
habitat; habitat types used in stormwater management system as identified in the
☐Performance Solution
c) aesthetic and passive recreation conveyance channels are complementary to attached Civil Engineering Report.
values; the local context and natural waterways.
d) flood management and
conveyance of external catchment
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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stormwater through the AO11.3 AO11.3 ☒Compliant
development; Bank and bed stability and planting densities The proposal provides a suitable stormwater ☐N/A
e) landscaping that incorporates local result in a stable channel over the long term management system as identified in the
☐Performance Solution
native species; and and minimal potential for pest plant species. attached Civil Engineering Report.
f) bed and bank stability.
AO11.4 AO11.4 ☒Compliant
Water Sensitive Design measures are The proposal provides a suitable stormwater ☐N/A
incorporated into the development, as management system as identified in the
☐Performance Solution
detailed in the document Water Sensitive attached Civil Engineering Report.
Designs small improvements, new ideas,
concepts and sketch designs for stormwater
filtration systems (Healthy Waterways
Water by Design).
AO11.5 AO11.5 ☒Compliant
Floodplain management is designed in The proposal provides a suitable stormwater ☐N/A
accordance with the Framework for the management system as identified in the
☐Performance Solution
Integration of Flood and Stormwater attached Civil Engineering Report.
Management into Open Space published by
Healthy Waterways Water by Design
(version current at the time of development
application)
PO12 AO12.1 AO12.1 ☒Compliant
Development protects in-stream Where run-off from or within the site passes The proposal provides a suitable stormwater ☐N/A
ecology by maintaining pre- through or drains to natural channels, management system as identified in the
☐Performance Solution
development low flow discharge waterways or wetlands, development attached Civil Engineering Report.
regimes and maintaining fish passages. protects in- steam ecology by maintaining
pre-development low flow discharge
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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regimes in accordance with the frequent
flow management objectives in PSP6
Engineering Design Standards - Roads,
drainage and earthworks
AO12.2 AO12.2 ☒Compliant
Instream structures such as roads, bridges, The proposal provides a suitable stormwater ☐N/A
culverts, and other stormwater management system as identified in the
☐Performance Solution
infrastructure do not cause barriers to fish attached Civil Engineering Report.
passage and facilitate the movement of
terrestrial and aquatic fauna along
waterway corridors.
AO12.3 AO12.3 ☒Compliant
Benthic substrate retains a continuous The proposal provides a suitable stormwater ☐N/A
grade with the direction of flow consistent management system as identified in the
☐Performance Solution
with the natural bed profile. attached Civil Engineering Report.
PO13 AO13.1 AO13.1 ☒Compliant
Development is designed and The location and form of stormwater The proposal provides a suitable stormwater ☐N/A
constructed to maintain surface and discharge points do not alter the management system as identified in the
☐Performance Solution
ground water balances that sustain the pre-development hydrology of receiving attached Civil Engineering Report.
environmental values of water surface water or groundwater.
dependent ecosystems, including
downstream aquatic, riparian, wetland
AO13.2 AO13.2 ☒Compliant
and terrestrial ecosystems.
Developments located on groundwater ☐N/A
recharge or discharge areas are designed
☐Performance Solution
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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and managed in accordance with a The proposal provides a suitable stormwater
groundwater recharge and discharge management system as identified in the
management plan prepared by a suitably attached Civil Engineering Report.
experienced and qualified groundwater
hydrologist. The groundwater recharge or
discharge must demonstrate that the
development does not affect groundwater
balances beyond the property boundaries.
Construction and establishment of AO14.1 AO14.1 ☒Compliant
stormwater management systems An erosion and sediment control plan The proposal will ensure appropriate ☐N/A
PO14 prepared in accordance with the construction methods are used in accordance
☐Performance Solution
Construction methods provide for International Erosion Control Association with the relevant requirements.
appropriate controls to avoid entry and Best Practice Books demonstrates that the
transport of litter, sediment, and capture and release of stormwater achieves
associated prescribed water the design objectives listed in Table A:
contaminants into receiving waters. Construction phase – stormwater
management design objectives of the State
Planning Policy (Appendix 2).
AO14.2 AO14.2 ☒Compliant
Construction works are designed and The proposal will ensure appropriate ☐N/A
managed to restrict the extent of clearing construction methods are used in accordance
☐Performance Solution
and soil exposure to the minimum necessary with the relevant requirements.
for access, and safe construction at any one
time.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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AO14.3 AO14.3 ☐Compliant
For buildings: The proposal does not provide buildings. ☒N/A
a) upstream runoff is diverted around the ☐Performance Solution
construction site;
b) sediment barriers are provided
downslope of disturbed areas to
prevent sediment washing into gutters,
drains and waterways , wetlands or
drainage lines either on or off the site;
and
c) temporary or permanent downpipes
are connected to the stormwater
system before laying the roof; or
d) localised erosion is avoided by directing
flow from downpipes over non-erosive
areas.
AO14.4 AO14.4 ☒Compliant
Chemical flocculants used as part of an The proposal will ensure appropriate ☐N/A
erosion and sediment control plan do not construction methods are used in accordance
☐Performance Solution
harm the environmental values within with the relevant requirements.
receiving waters.
AO14.5 AO14.5 ☒Compliant
Appropriately sized litter containment The proposal will ensure appropriate ☐N/A
areas, with provision for sorting recyclables construction methods are used in accordance
☐Performance Solution
with the relevant requirements.
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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are provided for the type of litter expected
to be generated onsite.
Wastewater management and effluent disposal
PO15 AO15 AO15 ☒Compliant
Development does not discharge Wastewater (non-sewage) generated from The proposal will incorporate suitable ☐N/A
wastewater unless it can be the development is collected and contained wastewater management system in
☐Performance Solution
demonstrated to not compromise on-site, and is: accordance with the relevant requirements.
environmental values of waters and a) lawfully disposed to sewer; or
water quality objectives.
b) transferred off-site for
treatment/disposal to an appropriately
licenced facility;
c) reused on-site in a closed cycle irrigation
scheme, industrial processes, washing or
cleaning or other purpose; or
d) treated to meet the drinking water
supply environmental values prior to
release.
PO16 AO16 AO16 ☐Compliant
On-site effluent treatment and An onsite effluent system and disposal area The proposal does not provide an onsite ☒N/A
disposal systems are designed, is: effluent system and disposal area.
☐Performance Solution
constructed and managed to not a) not located on a slope greater than 1 in
compromise the environmental values (10%);
of waters and water quality objectives.
b) not located at or below the 1% annual
exceedance probability (AEP flood
event);
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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c) not located within a riparian buffer area
mapped on a Biodiversity, Waterways
and Wetlands Overlay Map; and
d) setback 400 metres minimum from the
full supply level of Lake Macdonald.
2.8 Waterways Works Code
2.8.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Waterways works code is to ensure the suitability of development within tidal areas and the waterways of the Noosa Waters Estate.
2) The overall outcomes sought for of the Waterways works code are:
a) Development is compatible with the character and amenity of The proposed development will be suitably designed and
its surrounding area. constructed to not impact tidal areas or waterways. ☒Compliant
b) Development ensures there is no increase to the scale and ☐N/A
intensity of commercial operations on the Noosa River and ☐Performance Solution
additional commercial leases are avoided.
c) Development is designed and constructed in a way to ensure
it is structurally sound.
d) Development is safe for use.
e) Development does not adversely affect—
(i) the amenity of the surrounding area including by noise,
lighting, odour and air pollutants;
(ii) existing public access to any foreshore areas or tidal
waters;
(iii) safety and navigation of any waterways;
BRISBANE: P +617 3361 9999 I 57 Manilla Street, EAST BRISBANE Q 4169
NORTHERN NSW: P +61 2 6637 9110 I Building 1, 1 Porter Street, BYRON BAY N 2481
E: [email protected] W: www.tpalliance.com.au
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