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Appendix E - Noosaville Locality Code - MCU19-0030
Development Permit for Material Change of Use for Type 4 Conventional (3 units) at 217 -219 Gympie Terrace Noosaville described as Lot 1 on RP66483 and Lot 1 on RP70165 ________________________________Appendix E Appendix E: Noosaville Locality Code
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (3 units) at 217 -219 Gympie Terrace Noosaville
described as Lot 1 on RP66483 and Lot 1 on RP70165
Divisions 17 Specific Outcomes and Probable Solutions for the Noosaville Locality
Table 11.13
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
Effects of use
Amenity
O1 Uses are located, designed and operated No solution provided Complies - building has been designed with
to avoid significant adverse changes to the light, careful consideration given to surrounding
air quality, noise, accessibility or other conditions properties and the potential for overlooking.
enjoyed by users of associated, adjoining or Rear deck areas have been screened to
nearby uses. minimise impacts from potential overlooking
Major Road Network No solution provided Not applicable – not on major road network
Visual amenity No solution provided Not applicable - not on major road network
Neighbourhood identities
04 The separate identities of the various No solution provided The neighbourhood in which the site is located
residential neighbourhoods remain important and contains a mix of unit developments and
distinct elements of the residential character of residential dwellings. The proposed design in
Noosaville. consistent with the urban fabric of the area.
Lake Entrance Boulevard No solution provided Not applicable
.
Airport No solution provided Not Applicable
Built form
Density
O7 The density of development within the site No solution provided Visitor Mixed use zone details a maximum
area— density of 17.33 persons. Development
a) is compatible with surrounding development; complies with a proposed population of 9.9
and persons.
b) does not exceed—…
iii. For the Visitor Mixed use zone – 160
persons/ha
c) has a low site impact to enhance the
opportunity to maintain natural site characteristics,
including native vegetation and natural landforms.
Height
O8 Buildings and other structures— S7.1 Buildings and other structures 12.48 metres and 3 storeys
a) are low rise and have a visual bulk and an have a maximum building height of—
architectural scale consistent with structures e) – 12m, The proposal does not comply with provisions
on adjoining or nearby land; … relating to building height in metres. With
b) do not exceed a building height of — regard to the height of the roof, the proposal
ii for the Visitor Mixed use zone – 3 storeys slightly exceeds the stipulated height of 12
although present only 1-2 storey facades to metres by 0.48 m for the two skillion portions of
Gympie Terrace.. the roof. This height is a direct result of the
c) do not visually dominate the street or minimum floor heights relating to flooding and
surrounding spaces; the design providing for a raking roof form.
d) preserve the amenity of surrounding land; The building also present a 3 storey façade to
e) ensure that development responds to the site Gympie Terrace with the third level stepped
topography; and back from the frontage consistent with Councils
f) are well articulated with strong horizontal and intent for the area.
vertical design elements to provide an
interesting streetscape and to complement The proposed roof form complies with the
landform changes and landscapes. Specific Outcome as detailed below:
a) are low rise and have a visual bulk and an
architectural scale consistent with
structures on adjoining or nearby land; -
Proposed building complements the
existing character of the street which
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (3 units) at 217 -219 Gympie Terrace Noosaville
described as Lot 1 on RP66483 and Lot 1 on RP70165
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
includes three storey unit complexes. The
building extends back from the street front
and the area of intrusion will not be readily
visible to the surrounding area.
b) do not exceed a building height of —
i. for the Attached Housing Zone 2
Storeys. - Complies
b) do not visually dominate the street or
surrounding spaces; - Area of intrusion
minor and setback from the street.
d) preserve the amenity of surrounding land; -
Area of intrusion relates to a small portion
of the roof and will not impact on the
surrounding amenity.
e) ensure that development responds to the
site topography; - Design of building
respects the flat nature of the site and the
minimum floor heights.
f) are well articulated with strong horizontal
and vertical design elements to provide an
interesting streetscape and to complement
landform changes and landscapes –
Building is well designed and respects the
design intent for the area.
Setbacks
O9 Buildings and other structures are S8.1 Buildings and structures comply Proposal complies boundary setbacks.
appropriately designed and sited to— with the setbacks identified in
a) provide amenity for users of the premises as Schedule 1 - Minimum Boundary
well as preserve the visual and acoustic Setbacks. Requirement Scheme Proposal
amenity of adjoining and nearby properties;
b) provide adequate distance from adjoining Frontage
land uses; 2 storey 6.0 metres 6.m
c) allow space for required vehicle parking; 3rd storey 10 metres 10m to
d) preserve any existing vegetation that will façade and
buffer the proposed building; 7.3 to upper
e) allow for landscaping to be provided between roof
buildings; Side 6.0m2 2.9. and 2.3
f) maintain the visual continuity and pattern of metres
buildings and landscape elements within the
street;
g) avoid large areas of continuous wall planes Rear
by varying the building setbacks and using 2 storey 6.0 metres 6m
appropriate techniques to provide visual 3rd storey 8.0 metres 6.2 to lift,
relief; and stairs and
h) help protect the natural character and visual deck. 7.5 to
amenity of the Noosa River system and other building
watercourses. facade
The rear setback does not comply in relation to
a portion of the third level extending into the
setback area. The area of non-compliance
however is considered appropriate as it
provides a generous 6 metre setback to the
rear that is able to be densely landscaped at
ground level as all pool and recreation areas
are located to the front of the site. It is noted
that the building at the rear complies in terms
of height and alteration to the lift, stairs and
deck areas at the third level would not alter the
overall built form.
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (3 units) at 217 -219 Gympie Terrace Noosaville
described as Lot 1 on RP66483 and Lot 1 on RP70165
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
The stair and deck areas at the upper level are
screened to maintain privacy to surrounding
areas. The proposal complies with the
outcomes as detailed below:
a) provide amenity for users of the premises as
well as preserve the visual and acoustic
amenity of adjoining and nearby properties;
- The proposed third level rear setback ranges
from 6.0 metres to 8.0 metres and provides
for access and an additional terrace area for
the upper level unit. The setback provides a
ground level 6.0 metre area to the rear of the
site that will be able to heavily landscaped
as all pool areas are located to the front of
the site away from surrounding residences.
All southern balconies and stairwells are to
be screened to maintain privacy.
b) provide adequate distance from adjoining
land uses;
- The reduced third storey rear setback does
not impact on the provision of a 6.0metre
wide landscaped area at ground floor which
provides appropriate separation to adjoining
sites.. It is noted that Council agreed to a
reduced third storey setback for the
adjoining premises to the south under
MCU14/105 resulting in a 6.0 metre setback
to the common boundary. When combined
with the proposed development setback this
setback results in a separation of 12 metres
between buildings.
c) allow space for required vehicle parking;
- All carparking provided on site and not
affected by the rear setback.
d) preserve any existing vegetation that will
buffer the proposed building;
-Existing mature trees at rear of the site to be
retained where possible.
e) allow for landscaping to be provided
between buildings;
- Reduced third level setback does not impact
on ground level landscaping. A 6 metre wide
landscaped area is able to be provided
along the southern boundary.
f) maintain the visual continuity and pattern of
buildings and landscape elements within the
street;
The southern elevation is articulated by the use
of different roof forms, open decks and the use
of different building materials. The building will
be consistent with the surrounding developed
character, which includes three storey unit
complexes.
g) avoid large areas of continuous wall planes
by varying the building setbacks and using
appropriate techniques to provide visual
relief; and
- The rear façade of the building includes
decks and screened accessways that vary
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (3 units) at 217 -219 Gympie Terrace Noosaville
described as Lot 1 on RP66483 and Lot 1 on RP70165
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
the overall built form. A range of building
materials are also used to provide visual
relief.
h) help protect the natural character and visual
amenity of the Noosa River system and other
watercourses.
- The reduced third level rear setback is not
visible from the Noosa River and does not
impact on the amenity of this area
Site cover, gross floor area and plot ratio
10 The site cover, gross floor area and plot ratio of No solution provided Applicants designer indicates that proposal
buildings and other roofed structures— complies with requirements
a) results in a building scale that is compatible with
surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in the
vicinity of the site;
c) maximises the retention of existing vegetation
and allows for additional soft landscaping between
buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes drying
and other site facilities; and
e) facilitates onsite stormwater management and
vehicular access.
O14 For the Visitor Mixed Use Zone, the Applicants designer indicates that proposal
maximum gross floor area equals the allowable complies with requirements
population in persons multiplied by 40m2 ,
provided that the gross floor area does not exceed
13,600m2
Flooding and drainage
O17 Buildings and other works are designed and S17.1 For new buildings or structures S17.1 Complies - habitable rooms are above
sited to— or additions of more than 50m2 gross prescribed minimum floor levels.
a) provide flood free access to premises and flood floor area to an existing building or
free habitable areas; structure, floor levels for habitable
b) allow only minor, short term and infrequent rooms are not less than the specified
flooding of non-habitable areas; minimum floor levels;
c) ensure carparking areas can be adequately AND
drained; S17.2 Where Council infrastructure is S17.2 Applicant will comply with relevant
d) ensure drainage does not adversely impact available— requirements.
upon other premises; and a) any drainage (including buildings
e) ensure filling or excavation does not adversely and yards) flows to that infrastructure;
impact upon other premises by— and
i. causing ponding on the site or nearby land; b) the infrastructure has the capacity
ii. increasing flooding, which adversely affects the to accept any additional loading;
safety or use of any land upstream and AND
downstream; and S17.3 For Residential Uses— S17.3 Proposal generally complies with the
iii. adversely affecting the flow of water in any a) where slab on ground construction probable solution with filling generally located
overland flow path. is used, filling does not extend more around building footprint.
than 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
S17.4 Car parking and maneuvering 17.4 Complies – refer appendix C
areas are constructed at a level that
permits the parking area to drain from
the site by gravity means, without the
need for mechanical pumping;
AND
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (3 units) at 217 -219 Gympie Terrace Noosaville
described as Lot 1 on RP66483 and Lot 1 on RP70165
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
S17.5 Basements for residential uses Complies – Refer Appendix C
have flood immunity above the Q100
where alternative means to
mechanical pumping are used to
achieve such immunity; or
S17.6 Basements for non-residential Complies – Refer Appendix C
uses have flood immunity above the
Q100 that may be achieved by means
of mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites & ridgelines Not applicable
O18
O19
Roof form
O20 Rooflines— S20.1 With the exception of buildings S20.1 4 Degree roof pitch proposed due to
a) contribute positively to the local skyline; within the Industry Zone, the main roof minimum floor heights requirements relating to
b) complement the character of the locality; of the building has a roof pitch no less flooding. Roof form considered to be consistent
c) are articulated, pitched or skillion; than 5 degrees and has minimum with surrounding development and includes
d) avoid low pitched (eg. less than 5 degrees) or 600mm eaves to at least 75% of the eaves to permitter of building.
box roof profiles/parapets; and perimeter of the building; AND
e) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties. S20.2 Buildings and structures do not S20.2 No roof top terraces provided.
include roof top terraces.
Materials and finishes
O21 Buildings and other structures use materials S21.1 With the exception of buildings Complies - building utilises materials that are
and finishes that complement the Noosaville within the Industry Zone, buildings common in urban fabric of the Noosaville
character and integrate with the surrounding a) use a mix of lightweight and locality.
natural and built environment. textured external building materials,
including timber finishes; or
b) use masonry construction where
variation is provided in texture,
detailing and the like;
c) use open or transparent
balustrades; and
d) incorporate open balconies.
Environment, conservation and recreation
Environment and cultural heritage values
O22 Not applicable
O23 Open space network
An integrated open space network is established S23.1 Open space corridors and Complies
throughout the locality and— existing native vegetation in areas
a) allows for both passive and active recreational indicated in Schedule 5 – Map 4 are
pursuits; protected from fragmentation and
b) provides safe and convenient connectivity for encroachment by development.
pedestrians and cyclists to neighbourhood
centres, community services and other key
destinations such as public open space, the
Noosa River and Wallace Estate;
c) provides habitat connectivity for wildlife;
d) protects watercourses and drainage lines in
the lowlands; and
e) forms a scenic backdrop for the locality’s
residential neighbourhoods; and
O24 Physical and visual links between public open S24.1 No solution provided Development consistent with character of the
space areas and watercourses are retained. area.
Pedestrian and bicycle pathways
O25 Safe and convenient pedestrian and bicycle S25.1 Pedestrian and bicycle Not applicable
pathways are provided and retained between and pathways are provided and retained
around key destinations including— where indicated in Schedule 5 – Map
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (3 units) at 217 -219 Gympie Terrace Noosaville
described as Lot 1 on RP66483 and Lot 1 on RP70165
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
a) an east-west link between the Tewantin & 2;
Doonan Locality and the Noosa Heads AND Conditions may be imposed if reasonable.
Locality along the Noosa River foreshore; S25.2 Contributions toward a
b) a north-south link between the Shire Business Pathways Network are provided in
Centre and Wallace Park to the Noosa River accordance with PSP20.
foreshore
c) recreation areas off Shorehaven Drive and
Seacove Court;
d) scouting facilities at Gympie Terrace and
Gibson Road;
e) the Australian Rules field at Weyba Road; and
f) camping and caravanning facilities at Munna
Point.
Foreshore character
O26 The natural landscape character and No solution provided. Complies - Development will not impact on the
vegetation along the foreshore areas of the Noosa character of the foreshore areas as it is
River, Lakes Doonella and Weyba and Eenie compatible and consistent with the desired
Creek, Noosa National Park, Keyser Island and urban form of the locality.
Weyba Creek Conservation Parks is protected
Watercourses
O27 No solution provided Not applicable.
Specific Outcomes and Probable Solutions for the Attached Housing Zone
Table. 11.15
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Protection of Resorts
O47 Substantial sites are protected for Visitor No solution provided Not applicable
accommodation Type 4 and include the Ivory
Palms Resort 73 Hilton Terrace on Plan
GT102758.
Landscaped Setting
O48 Existing mature trees of local origin add to No solution provided Existing trees at the rear of the site are to be
the character of the Attached Housing Zone and retained where feasible.
are retained
Streetscape character and building bulk
O49 Buildings and other structures— S49.1 Buildings and other structures Complies
a) contribute positively to the streetscape are designed to—
character by addressing the street and adding a) have a maximum wall length of 15m
visual amenity through stepping the front façade; and each external wall plane
b) have a bulk and architectural scale that does incorporates at least one design
not dominate the streetscape or detract from the element to add visual interest and
visual amenity of adjoining properties; amenity (such as windows, pergolas,
c ) vary in line and plane; sun shading devices, balconies or a
d) utilise various building styles and materials to change of building material); (See
create diversity and visual interest in the Figure 11.6)
streetscape; b) vary and break up the roof forms
e) make use of verandahs, balconies, eaves, through gables or different pitches to
and roof overhangs for aesthetic and lifestyle add visual interest and define the
reasons; individual dwelling units;
f) integrate landscaping into the building design c) provide individual segmented
to provide visual relief and screening; and balconies for each dwelling unit to
g) present well articulated facades where reduce dominant horizontal banding;
garages or carports are not the dominant visual d) visually break up building facades
element when viewed from the street; by incorporating different but
complimentary colours, textures and
building materials; and
e) visually break up the bulk of the
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Appendix E Noosaville Locality Code
Development Permit for Material Change of Use for Type 4 Conventional (3 units) at 217 -219 Gympie Terrace Noosaville
described as Lot 1 on RP66483 and Lot 1 on RP70165
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
building by integrating tall plant
species in front of and to the side of
buildings.
O50 Buildings and structures are designed to S50.1 No solution provided Complies
address any waterfront aspect and to contribute
positively to the waterfront character.
O51 Buildings and structures take the form of S51.1 Buildings do not contain more Complies
small separate buildings, rather than large single than 4 attached dwelling units.
bulky developments.
Garages and carports
O52 Garages, carport structures and vehicle S52.1 Garages and carports— Complies - basement carparking proposed.
manoeuvring areas are designed and sited to— a) have a front boundary setback of at
a) provide for resident and visitor parking; least 6m; and
b) visually integrate with the building and to not b) present a minimum width to the
dominate the street front; streetscape (the total width of garage
c) allow opportunity for landscaping to screen doors is no more than 6m or 50% of
vehicle parking and manoeuvring areas; the frontage width, whichever is the
d) minimise the number of driveway accesses; lesser, where the structure faces the
and street); or
e) allow safe and efficient access to and egress c) that are visible from, but do not face
from the premises the street, include windows or other
articulation and have a 6m vegetated
buffer between the structure and the
road frontage; AND
S52.2 Where multiple lock up garages
face the street garage doors are
stepped back a minimum of 600mm
from each other, in relation to the
frontage or are separated by at least
1.5m; AND
S52.3 Garages, carports and Complies
uncovered spaces are designed to
allow vehicles to enter and exit the site
in a forward gear through a 3-point
turn maximum; AND
S52.4 The development provides for Complies - one vehicle driveway proposed.
shared driveways to minimise the
number of access points, except on
sites with more than one street
frontage, where garages or carports in
the development front separate
streets.
Front fences & walls
O53 Front fences and walls are designed and S53.1 Front fences or walls are Complies
sited to— setback an average of 1 metre and are
a) contribute to the attractiveness of the street; articulated to provide visual interest by
b) be compatible with the existing streetscape stepping the design at maximum 5m
character; intervals; AND
c) relate to the architectural period of the S53.2 The area of land between the Complies
building; fence and the front property boundary
d) avoid interference with the movement of shall be densely landscaped to screen
surface stormwater; any fencing from the street; AND
e) allow for casual surveillance from the street or S53.3 Any fencing on the boundary Complies
on main roads, mitigate traffic noise; which is not screened by vegetation is
f) provide for planting in front of high solid fences either less than 1.2m high or of an
and walls; and open construction.
g) ensure planting between the front fence and
the footpath does not create an impediment for
pedestrians using the footpath.
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