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Section 2
Monday, 30 April 2012 kh
DEVELOPMENT
Our Ref: 11357 / Office: Sunshine Coast
MANAGERS
The Chief Executive Officer
Sunshine Coast Regional Council
Locked Bag 72
Sunshine Coast Mail Centre Qld 4560
ATTENTION: Planning Assessment -
North
Dear Sir / Madam
DIGITAL CERTIFICATION
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR RETAIL BUSINESS
TYPE 2 SHOP &. SALON AND MULTIPLE HOUSING TYPE 4 CONVENTIONAL
12 HASTINGS STREET, NOOSA HEADS
LOT 1 AND COMMON PROPERTY ON BUP2550 (
As an authorised representative of KHA Development Managers, I hereby certify that the attached CD
is a true copy of the information submitted with this development application. I confirm that the
information contained on this CD is the legal binding document included in Council’s records
management data system and will be used for assessing and determining this development
application.
Should you have any questions with respect to the above, please do not hesitate to contact me direct.
,..,.
Yours faithfully
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KHA DEVELOPMENT MANAGERS
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PLANNING I SURVEYING I PROJECT MANAGEMENT I COURT APPEALS
Bri~b nE" Sun~hinE" CO ~t ,t, ’j~ r_~..- North OUE"E"n~l nd
Suite 1, 14 Lever Street, Albion Qld 4010 Suite 1, Comer Surf Road & Gardak Street ,
1C/41 Sturt Street, Townsville Qld 4810
PO Box 266,Albion DC Qld 4010 Alexandra Headland Qld 4572 PO Box 5027,Townsville Qld 4810
pi 0732621200 f I 0732621499 PO Box 6380, Maroochydore BC Qld 4558 "
pi 0747213066 f I 0747213088
pi 0754432844 f I 0754437146
l ::an I--IIf"’Lfc: It Ac:c::t"V"’i tcu;~ Ph,I trl Ar.f\1 ()1n ?7A A?~ ARf\1 7.1. ~nA An~ A11 t,..~rlinn c::: 1o(J...;f. nO\l lnnf"’nont I\l1 n::;::l,-,o,,-,::
Section 3
Monday, 30 April 2012
Our Ref: 11357 / Office: Sunshine Coast
kh
DEVELOPMENT
MAN AGE R S
The Chief Executive Officer
Sunshine Coast Regional Council
Locked Bag 72
Sunshine Coast Mail Centre QLD 4560
ATTENTION: Planning Assessment -
North
Dear Sir / Madam
LODGEMENT OF DEVELOPMENT APPLICATION
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR RETAIL BUSINESS
TYPE 2 SHOP &. SALON AND MULTIPLE HOUSING TYPE 4 CONVENTIONAL
12 HASTINGS STREET, NOOSA HEADS
LOT 1 AND COMMON PROPERTY ON BUP2550
Please find enclosed Development Application for Material Change of Use for Retail Business Type 2
Shop & Salon and Multiple Housing Type 4 Conventional in respect of Lot 1 and common property on
BUP2550 at 12 Hastings Street, Noosa Heads.
In support of the application, please find attached:
. IDAS Forms 1 & 5 and IDAS Checklists 1 & 2;
. (5) Copies of the development application report prepared by KHA Development Managers
including Proposal Plans prepared by Bark Design Architects;
. (1)x CD copy of application documentation; and,
. Owners consent and a cheque to Council for the required Impact Assessable application fee of
$9,157.00 calculated as follows:
1 Unit $3,176.00 (inc. $469 Unitywater fee)
-
Shop (49m2) $5,483.00 (inc. 50% mixed
-
use development fee reduction and $498
Unitywater fee)
Should you have any questions with respect to the above, please do not hesitate to contact me direct.
Yours faithfully
KHA DEVELOPMENT MANAGERS
Scott Sobey
DIRECTOR
PLANNING I SURVEYING I PROJECT MANAGEMENT I COURT APPEALS
Brisb ne Sunshine Co st North Oueensl nd
SUite 1, 14 Lever Streel, Nbon Clld 4010 Sute 1, Cornor Surf Road &. Gardak Street lC/41 Sturt Street, 1 ownsville Old 4810
PO Box 266,Albion DC Old /: 010 Alexandra Ileadland Old LI572 F’O Bux 5027, Tow’1svllle Old 11810
p I 073262 1200 f I 07 :l?6? 1/,B9 PO Bux 6380,ivlaruochydore BC Old 4558 pi 0747213066 f I 0747213088
pi Ol 5443 2844 f I 0754/,37146
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. t...~....;.....n PC: J..(wt... nC,,’Ofy"....."’C>,..,t r../;>...,~nc>"’~
Section 4
TOWN PLANNING RE:PORT
12 HASTINGS STREET, NOOSA HEADS
LOT 1 & COMMON PROPERTY ON BUP 2550
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR RETAIL
BUSINESS TYPE 2 SHOP & SALON AND MULTIPLE HOUSING TYPE 4 CONVENTIONAL
File Number: 11357 APRIL 2012
Section 5
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11357
TABLE OF CONTENTS
1.0 Executive Summary................................................................................................................. 2
2.0 Introduction ............................................................................................................................
3
3.0 Site Description .......................................................................................................................
4
3.1 Subject Site......................................................................................................................... 4
3.2 Surrounding Land Uses ........................................................................................................
5
4.0 Proposal................................................................................................................................. 6
5.0 Planning Assessment............................................................................................................... 7
5.1 South East Queensland Regional Plan ...................................................................................7
5.3 The Noosa Plan................................................................................................................... 7
5.3.1 Land Use Definition........................................................................................................... 7
5.3.2 Level of Assessment.......................................................................................................... 8
5.3.3 Applicable Overlays ...........................................................................................................
8
5.3.4 Applicable Codes............................................................................................................... 9
6.0 Conclusion............................................................................................................................ 10
ATTACHMENTS
Attachment A -
Noosa Plan Code Assessment prepared by KHA Development Managers
Attachment B -
Architectural Plans prepared by Bark Design Architects
Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon
and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office)
12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 1
Section 6
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11357
1.0 EXECUTIVE SUMMARY
SITE DETAILS
Address 12 Hastings Street, Noosa Heads
Property Description Lot 1 and Common Property on BUP2550
Area 2,265m2
Local Authority Sunshine Coast Regional Council
Current Use Commercial Premises (Real Estate Office)
Jacaranda No 12 pty Ltd (Trustee)and
Registered Owners
The Body Corporate Pine Trees Resort
SOUTH EAST QUEENSLAND REGIONAL PLAN
Land Use Designation Urban Footprint
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2006
Locality Noosa Heads
Zone Visitor Mixed Use
Overlays Area subject to Minimum Floor Height
High Potential Acid Sulfate Area (0-5m AHD)
APPLICATION DETAILS
Applicant Jacaranda No 12 pty Ltd Cj- KHA Development Managers
Proposal Retail Business Type 2 Shop and Salon and Multiple Housing Type 4
Conventional (1 Additional Unit and ancillary management office)
Application Type Development Permit for Material Change of Use
Level of Assessment Impact Assessable
Applicable Codes . Noosa Heads Locality Code
. Business Uses Code
. Residential Uses Code
. Landscaping Code
.
Engineering Works Codes
.
Driveways and Carparking Code
.
Transport, Roads and Drainage Code
. Erosion and Sediment Control Code
.
Existing Services Code
. Earthworks Code
. Waste Management Code
Referral Agencies Department of Environment and Resource Management (Advice) -
Wetland referral area
Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon
and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office)
12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 2
Section 7
KHA DEVELOPMENT MANAGERS TOWN PLANN I NG REPORT 11357 2.0 INTRODUCTION This Town Planning report has been prepared by KHA Development Managers to accompany a Development Application made on behalf of the applicant, Jacaranda No 12 Pty Ltd. The application seeks a Material Change of Use for Retail business Type 2 Shop & Salon and Multiple housing Type 4 Conventional (1 Additional Unit and ancillary Management Office) on land located at 12 Hastings Street, Noosa Heads, described as Lot 1 and Common Property BUP2550. The property is situated within the Noosa Heads Locality (Zone Map ZM6), and is zoned as Visitor Mixed Use under The Noosa Plan. The proposed Retail Business Type 2 Shop & Salon and Multiple Housing Type 4 Conventional are consistent uses subject to Impact Assessment. The purpose of this report is to describe the characteristics of the subject site and surrounding land uses, detail the proposed development, and address all relevant town planning issues in respect to the proposal. The application includes an assessment of the South East Queensland Regional Plan and The Noosa Plan. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms, and Architectural Plans. Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office) 12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 3
Section 8
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11357
3.0 SITE DESCRIPTION
13.1 SUBJECT SITE
The subject site is situated at 12 Hastings Street, Noosa Heads, described as Lot 1 & Common
Property on BUP2550. The site is currently occupied by a Commercial Premises (Real Estate Office)
and Multiple Dwelling Units (Jacaranda Holiday Accommodation).
The site is achieves connection to established physical infrastructure networks including
telecommunications, water, and sewer.
The location and context of the subject site in Noosa Heads is illustrated in Figure 1 and Figure 2.
Figure 1 Subject site
-
(www.sunshinecoast.qld.gov.au)
Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon
and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office)
12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 4
Section 9
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11357
’3.2 SURROUNDING LAND USES
The site is situated on Hastings Street which is characterised by a mixture of residential and
commercial uses, consisting of holiday accommodation, retail stores, restaurants and businesses.
The site adjoins the Sheraton Noosa Resort and Spa to the east, Noosa Village Motel to the west, and
is directly opposite La Vida Restaurant. The Noosa inlet Boardwalk and Noosa River adjoins to the
rear of the site.
The site is less than 100m from Noosa Woods Foreshore Reserve and Noosa Main Beach.
R_
e~:.~!;
~
Figure 2 Subject site’s location within Noosa Heads
-
(www.sunshinecoast.qld.gov.au)
Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon
and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office)
12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 5
Section 10
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11357
4.0 PROPOSAL
The proposal seeks to establish Retail Business Type 2 Shop & Salon and Multiple Housing Type 4
Conventional (1 Additional Unit and Management office) in accordance with the Architectural Plans
prepared by Bark Design Architects included in Attachment B. This proposal involves change to the
upper level to re-establish as a residential unit and change to the ground level for a street front shop
with a small onsite manager’s office behind. This change includes some minor building extensions
comprising 25.67m2 on the upper level and 38.43m2 at ground level together with a new covered
carport for the residential unit. This change of use is associated with an overall refurbishment of the
existing development to modernise and improve the current site amenity. The proposal plans include
calculations of existing and proposed site cover and GFA. The proposed calculations shown, also
includes minor work associated with the overall refurbishment of the existing development, which is
subject to a separate ’permissible change’ application and which demonstrate compliance with current
planning scheme provisions.
The current site development was originally established under Approval No 51975.3702 (TPC 545) for
14 Multiple Dwelling Units granted 18 & 19 February 1976. Under this approval Lot 1 comprised a
multiple dwelling unit at level 1 with the ground level being an ancillary onsite management office. A
change of use for Lot 1 occurred under Approval No 51988.2776 (TPC 2094) for conversion of the
unit and managers office to Commercial premises (Real Estate Office) granted 13 October 1988.
The proposed change will bring the existing development in line with the Noosa Plan intent for
Hastings Street to comprise active street front non-residential use at ground level with residential use
above ground level. The proposed refurbishment and minor works will result in a significant visual
amenity improvement to the existing streetscape.
Existing population density is 33.6 persons (ie 14 x 2 bedroom units). The proposed additional 2
bedroom unit will increase population density to 36, which remains less than the allowable site
population density of 63.42 persons (ie 2265m2 @ 280 persons per hectare).
Existing GFA is 1,526.56m2. The proposed extensions of 64.1m2 will increase this GFA to 1,590.66m2,
which remains less than the maximum allowable GFA for the site of 2536.8m2. (ie max population
density of 63.42 x 40). Refer plan DA.003 D for GFA calculations.
Key development parameters of the proposal are summarised as follows:
Key Development Parameters Proposal Noosa Plan 2006
Site Area 2,265m2 -
Road Frontage 16.76m -
Gross Floor Area 1,590.66m2 Max 2,536.8m2
(1,643.72m2 including ’permissi ble
change’ GFA)
Site Cover 43.9% (including ’permissible Max 45%
change’ site cover)
Maximum building height Less than 6m, where 10m from A. within 10m of the Hastings 5t or
front boundary. Noosa Drive alignments -
6m
Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon
and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office)
12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 6
Section 11
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11357
5.0 PLANNING ASSESSMENT
15.1 SOUTH EAST QUEENSLAND REGIONAL PLAN
c I so 25 0 SO Met~rs
71.~ ,it’
~----
~~
~-
-.-
’.
:..
"~ I..,
1....
---
.....~~~
......... ~ Ii
Urban Footprint
Figure 3: South East Queensland Regional Plan 2009 -
2031 Land Use Designation (Information Queensland)
Comment: The subject site is identified under the South East Queensland Regional Plan 2009 -
2031
as being in the Urban Footprint. The proposed commercial and residential uses are consistent with
intended uses within the Urban Footprint. The application does not trigger any assessment against
the regulatory provision of the plan.
15.3 THE NOOSA PLAN
Under The Noosa Plan, the site is included in the Visitor Mixed Use Zone of the Noosa Heads Locality.
An assessment of the applicable provisions of The Noosa Plan has been undertaken in the following
sections of this Town Planning Report.
5.3.1 LAND USE DEFINITION
The proposal is defined under The Noosa Plan as follows:
Retail business Type 2Shop & salon The use ofpremises for an activity that is generally found in
a shopping complex_ strip or centre. The use includes a shop/ hairdressing salon appliance repair~
alterations/ dry cleaning and a caf with dining facilities for up to 10people.
Multiple Housing Type 4 Conventional The use of premises for dwelling units that do not fall
within Multiple housing Types 1/ 2/ 3/ or 5. The use includes unit~ townhouses/ flats/ apartment~
villas and small dwelling units.
Comment: The proposal is for a shop, one additional residential unit and ancillary management
office. The proposed uses will operate in accordance with the above definitions.
Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon
and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office)
12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 7
Section 12
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11357
5.3.2 LEVEL OF ASSESSMENT
The following extract of table of assessment outlines the level of assessment for development within
the Visitor Mixed Use Zone in the Noosa Heads Locality for the purposes of Material Change of Use
applicable to the proposal.
Column 1 Column 2 Column 3
Type of development Assessment Category Relevant assessment criteria -
applicable code if development is
self-assessable or requires code
assessment
BUSINESS USES
Consistent use Code assessable if- S43.1 of the Business Uses Code
All Commercial business; a) Home-based business Type 1 and If code assessable-
or not complying with Column 2 of Table a) Business Uses Code;
Entertainment and dining business 14.11, Acceptable Solutions S38.1 to
Type 1 Food and beverages S43.1 of the Business Uses Code; or If Retail business-
or Type 2 Recreation, amusement & b) Retail business Type 1 b) Noosa Heads Locality Code; and
fitness; c) Landscaping Code; and
or Impact assessable if- d) Engineering Works Codes
Home-based business Type 1 a) Commercial business; or
Limited visibility; b) Entertainment and dining
or business; or
Retail business Type 1 Local or Type c) Home-based business Types 2 or
2 Shop and salon 3; or
d) Industrial business; or
Inconsistent use e) Retail business Types 2, 3, 4, 5, 6
Those Business Uses listed in Section or 7
9.24
RESIDENTIAL USES
Consistent use Code assessable if- If code assessable and-
Ancillary dwelling unit; or a) Detached house; or a) Detached house-Detached House
Multiple Housing Type 2 Duplex, or b) Multiple housing Type 2 Code; or
Type 3 Retirement and special Impact assessable if- b) otherwise-
needs, or a) Ancillary dwelling unit; or i Noosa Heads Locality Code; and
Type 4 Conventional or Type 5 b) Community residence; or ii Residential Uses Code; and
Relocatable; c) Multiple housing Types 1, 3, 4 or iii Landscaping Code; and
or 5; or iv Engineering Works Codes
Visitor accommodation Type 2 d) Visitor accommodation
Caravan park or Type 4
Conventional
Inconsistent use
Those Residential Uses listed in
Section 9.24
Comment: The proposal is for a Retail Business Type 2 Shop and Salon and Multiple Housing Type 4
Conventional and therefore the application is subject to Impact Assessable in accordance with The
Noosa Plan.
5.3.3 APPLICABLE OVERLAYS
Overlays recognise a wide range of environmental features and values across localities and zone
boundaries and need to be given particular consideration when preparing and assessing development
proposals.
The level of assessment varies depending on the type of overlay, the impact of the use on the overlay
and whether the impacts of the proposal on the overlay have been considered as part of a prior
application. The subject site is located within an Area subject to Minimum Floor Height and High
Potential Acid Sulfate Area (O-Sm AHD) as detailed below:
Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon
and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office)
12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 8
Section 13
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11357
The subject allotment is affected by the
Flooding Overlay area
-
subject to
w minimum floor height.
As the proposal does not involve any
new buildings and only a minor
. extension to the existing ground floor
tenancy, compliance with the minimum
floor height is not applicable.
Acid Sulfate Soils The subject allotment is affected by the
....\1 Acid Sulfate Soils Overlay.
~-:::j High Potential Acid Sulfate Area 0-6m AHD
&.’<.1
’"
Low Potential Acid Sulfate Area 5-20m AIm No cut or fill is required to
accommodate the uses. Accordingly, no
further assessment is deemed
necessary.
5.3.4 APPLICABLE CODES
The proposed development is Impact Assessable and is subject to assessment against the entire
planning scheme. The following codes are considered the most applicable to the proposal:
. Noosa Heads Locality Code
. Business Uses Code
. Residential Uses Code
. Landscaping Code
.
Engineering Works Codes
.
Driveways and Carparking Code
.
Transport, Roads and Drainage Code
. Erosion and Sediment Control Code
. Existing Services Code
. Earthworks Code
. Waste Management Code
An assessment of these codes has been undertaken by KHA Development Managers and included as
Attachment A. This code assessment has determined that the proposal generally complies with all
probable solutions and specific outcomes. Where probable solutions are not met compliance with the
specific outcome is demonstrated.
Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon
and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office)
12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 9
Section 14
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 11357
6.0 CONCLUSION
This Town Planning report has been prepared by KHA Development Managers to accompany a
Development Application made on behalf of Jacaranda No 12 Pty Ltd over land at 12 Hastings Street,
Noosa Heads (Lot 1 & Common Property BUP2550). The Development Application seeks a
Development Permit for Material Change of Use for Retail Business Type 2 Shop & Salon and Multiple
Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office).
The subject site is identified in The Noosa Plan as being within Noosa Heads Locality and zoned as
Visitor Mixed Use. The proposal is a Consistent Use, and subject to Impact Assessment under the
provisions of The Plan.
Planning support is justified on the following grounds:
The proposal is for consistent uses under the Noosa Plan 2006;
The proposal complies with all provisions of the Noosa Plan 2006 and the applicable codes.
Where the probable solutions of the codes are not met, compliance with the specific
outcomes has been demonstrated;
The change of use brings the existing development in line with the Noosa Plan intent for
Hastings Street to comprise active street front non-residential use at ground level with
residential use above ground level;
The proposed refurbishment and minor works will result in a significant visual amenity
improvement to the existing streetscape.
Approval of the application, subject to the imposition of reasonable and relevant conditions is
warranted.
Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon
and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office)
12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 10
Section 15
KHA DEVELOPMENT MANAGERS TOWN PLANN I NG REPORT 11357
ATTACHMENT A
CODE ASSESSMENT
PREPARED BY KHA DEVELOPMENT MANAGERS
Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon
and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office)
12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 11
Section 16
NOOSA HEADS LOCALITY CODE
Division is-Specific Outcomes and Probable Solutions for the Noosa Heads Locality
Specific Outcomes Probable solutions Proposal
9.9 Effects of use
Amenity
01 Uses are located, designed and No solution provided. Complies
operated to avoid significant adverse The proposed Retail Business Type 2
changes to the light, air quality, noise, Shop and Salon and Multiple Housing
accessibility, or other conditions enjoyed Type 4 Conventional uses are situated
by users of associated, adjoining or within the Visitor Mixed Use Zone and
nearby uses. are consistent uses for the zone.
The proposed uses will not cause any
adverse effects on the site or
surrounding land.
Major road network
02 The visual amenity and character No solution provided. Not Applicable
surrounding the major road network, The subject site does not adjoin any of
including Sunshine Beach Road (David the listed ’major roads’.
Low Way), Eenie Creek Road, Noosa
Drive and Noosa Parade, is protected
and enhances the entrances to Noosa
Heads through-
a) retaining and enhancing the visual
and physical separation of Noosa Heads
from neighbouring localities;
b) ensuring future development does
not encroach upon existing vegetation
within the road reserve; and
c) utilising dense landscaping and earth
mounding (rather than fencing and
walls) for visual screening and noise
attenuation;
AND
03 Development generates traffic Complies
demands that are consistent with the The proposed development is consistent
future capacity of the road network. with the future capacity of the road
network.
Scenic vistas
04 Aesthetic and cultural values of the No solution provided. Complies
natural landscape are maintained The proposal does not impact any
through protecting important scenic important scenic vistas and will not
vistas- result in any change to the natural
a) from the streets, beaches and other landscape.
public spaces;
b) to the ocean, river, coastal lowlands
and the vegetated backdrop of Noosa
Hill;
c) within Little Cove- vistas over Laguna
Bay and to the Noosa National Park and
the vegetation stands, part of the hills
and sand dunes;
d) within Cooloola and Weyba Park
Estates- the scenic view of Noosa
National Park and Weyba Creek; and
e) within Noosa Sound- vistas across
Noosa River.
Section 17
Specific Outcomes Probable solutions Proposal
Mobile business uses
05 Business Uses located within the No solution provided. Not Applicable
road reserve or on the beach The proposed uses are not for mobile
(particularly in the vicinity of Hastings business uses.
Street, Noosa Main Beach and Noosa
National Park) offer goods and services
that directly benefit visitors and
complement the range of visitor
experiences available in the locality,
such as mobile food vendors and learn
to surf classes.
9.10 Built form
Density
06 The density of development within No solution provided. Complies
the site arei’r The proposal is compatible with
a) is compatible with surrounding surrounding development.
development,
b) does not exceed- Being located in the Visitor Mixed Use
i. for the Semi-Attached Housing Zone: Zone the site has a permitted population
A. for sites between 500m2 and 599m2 density of 63.42 persons (ie 2265m2 @
inclusive -
4.8 persons; 280 persons per hectare). The existing
B. for sites 600m2 or more -
6.6 development (14x 2 bedroom units) has
persons or 100 persons per hectare a population density of 33.6 persons.
whichever is the higher; The proposed additional 2 bedroom unit
ii. for the AttachedHousing Zone-a with a population density of 2.4 persons
maximum population density of 160 brings the site total to 36 persons and is
persons per hectare, with the following less than the permitted maximum.
exceptions: -
A. Lot 603 on SP188270 in Serenity The proposed extension will result in
Close, where the allowable population visual amenity improvements to the site
density is 250 persons per hectare B. and Hastings Street streetscape.
Lot 889 SP203086 being the Viridian
Noosa Resort in Viewland Drive where
the allowable population density is 100
persons per hectare;
iii. Business Centre Zone-a maximum
population density of 100 persons per
hectare; and
iv. Visitor Mixed Use Zone-a maximum
population density of 280 persons per
hectare; and
v. for the Community Services Zone
maximum population density of 320
persons per hectare exclusively for the
purposes of Residential Aged Care and
160 persons per hectare for any other
form of Retirement & Special Needs
Housing; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native
vegetation and natural landforms.
Height Complies
07Buildings and other structurefr 57.1 Buildings and other structures The proposed extension does not
a) present a building height consistent have a maximum building height of- exceed a maximum height of 6m within
with structures on adjoining and a) for the Business Centre Zone-12m; or 10m from the front boundary, as
surrounding land; b) for the Visitor Mixed Use Zone- required for the southern side of
b) do not exceed a maximum building i. Northern side of Hastings Street- Hasti ngs Street.
height of-i For the Business Centre A. within 7m of the Hastings St
Zone- 3 storeys; or alignment 6m;
-
ii For the Visitor Mixed Use Zone- A. B. balance area of site -
15m with a
Northern side of Hastings Street- 12m presentation to the
. within 7m of the Hastings St beach; or
alignment -
2 storeys; or ii. Southern side of Hastings Street-
. balance area of site -
4 storeys with A. within 10m of the Hastings St or
Section 18
Specific Outcomes Probable solutions Proposal
a 3 storey presentation to the Noosa Drive alignments -
6m;
beach; or B. balance area of site -
15m; or
B. Southern side of Hastings Street- c) for Attached Housing Zone-12m with
. within 10m of the Hastings St; or the exception of Lot 603 on SP188270 in
Noosa Drive alignments -
2 storeys; Serenity Close, where a maximum
or height of 15m is permitted; or
. balance area of site4 storeys; or
-
d) for any other zone- 8m;
iii For AttachedHousing Zone 3 -
storeys with the exception of Lot 603 on
SP188270 in Serenity Close, where a
maximum height of 4 storeys is
permitted; or
iv For any other zone- 2 storeys;
c) do not visually dominate the street or
surrounding spaces;
d) preserve the amenity of surrounding
land;
e) respect the scale of surrounding
vegetation;
f) respond to the topography of the site
by minimising cut and fill (eg. stepping
down the site or using a suspended pole
construction); and
q) maintain a mature veqetated skyline.
Setbacks
08 Buildings and other structures are 58.1 Buildings and structures comply Complies!Alternative Solution
appropriately designed and sited to- with the minimum setbacks identified in The proposed development complies
a) provide amenity for users of the Schedule 1 -
Minimum Boundary with the minimum boundary setbacks to
premises as well as preserve the visual Setbacks. Hastings Street being 2m at ground
and acoustic amenity of adjoining and level and 2m to the terrace and 6m to
nearby properties; the building on the first floor.
b) provide adequate distance from
adjoining land uses The side boundary setback for the
c) preserve any existing vegetation that ground level is extended to a zero
will buffer the proposed building; setback, with the upper level extended
d) allow for landscaping to be provided to the line of the existing outermost
between buildings; projection.
e) maintain the visual continuity and
pattern of buildings and landscape The proposed building setbacks will
elements within the street; provide appropriate amenity for users of
f) protect public safety and property the premises as well as preserve the
within erosion prone areas by ensuring visual and acoustic amenity of adjoining
such areas are maintained largely free and nearby properties.
of development; and
g) help protect the natural character and The proposal achieves adequate
visual amenity of coastal areas and separation distances from adjoining land
watercourses. and maintains the existing visual
continuity and pattern of development in
Hastinqs Street.
Site cover, gross floor area and plot
ratio
09The site cover, gross floor area and No solution provided. Complies
plot ratio of buildings and other roofed The site cover, gross floor area and plot
structure~ ratio of the proposed development is
a) results in a building scale that is consistent to that of neighbouring
compatible with surrounding development.
development;
b) does not present an appearance of
excessive bulk to adjacent properties,
roads or other areas in the vicinity of the
site;
c) maximises the retention of existing
vegetation and allows for soft
landscaping between buildings;
d) allows for adequate area at ground
Section 19
Specific Outcomes Probable solutions Proposal
level for outdoor recreation,
entertainment, clothes drying and other
site facilities; and
e) facilitates onsite stormwater
management and vehicular access.
010Site cover- Complies
a) for a class 1 or class lOa structure The subject site is situated within the
within the Detached Housing Zone, does Visitor Mixed Use Zone and achieves a
not exceed- site cover of 43.65%.
i for a single storey building50%; or
-
ii for a building of 2 or more storeys -
50% on the ground floor and 30% for
the upper storey(s), or 40% for all
storeys for a building of 2 or more
storeys;
b) for other classes within the Detached
House Zone does not exceed 40%;
c) for the Semi-Attached Housing Zone
does not exceed 40%;
d) for the Attached Housing Zone does
not exceed 40%; or
e) for the Visitor Mixed Use Zone does
not exceed 45%;
011 For Multiple housing Type 2, Not Applicable
buildings have a maximum plot ratio of
0.45:1.
012 For Multiple housing Type 3 or Complies
4, Visitor accommodation Existing GFA is l,526.56m2. The
Type 4 and the accommodation unit proposed extensions of 64.lm2 will
component of an Entertainment and increase this GFA to l,590.66m2, which
dining business Type 3 (hotel)-the remains less than the maximum
maximum agross floor area is allowable GFA for the site of 2536.8m2.
equivalent to the maximum allowable (ie max population density of 63.42 x
population in persons multiplied by 40).
40m2.
013For the Visitor Mixed Use Zone the Complies
maximum gross floor area is equivalent Existing GFA is l,526.56m2. The
to the maximum allowable population in proposed extensions of 64.lm2 will
persons multiplied by 40m2, provided increase this GFA to l,590.66m2, which
that gross floor area does not exceed a remains less than the maximum
total of 13,600m2. allowable GFA for the site of 2536.8m2.
(ie max population density of 63.42 x
40).
014 For the Neighbourhood Centre
Zone and the Business Centre Zone, the Not Applicable
maximum plot ratio does not exceed -
a) 0.8:1 for the first 2,OOOm2 of site
area; plus
b) 0.3:1 for the balance of the site area
in excess of 2 000m2.
Roofform
015Roof forms- 515.1 The main roof of the building has Complies!Alternative Solution
a) contribute positively to the local a roofpitch no less than 5 degrees and The proposal is largely within the
skyline; has minimum 600mm eaves to at least existing built form which comprises a
b) complement the character of the 75% of the perimeter of the building; flat roof. To ensure continuity of design
locality; outcome the minor extensions are
c) use soft and articulated, pitched, AND required to extend the existing roof
skillion or curved roof forms; form. The proposal will however
d) avoid low pitched (eg. less than 5 provide for substantial improvement to
degrees) or box profiles/parapets; and the existing visual character through
e) do not create opportunities for increased roof overhangs and awnings.
Section 20
Specific Outcomes Probable solutions Proposal
residents to overlook the private open
space areas of neighbouring properties.
515.2 Buildings and structures do not Complies
include roof top terraces. There are no roof top terraces proposed.
Flooding and drainage
016 Buildings and other works are 516.1 For new buildings or structures or Not Applicable
designed and sited to- additions of more than 50m2 gross floor The proposal does not constitute a new
a) provide flood free access to premises area to an existing building or structure, building or more than 50m2 extension at
and flood free habitable areas; floor levels for habitable rooms are not ground level.
b) allow only minor, short term and less than the specified minimum floor
infrequent flooding of non-habitable levels;
areas;
c) ensure carparking areas can be AND
adequately drained;
d) ensure drainage does not adversely 516.2 Where Council infrastructure is Complies
impact upon other premises; and available- The proposed development can achieve
e) ensure filling or excavation does not a) any drainage (from buildings and connection to all Council Infrastructure.
adversely impact upon other premises land) flows to that infrastructure; and The existing infrastructure has capacity
by- b) the infrastructure has the capacity to to cater for the additional loading from
i. causing ponding of water on the site accept any additional loading. the minor extension works.
or nearby land;
ii. increasing flooding, which adversely AND
affects the safety or use of any land
upstream and downstream; and 516.3For Residential Uses- Not Applicable
iii. adversely affecting the flow of water a) where slab on ground construction is No slab on ground residential
in any overland flow path. used, filling does not extend more than construction is proposed.
1m beyond the building footprint and
access to car parking areas, measured
from the outer walls of the building; or
b) the design consists of a suspended
floor construction;
AND
516.4 Car parking and maneuvering Complies
areas are constructed at a level that Car parking areas can be drained
permits the parking area to drain from without the need for mechanical
the site by gravity means, without the pumping.
need for mechanical pumping; or
516.5 Basements for residential uses Not Applicable
have flood immunity above the Q100 No basement proposed.
where alternative means to mechanical
pumping are used to achieve such
immunity; or
516.6 Basements for non-residential Not Applicable
uses have flood immunity above the No basement proposed.
Q100 that may be achieved by means of
mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
510ping sites and ridgelines
017Development on sloping sites- 517.1 Buildings and associated access Not Applicable
a) is responsive to the natural ways are not constructed on land with a The site is not a sloping site.
topography of the site and minimises cut slope greater than 1 in 4 (25%);
and fill;
b) does not visually dominate the hill AND
slope or interrupt the skyline;
c) is integrated with the natural site 517.2 Buildings are of split level design
characteristics including vegetation; and that step down the slope or have a
d) for Multiple housing, takes the suspended floor construction;
form of small separate buildings;
Section 21
Specific Outcomes Probable solutions Proposal
AND AND
517.3 Cut or fill is less than 2m in
depth;
AND
517.4The distance between the ground
and the lowest part of the floor of the
building does not exceed 3m to avoid
large under building areas;
AND
517.5 Buildings do not present more
storeys than is allowed in the relevant
zone.
018On steep slopes or ridgelines which 518.1 No solution provided
are visible from the major road network,
areas of public open space, the Noosa
River or the beaches-
a) new buildings and structures
including outbuildings, are designed so
as not to dominate or detract from the
scenic and environmental qualities of
the site and its setting; and
b) the external colour scheme of
buildings is designed to blend with the
natural elements of its surroundings.
Public transport node
019 An accessible and safe public 519.1 A public transport node is located Not Applicable
transport node is established and within Noosa Heads as identified in No changes are proposed to existing
operated within Noosa Heads that- Schedule 5 -
Map 1. public transport nodes.
a) links public transport services to other
centres on the Sunshine Coast; and
b) forms part of an integrated transport
network that is accessible via pedestrian
and bicycle pathways.
9.11 Environment conservation and recreation
Environmental and cultural
heritage values No solution provided Complies
020 There are nosignificant adverse The proposal will not have any
effects on biodiversity, native significant adverse effects on
vegetation, habitats, landscape quality, biodiversity, native vegetation, habitats,
water quality or cultural heritage values, landscape quality, water quality or
including those related to- cultural heritage values.
a) changes to natural drainage;
b) disturbance to any of the wetland
systems;
c) management of landslide and fire
risk;
d) erosion and the transport of
sediments off site;
e) unmanaged public access;
f) changes to fauna habitat and
behaviour; and
g) disturbance of buildings and features,
including natural features, of cultural
heritage significance.
Open space network
021 The integrated open space network 521.1 Open space corridors and Not Applicable
is established, enhanced and protected existing native vegetation in areas The subject site is not identified on Map
throughout the locality to- indicated in Schedule 5 -
Map 4 are 4 of Schedule 5 as being in an open
Section 22
Specific Outcomes Probable solutions Proposal
a) provide for both passive and active protected fromfragmentation and space corridor or existing native
recreational pursuits; encroachment by development. vegetation area.
b) provide connectivity for pedestrians
and cyclists;
c) provide access to community uses
and buildings, public open space and
recreation areas, the beaches, Noosa
National Park and Noosa River;
d) provide habitat connectivity for
wildlife;
e) protect watercourses and drainage
lines,
f) protect vegetation on steep slopes,
and
g) form a scenic backdrop for residential
development.
AND
022 Physical and visual links between S22.1 No solution provided Complies
public open space areas and The proposed development will not
watercourses are retained. impact any existing physical or visual
links to public open spaces or
watercourse areas.
Pedestrian and bicycle pathways
023 Safe and convenient pedestrian S23.1 Pedestrian and bicycle pathways Complies
and bicycle pathways are provided and are provided and retained where The proposal will not impact any
retained between and around key indicated in Schedule 5 -
Map 2; pedestrian or bicycle pathways
destinations.
AND
S23.2 Contributions toward a Pathways Complies
Network are provided in accordance Standard Infrastructure charges will be
with PSP20. paid as applicable
Recrea onalopporluni es Not Applicable
024 Key recreation focal points, No solution provided. The proposal does not include land
including Noosa National Park, Noosa outlined in 024.
River foreshore and mouth, Noosa Main
Beach and Lion’s Park are maintained
without significant changes to their
landscape character, including as a
result of increased infrastructure.
Watercourses Complies
025 The environmental, economic, No solution provided. There will be no adverse effects to
amenity and transportation values of the amenity of the Noosa River system as a
Noosa River system are protected. result of the proposal.
Division 19-5pecific Outcomes and Probable Solutions for the Visitor Mixed Use Zone
Table 9.15
Specific Outcomes Probable solutions Proposal
9.23 Consistent uses
046The following defined uses and use The proposed development is a
classes are consistent uses and are consistent use as it is for Retail
located in the Visitor Mixed Use Zone- Business Type 2 Shop and Salon and
a) Commercial business; Multiple Housing Type 4 Conventional.
b) Entertainment and dining
business Types 1 or 2;
c) Home-based business Type 1;
d) Retail business Types 1 or 2;
e) Education Type;
f) Wellbeing Type 2;
g) Transport Type 1;
h) Ancillary dwelling unit.
Section 23
i) Multiple housing Types 2, 3, 4 or 5;
and
j) Visitor accommodation Types 2 or
4.
9.24 Inconsistent uses
047The following defined uses and use No solution provided Not Applicable
classes are inconsistent uses and are not The proposal does not include any
located in the Visitor Mixed Use Zone- inconsistent use.
a) All Agricultural Uses;
b) Entertainment and dining
business Type 3;
c) Home-based business Types 2 or
3;
d) Industrial business;
e) Retail business Types 3, 4 or 5;
f) Education Types 1, 2 or 3;
g) Emergency service;
h) Open space;
i) Wellbeing Types 1, 3 or 4;
j) Service and utility;
k) Transport Types 2, 3, 4 or 5;
I) Detached house;
m) Community residence;
n) Multiple housing Type 1; and
0) Visitor accommodation Types 1 or
3.
9.25 Effects of use
Character and amenity
048 Hastings Street is predominantly 548.1 The number of non residential Complies
residential in nature with non-residential tenancies developed on a site does not The proposed development reduces
uses limited to the ground floor. exceed the rate of 1 per 20 the extent of existing non residential
accommodation units or dwelling units, use on the site by changing the upper
provided that non- Residential Uses level of Lot 1 from commercial
with a use area over 100m2 are premises to a residential unit. The
calculated as 2 tenancies. minor ground floor extension and
change to shop will provide improved
activation of the streetscape. The
proposal improves the consistency of
existing development with 048.
049 Mixed-use development, 549.1 No development has a non- Complies
incorporating Visitor accommodation, Residential Use component of more The proposed non-Residential use
is designed and operated to ensure than 20% of the gross floor area on the component is less than 20% of the
Business Uses and Community Uses site; gross floor area on the site.
do not have any adverse impact on the AND
amenity
enjoyed by residents and visitors, 549.2No single Business Use has a use Complies
including impacts associated with- area in excess of 300m2; The proposed shop is less than
a) visual and acoustic privacy; AND 300m2.
b) safety and security; and
c) lighting; 549.3Business deliveries are undertaken Complies
only between the hours of 6am to 7pm; Business deliveries will be limited to
AND AND the hours between 6am to 7pm.
549.4 Business Uses operate only Complies
between the hours of 7am and 9pm with The proposed shop operating hours
the exception of Entertainment and will be restricted to the hours
dining business, which may operate between 7am and 9pm.
until2am.
AND
050 The character and amenity of the 550.1 Residential Uses are located Complies
street is protected through- above the ground floor level. The proposed additional unit is
a) a single access point to the included on the first floor.
development;
b) dense street planting and a variety of
Section 24
alfresco dining and sitting areas serving
as local meeting places;
c) small separate buildings, rather than
large single bulking buildings, and
d) uses on the ground floor level being
Business Uses such as shops, cafes,
restaurants that create active building
fronts, with accommodation units located
above.
Entertainment and dining business
uses
051 Entertainment and dining 551.1 Entertainment and dining Not Applicable
business uses are designed to avoid:- business uses do not include drive-
a) creating excessive traffic or amenity through facilities for purchasing food or
impacts on Hastings Street; or alcohol.
b) interrupting the pedestrian flow along
footpaths.
Pedestrian connectivity and scenic
amenity
052 Vistas from Hastings Street to the 552.1 No solution provided Complies
beach are protected and enhanced; No change to vistas from Hastings
AND Street to the beach will result.
053 Pedestrian links from Hastings 553.1 No solution provided Complies
Street to the beach, adjacent parkland, No change to existing pedestrian links
national park, foreshores, reserves and will result.
residential neighbourhoods are enhanced;
AND
054 Fences between buildings and the 554.1 Fences between buildings and the Not Applicable
beach are designed and sited to be beach- The site does not front the beach.
sympathetic with the scenic amenity of a) are no more than l.5m in height;
the beachfront and do not degrade the b) are of open construction (at least 50%
beachfront character. transparent);
c) incorporate lightweight materials; and
d) incorporate dark colours to blend with
the natural landscape.
Visitor accommodation Type 4
055Lot 7 on RP802632 being the Noosa No solution provided. Not Applicable
Sheraton Resort in Hastings Street is
developed and maintained for Visitor
accommodation Type 4 and offers
associated Business Uses.
9.26 Built form
5treetscape & character
056Development- 556.1 Ground floor uses have at least Complies
a) respects and complements the existing 50% transparent glazing to shopfronts to The proposed shopfront will have
neighbourhood character; create active street fronts. more than 50% transparent glazing,
b) addresses the street and contributes promoting an active street front.
positively to the streetscape;
c) incorporates attractive and
contemporary designs;
d) contributes positively to the skyline
with pitched roofs,
e) provides variation and vitality in
setback alignment;
f) incorporates outdoor dining or
landscaped areas;
g) includes covered pedestrian entrances
to premises;
h) varies in line and plane;
i) employs landscape designs in front
building setback areas and footpath areas
that are in character with existing
streetscape themes;
j) provides for a variety of balconies,
Section 25
verandas, railing treatment and awnings
but with limited covering of pedestrian
areas;
k) uses a variety of building materials to
add to the diversity and visual interest
within the streetscape; and
I) provides separate entrances for
Business Uses and Residential Uses
within the one buildinq.
Carparking and access
057 On-site covered and open carpark 557.1 and 558.1 and 559.1 Parking Complies
areas are generally screened from the spaces are located such that- Carparking spaces are concealed from
street to avoid visually dominating the a) open carparking spaces are concealed Hastings Street road frontage. No
streetscape and detracting from the from the Hastings Street and Noosa Drive change to the existing single ingress /
pedestrian orientated character of frontages; egress point is proposed.
Hastings Street; b) a single ingress or egress point is
provided for all carparking;
AND c) a 6m landscaped setback is provided
between the parking spaces and the road
058 Hastings Street is maintained as a reserve; and
narrow traffic way, whilst allowing for d) they are accessible to patrons and
parking and loading of vehicles on the staff during business hours with security
street; gating only activated for Commercial
Uses outside of business hours.
AND
059On site covered carparking areas are
accessible to residents, customers, staff
and visitors during business hours.
Comment: The proposal complies with the specific outcomes of the Noosa Heads Locality Code. Where
probable solutions are not met, an alternative solution demonstrating compliance with the specific
outcome is provided.
BUSINESS USES CODE
Table 14.8 For all Business Uses
Specific Outcomes Probable solutions Proposal
14.15 Effects of Use
Electricity infrastructure
018 The development does not 518.1 No solution provided Complies
adversely impact on existing or future The subject site is currently connected
electricity supply infrastructure; to electricity. It is not anticipated that
the development will adversely impact
AND electricity supply infrastructure.
019 All uses and works maintain an 519.1 Development for uses adjacent to Complies
adequate safe distance from electrical or within SOm of an existing electricity The site is not within SOm of an
infrastructure including substations, substation incorporates noise electricity substation.
overhead powerlines, power poles and attenuation measures to mitigate noise
transformers. impacts;
AND
519.2 Buildings and structures Complies
(including swimming pools, sheds, Buildings and structures will not be
tennis courts and outbuildings) are not constructed under any overhead lines or
constructed under overhead electricity electricity easements.
transmission lines, or within electricity
easements.
Noise
020 Development is designed and sited No solution provided Complies
to avoid noise emissions that The development will not generate noise
unreasonably diminish the amenity of emissions that will unreasonably
Section 26
Specific Outcomes Probable solutions Proposal
the area or surrounding uses. diminish the amenity of the area or
surrounding uses.
Mechanical plant and equipment
and storage areas
021 Mechanical plant and equipment 521.1 Mechanical plant and equipment Complies
(including air conditioning equipment) are-- Any mechanical plant and equipment
and storage areas are designed and a) located more than 2m from any proposed will be appropriately sited and
located to- property boundary; screened.
a) avoid adverse visual impacts when b) where located at ground level,
viewed from the street and adjoining screened by fencing l.5m in height or
properties; and dense vegetation of at least l.5m in
b) visually integrate with the building width incorporating grouped trees and
design. shrubs with maximum separation
distance of 1m measured from the
centre of the tree or scrub; and
c) are visually integrated into the line
and plane of the building and roof
design and do not project beyond the
height or width of the building when
viewed from the street and adjoining
properties;
AND
521.2 For Industrial business and Not Applicable
Retail business
Type 3, materials The proposal is not for Industrial
stored outside of a building do not business or Retail business Type 3.
exceed 4m in height or half the height
of the on-site buildings whichever is the
greater.
5afety and security 522.1 Boundaries are identified by such Complies
022All property boundaries are clearly means as- The frontboundary will be identifiable
identifiable with public and private a) fencing; or through landscaping and changes in
spaces clearly defined. b) changes in surface materials or surface materials.
levels; or
c) landscape treatments;
AND
522.2 Loading and storage areas are Not Applicable
well lit or can be locked after hours. No onsite loading or storage area is
proposed.
023All premises and access routes are 523.1 All premises are identified by the Complies
clearly identifiable to all persons, provision of the street number in a Legible street numbering/signage will be
particularly emergency services prominent location, preferably near the incorporated into the development.
personnel. site entry, (i.e. on the kerb or letterbox)
or by signage on the building or site.
024All building entries are designed to 524.1 The number of entrances and Complies
be obvious and easily identifiable sites exits are limited and main building The proposed new shop entry fronts the
to enable external areas to be entrances/exits are located at the front street. No change to the existing access
monitored. of the site, in view of the street. Where to the upper level is proposed.
this is possible, due to site or
not
existing building constraints, a well
defined path is provided to the
entra nee/exit;
AND
524.2 All entrances/exits to buildings, Complies
are well lit and
signed, and signage Appropriate lighting and signage will be
includes hours of operation; incorporated into the development.
AND
524.3 Entrances/exits are located to Complies
provide a direct link to driveways and Existing driveways and car parking areas
carparking areas; will be maintained.
Section 27
Specific Outcomes Probable solutions Proposal
AND
524.4 Recessed doorways are avoided Complies
where the recess is of sufficient size to Recessed doorways have been avoided.
conceal a person. Where recessed
doorways are unavoidable, measures
are used to enhance
safety, as follows-
a) good lighting installed;
b) strategically placed mirrors installed;
c) angled approaches provided; or
d) gates which restrict access provided.
525.1 Windows and main entrances are Complies
025Uses are arranged within buildings positioned to allow for casual The new shop will provide for good
and on sites to enable external areas to surveillance. casual surveillance.
be monitored.
526.1 Communal open spaces, Not Applicable
026 Communal open space, including including congregation and seating No communal open space is proposed.
congregation and seating areas, is areas are situated where they are in the
located where it can be monitored. line of sight of windows, doors and/or
balconies of buildings, or can be seen
from a street or other public space.
527.1 Buildings or structures that are Complies
027 Buildings and structures are visible from a public street or laneway- The new shop provides good casual
designed to mini mise opportunities for a) avoid the use of solid fences and surveillance, and includes articulated
vandalism. blank walls which attract graffiti. Where facades, toughened glass and other
solid blank surfaces unavoidable,
are lighting and paint devices to discourage
measures in the form of
landscaping, vandalism.
creepers, murals, vandal resistant paint,
etc are used;
b) use toughened glass, security screens
and other measures (but not including
security shutters that obscure the view
of shopfronts) are used in windows
which are provided at ground level, to
deter break and enters; and
c) use hardy vandal proof materials and
anti-graffiti paint are used in the
construction of buildings.
528.1 Lighting of appropriate intensities Complies
028 Lighting of appropriate intensities is provided which satisfies the Appropriate lighting will be installed.
is provided to maximise safety. requirements of Australian Standard
ASl158: Public Lighting Code, unless
otherwise specified in this Code;
AND
528.2 External lighting of a graduated Complies
intensity is provided which starts at a Appropriate lighting will be installed.
lowerlevel of brightness at the perimeter
of the site and rises to a higher level at
the entrance to buildings or at the
centre of the site;
AND
528.3 Lighting is directed onto the site Complies
and away from neighbouring properties; Lighting will be appropriately sited and
AND directed.
528.4 Vandal-resistant lighting is used Complies
in public and publicly accessible areas. Appropriate lighting will be installed.
529.1 Public toilets are located in high Not Applicable
Section 28
Specific Outcomes Probable solutions Proposal
traffic areas No public toilets are proposed.
AND
029 Public toilets are designed and 529.2 Features that may legitimise Complies
constructed to- loitering, such as seating or public The proposed seating is not within 20m
a) ensure the safety of all people using telephones are not located within 20m of public toilet entrances.
them; and of toilet entrances;
b) take advantage of informal AND
surveillance from adjoining uses and
activities, discouraging non-legitimate 529.3 Entrances to public toilets are Not Applicable
uses. visible from the street, footpath and No public toilets are proposed.
other activity areas on the site or
adjoining sites.
030 Premises have accessibility to 530.1 Safe and convenient pathway Complies
pu blic tra nsport. access is provided from the site to link Safe and convenient pathway access is
to existing pathway networks that achieved from the site to existing
services public transport facilities; pathway networks adjoining the site.
OR
530.2 Direct pathway access is Complies
provided to the public transport facility if Pathway access around the site
the facility is contained on site or within frontages will be maintained.
SOm from the property boundary.
031 Business Uses are designed and 531.1 Safe and convenient cycle access Complies
constructed to encourage users of the to and from the site from the existing Safe and convenient cycle access is
development to access the site by road and bicycle network, and safe provided from the existing road and
means of footor bicycle through bicycle movement within the site is bicycle network.
provision of appropriate end-of trip provided;
facilities including bicycle parking and AND
shower/change rooms.
531.2 Secure and convenient parking Not Applicable
space for bicycles is provided on site in The proposed works result in a
accordance with AS2890.3 Bicycle reduction of existing commercial use on
Parking Facilities and Figure 14-1 the site. No new bicycle parking is
Minimum Requirements for Bicycle required.
Parking;
AND
531.3 Where at least S bicycle parking Not Applicable
spaces are required in accordance with No end of trip facilities are required.
Figure 14-1 Minimum Requirements for
Bicycle Parking, end-of-trip cycle
facilities are provided at the following
rate:
a) 1 locker per 2 bicycle parking
spaces; and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle spaces
or pa rt thereof;
AND
531.4 Bicycle parking spaces and cyclist Not Applicable
facilities are designed in accordance with No bike facilities are required.
AUSTROADS Guide to Traffic
Engineering Practice, Part 14 -
Bicycles,
Section 10;
AND
531.5 On-site pedestrian facilities such Complies
as seating and shade structures are A seat and awning is provided at the
provided in developments for the shop frontage.
convenience of persons walking to the
site.
5ite facilities
032 Waste storage areas, external 32.1 Waste storage areas, external Complies
Section 29
Specific Outcomes Probable solutions Proposal
storage areas and loading docks do not storage areas and
loading docks are Existing waste storage areas and
detract from the visual amenity of the situated to the rear of the building or arrangements are maintained.
streetscape or cause nuisance to under the ground;
adjoining properties. OR
532.2 With the exception of the access Complies
way, waste storage areas, external Existing waste storage areas and
storage areas and loading docks are arrangements are maintained.
visually screened by landscaping or
fencing.
Environment & heritage values
033 There aresignificant adverse
no No solution provided. Complies
effects on the
biodiversity, natural No significant adverse effects on
vegetation, native wildlife, habitats, Advisory note environmental or cultural heritage
landscape quality, water quality or PSP24 -
Effluent Disposal details values will result from this development
heritage values, including those related requirements for the design and siting of as it merely represents the
to- effluent disposal systems where located redevelopment of an existing
a) changes to natural drainage; outside a sewerage service area. commercial use to a shop and residential
b) disturbance to any of the wetland Compliance with PSP24 will be unit within an existing development.
systems; considered as part of Councils
c) management of landslide and fire assessment of the plumbing and
risk; drainage application.
d) erosion and the transport of
sediments offsite;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and features,
including natural features, of heritage
siqnificance.
Noise and visual amenity
035 Uses maintain a satisfactory level 535.1 For uses involving outdoor courts Not Applicable
of acoustic and visual amenity for including tennis courts, half courts and
surrounding uses. netball courts-the use complies with
the requirements in Section 2 of PSFf3
Tennis and other Courts.
Outdoor dining areas
036 Outdoor dining areas are designed 536.1 Walls to outdoor dining areas Not Applicable
and located so that- are- No outdoor dining area is proposed.
1 structures are aesthetically a) if facing a roadway or other publiC
pleasing and in keeping with area, transparent;
the existing character of the b) not made of flexible, roll-up or drop
area, including the plastic sheeting;
architecture of the c) separated from the floor and any
associated building; roof by a minimum vertical gap of
b) outdoor dining adds to the SOOmm; and
landscaped streetscape without d) if detachable or collapsible, are
increasing perceived building bulk; only used during inclement weather;
c) temporary walls or roofs are stored AND
when not in use and secured at all 536.2 Roof, walls or other structures do Not Applicable
times; not extend beyond the boundaries of No outdoor dining area is proposed.
d) adequate air movement is available; the premises;
and AND
e) structures do not impede the 536.3The outdoor dining area complies Not Applicable
movement of pedestrians or vehicles; with Planning Scheme Policy PSP14 No outdoor dining area is proposed.
AND Outdoor Dining.
037 Adequate clearways and head 537.1 Roof structures over outdoor Not Applicable
clearance are provided to allow safe dining areas have a minimum clearance No outdoor dining area is proposed.
Section 30
Comment: The proposal complies with all applicable probable solutions and specific outcomes of the
Business Uses Code.
RESIDENTIAL USES CODE
Table 14-24 -
For All Residential Uses
Specific Outcomes Probable solutions Proposal
14.46 Effects of use
Electricity supply infrastructure 51.1 No solution provided. Complies
01 The development does not adversely The proposed development will be
impact on existing or future electricity adequately serviced by existing
supply infrastructure; electricity supply infrastructure.
AND
02 All uses and works maintain an 52.1 Development for uses adjacent to Complies
adequate safe distance from electrical or within 50m of an existing electricity The site is not within 50m of an
infrastructure including substations, substation incorporates noise electricity substation.
overhead powerlines, power poles and attenuation measures to mitigate noise
transformers. impacts;
AND
52.2 Buildings and structures (including Complies
swimming pools, sheds, tennis courts or No buildings or structures will be
outbuildings) are not constructed under constructed under overhead electricity
overhead electricity transmission lines, lines or easements.
or within electricity easements;
AND
52.3 A minimum separation distance is Complies
maintained fromthe electricity Minimum separation distances are
transmission line to the closest boundary achieved.
of habitable buildings and child activity
areas, as follows-
a) 20m for transmission lines up to
132kV;
b) 30m for transmission lines between
133kV and 275kV; and
c) 40m for transmission lines greater
than 275kV.
Hot Water 5ystems 53.1 All hot water systems installed Complies
03Hot water systems are installed and are- Requirement for a hot water system,
operated to support the efficient use of a) solar systems; or compliant with 53.1, can be conditioned.
natural resources and minimise b) electric heat pump systems; or
consequent pollution such as c) natural gas or LPG systems; or
greenhouse gas emissions. d) any combination of a), b) or c).
Water supply and conservation 54.1 & 55.1 For a Class 1 building Not Applicable
04 On-site water storage is designed other than a Detached house or The proposed development is within a
and operated to support the efficient Multiple Housing Type 1, outside a reticulated water service area.
use of water; reticulated water service area, a
rainwater tank is to be installed with the
AND following minimum storage capacities-
a) Where no more than 3 bedrooms -
05 On-site water storage is adequate 45,000 litres; or
for occupants every day use and fire b) Where more than 3 bedrooms -
fighting purposes. 60,000 litres;
AND
c) There is to be on the lot a dam,
swimming pool or water tank accessible
for use by the fire brigade that contains
at least 5 000 litres of water.
Section 31
Specific Outcomes Probable solutions Proposal
Advisory note
The 5,000 litres
required can be
included within the water
required in
54.2 or 55.1 providing it is accessible for
the purpose of fire fighting at all times
and not used for other domestic
purposes.
Erosion and sediment control No solution provided. Complies
06Development does not cause erosion Development will not cause erosion or
or result in transport of sediments off- Advisory Note result in the transport of sediments off-
site. Persons undertaking development, site.
including building work, are required
under the Environmental Protection
(Water) Policy 1997 (EPP)to ensure that
sediment and other material including
building waste, sawdust, concrete,
cement or paint are not deposited or
released into a roadside gutter,
stormwater drain or waterway, or into a
place where it could reasonably be
expected to move or be washed into a
roadside gutter, stormwater drain or
waterway and are not washed from the
site. Council enforces the EPP and
penalties may apply.
Safety and security 57.1 The building entrance is clearly Complies/ Alternative Solution
07For Multiple Housing Types 2, 3 identifiable and visible from the street, No change to existing building entries is
and 4, buildings and outdoor spaces are footpath and driveway; proposed. While the entrance to unit 1
designed to protect the personal security is not visible from the street, the
and safety of residents by allowing for entrance is clearly visible on site from
natural surveillance. AND the pedestrian path and driveway.
57.2 The internal path network has Complies
clear sightlines to the dwelling entry and The internal path network has clear
street access points; sightlines to the dwelling entry and
AND street access points
57.3 Visitors have direct access to the Complies
entrance without passing through Direct visitor access to the front door of
private outdoor liVing areas. unit 1 is achieved.
Emergency access No solution provided. Complies
08For Multiple housing Type 3, 4 & No change to existing site access is
5, site design and layout ensures proposed.
efficient access and egress for
emergency vehicles.
Basement drainage 59.1 Enclosed car parking and Not Applicable
09 Buildings and access works are manoeuvring areas are constructed at a No basement is proposed. All parking is
designed and sited to protect persons level that permits the parking area to at ground level.
and property in the event of a flood and drain from the site by gravity means,
power failure. without the need for mechanical
pumping.
Separation ofincompatible uses 510.1 Bedroom windows are at least Complies/Alternative Solution
010 Development is designed to 3m away from shared driveways or The development has been designed to
minimise noise carrying between carparking areas of adjacent dwelling minimise noise carrying between units.
dwelling units or accommodation units units or accommodation units. The conversion of the upper level of lot
by locating noise sensitive spaces such 1 to a residential unit will not result in
as bedrooms away from noise any noise impacts.
generating areas of the
development,
such as carparking areas or mechanic
plant and equipment or recreational
facilities.
Mechanical plant & equipment 511.1 Mechanical plant and equipment, Complies
011 Mechanical plant and equipment including pool and spa pumps, pool Any mechanical plant and or equipment
associated with Residential Uses are heaters, air-conditionin units and will be screened from the street and
Section 32
Specific Outcomes Probable solutions Proposal
designed and located so as not have an refrigeration units are- adjoining properties.
adverse impact on the visual amenity of a) where located at ground level,
the site or surrounding areas. screened by fencing l.5m in height or
dense vegetation of at least 1.5m in
width incorporating grouped trees and
shrubs with maximum separation
distance of 1m measured from the
centre of the
plant; and
b) for Multiple housing Type 2, 3 & 4
are visually integrated into the line and
plane of the building and roof design
and do not project beyond the height or
width of the building when viewed from
the street and adioininq properties.
Ancillary recreation uses 512.1 If the use involves ancillary use Not Applicable
012 Ancillary recreation uses, such as of outdoor courts including tennis No outdoor courts are proposed.
outdoor tennis courts and half netball courts, half courts and netball courts-
courts, do not have an adverse effect on the use complies with the requirements
the amenity enjoyed by users of in Section 2 of PSP8 Tennis and Other
adjacent or nearby premises nor do they Courts;
cause unreasonable disturbance to local AND
fauna through light emissions by
ensuring that all lighting devices are 512.2 Any lit tennis court or sports
limited to those designed and installed court is located at least 60m from the
to: external wall of an existing or approved
a) minimise light spillage on residential dwelling on an adjacent or
neighbouring premises; nearby lot(as measured from the
b) preserve an acceptable degree of centre line of the court);
lighting amenity at the neighbouring AND
premises;
c) provide covers or shading around 512.3 The vertical illumination resulting
lights; from direct, reflected or other incidental
d) direct lights downwards; light emanating from the site does not
e) position lights away from possibly exceed 8 lux when measured at any
affected areas; and point 1.5m outside the boundary and at
f) enable brightness of lights to be any level from ground level upward;
adjusted to low levels. AND
512.4 Any flood lighting is restricted to
the types that give no upward
component of light where mounted
horizontally (i.e. a full cut off luminaire).
013 Noise originating from the use of 513.1 The court is not used between
the tennis court does not have a the hours of 10:00pm and 6:30am the
detrimental effect on the amenity of the following day.
area or cause nuisance to neighbouring
residents.
Privacy 514.1 Transparent doors and windows Complies
014 For Multiple Housing Types 2, 3 are designed and located so they do not No privacy impacts will result to existing
and 4, building and structures are directly face transparent doors or site units or neighbouring properties.
designed and sited to ensure the visual windows or the private open space
privacy of residents of the development areas of other dwelling units within 10
and neighbouring properties is metres;
protected. AND
Figure 14-3 Privacy Measures 514.2 Planter boxes, louvre screens, Not Applicable
pergolas, landscaping and architectural No ground floor units are proposed or
~ l\
,,~ design of balconies are used to screen exist.
I t: ---~ the ground floor private open space of
~ .fi\A.~--Ii’ dwelling units or accommodation units
r-_’I~r from upper level units (refer to Figure
14-3 Privacy Measures which illustrates
how trees, awnings, screens, fences and
Section 33
Specific Outcomes Probable solutions Proposal
planter boxes reduce mlnlmlse the
ability to directly look into neighbouring
homes and yards).
Access to Sunlight 515.1 Development does not reduce Complies
015For Multiple housing, buildings and sunlight to at least 50% of the private The proposed development will not
structures are designed and sited so as open space areas of any adjoining reduce by 50% or more, existing
not to residences to less to than 2 hours sunlight exposure of any adjoining
unreasonably diminish the existing between 9am and 3pm on any day of residents’ private open space.
sunlight to adjoining residences and the year;
associated private open space areas; OR
AND 515.2Where overshadowing by existing Not Applicable
structures and fences occurs to more No overshadowing exists.
than 50% of the private open space
areas of any adjoining residences,
sunlight is not further reduced by more
than 20%.
(See Figure 14-4-Preventing
overshadowing)
016 Multiple housing is designed and 516.1 No solution provided Complies
sited to minimise the extent of shadows The proposed development will not
cast on solar photovoltaic cells on roofs Figure 14-4-Preventing reduce the opportunity of adjoining
of adjoining buildings. overshadowing properties to access sunlight for photo-
voltaic cells.
PLAN -
ILLUSTRATES DWELLINGS THAT ARE
SITED TO MAXIMISE SOLAR ACCESS
/0
--
/
--
ELEVATION -
ILLUSTRATES BUILDINGS THAT
ARE SITED TO MAXI MISE SOLAR ACESS TO
ADJOINING PROPERTIES THROUGH ROOF
DESIGN AND UPPER STOREY POSITIONING
TO MINIMISE IMPACTS ON PROPERTIES 0
THE SOUTH.
DETAILED ELEVATION -
THE MEASUREMENT
"*"
AT IS 50% OF THE WIDTH OF THE
SOUTHERN PROPERTY. IT’S NOT AFFECTED
Section 34
Specific Outcomes Probable solutions Proposal
BY SHADOWS FROM THE NORTHERN
NEIGHBOUR, EVEN IN THE MIDDLE OF
WINTER WHEN THE SUN IS LOW.
510ping sites 517.1 Buildings and structures on Not Applicable
017 On sloping sites, buildings and sloping sites- The site is not a sloping site
structures are designed to maximise the a) Have a maximum distance of 3m
use of the natural topography and between the ground and the lowest part
minimise the need for cut and fill. of the floor of the building or the
building incorporates undercroft skirting
or screening (eg. timber battens) to the
full height of any undercroft area higher
than 3m above ground level at the
perimeter of the building;
b) are of split level design that step
down the slope or have suspended floor
construction;
c) limit the amount of cut or fill to less
than 2m in depth relative to natural
ground level; and
d) do not result in the spread of fill
beyond the footprint of the building and
associated batters.
Table 14-26 -
For Multiple housing Type 4 -
Conventiona
R:!’ -r-niT.... . :.u-. iF.’1. ~.]rnl . .. .~"f:ll
Parking & access for visitors & 540.1 No solution provided Not Applicable
service providers No visitor parking is provided for the
040 Parking and vehicular access is new unit nor required due to existing
conveniently, safely and efficiently carparking credits.
provided for visitors and service
providers;
AND
041 Visitor carparking spaces are 541.1 Visitor carparking spaces are not Not Applicable
accessible at all times; located behind locked gates. No visitor parking is provided for the
AND new unit nor required due to existing
carparking credits.
042 Visitor carparking spaces do not 542.1 Visitor carparking spaces are not Not Applicable
hinder the access or movement of any located in tandem with a garage or other No visitor parking is provided for the
vehicle on-site carparking space. new unit nor required due to existing
carparking credits.
5ite facilities
043 Waste storage areas, letter boxes 543.1 No solution provided Complies
and external storage areas are sited and Existing waste storage areas will be
designed for attractive visual appearance maintained. Letter boxes will
and function, and complement the complement the architectural design.
architecture and environs;
AND
044High volume pedestrian areas within 544.1 Hard surface is provided to Complies
developments are sealed to provide safe driveways, walkways, entries, outdoor Hardstand surfaces are provided to all
access and avoid damage to landscaped patios, and in the vicinity of waste high volume pedestrian areas.
open space area; storage areas, letter boxes and clothes
lines;
AND AND
045 Adequate enclosed storage areas 545.1 A weatherproof storage area of at Complies
are provided on-site to meet the likely least 12.6m3 (having a height of at least The proposed unit is provided with
needs of the residents. 2.1m and an area of 6m2) is
provided adequate storage area.
within or attached to each dwelling unit.
This storage space will not contribute to
GFA providing it can be directly accessed
from outside the building and does not
exceed an area of 7m2
Section 35
Comment: The proposal complies with the specific outcomes of the Residential Uses Code. Where
probable solutions are not met, an alternative solution demonstrating compliance with the specific
outcome is provided.
LANDSCAPING CODE
A summary of the proposed development’s compliance with the purpose of the Landscaping Code, Traffic
and Parking is included below.
The purpose ofthis code is to ensure:
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and
locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and cultural
values;
c) ensures the revegetation and rehabilitation ofnative wildlife habitat and riparian zones to protect
and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of
stormwater;
e) enables the establishment ofappropriate plantings that are ofa scale and density commensurate
with building height, bulk and scale to buffer development and conflicting land uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs ofdwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: The proposal comprises a minor extension to existing site development and refurbishment of
the existing use. As such full compliance with the Landscaping Code if not possible or applicable. The
proposed works to Lot 1 includes new landscape elements where possible to enhance the site and the
streetscape amenity in accordance with the general intent of the Landscape Code.
ENGINEERING WORKS CODES
DRIVEWAYS AND CARPARKING CODE
A summary of the proposed development’s compliance with the purpose of the Driveways and Carparking
Code is included below.
The purpose ofthis code is to ensure:
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a
property and from the public road is provided;
b) The safety ofpedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and non-motorised
transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe and
functional and meet the reasonable requirements ofthe particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring ofservice vehicles within the development site;
f) Development does not adversely impact on existing public parking;
Section 36
g) Adequate monetary contributions are made in circumstances where Council considers the
provision of external parking will fulfil the parking demand generated by the development and
will not have an adverse impact on existing public parking; and
h) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment:
Lot 1 has a current credit of 6 carparking spaces, being 1 covered carpark associated with the original
Multiple Dwelling Unit approval (approval No 51975.3702 TPC 545) and 5 carparking spaces
-
(contribution) associated with the commercial premises approval (approval No 51988.2776 TPC 2094). -
We note that while Lot 1 does not have an existing covered carparking space, a new covered space is
proposed with this application.
Carparking requirements of the Driveways and Carparking Code are achieved as follows:-
Noosa Plan Requirements Provided
Proposed Use Required
Multiple Housing For 2 bedroom dwelling units or those 1 covered space 1 covered space
Type 4 Conventional between 76m2 and 110m2- + 0.33 space
1 covered space per dwelling unit; and + 0.25 space
1 space per 3 dwelling units, or part thereof; 1.28 spaces
and 1designated visitor carparking space,
accessible at all time, per 4 dwelling units or
part thereof.
Retail Business 1 space per 20m2, or part thereof, of use 49m2 = 2.45 spaces 5 contribution credits
Type 2 Shop and salon area for areas up to 100m2 (excluding 1 uncovered space
outdoor dining area);
Total: 4.03 car spaces 7 car spaces or
equivalent
EARTHWORKS CODE
A summary of the proposed development’s compliance with the purpose of the Earthworks Code is
included below.
The purpose ofthis code is to ensure:
a) To ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to-
i. land stability (including differential settlement or expansion in reactive sOils);
ii. contamination ofland;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss ofnative remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: No earthworks are proposed other than that associated with Building Works. Should any
earthworks be required or conditioned they will be addressed in a subsequent Operational Works
Application.
EROSION CONTROL CODE
A summary of the proposed development’s compliance with the purpose of the Erosion and Sediment
Control Code is included below.
The purpose ofthis code is to ensure:
Section 37
a) there is no significant environmental harm caused by the effects of erosion and sediment
transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance ofland is minimised.
Comment: The proposal will be able to achieve compliance to all Specific Outcomes of the Erosion
Control Code. Code requirements will be addressed in a subsequent Operational Works Application, to be
lodged once the Material Change of Use approval is secured. An Erosion and Sediment Control Plan will
be prepared as required at the Operational Works Stage.
EXISTING SERVICES CODE
A summary of the proposed development’s compliance with the purpose of the Existing Services Code is
included below.
The purpose ofthis code is to ensure:
a) Existing Council owned underground infrastructure is protected from potential or actual damage
caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design ofthe development.
Comment: The site and premises is currently connected to all necessary services. Existing Council
infrastructure will be protected, or replaced at the developer’s cost if damaged.
TRANSPORT, ROADS AND DRAINAGE CODE
A summary of the proposed development’s compliance with the purpose of the Transport Roads and
Drainage Code is included below.
The purpose ofthis code is to ensure:
a) Development is consistent with the intentions ofthe strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor vehicle
travel;
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of the
private car;
iv. ensure that vehicle access to the development does not compromise the capacity and safety
ofthe road system;
v. not increase the scale ofthe road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole oflife cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level offlood immunity (including local flooding on roads, i.e. through sufficient kerb
storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
Section 38
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key development
style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or convey
the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and
j) Road and drainage infrastructure does not create any adverse impacts upon environmental
values associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: No roadworks are proposed or required. As a minor extension only, all drainage will be
discharged via the existing drainage system. Any required works can be conditioned and addressed in a
subsequent Operational Works application once the Material Change of Use approval is secured.
WASTE MANAGEMENT CODE
A summary of the proposed development’s compliance with the purpose of the Waste Management Code
is included below.
The purpose ofthis code is to ensure:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe and
ecologically sustainable manner and without environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction ofa development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose of
waste generated by the development.
Comment: As a minor extension only no new waste management provisions are required. Waste
storage and collection will occur as per current arrangements.
WATER SENSITIVE DESIGN CODE
A summary of the proposed development’s compliance with the purpose of the Water Sensitive Design
Code is included below.
The purpose ofthis code is to ensure:
a) all urban development has suitable treatment and reuse systems for all site run-off;
b) all urban development reduces the need for mains water by utilizing run-off from appropriate
areas for applications such as toilet flushing and garden maintenance;
c) pipeless stormwater management systems are utilised;
d) downstream ecosystems, properties and infrastructure are not adversely impacted by either
quantity, levels ofinundation or water quality changes caused by development; and
e) water reuse facilities have no adverse impact on the quality ofthe town mains water.
Comment: As a minor extension only no new stormwater treatment is required or warranted.
Stormwater drainage will be discharged via the existing drainage system arrangements.
Section 39
KHA DEVELOPMENT MANAGERS TOWN PLANN I NG REPORT 11357
ATTACHMENT B
PROPOSAL PLANS
PREPARED BY BARK DESIGN ARCHITECTS
Development Application for Material Change of Use for Retail Business Type 2 Shop & Salon
and Multiple Housing Type 4 Conventional (1 Additional Unit and ancillary Management Office)
12 Hastings Street, Noosa Heads (Lot 1 and Common Property on BUP2550) Page 12
Section 40
Dwg No. Drawing Title
DA. 000 Cover Sheet -
Unit 1
DA. 001 Existing & Proposed Site Plans
DA. 003 Existing & Proposed GFA & Site Cover Diagrams
DA. 101 Existing & Proposed Floor Plans Unit 1
DA. 102 Existing & Proposed First Floor Plans Unit 1
DA. 301 Existing Elevations
DA. 302 Proposed Elevations
-
Jacaranda
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Existing View from Hastings Street Proposed View from Hastings Street
Use figured dimensions (/) OMvv:::J::::I (/)1"--
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Notes Rev. Date Description Rev. Date Description ctI LO Project No.
Project Drawing Title
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in preference to scale. All 00
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$ T"""T"’"I’N 8 8 I.~
A 22.03.12 Issue for Lot 1 MCU Development Approval dimensions to be varified
and checked on site. Australian i:
1"--1"--00,.... . . ctI cti Jacaranda Cover Sheet -
Unit 1 1126
~;1;~~.Q,.~ g ~
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These designs,drawings,
specifications and the <( t;8;33~~ z ~ Apartments Drawing No.
RAIA Member 28409 ""’"’"
copyright thereof are the c rooo Noosa Heads
property of Bark Design
OJ .c.c DA.OOO
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Pty Ltd and must not De Pine Trees CTS 12588
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used, retained or copied o ~~"5~.S: ~ Revision
without the written ~ _g:~~~_ " Date April 2012 Scale A
authority of Bark Design Architects Registration No. m ~ >~’ .c CD :R
Pty Ltd. 3664 (LA) 3668 (SG) Cll ~tf ::J ~ 28
Section 41
Site Information
Hastings Street Hastings Street
Jacaranda Apartments, Hastings Street, Noosa Heads.
Loading Loading
Lot: 2 on RP157895
Carpark Carpark
zone sign zone sign
Existing Crossover Existing Crossover
to Council to Council
Key
Regulations Regulations
North Bounda 16.760m 98054’55" North Bounda 16.760m 98054’55" D -
Works included in Lot 1 MCU
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The text continues on section 42.
Used in these records
Development Application Part 2 of 2 Report/ Plans - MCU12/0047Related documentApplication case desk ↗
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