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Appendix D - Noosa Plan 2020 Assessment
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APPENDIXD NOOSA PLAN 2020 ASSESSMENT
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Page 2
6.3.2. MEDIUM DENSITY RESIDENTIAL ZONE CODE
Table 6.3.2.3 Criteria for assessment
Performance Outcomes Acceptable Outcomes Response
Role and function
PO3 AO3.1 Not Applicable
A secondary dwelling may create No more than one secondary The proposed development does
permanent housing for an dwelling is provided on any site not involve a secondary dwelling.
extended family member or other regardless of site area.
member of the household
resident in the dwelling house AO3.2 Not Applicable
while protecting the character of A secondary dwelling: The proposed development does
the site and the zone. not involve a secondary dwelling.
a) has a maximum gross
floor area of 65m²;
b) has no more than two
bedrooms; and
c) does not occur on any
property covered by a
Building Unit Plan.
Built Form
Building Height
PO8 AO8.1 AO8.1 Complies
Buildings and structures: Buildings and structures are no The development has a
more than 8 metres in building maximum building height of
a) are low rise and present
height; and 7.1m.
a building height
consistent with AO8.2 AO8.2 Complies
structures on adjoining
and surrounding Where excavation is required, The development does not
premises; the maximum portion of the exceed 8m in building height
exposed external façade of the from the exposed external
b) are designed to provide building cannot exceed 8m in façade.
an interesting building height.
streetscape and Please refer to the Architectural
complement landform Editor's note - refer to figure Plans (Appendix E) for further
changes and landscapes AP3-13A details.
c) do not visually dominate Alternative provision to the
the street or surrounding QDC
area;
Medium Density Residential Zone Code
Page 3
Performance Outcomes Acceptable Outcomes Response
d) maintain a vegetated
skyline;
e) do not unreasonably
obscure views or lead to
overshadowing of
neighbouring properties;
f) do not exceed two
storeys.
Site Cover
PO10 AO10 AO10 Complies
Site cover of development: For a dwelling house, site cover The development has a site
does not exceed 40% of the site cover of 37.6%.
a) does not exceed 40% of
area.
the site area; or
Alternative provision to the
b) for small dwellings or for
QDC
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
PO11 AO11 AO11 Complies
Plot ratio of development: For a dwelling house, plot ration The development comprises a
of development does not exceed plot ratio of 0.4:1.
a) does not exceed 0.4:1;
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 AO12.1 Complies
Buildings and structures are Ground:
designed to:
Front:
Medium Density Residential Zone Code 2
Page 4
Performance Outcomes Acceptable Outcomes Response
a) provide a high level of Buildings and structures meet the ▪ 10.672m
amenity to users of the following minimum boundary
subject site and adjoining setbacks: Side:
premises, including ▪ 2.005m (east boundary); and
a) for frontages — 6 metres
provision of visual and
acoustic privacy; b) for side boundaries— ▪ 1.5 (western boundary).
b) not unreasonably (i) 1.5 metres setback up Rear:
obstruct views or cause to 4.5 metres height;
overlooking of private ▪ 7m
open space or habitable (ii) 2 metres setback
between 4.5 metres and Level 1:
areas of adjoining
premises; 7.5 metres height; and Front:
c) provide adequate iii) 2.5 metres where ▪ 7.2m
distance from adjoining above 7.5 metres height
land uses; Side:
c) for the rear boundary - 6
d) preserve existing metres ▪ 2.005m (east boundary)
vegetation that will help
▪ 1.5m (west boundary) to
buffer development;
3.65m in height and 2.5m
e) allow for space and above 3.65m in height
landscaping to be
Rear:
provided between
buildings including 7.782m
adequate area at ground
level for landscaping with AO12.2 AO12.2 Complies
trees, shrubs, outdoor
The front 6 metres of the The development provides a
living and utilities;
property is landscaped open varying front set back areas of
f) be consistent with the space, provided that uncovered approximately 10.672m.
predominant character of visitor parking, or swimming
The development provides a
the surrounding area; pools protruding no more than 1
landscaped front court as well as
and metre above the ground level,
pedestrian entrance
can be as close as 2 metres from
g) protect the natural embellishments within the first
the front boundary.
character and avoid 6m of the property.
adverse impacts on
ecologically important AO12.4 Not Applicable
areas such as national Buildings and structures on The site is not identified on
parks, waterways and premises with frontage to the Figure AP3-15A.
wetlands. Noosa River system are set back
not less than 10 metres from
mean high water spring as
shown in Figure AP3-15A.
Setback to a watercourse in the Noosa Waters estate, Noosaville
PO13 AO13 Not Applicable
Medium Density Residential Zone Code 3
Page 5
Performance Outcomes Acceptable Outcomes Response
Land adjoining the revetment For premises adjoining a The site is not located in the
wall and for a width of 4.5 metres watercourse within the Noosa Noosa Water estate.
serves flood detention and Waters estate no building work,
amenity functions, free of filling or excavation works occurs
structures and impervious within 4.5 metres from the centre
surfaces. line of the top of the concrete
revetment wall.
Editor's note refer to figure
6.3.1.5
Alternative provision to the
QDC
Streetscape
PO14 AO14.5 AO14.5 Complies
Development: For a dwelling house, The development achieves a 3m
development provides visual distance between the ground and
a) contributes positively to
interest to the street and the the lowest suspended floor at the
the locality;
surrounding area through: south-western corner which is
b) addresses and enhances the point where the distance is
a) limiting the vertical
the streetscape by the greatest over the site.
distance between the
incorporating articulation
ground and the lowest The development provides a
and individual design
suspended floor to no maximum length of any external
elements that add visual
more than 3 metres; wall on a single plane of 8.5m.
interest to the
development; b) limiting the length of any The design incorporates a variety
external wall in one plane of embellishments to create
c) has a form and
to 15 metres; and variation in the built form
architectural scale that
including windows, balconies and
does not dominate the a) ensuring each external
awnings.
streetscape or the wall includes at least one
surrounding properties; design element such as
verandahs, external stairs,
d) does not detract from the
window openings,
visual amenity of adjoining
awnings or porches.
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
setting.
Medium Density Residential Zone Code 4
Page 6
Performance Outcomes Acceptable Outcomes Response
Garage and Carports
PO15 AO15.1 Not Applicable
Garages, garage doors and Garage doors that face the street The development includes a
carports do not dominate the are no more than 6 metres in basement level.
street or the building design. width or 50% of the frontage,
The design of the basement door
whichever is the lesser.
is appropriate for the site and
AO15.2 achieves a consistent design
commensurate with the overall
Where multiple garages face the development.
street, they are separated by a
minimum of 2 metres or are
staggered in setback by a
minimum of 1 metre.
AO15.3
Garages that are visible from the
street, but do not face the street,
include a landscaped setback to
the street and provide
articulation, windows or a mix of
materials to provide interest to
the garage facade.
Basements
PO16 AO16 AO16 Complies
Basements: Basements: • 1 access of 4m wide
a) visually integrate with the a) are limited to one access Setbacks:
building; a maximum of 6 metres
wide; and Front:
b) do not dominate the street
or building design; b) do not encroach into • 7.292m
building setback areas.
c) are screened through Side:
landscaping; and Editor's note— refer to Figure
• 2.005m (eastern boundary)
6.9.2
d) do not present as a storey
• 1.5m (western boundary)
to the street.
Rear:
• 9.04m
Front Fences and Walls
PO17 AO17.1 AO17.1 Complies
Medium Density Residential Zone Code 5
Page 7
Performance Outcomes Acceptable Outcomes Response
Front fences and walls are Front fences or walls are set The development provides front
designed and sited to: back an average of 1 metre and fence elements that are setback
are articulated to provide visual at a distance of 1m and provide
a) contribute to the
interest by stepping the design at articulation to the Noosa Parade
attractiveness of the
a maximum of 5 metre intervals. frontage comprising a visually
streetscape;
interesting streetscape.
b) be compatible with the
AO17.2 Not Applicable
existing streetscape
character; Where located on the boundary: See below AO17.3
c) avoid interference with a) the solid portion of front
movement of surface fences and walls is no
stormwater; more than 1.2 metres
high; or
d) allow for casual
surveillance of the street; b) the walls contain openings
or materials that ensure it
e) provide planting in front of
is 50% transparent and
solid fences and walls;
has a height not
and
exceeding 1.8 metres.
f) ensure plantings between
the front fence and the AO17.3 AO17.3 Complies
footpath does not create Solid front fences and walls may The development site benefits
an impediment for
be 1.8 metres in height if the from a frontage to Noosa Parade,
pedestrians using the
property has frontage to an which is a Distributor Road.
footpath.
arterial road or a distributor road.
A solid front fence to the Noosa
Parade frontage is proposed for
a portion of the frontage and
comprises a height of 1.8m
above NGL.
AO17.4 AO17.4 Complies
The area of land between the The area between the front fence
front fence and the boundary is is dedicated for landscaping
landscaped to screen the fence elements that connect to the
from the street however existing footpath along the
landscaping does not encroach frontage of the site.
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
Roof Forms
Medium Density Residential Zone Code 6
Page 8
Performance Outcomes Acceptable Outcomes Response
PO19 AO19.1 Not Applicable
Roof forms: With the exception of Noosa The development site is located
Heads and Coastal Communities in the Noosa Heads Local Area.
a) contribute positively to the
Local Areas, the main roof of the
local skyline;
building has a roof pitch no less
b) complement the character than 5 degrees and has minimum
of the locality and the 600 millimetre eaves to at least
topography of the site; 75% of the perimeter of the
building.
c) avoid box
profiles/parapets; and AO19.2 AO19.2 Complies
d) do not create Development does not include The development does not
opportunities for rooftop terraces. involve roof terraces.
overlooking the private
open space or internal AO19.3 AO19.3 Complies
spaces of neighbouring
The total width of any parapet The development does not
properties.
wall does not exceed 50% of the involve any parapet wall that
width of the front facade of a exceeds 50% of the width of the
building. front façade.
PO21 AO21.2 Not Applicable
Mechanical plant, vehicle For a lit sports court: The development does not
manoeuvring, utilities and include a lit sports court.
a) the court is located at
communal outdoor recreation
least 60 metres from the
uses:
external wall of an existing
a) do not have an adverse or approved dwelling on
effect on the amenity adjoining or nearby
enjoyed by users of premises (as measured
adjacent or nearby from the centre line of the
premises through court); and
emission of noise, light,
b) the vertical illumination
fumes or smoke; and
resulting from direct,
b) do not cause reflected or other
unreasonable disturbance incidental light emanating
to local fauna through light from the site does not
or smoke emissions. exceed 8 lux when
measured at any point 1.5
metres outside the
boundary and at any level
from ground level upward;
and
any floodlighting is restricted to
the types that give no upward
component of light were mounted
Medium Density Residential Zone Code 7
Page 9
Performance Outcomes Acceptable Outcomes Response
horizontally (i.e. a full cut off
luminaire).
AO21.3 AO21.3 Complies
Mechanical plant is- The development locates the
plant room is located in the
a) located at least 2 metres
basement.
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.
c) Editor’s Note—
Mechanical plant includes
generators, motors,
compressors and pumps
such as air-conditioning or
pool equipment.
PO22 AO22.1 Performance Outcome Sought
Development: For landscape amenity reasons, The proposed development
cut or fill is less than 1.5 metres requires a cut depth of 3.6m to
achieve the depth of excavation
Medium Density Residential Zone Code 8
Page 10
Performance Outcomes Acceptable Outcomes Response
a) has minimal impact on the in depth relative to the ground required to facilitate the
natural landform of the level. basement level.
site;
As the proposal exceeds the
b) does not lead to erosion prescribed cut depth of 1.5m, a
or the transport of Performance Outcome is
sediments off site; and therefore sought.
c) does not lead to the The proposed excavation avoids
disturbance of natural minimal impact on the landform
features, buildings or and maintains the landscape
structures of cultural amenity of the site through
heritage significance retained or replanted
landscaping.
Please refer to Section 6 of the
Town Planning Report for further
details.
AO22.2 AO22.2 Complies
Development does not result in The development site is
sediment or other material connected to all necessary
including building materials or infrastructure services.
waste products being deposited Importantly, the development will
or released into the road reserve, not result in deposits of sediment
stormwater drain or adjacent or other material being released
properties. into the existing connected
infrastructure, either during
construction or post-construction.
PO23 AO23.1 Not Applicable
Development on sloping sites: Building and structures are not The development is not located
constructed on land with a slope on land with a slope greater than
a) is visually responsive to
greater than 25%. 25%.
the natural topography
and sits within the AO23.2 Not Applicable
landscape rather than
dominating it; and On sloping sites, split level The development is not located
buildings with small floorplates, on land with a slope greater than
b) steps down slopes or uses that step down the slope are 25%.
suspended floor used as an alternative to
construction, minimising standard single or double storey
cut or fill and avoiding construction to minimise building
benching of the site. bulk and benching of the sites.
Editor's note- refer to Figure
6.9.1A and Figure 6.9.1B
PO24 AO24 AO24 Can Comply
Medium Density Residential Zone Code 9
Page 11
Performance Outcomes Acceptable Outcomes Response
Filling and excavation for Filling and excavation for The development involves
operational works do not directly, operational works is designed excavation works to facilitate the
indirectly or cumulatively cause and constructed to ensure basement level. The
adverse impacts external to the overland flow and/or flooding is development be designed via a
development site by: not worsened, impeded, or condition to ensure that the
otherwise diverted to adversely construction of the basement will
a) causing ponding of water
affect other properties or not result in overland and/or
on the site or nearby land;
downstream environments. flooding is worsened or diverted
b) increasing flooding, which to other properties.
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.
Medium Density Residential Zone Code 10
Page 12
9.3.1 LOW DENSITY HOUSING CODE
Table 9.3.1.3 Criteria for assessment
Performance Outcomes Acceptable Outcomes Response
Effects of Use
Removal homes AO2.1 Not Applicable
PO2
Any part of a removal home that is The proposed development
A removal home— affected by termite attack, borers, does not involve a removal
dry rot or severe weathering or is home.
a) does not have an
damaged as a consequence of
adverse impact on the
amenity of the premises relocation, is repaired or replaced
or surrounding using new or sound second-hand
premises; and materials.
maintains the safety of people AO2.2
and property. Where located within the urban
boundary, external surfaces of the
building are cleaned and painted.
Editor's Note—the urban boundary is
indicated on the zone maps contained
within Schedule 2.
Editor's Note— applicants will be required
to pay a performance bond to Council
before final building approval is granted.
The bond is held by Council until all
external building works are completed to a
satisfactory level, usually within a 12 to 24
month time frame.
Housing choice AO3 Not Applicable
PO3
A secondary dwelling: The proposed development
A secondary dwelling: does not involve a secondary
a) has a maximum gross
floor area of 65m²; dwelling.
a) forms part of a dwelling
house and is not
b) has no more than 2
subdivided from the
bedrooms;
balance of the dwelling
house; c) does not occur on any
property covered by
b) contributes to housing a Building Unit Plan;
choice for members of the and
one household;
d) does not occur on a
c) protects the low property that already
density residential, rural contains a dual
occupancy or secondary
dwelling.
Low Density Housing Code
Page 13
Performance Outcomes Acceptable Outcomes Response
residential or rural
character of the zone;
d) does not occur on a
property covered by
a Building Unit Plan or any
property already
containing more than
one dwelling;
e) is accompanied by
sufficient car parking.
Building design and services
Service and utilities AO5.1 AO5.1 Complies
PO5 If located within the urban boundary, The proposal site is connected
the dwelling is connected to
Development is provided with: to the prescribed services and
reticulated water supply, sewerage,
stormwater drainage and utilities.
a) a level of infrastructure
telecommunications infrastructure
and services that is networks (where available to the
appropriate to its setting lot).
and sufficient for the Editor’s Note—the urban boundary is
intended use; indicated on the zone maps contained
within Schedule 2.
b) an effluent treatment
and disposal system
that does not have an AO5.2 Not Applicable
adverse effect on
ecologically important Where there is no reticulated water The proposed development will
supply, the premises is serviced
areas or water quality; be connected to the reticulated
with a rainwater tank with the
and following minimum water supply water supply.
capacity:
c) adequate onsite water
storage to support the a) for dwellings with no more
efficient use of water than 3 bedrooms – 45,000
litres; or
and is adequate for b) for dwellings of more than 3
everyday use of the bedrooms or where
occupants. including a secondary
dwelling on the same
premises – 60,000 litres.
AO5.3 Not Applicable
If located on a lot where reticulated The proposed development will
sewerage is not available to the be connected to the reticulated
lot, the dwelling is connected to an sewerage system.
on-site effluent treatment and
disposal system.
Low Density Housing Code 2
Page 14
Performance Outcomes Acceptable Outcomes Response
Landscaping AO6 AO6 Complies
PO6
Soft landscaping is provided and The proposed development
Buildings and structures allow retained to a minimum of 20% of achieves a total 229m2 of soft
for sufficient space for outdoor the site area. landscaping and 20.6% of the
activities, garden areas and site area.
screening to surrounding land
uses.
Car parking AO7 AO7 Complies
PO7
Car parking is provided in The proposed development
Sufficient car parking is provided accordance with Table 9.4.1.4 of provides six (6) undercover car
to accommodate the number of the Driveways and parking code. parking spaces located in the
vehicles likely to use the site. basement.
Driveway and crossover
PO8 AO8.1 AO8.1 Complies
The design, management and Driveways and crossovers are The development comprises a
maintenance of the access designed to comply with Council's single driveway providing
facilitates: standard drawings RS-049, RS- access from Noosa Parade to
050, RS-056 and addendum as the basement level in
a) safe and convenient use applicable. accordance with Council’s
for vehicles, pedestrians
standard drawings as
and cyclists;
prescribed.
b) vehicles negotiating
AO8.2 AO8.2 Complies
without contacting the
driveway or crossover Where a footpath exists, the Noosa Parade comprises an
surface; and driveway meets the road reserve existing footpath that meets the
at the level of the existing footpath. proposed driveway at the level
c) stormwater disposal
of the existing footpath.
without any negative
AO8.3
impacts on the
surrounding area. Driveways within the property:
AO8.3 Complies
a) have a maximum gradient The proposed driveway has
of 20% and vertical curves been designed to have a
to ensure no scraping for a maximum gradient of 20%.
standard vehicle; or
Low Density Housing Code 3
Page 15
Performance Outcomes Acceptable Outcomes Response
b) have a maximum gradient
of 25% provided–
i. the length of the
driveway steeper than
20% does not exceed 6
metres; and
ii. there is a change in
gradient not less than 2
metres in length and not
greater than 12:5% at
the ends of the 25%
section of the driveway.
PO9 AO9 AO9 Complies
The driveway and crossover The driveway and crossover is The proposed development
design avoids using structures designed without significant largely maintains the existing
within the road reserve. alteration to the existing road driveway location to Noosa
reserve whereby the finished Parade. The proposed
surface level of the driveway is development comprises a
consistent in height with the driveway design that is
existing height of the road reserve. consistent with the height of the
Editor’s Note—Should the design not road reserve.
comply with the standard drawings,
including any cut or fill within the road
reserve, an operational works application to
Council for a non-standard driveway is
required.
Materials AO10 AO10 Complies
PO10
No pavers or permeable pavement The proposed development
Driveways and crossovers are to systems are used within the road does not include pavers or
be able to withstand loadings reserve. permeable pavement systems
from vehicles and the use of within the road reserve.
Editor's Note- Examples of the types of
pavers is avoided.
pavers to avoid include clay, concrete and
permeable pavement products.
Surface Water AO11 AO11 Complies
PO11
Driveways have a minimum grade The design of the driveway to
Driveways are designed to: of 1% away from any adjoining the basement has been
buildings and are formed to drain designed in accordance with the
to landscaped areas. 1% minimum grade and other
design elements to ensure that
drainage to landscaped areas
Low Density Housing Code 4
Page 16
Performance Outcomes Acceptable Outcomes Response
a) prevent water from and away from the building is
ponding or entering maintained.
buildings;
b) provide an opportunity
for filtering of
stormwater prior to it
leaving the site; and
c) not reduce the
stormwater carrying
capacity of roadways.
Protection of infrastructure AO12 AO12 Complies
PO12
Driveways are located not less The proposed driveway is
Driveways do not damage or than 1.0 metre from stormwater located within proximity to an
interfere with the location, infrastructure. existing stormwater junction at
function of, or access to Council Editor’s Note—If the driveway covers or is the western end of the site.
infrastructure. within 1.0 metre of stormwater infrastructure,
an operational works application to Council The driveway location and the
for a non-standard driveway is required.
existing stormwater pit are
established over the site, thus
the proposed development does
not alter the arrangements over
the site.
Importantly, the existing
stormwater infrastructure has
been reviewed and assessed by
a civil engineer to determine that
the infrastructure both new and
proposed are appropriate within
the context of the proposed
development.
Streetscape and effect on AO13.1 AO13.1 Complies
traffic network
Areas adjoining driveways The proposed development
PO13
disturbed as a result of the incorporates landscaped areas
The visual impact of driveways driveway construction are grassed along the edge of the driveway
on the streetscape and or planted to minimise visual which will encourage bank
surrounding area is minimised impact and stabilise the soil. stabilisation and limit soil
and significant adverse impacts disturbance.
on the traffic network are
AO13.2 AO13.2 Complies
avoided.
Vehicular access avoids The proposed development will
disturbance to the tree protection not result in interference with the
zone of trees on public land. tree protection zone.
Low Density Housing Code 5
Page 17
Performance Outcomes Acceptable Outcomes Response
Driveway location AO14.1 AO14.1 Complies
PO14
Only one driveway and crossover The proposed development
is provided. comprises one (1) driveway and
crossover the Noosa Parade.
AO14.2 Not Applicable
Where the premises has frontage The site comprises a single
to more than one formed and frontage to Noosa Parade.
sealed road and the roads have
differing orders in the Road
Hierarchy, the driveway and cross-
over is provided on the frontage
with the lower order.
AO14.3 Not Applicable
For corner lots, driveways and The site is not a corner lot.
crossovers are located in
accordance with Council's
standard drawings.
AO14.4 Not Applicable
If in the Rural zone or Rural The site is located in the
Residential zone, the driveway and Medium Density Residential
cross-over is located to provide Zone and is not located in the
minimum safe sight distances in prescribed zones.
accordance with Austroads.
Editor's Note - An operational works
application is required for a second
driveway.
Bushfire Hazard Management AO15 Not Applicable
PO15
Within a bushfire hazard area The site is not located in the
Where located in a Bushfire where there is no reticulated water Bushfire Hazard Area.
Hazard Area as shown on the supply, the premises has:
Bushfire Hazard Overlay Map in
a) an accessible dam,
Schedule 2 and not in a water
swimming pool or water
service area, an adequate,
tank available for
reliable, safely located and
firefighting purposes with
freely accessible water supply is
an onsite water volume of
provided for fire fighting
not less than 5,000 litres;
purposes, which is in addition to
and
day to day water supply.
b) a water supply outlet pipe
50 millimetres in diameter
Low Density Housing Code 6
Page 18
Performance Outcomes Acceptable Outcomes Response
and fitted with a standard
fire brigade fitting
connected to the water
supply (other than where
the water supply is in a
swimming pool or dam).
Editor’s Note — Water supply capacity for
firefighting purposes is in addition to water
supply capacity for household use.
Flood Hazard AO16.1 AO16.1 Complies
PO16
Where the development is located The site is located within the
Development is designed and in the Flood Hazard Area as Flood Hazard Area. A Flood
sited to ensure risk to people shown on Flood Hazard Overlay Information Certificate has been
and property from flooding is Map in Schedule 2, the finished sourced which advises that the
avoided or minimised. floor level of habitable rooms is at finished floor level of habitable
least 300 millimetres above the rooms is to be 2.7m AHD.
Defined flood event (DFE).
The proposal has been
OR designed to achieve the DFL as
prescribed for the site.
AO16.2 Not Applicable
Where the DFE has not been The DFE has been modelled for
modelled for the area, the finished the site.
floor level of habitable rooms is at
least 500 millimetres above the
highest recorded flood.
Editor's Note—The QDC mandatory
provisions MP3.5 also apply to the
construction of buildings in flood hazard
areas.
PO17 AO17 PO17 Complies
Underground car parking areas
No acceptable outcome provided The proposed development
are designed to drain and
comprises a basement car
function safely during a flood
parking level. The basement as
event and power failure.
been designed the ensure
appropriate drainage and flood
Editor's note—Basements should have mitigation measures.
flood immunity above the 1%AEP
defined flood event with alternative
means to mechanical pumping used to
achieve such immunity.
Low Density Housing Code 7
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Performance Outcomes Acceptable Outcomes Response
Major Electricity Infrastructure Not Applicable
& Substations
The site is not located within
PO18
proximity to the prescribed
AO18.1
Development is sufficiently electricity infrastructure.
separated from major electricity Development including any
infrastructure and substations to sensitive land uses is at least:
minimise the likelihood of
a) 50 metres from a
nuisance or complaint.
transmission substation;
b) 10 metres from any other
substation; and
c) 30 metres from a
transmission line
easement.
AO18.2
Habitable buildings are not located
within an easement for a
distribution line.
PO19 AO19.1
Development is located and Noise emissions do not exceed
designed to avoid or minimise 5db(A) above background noise
noise nuisance from the use of level internal to a habitable
infrastructure. building measured in accordance
with AS1055.
PO20 AO20
Wherever practicable habitable Where adjoining substations or
buildings are orientated to avoid major electricity infrastructure,
direct overlooking of major habitable buildings are orientated
electricity infrastructure or so that the majority of outdoor
substations. living areas and windows of
habitable rooms face away from
the infrastructure.
Earthworks and Drainage AO21 Not Applicable
PO21
Filling other than accessways: The proposed development
Earthworks and drainage does not involve filling works.
a) does not extend more than
operational works do not
the equivalent of 3 metres
directly, indirectly or
around the main building,
cumulatively cause adverse
measured from the outer
impacts external to the
walls of the building;
development site by:
Low Density Housing Code 8
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Performance Outcomes Acceptable Outcomes Response
a) causing ponding of b) is limited to a maximum of
water on the site or 500m2; and
nearby land;
c) does not impact on the
b) increasing flooding, local drainage of adjoining
which adversely affects properties.
the safety or use of any
land upstream and
downstream;
c) adversely affecting the
flow of water in any
overland flow path; and
d) adversely affecting the
privacy or visual
amenity of surrounding
property.
Editor's Note—Development should
ensure that filling does not impact on the
amenity and usability of neighbouring
properties (including loss of privacy
caused by relative level changes) or
offsite drainage.
Low Density Housing Code 9
Page 21
8.2.1 ACID SULFATE SOILS OVERLAY CODE
Table 8.2.1.3 – Criteria for assessable development
Performance Outcomes Acceptable Outcomes Response
Avoidance and management of ASS
PO1 AO1.1 PO1 Can Comply
Development: The disturbance of ASS is The proposal site is located in
avoided by: the Acid Sulfate Soils Overlay.
(a) does not disturb ASS; or
(b) is managed to avoid or (a) undertaking The proposal involves
minimise the release of an ASS investigation and excavation of a basement,
acid and metal soil analysis according to requiring a depth cut of 3.6m at
contaminants, where the National Acid Sulfate the deepest point.
disturbance of ASS is Soils Guidance;
Prior to the commencement of
unavoidable. (b) not excavating or otherwise
excavation works, the
removing soil or sediment
appropriate steps will be
containing ASS;
undertaken involving ASS
(c) not permanently or
investigations accordance with
temporarily extracting
relevant guidelines and
groundwater that results in
mitigate any impacts of
the aeration of previously
disturbances with ASS.
saturated ASS; and
(d) not undertaking filling on A reasonable and relevant
land at or below 5 metres condition can be adopted to
AHD that results in:- ensure that any disturbance
(i) actual ASS being with ASS is appropriately
moved below the water managed through the provision
table; or to provide an ASS
(ii) previously management plan prior to the
saturated ASS being commencement to excavation
aerated. works.
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
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Performance Outcomes Acceptable Outcomes Response
(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
AO1.1
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
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Performance Outcomes Acceptable Outcomes Response
actual ASS is identified, they
are managed in accordance
with an ASS management
plan.
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8.2.6 FLOOD HAZARD OVERLAY CODE
Table 8.2.6.3 Criteria for assessable Development
Performance Outcomes Acceptable Outcomes Response
Floodplain protection, immunity and safety – for development areas
PO1 AO1 AO1 & AO2 Complies
Development provides that for all The finished flood level is not less A Flood Information Certificate
flood events up to and including than the minimum design levels has been sourced which details
the DFE : specified in Table 8.2.6.4 that the design requires a
minimum floor level for habitable
(a) the safety of people on
rooms of 2.7m AHD.
the site is protected; and
The proposal achieves the
(b) the risk of damage to
minimum floor level requirements
property on the site is
as prescribed.
avoided or minimised as
far as practicable.
PO2 AO2
All lots have sufficient area that is The minimum area above flood
above the DFE flood level or level (flood free area) for each lot,
where modelling is not available, is in accordance with Table
the highest recorded flood level, 8.2.6.5.
to safely and adequately
accommodate the intended use.
PO3 AO3 Not Applicable
For reconfiguring a lot or Development areas are not filled The proposal does not involve fill.
operational works, development to reduce flood risk.
is 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 AO4.1 – AO4.3 Complies
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Performance Outcomes Acceptable Outcomes Response
For reconfiguring a lot, Development provides an The proposal provides access to
development does not effective evacuation route that Noosa Parade in a flood free
compromise the safety of people remains passable, with sufficient route through the development in
resulting from the flood risk flood warning time, to enable the event exceeding the DFE.
associated with events exceeding people to progressively evacuate
The development comprises a
the DFE. to safe areas above the PMF in two storey dwelling house which
the face of advancing flood or is designed above the DFE which
waters for events that exceed the
can provide congregation and
DFE.
refuge if required.
The site adjoins Noosa Parade
OR which provides the site at the
level of the road immunity.
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.
PO5 AO5 AO5 Complies
For reconfiguring a lot or In the Flood Hazard Overlay, or in The development maintains the
operational works, development areas otherwise determined to be flood storage capacity over the
does not directly, indirectly or subject to the DFE or DSTE, site and will not result in
cumulatively alter the flood development ensures: worsened overland flow plans or
characteristics external to the increased velocity through the
(c) there is no loss of on-site
development site for all flooding site as an outcome of the
flood storage capacity;
and inundation events up to and proposal.
including the DFE or DSTE based (d) all changes to level,
on: depth, duration and
velocity of floodwaters
(a) current climate are contained within the
conditions; and site for all flood events up
(b) incorporating an to and including the DFE
appropriate allowance for based on current climate
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Performance Outcomes Acceptable Outcomes Response
the predicted impacts of and predicted impacts of
climate change. climate change at 2100;
(e) there is no acceleration
or retardation of flows, or
any retardation in flood
warning times, elsewhere
on the floodplain and to
any overland flow paths;
and
(f) there is no increased
stormwater ponding on
sites upstream,
downstream or in the
general vicinity of the
site.
Resilient building design and form
PO6 AO6.1 AO6.1 Complies
Development ensures that Buildings are designed to The development is designed to
building design and building form: integrate well with the street level be integrated with the Noosa
(a) accounts for potential and the levels of adjoining Parade street level and facilitates
flood risk; properties to facilitate pedestrian pedestrian connections through
flows and visual and physical the ground levels.
(b) is resilient to flood connectivity between the footpath
events; and and ground floors.
(c) maintains a functional
and attractive street AO6.2 Complies
AO6.2
address appropriate to The proposal comprises a
the intended use. Buildings incorporate appropriate
basement level which is not
screening to ensure that any
visible from the street level.
under-storey is not visible from
the street, where such screening
does not impede flood water
flows.
AO6.3
AO6.3
The proposal provides non-
Residential buildings minimise habitable uses and parking at the
risk from flooding by providing basement level. Further, the
parking and other low intensive, development has been designed
non-habitable uses at ground to comply with the minimum
level, rather than habitable uses. habitable floor level requirement
and thus the habitable areas on
the ground level are appropriately
designed.
Not Applicable
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Performance Outcomes Acceptable Outcomes Response
AO6.4 The proposal is for a residential
Non-residential buildings and building and structure.
structures are oriented to the
street by activating the street
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 Complies
The proposed basement has
been designed to ensure that
AO6.5
appropriate drainage and function
Basements and underground car can be safely achieved in a flood
parking areas are designed to event.
drain and function safely during 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 AO7.1 – AO7.3 Complies
Development supports, and does Development is located to The proposal does not increase
not unduly burden, disaster support self-evacuation of people the number of people at risk of
management response or and ensure sufficient warning flooding over the site and
recovery capacity or capabilities. time for the nature of the use. facilitates the ability for residents
to be able to self evacuate.
Further, the development enables
AO7.2
the ability for materials to be
Development does not: stored appropriately on the site.
(a) increase the number of
people calculated to be at
risk from flooding;
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Performance Outcomes Acceptable Outcomes Response
(b) increase the number of
people likely to need
evacuation;
(c) shorten flood warning
times for other uses in
the floodplain; or
(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 event to
a flood free area; or
(b) are contained in order to
minimise movement in
times of flood.
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 AO8 Complies
Essential network infrastructure Essential network infrastructure All essential infrastructure that is
maintains effective function that is likely to fail to function or subject to fail in the event of flood
during and immediately after flood may result in contamination when water inundation is designed
and storm tide inundation events. inundated by flood water (e.g. appropriately or located above
water supply pipeline air valves the DFE.
and the like) is located above the
DFE level (or where the DFE has
not been modelled for the area,
above the highest recorded flood
level for the area).
Essential community infrastructure
PO9 AO9.1 Not Applicable
Essential community Essential community The proposal is for a dwelling
infrastructure is able to function infrastructure is sited and house and does not involve
constructed to ensure that flood
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Performance Outcomes Acceptable Outcomes Response
effectively during and immediately levels comply with flood immunity essential community
after flood events. requirements specified in Table infrastructure.
8.2.6.4.
AO9.2
Essential community
infrastructure which is located
below the specified flood
immunity requirements:
(a) is designed and
constructed to function
effectively during and
immediately after the
recommended flood level
event; and
(b) 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 Not Applicable
Excavation and filling for Filling, other than accessways: The proposal does not involve
operational works only occur filling works. However, the
(i) does not extend more
where they: proposal does require excavation
than the equivalent of 3
works to facilitate the basement
(a) result in the protection, metres around the main
rehabilitation and repair building, measured from level.
of ecologically important the outer walls of the These excavation works and the
areas, watercourses, building; subsequent design outcome will
drainage lines and not impact waterways, affect
(j) is limited to a maximum
wetlands; flood capacity or increase the
of 500m2; and
(b) do not adversely impact flooding risks over the site.
(k) does not impact on the
on the overall hydrology,
local drainage of
hydraulics and flood
adjoining properties.
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
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Performance Outcomes Acceptable Outcomes Response
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 Not Applicable
Development ensures that public Materials manufactured or stored The proposal is for a Dwelling
safety and the environment are on site are not hazardous or House and does not involve
not adversely affected by noxious, or do not comprise hazardous or noxious materials.
avoiding the release of hazardous materials that may cause a
materials into flood waters and detrimental effect on the
the environment. environment if discharged in a
flood event.
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
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Performance Outcomes Acceptable Outcomes Response
the manufacture and storage of
hazardous substances.
Information is provided by
Business Queensland on the
requirements for storing and
transporting hazardous chemical.
8
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9.4.8 WATER QUALITY & DRAINAGE CODE
Table 9.4.5.8.3 Criteria for assessment
Performance Outcomes Acceptable Outcomes Response
General Requirements
Stormwater drainage design
PO1 AO1 PO1 Complies
The development and its A stormwater management plan The proposal and its stormwater
stormwater management system is prepared consistent with PSP6 management systems are
is planned and designed having Engineering Design Standards - planned and designed to have
regard to: Roads, drainage and earthworks. regard to the nature features of
the site and to protect existing
a) the natural features of the
surrounding environmental
site;
values.
b) the need to avoid impacts
and potential risks to The civil drawings prepared by
ecologically important SCG Consulting (Appendix F)
areas; details the existing stormwater
c) the likely effectiveness of infrastructure, proposed
erosion and sediment stormwater infrastructure and the
control and stormwater appropriateness of the proposal.
drainage measures during
rainfall events during and
post construction; and
d) the need to protect
environmental values and
water quality of receiving
waters both during and
post construction.
PO2 AO2.1 PO2 Complies
Stormwater drainage Stormwater drainage planning, The proposal and its stormwater
infrastructure is planned, design and construction is in management systems are
designed and constructed to: accordance with PSP6 planned and designed to have
Engineering Design Standards - regard to the nature features of
a) incorporate allowance for
Roads, drainage and earthworks the site and to protect existing
increased flood risk and
and the latest version of the surrounding environmental
tidal inundation through
Queensland Urban Drainage values.
pipework as a result of
Design Manual.
cilmate change and sea The civil drawings prepared by
level rise; AO2.2 SCG Consulting (Appendix F)
details the existing stormwater
The stormwater drainage system infrastructure, proposed
connects to a lawful point of
Water Quality & Drainage Code
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Performance Outcomes Acceptable Outcomes Response
b) ensure the development discharge in accordance with stormwater infrastructure and the
is adequately drained; PSP6 Engineering Design appropriateness of the proposal.
and Standards - Roads, drainage and
c) ensure stormwater is earthworks.
managed and lawfully
discharged without AO2.3
altering stormwater Stormwater flows discharging
drainage characteristics from the development are
external to the site. demonstrated to be consistent
with predevelopment
characteristics.
AO2.4
Development provides for the
management of stormwater to
incorporate appropriate
allowance for climate change
impacts (including rainfall
intensity and sea level rise), in
accordance with PSP6
Engineering Design Standards –
Roads, Drainage and
Earthworks.
PO3 AO3 PO3 Complies
Stormwater drainage Stormwater drainage The proposed stormwater
infrastructure conveys run-off in a infrastructure meets the desired drainage infrastructure meets the
manner that allows roads to standards of service for roads standards set out in PSP6
deliver desired standards of functionality set out in PSP6 Engineering Design Standards -
service appropriate to the local Engineering Design Standards - Roads, Drainage and
conditions and local stormwater Roads, Drainage and Earthworks.
drainage characteristics. Earthworks.
PO4 AO4.1 PO4 Complies
Stormwater infrastructure is The location, design and The proposed stormwater
construction of stormwater
compatible with existing infrastructure is located,
drainage structures is in
infrastructure, allows for easy accordance with PSP6 designed and constructed in
access for the ongoing Engineering Design Standards - accordance with PSP6
maintenance by Council, is cost Roads, drainage and earthworks. Engineering Design Standards -
effective across its design life. Roads, Drainage and
AO4.2 Earthworks.
Where infrastructure is located
on private land an easement is
dedicated over the infrastructure
in accordance with PSP6
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Performance Outcomes Acceptable Outcomes Response
Engineering Design Standards -
Roads, drainage and earthworks.
AO4.3
Any alterations or repairs to
infrastructure as a result of the
development are made at no cost
to Council.
AO4.4
Development avoids stormwater
inflow and infiltration to the sewer
infrastructure network.
AO4.5
Stormwater infrastructure is
designed to minimise
maintenance costs and the
requirement for specialized
equipment for maintenance
techniques.
PO5 AO5.1 PO5 Complies
Stormwater drainage Stormwater drainage The proposal and its stormwater
infrastructure is aligned to avoid infrastructure avoids crossing management systems are
crossing waterways, wetlands, waterways, wetlands drainage planned and designed to have
drainage lines and ecological lines and ecologically important regard to the nature features of
important areas, or where it is areas or follows the edge of the site and to protect existing
demonstrated this is existing disturbed areas. surrounding environmental
unavoidable, disturbed areas are values.
reinstated and revegetated upon AO5.2
Whilst the site benefits from a
completion of works. Stormwater drainage frontage to the canal, the
infrastructure is co-located with proposal does not interfere with
other infrastructure within a waterways, wetlands, drainage
combined utility corridor where lines or ecologically important
appropriate. areas.
AO5.3 Please refer to the civil drawings
included in Appendix F for
Temporary vehicular crossings of
further details of the proposed
waterways must be designed and
stormwater design.
constructed to be consistent with
the current International Erosion
Control Association Best Practice
Book Series.
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Performance Outcomes Acceptable Outcomes Response
Stormwater quality and protection of receiving waters
PO6 AO6.1 Not Applicable
Development is located, Stormwater runoff discharging The proposal does not involve
designed, constructed and into High Ecological Value waters Stormwater runoff discharging
operated to protect and enhance as a result of development into High Ecological Value
environmental values and water causes no increase in gross waters.
quality of waterways, wetlands, pollutants, total suspended
lakes, ground waters and solids, total phosphorous or total
drainage systems. nitrogen compared to a
pre-development scenario.
Editor’s note: Environmental values of
waters and water quality objectives are AO6.2 AO6.2 Can Comply
prescribed in Schedule 1 of the
Environmental Protection (Water) All stormwater runoff is treated to The proposal and its stormwater
Policy 2009 and are identified on the achieve maximum removal of management systems have been
State Planning Policy Interactive
nutrients, gross pollutants and designed to meet the standard
Mapping System.
suspended solids as determined requirements PSP6 Engineering
by cost to efficiency ratios. (e.g. Design Standards - Roads,
bioretention basins must be sized Drainage and Earthworks.
to achieve at least 80% reduction
Council can impose a reasonable
in total suspended solids, 60%
and relevant condition to ensure
reduction in total phosphorous,
that the maximum removal of n
45% reduction in total nitrogen
nutrients, gross pollutants and
and 90% reduction in gross
suspended solids as determined
pollutants >5mm).
by cost to efficiency ratios is
achieved.
AO6.3 AO6.3 Complies
Developments achieve a The proposal and its stormwater
minimum 3 drop rating consistent management systems have been
with the Water by Design Living designed to meet the standard
Waterways Scoring Guide requirements PSP6 Engineering
(Healthy Land and Water). Design Standards - Roads,
Drainage and Earthworks.
Editor’s note— PSP6 Engineering
Design Standards - Roads, Drainage
and Earthworks provides guidance on
stormwater design and modelling
requirements.
PO7 AO7.1 AO7.1 Complies
Water quality treatment systems Water quality treatment systems The proposal and its stormwater
use natural processes and are designed to be integrated management systems have been
materials, whenever possible, into the landscape consistent designed to be integrated into the
and are integrated into with the technical design landscape outcome in
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Performance Outcomes Acceptable Outcomes Response
development to enhance guideline published by Healthy accordance with the technical
biodiversity and landscape Land and Water Water by Design guidelines and standards.
benefits. for the feature. (eg. For
Bioretention Basins: Bioretention
Technical Design Guidelines
(October 2014) and for Wetland
Systems the Wetland Technical
Design Guideline (May 2017).
PO8 AO8.1 PO8 Complies
Water quality treatment Detailed life cycle costing is The proposal and its stormwater
infrastructure to be dedicated as provided for the entire treatment management systems relating to
public assets are proven to be train system including water quality treatment has been
suitable for its use and of a cost replacement costs of asset parts. designed to an efficient standard
effective and efficient standard. to be dedicated as public assets.
AO8.2
Treatment systems dedicated as
public assets are designed to
minimise maintenance, renewal
and adaption costs and the
requirement for specialised
equipment, material or
maintenance techniques.
AO8.3
Vegetated stormwater
management systems to be
dedicated as public assets are
established and maintained
during the maintenance period to
ensure optimal vegetated growth
and that the functional elements
of the system achieve the design
function at the end of the
maintenance period.
PO9 AO9.1 Not Applicable
Treatment systems are designed Free draining inlets and outlets The proposal does not involve
to eliminate or minimise health, are provided to ensure that free draining inlets and outlets.
safety and aesthetic hazards, waters do not pond for more than
including risks associated with 24 hours.
insect breeding, odour and public
safety. AO9.2 Not Applicable
Developments are designed to The proposal does not involve
eliminate retaining walls in retaining walls as a part of the
water quality treatment devices.
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Performance Outcomes Acceptable Outcomes Response
excess of 0.8m for any water
quality treatment device.
Hydrology and waterway stability
PO10 AO10 Not Applicable
Development prevents increased The development is designed to: The proposal does not involve
bed and bank erosion and stormwater infrastructure that
a) limit the peak 1 year ARI
sedimentation in receiving interferes with a waterway. The
event discharge within
waterways by avoiding changes stormwater management
the receiving waterway
in low rate, peak flow run-off and systems over the site utilise
to the pre-development
flow duration. existing stormwater infrastructure
peak 1 year discharge;
networks over the site and where
b) maximise pervious areas
new infrastructure is required, is
by using pervious
designed in accordance with the
alternatives for otherwise
Sustainable Building Design
impervious areas
Code.
wherever possible;
c) provide for capture and
reuse of stormwater for
non-potable purposes for
gardening, toilet flushing,
laundry and hot water
supply uses;
d) incorporate appropriate
detention features; and
e) incorporate natural
channel design principles
Editor’s note: The Sustainable Building
Design Code includes requirements for
stormwater capture and reuse.
PO11 AO11.1
Water sensitive urban design The design and construction of a
principles are applied to achieve natural channel or natural
multifunctional design of channel rehabilitation works are
waterways, wetlands and in accordance with the Natural
drainage lines that provide for: Channel Design Guidelines
(Brisbane City Council) having
a) stormwater conveyance
regard to local topography,
that uses natural channel
geology and geomorphology.
design;
b) protection of landscape AO11.2
features and ecological
important areas including Landscape features, plant
species and habitat types used in
stormwater conveyance channels
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Performance Outcomes Acceptable Outcomes Response
terrestrial and aquatic are complementary to the local
habitat context and natural waterways.
c) aesthetic and passive
recreation values; AO11.3
d) flood management and Bank and bed stability and
conveyance of external planting densities result in a
catchment stormwater stable channel over the long term
through the development; and minimal potential for pest
e) landscaping that plant species.
incorporates local native
species; and AO11.4
f) bed and bank stability.
Water Sensitive Design
measures are incorporated into
the development, as detailed in
the document Water Sensitive
Designs small improvements,
new ideas, concepts and sketch
designs for stormwater filtration
systems (Healthy Waterways
Water by Design).
AO11.5
Floodplain management is
designed in accordance with the
Framework for the Integration of
Flood and Stormwater
Management into Open Space
published by Healthy Waterways
Water by Design (version current
at the time of development
application).
PO12 AO12.1 Not Applicable
Development protects in-stream Where run-off from or within the The proposal does not involve
ecology by maintaining pre- site passes through or drains to run-off through the prescribed
development low flow discharge natural channels, waterways or outcomes that would interfere
regimes and maintaining fish wetlands, development protects with surrounding in-stream
passages. in- steam ecology by maintaining ecology.
pre-development low flow
discharge regimes in accordance
with the frequent flow
management objectives in PSP6
Engineering Design Standards -
Roads, drainage and earthworks
AO12.2
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Instream structures such as
roads, bridges, culverts, and
other stormwater infrastructure
do not cause barriers to fish
passage and facilitate the
movement of terrestrial and
aquatic fauna along waterway
corridors.
AO12.3
Benthic substrate retains a
continuous grade with the
direction of flow consistent with
the natural bed profile.
PO13 AO13.1 AO13.1 Complies
Development is designed and The location and form of The proposal maintains the
constructed to maintain surface stormwater discharge points do existing stormwater discharge
and ground water balances that not alter the pre-development points over the site.
sustain the environmental values hydrology of receiving surface
Please refer to the Civil Drawings
of water dependent ecosystems, water or groundwater.
included in Appendix F for
including downstream aquatic,
further details.
riparian, wetland and terrestrial
ecosystems. AO13.2 AO13.2 Complies
Developments located on In support of the proposal, a
groundwater recharge or Dewatering Management Plan
discharge areas are designed has been prepared to identify
and managed in accordance with and mitigate any impacts from
a groundwater recharge and discharge of extracted
discharge management plan groundwater from the site.
prepared by a suitably
Please refer to the Dewatering
experienced and qualified
Management Plan included in
groundwater hydrologist. The
Appendix H for further details.
groundwater recharge or
discharge must demonstrate that
the development does not affect
groundwater balances beyond
the property boundaries.
Editor's Note— PSP6 Engineering
Design Standards - Roads, drainage and
earthworks provides guidance on
prepare a groundwater recharge and
discharge plan.
Construction and establishment of stormwater management systems
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Performance Outcomes Acceptable Outcomes Response
PO14 AO14.1 PO14 Complies
Construction methods provide for An erosion and sediment control The proposal will implement
appropriate controls to avoid plan prepared in accordance with appropriate construction methods
entry and transport of litter, the International Erosion Control to ensure that works are
sediment, and associated Association Best Practice Books undertaken to mitigate impacts
prescribed water contaminants demonstrates that the capture into receiving waters including
into receiving waters. and release of stormwater transport of litter, sediment and
achieves the design objectives other contaminants.
listed in Table A: Construction
A reasonable and relevant
Editor's note— Water contaminants phase – stormwater
condition can be imposed to
are prescribed in the Environmental management design objectives
ensure that the construction
Protection Act 1994. of the State Planning Policy
methods implemented are
(Appendix 2).
appropriate and in accordance
Editor’s note— PSP6 Engineering with the requirements of the
Design Standards - Roads, drainage Environmental Protection Act
and earthworks provides guidance on 1994.
requirements for preparing an Erosion
Management Plan.
AO14.2
Construction works are designed
and managed to restrict the
extent of clearing and soil
exposure to the minimum
necessary for access, and safe
construction at any one time.
AO14.3
For buildings:
a) upstream runoff is
diverted around the
construction site;
b) sediment barriers are
provided downslope of
disturbed areas to
prevent sediment
washing into gutters,
drains and waterways ,
wetlands or drainage
lines either on or off the
site; and
c) temporary or permanent
downpipes are
connected to the
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Performance Outcomes Acceptable Outcomes Response
stormwater system
before laying the roof; or
d) localised erosion is
avoided by directing flow
from downpipes over
non-erosive areas.
AO14.4
Chemical flocculants used as
part of an erosion and sediment
control plan do not harm the
environmental values within
receiving waters.
AO14.5
Appropriately sized litter
containment areas, with provision
for sorting recyclables are
provided for the type of litter
expected to be generated onsite.
Wastewater management and effluent disposal
PO15 A015 Not Applicable
Development does not discharge Wastewater (non-sewage) The proposal site is connected to
wastewater unless it can be generated from the development the sewer network and does not
demonstrated to not compromise is collected and contained involve on-site wastewater
environmental values of waters on-site, and is: management systems or effluent
and water quality objectives. treatments requiring separate
a) lawfully disposed to
discharge requirements.
Editor’s Note—Environmental values sewer; or
of waters and water quality objectives b) transferred off-site for
are prescribed in Schedule 1 of the treatment/disposal to an
Environmental Protection (Water) appropriately licenced
Policy 2009. facility;
c) reused on-site in a
closed-cycle irrigation
scheme, industrial
processes, washing or
cleaning or other
purpose; or
d) treated to meet the
drinking water supply
environmental values
prior to release.
Editor’s Note—The Plumbing and
Drainage Act 2003 sets out
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Performance Outcomes Acceptable Outcomes Response
requirements for wastewater
management.
PO16 A016
On-site effluent treatment and An onsite effluent system and
disposal systems are designed, disposal area is:
constructed and managed to not
a) not located on a slope
compromise the environmental
greater than 1 in (10%);
values of waters and water
b) not located at or below
quality objectives.
the 1% annual
exceedance probability
(AEP flood event);
c) not located within a
riparian buffer area
mapped on a
Biodiversity, Waterways
and Wetlands Overlay
Map; and
d) setback 400 metres
minimum from the full
supply level of Lake
Macdonald.
Editor’s Note—The Plumbing and
Drainage Act 2003 sets out
requirements for on-site effluent
treatment and disposal. The Queensland
Plumbing and Wastewater Code and
associated guidelines are used to
confirm the suitability of each site to
accommodate an on-site sewerage
facility; or where a centrally located
group collection treatment system is
proposed, confirmation as to the
suitability of the designated site to
accommodate the on-site sewerage
facility. Additionally, where the
combined total peak design capacity of
effluent treatment is less than 21
equivalent persons, the design of the
system achieves a low to medium risk
classification in accordance with
Seqwater’s Land Use Risk Tool for
onsite sewerage facilities.
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9.4.2 EARTH WORKS CODE
Table 9.4.2.3 Criteria for assessment
Performance Outcomes Acceptable Outcomes Response
Assessable development
Effects of Works
Drainage AO1 AO1 Complies
PO1 Filled or excavated areas have a The proposal ensures that the
minimum gradient of 0.5% and excavation works result in a
Finished surface levels ensure
drain to Council’s stormwater minimum gradient of 0.5% and
land is free draining.
infrastructure where available, or drain to Council’s stormwater
where stormwater infrastructure infrastructure where available.
is not available, toward the
street.
Hydraulics No acceptable outcome provided PO2 Complies
PO2 The proposal involves
excavation to facilitate the
Change to the levels on site do
basement level that is located
not have an adverse impact on
wholly below the built form
the flooding and drainage
envelope. The ground level
characteristics off-site.
around the perimeter of the site
beyond the footprint of the
dwelling will remain relatively
undisturbed.
The proposal will not result in
variations to the levels of the
site that would result in impacts
to flooding and drainage.
Geotechnical considerations AO3.1 Not Applicable
PO3 Filling works are undertaken in The proposal does not involve
accordance with Council’s fill works as a part of this
Earthworks do not result in
Planning Scheme Policy PSP6 application.
geotechnical instability on-site or
Engineering design standards -
to nearby premises.
roads, drainage and earthworks.
AO3.2 Not Applicable
Where the filling is for residential, The proposal does not involve
commercial or industrial fill works as a part of this
purposes the works comply with application.
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Performance Outcomes Acceptable Outcomes Response
Australian Standard - Guidelines
for earthworks on commercial &
residential development.
Local Amenity AO4.1 AO4.1 Can Comply
PO4 The following control measures The proposal involves
are implemented— earthworks and specifically
Undertaking earthworks does not
excavation works to establish
adversely impact on the amenity a) regular water spraying of
the basement level. Appropriate
of the local area by way of dust, exposed areas to
measures will be undertaken
noise or visual amenity. suppress dust;
through the earthworks and
b) provision of dust construction phase to ensure
stabilised or sealed that the impacts of dust, noise
internal roads; or visual amenity are mitigated.
c) protective covering of Council can impose a
exposed areas that are reasonable and relevant
left for more than 2 condition to ensure that
weeks; and reasonable control measures
are implemented.
d) unless a development
permit provides
otherwise, disturbed
areas are revegetated
using species identified
in Council's Planning
Scheme Policy PSP2
Landscaping.
AO4.2 AO4.2 Complies
Earthworks are undertaken only Any earthworks undertaken as
during the hours of 7:00am to a part of this application will
6:00pm, Monday to Friday and occur during the hours of
7:00am to 3:00pm on Saturday. 7:00am to 6:00pm, Monday to
No work is undertaken on Friday and 7:00am to 3:00pm
Sunday or public holidays. on Saturday. No work is
undertaken on Sunday or public
holidays.
Vegetative Waste AO5.1 AO5.1 Complies
PO5 Cleared vegetation is transported Any cleared vegetation
off-site for disposal in an associated with the
Vegetation cleared from a
approved green waste disposal development will be removed
development site is disposed of
facility. off-site and disposed of
in an environmentally responsible
appropriately.
manner. AO5.2
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Performance Outcomes Acceptable Outcomes Response
Cleared vegetation is mulched However, the proposal will seek
on-site and reused for to retain significant existing
landscaping of the finished vegetation along the
development. boundaries of the site where
possible.
AO5.3
Cleared vegetation is disposed of
for the purpose of firewood.
AO5.4
Disposal of vegetative waste by
burning off is avoided.
Managing contamination risk AO6.1 Not Applicable
PO6 Fill material is solid clean earth, The proposal does not involve
free of putrescible or refuse fill works as a part of this
Materials used as fill are suitable
material, vegetation, acid sulfate application.
for development and future use
soils, building or construction
of the land and filling or
material or other material or
excavation works do not result in
contaminants.
the contamination of land.
AO6.2 AO6.2 Complies
The site is not on the The proposal site is not on the
contaminated land register. contaminated land register.
Haulage activity and amenity No acceptable outcome provided PO7 Complies
PO7 The proposal will ensure that
the haulage of material to and
Haulage of material to and from a
from a site ensures that there
site ensures—
are minimal disturbances to
a) minimal disturbance to neighbouring properties and
neighbouring properties that no Council road
and properties along the infrastructure including
haulage route; and pavements are adversely
affected.
b) Council’s road
infrastructure including
pavements is not
adversely affected.
Extent of earthworks AO8 AO8 Complies
PO8 All earthworks, including cut and The proposal will ensure that
fill batters, retaining walls and the any earthworks associated with
The layout of the development
like are contained within the the development are contained
provides adequate, clearly
subject site. within the subject site.
defined and easily accessible—
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Performance Outcomes Acceptable Outcomes Response
a) on-site vehicle parking
and manoeuvring areas;
and
b) loading and manoeuvring
areas for delivery and
service vehicles.
PO9 AO9 PO9 Complies
On sloping sites development Cut or fill is less than 1.5 metres The proposal involves
follows the natural landform in depth relative to the natural excavation to a depth of
wherever practical and ground level. approximately 3.8m to facilitate
excavation or filling is minimal. the basement of the dwelling
house, therefore a Performance
Outcome is sought.
The proposal has been
designed to ensure that the
built form is commensurate to
the natural landform from the
street level.
Please refer to Section 6 of the
Town Planning Report for
further details.
Infrastructure protection No acceptable outcome provided PO10 Complies
PO10 The proposal will ensure that
any earthworks associated with
Earthworks and vehicular access
the development and vehicular
do not adversely impact on the
access do not adversely impact
capacity, operations and
on the capacity, operations and
maintenance of existing
maintenance of existing
infrastructure.
infrastructure.
Further, the proposal utilises
the existing vehicle crossover
location at Noosa Parade.
Environmental protection No acceptable outcome provided PO11 Complies
PO11 The proposal will ensure that
earthworks minimise any
Earthworks minimise any
adverse impact upon
adverse impact upon
groundwater, watercourses,
groundwater, watercourses,
drainage lines, wetlands, and
drainage lines, wetlands, and
native vegetation.
native vegetation.
Dams AO12.1 Not Applicable
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Performance Outcomes Acceptable Outcomes Response
PO12 Where the site is in the Rural The proposal site is not located
zone— within a Rural zone.
Dam location and construction
does not impact upon a) the land has a slope of
neighbouring properties or road less than 25% (1:4);
reserves, in terms of—
b) the earthworks including
a) hydrology; cut and fill batters and
retaining walls are setback
b) alteration of existing
a minimum of 50 metres
overland flow paths and
from the property
patterns;
boundary; and
c) landslide or failure of
c) the size of the lot is
dam wall; and
greater than 5 hectares.
d) effluent disposal areas.
AO12.2 Not Applicable
Where the site is in the Rural The proposal site is not located
residential zone or the Rural within a Rural residential zone
zone and the lot is less than 5 or a Rural zone.
hectares:
a) the land has a slope of
less than 1:6;
b) the earthworks including
cut and fill batters and
retaining walls are
setback a minimum of 20
metres from the property
boundary; and
c) the dam work involves
less than 500m³ of
material.
AO12.3 Not Applicable
For all other zones— The proposal does not involve a
dam.
No acceptable outcome provided
5