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Appendix C - Code Assessment
DANYA COOK TOWN PLANNING
Appendix C
Code Assessment
Prepared by Danya Cook Town Planning
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DANYA COOK TOWN PLANNING
Appendix C
Code Assessment
Prepared by Danya Cook Town Planning
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COASTAL COMMUNITIES LOCAL PLAN CODE
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
DEVELOPMENT IN THE COASTAL COMMUNITIES LOCAL PLAN AREA GENERALLY (ALL ZONES)
PO1 Development enhances the role of the No acceptable outcome provided. Complies.
coastal communities as a beachside
residential area which also include a The proposed development is consistent with intent of the High Density
considerable amount of visitor Residential Zone.
accommodation.
PO2 Development contributes to the No acceptable outcome provided. Complies.
lifestyle and amenity of residents and
visitors in the coastal communities. The built form consists of high quality units for permanent residents.
PO3 Development contributes to the AO3.1 Development adjacent to a gateway or special place or Complies.
establishment of attractive streetscapes on land identified as a key corner including where identified in
and gateways to enhance the sense of Figure 7.2.6.4 (Peregian Beach Framework and Character The proposed development involves the renewal of landscaping at the site’s
arrival and the coastal village character of Plan): frontage, which contributes to the establishment of an attractive streetscape
the separate urban communities within the (a) incorporates architectural and landscape treatments environment for Henderson Street, to enhance the sense of arrival and coastal
local plan area. which emphasise the corner location as shown in Figure village character of Sunshine Beach.
AP3-10A and Figure AP3-10B; and
(b) incorporates building materials such as varied roof forms,
changes in materials and variations in projected and
recessed elements and facades.
AO3.2 Development adjacent to a primary streetscape
treatment area including where identified on Figure 7.2.6.4
(Peregian Beach Framework and Character Plan) provides for
streetscape improvements which are appropriate to the
location, setting and context of the development and
complement existing or proposed streetscape works in the
local area.
AO3.3 Development on Key Development Sites identified on
Figure 7.2.2.4 (Peregian Beach Framework and Character Plan)
incorporates a high standard of architectural design and
landscape treatment consistent with the streetscape
character.
AO3.3 Development on sites fronting Duke Street, Sunshine
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Beach, between Douglas Street and Bryan Street, incorporate
architectural and landscape treatments which complement
and enhance the existing streetscape and any proposed
streetscape works in the area.
PO4 The visual amenity surrounding major AO4 Development adjacent to David Low Way and Eenie Not applicable.
roads and entry roads including David Low Creek Road incorporates landscaping that complements the
Way and Eenie Creek Road is protected and natural species occurring in the local area, protects existing The subject site is not situated on a major road.
enhanced. vegetation within the road reserve and incorporates design
elements that add visual interest to the streetscape.
PO5 Development retains and enhances AO5 Development retains and enhances existing mature trees Not applicable.
key landscape elements including existing and character vegetation contributing to the vegetated
character trees and areas of significant backdrop and streetscape character of the local plan area The subject site does not feature key landscape elements i.e., mature trees and
vegetation contributing to the setting and including: character vegetation.
character of the local plan area. (a) areas of remnant coastal heath and paperbark;
(b) native vegetation adjacent to the foreshore and wetlands
within the local plan area; and
(c) other gateway and character vegetation;
(d) or Peregian Beach where the above are identified in Figure
7.2.6.4 (Peregian Beach Framework and Character Plan).
PO6 Development retains and enhances AO6.1 Development enhances and does not intrude upon Complies.
key landscape elements including important sightlines to exposed parts of Noosa National Park,
significant views, beachside setting and the beach and Lake Weyba. The proposed development does not impact on significant views, the beachside
character of the local plan area. setting and character of the local plan area.
AO6.2 For Peregian Beach buildings and structures do not
significantly interrupt or encroach upon key contextual views
including where identified in Figure 7.2.6.4 (Peregian Beach
Framework and Character Plan) and shown in Figure 7.2.6.5.
AO6.3 Buildings and other structures visible from the beach
use materials and finishes that complement the beachside
character and integrate with the surrounding natural
landscape and skyline vegetation.
AO6.4 Views of building or structures from the beach are
framed or filtered through vegetation.
BUILT FORM AND STREETSCAPE
PO7 Buildings, structures and landscaping AO7.1 For residential buildings, roof form is visible from the Complies.
are consistent with and reflect the street and not concealed behind parapets.
beachside character of the local plan area AO7.2 Buildings and structures do not include rooftop As demonstrated by the Design Plans prepared by M Design included at Appendix
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in terms of form, composition and use of terraces. A, the roof form is visible from the street and not concealed behind a parapet,
materials. with the overall building height not exceeding 12m.
AO7.3 Development uses understated colour schemes and
low-reflective roofing and cladding materials. The façade of the existing building will be renovated to accommodate the
additional dwelling unit, using an understated colour scheme and low-reflective
AO7.4 Development provides for boundary setbacks to retain roofing.
existing mature trees and incorporate new landscaping into
development design. The proposed development provides additional landscaping, both on-site and
within the verge of Henderson Street.
AO7.5 Buildings are designed to:
(a) suit the local subtropical climate; Overall, the proposed development incorporates a mix of lightweight and
(b) incorporate a mix of lightweight and textured external textured external building materials to produce a detailed and articulated design.
building materials, including timber finishes with variation
provided in texture, detailing and articulation;
(c) incorporate verandahs, open balconies with transparent
or open balustrades or shaded patios for outdoor living;
and
(d) allow for landscape integrated with the buildings on site.
AO7.6 Boundary setbacks provide space for trees between
buildings.
CENTRES AND SERVICES
PO8 The coastal communities local plan No acceptable outcome provided. Not applicable.
area is serviced by the following centres
which provide business, entertainment and The proposed development does not conflict with the Coastal Communities
community uses in accordance with their centres hierarchy.
role and function as determined by the
Noosa Shire Centres Hierarchy for both the
local community and visitors:
(a) Peregian Beach Local centre;
(b) Sunrise Beach Neighbourhood
centre; and
(c) Sunshine Beach Visitor centre.
PO9 In Peregian Beach, Heron Street and AO9 Development provides for Heron Street and Kingfisher Not applicable.
the portion of Kingfisher Drive between Drive (between Heron Street and Grebe Street) to be
Heron Street and Grebe Street have a maintained as attractive, vibrant and pedestrian friendly The subject site is located at Sunshine Beach.
pedestrian orientated character providing streets.
key access and visual linkages between the
Peregian Beach park, the beach and the
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village square.
PO10 Development in the Local centre AO10 Development: Not applicable.
zone at Peregian Beach: (a) respects the layout, scale (including height and setback)
(a) is sympathetic to the coastal village and character of development on adjoining sites: The subject site is located at Sunshine Beach.
character of the local centre; (b) provides a fine scale of built form as shown in Figure
(b) contributes to the creation of a 7.2.6.6.
contemporary coastal built form and (c) provides active street frontages where identified as
streetscape; primary active street frontage in Figure 7.2.6.4 (Peregian
(c) creates vibrant and active spaces in the Beach Framework and Character Plan) that incorporate
public realm; shopfronts, indoor/outdoor cafes and restaurants and
(d) provides continuous weather other activities that are likely to foster casual, social and
protection for pedestrians; and business interaction for extended periods. Refer to Figure
(e) provides integrated and functional car AP3-8A for design outcomes for active streetscapes.
parking and access arrangements that (d) has building openings overlooking the street and
do not dominate the street. addressing key corners as shown in Figure 7.2.6.4
(Peregian Beach Framework and Character Plan and Figure
AP3-7A.
(e) provides all weather protection in the form of continuous
cantilevered awnings and/or light verandah structures
with decorative non-load bearing posts over footpath
areas with mature or semi-mature shade trees planted
along the site frontage adjacent to the kerbside as per
Figure 6.4.2.5 and Figure 7.2.6.6.
(f) includes the provision of landscaping, shaded seating and
consistent and simple paving materials on footpaths that
are consistent with the character of its setting including
where shown as primary streetscape treatment area on
Figure 7.2.6.4 (Peregian Beach Framework and Character
Plan) and;
(g) provides for on-site car parking at the rear.
PO11 The neighbourhood centre at Sunrise No acceptable outcome provided. Not applicable.
Beach provides lower order goods and
services to support the day-to-day needs of The subject site is located at Sunshine Beach.
residents, forming a focal point for the
surrounding neighbourhoods and
remaining compatible with nearby
community and recreation uses.
HOUSING CHOICE
PO12 Sites that are currently used for or No acceptable outcome provided. Not applicable.
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approved for the use of retirement The proposed development does not seek approval for a Retirement Facility or
facilities or residential care facilities Residential Care Facility.
continue to provide such residential
accommodation into the future.
PO13 Development on sites in close AO13 Residential dwellings within a Local Centre or Not applicable.
proximity to a centre or within a centre Neighbourhood Centre:
contributes to housing diversity by (a) do not exceed 100m2; and The subject site is not located within a Local Centre or Neighbourhood Centre.
providing small attached dwellings, (b) are part of a mixed-use building with non-residential uses
including single level apartments, and at ground level.
mixed-use developments where
appropriate.
VISITOR FACILITIES
PO14 Development provides a diversity of No acceptable outcome provided. Not applicable.
types and styles of visitor accommodation
to cater for a range of visitor experiences in The proposed development does not seek approval for Short-Term
close proximity to key tourist areas. Accommodation.
PO15 Visitor accommodation is not be No acceptable outcome provided. Not applicable.
located in areas which are predominantly
permanent residential dwellings. The proposed development does not seek approval for Short-Term
Accommodation.
ACCESS AND CONNECTIVITY
PO16 Development improves local No acceptable outcome provided. Complies.
connectivity by providing pedestrian and
cycle connections to, within and between The proposed development does not impact established pedestrian connections
destinations such as local centres, local within the local area, with the subject site located less than 200m to the main
community and sporting facilities, schools hub of Sunshine Beach.
and walking trails in Noosa National Park.
PO17 Development integrates with and AO17 Development on land including or adjoining a key Not applicable.
extends the existing street and pathway pedestrian/cycle link including where shown in Figure 7.2.6.4
networks including but not limited to those (Peregian Beach Framework and Character Plan) facilitates The subject site is located at Sunshine Beach.
identified on Figure 7.2.6.4 (Peregian Beach these connections.
Framework and Character Plan) such that
connections to and between key local
destinations are provided and reinforced.
PO18 Development provides for access to No acceptable outcome provided. Complies.
foredune and beachfront areas to be via
formalised communal access points which The proposed development does not impact established pedestrian connections
are located and designed so as to maintain to Sunshine Beach beachfront access points.
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and enhance visual amenity, dune stability,
habitat values and water quality.
ENVIRONMENT, NATURAL RESOURCES AND RECREATION
PO19 Development has no significant AO19 Connecting Habitat Areas as identified on Map SFM-4 - Complies.
adverse effects on biodiversity, natural Biodiversity (Strategic Framework) are protected from
vegetation, native fauna habitat, landscape fragmentation and encroachment by development. The proposed development has no significant adverse effects on biodiversity,
quality, water quality or cultural heritage natural vegetation, native fauna habitat, landscape quality, water quality or
values, including those related to— cultural heritage values.
(a) changes to natural drainage;
(b) disturbance to the dune system and
wetland system;
(c) management of landslide and fire risk;
(d) erosion and the transport of sediments
off site;
(e) unmanaged public access; and
(f) changes to fauna habitat and
behaviour.
PO20 Development maintains and protects AO20 Open space corridors identified as Ecological Linkages Complies.
an integrated open space network to— and Major Recreation areas on Map SFM-1 - Settlement and
(a) provide for both passive and active Map SFM-4 - Biodiversity (Strategic Framework) are enhanced The proposed development does not impact open space corridors.
recreational pursuits; and protected from fragmentation and encroachment by
(b) provide connectivity for pedestrians development.
and cyclists;
(c) provide habitat connectivity for wildlife
and fish passage;
(d) protect watercourses and drainage
lines;
(e) protect vegetation on steep slopes; and
(f) form a scenic backdrop for residential
development.
AIRCRAFT SAFETY
PO21 Development does not cause an AO21.1 Buildings and structures do not intrude into the Complies.
obstruction or hazard to the safe airport's obstacle limitation surface (OLS) identified on Map
movement of aircraft within the Sunshine AEM-1 - Airport Environment Map. The proposed development does not exceed 12m in built height.
Coast Airport’s operational airspace
through the temporary or permanent AO21.2 Landscaping does not include vegetation that at
intrusion of physical structures into the maturity will intrude into the airport's obstacle limitation
airport's operational airspace. surface (OLS) identified on Map AEM-1 - Airport Environment
Map.
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AO21.3 Development does not include transient activities
such as parachuting, hot air ballooning and hang gliding
beneath the operational airspace of the Sunshine Coast
airport as identified on Map AEM-1 - Airport Environment
Map.
PO22 Development does not cause an AO22.1 Uses involving the bulk handling or disposal of Complies.
obstruction or hazard to the safe putrescible waste or organic/food waste (e.g., landfill and
movement of aircraft within an airport's waster transfer facilities) are not located within the 13 The proposed development does not cause an obstruction or hazard to the safe
operational airspace through the attracting kilometre wildlife hazard buffer radius distance contour as movement of aircraft within the Sunshine Coast Airport’s operational airspace.
of wildlife, in particular, flying vertebrates identified on Map AEM-1 - Airport Environment Map; or
such as birds or bats in significant numbers.
AO22.2 Where increasing the scale or intensity of an existing
Note— A development proposal in the use involving bulk handling or disposal of putrescible waste or
vicinity of Sunshine Coast Airport that may organic/food waste (e.g. landfill and waster transfer facilities)
increase the risk of wildlife strike should be within the 13 kilometre wildlife hazard buffer radius contour
referred to the airport operator for as identified on Map AEM-1 - Airport Environment Map,
assessment. development includes measures to reduce the potential to
attract birds and bats.
PO23 Development does not cause an AO23 Development and associated activities: Complies.
obstruction or hazard to the safe (a) do not emit smoke, dust, ash or steam into the Sunshine
movement of aircraft within the Sunshine Coast Airport’s operational airspace; and The proposed development does not cause an obstruction or hazard to the safe
Coast Airport’s operational airspace (b) do not emit a gaseous plume into the Sunshine Coast movement of aircraft within the Sunshine Coast Airport’s operational airspace.
through the emission of particulate gases Airport’s operational airspace at a velocity exceeding 4.3
or other materials that may cause air metres per second as identified on Map AEM-1 - Airport
turbulence, reduce visibility or affect Environment Map.
aircraft engine performance.
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DUAL OCCUPANCY AND MULTIPLE DWELLING CODE PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT LOCATION PO1 Development is located within the No acceptable outcome provided. Complies. urban boundaries on land with good access to a variety of essential services and The subject site is located less than 200m to the main hub of Sunshine Beach, facilities, including retail, commercial, providing ease of access to a variety of essential services and facilities. social and medical facilities and public transport services. PO2 A dual occupancy or multiple dwellings No acceptable outcome provided. Complies. occur only on land that is suited to the development and occupation of residential In consideration of the site’s existing built form, the proposed intensification is buildings avoiding risk to people or well suited to occur on the land. property from natural disaster. EFFECTS OF USE PO3 Development does not adversely No acceptable outcome provided. Complies. impact on existing or future infrastructure including water or sewerage utilities, The proposed development does not adversely impact existing or future urban electricity or transport infrastructure. infrastructure service provisions. SAFETY AND AMENITY PO4 Development addresses the street, AO4 Dual occupancy and multiple dwellings do not occur on Complies. contributes to the streetscape and does battleaxe or rear allotments or lots with a frontage less than not adversely impact on the amenity of any 10.5 metres in width. The proposed development addresses the street and improves the overall adjoining land on which residential streetscape amenity of Henderson Street via enhanced appearance, form, and development is permitted. structure. PO5 Development is designed to minimise AO5 Bedroom windows are at least 3 metres away from Complies. noise carrying between dwelling units or shared driveways, car parking areas, mechanical plant, refuse accommodation units by locating noise and recycling areas, vents and exhausts. Bedrooms have been strategically integrated within the floor plate of the sensitive spaces such as bedrooms away additional unit to minimise noise carrying between dwellings units and sensitive from noise generating areas of the spaces, such as the access driveway and car parking area. development, such as car parking areas or mechanical plant and equipment or recreational facilities. PO6 Where dwellings form part of a mixed AO6.1 Clearly identifiable entry areas for the residents of, and Complies.
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use development, the development visitors to, multiple dwellings are provided separately from The proposed development includes a defined entry for residents of and visitors
provides residents with reasonable privacy entrances for other site users and provide for safe entry from to the premises, as viewed from the streetscape.
and security. streets, car parking areas and servicing areas.
Carparking areas and visitor parking is clearly defined at the front of the site.
AO6.2 Clearly marked, safe and secure parking areas are
provided for residents and visitors which are separate from Private open space areas are not accessible to external visitors.
parking areas provided for other site users.
The proposed revamp of the building includes suitable noise attenuation and
AO6.3 Security measures are installed such that site users do privacy measures, such as screening.
not have access to areas that are intended for the exclusive
use of residents of, and visitors to, dwellings.
AO6.4 Dwellings are designed to incorporate suitable noise
attenuation and privacy measures to reduce amenity impacts
from business uses.
AO6.5 Windows, balconies and terraces of each dwelling are
screened where overlooking a habitable room or private open
space of another dwelling within 9 metres.
PO7 Buildings and outdoor spaces are AO7 Development of the site enhances: Complies.
designed to allow for natural surveillance (a) opportunities for passive surveillance of communal spaces
without adversely impacting the privacy of including providing well-lit, active and overlooked places The overall design supports opportunity for passive surveillance without
on-site or adjoining residents. and routes; compromising privacy of on-site or adjoining residents.
(b) Legibility of the site and ease of navigation;
(c) clear distinction between public and private spaces; and
(d) ease of maintenance.
PO8 Development, including entrance ways AO8.1 The main entrance is clearly identifiable and visible Complies.
and outdoor spaces, are designed to from the street, footpath, visitor car parking areas and
protect the personal security and safety of driveway. The main entrance to the building is clearly identifiable from Henderson Street, as
residents as well as legitimate site visitors. well as the access driveway and car parking area.
AO8.2 The internal path network has clear sightlines to the
main entry and street access points. The internal path network provides clear sightlines to the main entry and street
access point.
AO8.3 Visitors have direct access to the main entrance
without passing through private outdoor living areas. Visitors have direct access to the main entrance of the development.
PO9 Multiple dwellings can be AO9.1 One in three multiple dwelling units: Not applicable.
accommodated and visited by a wide cross (a) is accessible by a safe, continuous and step free path of
section of the community including people travel from the street entrance of the property or from a The floor plates of the existing units will not be altered or modified to
with limited mobility. car parking space; accommodate the proposed intensification on-site.
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(b) has a step-free entrance door with opening width of at
least 820 millimetres; and
(c) contains a bathroom on the entry level.
Landscaping and Private Open Space AO10.1 Landscaping is provided to a minimum of 40% of the Complies.
PO10 Development: site area and 60% of this is soft landscaping.
(a) enhances liveability and promotes OR As per the Design Plans prepared by M Design included at Appendix A,
outdoor living; AO10.2 If for small dwellings or for development which landscaping is enhanced and densified to accommodate the additional unit on-
(b) contributes to the visual amenity and provides a ratio of at least three small dwellings to one other site.
natural landscape character of the dwelling, landscaping is provided to a minimum of 35% of the
area; site area and 60% of this is soft landscaping.
(c) retains existing large trees where
practicable;
(d) provides privacy between uses;
(e) reduces the bulk and scale of
development; and
(f) conceals services, car parking and
manoeuvring areas.
PO11 Private open space: AO11.1 Private open space is provided for each dwelling at Complies.
(a) is provided to all dwellings and is the following rate:
adequate in size, shape and dimensions (a) at ground level—a minimum of 25m² directly accessed Compliant private open space is provided, as demonstrated by the Design Plans
to suit the needs of the occupants; from living spaces; or included at Appendix A.
(b) receives adequate sunlight; and (b) if above ground level—12m² with a minimum width of 2.5
(c) is designed and orientated to ensure metres accessed directly from the living spaces.
privacy is maintained between uses OR
AO11.2
Private open space is provided for each small dwelling at the
following rate:
(a) at ground level—a minimum of 20m² directly accessed
from living spaces and exclusive of clothes drying area; or
(b) if above ground level—9m² with a minimum width of 2.5
metres accessed directly from the living spaces.
AO11.3
Private open space contributing to the above calculations has
a maximum gradient of 10% (1 in 10) and is clear of any
utilities such as gas, water tanks and air conditioning units.
PO12 Safe vehicular access is provided to AO12.1 Development does not gain direct access from any Complies.
and from the site without adversely road with a legal speed limit of 80 kilometres per hour or
impacting on the safety of the road above. Access to the site is gained via Henderson Street, whereby the access driveway
network. supports the manoeuvring of vehicles on-site, such that vehicles can enter and
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AO12.2 Where located on any road of a higher order than exit the site in a forward gear.
local road or where accommodating three or more
households, vehicle manoeuvring areas are provided on site
such that vehicles enter and leave the site in a forward gear.
PO13 Sufficient on-site car parking is AO13 Car parking is provided in accordance with Table 9.4.1.4 Complies.
provided to accommodate the number and in the Driveways and Parking Code
type of vehicles likely to be generated by In accordance with Table 9.4.1.4 - Minimum Parking Requirements, the car
the residential use without impacting on parking rate relevant to the proposed development is as follows:
the safety or amenity of the adjoining
streets. • 1 covered space for up to 2 bedrooms; and
• 1 visitor space per 4 dwellings.
Both the existing and proposed bedroom rates as follows:
• Unit 1 = 1 Bed, 1 Bath.
• Unit 2 = 1 Bed, 1 Bath.
• Unit 3 = 1 Bed, 1 Bath.
• Unit 4 = 2 Bed, 2 Bath.
• Unit 5 = 2 Beds, 2 Bath.
A total of 7 car spaces is provided on-site, consisting of 5 designated resident car
spaces and 2 visitor spaces, thereby providing a compliant on-site car parking
rate. Refer to the Design Plans included at Appendix A.
PO14 Underground car parking areas are No acceptable outcome provided. Not applicable.
designed to drain and function safely
during a flood event and power failure.
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HIGH DENSITY RESIDENTIAL ZONE CODE
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES COMMENT
ROLE AND FUNCTION
PO1 Development provides for higher No acceptable outcome provided. Complies.
density multiple dwellings in a range of
dwelling sizes and styles, which meet the The proposed development provides for an increase in density, resulting in a
needs of current and future resident slightly higher density of multiple dwellings on-site, to meet the needs of the
populations including small households, growing resident population of Sunshine Beach and the Noosa Shire as a whole.
older persons, people on low incomes and
people with special mobility needs.
PO2 Where adjoining or over the road from No acceptable outcome provided. Not applicable.
land within the Major Centre Zone,
residential development is exclusively for The subject site does not adjoin, nor it the site situated across the road from land
permanent residents rather than visitors. included within the Major Centre Zone.
PO3 Land uses including short-term AO3.1 Land uses do not typically rely on people other than Not applicable.
accommodation are limited to those which residents of the site to be present on the site between the
are compatible with high density living in hours of 7:00pm and 7:00am. The proposed use does not seek approval for Short-Term Accommodation.
urban neighbourhoods and do not cause
unreasonable loss of amenity, having AO3.2 Well established visitor accommodation including
regard to: resort complexes and short-term accommodation is scattered
(a) the privacy of residents on the amongst permanent residents.
subject property or adjoining
properties; AO3.3 Buildings are designed and orientated so that the
(b) any likely increase in noise to majority of outdoor living areas face away from the habitable
adjoining properties; areas of adjoining dwellings.
(c) the scale of the use and its
compatibility with the character and AO3.4 Waste storage areas are screened and located to the
uses within the property or rear or side of a building and are not located along any
surrounding area; frontage to a public street or space.
(d) retention of the primary residential
function of an area; AO3.5 Short-term accommodation does not:
(e) the residential function and (a) constitute a party house; and
arrangement of common property; (b) create noise which would unreasonably impact on the
(f) the impact on the safety and residential amenity enjoyed by the adjoining or
efficiency of the local road network; surrounding properties.
(g) the impact of waste storage areas on
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the visual amenity of the area or
sensitive land uses;
(h) the location of the waste storage in
relation to sensitive land uses; and
(i) any impact on shared vehicular
access or parking.
PO4 A secondary dwelling may create AO4.1 No more than one secondary dwelling is provided on Not applicable.
permanent housing for an extended family any site regardless of site area.
member or other member of the The proposed use does not seek approval to establish a Secondary Dwelling.
household resident in the dwelling house AO4.2 A secondary dwelling:
while protecting the character of the site (a) has a maximum gross floor area of 65m²;
and the zone. (b) has no more than two bedrooms; and
(c) does not occur on any property covered by a Building
Unit Plan.
BUILT FORM
Building Height AO5.1 Buildings and structures: Complies.
PO5 Buildings and structures: (a) on lots with frontage to Serenity Close, Noosa Heads,
(a) are low rise and present a building are no more than 15 metres in building height; or As demonstrated by the Design Plans prepared by M Design included at Appendix
height consistent with structures on (b) on any other site, are no more than 12 metres in A, the overall structure does not exceed a building height of 12m.
adjoining and surrounding premises; building height.
(b) are designed to provide an
interesting streetscape and AO5.2
complement landform changes and Where excavation is required, the maximum portion of the
landscapes; exposed external façade of the building cannot exceed:
(c) do not visually dominate the street or (a) 15 metres in building height for lots with frontage to
surrounding area; Serenity Close, Noosa Heads; or
(d) respect the scale of existing (b) 12 metres in building height on any other site.
vegetation, maintaining a vegetated
skyline; Alternative provision to the QDC.
(e) preserve the amenity of surrounding
premises including privacy, views and
access to sunlight;
(f) do not exceed three storeys , except
for lots with frontage to Serenity
Close, Noosa Heads which do not
exceed four storeys.
Building Scale and Bulk No acceptable outcome provided. Complies.
PO6 Development:
(a) is of a scale compatible with The proposed intensification of the site is in character with the adjoining
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surrounding development and the Sundancer Holiday Apartments, situated at 11 Henderson Street.
particular circumstances of the site;
and Furthermore, the proposed development refreshes and revives the overall
(b) does not present an appearance of appearance of the site, which contributes to an uplift in built form and quality for
bulk to adjacent properties, roads or the local area.
other areas in the vicinity of the site.
Site Cover AO7 For a dwelling house, site cover does not exceed 40% of Complies.
PO7 Site cover: the site area.
(a) does not exceed 40% of the site area; As demonstrated by the Design Plans included at Appendix A, the proposed
or Alternative provision to the QDC. development produces a compliant site cover.
(b) for small dwellings or for
development which provides a ratio
of at least three small dwellings to
every one other dwelling, does not
exceed 45% of the site area.
Plot Ratio AO8 For a dwelling house plot ratio of development does not Complies.
PO8 Plot ratio: exceed:
(a) for sites with frontage to Serenity (a) 0.65:1 for sites up to and including 7,000m2; or Plot ratio has been appropriately considered by the proposed intensification, as
Close, Noosa Heads — does not (b) 0.6:1 for sites over 7,000m2. demonstrated by the Design Plans included at Appendix A.
exceed 1:1; or
(b) for development in all other areas
does not exceed:
i. 0.65:1 for sites up to and
including 7,000m²; or
ii. 0.6:1 for sites over 7,000m²; or
(c) for small dwellings or for
development which provides a ratio
of at least three small dwellings to
every one other dwelling, does not
exceed:
i. 0.75:1 for sites up to and
including 7,000m2; or
ii. 0.7:1 for sites over 7,000m2.
Boundary Setback AO9.1 Buildings and structures meet the following minimum Performance Outcome.
PO9 Buildings and structures are designed boundary setbacks:
and sited to: (a) for frontages: With respect to the front boundary setback, a minor non-compliance with the
(a) provide a high level of amenity to i. first and second storeys— 6 metres standard 6m setback is acknowledged. As demonstrated by the Design Plans
users of the subject site and adjoining ii. third storey and thereafter—10 metres included at Appendix A, a front boundary setback of 5.265m is proposed to
premises, including provision of accommodate the mandatory structure required to support the private open
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visual and acoustic privacy; (b) Side boundaries— space above, whilst enabling compliant manoeuvring of vehicles on-site, such
(b) not unreasonably obstruct views or i. 1.5 metre setback up to 4.5 metres height; that vehicles can enter and exit the site in a forward gear. The Engineering Plans
cause overlooking of private open ii. 2 metres setback between 4.5 metres and 7.5 prepared by Rienmac Pty Ltd included at Appendix B demonstrate the proposed
space or habitable areas of adjoining metres height; and driveway and crossover renewal.
premises; iii. 2 metres plus 500 millimetres for every 3 metres
(c) provide adequate distance from above 7.5 metres height or part thereof. It is worth mention that the proposed setback is in character with the adjoining
adjoining land uses; (c) Rear boundary Sundancer Holiday Apartments, situated at 11 Henderson Street; the proposed
(d) preserve existing vegetation that will i. first and second storeys—6 metres setback is located along the same built line as Sundanecre Holiday Apartments,
help buffer development; ii. third storey and thereafter— 8 metres which continues the established character and built form of Henderson Street.
(e) allow for space and landscaping to be
provided between buildings including AO9.2 The front 6 metres of the property is landscaped open
adequate area at ground level for space, provided that uncovered visitor parking, or swimming
landscaping with trees, shrubs, pools protruding no more than 1 metre above the ground
outdoor living and utilities; level, can be as close as 2 metres from the front boundary.
(f) be consistent with the predominant
character of the surrounding area; AO9.3 Relocatable homes are set back not less than:
and (a) 6 metres from a road frontage;
(g) protect the natural character and (b) 1.5 metres from any other site boundary; and
avoid adverse impacts on ecologically (c) 3 metres from an internal road
important areas such as national
parks, waterways and wetlands. AO9.4 Buildings and structures on premises with frontage to
the Noosa River system are setback not less than 10 metres
from mean high water spring as shown in Figure AP3-15A
AO9.5 Where a boundary adjoins land in the Environmental
Management and Conservation zone the minimum setback is
5 metres.
Alternative provision to the QDC.
BUILDING DESIGN AND STREETSCAPE
Streetscape AO10.1 Development provides visual interest to the street Complies.
PO10 Development: and surrounding area through:
(a) contributes positively to the (a) highlighting individual dwellings and land uses through The proposed development appropriately considers building design and
surrounding area; differing external materials, finishes or textures; relationship to the streetscape, as demonstrated by the Design Plans included at
(b) addresses and enhances the (b) offsetting or staggering dwellings to provide variation in Appendix A.
streetscape by incorporating the frontage;
articulation and individual design (c) varying the roof form.
elements that add visual interest to
the development; AO10.2 Buildings have the main entrance easily recognisable
(c) has form and architectural scale that from the street and include design elements in the front
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does not dominate the streetscape or façade such as verandahs, external stairs, awning or shade
the surrounding properties; structures and window openings.
(d) does not detract from the visual
amenity of adjoining properties AO10.3 Buildings and structures are designed to:
through the impact on views, access (a) have a maximum wall length of 15 metres and external
to sunlight or overlooking; walls incorporate at least one design element (such as
(e) takes the form of small separate windows, pergolas, sun shading devices, balconies) to
buildings, rather than large single add visual interest and amenity;
bulky development; and (b) allow for landscape treatments to soften the
(f) sits within a landscaped setting. development; and
(c) avoid more than six dwellings attached in any one plane.
AO10.4 For corner sites, the building design addresses both
street frontages by:
(a) including doors and windows that front each road; and
(b) providing separate vehicle access points to each road.
AO10.5
For a dwelling house, development provides visual interest to
the street and the surrounding area through:
(a) limiting the vertical distance between the ground and
the lowest suspended floor to no more than 3 metres;
(b) limiting the length of any external wall in one plane to
15 metres; and
(c) ensuring each external wall includes at least one design
element such as verandahs, external stairs, window
openings, awnings or porches.
Garages and Carports AO11.1 Covered car parking spaces are not located between Complies.
PO11 Garage doors and carports do not the building and the road frontage.
dominate the street or the building design. Garage doors are appropriately integrated within the building, setback from the
AO11.2 Garages and covered car parking are integrated with main façade, under the podium, to not dominate the street or the building
the line and plain of the building. design. Refer to the Design Plans included at Appendix A.
AO11.3 Where multiple garages face the street, they are
separated by a minimum of 2 metres or are staggered in
setback by a minimum of 1 metre.
AO11.4 Garages that are visible from the street, but do not
face the street, include a landscaped setback to the street and
provide articulation, windows or a mix of materials to provide
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interest to the garage façade.
Basements AO12 Basements: Not applicable.
PO12 Basements: (a) are limited to one access a maximum of 6 metres wide;
(a) visually integrate with the building; and The proposed design does not include the addition of a basement.
(b) do not dominate the street or (b) do not encroach into building setback areas.
building design;
(c) area screened through landscaping;
and
(d) do not present as a storey to the
street.
Front Fences and Walls AO13.1 Front fences or walls are set back an average of 1 Complies.
PO13 Front fences and walls are designed metre and are articulated to provide visual interest by
and sited to: stepping the design at a maximum of 5 metre intervals. The proposed development appropriately considers front fencing, as
(a) contribute to the attractiveness of demonstrated by the Design Plans included at Appendix A.
the streetscape; AO13.2 Where located on the boundary:
(b) be compatible with the existing (a) the solid portion of front fences and walls is no more
streetscape character; than 1.2 metres high; or
(c) avoid interference with movement of (b) the walls contain openings or materials that ensure it is
surface stormwater; 50% transparent and has a height not exceeding 1.8
(d) allow for casual surveillance of the metres.
street;
(e) provide planting in front of solid AO13.3 Solid front fences and walls may be 1.8 metres in
fences and walls; and height if the property has frontage to an arterial road or a
(f) ensure plantings between the front distributor road.
fence and the footpath does not
create an impediment for pedestrians AO13.4 The area of land between the front fence and the
using the footpath. boundary is landscaped to screen the fence from the street,
however, landscaping does not encroach more than 500
millimetres into the road reserve or within 1.5 metres of a
sealed footpath.
Materials and Finishes AO14 Buildings and structures use: Complies.
PO14 Development incorporates: Buildings (a) natural finishes wherever possible
and structures use: (b) a mix of lightweight and textured external finishes; As demonstrated by the Design Plans included at Appendix A, overall, the
(a) materials and finishes that (c) masonry construction where variation is provided in materials and finishes of the development complement the local area and
complement the surrounding area texture and the façade uses a variety of finishes to break integrate well with the surrounding natural and built environment.
and integrate with the surrounding up the surface; and
natural and built environment; and (d) open or transparent balustrades.
(b) a variety of external finishes to
provide an interesting built form and
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avoid bulky single plane finishes.
Roof Form AO15.1 With the exception of Noosa Heads and Coastal Complies.
PO15 Roof Forms: Communities Local Areas, the main roof of the building has a
(a) contribute positively to the local roof pitch no less than 5 degrees and has minimum 600 The roof form compliments the character of the locality and the topography of
skyline; millimetre eaves to at least 75% of the perimeter of the the site.
(b) complement the character of the building.
locality and the topography of the
site; AO15.2 Development does not include roof top terraces.
(c) avoid box profiles/parapets; and
(d) do not create opportunities for AO15.3 The total width of any parapet wall does not exceed
overlooking the private open space 50% of the width of the front facade of a building.
or internal spaces of neighbourhood
properties.
SAFETY AND AMENITY
PO16 Development: AO16.1 Buildings and structures: Complies.
(a) provides a high level of residential (a) are sited and orientated to minimise the likelihood of
amenity to users of the subject site; overlooking the private open space of adjacent The built form of the site is orientated to the east, towards Henderson Street,
and residential uses; which supports opportunity for casual surveillance.
(b) does not unreasonably impact on the (b) avoid reduction of sunlight to at least 40% of the private
amenity enjoyed by users of open space areas of any adjoining residences to less
adjoining or nearby premises, than 2 hours between 9:00am and 3:00pm on any day of
including privacy and access to the year;
sunlight. (c) incorporate fencing, landscaping and screening to
mitigate impacts on adjoining residential uses.
AO16.2 Business or entertainment uses established as part of
a mixed-use development incorporate suitable noise
attenuation measures to reduce amenity impacts to
occupants of residential uses.
AO16.3 Transparent doors and windows are designed and
located so they do not directly face transparent doors or
windows or the private open space areas of other dwellings or
accommodation units within 10 metres;
AO16.4 Where windows, balconies, terraces, verandas or
decks overlook or have the potential to overlook the private
open space of nearby properties or view into habitable room
windows within 10 metres—
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(a) windows have a sill height of not less than 1.7 metres
above finished floor level;
(b) windows and other openings are permanently screened
to a minimum height of 1.7 metres to avoid overlooking;
(c) windows and doors use translucent glazing to obscure
views; or
(d) windows or balconies are offset by 45 degrees or more.
AO16.5 Planter boxes, screens, pergolas, landscaping and
architectural design of balconies are used to screen the
ground floor private open space of dwellings from separate
upper-level dwellings.
AO16.6 Permanently fixed external screening devices
complement the building's external materials and finishes and
may incorporate solid translucent screens, shutters,
perforated panels or trellises which have a maximum of 50%
openings.
PO17 Development, including mechanical AO17.1 Communal outdoor recreational facilities including Complies.
plant, vehicle manoeuvring and swimming pools, spas and sports courts are:
communal outdoor recreation uses: (a) setback at least 12 metres from the boundary of land in The proposed swimming pool is located at the rear of the site and will be
(a) do not have an adverse effect on the a residential zone and screened by a 5 metre wide screened from adjoining residential land via boundary fencing and densely
amenity enjoyed by users of adjacent buffer densely planted with trees and shrubs including planted landscaping.
or nearby premises through emission species from 1 metre to 8 metres in height; or
of noise, light, fumes or smoke; (b) located internally to the arrangement of buildings on the
(b) do not cause unreasonable site; and
disturbance to local fauna through (c) not used between the hours of 9:00pm and 6:30am the
light or smoke emissions. following day
AO17.2 For a lit sports court:
(a) the court is located at least 60 metres from the external
wall of an existing or approved dwelling on adjoining or
nearby premises (as measured from the centre line of
the court); and
(b) the vertical illumination resulting from direct, reflected
or other incidental light 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
(c) any flood lighting is restricted to the types that give no
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upward component of light where mounted horizontally
(i.e. a full cut off luminaire).
AO17.3 Mechanical plant is:
(a) located at least 2 metres from side or rear property
boundary;
(b) where located at ground level, screened by fencing 1.5
metres in height or dense vegetation of at least 1.5
metres in width incorporating grouped trees and shrubs
with maximum separation distance of 1 metre measured
from the centre of the plant;
(c) where located above ground level, enclosed or screened
such that it is not visible from the street frontage nor
adjoining properties; and
(d) visually integrated into the line and plane of the building
and roof design and does not project beyond the height
or width of the building when viewed from the street
and adjoining properties.
AO17.4 Waste storage areas, clothes drying areas and
external storage areas are screened from the street.
PEDESTRIAN AND CYCLING
Pedestrian and Cycling Connectivity AO18 Pedestrian and bicycle pathways are provided in Complies.
PO18 Development promotes safe and accordance with the Transport Code in Table 9.4.7.3
efficient walking and cycling by providing Pedestrian and Cycle Infrastructure. The proposed development does not impact existing pedestrian and bicycle
well located, legible and convenient to use pathways established within the local area.
sealed pathways with opportunity for
casual surveillance:
(a) external to the site; and
(b) along any new roads created.
ENVIRONMENT, HERITAGE AND SCENIC AMENITY
PO19 Development: AO19.1 For landscape amenity reasons, cut or fill is less than Complies.
(a) has minimal impact on the natural 1.5 metres in depth relative to the ground level.
heritage landform of the site; Refer to the Engineering Plans included at Appendix B.
(b) does not lead to erosion or the AO19.2 Development does not result in sediment or other
transport of sediments off site; and material including building materials or waste products being
(c) does not lead to the disturbance of deposited or released into the road reserve, stormwater drain
natural features, buildings or or adjacent properties.
structures of cultural heritage
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significance. AO19.3 Development on a site adjoining a local heritage place
respects the cultural heritage significance of the place by
mitigating any adverse impacts on the setting or integrity of
the heritage values.
PO20 Development on sloping sites: AO20.1 Building and structures are not constructed on land Complies.
(a) is visually responsive to the natural with a slope greater than 25%.
topography and sits within the The subject site is characterised by land that slopes to the east, towards
landscape rather than dominating it; AO20.2 On sloping sites, split-level buildings, with small Henderson Street. The floor plate of the car parking area is altered to
and floorplates, that step down the slope are used as an accommodate additional on-site car parking; in support of this please refer to the
(b) steps down slopes or uses suspended alternative to slab on ground construction to minimise Engineering Plans included at Appendix B.
floor construction, minimising cut building bulk and benching of the sites.
and fill and avoiding benching of the
site. AO20.3 The distance between the ground level and the
lowest part of the floor of the building does not exceed 3
metres.
SOCIAL HOUSING
Housing Diversity and Affordability AO21 Development: Not applicable.
PO21 Where the development for multiple (a) makes provision for affordable and social housing;
dwellings on Lot 3 RP884396, Noosa Heads, (b) provides social housing that is distributed across the The proposed development does not seek approval for social housing.
dwellings are provided to meet the needs development site;
of different households. (c) provides 2 in every 10 dwellings as affordable housing;
(d) provides 1 in every 10 dwellings as social housing.
EARTHWORKS AND DRAINAGE
PO22 Filling and excavation for operational AO22 Filling and excavation for operational works is designed Complies.
works do not directly, indirectly or and constructed to ensure overland flow and/or flooding is
cumulatively cause adverse impacts not worsened, impeded, or otherwise diverted to adversely Earthworks required for the crossover and driveway renewal will ensure overland
external to the development site by: affect other properties or downstream environments. flow and/or flooding is not worsened, impeded, or otherwise diverted to
(a) causing ponding of water on the site adversely affect downstream properties or environments. Refer to the
or nearby land; Engineering Plans included at Appendix B.
(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.