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Attachment 3 -C_ Planning Scheme Assessment
________________________________Appendix C Assessment Against Planning Scheme [OCR of page images] Appendix C Assessment Against Planning Scheme
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Page 2
Appendix C
Assessment Against the Planning Scheme - Tewantin Local Plan Code
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Development in the Tewantin Local Plan area generally (All zones)
PO1
Development enhances the role of No acceptable outcome provided Complies
Tewantin as home to a significant
community as well as being the
gateway to Noosa North Shore,
the Noosa Hinterland, Noosa
River and the coastal urban areas
of the Shire.
PO2
Development contributes to the No acceptable outcome provided Complies
lifestyle and amenity of residents
of Tewantin and its surroundings
with a limited range of visitor
services, including low cost visitor
accommodation and marine
facilities.
PO3 AO3.1
Development contributes to the Development adjacent to a gateway, special Complies;
establishment of attractive place or on land identified as a key corner
streetscapes and gateways to on Figure 7.2.3.4 (Tewantin Framework and
enhance the sense of arrival and Character Plan):
character of Tewantin. a) incorporates architectural and
landscape treatments which
emphasise the corner location as
shown in Figure AP3-10A and Figure
AP3-10B; and
b) incorporates building materials such
as varied roof forms, changes in
materials and variations in projected
and recessed elements and facades.
AO3.2
Development adjacent to a primary streetscape Not applicable
treatment area on Figure 7.2.3.4 (Tewantin
Framework and Character Plan) provides
streetscape improvements which are appropriate
to the location, setting and context of the
development, and complement existing or
proposed streetscape works in the local area.
AO3.3
Development on Key Development Sites Not applicable
identified on Figure 7.2.3.4 (Tewantin
Framework and Character Plan) incorporates a
high standard of architectural design and
landscape treatment consistent with the
streetscape character.
Editor’s Note— For further guidance and
context in interpreting the Framework and
Character Plans please refer to PSP7 -
Framework and Character Plans.
PO4 AO4
The visual amenity surrounding Development adjacent to McKinnon Drive, Butler Complies
the major road network and entry Street, Cooroy–Noosa Road, Beckmans Road,
roads is protected and enhanced. Moorindil Street, Poinciana Avenue, Doonella
Street, Memorial Avenue, Sidoni Street and
Hilton Terrace incorporates landscaping that
complements the natural species occurring in
the local area, protects existing vegetation within
the road reserve and incorporates design
elements that add visual interest to the
streetscape.
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Appendix C
Assessment Against the Planning Scheme - Tewantin Local Plan Code
PO5 AO5.1
Development provides for the Development provides for the retention of Not applicable – not in Heritage and Character
retention and enhancement of key landmarks, memorials and monuments including Overlay Area and no known surrounding landmarks,
heritage and landscape elements but not necessarily limited to those identified on memorials and monuments .
including historical landmarks, the Heritage and Character Areas Overlay
existing character trees and areas maps in Schedule 2.
of
significant vegetation contributing AO5.2
to the setting and character of the Development provides for the retention and Not applicable
local plan area. enhancement of existing mature trees and
character vegetation contributing to the
vegetated backdrop and streetscape character
of the local plan area including:
a) mature poinciana and fig trees,
particularly along Poinciana Avenue;
b) riparian vegetation adjacent to the Noosa
River, Lake Doonella and Wooroi Creek
and their tributaries within the local plan
area; and
c) other character vegetation and
landscaping where identified in Figure
7.2.3.4 (Tewantin Framework and
Character Plan).
AO5.3
Development adjacent to Poinciana Avenue Not applicable – site not adjacent to Poinciana
incorporates additional poincianas within new Avenue.
street planting.
PO6 AO6.1
Development provides for the Development enhances and does not intrude Not applicable
retention and enhancement of key upon important gateways and sightlines to the
contextual views to the Noosa Noosa River and Lake Doonella.
River, Lake Doonella, Noosa
North Shore, Mount Tinbeerwah, AO6.2
Tewantin State Forest, and to For Tewantin, buildings and structures do not Not applicable
surrounding rural and natural significantly interrupt or encroach upon key
areas. contextual views as identified in Figure 7.2.3.4
(Tewantin Framework and Character plan) and
shown in Figure 7.2.3.6
Built Form and Streetscape Table 7.2.3.3 Criteria for assessable development (part)
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Built Form and Streetscape
PO7 AO7.1
Buildings, structures and Development retains or re-uses buildings that Not applicable
landscaping is consistent with, have cultural heritage or townscape significance,
and reflective of, the traditional including houses built in or before 1946, sites
town character of Tewantin in subject to the Heritage and Character Areas
terms of form, composition and Overlay maps (as mapped in Schedule 2) or
use of materials. where identified as a heritage site on Figure
7.2.3.4 (Tewantin Framework and Character
Plan).
Editor’s Note - Section 8.2.7 (Heritage Overlay
code) sets out requirements for development on
heritage places and in character areas.
AO7.2
Roof forms use simple, traditional Queensland Complies
style roof designs, including gable, hip, pitched,
skillion or multiple gable roof forms with a roof
pitch of no less than five degrees, examples
shown in Figure AP3-6B.
AO7.3
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Appendix C
Assessment Against the Planning Scheme - Tewantin Local Plan Code
For residential buildings, roof form is visible from Complies
the street and not concealed behind parapets.
AO7.4
Buildings are designed to: Complies
(a) suit the local subtropical climate;
(b) incorporate lightweight materials such as
timber;
(c) be elevated above the ground on sloping
or low-lying lots;
(d) incorporate verandahs, open balconies
with transparent or open balustrades or
shaded patios for outdoor living; and
(e) allow for landscaping integrated with the
buildings on site.
AO7.5
Boundary setbacks provide space for trees Complies
between buildings.
Centres and Services Table 7.2.3.3 Criteria for assessable development (part)
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Centres and Services
PO8
The Tewantin local plan area is No acceptable outcomes provided Not applicable
serviced by the following centres
that provide business,
entertainment and
community uses consistent with
the Noosa Shire Centres
Hierarchy:
a) Tewantin District centre;
b) Noosa Outlook
Neighbourhood centre;
and
c) Hilton Terrace
Neighbourhood centre.
PO9
Tewantin town centre functions as No acceptable outcomes provided Not applicable
a district centre with a wide range
of business and community
functions, servicing Tewantin and
communities to the north and
west.
PO10 AO10.1
Poinciana Avenue, between Development on Poinciana Avenue and Not applicable
Sidoni Street and Memorial Memorial Avenue maintains and enhances the
Avenue, is maintained as a wide, attractive and pedestrian friendly main
traditional pedestrian orientated street.
main street and primary retail and
commercial focus of the town. AO10.2
No additional shops or shopping centres, or
expansion of existing shops or shopping centres
take pedestrian access from Blakesly Street,
Sidoni Street or Doonella Street.
PO11
Land fronting Pelican Street, No acceptable outcome provided Not applicable
Memorial Avenue, Diyan Street,
Sidoni Street, Blakesley Street,
and Doonella Street, serves as a
transition area contributing to the
business and community
functions of the town centre but
without expansion of active
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Appendix C
Assessment Against the Planning Scheme - Tewantin Local Plan Code
frontages to retail businesses
unless identified as a primary
active street frontage on Figure
7.2.3.4 (Tewantin Framework and
Character Plan).
PO12 AO12.1
Development in the District Centre Development: Not applicable
zone: (a) respects the layout, scale (including
(a) is sympathetic to the height and setback) and character of
character, streetscape development on adjoining sites;
and built form of the (b) includes detailing and articulation for
Tewantin town centre; horizontal emphasis including awnings,
(b) contributes to the variety facia boards, parapet walls and upper
of low set and walk level verandahs or balconies as shown
up building styles of in Figure 7.2.3.7;
various eras in the (c) provides a fine scale of built form;
streetscape; (d) provides active street
(c) creates vibrant and active frontages where identified as primary
streets and public spaces; active street frontage on Figure 7.2.3.4
(d) provides continuous (Tewantin Framework and Character
weather protection for plan) and incorporates shopfronts,
pedestrians; and indoor/outdoor cafes and restaurants
(e) provides integrated and and other activities that foster casual,
functional car parking social and business interaction for
and access arrangements extended periods. Refer to Figure AP3-
that do not dominate the 8A for design outcomes for active
street. streetscapes.
(e) has building openings overlooking the
street and addressing key corners as
indicated in Figure 7.2.3.4 (Tewantin
Framework and Character
plan) and Figure AP3-7A.
(f) provides all weather protection in the
form of continuous cantilevered awnings
and/or light verandah structures over
footpath areas with mature or semi-
mature shade trees planted along
the site frontage adjacent to the kerbside
as per Figure 6.4.2.5 and Figure 7.2.3.7;
(g) for business uses without frontage to
Poinciana Avenue,
pedestrian access from Poinciana
Avenue is gained via a covered walkway
or arcade;
(h) includes the provision of landscaping,
shaded seating and consistent and
simple paving materials on footpaths
that are consistent with the character of
its setting including where shown as
primary streetscape treatment area
on Figure 7.2.3.4 (Tewantin Framework
and Character plan);
(i) provides interconnected and integrated
off-street car parking accessed from
Blakesley Street, Doonella, Sidoni Street
or Diyan Street; and
(j) provides vehicle access along Sidoni
Lane to connect the Doonella and Sidoni
Street car parks as indicated in Figure
7.2.3.4 (Tewantin Framework and
Character plan).
AO12.2
Expansion of retail floor space on Lot 5 on
SP182879 (the supermarket anchored
“Poinciana Place” shopping centre) occurs on
the frontage of Poinciana Avenue consistent with
the alignment of adjoining buildings to the east
and west to create an active frontage.
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Appendix C
Assessment Against the Planning Scheme - Tewantin Local Plan Code
PO13
Neighbourhood centres provide No acceptable outcome provided Not applicable
lower order goods and services to
support the day-to-day needs of
residents and visitors, forming
focal points for the surrounding
neighbourhoods.
Housing Choice Table 7.2.3.3 Criteria for assessable development (part)
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Housing Choice
PO14
Sites currently used or No acceptable outcome provided Not applicable
approved for the use of,
relocatable home parks,
retirement facilities or
residential care facilities
continue to provide such
residential accommodation
into the future.
PO15 AO15
Development in the District Residential dwellings within the District Not applicable
and Neighbourhood Centre centre and Neighbourhood centre zones:
zones contribute to housing (a) do not exceed 100m2; and
diversity by providing small (b) are part of a mixed-use building with
dwellings, including single non-residential uses at ground level.
level apartments.
Visitor Facilities Table 7.2.3.3 Criteria for assessable development (part)
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Visitor Facilities
PO16
Sites at Moorindil Street and No acceptable outcome provided Not applicable
Cooroy-Noosa Road that are
currently used for tourist parks
continue to provide low
cost accommodation for visitors.
PO17
Noosa Lakes Resort at 3 Hilton No acceptable outcome provided Not applicable
Terrace continues to operate
as short term resort
accommodation for visitors to the
Shire.
Noosa River Table 7.2.3.3 Criteria for assessable development (part)
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Noosa River
PO18
Commercial development on or No acceptable outcome provided Not applicable
adjacent to the Noosa River:
a) provides for uses for marine
facility purposes only,
including water transport and
boat hire;
b) is compatible with the scenic
values of the waterway;
c) provides a high level of
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Appendix C
Assessment Against the Planning Scheme - Tewantin Local Plan Code
amenity, including ensuring
low ambient noise levels;
d) does not increase the overall
scale and intensity of
commercial operations;
e) ensures no net increase in
the gross floor
area of building and
structures;
f) uses materials, natural
finishes and colours that
blend with the surrounding
natural landscape; and
g) reflects the character and
setting of the waterfront
locality (such as timber and tin
construction with a traditional
pitched roof design)
PO19
Commercial development on and No acceptable outcome provided Not applicable
adjacent to Noosa River is not
increased or expanded beyond
existing building footprints and
structures within existing lease
areas.
PO20
The loading and unloading of No acceptable outcome provided Not applicable
passengers and boat docking is
confined to the commercial lease
areas of the respective
commercial operation.
PO21 PO21
Parking of vehicles and boat The loading and unloading of passengers, goods Not applicable
trailers and the loading and and water craft is confined to the commercial
unloading of goods or passengers lease areas of the respective commercial
does not impede on public open operation provided.
space in the vicinity of the river.
PO22
Noosa Marina at Parkyn Court: No acceptable outcome provided Not applicable
a) provides for the continued
operation of the marina
moorings, marine based
businesses and river
transport services
and ancillary business uses
and food and drink outlets;
b) does not provide residential
uses, indoor sport and
recreation, nightclub
entertainment facility; and
c) provides required car
parking on site.
Access & Connectivity Table 7.2.3.3 Criteria for assessable development (part)
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Access & Connectivity
PO23 AO23.1
Development integrates with and Development on land including or adjoining a Not applicable
extends the existing street and key pedestrian/cycle link shown in Figure 7.2.3.4
pathway networks including but (Tewantin Framework and Character
not limited to those identified plan) facilitates these connections.
on Figure 7.2.3.4 (Tewantin
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Appendix C
Assessment Against the Planning Scheme - Tewantin Local Plan Code
Framework and Character
plan) such that connections to and
between key local destinations
are provided and reinforced.
PO24
Development provides No acceptable outcome provided. Not applicable
for access to the Noosa River
system, Lake Doonella and
other public open space to be via
formalised
communal access points which
are located and designed so as to
maintain and enhance visual
amenity, bank stability, habitat
values and water quality.
Environment, natural resources and recreation Table 7.2.3.3 Criteria for assessable development (part)
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Environment, natural resources and recreation
PO25 AO25
Development has no significant Connecting Habitat Areas as identified on Map Not applicable
adverse effects on biodiversity, SFM-4 - Biodiversity (Strategic Framework) are
natural vegetation, native fauna protected from fragmentation and encroachment
habitat, landscape quality, water by development.
quality or cultural heritage values,
including those related to—
(a) changes to natural
drainage;
(b) disturbance to
any wetland system;
(c) management of
landslide and fire risk;
(d) erosion and the
transport of
sediments off site;
(e) unmanaged
public access; and
(f) changes to fauna
habitat and behaviour.
PO26 AO26
Development maintains and Open space corridors identified as Ecological Not applicable
protects an integrated open space Linkages and Major Recreation areas on Map
network throughout the locality SFM-1 - Settlement and Map SFM-4 -
to— Biodiversity (Strategic Framework) are
(a) provide for both passive and enhanced and protected from fragmentation and
active recreational pursuits; encroachment by development.
(b) provide connectivity for
pedestrians and cyclists;
(c) provide habitat connectivity
for wildlife and fish passage;
(d) protect watercourses and drai
nage lines;
(e) protect vegetation on steep
slopes; and
(f) form a scenic backdrop for
residential development.
Page 8
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Appendix C
Assessment Against the Planning Scheme – Medium Density Residential Zone Code
Performance Outcomes Acceptable Outcomes Compliance
Role and function
PO1
Development provides for medium No acceptable outcome provided Complies – a dual occupancy use is proposed.
density dual occupancy and
multiple dwellings in a range
of dwelling sizes and styles, which
meet the needs of current and
future resident populations
including small households, older
persons, people on low incomes
and people with special mobility
needs.
PO2
Alternative models of housing No acceptable outcome provided Not applicable
including housing for people with
special needs are appropriate
where they are in keeping with the
medium density residential
amenity and density.
PO3 AO3.1
A secondary dwelling may create No more than one secondary dwelling is Not applicable - no secondary dwelling/s proposed.
permanent housing for an provided on any site regardless of site area.
extended family member or other
member of the household resident AO3.2
in the dwelling house while A secondary dwelling:
protecting the character of a) has a maximum gross floor area of
the site and the zone. 65m²;
b) has no more than two bedrooms; and
c) does not occur on any property
covered by a Building Unit Plan.
PO4 AO4.1
Sites that are currently used for, The following sites are retained as relocatable Not applicable
or approved for the use of, home parks to the general exclusion of other
relocatable home parks or uses:-
retirement facilities continue to
provide such residential a) ‘Noosa Glades’ at 159 Moorindil St
accommodation into the future. and 44 Tait St, over Lots 2 and 3 on
RP220959;
b) ‘Bougainvillea Gardens’ at 141 Cooroy
Noosa Road, Tewantin, over part of
Lot 230 on MCH4144; and
c) 'Cooroy Village' at 1 Ferrells Road,
Cooroy, over Lot 9 RP844021.
AO4.2
The following sites are retained as retirement Not applicable
facilities to the general exclusion of other uses:-
a) ‘Noosa Outlook Retirement Village’ at
71 St Andrews Drive, Tewantin, over
Lot 5 on SP117231;
b) ‘Riverlands’ at 139 Moorindil St,
Tewantin, on Lot 335 on RP211082;
c) ‘Laguna Retirement Estate’ between
Lake Weyba Drive, Reef Street and
Nannygai Street, Noosaville, over Lot
3 on RP159386, Lot 1 on SP141238
and Lot 1 on RP840222;
d) ‘Noosa Waters Retirement Estate’ at
39 Lake Weyba Drive, Noosaville over
Lot 1 on SP115712; and
e) ‘Noosa Domain Village’ at 35 Walter
Hay Drive, Noosaville over Lot 2 on
SP162077.
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Appendix C
Assessment Against the Planning Scheme – Medium Density Residential Zone Code
PO5 AO5.1
Land uses are limited to those Land uses do not typically rely on people other Complies – two dwellings proposed.
which are compatible with than residents of the site to be present on
medium density living in urban the site between the hours of 7:00pm and
neighbourhoods. 7:00am.
AO5.2
Land uses do not result in adverse changes to Complies - residential use consistent with the intent
the amenity of the residential neighbourhood by of the Medium Density Residential zone.
the emission of noise, vibration, smell, fumes,
smoke, vapour, steam, soot, ash, dust, grit, oil,
waste water, waste products, or radio or
electrical interference.
PO6 AO6.1
Visitor accommodation is limited Home-based businesses allow for up to four Not applicable - not for a home based business
to formats compatible with the short term guests to be accommodated within use.
character and use of the area so the home of the host while the host remains in
as not to cause unreasonable loss residence, such as traditional bed and breakfast
of residential amenity, having accommodation.
regard to:
AO6.2
a) the privacy of residents Short-term accommodation does not: Not applicable - not for short term accommodation
on the subject property 1. constitute a party house; use.
or adjoining properties; 2. create noise that would unreasonably
b) any likely increase in impact on the residential amenity enjoyed
noise to adjoining by the adjoining or surrounding properties.
properties;
c) the scale of the use and AO6.3
its compatibility with the Buildings are designed and orientated so that Not applicable - not for visitor accommodation use.
character and uses the majority of outdoor living areas face away The dual occupancy building and associated
within the property or from the habitable areas of adjoining dwellings. gazebos are designed to provide appropriate
surrounding area; setbacks and screening to balconies and outdoor
d) retention of the primary spaces.
residential function of
an area;
e) the residential function AO6.4
and arrangement of Waste storage areas are screened and located Complies - bin storage areas conveniently
common property; to the rear or side of a building and are not positioned for each dwelling within the site.
f) the impact on the safety located along any frontage to a public street or
and efficiency of the space.
local road network;
g) the impact of waste
storage areas on the
visual amenity of the
area;
h) the location of waste
storage areas in relation
to sensitive land uses;
and
i) any impact on shared
vehicular access or
parking.
Peregian Beach
PO7 AO7
Offices and health care services Offices and health care services are developed Not applicable – the site not in Peregian Beach
are allowed for in conjunction in conjunction with residential units in a mixed
with small dwellings in a mixed use format providing:
use format on premises located
on the western side of David Low a) no commercial tenancy exceeds
Way (street numbers 233-245), 250m² gross floor area;
Peregian Beach, on land b) non-residential use(s) do not
described as Lots 16, 17, 18, 19, constitute shops;
20 and 22 P9315 and all lots on c) the total gross floor area of the non-
BUP9496. residential use(s) does not exceed
the gross floor area of the residential
use(s);
d) non-residential uses are limited to the
ground floor;
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Appendix C
Assessment Against the Planning Scheme – Medium Density Residential Zone Code
e) at least one small dwelling is provided
for every 90m² of lettable
commercial gross floor area; and
f) car parking is to be located at the rear
of the building.
Built Form Table 6.3.2.3 Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes Compliance
Built Form
Building Height
PO8 AO8.1
Buildings and structures: Buildings and structures are no more than 8 Complies – Proposed building complies with height
metres in building height; and requirements.
a) are low rise and present
a building AO8.2
height consistent with Where excavation is required, the maximum
structures on adjoining portion of the exposed external façade of
and surrounding the building cannot exceed 8m in building height.
premises;
b) are designed to provide Editor's note - refer to figure AP3-13A
an interesting
streetscape and Alternative provision to the QDC
complement landform
changes and
landscapes
c) do not visually dominate
the street or
surrounding area;
d) maintain a vegetated
skyline;
e) do not unreasonably
obscure views or lead
to overshadowing of
neighbouring
properties;
f) do not exceed two
storeys.
Building Scale and Bulk
PO9 No acceptable outcome provided. Complies- proposed building consistent with unit
Development: development that has occurred in the surrounding
neighbourhood.
a) is of a scale compatible
with surrounding
development and the
particular
circumstances of
the site; and
b) does not present
an appearance of bulk
to adjacent properties,
roads or other areas in
the vicinity of the site.
Site Cover
PO10 AO10
Site cover of development: For a dwelling house, site cover does not exceed Complies – Quod advises indicates site over
40% of the site area. 39.98%
a) does not exceed 40% of
the site area; or Alternative provision to the QDC
b) for small dwellings or
for development which
provides a ratio of at
least three small
dwellings to one
other dwelling, does not
exceed 45% of
the site area.
Plot Ratio
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Appendix C
Assessment Against the Planning Scheme – Medium Density Residential Zone Code
PO11 AO11
Plot ratio of development: For a dwelling house, plot ratio of development Not applicable – Not a dwelling house
does not exceed 0.4:1
a) does not exceed
0.4:1; or
b) for small dwellings or
for development which
provides a ratio of at
least three small
dwellings to one
other dwelling, does not
exceed 0.5:1.
Building Setback
PO12 AO12.1
Buildings and structures are Buildings and structures meet the following Complies with PO12
designed and sited to: minimum boundary setbacks: All boundary setbacks comply
a) provide a high level of a) for frontages — 6 metres Figure PO12-1 – Side boundary setbacks
amenity to users of the b) for side boundaries—
subject site and adjoinin
g premises, including (i) 1.5 metres setback up to 4.5
provision of visual and metres height;
acoustic privacy; (ii) 2 metres setback between 4.5
b) not unreasonably metres and 7.5 metres height; and
obstruct views or cause (iii) 2.5 metres where above 7.5
overlooking of private metres height
open space or habitable c) for the rear boundary - 6 metres
areas of adjoining
premises;
c) provide adequate
distance from adjoining
land uses;
d) preserve
existing vegetation that
will help buffer
development;
e) allow for space and
landscaping to be
provided between
buildings including
adequate area
at ground level for
landscaping with trees,
shrubs, outdoor living
and utilities;
f) be consistent with the AO12.2
predominant character The front 6 metres of the property is landscaped Complies with PO12 - Front setback area able to
of the surrounding area; open space, provided that uncovered visitor be landscaped and at ground level and does not
and parking, or swimming include a swimming pool.
g) protect the natural pools protruding no more than 1 metre above
character and avoid the ground level, can be as close as 2 metres
adverse impacts from the front boundary.
on ecologically
important areas such as AO12.3
Not applicable – no relocatable home PROPOSED
national parks, Relocatable homes are set back not less than:
waterways and (a) 6 metres from a road frontage;
wetlands. (b) 1.5 metres from any other site boundary;
and
(c) 3 metres from an internal road
AO12.4
Buildings and structures on premises Not applicable – the site not on Noosa River
with frontage to the Noosa River system are set
back not less than 10 metres from mean high
water spring as shown in Figure AP3-15A.
Alternative provision to the QDC
Setback to a watercourse in the AO13
Noosa Waters estate, For premises adjoining a watercourse within the Not applicable
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Appendix C
Assessment Against the Planning Scheme – Medium Density Residential Zone Code
Noosaville Noosa Waters estate no building work, filling or
PO13 excavation works occurs within 4.5 metres from
Land adjoining the revetment wall the centre line of the top of the concrete
and for a width of 4.5 metres revetment wall.
serves flood detention and
amenity functions, free of Editor's note refer to figure 6.3.1.5
structures and impervious
surfaces. Alternative provision to the QDC
Design Table 7.2.3.3 Criteria for assessable development (part)
Performance Outcomes Acceptable Outcomes Compliance
Design
Streetscape
PO14 AO14.1 Complies
Development: Development provides visual interest to the – the proposed dual occupancy building incorporates
street and surrounding areas through: the following design elements in this regard:
a) contributes positively to given the narrowness of the site the proposed
the locality; a) highlighting individual dwellings and building is symmetrical through the central vertical
b) addresses and land uses; axis but creates interest through being
enhances the b) an asymmetrical design presentation asymmetrical through it central horizontal axis
streetscape by to the street; through the variation in material, form and
incorporating c) offsetting or staggering dwellings to detailing;
articulation and provide variation in the frontage; the variation in roof form and pitch adds interest;
individual design d) varying the roof form the articulation of the side boundary through the
elements that add use of form, materials, detailing and landscaping
visual interest to the contributes positively to the building when viewed
development; down side boundaries and from nearby properties.
c) has a form and
architectural scale that Figure PO14-1 – Proposed street presentation
does not dominate the
streetscape or the
surrounding properties;
d) does not detract from
the visual amenity of
adjoining properties
through the impact on
views, access to
sunlight or overlooking;
e) takes the form of small
separate buildings,
rather than large single
bulky development; and
f) sits within a landscaped AO14.2
setting. Buildings have the main entrance easily Complies – both proposed dwelling have entrances
recognisable from the street and include design clearly visible from the pedestrian access into the
elements in the front façade such as verandahs, site and from the front area of the site and include a
external stairs, awning or shade structures and varied roof line, detailing in the form of different wall
window openings. cladding and windows and large decks and eaves.
Figure PO14-2 – Proposed front door
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Appendix C
Assessment Against the Planning Scheme – Medium Density Residential Zone Code
AO14.3
Buildings and structures are designed to: Complies - length of external walls are all less than
15. Screen to courtyard areas have not been
a) have a maximum wall length of 15 included in length of wall calculations.
metres and external walls incorporate
at least one design element to add
visual interest and amenity;
b) allow for landscape treatments to
soften the development;
c) avoid more than six dwellings attached
in any one plane; and
d) have no more than four dwellings are
attached along a street frontage.
AO14.4
For corner sites, the building design addresses Not applicable – the site is not a corner site
both street frontages by:
a) including doors and windows that front
each road; and
b) providing separate
vehicle access points to each road.
Editor’s Note—for examples of designs
see Figure 6.3.2.4 and Figure 6.3.2.5
AO14.5
Not applicable – no dwelling house proposed
For a dwelling house, development provides
visual interest to the street and the surrounding
area through:
a) limiting the vertical distance between
the ground and the lowest suspended
floor to no more than 3 metres;
b) limiting the length of any external wall
in one plane to 15 metres; and
c) ensuring each external wall includes at
least one design element such as
verandahs, external stairs, window
openings, awnings or porches.
Garages and Carports
PO15 AO15.1
Garages, garage doors and Garage doors that face the street are no more Complies - garages are each for a single car and
carports do not dominate the than 6 metres in width or 50% of the frontage, not greater in width than 6m.
street or the building design. whichever is the lesser.
AO15.2
Where multiple garages face the street, they are Complies with PO15 - garages are each single car
separated by a minimum of 2 metres or are garages and do not dominate street due to being
staggered in setback by a minimum of 1 metre. externally clad in identical material to adjoining walls
at ground level. Garden beds are integrated into the
proposed front fence.
AO15.3
Garages that are visible from the street, but do Not applicable - garages are visible from the street
not face the street, include a and face the street.
landscaped setback to the street and provide
articulation, windows or a mix of materials to
provide interest to the garage facade.
Basements
PO16 AO16
Basements: Basements: Not applicable
a) visually integrate with a) are limited to one access a maximum
the building; of 6 metres wide; and
b) do not dominate the b) do not encroach
street into building setback areas.
or building design;
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Appendix C
Assessment Against the Planning Scheme – Medium Density Residential Zone Code
c) are screened through Editor's note— refer to Figure 6.9.2
landscaping; and
d) do not present as
a storey to the street.
Front fences and walls
PO17 AO17.1
Front fences and walls are Front fences or walls are set back an average of Complies
designed and sited to: 1 metre and are articulated to provide visual
(a) contribute to the interest by stepping the design at a maximum
attractiveness of the of 5 metre intervals.
streetscape;
(b) be compatible with the AO17.2
existing streetscape Where located on the boundary: Complies
character; a) the solid portion of front fences and walls Figure PO17-1 – Proposed front fence
(c) avoid interference with is no more than 1.2 metres high; or
movement of surface b) the walls contain openings or materials
stormwater; that ensure it is 50% transparent and has a
(d) allow for casual surveillance height not exceeding 1.8 metres.
of the street;
(e) provide planting in front of AO17.3
solid fences and walls; and Solid front fences and walls may be 1.8 metres
(f) ensure plantings between in height if the property has frontage to an
the front fence and the arterial road or a distributor road.
footpath does not create an
impediment for pedestrians AO17.4
using the footpath The area of land between the front fence and the
boundary is landscaped to screen the fence from
the street however landscaping does not
encroach more than 500 millimeters into
the road reserve or within 1.5 metres of a sealed
footpath.
Editor's note— for examples refer
to figure AP3-4A and figure AP3-4B
Materials and finishes
PO18 AO18
Development incorporates: Buildings and structures use: Complies – The building utilises a mixture of
masonry construction, lightweight cladding, and
a) materials and finishes a) natural finishes wherever possible; screens that provide a variation to the external
that complement the b) a mix of lightweight and textured design.
surrounding area and external finishes;
integrate with the c) masonry construction where variation
surrounding natural and is provided in texture and the façade
built environment; and uses a variety of finishes to break up
b) a variety of external the surface; and
finishes to provide an d) open or transparent balustrades.
interesting built form
and avoid bulky single Editor's note—refer to Figure AP3-3B
plane finishes
Roof forms
PO19 AO19.1
Roof forms: With the exception of Noosa Heads and Coastal Complies – Pitched roof form with a minimum pitch
Communities Local Areas, the main roof of of degrees is proposed.
a) contribute positively to the building has a roof pitch no less than 5
the local skyline; degrees and has minimum 600 millimetre eaves
b) complement the to at least 75% of the perimeter of the building.
character of the locality
and the topography of AO19.2
the site; Development does not include rooftop terraces. Complies – no roof top terrace proposed.
c) avoid box
profiles/parapets; and AO19.3
d) do not create The total width of any parapet wall does not Complies – no parapet wall is proposed.
opportunities for exceed 50% of the width of the front facade of
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Appendix C
Assessment Against the Planning Scheme – Medium Density Residential Zone Code
overlooking the private a building.
open space or internal
spaces of neighbouring
properties.
Safety and amenity Table 6.3.2.3 - Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes Compliance
Safety and amenity
PO20 AO20.1
Development: Buildings and structures: Complies – building has been designed to minimise
overlooking through the use of upper level screens,
a) provides a high level of a) are sited and orientated to minimise the positioning, dimensions and shape of upper level
residential amenity to the likelihood of overlooking balconies and the strategic positioning elevated
users of the the private open space of adjacent garden beds.
subject site; and residential uses;
b) does not unreasonably b) avoid reduction of sunlight to at least Building has been located along the northern
impact on the amenity 40% of the private open space areas boundary of the site to maximise solar access and
enjoyed by users of of any adjoining residences to less minimise impacts on properties along the southern
adjoining or nearby than two hours boundary.
premises, including between 9:00am and 3:00pm on any
privacy and access to day of the year;
sunlight. c) incorporate fencing, landscaping and
c) screening to mitigate impacts on
Editor's note— adjoining residential uses.
Provisions for sill
height, glazing, Editor's note— refer to figure AP3-
screening and window 1A and figure AP3-2A
openings are to improve
the residential amenity AO20.2
for occupants. Thermal Transparent doors and windows are designed Complies.
performance and located so they do not directly face
requirements are transparent doors or windows or the private
contained open space areas of other dwellings within 10
in Queensland Develop metres;
ment Code MP4.1
Sustainable Buildings. AO20.3
Energy efficiency Where windows, balconies, terraces, verandahs Complies – screening proposed to upper level
requirements are or decks overlook or have the potential to balconies and relevant windows.
contained in overlook the private open space of nearby
the National properties or view into habitable room windows
Construction Code. within 10 metres:
a) windows have a sill height of not less
than 1.7 metres above finished floor
level;
b) windows and other openings are
permanently screened to a minimum
height of 1.7 metres to avoid
overlooking;
c) windows and doors use translucent
glazing to obscure views; or
d) windows or balconies are offset by 45
degrees or more.
Editor's note—refer to figure AP3-
1A and figure AP3-1C
AO20.4
Planter boxes, screens, pergolas, landscaping Complies
and architectural design of balconies are used to
screen the ground floor private open space of
dwellings from separate upper level dwellings.
Editor's note—refer to figure AP3-1A
AO20.5 Complies – for the relevant screens proposed.
Permanently fixed external screening devices
complement the building's external materials and
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Appendix C
Assessment Against the Planning Scheme – Medium Density Residential Zone Code
finishes and may incorporate solid translucent
screens, shutters, perforated panels or trellises
which have a maximum of 50% openings.
Editor's note—refer to figure AP3-1B
PO21 AO21.1
Mechanical plant, vehicle Communal outdoor recreational facilities Not applicable – non communal swimming pool as
manoeuvring, utilities and including swimming pools, spas and sports private individual pools are for each dwelling in the
communal outdoor courts are: proposed dual occupancy use.
recreation uses:
a. do not have an adverse a) setback at least 12 metres from the
effect on the amenity boundary of land in a residential zone
enjoyed by users of and screened by a 5 metre wide buffer
adjacent or nearby densely planted with trees and shrubs
premises through including species from 1 metre to 8
emission of noise, light, metres in height; or
fumes or smoke; and b) located internally to the arrangement
b. do not cause of buildings on the site; and
unreasonable c) not used between the hours
disturbance to local of 9:00pm and 6:30am the following
fauna through light or day.
smoke emissions.
AO21.2
For a lit sports court: Not applicable – no a lit court being proposed
a) the court is located at least 60 metres
from the external wall of an existing or
approved dwelling on adjoining or
nearby premises (as measured from
the centre line of the court); and
b) the vertical illumination resulting from
direct, reflected or other incidental light
emanating from the site does not
exceed 8 lux when measured at any
point 1.5 metres outside the boundary
and at any level from ground
level upward; and
c) any floodlighting is restricted to the
types that give no upward component
of light were mounted horizontally (i.e.
a full cut off luminaire).
AO21.3
Mechanical plant is-
Proposal able to comply.
a) located at least 2 metres from the side
or rear property boundaries;
b) where located at ground level,
screened by fencing 1.5 metres in
height or dense vegetation of at least
1.5 metres in width incorporating
grouped trees and shrubs with a
maximum separation distance of 1
metre measured from the centre of the
plant;
c) where located above ground level,
enclosed or screened such that it is
not visible from the street frontage nor
adjoining properties; and
d) visually integrated into the line and
plane of the building and roof design
and does not project beyond the
height or width of the building when
viewed from the street and adjoining
properties.
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Appendix C
Assessment Against the Planning Scheme – Medium Density Residential Zone Code
Editor’s Note— Mechanical plant includes
generators, motors, compressors and pumps
such as air-conditioning or pool equipment.
AO21.4
Waste storage areas, clothes drying areas and Compiles.
external storage areas are screened from the
street.
AO21.5
Letterboxes and detached carports complement Proposal able to comply.
the architecture and landscaping of the site.
Environment, heritage and scenic amenity Table 6.3.2.3 Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes Compliance
Environment, heritage and scenic amenity
PO22 AO22.1
Development: For landscape amenity reasons, cut or fill is less Complies
than 1.5 metres in depth relative to the ground
a) has minimal impact on level.
the natural landform of
the site; AO22.2
b) does not lead to erosion Development does not result in sediment or Proposal able to comply
or the transport of other material including building materials or
sediments off site; and waste products being deposited or released into
c) does not lead to the the road reserve, stormwater drain or adjacent
disturbance of natural properties.
features, buildings or
structures of cultural AO22.3 Not applicable – not adjoining a local heritage place
heritage significance. Development on a site adjoining a local heritage
place respects the cultural heritage significance
of the place by mitigating any adverse impacts
on the setting or integrity of the heritage values.
Editor’s Note— Local heritage places are
identified on the Heritage and Character Areas
Overlay maps in Schedule 2.
PO23 AO23.1
Development on sloping sites: Building and structures are not constructed on Not applicable –the site is not a sloping site
land with a slope greater than 25%.
a) is visually responsive to
the natural topography AO23.2
and sits within the On sloping sites, split level buildings with small Not applicable – the site is not a sloping site
landscape rather than floorplates, that step down the slope are used as
dominating it; and an alternative to standard single or
b) steps down slopes or double storey construction to
uses suspended floor minimise building bulk and benching of the
construction, minimising sites.
cut or fill and avoiding
benching of the site. Editor's note- refer to Figure 6.9.1A and Figure
6.9.1B
AO23.3
The distance between the ground level and the Complies
lowest part of the floor of the building does not
exceed 3 metres.
Earthworks and drainage Table 6.3.2.3 Criteria for assessment (part)
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Earthworks and drainage
PO24 AO24
Filling and excavation for Filling and excavation for operational Proposal able to comply. Stormwater management
operational works do not directly, works is designed and constructed to ensure plan included in Appendix B.
indirectly or cumulatively cause overland flow and/or flooding is not worsened,
adverse impacts external to the impeded, or otherwise diverted to adversely
development site by: affect other properties or downstream
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Appendix C
Assessment Against the Planning Scheme – Medium Density Residential Zone Code
environments.
a) causing ponding of
water on the site or
nearby land;
b) increasing flooding,
which adversely affects
the safety or use of any
land upstream or
downstream; or
c) adversely affecting the
flow of water in any
overland flow path.
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Appendix C
Assessment Against the Planning Scheme – Dual Occupancy and Multiple Dwelling Code
Performance Outcomes Acceptable Outcomes Compliance
Location
PO1
Development is located within the No acceptable outcome provided Complies - site located within the urban area and
urban boundaries on land with close to all facilities.
good access to a variety of
essential services and facilities,
including retail, commercial, social
and medical facilities and public
transport services.
PO2
A dual occupancy or multiple No acceptable outcome provided Complies - site constrained by flood hazard
dwellings occur only on land that however floor levels on the ground floor have been
is suited to the development and to provide habitable floor levels with a 0.3m.
occupation of residential buildings freeboard above Councils defined flood event
avoiding risk to people or property
from natural disaster.
Effects on Use Table 9.3.3.3 Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes Compliance
Effects on Use
PO3
Development does not adversely No acceptable outcome provided Complies – existing infrastructure able to support
impact on existing or future development
infrastructure including water or
sewerage utilities, electricity or
transport infrastructure.
Safety and Amenity Table 7.2.3.3 Criteria for assessable development (part)
Performance Outcomes Acceptable Outcomes Compliance
Safety and Amenity
PO4 AO4
Development addresses the Dual occupancy and multiple dwellings do not Complies – the site is not a battleaxe or rear lot
street, contributes to the occur on battleaxe or rear allotments or lots with
streetscape and does not a frontage less than 10.5 metres in width.
adversely impact on the amenity
of any adjoining land on which
residential development is
permitted.
PO5 AO5
Development is designed to Bedroom windows are at least 3 metres away Complies - bedroom windows away from
minimise noise carrying from shared driveways, car parking areas, carparking areas
between dwelling units or mechanical plant, refuse and recycling areas,
accommodation units by locating vents and exhausts.
noise sensitive spaces such as
bedrooms away from noise
generating areas of the
development, such as car parking
areas or mechanical plant and
equipment or recreational
facilities.
PO6 AO6.1
Where dwellings form part of a Clearly identifiable entry areas for the residents Complies – defined entry provided to each
mixed use development, the of, and visitors to, multiple dwellings are proposed dwelling and clearly visible from the
development provides residents provided separately from entrances for pedestrian entry from Hilton Terrace
with reasonable privacy and other site users and provide for safe entry from
security. streets, car parking areas and servicing areas.
AO6.2
Clearly marked, safe and secure parking areas Complies – defined carparking areas located in
are provided for residents and visitors which are garages and carport.
separate from parking areas provided for
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Appendix C
Assessment Against the Planning Scheme – Dual Occupancy and Multiple Dwelling Code
other site users.
AO6.3
Security measures are installed such Complies - Private open space provided for each
that site users do not have access to areas that dwelling which is not accessible to external visitors.
are intended for the exclusive use of residents
of, and visitors to, dwellings.
AO6.4
Dwellings are designed to incorporate suitable Compiles – no business nearby and the proposal
noise attenuation and privacy measures to able to comply.
reduce amenity impacts from business uses.
AO6.5
Windows, balconies and Complies – The small balcony on first level screen
terraces of each dwelling are screened where and in any regard unlikely to be utilized for seating
overlooking a habitable room or private open given their narrow width. The elevated balconies
space of another dwelling within 9 metres. proposed on the southern end of the building are
positioned, shaped and screened to reduce the
potential for overlooking.
PO7 AO7
Buildings and outdoor spaces are Development of the site enhances: Complies – communal driveway well lit with upper
designed to allow for natural level windows and narrow balcony providing casual
surveillance without adversely a) opportunities for passive surveillance of surveillance.
impacting the privacy of on-site or communal spaces including providing well-lit,
adjoining residents. active and overlooked places and routes;
b) legibility of the site and ease of navigation;
c) clear distinction between public and private
spaces; and
d) ease of maintenance
Editor’s Note—development should comply with
the principles of Crime Prevention through
Environmental Design - Guidelines for
Queensland
PO8 AO8.1
Development, including entrance The main entrance is clearly identifiable and Complies – main entrance to each dwelling visible
ways and outdoor spaces, are visible from the street, footpath, visitor car pedestrian entrance of Hilton Terrace and visible
designed to protect the personal parking areas and driveway. from parking areas within the site.
security and safety of residents as
well as legitimate site visitors. AO8.2
The internal path network has clear sightlines to Complies – pathways provided from street to
the main entry and street access points. parking and main access point and will offer
appropriate clear sightlines.
AO8.3
Visitors have direct access to the main entrance Complies – visitors have direct access to front
without passing through private outdoor living entrance of each dwelling.
areas.
PO9 AO9
Multiple dwellings can be One in three multiple dwelling units: Not applicable - The development application
accommodated and visited by a proposes a dual occupancy
wide cross section of the a) is accessible by a safe, continuous and step
community including people with free path of travel from the street entrance of
limited mobility. the property or from a car parking space;
b) has a step-free entrance door with opening
width of at least 820 millimetres; and
c) contains a bathroom on the entry level.
Landscaping & private open
space AO10.1
PO10 Landscaping is provided to a minimum of 40% of Complies – Proposed landscaped area of 51.13%
Development: the site area and 60% of this is soft landscaping. and a softscaped area of 61.51%
(a) enhances liveability and
promotes outdoor living; OR
(b) contributes to the visual
amenity and natural AO10.2
landscape character of the If for small dwellings or for development which Not applicable
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Appendix C
Assessment Against the Planning Scheme – Dual Occupancy and Multiple Dwelling Code
area; provides a ratio of at least three small
(c) retains existing large trees dwellings to one other dwelling, landscaping is
where practicable; provided to a minimum of 35% of the site area
(d) provides privacy between and 60% of this is soft landscaping.
uses;
(e) reduces the bulk and scale
of development; and
(f) conceals services, car
parking and manoeuvring
areas.
PO11 AO11.1
Private open space: Private open space is provided for Complies - substantial private open space provided
(a) is provided to all dwellings each dwelling at the following rate: at ground level for each dwelling
and is adequate in size, a) at ground level—a minimum of 25m²
shape and dimensions to directly accessed from living spaces;
suit the needs of the or
occupants; b) if above ground level—12m² with a
(b) receives adequate sunlight; minimum width of 2.5 metres
and accessed directly from the living
(c) is designed and orientated spaces.
to ensure privacy is
maintained between uses. OR
AO11.2 Not applicable
Private open space is provided for each
small dwelling at the following rate:
a) at ground level—a minimum of 20m²
directly accessed from living spaces
and exclusive of clothes drying area;
or
b) if above ground level—9m² with a
minimum width of 2.5 metres
accessed directly from the living
spaces. Complies – site is relatively level
AO11.3
Private open space contributing to the above
calculations has a maximum gradient of 10% (1
in 10) and is clear of any utilities such as gas,
water tanks and air conditioning units.
PO12 AO12.1
Safe vehicular access is provided Development does not gain direct access from Complies – Hilton Terrace is a 50K/hr zone
to and from the site without any road with a legal speed limit of 80 kilometres
adversely impacting on the safety per hour or above.
of the road network.
AO12.2
Where located on any road of a higher order Complies – refer to sweep paths are illustrated in
than local road or where accommodating three the proposal plans by Quod in Appendix A and the
or more households, vehicle manoeuvring areas engineering plans by Arcos in Appendix B.
are provided on site such that vehicles enter and
leave the site in a forward gear.
PO13 AO13
Sufficient on-site car parking is Car parking is provided in accordance with Table Complies – 4 covered spaces provided
provided to accommodate the 9.4.1.4 in the Driveways and Parking Code
number and type of vehicles likely
to be generated by the residential a) one covered space up to two
use without impacting on the bedrooms and two covered spaces for
safety or amenity of the adjoining three or more bedrooms; and
streets. b) one visitor space per four dwellings
PO14
Underground car parking areas No acceptable outcome provided Not applicable.
are designed to drain and function
safely during a flood event and
power failure.
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Appendix C
Assessment Against the Planning Scheme – Acid Sulfate Soils Code
Performance Outcomes Acceptable Outcomes Compliance
Avoidance and management of ASS
PO1 AO1.1
Development: The disturbance of ASS is avoided by: Can comply – the development approval can be
(a) does not disturb ASS; or a) undertaking an ASS investigation and soil conditioned to ensure an ASS investigation and soil
(b) is managed to avoid or analysis according to the National Acid analysis is undertaken in accordance with the
minimise the release of acid Sulfate Soils Guidance; National Acid Sulfate Soils Guidance and that any
and metal contaminants, b) not excavating or otherwise removing soil or development works on the site resulting from that
where disturbance of ASS is sediment containing ASS; development approval are undertaken in accordance
unavoidable. c) not permanently or temporarily extracting with the Acid Sulfate Soils Code in the planning
groundwater that results in the aeration of scheme.
previously saturated ASS; and
d) not undertaking filling on land at or below 5
metres AHD that results in:-
(i) actual ASS being moved below the
water table; or
(ii) previously saturated ASS being aerated.
Editor's note—National Sampling and
Identification Methods Guidelines is a reference
to:
a) National Acid Sulfate Soils Guidance:
National acid sulfate soils sampling and
identification methods manual, Department
of Agriculture and Water Resources,
Canberra (Sullivan et al, 2018); and
b) National Acid Sulfate Soils Guidance:
National Acid Sulfate Soils Identification and
Laboratory Methods Manual, Department of
Agriculture and Water Resources, Canberra;
and
c) the Australian Standard 4969.
OR
AO1.2
The disturbance of ASS avoids the release of
acid and metal contaminants by:-
a) undertaking an ASS investigation conforming
to the National Acid Sulfate Soils Guidance;
b) neutralising existing acidity and preventing
the generation of acid and metal
contaminants using strategies documented
in the Soil Management Guidelines; and
c) preventing the release of surface or
groundwater flows containing acid and metal
contaminants into the environment.
AND
Editor's note—Soil Management Guidelines is a
reference to the 'Soil Management Guidelines.
Queensland Acid Sulfate Soils Technical
Manual'. Dear SE, Moore NG, Dobos SK,
Watling KM and Ahern CR. Department of
Natural Resources and Mines (2002).
AO1.3
Where potential or actual ASS is identified, they
are managed in accordance with an ASS
management plan.
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Appendix C
Assessment Against the Planning Scheme – Flood Hazard Overlay Code
Performance Outcomes Acceptable Outcomes Compliance
Avoidance and management of ASS
PO1 AO1
Development provides that for all The finished flood level is not less than the Complies – the FFL of the habitable floor on ground
flood events up to and including minimum design levels specified in Table 8.2.6.4 floor is at 2.7m AHD which provides a 0.3m. above
the DFE : the DFE
(a) the safety of people on the
site is protected; and
(b) the risk of damage to property
on the site is avoided or
minimised as far as
practicable.
PO2 AO2
All lots have sufficient area that is The minimum area above flood level (flood free Not applicable – the development application does
above the DFE flood level or area) for each lot, is in accordance with Table not propose to reconfigure a lot.
where modelling is not available, 8.2.6.5.
the highest recorded flood level,
to safely and
adequately accommodate the
intended use.
PO3 AO3
For reconfiguring a lot or Development areas are not filled to reduce flood Not applicable – the development application does
operational works, development is risk. not propose to reconfigure a lot.
undertaken in a manner that
ensures:
(a) natural hydrological
systems are protected from
erosion, scour or flood
damage on the premises or
other premises;
(b) natural landforms and
drainage lines are
maintained to protect the
hydraulic performance of
waterways and flood plain;
and
(c) development integrates with
the natural landform rather
than modifying the landform
to suit the development as
far as practicable.
PO4 AO4.1
For reconfiguring a lot, Development provides an effective evacuation Not applicable – the development application does
development does not route that remains passable, with sufficient flood not propose to reconfigure a lot.
compromise the safety of people warning time, to enable people to progressively
resulting from the flood risk evacuate to safe areas above the PMF in the
associated with events exceeding face of advancing flood or waters for events that
the DFE. exceed the DFE.
OR
AO4.2
Development provides for an area of sufficient
size and dimensions on site above the PMF that
allows for safe congregation and refuge.
AO4.3
Where the existing roads servicing a
development provide a specific flood immunity
(as determined by the Qld Transport Road and
Drainage Design Manual, Queensland Urban
Drainage Manual and the Australian Rainfall and
Runoff Guide), all lots have access to the flood
free area identified in Table 8.2.6.5 that matches
the road immunity.
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Appendix C
Assessment Against the Planning Scheme – Flood Hazard Overlay Code
PO5 AO5
For reconfiguring a lot or In the Flood Hazard Overlay, or in areas Not applicable – the development application does
operational works, development otherwise determined to be subject to the DFE not propose to reconfigure a lot
does not directly, indirectly or or DSTE, development ensures:
cumulatively alter the flood
characteristics external to the (a) there is no loss of on-site flood storage
development site for all flooding capacity;
and inundation events up to and (b) all changes to level, depth, duration and
including the DFE or DSTE based velocity of floodwaters are contained within
on: the site for all flood events up to and
including the DFE based on current climate
(a) current climate conditions; and predicted impacts of climate change at
and 2100;
(b) incorporating an appropriate (c) there is no acceleration or retardation of
allowance for the predicted flows, or any retardation in flood warning
impacts of climate change. times, elsewhere on the floodplain and to
any overland flow paths; and
(d) there is no increased stormwater ponding
on sites upstream, downstream or in the
general vicinity of the site.
Resilient building design and form
PO6 AO6
Development ensures that Buildings are designed to integrate well with the Complies – the proposed building has split level
building design and building form: street level and the levels of adjoining properties design so that existing ground levels are maintained
(a) accounts for potential flood to facilitate pedestrian flows and visual and along the site’s frontage to Hilton Terrace and up to
risk; physical connectivity between the footpath and the pedestrian access into the main entrance of
(b) is resilient to flood events; ground floors. each proposed dwelling.
and
(c) maintains a functional and AO6.2
attractive street address Buildings incorporate appropriate screening to Complies – the proposed building has split level
appropriate to the intended ensure that any under-storey is not visible from design so that existing ground levels are maintained
use. the street, where such screening does not along the site’s frontage to Hilton terrace and the
impede flood water flows. enclosed garages provide an appropriate screen.
AO6.3
Residential buildings minimise risk from flooding Complies – the proposed building has split level
by providing parking and other low intensive, design so that existing ground levels are maintained
non-habitable uses at ground level, rather than along the site’s frontage to Hilton terrace and up to
habitable uses. the pedestrian access into the main entrance of
each proposed dwelling.
AO6.4
Non-residential buildings and structures are Not applicable – the development application
oriented to the street by activating the street proposes residential buildings.
frontage with appropriate uses and urban design
treatments such as recessed wall treatments,
screening or landscaping, whilst allowing for flow
through of flood waters on the ground floor.
Editor's Note— The use of flood resilient
building materials is also encouraged for building
works up to the probable maximum flood to
reduce the consequences of flooding.
AO6.5
Basements and underground car parking areas Complies – refer to the stormwater management
are designed to drain and function safely during plan by Arcos in Appendix C.
a flood event and power failure.
Editor's note—Basements should have flood
immunity above the 1%AEP defined flood event
with alternative means to mechanical pumping
used to achieve such immunity.
Disaster management
PO7 AO7.1
Development supports, and does Development is located to support self- Complies – the site is not subject to flash local
not unduly burden, disaster evacuation of people and ensure sufficient flooding to an extent that there is insufficient warning
management response or warning time for the nature of the use. for such a residential use noting all habitable floor
recovery capacity or capabilities. levels are above the peak of the DFE. The
contribution that tidal influences may have are
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Appendix C
Assessment Against the Planning Scheme – Flood Hazard Overlay Code
AO7.2 known well in advance.
Development does not:
a) increase the number of people calculated to Complies – the site is not subject to flash local
be at risk from flooding; flooding to an extent that there is insufficient warning
b) increase the number of people likely to need for such a residential use noting all habitable floor
evacuation; levels are above the peak of the DFE. The
c) shorten flood warning times for other uses contribution that tidal influences may have are
in the floodplain; or known well in advance.
d) impact on the ability of traffic to use
evacuation routes, or unreasonably
increase traffic volumes on evacuation
routes.
AO7.3
Materials stored on site:
a) are readily able to be moved in a flood Complies – the proposed use comprises two
event to a flood free area; or dwellings and it is not expected that hazardous
b) are contained in order to minimise materials will be stored within the site at levels below
movement in times of flood. or above the peak of the DFE
Editor's Note— Businesses should ensure that
necessary emergency and continuity plans are in
place to account for the potential need to
evacuate personnel and to relocate property
prior to a flood event.
Essential network infrastructure
PO8 AO8
Essential network infrastructure Essential network infrastructure that is likely to Complies – the proposal shouuld not result in
maintains effective function during fail to function or may result in contamination additional essential network infrastructure having to
and immediately after flood and when inundated by flood water (e.g. water be installed to service the proposed development
storm tide inundation events. supply pipeline air valves and the like) is located noting that the existing use of the site is for a shop
above the DFE level (or where the DFE has not and associated caretaker’s accommodation
been modelled for the area, above the highest
recorded flood level for the area).
Essential community infrastructure
PO9 AO9.1
Essential community Essential community infrastructure is sited and Complies – the proposal should not result in
infrastructure is able to function constructed to ensure that flood levels comply additional essential community infrastructure having
effectively during and immediately with flood immunity requirements specified in to be installed to service the proposed development
after flood events. Table 8.2.6.4. noting that the existing use of the site is for a shop
and associated caretaker’s accommodation
AO9.2
Essential community infrastructure which is
located below the specified flood immunity
requirements:
1. is designed and constructed to
function effectively during and
immediately after the recommended
flood level event; and
2. has direct access to low hazard
evacuation routes or an emergency
rescue area above the PMF, if it is for
emergency services (including
emergency shelters, police facilities,
hospitals and associated facilities).
Earthworks
PO10 AO10
Excavation and filling for Filling, other than accessways: Can comply – the only filling and excavation will be
operational works only occur associated with the resulting building works.
where they: a) does not extend more than the equivalent of
(a) result in the protection, 3 metres around the main building,
rehabilitation and repair of measured from the outer walls of the
ecologically important building;
areas, watercourses, b) is limited to a maximum of 500m2; and
drainage lines and c) does not impact on the local drainage of
wetlands; adjoining properties.
(b) do not adversely impact on
the overall hydrology,
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Appendix C
Assessment Against the Planning Scheme – Flood Hazard Overlay Code
hydraulics and flood
capacity of a waterway;
(c) do not directly, indirectly or
cumulatively cause adverse
impacts external to the site;
(d) do not cause increased
flooding, which adversely
affects the safety or use of
any land upstream or
downstream;
(e) do not cause ponding of
water on the site or nearby
land;
(f) do not result in a reduction
in flood storage capacity;
(g) do not adversely affect the
flow of water in any
overland flow path; and
(h) do not adversely affect the
privacy or visual amenity of
surrounding property.
Editor’s Note— The Earthworks
Code sets out further
requirements for earthworks.
Hazardous materials
PO11 AO11.1
Development ensures that public Materials manufactured or stored on site are not Complies – the proposed use comprises two
safety and the environment are hazardous or noxious, or do not comprise dwellings and it is not expected that hazardous
not adversely affected by avoiding materials that may cause a detrimental effect on materials will be manufactured or stored within the
the release of hazardous the environment if discharged in a flood event. site at levels below or above the peak of the DFE
materials into flood waters and the
environment. OR
AO11.2
If a DFE is adopted, structures used for the
manufacture or storage of hazardous material
are located above the DFE level.
Editor’s Note— Refer to the Work Health and
Safety Act 2011 and associated Regulation and
Guidelines, the Environmental Protection Act
1994 and the relevant building assessment
provisions under the Building Act 1975 for
requirements relating to the manufacture and
storage of hazardous substances. Information is
provided by Business Queensland on the
requirements for storing and transporting
hazardous chemical.
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Appendix C
Assessment Against the Planning Scheme – Driveways and Parking Code
Performance Outcomes Acceptable Outcomes Compliance
Driveways
PO1 AO1
Vehicular access does not O1.1 Can comply – engineering plans have been
adversely impact on safety, Vehicular access is located and designed in prepared by Arcos to demonstrate the ability to
capacity and operations of the accordance with the current Australian comply and are included in Appendix B. The
existing or planned road network, Standards for Parking Facilities. development approval for this development
cycleways or pedestrian pathway application can be conditioned accordingly if
systems. AO1.2 considered necessary by Council.
Only one footpath crossing is provided.
Editor’s Note— Justification for additional
driveways may need to be supported by a
detailed Traffic Study.
AO1.3
Driveways, have a maximum grade in
accordance with Council’s standard
requirements.
PO2 AO2
Driveways and crossovers Design and construction of driveways, including Can comply – engineering plans have been
across the footpath, is in accordance with prepared by Arcos to demonstrate the ability to
(a) are suitable and safe for Council Standard Drawings as appropriate for comply and are included in Appendix B. The
their intended use; and the particular type of development as annotated development approval for this development
(b) match Council on the drawings. application can be conditioned accordingly if
infrastructure. considered necessary by Council..
AO2.2
The change of grades in driveways and ramps is
in accordance with Council’s Standard Drawings.
PO3 AO3.1
The number of driveways across Design of multi-tenanted developments include Not applicable – the development application does
pedestrian footpaths is minimised. shared driveways and parking areas. not propose multi-tenanted development.
AO3.2
Driveways are located so they abut existing
driveways of adjoining development where
practicable and reciprocal easements are
created to reduce the sealed driveway width.
PO4 AO4.1
Vehicular access does not Footpath and kerb crossings are located clear of Can comply – engineering plans have been
adversely impact on the capacity, existing stormwater inlet structures, water and prepared by Arcos to demonstrate the ability to
operations and maintenance of sewerage infrastructure fittings, any other exiting comply and are included in Appendix B. The
the existing infrastructure. utility infrastructure, existing landscaping and development approval for this development
vegetation. application can be conditioned accordingly if
considered necessary by Council.
PO5 AO5
Vehicular access does not Vehicular access avoids disturbance to the tree Not applicable
adversely impact on the health protection zone of trees on public land.
and integrity of existing
landscaping or native vegetation,
where possible.
Parking and manoeuvring Table 9.4.1.3 Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes Compliance
Parking and maneouvring
PO6 AO6.1
Sufficient parking The number of car parking spaces, motor cycle Complies – this development application proposed
(a) is provided having regard to spaces, bicycle spaces and loading bays is not 4 covered spaces
the specifics of the use including- less than the minimum number specified in
(i) the type and intensity of Table 9.4.1.4 Minimum parking requirements
land use; including end of trip facilities.
(ii) any existing parking
available on the site; Editor's note— with regard to the provision of
(iii) hours of operation; end of trip facilities, where there is a conflict with
(iv) likely numbers of users; the QDC MP 4.1 for major developments the
(v) accessibility to the site by QDC applies. For all other development Table
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Appendix C
Assessment Against the Planning Scheme – Driveway and Parking Code
means other than private 9.4.1.4 applies.
motor vehicle;
(vi) the peak parking demand AO6.2
periods of uses on the Where appropriate, motorcycle spaces can be
site; and provided on site in lieu of required car parking
(vii) the availability of spaces, excluding industry activities, at the
alternative car parking; following rates:
and a) 2 motorcycle spaces provided for 0.5 car
(b) is provided to accommodate parking space; or
the number and type of b) 4 motorcycles spaces provided per 1 car
vehicles and motorcycles parking space; and
likely to be generated by the c) up to a maximum of 4 car parking spaces.
development.
AO6.3
Secure and convenient parking spaces for
bicycles are designed and provided on site in
accordance with—
a) AS2890.3 Bicycle Parking Facilities; and
b) Cycling aspects of Austroads Guides (AP-
G88-14).
AO6.4
Bicycle spaces and end of trip facilities need to
be accessible to all users.
PO7 AO7.1
The layout of the development Parking bays, manoeuvring areas, queuing Can comply – engineering plans have been
provides adequate, clearly defined areas, loading, set down, pickup areas and prepared by Arcos to demonstrate the ability to
and easily accessible driveways are designed in accordance with the comply and are included in Appendix B. The
(a) on-site vehicle parking and Australian Standards for Parking Facilities. development approval for this development
manoeuvring areas; and application can be conditioned accordingly if
(b) loading and manoeuvring AO7.2 considered necessary by Council.
areas for delivery and Development includes purpose designed spaces
service vehicles. for motorcycles and motor scooters, which are
easily identified from the driveway of the
property and located as close as practicable to
the entrance of the building on site.
PO8 AO8.1
Parking and manoeuvring areas Parking, service areas and manoeuvring areas Complies with PO8 - The landscaped garden bed is
are designed to are setback a minimum of 2 metres from road 1m. wide however the proposal is to incorporate this
(a) not unduly conflict with frontages to allow for landscaping, with the with a slatted fence and gates. The 1m. strip is not
pedestrians; and exception of Walter Hay Drive, Eenie Creek dissimilar to that existing in nearby development
(b) be sufficiently setback from Road and Holts Road frontages, where no along Hilton Terrace.
road frontages to not development occurs within the landscaped
dominate the streetscape or frontage setbacks.
surrounding areas;
(c) allow for landscaping to AO8.2
reduce the visual impact of In Centre zones, parking, service and Not applicable
the parking, servicing and manoeuvring areas are either integrated within
manoeuvring areas; or under buildings and sleeved by usable floor
(d) complement the future space, or located to the rear of buildings.
planned character of the
area; and Editor's note— Refer to Figure AP3-11A and
(e) avoid development within Figure AP3-11B for outcomes for car parking in
the Walter Hay Drive, Eenie centres.
Creek Road and Holts Road
frontage setbacks. AO8.3
Where practicable vehicle access is from rear Not applicable
laneways.
PO9 AO9
On-site car parking spaces are Car parking spaces are provided for people with Not applicable
identified and reserved for people disabilities at the rate specified in the current
with disabilities. Australian Standards for Parking Facilities.
PO10 AO10
Access and egress points do not Vehicle manoeuvring areas are provided in Can comply – engineering plans have been
impact on the safety and accordance with the current Australian prepared by Arcos to demonstrate the ability to
operations of the road system. Standards Australian Standards for Parking comply and are included in Appendix B. The
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Appendix C
Assessment Against the Planning Scheme – Driveway and Parking Code
Facilities so vehicles enter and leave the site in a development approval for this development
forward gear, excluding dual occupancy or application can be conditioned accordingly if
detached dwellings on local roads. considered necessary by Council.
PO11 AO11
Parking areas are designed to At locations where pedestrian and vehicle Can comply – engineering plans have been
(a) provide a progressive conflicts are likely to occur: prepared by Arcos to demonstrate the ability to
reduction in speed between a) sight distances of at least 2.5 seconds of comply and are included in Appendix B. The
the external road and travel time at the designated speed are development approval for this development
internal parking spaces; provided; application can be conditioned accordingly if
(b) ensure lower speeds near b) splayed corners on structures are considered necessary by Council.
areas of high pedestrian incorporated;
activity through the use of c) landscaping is designed to allow clear
appropriate road geometry views; and
or devices designed to limit d) sign placement ensures that sight distance
speed; and requirements are not impeded.
(c) maintain sight distances
which are appropriate for
the likely operating speeds
in all areas of potential
pedestrian/vehicle and
vehicle/vehicle conflict.
PO12 AO12.1
A clearly defined pedestrian In large open carparks with greater than 200 car Not applicable
network is provided that – parking spaces, a pedestrian path between
(a) is located in areas where parking spaces is provided on every second
people will choose to walk; aisle.
(b) ensures that pedestrian
movement through car AO12.2
parking areas or structures For a minimum of 50% of car parking spaces, Not applicable
are along aisles rather than pedestrian access to buildings is not across or
across them. through driveways, carparks, setdown or
manoeuvring areas.
PO13
Provision is made for pedestrian No acceptable outcome provided Not applicable
and vehicular queues at conflict
points.
PO14 AO14
Parking areas are lit to provide Lighting is provided in accordance with the Can comply – proposal plans have been prepared
security for night-time users. Australian Standard for Road Lighting - by Quod and are included in Appendix A and
Vehicular Traffic (Category V) Lighting - engineering plans have been prepared by Arcos to
Performance Installation and Design demonstrate the ability to comply and are included in
Requirements. Appendix B. The development approval for this
development application can be conditioned
accordingly if considered necessary by Council.
PO15
Site facilities encourage users and AO15
employees to access the site by End-of-trip facilities are maintained and Not applicable
means of foot or bicycle through accessible to all users of the premises as part of
provision of appropriate end of-trip common property.
facilities including bicycle parking
and shower/change rooms.
PO16
Development with the potential to No acceptable outcome provided Not applicable
generate significant traffic and
parking impacts gives appropriate
consideration to transport and
land use issues.
Editor’s Note—A detailed Traffic
Impact Assessment Report may
be required.
PO17 AO17.1
Parking and manoeuvring areas Development providing less than five car parking Can comply – proposal plans have been prepared
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Appendix C
Assessment Against the Planning Scheme – Driveway and Parking Code
are designed to ensure run-off is spaces is designed so that the driveway, parking by Quod and are included in Appendix A and
treated to remove pollutants prior and manoeuvring areas are formed to drain to engineering plans have been prepared by Arcos to
to leaving the premises. landscaped areas. demonstrate the ability to comply and are included in
Appendix B. The development approval for this
AO17.2 development application can be conditioned
Development providing five or more car parking accordingly if considered necessary by Council.
spaces is designed to incorporate stormwater
treatment methods to remove water
contaminants likely to runoff from the general
operation of the of the driveway, parking and
manoeuvring areas.
Editor’s Note—Further details are provided in
the Water Quality and Drainage Code.
PO18
Parking areas are designed to No acceptable outcome provided Can comply – proposal plans have been prepared
ensure drainage without the use by Quod and are included in Appendix A and
of pumps or other electrical engineering plans have been prepared by Arcos to
apparatus demonstrate the ability to comply and are included in
Appendix B. The development approval for this
development application can be conditioned
accordingly if considered necessary by Council.
PO19 AO19
Site layout and building design Below ground components of buildings, including Can comply – proposal plans have been prepared
provides for soft landscaping to be carparks, do not extend beyond the above by Quod and are included in Appendix A and
established. ground footprint to allow for the provision of engineering plans have been prepared by Arcos to
landscaping, particularly within building demonstrate the ability to comply and are included in
setbacks. Appendix B. The development approval for this
development application can be conditioned
accordingly if considered necessary by Council.
Table 9.4.1.4 – Minimum parking requirements including end of trip facilities
Column 1 Column 2
Use Requirements for parking of vehicles and end of trip facilities
Notes—
1. Where the number of spaces required is not a whole number, the number of spaces to be provided is the next highest whole number.
2. Parking (car, motorcycle, bicycle) spaces where required ‘per m²’, is calculated from gross floor area unless otherwise specified.
3. Should there be a conflict between parking rates, the higher parking rate applies.
4. Any use not specified in Column 1 of this table shall provide sufficient spaces to accommodate the number of vehicles likely to be parked at
any one time.
Dual occupancy (a) Two covered spaces; and
(b) One additional space
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Appendix C
Assessment Against the Planning Scheme – Earthworks Code
Performance Outcomes Acceptable Outcomes Compliance
Assessable development
PO1
Development near a stormwater No acceptable outcome provided
drain, overland flow path or Can comply – engineering plans have been
associated structure does not— prepared by Arcos to demonstrate the ability to
1. adversely affect the comply and are included in Appendix B. The
function of the service; development approval for this development
2. place an additional load application can be conditioned accordingly if
on the service; and considered necessary by Council.
3. unduly increase future
maintenance costs.
PO2
Maintenance access is provided AO2.1 Can comply – engineering plans have been
to all stormwater drains, overland For trunk infrastructure, a registered easement in prepared by Arcos to demonstrate the ability to
flow paths and associated favour of Council is created over all underground comply and are included in Appendix B. The
structures. infrastructure located in private property. development approval for this development
application can be conditioned accordingly if
AO2.2 considered necessary by Council.
The width of the easement required is in
accordance with Council’s Planning Scheme
Policy PSP6 Engineering Design Standards –
Roads, drainage and earthworks.
AO2.3
The easement is centred over the centreline of
the infrastructure.
Page 33
Appendix C
Assessment Against the Planning Scheme – Existing Services Code
Performance Outcomes Acceptable Outcomes Compliance
Assessable development
PO1
Development near a stormwater No acceptable outcome provided Can comply – engineering plans have been
drain, overland flow path or prepared by Arcos to demonstrate the ability to
associated structure does not— comply and are included in Appendix B. The
(a) adversely affect the function development approval for this development
of the service; application can be conditioned accordingly if
(b) place an additional load on considered necessary by Council.
the service; and
(c) unduly increase future
maintenance costs.
PO2
Maintenance access is provided AO2.1 Can comply – engineering plans have been
to all stormwater drains, overland For trunk infrastructure, a registered easement in prepared by Arcos to demonstrate the ability to
flow paths and associated favour of Council is created over all underground comply and are included in Appendix B. The
structures. infrastructure located in private property. development approval for this development
application can be conditioned accordingly if
considered necessary by Council.
AO2.2
The width of the easement required is in
accordance with Council’s Planning Scheme
Policy PSP6 Engineering Design Standards –
Roads, drainage and earthworks.
AO2.3
The easement is centred over the centreline of
the infrastructure.
Page 34
Appendix C
Assessment Against the Planning Scheme – Landscaping Code
Performance Outcomes Acceptable Outcomes Compliance
General Requirements
Amenity O1
PO1 Landscaping is designed, planted and Can comply – the landscaping concept is shown on
Landscaped areas— maintained in accordance with PSP2 the proposal plans by Quod in Appendix A. The
(a) enhance the visual amenity Landscaping. resulting development application for operational
and natural landscape works (landscaping) will comply. The development
character of the site, approval for this development application can be
streetscape and local area; Editor’s Note— The quantity of landscaped conditioned accordingly if considered necessary by
(b) retain natural landscape open space, including landscaped buffers, Council.
features; required for various land uses is specified in the
(c) enhance buffer areas around relevant use code.
property boundaries;
(d) suit the relative size and
nature of the development
and its setting;
(e) reduce the visual impact of
large or bulky structures and
fencing;
(f) screen incompatible land
uses;
(g) conceal service, car parking
and loading areas; and
(h) provide privacy between any
dwellings or accommodation
on and adjoining the site to a
height and density appropriate
to the scale of the
development
Design AO2.1
PO2 Existing site trees and landscape features such Not applicable – there no significant exiting trees or
Site layout and building and as rock outcrops are integrated into the landscape features. Appropriate existing trees along
landscape design— development wherever possible. the southern boundary will be retained.
(a) provides for soft landscaping
to be established in and AO2.2
around the development; Below ground components of buildings, including
(b) maximises the retention of basement carparks, do not extend beyond the
large canopy trees; above ground footprint to allow for deep
(c) minimises the extent of landscaping particularly within building setback
impervious paved areas; areas.
(d) provides for suitable plant
layouts and densities; AO2.3
(e) facilitates the adoption of Alternatives to impervious pavement are
appropriate planting provided and are located where landscaping and
techniques; and existing vegetation will benefit from increased
(f) considers on-going infiltration of rainwater.
maintenance requirements to
assure the establishment and AO2.4
ongoing survival of plantings Plants are grouped in mulched beds rather than
(g) reduces the impact of planted individually to provide for optimum
buildings and structures. growing conditions and less maintenance.
Editor's note— Refer to Figure AO2.5
AP3-4A and Figure AP3-4B for Plants do not rely on extensive maintenance
appropriate landscaping regimes such as hedging.
outcomes for residential
development and Figure AP3-11B AO2.6
and Figure AP3-5A for Plants do not generally rely on watering
landscaping outcomes for centre systems, however where necessary the design
development. includes a sprinkler or drip irrigation system that
delivers water for optimum plant growth and
minimum evaporation.
AO2.7
Edges of different surfaces and gardens are
defined to assist with maintenance.
AO2.8
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Appendix C
Assessment Against the Planning Scheme – Landscaping Code
For retaining walls, rock facing or mass rock
walls are used rather than rendered block,
concrete or other urban style walls.
AO2.9
Timbers and other natural materials that reflect
the colours and textures of the landscape are
incorporated.
AO2.10
Timbers which are allowed to fade to grey and
metals that are designed to rust are used rather
than materials which require regular treatment or
maintenance.
Street Trees AO3.1
PO3 A minimum of 2 street trees are provided per lot Can comply – The development approval for this
Street trees within road reserves or every 8 metres of frontage, whichever is the development application can be conditioned
provide effective canopy shading greater. accordingly if considered necessary by Council.
having regard to the size and
scale of the road reserve and the AO3.2
location of services and other Street trees are planted a minimum of 1m from
structures. the back of the kerb in the road reserve verge
and are of a species that do not impact on
services.
PO4 AO4
Street trees in towns and villages, Where a street or locality has an identified Not applicable – there is no known character tree n
are consistent with the existing character derived from existing vegetation, this locality. The development approval for this
streetscape character. similar or identical species are used. development application can be conditioned
accordingly if considered necessary by Council.
Editor’s Note— character trees may be exotic
species not endemic to the area such as
Jacaranda, Poinciana or Fig trees.
Safety and security AO5.1
PO5 Landscaping features like planting, changes of Can comply – the landscaping concept is shown on
Landscaping is designed and material and texture, pedestrian shelter, changes the proposal plans by Quod in Appendix A. The
located to maximise the safety of level, artwork, signage, low walls, seating and resulting development application for operational
and security of public and private the like define desired movement areas and works (landscaping) will comply. The development
areas by— delineate public and private areas. approval for this development application can be
(a) clearly defining the conditioned accordingly if considered necessary by
boundaries between private Editor's Note—Refer to Figure 6.4.4.4 and Council.
and public spaces; Figure AP3-5A
(b) promoting casual
surveillance of buildings and AO5.2
public areas from the street Landscaping allows adequate visibility for casual
and other public areas for surveillance of public and semi-public spaces.
personal security reasons;
(c) avoiding concealment AO5.3
spots; Landscaping including fences, walls, outdoor
(d) maintaining safe sight furniture and artworks are designed to avoid
distances to and from road blind spots or places of concealment.
and building corners, car
park entrances and AO5.4
driveways; Blank solid front fences are avoided and where a
(e) maintain safe sight solid wall is required elements such as a vertical
distances at planting bed garden, creepers, murals or vandal resistant
ends within car parks; paint are incorporated.
(f) designing to discourage
graffiti; AO5.5
(g) ensuring vegetation does Front fences are no more than 1.2 metres high
not inhibit the effectiveness or 1.8 metres if at least 50% transparent
of street lighting or conceal
signage; and AO5.6
(h) separating and defining Landscaping is provided between the fence and
pedestrian and vehicle the street frontage.
circulation routes.
AO5.7
Street trees and trees in car parking areas and
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Appendix C
Assessment Against the Planning Scheme – Landscaping Code
next to pathways have a minimum canopy
clearance height of 2.4 metres, increasing to 5.0
metres where trucks and buses frequently use
the route.
AO5.8
Root guards are utilised around species with
potentially invasive roots to avoid trip hazards.
AO5.9
Landscaping allows for safe vehicle sight lines at
driveways.
Editor's Note— Refer to Figure 9.4.5.4.
Energy efficiency AO6.1
PO6 Landscape elements are positioned to shade Can comply – the landscaping concept is shown on
Landscaping assists in passive walls, windows and outdoor areas from the proposal plans by Quod in Appendix A. The
solar access, the provision of afternoon (western) sun. resulting development application for operational
shade, microclimate management works (landscaping) will comply. The development
and energy conservation. AO6.2 approval for this development application can be
Landscapes facilitate winter sun access to living conditioned accordingly if considered necessary by
areas, north facing windows and public spaces. Council.
AO6.3
Landscapes, fences and walls allow exposure of
living and public areas to prevailing summer
breezes and protection against winter winds.
AO6.4
Landscape elements do not shade solar
collector devices during the middle 6 hours of
the day.
Stormwater Drainage
PO7 No acceptable outcome provided Can comply – the landscaping concept is shown on
Landscaping integrates the proposal plans by Quod in Appendix A. The
stormwater drainage and water resulting development application for operational
sensitive urban design elements. works (landscaping) will comply. The development
approval for this development application can be
conditioned accordingly if considered necessary by
Council.
Natural Drainage AO8.1
PO8 Landscaping works maintain and enhance Can comply – the landscaping concept is shown on
Landscaping maintains or natural drainage lines (including creeks, gullies, the proposal plans by Quod in Appendix A. The
enhances the quality of surface waterways and wetlands) to convey stormwater resulting development application for operational
water and groundwater. works (landscaping) will comply. The development
AO8.2 approval for this development application can be
Riparian buffers are maintained and conditioned accordingly if considered necessary by
rehabilitated. Council.
AO8.3
Within paved or sealed surfaces, tree grates
provide for water and natural air movement
however are not to be used as drain.
Bank stability AO9
PO9 Structures and recreational facilities (including Not applicable
Works or structures do not impact playgrounds, pergolas, barbeques etc.) are
on erosion or bank stability. setback a minimum of 30 metres from the top of
the bank of any watercourse and 10 metres from
the top of the bank of any drainage line.
Species selection AO10.1
PO10 Plantings— Can comply – the landscaping concept is shown on
Plant species: a) comprise plant species identified for the the proposal plans by Quod in Appendix A. The
(a) are appropriate to the relevant landscape character area in PSP2 resulting development application for operational
biophysical conditions and Landscaping; works (landscaping) will comply. The development
landscape character of the b) avoid undesirable plant species identified in approval for this development application can be
area; PSP2 Landscaping; and conditioned accordingly if considered necessary by
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Appendix C
Assessment Against the Planning Scheme – Landscaping Code
(b) are suitable for the space c) incorporate appropriate understorey and Council.
available, the level of visual taller species to provide screening and
and climatic exposure, the softening to all levels of building bulk,
functional requirements of parking areas, manoeuvring, loading areas
the site and the scale of the and open stormwater treatment
development; infrastructure.
(c) provide appropriate levels of
shade and sunlight to AO10.2
occupants of the For landscaping around pool areas—
development throughout the a) no more than 25% of the landscaping is with
year; exotic plant species, provided none of the
(d) minimise the demand for plant species are undesirable plants
water use; identified in PSP2 Landscaping; and
(e) do not cause potential b) palms are specifically located in group
damage to buildings or plantings in accordance with PSP2
structures; Landscaping plants.
(f) are not harmful to
pedestrians, particularly AO10.3
around schools, childcare Koala food trees are not planted in close
centres, shopping areas proximity to the major road network.
and other high pedestrian
areas;
(g) in intensively used
environments, can endure
high levels of activity;
(h) do not attract wildlife to high
risk areas; and
(i) reduce the visual impact of
the development including
any stormwater treatment
infrastructure.
Car Parks AO11.1
PO11 One advanced canopy tree (a minimum of 45 Not applicable
Landscaping of car parking areas litres pot size) is provided for every 4 car parking
is designed to— spaces.
(a) reduce the visual impact of
the development, softening AO11.2
the appearance of A minimum area of 5m² around the base of each
hardstand areas; canopy tree, is treated with a porous surface
(b) define parking areas; such as mulch with groundcovers and protected
(c) provide advanced canopy from intrusion of vehicles.
trees to shade vehicles and
to reduce reflected AO11.3
radiation; Runoff from car parking areas is directed to
(d) maximise opportunities for landscaped areas to minimise contaminated
infiltration of rainwater on- runoff, including hydrocarbons, entering the
site; and stormwater system and watercourses.
(e) minimise contaminated
runoff entering the AO11.4
stormwater system and a Canopy trees are protected from vehicle damage
watercourse. by providing adequate sized garden beds.
AO11.5
Plants with thorns, fruit or berries are avoided in
car parks.
Editor's note— Refer to Figure AP3-5B
Services, utilities and AO12.1
infrastructure Vegetation planted within the easement of an Not applicable
PO12 overhead powerline or, where there is no
Vegetation does not pose a risk to easement, the area of influence of a powerline,
the safety or reliability of has a mature height of no more than 3.5 metres.
services, utilities or infrastructure
including substations, overhead AO12.2
powerlines, power poles and Vegetation planted within an underground
transformers, street lamps, powerline easement does not have a mature
stormwater catchment pits, and root system in excess of 150 millimetres in depth
underground services and utilities. and is not located directly over the powerline.
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Appendix C
Assessment Against the Planning Scheme – Landscaping Code
AO12.3
Regardless of the width of the easement,
vegetation adjoining easements must be
separated from the power pole or other
infrastructure by a distance at least equal to the
maximum mature height of the vegetation.
AO12.4
For power lines that connect to a premises, the
height of plant species at maturity provides for a
2 metre clearance below the power line.
AO12.5
With the exception of electricity infrastructure,
trees and large shrubs are located a minimum
of—
a) 4 metres from street lamps;
b) 2 metres from stormwater catchment pits;
and
c) 2 metres from underground services and
utilities.
AO12.6
Plants are located to enable tradespersons to
access, view and inspect service meters, such
as water and electricity meters.
AO12.7
Root barriers are installed around trees that are
located within 3 metres of any infrastructure or
that have potentially invasive roots.
Landscaped entry statement AO13.1
PO13 Tree and plant massing are the dominant Not applicable
Entry statements to residential or features of entry statements, rather than the
business estates are: entry being dominated by built elements such as
(a) integrated with the natural masonry walls, waterfalls and assembled rock
landscape character of the outcrops.
locality; and
(b) require low maintenance. AO13.2
Landscaped entry statements are low
maintenance and located entirely within privately
owned land.
Editor's note—Refer to Figure 9.4.5.5
PO14
Landscaping in the road reserve, No acceptable outcome provided Not applicable
parkland or any land intended to
transfer to public ownership or
Council responsibility is low
maintenance.
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Appendix C
Assessment Against the Planning Scheme – Sustainable Building Design Code
Energy efficiency Table 9.4.6.3 Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes Compliance
Energy efficiency
PO1
Development minimises energy No acceptable outcome provided Can comply – The development approval for this
consumption and the production development application can be conditioned
of greenhouse gas emissions. accordingly if considered necessary by Council.
Water efficiency and stormwater management Table 9.4.6.3 Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes Compliance
Water efficiency
PO2 AO2.1
Development maximises water If for accommodation activities, a minimum Can comply – The development approval for this
efficiency on site by incorporating 3,000 litres of rain water storage is provided development application can be conditioned
rainwater collection and reuse per dwelling and reused for non-potable accordingly if considered necessary by Council.
measures for non-potable purposes and incorporated into a stormwater
purposes such as irrigation. management plan for the development.
AO2.2
With the exception of accommodation
activities, rain water storage sufficient for the
intended use is captured and used on-site for
non-potable purposes and incorporated into a
stormwater management plan for the
development.
Editor’s note—The Queensland
Development Code includes provisions for the
installation of rain water tanks and the reuse
of stormwater.
PO3 AO3.1
Development reduces stormwater Development incorporates water sensitive urban Can comply – engineering plans have been
run-off by minimising impervious design measures to manage stormwater. prepared by Arcos to demonstrate the ability to
areas and maximising site comply and are included in Appendix B. The
vegetation to absorb water on AO3.2 development approval for this development
site.. Development incorporates porous pavements on application can be conditioned accordingly if
low trafficked areas such as footpaths and car considered necessary by Council
parks.
Note: Porous pavements are not considered
landscaping and do not form part of the
minimum landscape requirements.
PO4
Development limits changes and No acceptable outcome provided Can comply – engineering plans have been
disturbances to the site prepared by Arcos to demonstrate the ability to
topography to preserve existing comply and are included in Appendix B. The
drainage channels as much as development approval for this development
possible. application can be conditioned accordingly if
considered necessary by Council.
Landscaping Table 9.4.6.3 Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes Compliance
Landscaping
PO5
Development minimises hard No acceptable outcome provided Can comply – proposal plans by Quod are included
surface areas that reflect or store in Appendix A and engineering plans have been
heat and maximises vegetation prepared by Arcos to demonstrate the ability to
and soft landscaping. comply and are included in Appendix B. The
development approval for this development
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Appendix C
Assessment Against the Planning Scheme – Sustainable Building Design Code
application can be conditioned accordingly if
considered necessary by Council
PO6
Vegetation is incorporated into No acceptable outcome provided Complies – proposal plans by Quod are included in
the building design to create Appendix A
shade and cooling around
buildings.
Design Table 9.4.6.3 Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes Compliance
Design
Site characteristics
PO7
Development and building siting is No acceptable outcome provided Can comply – proposal plans by Quod are included
responsive to Noosa Shire’s sub- in Appendix A and engineering plans have been
tropical climate and the site’s prepared by Arcos to demonstrate the ability to
characteristics including comply and are included in Appendix B.
topography, orientation, existing
vegetation and prevailing winds
Building design
PO8 AO8.1 Complies – proposal plans by Quod are included in
Development - Development provides a detailed assessment Appendix A and engineering plans have been
(a) orientates buildings and including supporting documents, demonstrating prepared by Arcos to demonstrate the ability to
windows to make the most of the means by which the design meets PO8. comply and are included in Appendix B.
prevailing winds, natural
ventilation and cross breezes; AO8.2
(b) maximises shade to east and Development demonstrates a measured
west walls; equivalent to a 5-star Green Star rating.
(c) contains an open and
permeable built form that Editor’s note—The publications QDesign and
connects indoor and outdoor QCompanion, prepared by the State of
spaces in an integrated Queensland, provide climate responsive design
design; principles for development in south east
(d) retains existing vegetation Queensland. Council encourages building and
and natural shading where landscape designers to incorporate best practice
possible; outcomes described in these publications to help
(e) incorporates passive building development comply with PO8.
design to reduce the need for
auxiliary heating and cooling;
(f) uses low toxic internal and
external building materials;
(g) uses natural light rather than
artificial light, and may include
skylights, atriums and light
wells;
(h) contains a minimum of two
openings per habitable room;
(i) provides a minimum floor to
ceiling height of 2.7 metres;
and
(j) enables efficient operation
and use of the building.
Editor's Note: Refer to
Figure 9.4.6.4.
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Appendix C
Assessment Against the Planning Scheme – Waste Management Code
Performance Outcomes Acceptable Outcomes Compliance
Waste separation
PO1 AO1.1
Development that generates Construction, operational and demolition works Can comply – The development approval for this
several classes of waste is are planned and managed in accordance with development application can be conditioned
designed so waste is collected, Planning Scheme Policy PSP9 Waste accordingly if considered necessary by Council.
stored and disposed of in a safe management.
and ecologically sustainable
manner. Editor’s Note— PSP9 Waste Management
requires Waste Management Plans to be
prepared as part of certain types of development
applications to ensure proper consideration is
given to waste minimisation, segregation and
reuse.
AO1.2
Adequate area is provided on-site for the Can comply – The development approval for this
collection and separate storage of recyclable, development application can be conditioned
non-recyclable, vegetative and hazardous accordingly if considered necessary by Council.
materials in their specific waste streams during
construction or demolition works and the
operational phase of development.
PO2 AO2
Waste storage areas provide for Waste storage areas allow for the separate Can comply – The development approval for this
adequate separation of all storage of different waste materials for reuse or development application can be conditioned
recyclable and non-recyclable recycling by: accordingly if considered necessary by Council.
materials. a) providing sufficient area to store all
recyclable material and recycling containers;
and
b) sign posting the types of waste stored.
Design and location Table 9.4.10.3 - Criteria for assessable development (part)
Performance Outcomes Acceptable Outcomes Compliance
Design and location
PO3 AO3.1
Waste storage areas are located Waste storage areas are designed and Complies – screened bin enclosures are provided
so that they are convenient and maintained in accordance with Planning Scheme for each proposed dwelling
safe to use and to collect from. Policy PSP9 Waste management.
AO3.2
Waste storage areas are designed and located Complies – screened bin enclosures are provided
so they: for each proposed dwelling
a) are easily accessed and convenient to use;
b) have unobstructed access for the collection
of the waste by service vehicles;
c) without the need for manual handling;
d) are clear of carparking bays, loading bays
and similar areas;
e) are clear of footpaths and pedestrian
access;
f) are capable of being serviced by the
collection vehicle without impeding traffic
flow; and
g) have a level area provided for the storage of
waste, recyclable materials and green waste
in standard bins.
AO3.3
For uses that do not employ a caretaker or Complies – proposed location of bin enclosures
central management, the maximum distance comply
between waste storage areas and the kerbside
is 60 metres.
AO3.4
Pathways used to transport bins: Complies – proposed pathway to bin enclosures re
a) have a maximum grade of 1:15; and comply
b) are free of steps, stairs or other
impediments.
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Appendix C
Assessment Against the Planning Scheme – Waste Management Code
PO4 AO4.1
Waste storage areas are Waste storage areas are constructed of Can comply – The development approval for this
designed for ease of maintenance impermeable and durable surfaces that are development application can be conditioned
and ease of access for cleaning. easily cleaned. accordingly if considered necessary by Council.
AO4.2
Sufficient space is provided between and around Can comply – The development approval for this
waste storage bins to allow for manoeuvring and development application can be conditioned
washing of bins. accordingly if considered necessary by Council.
PO5
Waste storage areas provide a No acceptable outcome provided Can comply – The development approval for this
safe and secure environment for development application can be conditioned
users through: accordingly if considered necessary by Council.
(a) appropriate siting and
access;
(b) the provision of lighting; and
(c) restricting access to the
general public by making the
area clearly identifiable as
private space.
Editor’s note— The use of
landscaping, a change of paving
material or fencing are examples
of delineating a waste storage
area. The locking of the area is
not preferred and should be
avoided.
Water management Table 9.4.10.3 - Criteria for assessable development (part)
Performance Outcomes Acceptable Outcomes Compliance
Waste management
PO6 AO6
Waste storage areas are The waste storage area is constructed of Can comply – The development approval for this
designed to contain and impermeable and durable surfaces and: development application can be conditioned
appropriately dispose of leakage a) is bunded and graded so that washwater accordingly if considered necessary by Council.
from bins and wastewater from and bin leakage are drained to the sewer or
bin washing. an on-site effluent disposal system via a
gully within the storage area;
b) has a bund wall with a maximum height of
100 millimetres;
c) is serviced by a conveniently located
hosecock and backflow prevention device,
and connected to a water supply; and
d) is roofed or otherwise covered if the storage
area is -
(i) more than 1m²; or
(ii) storing wet waste; or
(iii) storing other waste with a high
potential to cause pollution if washed
or leaked from the bins, including
waste oil or putrescibles.
Safety and protection of infrastructure when demolishing or removing buildings
Table 9.4.10.3 - Criteria for assessable development (part)
Performance Outcomes Acceptable Outcomes Compliance
Safety and protection of infrastructure when demolishing or removing buildings
PO7 AO7.1
Demolition, removal, relocation or Infrastructure including reticulated water, Can comply – The development approval for this
associated works do not result in: sewerage, stormwater, and electricity are development application can be conditioned
(a) 'live' or 'active' infrastructure protected from damage and made safe to the accordingly if considered necessary by Council.
that may present risk to standard required by the regulatory authority.
people using the site or
surrounding areas; or AO7.2
(b) damage to infrastructure or Infrastructure is disconnected, capped or sealed Can comply – The development approval for this
other works. including: development application can be conditioned
a) electricity meters are removed and electrical accordingly if considered necessary by Council.
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Appendix C
Assessment Against the Planning Scheme – Waste Management Code
Editor's note— An approval will wires disconnected;
be required from Council's b) telephone lines are disconnected; and
Building and Plumbing Services c) data cables are disconnected and removed.
for decommissioning plumbing
apparatus including: AO7.3
(a) sanitary drains or reticulated A temporary crossing is provided to protect road Can comply – The development approval for this
water supply; and reserve infrastructure including kerb and development application can be conditioned
(b) septic tanks, holding tanks or channel. accordingly if considered necessary by Council.
on-site treatment systems.
AO7.4
Any damage to footpaths, street plantings, Can comply – The development approval for this
natural vegetation, kerb and channel, bridges or development application can be conditioned
roadways at the removal site, the new site or accordingly if considered necessary by Council.
between the sites is repaired or reinstated to at
least pre-existing conditions
PO8 AO8.1 Will comply – The development approval for this
Waste materials are removed Waste materials are removed from the site. development application can be conditioned
from the site to avoid causing accordingly if considered necessary by Council.
unhealthy conditions including: AO8.2
(a) potential fire hazard; If a development permit has not been issued for Not applicable
(b) ponding of water; and the future use of the site:
(c) breeding of vermin. a) hard surfaced areas including concrete
slabs are removed or covered with a
minimum of 300 millimetres of soil; and
b) disturbed areas are revegetated.
PO9
The potential for movement from No acceptable outcome provided Can comply – The development approval for this
the site, of soils or similar development application can be conditioned
materials is minimised. accordingly if considered necessary by Council.
PO10
Vacant sites do not have an No acceptable outcome provided Can comply – The development approval for this
adverse impact upon the amenity development application can be conditioned
of the surrounding areas. accordingly if considered necessary by Council.
PO11 AO11.1
The demolition or removal of a All building materials containing asbestos, Will comply – The development approval for this
building does not cause a health including asbestos cement sheeting or roofing development application can be conditioned
risk. and lagging, are removed from the building prior accordingly if considered necessary by Council.
to demolition or relocation.
Editor's note— Council may
require a report identifying any AO11.2
asbestos products and how they All building materials containing asbestos Will comply – The development approval for this
may be managed to avoid health products are disposed of in accordance with development application can be conditioned
risks. industry best practice. accordingly if considered necessary by Council.
Page 3