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Appendix H - Code Assessment
Attached to the e-mail Applicant advises of Referral - RAL19/0008.
COOROY AND LAKE MACDONALD LOCALITY CODE
Application for a Development Permit for a Reconfiguration of a Lot by Rural Residential Subdivision (1 Lot into 2 Lots) involving land
described as Lot 9 on RP131369, situated at 216 Black Mountain Road, Black Mountain Qld 4563.
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMMENT
6.9 EFFECTS OF USE
Amenity No solution provided Complies.
O1 Uses are located, designed and operated to avoid
significant adverse changes to the light, air The proposed development will not cause changes to light,
quality, noise, accessibility or other conditions enjoyed air quality, noise, accessibility or other conditions enjoyed
by users of associated, adjoining or nearby uses. by users of associated, adjoining or nearby uses.
Scenic amenity No solution provided Complies.
O2 Important scenic vistas including those to and from
Mt Cooroy, Mt Tinbeerwah and Black The proposed development will not impact upon important
Mountain are protected and uninterrupted to maintain scenic vistas.
aesthetic and cultural values of the natural landscape.
Major road network No solution provided Not applicable.
O3 The function of, and visual amenity and character
surrounding the, major road network, including The subject site is accessed via Black Mountain Road.
Diamond St, Cooroy–Noosa Road, Belli Creek Road and
Lake Macdonald Drive is protected and enhanced.
Laneways No solution provided Not applicable.
O4 Uses do not diminish the ability of laneways to—
a) relieve traffic on streets;
b) provide convenient and safe rear access to
premises; and
c) add to the heritage character of Cooroy;
AND
O5 Access for new uses is only taken off a laneway
where upgrading works are carried out
to the laneway to enable the laneway to accommodate
the anticipated levels of traffic.
6.10 BUILT FORM
Density No solution provided Complies.
O6 The density of development within the site area—
a) is compatible with surrounding The proposed development is consistent with the character
development; and of the Cooroy and Lake Macdonald rural settlement area.
b) does not exceed—
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i. For the Semi-Attached Housing Zone–1 dwelling unit per 400m2 of site area with a maximum population density of 100 persons per hectare; ii. For the Attached Housing Zone– maximum population density of 100 persons per hectare; and iii. For the Business Centre Zone– maximum population density of 100 persons per hectare iv. For the Community Services Zone maximum population density of 320 persons per hectare exclusively for the purposes of Residential Aged Care and 160 persons per hectare for any other form of Retirement & Special needs housing; and c) has a low site impact to enhance the opportunity to maintain natural site characteristics such as native vegetation and natural landforms. Height S7.1 Buildings and other structures have a Complies. O7 Buildings and other structures— maximum building height of— a) are low rise and present a building height consistent a) if in the Rural or Rural Settlement Zone—8m, or Any future dwelling constructed over proposed Lot 2 will not with structures on adjoining and 9m where the pitched roof but no other part of the exceed 8m in height. surrounding premises; building or structure exceeds 8m; or b) have a maximum building height of 2 storeys; b) if in the Open Space Recreation Zone c) do not visually dominate the street, surrounding and used for an indoor sporting complex—11m spaces or the existing skyline; c) if in the Industry Zone—10m; d) preserve the amenity of surrounding land uses; d) in all other zones—8m. e) respect the scale of existing vegetation; and f) respond to the topography of the site by avoiding extensive excavation and filling. Setbacks S8.1 Buildings and structures comply with the Complies. O8 Buildings and other structures are appropriately minimum setbacks identified in Schedule 1 - designed and sited to— Minimum Boundary Setbacks. Any future dwelling constructed over proposed Lot 2 will a) provide amenity for users of the premises as well as comply with the minimum setbacks identified in Schedule 1 preserve the visual and acoustic privacy of adjoining - Minimum Boundary Setbacks. and nearby properties; b) preserve any existing vegetation that will buffer the proposed building from adjoining uses; c) allow for landscaping to be provided between buildings; and d) maintain the visual continuity and pattern of buildings and landscape elements within the street. Site cover, gross floor area and plot ratio No solution provided Complies. O9 The site cover, gross floor area and plot ratio of buildings and other roofed structures— Any future dwelling constructed over proposed Lot 2 will
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a) results in a building scale that is compatible with comply with the Specific Outcomes of this element of the surrounding development; code. b) does not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the site; c) maximises the retention of existing vegetation and allows for soft landscaping between buildings; d) allows for adequate area at ground level for outdoor recreation, entertainment, clothes drying and other site facilities; and e) facilitates onsite stormwater management and vehicular access. O10 Site cover does not exceed— a) for a class 1 or class 10a structure within the Detached Housing Zone, — i for a single storey building - 50%; or ii for a building of 2 or more storeys - 50% on the ground floor and 30% for the upper storey(s), or 40% for all storeys for a building of 2 or more storeys; b) for other classes within the Detached Housing Zone - 40%; c) for the Semi-Attached Housing Zone—40%; or d) for the Attached Housing Zone—40% e) for the Community Services Zone—50% O11 For Multiple Housing Type 2 buildings have a maximum plot ratio of 0.45:1. O12 For Multiple housing Type 3 or 4, Visitor accommodation Type 4, or the accommodation unit component of an Entertainment and dining business Type 3—maximum gross floor area is equivalent to the maximum allowable population in persons multiplied by 40m2. Flooding and drainage S14.1 For new buildings or structures or Complies. O14 Buildings and other works are designed and sited additions of more than 50m2 gross floor area to an to— existing building or structure, floor levels for The subject properties are not subject to Q100 flood a) provide flood free access to premises and flood free habitable rooms are— inundation. habitable areas; a) for areas where minimum floor levels are b) allow only minor, short term and infrequent flooding available—not less than the specified level; of non-habitable areas; b) for areas where flood modelling is c) ensure carparking areas can be adequately drained; available—a minimum of 500mm above d) ensure drainage does not adversely impact upon the modelled flood level; and other premises; and c) for areas where flood modelling is not e) ensure filling or excavation does not adversely available, a minimum of 500mm above the highest
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impact upon other premises by— known flood level;
i. causing ponding of water on the site or nearby land; AND
ii. increasing flooding, which adversely affects the S14.2 Where Council infrastructure is
safety or use of any land upstream and downstream; available—
and a) any drainage (including buildings and yards) flows
iii. adversely affecting the flow of water in any to that infrastructure; and
overland flow path. b) the infrastructure has the capacity to
accept any additional loading;
AND
S14.3 Car parking and maneuvering areas
are constructed at a level that permits the
parking area to drain from the site by gravity
means, without the need for mechanical
pumping; or
S14.4 Basements for residential uses have
flood immunity above the Q100 where
alternative means to mechanical pumping are
used to achieve such immunity; or
S14.5 Basements for non-residential uses
have flood immunity above the Q100 that may
be achieved by means of mechanical pumping
where the mechanical feature is installed with
adequate holding tanks and an alternative
back up power source.
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Sloping sites S15.1 Buildings are of split level design that Complies.
O15 On sloping sites, buildings and structures are step down the slope or have a suspended floor
designed to maximise the use of natural construction; (See Figure 6.1 below) Any future dwelling constructed over proposed Lot 2 will
slope and minimise the need for cut and fill. AND comply with the Specific Outcomes & Probable Solutions of
S15.2 Cut or fill is less than 2m in depth; this element of the code.
AND
S15.3 The distance between the ground and
the lowest part of the floor of the building does
not exceed 3m.
Figure 6.1—Design for sloping site
(suspended
floor)
Roof form S16.1 With the exception of industrial Complies.
O16 Roof forms— buildings the main roof of the building has a
a) contribute positively to the local skyline; roof pitch no less than 12 degrees and has Any future dwelling constructed over proposed Lot 2 will
b) complement the low rise character of the locality; minimum 600mm eaves to at least 75% of the comply with the Specific Outcomes & Probable Solutions of
c) use simple traditional roof designs, such as hipped, perimeter of the building; this element of the code.
gabled or skillion; and AND
d) do not create opportunities for residents to overlook S16.2 Building and structures do not include
the private open space areas of neighbouring rooftop terraces.
properties.
Public transport node S17.1 A public transport node is located within Not applicable.
O17 An accessible and safe public transport node is Cooroy as identified in Schedule 5 on Map 1.
established and operated within Cooroy that— As the proposed development is included within a Rural
a) links public transport services to other centres and area, the provisions of this element are not applicable.
destinations throughout the Sunshine Coast; and
b) forms part of an integrated transport network that
is accessible via pedestrian and bicycle pathways.
6.11 ENVIRONMENT, CONSERVATION AND RECREATION
Environment and cultural heritage values No solution provided Complies.
O18 There are no significant adverse effects on Advisory note
biodiversity, natural vegetation, native fauna PSP24 – Effluent Disposal details Any future dwelling constructed over proposed Lot 2 can
habitat, landscape quality, water quality or cultural requirements for the design and siting of accommodate an on-site effluent disposal system which will
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heritage values, including those related effluent disposal systems where located not impact on the ecological values of the site (i.e. to— outside a sewerage service area. Compliance vegetation & waterways). a) changes to natural drainage; with PSP24 will be considered as part of b) disturbance to any of the wetland systems; Council’s assessment of the plumbing and c) management of landslide and fire risk; drainage application. d) erosion and the transport of sediments off site; e) unmanaged public access; f) effluent disposal; g) changes to fauna habitat and behaviour; and h) disturbance of buildings and features, including natural features, of cultural heritage significance. Open space network S19.1 and S20.1 Open space corridors and Not applicable. O19 An integrated open space network is established, existing native vegetation in areas indicated in enhanced and protected throughout the locality to— Schedule 5 – Map 4 are protected from a) provide for both passive and active recreational fragmentation and encroachment by development. pursuits; b) provide connectivity for pedestrians, cyclists, and horse riders; c) provide habitat connectivity for wildlife; d) protect watercourses and drainage lines; e) protect vegetation on steep slopes; and f) form a scenic backdrop for residential development; AND O20 The open space network links— a) forests including parts of Tewantin and Ringtail State Forests; b) the catchment of Lake Macdonald; c) the vegetated ranges of the sub-coastal escarpment in the north, south, and east of the locality; and d) the riparian corridors of the Six-Mile and Ringtail Creeks and their tributaries. Noosa Trail Network S21.1 Development includes linkages to or Not applicable. O21 A comprehensive network of bridle trails and between existing or future components of the pedestrian and bicycle linkages is established, Noosa Trail Network, as indicated in Schedule enhanced and protected 5 – Map 3; incorporating road reserves, State forests, Council AND owned land and private lands consistent with the S21.2 Development does not have an adverse lifestyle and outdoor recreation needs of Noosa’s impact on the access functions of the Noosa residents and visitors; Trail Network, as indicated in Schedule 5 – AND Map 3, including severing of existing or future O22 The Noosa Trail Network in the locality is linkages; supported by overnight camping facilities, homehosted OR accommodation and signage, allowing local residents S21.3 Alternative linkages to those indicated and visitors to experience the in Schedule 5 – Map 3 are provided; natural values of the area and to access key AND
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destinations including— S21.4 Linkages to the Noosa Trail Network
a) the town of Cooroy; are designed and constructed in accordance
b) Lake Macdonald; with—
c) the Botanic Gardens; and a) Australian Standard 2156.1 Walking
d) State forests, conservation parks and other Tracks Part 1: Classification and Signage
recreation facilities in the locality. to a minimum of a Class 4 Standard; and
b) Australian Standard 2156.2 Walking
Tracks Part 2: Infrastructure Design;
S22.1 No solution provided
Pedestrian and bicycle pathways S23.1 Pedestrian and bicycle pathways are Not applicable.
O23 Safe and convenient pedestrian and bicycle provided and retained where indicated in
pathways are provided and retained between and Schedule 5 – Map 2; As there is no new road being established as part of this
around key destinations, including— AND development, the provisions of this element are not
a) between Cooroy and Tewantin; S23.2 Contributions toward a Pathways applicable.
b) between Cooroy and the Noosa Botanical Gardens; Network are provided in accordance with
and PSP20.
c) within and around the town of Cooroy.
Protection of Lake Macdonald water supply S24.1 Within the Lake Macdonald catchment Not applicable.
O24 Development does not adversely impact on the area shown on Natural Resources Overlay
Lake Macdonald water supply. Map OM3.5, buildings and other structures are The proposed development is not located within the Lake
AND not located below 98.5m AHD. Macdonald catchment area as shown on Natural Resources
O25 The number and location of access points to No solution provided. Overlay Map OM3.5.
watercourses is controlled and managed to prevent S25.1 No solution provided
adverse impacts on water quality in Lake Macdonald; S26.1 No solution provided
AND S27.1 No solution provided
O26 Key nodes are established and Advisory note
appropriately managed at the following locations and PSP24 – Effluent Disposal details
include facilities such as parking and picnic requirements for the design and siting of
areas— effluent disposal systems where located
a) the northern part of the lake, in the vicinity of the outside a sewerage service area. Compliance with
water treatment plant, scouts and fish hatchery; PSP24 will be considered as part of Council’s
b) the western part of the lake in conjunction with the assessment of the plumbing and drainage application.
Botanic Gardens and associated picnic areas; and
c) the eastern part of the lake, in the vicinity of the Old
Tinbeerwah School Park.
AND
O27 Treatment and disposal of waste water does not
have any detrimental impact on Noosa’s
major water storage and supply – Lake Macdonald.
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Application for a Development Permit for a Reconfiguration of a Lot by Rural Residential Subdivision (1 Lot into 2 Lots)
involving land described as Lot 9 on RP131369, situated at 216 Black Mountain Road, Black Mountain Qld 4563.
RECONFIGURING A LOT CODE
Specific Outcomes Probable Solutions How does the proposal comply with the Overall
Outcome/s or Specific Outcome/s?
14.183 Lot Size and Dimensions
O1 Lots have the appropriate S1.1 If for reconfiguration other than community Performance Solution.
37 title subdivision, Council will require the following—
area and dimensions to provide It is acknowledged that the Reconfiguration of a Lot, involving land
for— included within the Rural Settlement Zone, must comply with a
a) Minimum lot area and minimum average
width consistent with the relevant provisions minimum lot size of 2 hectares, in accordance with Table 14-68 of
a) the intended use and, if not
of Table 14-68; and the Reconfiguring a Lot Code of the Noosa Plan.
intended to be used by the Council
or State for community b) If for residential development—
It is acknowledged that the subject site triggered by the Biodiversity
infrastructure, conservation i) the minimum house site area is not
Overlay of the Noosa Plan as containing a large proportion of
purposes or public utilities less than that specified in Table 14-
Environmental Protection Area and a Water course and Drainage Line
including road widening are not 69; and
within.
less than the minimum sizes if not in a sewerage service area an effluent disposal
specified in Table 14-68; and area is provided.
As demonstrated by the Plan of Development, Plan No. 61500
b) if for residential development— prepared by Murray & Associates (Qld) Pty Ltd and included at
i) a house site area of not Appendix C, the proposed subdivision has been carefully designed
less than that specified in to avoid dissection of vegetation by the new boundary line. As such,
Table 14-69; and the proposed subdivision results in the creation of a new Lot with an
ii) if not within a area less than the minimum requirement of 2 hectares. Despite this
sewerage service area, minor non-compliance in lot size, we believe the proposed
an effluent disposal subdivision results in a more desirable environmental outcome.
area; Furthermore, the Plan of Development, Plan No. 61500 also displays
c) if for community title subdivision, a suitable building envelope outside mapped vegetation for proposed
the minimum lot sizes for the Lot 2.
intended use are not less than
identified for the relevant zone
specified in Table 14-68;
d) siting and construction of
buildings to minimise risk of
soil erosion, landslide, flooding
and bushfire;
e) siting and construction of
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buildings to minimise
detrimental impacts of effluent
disposal and water quality
impacts;
f) retention of natural environmental
values, including native
vegetation;
g) retention of cultural features and
protect views to cultural
features;
h) minimisation of earthworks or
retaining walls associated with
building construction on sloping
sites;
i) private and public open space and
on-site
landscaped areas; and
convenient vehicle access and on-site
parking, loading and manoeuvring areas.
14.184 Noosa North Shore Locality
O2 No additional lots are created within No solution provided. Not applicable.
the Noosa North Shore Locality.
14.185 Lake Macdonald Water Supply Catchment Area
O3 No additional lots are created No solution provided. Not applicable.
within the Lake Macdonald Water Supply
Catchment identified on Overlay Maps
OM3.5 and OM9.5.
38
14.186 Lot layout
O4 Subdivision of land for residential S4.1 Lots are arranged to front streets and Complies
development provides for a public open space;
neighbourhood with a strong and The Reconfiguration of a Lot proposal has been sensitively designed
positive identity through— AND with regard to the natural characteristics of the subject site and the
surrounding rural residential environment.
S4.2 Rear lots have views over public open
a) legible streets and open space
space;
networks;
b) integrating prominent site AND
features, including landmarks, S4.3 Lots intended for urban settlement are located
native vegetation and views within 1km of retail or commercial uses or land within
into the design; a commercial zone.
c) the location of community, retail
and commercial facilities at focal
points either within convenient
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walking distance for residents
where the development is urban
settlement or within reasonable
vehicular proximity;
d) the location of lots intended for
urban settlement within
proximity of retail and
commercial facilities;
e) shared use of public facilities by
adjoining communities;
f) enhancement of personal
safety and minimisation of
potential for crime, vandalism
and fear by maximising
opportunities for casual
surveillance of public spaces;
and
establishment of a sense of place.
O5 House site areas are— No solution provided. Complies.
a) located at least 50m from any The development ensures that house site areas are located at least
land including within a national 50m away from any park or conservation areas, as well as not being
park, conservation park, state situated on steep slopes.
forest reserve, nature refuge,
coordinated conservation area
or wilderness area; and
not located on steep slopes.
O6 Lots for residential development are S6.1 A variety of lot sizes and shapes is provided Not applicable
designed to ensure variety in residential within the subdivision.
streetscapes.
O7 The street network— S7.1 Where involving the construction of a new road, Not applicable.
road planning and design
a) has design features, which supports the hierarchy and functional The development does not propose new road.
convey the primary function of aspects identified in Sections 2 and 3 of
each type of street and PSP5 Engineering Design Standards –
encourage driver behaviour, Roads, Drainage and Earthworks;
speeds and traffic volumes that
are safe and appropriate to that AND
function;
b) provides a high level of internal S7.2 Road and pathway planning and design is in
accessibility both within the site accordance with, in order of precedence—
and to external sites and
appropriate external connections a) Noosa Integrated Local Transport Plan;
for vehicles, pedestrian and b) Queensland Transport’s Shaping Up
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cycle movements; c) Queensland Design Code for Residential
c) deters through-traffic from Streets;
residential areas and creates safe d) AUSTROADS Guide to Traffic
conditions for local road users, Engineering Practice;
pedestrians and cyclists; e) Sections 2 and 3 of PSP5 Engineering Design
d) incorporates street junctions and Standards- Roads, Drainage and
access to lots that are located Earthworks;
and spaced to facilitate safe and f) The Noosa Cycling and Walking Network
convenient vehicle movements; Development Plan; or
e) provides for street widths and
g) A combination of the principles in these
lengths that optimise the cost
documents;
effectiveness of the network and
the provision of public utilities; AND
f) provides for road reserve widths S7.3 The achievement of multiple connections for
not less than the minimum all roads and streets (excluding culs-de-sac) within
identified Section 2.3 of PSP5
the subdivision and to adjoining subdivisions;
Engineering Design Standards –
Roads, Drainage and Earthworks; AND
g) minimises the extent of
earthworks required by S7.4 Road networks provide connectivity between
being sympathetic to the residential areas, both internally and to adjoining
terrain; sites, using access roads
h) has no significant adverse AND
effects on habitat corridors or
areas of significant native S7.5 The length of a cul-de-sac does not exceed
vegetation; 200m in urban areas and 500m in rural areas;
i) does not create noise
attenuation difficulties; AND
j) incorporates pedestrian and cyclist S7.6 The layout uses street and road design,
crossings at intersections or where including variations in carriageway width, as a
required to access high activity traffic calming measure to encourage lower traffic
nodes and public transport; speeds. (Note: Carriageway widths are identified
k) has regard to the potential in Section 2.3 of PSP5 Engineering Design
for conflict between vehicles, Standards – Roads, Drainage and Earthworks.)
pedestrians and cyclists; and
l) incorporates on-road cycling AND
facilities. S7.7 On-road cycling treatment is utilised to
provide safe and continuous movement of cyclists
along a roadway such as--
a) sealed shoulders;
b) wide kerbside lane;
c) exclusive or peak period bicycle lane;
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d) advisory treatments such as Bicycle
Awareness Zone;
e) shared parking / bicycle lane;
f) contra flow bicycle lane; or
g) bus/bicycle lane; AND
S7.8 The provision of bicycle lanes at intersections is
generally in accordance with AUSTROADS Part 14,
section 5 and Manual of Uniform Traffic Control Devices
(MUTCD) Part 9.
O8 The development contains a S8.1 Subdivision design and layout provides for Not applicable.
pathway system that encourages walking and cycling routes designed and constructed
walking and cycling and provides a safe in accordance with—
environment for users, and is--
a) Sections 2 and 3 of PSP5 Engineering Design
a) a stable, smooth surface, Standards – Roads, Drainage and Earthworks;
including across driveways, b) AUSTROADS Parts 13 and 14; and
sections and joins; c) The Noosa Cycling and Walking Network
b) easily maintained; Development Plan;
c) of a width and longitudinal AND
gradient to cater for
projected usage S8.2 If within 1km of the Pathways Network
d) inclusive of clear sight-lines for safe identified in the Priority Infrastructure Plan in
use; Part 15, the subdivision design and layout
includes pathways—
e) be free of any obstructions
such as fences, signage a) located in accordance with the Pathways
and bollards. Network identified in the Priority Infrastructure
Plan; or
b) linking to the Pathways Network identified in
the Priority Infrastructure Plan;
AND
S8.3 Pedestrian routes are planned to provide
clear, safe connections between residential, open
space, transit stops and retail areas, and are
located along, or are visible from, streets or other
public spaces;
AND
S8.4 Primary pedestrian routes border the
frontages of residential, public parks and
business uses;
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AND
S8.5 Pedestrian routes through parking lots or at
the rear of lots are avoided;
AND
S8.6 Pedestrian and cycle path infrastructure is
designed and constructed to—
a) have sign posting, particularly where they are
commuter and recreational paths, and
incorporate pavement markings and line work in
accordance with AUSTROADS Part 14 Bicycles,
Section 9;
b) have navigational signs generally in accordance
with the Manual for Uniform Traffic Control
Devices Bicycle Directional Signage Guidelines,
and Australian Standard 1742.9: 2000 Manual of
Uniform Traffic Control Devices Bicycle Facilities;
c) be clearly delineated by pavement markings
and warning signs when an on- road bicycle
lane;
d) incorporate kerb ramps at all intersections and
designated crossings;
e) have refuge islands on all roads with
median strips;
f) have holding rails for cyclists at the
intersection of district collector, sub- arterial
and arterial roads that are positioned in
accordance with Australian Standard
1742.9:2000 – Manual of Uniform Traffic
Control Devices Bicycle Facilities, and
AUSTROADS Part 14 Bicycles Section 9;
g) have marked bicycle lanes, bicycle; AND
awareness zones or storage boxes; and
h) Include lighting to pedestrian and cycle
pathways to local government requirements and
in accordance with Australian Standard 1583.1
Road Lighting
i) – Pedestrian area (Category P) lighting.
O9 The subdivision layout is S9.1 Where there is no relevant approved master Not applicable
designed to facilitate linkages with plan, concept plan, or site analysis plan, subdivision
adjoining sites in the immediate design incorporates future road, street, cycleway The proposed development is for a minor subdivision, creating one
(1) additional rural residential allotment and as such, no master
Page 14
area. and pedestrian path and open space connections to planning or linkage provisions are deemed necessary.
adjoining sites.
O10 Where the lots are to be used for No solution provided. Not applicable.
Industrial business or Commercial
business uses, the layout provides for
appropriate buffer areas, to mitigate
possible impacts on nearby residences
or other noise sensitive uses.
O11 For lots in the Rural Settlement No prescribed solution. Complies
Zone—a sealed access to the nearest
urban settlement is available. Black Mountain Road is constructed to an appropriate standard with
bitumen seal, sufficient to cater for the proposed development and
connects to the wider road network along all sealed roads.
14.187 Water supply for fire fighting
O12 An adequate and accessible water S12.1 For development in a water service area, Complies
supply is provided for fire fighting water mains within the development shall comply
purposes. with the: As recommended in the Bushfire Management Report prepared by
North Coast Environmental Services and attached at Appendix F,
a) Queensland Water Resource Commission - the new allotment will provide for an accessible dam, swimming pool
Guidelines for Planning and Design of Urban or water tank accessible by the fire brigade that contains at least
Water Supply Schemes; and 5,000 litres of water to be exclusively available for fire fighting
purposes.
Australian Standard 2419 and the Water Providers
Network Model Criteria;
AND
b) S12.2 Facilitate the connection of fire
services that comply with the requirements
of the Building Code of Australia.
14.188 Energy efficiency
O13 The street and lot orientation S13.1 For Community Title Development or urban Not applicable
facilitates the construction of energy residential development each lot contains a
efficient buildings that respond to the rectangular house site area where the long axis
local climate conditions. faces true North or is no more than 20 degrees off
true north and has minimum dimensions of—
2 2
a) if the lot is between 450m and 599m - 10m x
15m; or
2
b) if the lot is less than 450m - 9m x 15m.
AND
AND S13.2 Community Title Development lots are
generally rectangular in shape and have a
maximum slope of—
Page 15
a) 1 in 10 (10%); and
b) 1 in 20 (5%) when measured from the front to
the rear of the lot.
O14 For residential development, the
subdivision design provides for the S14.1 No Solution provided
maximum practicable number of lots
with house site areas that—
a) maximise solar access to the
north in winter;
b) minimise solar access to the
east and west in the summer;
c) maximise access to any
prevailing summer
breezes; and
d) minimise exposure to
prevailing winter winds.
14.189 Infrastructure
O15 Each lot is capable of being S15.1 All lots are connected to power supply and Complies
serviced by appropriate levels of— telecommunications services;
As mentioned under Section 3.1.7 of this report, the subject site is
a) water supply; AND located within a rural area and is provided with the following
b) reticulated sewerage; infrastructure services: -
c) stormwater drainage;
A reticulated supply of electricity;
d) power supply; and
A reticulated supply of telecommunications;
e) telecommunications; On-site water supply; and
S16.1 For lots in urban settlements—power On-site effluent disposal treatment systems.
supply and communications infrastructure are
O16 The design and provision of public provided underground; Electricity and telecommunication services will be extended to
services and utilities, including sewerage, proposed Lot 2, and the establishment of a future dwelling will be
water, electricity, street lighting and OR serviced by on-site water and on-site effluent disposal.
telecommunication services—
S16.2 For lots elsewhere—power supply and
communications infrastructure are provided
a) meets the needs of users;
underground unless—
b) ensures health, safety and
convenience of the community; a) located in the Rural Zone or Rural
c) protects the natural Settlement Zone and where not in a
environmental values of the site Bushfire Hazard Area as defined on
and surrounds, including visual Overlay Maps OM1.4-OM9.4;
amenity and native vegetation; b) new low voltage lines can be strung from poles
d) are cost effective over their life carrying existing high voltage lines; or
Page 16
cycle; c) no extensions to the existing reticulation
e) minimises adverse impacts to the network is necessary; or
environment (including the d) it is necessary to cross a body of water; AND
amenity of the local area) in the
short and long term; and S16.3 Street lighting is provided in accordance with
f) ensures that the existing Section 3.19 of PSP5 Engineering Design Standards –
systems are upgraded or Roads, Drainage and Earthworks;
relocated to be capable of
AND
supporting the proposed
development; S16.4 For lots not within a sewerage service area—the
lot has sufficient area and other attributes to ensure
sustainable on-site sewerage
39
disposal ;
Advisory note
PSP24 – Effluent Disposal details requirements
for the design and siting of effluent disposal
systems where located outside a sewerage
service area. Compliance with PSP24 will be
considered as part of Council’s assessment of
the plumbing and drainage application.
S17.1 Components of the essential network
infrastructure that are likely to fail or may result in
contamination when inundated by flood water –
a) comply with Table 13.12; or
b) are designed and constructed to exclude water
inundation or infiltration and resist hydrostatic and
hydrodynamic forces as a result of inundation.
O17 Essential network infrastructure
(e.g. electricity, water supply, sewerage
and telecommunications) maintains
effective function during and immediately
after flood events.
Electricity supply infrastructure Complies.
O18 Uses and works maintain a safe S18.1 Building footprints are situated clear of The proposed development allows for the safe placement of building
distance from electrical infrastructure any power easements on-site; footprints with regard to electricity supply infrastructure. There are
including substations, overhead power no existing fenced electricity substations within 50m of the subject
Page 17
lines, power poles and transformers. site and building envelopes are located outside of the onsite
AND easement.
S18.2 Building footprints are not less than 50m
from an existing fenced electricity substation.
40
14.190 Earthworks and stormwater management
O19 Stormwater run-off is managed No solution provided Complies
so as not to cause any adverse impacts
on the built or natural environment As demonstrated by the topographical contours shown on the Plan of
including changes in quality, quantity or Development, Plan No. 61500 prepared by Murray & Associated (Qld)
location of stormwater discharges. Pty Ltd and attached at Appendix C of this report, the natural fall of
the land results in stormwater flows running to the vegetated portion
of the site. Due to the large lot size of the rural settlement
allotments, stormwater is able to be contained and naturally filtered
wholly within each lot. The volume of stormwater generated by the
proposed subdivision is minimal and will not adversely impact on
adjoining properties.
O20 Filling or excavation only occurs No prescribed solution. Not applicable
where it does not adversely impact
on—
a) watercourses, drainage lines and
wetlands; or
b) vegetation on land identified on
Biodiversity Overlay Maps OM1.1-
OM9.1; or
c) water levels on properties elsewhere.
14.191 Landscaping and visual amenity
O21 Land development responds to S21.1 The natural landform and landscape are not Complies.
the distinctive landscape character of modified to accommodate the development.
the site by utilising the natural The proposed development will not significantly modify the natural
features of the site, which include— landform.
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
e) views.
O22 Native vegetation, including S22.1 Buffers of existing native vegetation Complies
individual mature trees are retained, around site boundaries and environmentally
protected, maintained and sensitive areas are retained and reinforced The Plan of Development, Plan No. 61500 displays a suitable building
supplemented, with particular through additional planting; envelope outside mapped vegetation for proposed Lot 2. Onsite
Page 18
consideration given to— vegetation is to be retained and a 10m buffer has been provided
AND between the proposed common boundary and Council’s mapped
a) roadsides; vegetation overlay.
S22.2 For reconfiguring in the Rural Zone and
b) the amenity of adjoining land uses;
Rural Settlement Zone—
and
c) the protection of environmentally a) a 10m landscaped buffer area is provided
sensitive areas. along road frontages;
b) clearing and disturbance to vegetation is
minimised around road works, laying of
services and utilities and construction of
property entrances;
c) revegetation of disturbed areas occurs after
completion of works; and
d) planting of clusters of trees along the road
reserves to form a tree canopy cover is provided
O23 Buildings and other structures do S23.1 All lots include a building envelope that Complies.
not have a significant adverse impact enables buildings and structures to be sited so they
upon the visual amenity of surrounding do not— Any proposed dwelling to be located on-site will be sited to ensure
areas. that the visual amenity of surrounding areas is not impacted upon.
a) protrude above ridgelines; or Refer to the building envelope and existing dwelling house included
b) result in the unnecessary removal of on the Plan of Development attached at Appendix C.
vegetation from the site.
14.192 Open space and environmental protection
O24 Public open space provides for a S24.1 Active Parkland or open space linkage to Not applicable.
diverse range of passive and active Active Parkland is provided in accordance with the
quality recreational opportunities Priority Infrastructure Plan in Part 15;
including sport to meet the outdoor
recreational needs of the community. OR
S24.2 Park contributions are paid in accordance with
the applicable infrastructure charging instrument.
S25.1 A park has direct road frontages of a
minimum of 25% of the total allotment boundary of
the park to provide physical access and visibility;
O25 Public open space is
designed and located to— AND
a) be safe and easily accessible; S25.2 Land intended for public open space
b) contribute to the legibility, complements existing adjacent and surrounding
accessibility and character of the open space areas and physical linkages to these
locality; areas are provided;
Page 19
c) create attractive environment
settings and focal points; AND
d) enable the retention and S25.3 Open space is provided adjacent to
protection of significant watercourses, with roads servicing the linear
vegetation, wetlands, parkland and lots located on the opposite side of
watercourses, drainage lines and the road to the watercourse;
other native habitat areas, their
associated buffers and AND
linkages/corridors and natural and
cultural features; and S25.4 Public open space has good connectivity for
41 users via pedestrian and cycle paths.
e) be cost effective to maintain .
O26 Land provided for active S26.1 Active parkland is of a compact shape free of Not applicable.
recreation areas is of a physical irregular boundaries; AND
standard and condition suitable for the
intended uses and is not subject to S26.2 Active parkland is located on land that is
physical or other constraints including exclusive of—
contamination, environmental or
biophysical constraints or legislative a) flood inundation below the 20% AEP (1:5
protection that would encumber its use. year ARI level);
b) land affected by stormwater or overland
flow discharge from adjacent allotments;
c) drainage reserves and detention basins,
which cannot be shown to safely and
effectively contribute to the network of
parks and open space areas;
d) land with a slope, or subject to cut and fill with
a batter slope, that exceeds a slope of 1 in 67
(15%);
e) areas of land less than 15m wide, such as
access and service and utility easements;
f) land required to serve primarily as a buffer
area to any existing development or major
transport corridor; and
g) power easements;
AND
S26.3 At least 10% of the total open space provision
for active parkland is exclusive of flood inundation
below the 1% AEP (1:100 year ARI level or the
highest recorded flood level, whichever is the
greatest;
AND
S26.4 Recreational facilities (including playgrounds,
Page 20
pergolas, barbeques etc.) are setback a minimum of
30m from the top of the bank of any watercourse
and 10m from the top of the bank of any drainage
line.
O27 Active parklands will provide a 27.1 Active parkland in all areas except industrial Not applicable.
diverse range of recreational areas will contain embellishment in accordance with
opportunities for all age groups and the Priority Infrastructure Plan in Part 15 such as:
are designed as attractive and
enjoyable, functional and safe places a) children’s play facilities catering for various
to recreate and meet. ages;
b) a soft fall surface where required;
c) a shade cover over any play equipment;
d) picnic table/s with seats;
e) seating; and
f) landscaping;
AND
27.2 Landscaping is designed to create aesthetically
pleasing open space areas and to suit the type, setting
and purpose of the particular park.
O28 The natural environmental and S28.1 Land in the Open Space Conservation Not applicable
cultural values of land in the Open zone is retained in one contiguous lot.
Space Conservation Zone are not
adversely affected by subdivision, and
land in freehold tenure in this zone is not
subdivided.
O29 Lands with high biodiversity S29.1 Lands with high biodiversity values are Not applicable.
values which warrant conservation transferred to public ownership.
status are formally protected for the
long term.
O30 Buffers are provided incorporating S30.1 A buffer of no less than 5m is provided to all Not applicable.
development setback/s from the stream development adjacent to either Stream orders 1, 2
that will ensure that the development or 3 where not within the Riparian Buffer Area on the
does not result in a negative impact upon Biodiversity Overlay Maps (with the buffer measured
the long-term viability of the stream. from the centreline of the stream).
14.193 Road and rail corridors
O31 Lots for residential development S31.1 Lots intended for residential development Not applicable.
are not subjected to high traffic noise are separated by a minimum of—
levels from the major road network or The subject site is not situated in the vicinity of any major transport
rail corridors. a) 40m from the property boundary of networks.
roads within the major road network;
and
Page 21
b) 80m from the property boundary of rail
corridors;
OR
S31.2 Development in the vicinity of road
corridors meets the following external design
criteria for roads in the major road network—
54dB(A)L10 (18hours) based on predicted traffic
volumes ten years hence;
OR
S31.3 Development in the vicinity of rail
corridors meets the following external design
level noise criteria—
a) 65dB(a), assessed as the 24hour
average equivalent continuous A-
weighted sound pressure level; and
b) 87dB(A), assessed as a single event
maximum sound pressure level.
14.194 Access easements
O32 Access easements are in S32.1 Access easements are designed in Complies.
appropriate locations for safe access accordance Sections 2 and 3 of PSP5
and egress, and supply appropriate Engineering Design Standards – Roads,
widths and levels of service for the Drainage and Earthworks.
number of vehicles that will utilise
them.
14.195 Traffic
O33 Traffic generated by the S33.1 Any required upgrading of external roads to Complies.
development is within the acceptable the necessary standard to cater for the expected
capacity of external roads and does not traffic numbers is undertaken. The development proposes only an additional one (1) lot to be
have an adverse impact upon the created in the Rural Settlement Zone, which will not generate
42 sufficient traffic to adversely impact upon the functionality of the
functioning of the road network . road network.
14.196 Noosa Trail Network
O34 A comprehensive network of S34.1 The proposal includes linkages to existing or Not applicable.
trails is established incorporating road planned components of the Noosa Trail Network
reserves, State forests, Council owned (refer Schedule 5, Map 2—Noosa Trail Network); The subject site is not located in the vicinity of the Noosa Trail
land and private lands consistent with Network.
the lifestyle and outdoor recreation OR
needs of the Shire’s residents and
S34.2 The proposal includes linkages between
visitors.
existing or planned components of the Noosa Trail
Page 22
Network (refer Schedule 5, Map 2—Noosa Trail
Network).
O35 The proposal does not have an S35.1 Existing or potential pedestrian, horse trail Not applicable.
adverse impact on the Noosa Trail or bicycle movement linkages are retained or
Network. enhanced; or The subject site is not located in the vicinity of the Noosa Trail
Network.
S35.2 Alternative linkages are provided;
AND
S35.3 Linkages and associated infrastructure are
designed, located and constructed in accordance
with—
a) Australian Standard 2156.1 Walking Tracks
Part 1: Classification and Signage to a
minimum of a Class 4 Standard; and
b) Australian Standard 2156.2 Walking
Tracks Part 2: Infrastructure Design.
14.197 Cooroibah Locality
Protection of existing residential Not applicable.
amenity, road safety and access
points S36.1 Each new allotment in the Rural Settlement
Zone has 1ha free of flood hazard or biodiversity
O36 The existing residential amenity values as indicated on overlay maps OM2.1 and
of the estate is maintained without OM2.3;
impacting on the natural landform
and landscape; AND
S36.2 House site areas on adjoining lots are
separated by not less than 50m.
AND
S37.1 Shared driveways are provided;
AND
O37 The number of access points S37.2 No additional driveways are provided from
providing access to lots from McKinnon McKinnon Drive
Drive is maintained or reduced.
Community Title Development
14.198 Residential Uses
O38 Community title subdivision only No solution provided. Not applicable.
occurs if there is a current development
approval for the site approving one or
Page 23
more of the following uses—
a) Detached house; or
b) Multiple Housing; or
c) Visitor accommodation Type 3 or
4.
Location and access to services Not applicable.
and facilities O39 Community title S39.1 The development site is within 1km of land
in the Neighbourhood Centre Zone, Business Centre
subdivisions only occur—
Zone, Shire Business Centre Zone or Village Mix
a) where they are located within Zone;
easy walking distance of
AND
services and facilities;
b) in the Semi-attached Housing S39.2 The development is in one of the
or Attached Housing Zones; following Localities--
c) where they are consistent with the
character of the Locality they are a) Cooroy and Lake Macdonald Locality; or
located in; b) Eastern Beaches Locality; or
d) if appropriate house site c) Mary River Catchment Locality; or
areas can be d) Noosa Heads Locality; or
accommodated; e) Noosaville Locality; or
e) where they are supplied with f) Tewantin and Doonan Locality; AND
adequate infrastructure to
meet the needs of users; S39.3 Each residential lot can be connected
f) where they minimise adverse to Unity Water’s water and sewerage
effects on the environment; networks;
g) if they are of suitable shape AND
and slope to minimise
constraints to development; S39.4 Residential lots are generally rectangular in
and shape and have a maximum slope of—
h) if they are of sufficient
area to provide a) 1:10 (10%) across the lot; and
reasonable amenity for b) 1 in 20 (5%) from the front to rear of the
users. lot.
14.199 Business Uses
Location Not applicable.
O41 Community title subdivisions No solution provided.
intended for
Business Uses only occur in the—
a) Shire Business Centre Zone; or
Page 24
b) Business Centre Zone; or c) Industry Zone; or d) Neighbourhood Centre Zone; or e) Visitor Mixed Use Zone. Provision of services and facilities Not applicable. O42 Adequate areas on site are No solution provided. provided for vehicular parking, private and communal open space, landscaping and site facilities to meet the needs of users.