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Assessment Report 16 Grant Street Noosa 071217
Attached to the e-mail Multiple Housing Type 2 Duplex - MCU17/0559.
TOWN PLANNING ASSESSMENT
REPORT
PROPOSED MULTIPLE HOUSING
TYPE 2 DUPLEX
16 Grant Street, Noosa
Prepared by:
For:
Candida Investments Pty Ltd
December 2017
PI Home Pty Ltd 1
16 Grant Street, Noosa
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Page 2
Contents
INTRODUCTION .................................................................................................................................................................... 3
EXECUTIVE SUMMARY .......................................................................................................................................................... 3
Site Details ................................................................................................................................................................................ 3
Application Details .................................................................................................................................................................... 3
Proposal .................................................................................................................................................................................... 4
Aerial Photograph of Site .......................................................................................................................................................... 5
SITE HISTORY ........................................................................................................................................................................ 5
KEY ISSUES............................................................................................................................................................................ 5
Site Cover .................................................................................................................................................................................. 5
Garages and Fences .................................................................................................................................................................. 6
Services and Infrastructure ....................................................................................................................................................... 6
SITE CHARACTERISTICS ......................................................................................................................................................... 7
Topography/Slope .................................................................................................................................................................... 7
Shape of the Site ....................................................................................................................................................................... 7
Street Furniture ........................................................................................................................................................................ 7
Existing Vegetation ................................................................................................................................................................... 7
Surrounding Land Use and Streetscape Context ...................................................................................................................... 7
Anticipated Future Development ............................................................................................................................................. 8
ASSESSABLE DEVELOPMENT AND ASSESSMENT PROCESSES:................................................................................................ 9
STATE ASSESSMENT AND REFERRAL AGENCIES .................................................................................................................... 9
STATE PLANNING POLICY .....................................................................................................................................................12
NOOSA PLAN 2006 ..............................................................................................................................................................14
Zoning and Use Definition....................................................................................................................................................... 14
Level of Assessment ................................................................................................................................................................ 14
Applicable Codes ..................................................................................................................................................................... 14
ASSESSMENT OF APPLICABLE CODES ...................................................................................................................................14
Locality Code ........................................................................................................................................................................... 15
Noosa Heads Locality Code: ................................................................................................................................................ 15
Use Code ................................................................................................................................................................................. 29
Residential Uses Code: ........................................................................................................................................................ 29
Secondary Codes ..................................................................................................................................................................... 34
Landscaping Code: .............................................................................................................................................................. 35
Driveways and Carparking Code: ........................................................................................................................................ 35
Earthworks Code: ................................................................................................................................................................ 40
Erosion and Sediment Control Code: .................................................................................................................................. 40
Existing Services Code: ........................................................................................................................................................ 42
Transport Roads and Drainage Code: ................................................................................................................................. 43
Waste Management Code: ................................................................................................................................................. 43
Water Sensitive Design Code: ............................................................................................................................................. 43
CONCLUSIONS .....................................................................................................................................................................45
ATTACHMENTS ....................................................................................................................................................................46
PI Home Pty Ltd 2
16 Grant Street, Noosa
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INTRODUCTION
It is proposed to develop the land by constructing a Multiple Housing Type 2 Duplex on land at
16 Grant Street, Noosa (described as Lot 87 on RP92518). The subject site is located in the
Semi-Attached Housing Zone and is further identified as being located within the Noosa Heads
Locality Plan area.
The proposal requires Council approval by the Code Assessment process under the Planning
Act 2016 and is considered to constitute:
Material Change of Use; and
The type of approval being sought is for the issuing by Council of a Development Permit for the
Material Change of Use.
This report reviews the proposal with respect to the relevant Codes contained within the Noosa
Plan 2006, and their application to the proposal.
EXECUTIVE SUMMARY
Site Details
Address: 16 Grant Street, Noosa, QLD 4567
RPD: Lot 87 on RP92518
Site Area: 595m2
Zone: Semi-Attached Housing Zone
Local Plan: Noosa Heads Locality Plan
Overlays: N/A
Application Details
Type of Application: Code Assessable
Owner: Candida Investments Pty Ltd
Applicant: Candida Investments Pty Ltd C/- PI Home Pty Ltd
Description of Proposal: Multiple Housing Type 2 Duplex
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Proposal
It is proposed to construct a Multiple Housing Type 2 duplex on the land at 16 Grant Street, Noosa
(described as Lot 87 on RP92518). The subject site currently contains an existing dwelling
house that is proposed to be removed to facilitate the proposed development on the land.
The proposed Multiple Housing Type 2 duplex is to be of two storeys with a partial third storey
occurring as a consequence of the ‘basement’ storage area. The basement is entirely below ground
level. The building is designed to follow the topography of the slope of the land and is stepped up
the site and as such is below 8metres in height above the ground level for the full extent of the
building. The building has been designed with a high quality of finish and a contemporary style in
keeping with the surrounding built form.
Upon completion each unit within the duplex building will comprise a double garage and storage
area located below ground level which steps up into the entry area, a rumpus room, wet room and
bedroom on the lower level. On the upper level are two bedrooms including the master bedroom
with en-suite and robe, a study area, media room, powder room and combined living, dining and
kitchen area leading only a deck with pool. The rear of the pool deck is situated almost at ground
level.
The proposal therefore architecturally responds to the natural topography of the site and is
effectively incorporated into the sloping lot and is not overbearing when viewed from the street.
The building has the appearance of a single dwelling with the exception of the double garage to
the front and is consistent in scale and appearance with development in Grant Street and the
surrounding locality which incorporate similar topography.
Each dwelling unit will have direct access to Grant Street and have a total floor area including
deck area of 288m2.
A copy of the proposal plans prepared by H4 Plan Design Build is included with this report at
Attachment A.
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Aerial Photograph of Site
Source: maps.au.nearmap.com - Photo Date: 9 September 2017
SITE HISTORY
The subject site is presently occupied by a single detached dwelling that will be demolished to
facilitate the development of the land for Multiple Housing Type 2 Duplex.
To the applicant’s knowledge, there have not been any refusals or unauthorised use of the site.
KEY ISSUES
Site Cover
The subject site currently contains a residential use and the proposal provides for the
establishment of a higher density residential use in compliance with the intentions of the Semi-
Attached zone on the land.
The proposal seeks a site cover of 40.6% where a probable solution of 40% is provided. The
proposed plot ratio does not exceed a maximum of 0.45:1.
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It is intended that the site cover, gross floor area and plot ratio of buildings results in buildings
which are of a scale that is compatible with surrounding development. The proposal been
architecturally designed to integrate with the sloping topography of subject site and have a
reduced appearance of bulk and scale and will result in a building that is of a scale that is
compatible and consistent with surrounding development.
It is noted that the proposal complies with respect to the building height and setback
requirements for the zone ensuring that the built form is in accordance with that intended for the
locality.
Given that the proposal is a consistent use and meets all of the requirements with respect to built
form, there are unlikely to be any notable impacts from the slightly higher site cover.
The proposal can achieve the overall outcomes, as provided for in O9 of the Noosa heads
Locality Code which states that –
“The site cover, gross floor area and plot ratio of buildings and other roofed structures—
a) results in a building scale that is compatible with surrounding development;
b) does not present an appearance of excessive bulk to adjacent properties, roads or other
areas in the vicinity of the site;
c) maximises the retention of existing vegetation and allows 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. “
Garages and Fences
Each dwelling unit has a garage with a width of 5.8metres (11.6metres) and this represents more
than 50% of the frontage of the site at 17.1 metres. The proposal has been designed such that
the fence to Grant Street is narrowed to reduce the appearance of the access and garage. In
addition the dwelling is set forward of the garage doors to avoid the garage visually dominating
the view of the building from the street.
The proposed front fence whilst not setback from the boundary and is of a solid construction this
fence covers only a very small width of the frontage at 1.5metres either side of the access
driveway into the site. This type of fencing arrangement is common in Grant Street and does not
dominate the frontage or reduce the attractiveness of the streetscape.
Services and Infrastructure
The Detailed Infrastructure Map provided at Attachment C shows that there is an existing sewer
gravity main running along the northern boundary of the site. This map also shows that there is a
sewer manhole at the front boundary of the site. There are no other manholes or access points
within the site.
The proposal has been sited and designed to avoid locating any structure above the manhole.
The proposed building remains free of the sewer main with only the arbour and stairs sitting
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above the main, this is consistent with nearby and adjoining developments. It is considered that
these structures will not have any adverse affect on the function of this main or increase
maintenance costs. All works in proximity to his main will be in accordance with Council
standards and will avoid disruption to the service. The proposal will therefore meet the
performance outcome at O1 of the Existing Services code which is to ensure that development
does not-
a) adversely affect the function of the service;
b) place an additional load on the service; and
c) unduly increase future maintenance costs.
The proposal is considered to comply in this respect.
SITE CHARACTERISTICS
Topography/Slope
Topographically, the site rises from RL 21.7metres AHD at the frontage to RL 27.1m AHD at the
rear of the site, rising 5.4m over a distance of 34.8m equating to a slope of approximately 1:6.5.
Shape of the Site
The subject site is regular in shape and has a frontage to Grant Street of 17.1metres and a depth
of 34.782m.
Street Furniture
Street furniture around the subject site is generally consistent with that found in the Noosa Heads
locality.
Existing Vegetation
The subject site has previously been developed for residential purposes and does not contain
any significant vegetation.
Surrounding Land Use and Streetscape Context
The surrounding land use is predominantly residential in the form of detached houses and
Multiple Houses.
Multiple Housing in the locality has been generally designed at a small scale comprised of mostly
duplex and some triplex dwellings. This is evident from inspections and from assessment using
Queensland Globe which indicates a large number of multiple houses in the vicinity as would be
expected given the nature of the zone which is for Semi-attached housing.
A Streetscape Analysis of Grant Street has been undertaken. Grant Street is split road at this
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location. It is noted that the site adjoins duplex houses on either side however these are not of
contemporary design. It is noted that examples of more contemporary housing is located at 13 &
15 Grant Street.
Subject Site
18 Grant Street
19 Grant Street (opposite the site)
14 Grant Street
13 & 15 Grant Street (opposite the site)
Anticipated Future Development
It is anticipated that the future development of the area will be consistent with what may be
reasonably expected in the Semi-Attached Housing Zone in the context of this part of the Noosa
Heads Locality. Foreseeable development in the area according to planning provisions will
comprise a mix of Multiple Housing and detached dwellings.
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ASSESSABLE DEVELOPMENT AND ASSESSMENT PROCESSES:
The Planning Act 2016 (“the Act”) regulates development and establishes the types of development
and assessment. There are 3 categories of development being prohibited, assessable or accepted
development. Categories of assessment include code assessment and impact assessment which
is established through a Categorising instrument which in this case is the Noosa Plan 2006.
Development means for the purpose of the Act means
(a) carrying out –
(i) building work; or
(ii) plumbing or drainage work; or
(iii) operational work; or
(b) reconfiguring a lot; or
(c) making a material change of use of premises.
Having regard to the meaning of “development”, the proposal is considered to constitute the
following, as follows:
Development Permit for Multiple Housing Type 2 Duplex
The subject application is subject to Code Assessment under provisions of the Act.
STATE ASSESSMENT AND REFERRAL AGENCIES
Schedule 10 of the Planning Regulation 2017 identifies the development applications requiring
referral and the relevant referral agency for all assessable development under the Act. The
following section provides an overview of any applicable referral agencies relevant to the
proposed application: A copy of the Mapping Searches undertaken for the site is included at
Attachment D.
Part 1- Airport Lands
The subject site is not located on land identified as being airport land. As such referral is not
required in this instance.
Part 2- Brothels
The proposed development does not involve a brothel use. As such referral is not required in this
instance.
Part 3- Clearing Native Vegetation
The proposed development does not involve the clearing of native vegetation. As such referral is
not required in this instance.
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Part 4- Contaminated Land Register
The subject site is not listed on the contaminated land register or on the environmental
management register. As such referral is not required in this instance.
Part 5- Environmentally Relevant Activities
The proposed development does not involve an environmentally relevant activity. As such
referral is not required in this instance.
Part 6- Fisheries
The proposed development does not involve a material change of use of the premises for
aquaculture and is not located within a declared fish habitat. The proposed development does
not involve the removal, destruction or damage of a marine plant and does not involve work that
is constructing or raising waterway barriers. As such referral is not required in this instance.
Part 7- Hazardous Chemical Facilities
The proposed development does not involve a hazardous chemical facility. As such referral is
not required in this instance.
Part 8- Heritage Place
Division 1- Local Heritage Place
The subject site is not located on a Local Heritage Plan. As such referral is not required under
Part 8, Division 1.
Division 2- Queensland Heritage Place
The subject site is not located on a Queensland Heritage Plan. As such referral is not required
under Part 8, Division 2.
Part 9- Infrastructure-Related
Division 1- Designated Premises
The subject development application does not involve a premises that is the subject of a
designation made by the Minister
Division 2- Electricity infrastructure
The subject site is not located within 100m of a substation, refer to Attachment E.
Division 3- Oil and gas infrastructure
The lot or any part of the lot is not subject to an easement for the benefit of the holder of a
pipeline license. As such no referral is required.
Division 4- State transport infrastructure
The proposed development does not require referral to the state for state transport infrastructure
purposes as outlined below:
Subdivision 1 - State transport infrastructure generally
The proposed development is not identified under Schedule 20 as being development that
has the potential to impact on State transport infrastructure.
Subdivision 2 - State transport corridors and future State transport corridors
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The proposed development does not involve a premises on or within 25m of a State
transport corridor or a future State transport corridor.
Subdivision 3 - State-controlled transport tunnels and future State-controlled transport
tunnels
The proposed development does not involve a premises on or within 50m of a State-
controlled transport tunnel or future State-controlled transport tunnel
Part 10- Koala Habitat Area
The site is not identified within a priority koala assessable development area, a koala assessable
development area or a koala broad hectare area. As such no referral is required.
Part 11- Noise Sensitive Place on Noise Attenuation Land
No referral is identified under Part 11 of Schedule 10 of the Planning Regulation.
Part 12- Operational Work for Reconfiguring a Lot
The proposal does not involve - Operational Work for Reconfiguring A Lot.
Part 13- Ports
The subject site is not located on Brisbane core port land. As such no referral is required.
Part 14- Reconfiguring a lot under Land Title Act
For the referral agencies for particular development applications for reconfiguring a lot that is
assessable development under section 21, referral is listed in other Parts of Schedule 10.
Part 15- SEQ Development Area
The subject site is not included within either a Local Development Area or Regional Development
Area under the SEQ Regional Plan. As such no referral is required.
Part 16 SEQ Regional Landscape & Rural Production Area and SEQ Rural Living Area
The subject site is not included within the Regional Landscape and Rural Production Area of the
SEQ Regional Plan. As such no referral is required.
Part 17 Tidal Works or Work in a Coastal Management District
The subject site is not located within a Coastal Management District and the proposal does not
involve any operational work that is tidal works. As such no referral is required.
Part 18 Urban Design
Whilst the proposed development is for a material change of use, it will not result in an increase
in the gross floor area of the premises by 25,000m2. As such no referral is required.
Part 19 Water-Related Development
The proposed development does not involve the taking or interfering with water. As such no
referral is required.
Part 20 Wetland Protection Area
The proposed development does not involve operational work that is high impact earthworks in a
wetland protection area. As such no referral is required.
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Part 21 Wind Farms
The proposal is not for a wind farm. Furthermore it is noted that no referral agencies identified for
this Division. As such no referral is required.
STATE PLANNING POLICY
State Interest—Agriculture
The site is not identified as within any Agricultural land classification or within an important
agricultural area. As such no response for this section is required.
State Interest—Mining and Extractive Resources
The subject site is not located within a Key Resource Area (KRA), a resource/processing area of
a KRA, the separation area for the resource/processing area of a KRA or the transport route
separation area of a KRA. As such the development application is not required to be assessed
against the State Interest - Mining and Extractive Resources requirements.
State Interest—Biodiversity
The site is not identified on the SPP interactive mapping as containing an area of environmental
significance. As such the development application is not required to be assessed against the
State Interest - Biodiversity requirements.
State Interest—Coastal Environment
The site is not identified on the SPP interactive mapping as containing an erosion prone area
and no works are proposed to occur within a Coastal Management District, erosion prone area or
a high storm tide inundation area. The State Interest Requirements for coastal environment do
not apply in this instance.
State Interest—Cultural Heritage
The site is not affected by any sites of cultural heritage significance.
State Interest—Water Quality
Receiving Waters- The proposed development does not involve urban purposes for
premises 2,500sqm or greater and result in six or more dwellings or an impervious area of
more than 25% of the net developable area. As such the requirements for ‘receiving
waters’ are not applicable in this instance.
Water supply buffer areas- As the proposed development relates to a site which is located
entirely within an urban area and will not result in the use of the site for any of the following
activities, the proposal does not require assessment against the Water supply catchment in
SEQ State Interest requirements;
i. intensive animal industry, or
ii. medium and high-impact industry, or
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iii. noxious and hazardous industry, or
iv. extractive industry, or
v. utility installation involving sewerage services, drainage or stormwater services,
or waste management facilities, or
vi. motor sport facility,
State Interest—Emissions and Hazardous Activities
As the subject site is not located within a ‘management area’ as identified by the SPP Interactive
Mapping, the proposal does not require assessment against the SPP requirements for
‘emissions and hazardous actives’.
State Interest—Natural Hazards
The subject site is identified on the SPP Interactive Mapping System as being included within a
flood hazard area. The Noosa Heads Natural Hazard: Landslide & Flooding Overlay (Map OM6.3
mapping shows that the site is not within a flooded area. The proposal does not require
assessment against the SPP requirements for ‘Natural Hazards’.
State Interest—Energy and water supply
The subject site is not affected by any state infrastructure facilities.
State Interest—Transport Infrastructure
The subject site is not located in proximity to any state transport infrastructure and as such the
proposal does not require assessment against the State Planning Policy Requirements for ‘State
Transport Infrastructure.’
State Interest—Strategic Airports and Aviation Facilities
The subject site is not located in proximity to any Strategic Airports and Aviation Facilities and as
such does not require assessment against the State Planning Policy Requirements for ‘Strategic
airports and aviation facilities’.
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NOOSA PLAN 2006
Zoning and Use Definition
The subject site is located within the Semi Attached Housing Zone and is further identified as
being located in the Noosa Heads Locality.
It is considered that the proposed use of the site is defined under Noosa Plan 2006 as follows:
“Multiple housing means the use of premises for two or more dwelling units or accommodation
units as the case may be, occupied by permanent or semi-permanent residents, where the
occupants may share common facilities on the site. The term includes the following types:
Type 2 Duplex - Means the use of premises for two dwelling units either attached or detached,
on one lot”
Level of Assessment
The site is within the Semi Attached Residential Zone and the Noosa Heads Locality Plan under
Noosa Plan 2006.
Table 9.2 – Division 4 – Assessment Table for the Semi-Attached Housing Zone provides that a
Type 2 Duplex is a Consistent use and is subject Code Assessment.
No other provisions of Noosa Plan 2006 alter the level of assessment in this instance.
Applicable Codes
The following codes are identified as being relevant to the code assessment of the proposal in
accordance with Table 9.2 of the Noosa Plan 2006:
o Locality Code
• Noosa Heads Locality Code
o Use Code
• Residential Uses Code
o Prescribed Secondary Codes
• Landscaping Code
• Engineering Works Codes
ASSESSMENT OF APPLICABLE CODES
Responses have been prepared for the relevant Locality Code as well as the applicable Use
Code and Secondary Codes for the proposal. This section will address the abovementioned
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applicable codes and details how the proposal complies with the outcomes presented in these
Codes.
Locality Code
Noosa Heads Locality Code:
Specific Outcomes Probable Solutions Proposed Solutions
9.8 Effects of Use
Amenity
O1 S1 O1 Complies
Uses are located, designed and No solution provided. The subject site currently contains
operated to avoid significant adverse a residential use and the proposal
changes to the light, air quality, noise, provides for the establishment of a
accessibility or other conditions
higher density residential use in
enjoyed by users of associated,
adjoining or nearby uses. compliance with the intentions of
the Semi-Attached zone on the
land.
Major Road Network
O2 No solution provided. O2 Not Applicable
The visual amenity and character The subject site is not located on
surrounding the major road network, or in proximity to these roads.
including Sunshine Beach Road ,
Eenie Creek Road, Noosa Drive and
Noosa Parade, is protected and
enhances the entrances to Noosa
Heads through—
a) retaining and enhancing the visual
and physical separation of Noosa
Heads from neighbouring localities;
b) ensuring future development does
not encroach upon existing vegetation
within the road reserve; and
c) utilising dense landscaping and
earth mounding (rather than fencing
and walls) for visual screening and
noise attenuation;
AND
O3 No solution provided. O3 Complies
Development generates traffic The proposal will generate traffic
demands that are consistent with the consistent with the intended use
future capacity of the road network. of the land for Semi-Attached
housing.
Scenic Vistas
O4 No solution provided. O4 Complies
Aesthetic and cultural values of the The proposed Multiple Housing –
natural landscape are maintained type 2 Duplex has been designed
through protecting important scenic to complement the existing
vistas— topography of the site. The
a) from the streets, beaches and other building is stepped up the slope
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Specific Outcomes Probable Solutions Proposed Solutions
public spaces; such that the built form does not
b) to the ocean, river, coastal project significantly from the hill
lowlands and the vegetated backdrop slope but rather sits within the hill
of Noosa Hill; slope
c) within Little Cove– vistas over
Laguna Bay and to the Noosa National
Park and the vegetation stands, part of
the hills and sand dunes;
d) within Cooloola and Weyba Park
Estates– the scenic view of Noosa
National Park and Weyba Creek; and
e) within Noosa Sound– vistas across
Noosa River.
Mobile business use
O5 No solution provided. O5 Not Applicable
Business Uses located within the road The proposal is not for a business
reserve or on the beach (particularly in use.
the vicinity of Hastings Street, Noosa
Main Beach and Noosa National Park)
offer goods and services that directly
benefit visitors and complement the
range of visitor experiences available
in the locality, such as mobile food
vendors and learn to surf classes.
9.9 Built form
Density
O6 S6 SO3 Complies
The density of development within the No solution provided. The proposed building will be
site area— compatible and consistent with
(a) is compatible with surrounding surrounding development which is
development; and a combination of Multiple Dwelling
(b) does not exceed— and Dwelling Houses.
i. for the Semi-Attached Housing
Zone:
A. for sites between 500m2 and The subject site is located in the
599m2 inclusive - 4.8 persons; Semi-Attached Housing Zone and
2
or has a site area of 595m . The
B. for sites 600m2 or more - 6.6 proposal will provide for two new
persons or 100 persons per dwelling units on the land and is
hectare whichever is the
anticipated to contain no more
higher,
ii. for the Attached Housing Zone than 4.8 persons.
-- a maximum population
density of 160 persons per The proposed building responds
hectare with the following to the sloping topography of the
exceptions;- site in order to maintain the
A. Lot 603 on SP188270 in natural site characteristics of the
Serenity Close, where the landform.
allowable population density is
250 persons per hectare
B. Lot 889 SP203086 being the
Viridian Noosa Resort in
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Specific Outcomes Probable Solutions Proposed Solutions
Viewland Drive where the
allowable population density is
100 persons per hectare; —
iii. Business Centre Zone—a
maximum population density
of 100 persons per hectare;
and
iv. for the Visitor Mixed Use
Zone—280 persons per
hectare; and
v. for the Community Services
Zone maximum population
density of 320 persons per
hectare exclusively for the
purposes of Residential Aged
Care and 160 persons per
hectare for any other form of
Retirement & Special Needs
Housing; and
(c) has a low site impact to enhance
the opportunity to maintain
natural site characteristics,
including native vegetation and
natural landforms.
Height
O7 S7.1 S7.1 Complies
Buildings and other structures— Buildings and other structures have The subject site is located in the
a. present a building height a maximum building height of— Semi-Attached Housing Zone and
consistent with structures on a) for the Business Centre Zone– therefore has a maximum height
adjoining and surrounding land; 12m; or of 8m.
b. do not exceed a maximum b) for the Visitor Mixed Use Zone—
height of— i. Northern side of Hastings Street— The proposed Multiple Housing
i. For the Business Centre A. within 7m of the Hastings St Type 2 Duplex will have a
Zone– 3 storeys; or alignment – 6m; maximum building height of less
ii. For the Visitor Mixed Use B. balance area of site – 15m with a than 8m.
Zone 12m presentation to the beach; or
A. Northern side of Hastings ii. Southern side of Hastings
Street— Street—
within 7m of the A. within 10m of the Hastings St or
Hastings St Noosa Drive alignments – 6m;
alignment – 2 B. balance area of site – 15m; or
storeys; or c) for Attached Housing Zone—12m
balance area of with the exception of Lot 603 on
site – 4 storeys with SP188270 in Serenity Close, where
a 3 storey a maximum height of 15m is
presentation to the permitted; or
beach; or d) for any other zone— 8m;
B. B. Southern side of
Hastings Street-
within 10m of the
Hastings St or
Noosa Drive
alignments– 2
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Specific Outcomes Probable Solutions Proposed Solutions
storeys; or
balance area of
site – 4 storeys; or
C.
iii. For Attached Housing Zone
— 3 storeys with the
exception of Lot 603 on
SP188270 in Serenity
Close, where a maximum
height of 4 storeys is
permitted; or
iv. For any other zone— 2
storeys;;
c. do not visually dominate the
street, adjacent properties,
surrounding spaces;
d. preserve the amenity of
surrounding land;
e. respect the scale of the
surrounding vegetation;
f. respond to the topography of
the site by minimising cut and fill
(eg. stepping down the site or
using a suspended pole
construction); and
g. maintain a mature vegetated
skyline...
Setbacks
SO8 S8.1 S8.1 Complies
Buildings and other structures are Buildings and structures comply The subject site is located in the
appropriately designed and sited to— with the minimum building setbacks Semi-Attached Housing Zone
identified in Schedule 1 - Minimum
a) provide amenity for users of the
Boundary Setbacks.
premises as well as preserve Schedule 1 requires the following
the visual and acoustic privacy setbacks in the Semi-Attached
of adjoining and nearby Housing zone for the proposal;
properties;
b) provide adequate distance from Front setback – 6metres;
adjoining uses; Rear setback- 6metres; and
c) preserve any existing vegetation Side setback - 2m plus 0.5m for
that will buffer the proposed every 3m above 7.5m in height
building; being in this case 2.5m is required
d) allow for landscaping to be for a maximum of 8m height.
provided between buildings;
e) maintain the visual continuity The proposal complies in all
and pattern of buildings and respects with setbacks as follows-
landscape elements within the
street; Front setback – 6metres;
f) protect public safety and Rear setback-7.5 metres; and
property within erosion prone Side setback - 2.68metres.
areas by ensuring such areas
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Specific Outcomes Probable Solutions Proposed Solutions
are maintained largely free of
development; and
g) help protect the natural
character and visual amenity of
coastal areas and watercourses.
Site Cover, Gross Floor Area and Plot Ratio
O9 S9 O9Complies
The site cover, gross floor area and No solution provided. The proposal been architecturally
plot ratio of buildings and other roofed designed to integrate with the
structures—
sloping topography of subject site
f) results in a building scale that is
compatible with surrounding and have a reduced appearance
development; of bulk and scale and will result in
g) does not present an appearance a building that is of a scale that is
of excessive bulk to adjacent compatible and consistent with
properties, roads or other areas surrounding development.
in the vicinity of the site;
h) maximises the retention of
It is noted that the proposal
existing vegetation and allows
soft landscaping between complies with respect to the
buildings; building height and setback
i) allows for adequate area at requirements for the zone
ground level for outdoor ensuring that the built form is in
recreation, entertainment, accordance with that intended for
clothes drying and other site the locality.
facilities; and
j) facilitates onsite stormwater
management and vehicular Any loss of vegetation is kept to a
access. minimum.
The proposal provides for outdoor
recreation spaces and necessary
facilities for both dwelling units.
Access to the site will be from
Grant Street and has been
designed to minimise any visual
impacts.
O10 S10 O10 Performance Solution
Site cover — No solution provided. The proposal seeks a site cover of
a) for a class 1 or class 10a 40.6%. It is noted that the
structure within the Detached
proposal achieves all setback
Housing Zone, does not
exceed— requirements indicating that the
i. for a single storey building - slight increase ion site cover will
50%; or not adversely impact on the
ii. for a building of 2 or more character of the building or an
storeys - 50% on the amenity of the adjoining
ground floor and 30% for residences.
the upper storey(s), or 40%
for all storeys for a building
of 2 or more storeys;
b) for other classes within the
Detached House Zone does
not exceed 40%;
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Specific Outcomes Probable Solutions Proposed Solutions
c) for the Semi-Attached Housing
Zone does not exceed 40%;
d) for the Attached Housing Zone
does not exceed 40%; or
e) for the Visitor Mixed Use Zone
does not exceed 45%
O11 S11 S11 Complies
For Multiple Housing Type 2 No solution provided. The proposal does not exceed a
buildings have a maximum plot ratio of maximum plot ratio of 0.45:1.
0.45:1.
O12 S12 S12 Not Applicable
For Multiple housing Type 3 or 4, No solution provided. The proposal at hand does not
Visitor accommodation Type 4 or involve Multiple Housing Type 3
the accommodation unit component of
or 4.
an Entertainment and dining
business Type 3 (hotel)—the
maximum gross floor area is
equivalent to the maximum allowable
population density in persons
2
multiplied by 40m .
O13 S13 S13 Not Applicable
For the Visitor Mixed Use Zone the No solution provided. The site is not within the Mixed
maximum a gross floor area is Use Zone.
equivalent to the maximum allowable
population in persons multiplied by
40m2, provided that gross floor area
does not exceed a total of 13,600m2.
O14 S14 SO14 Not Applicable
For the Neighbourhood Centre Zone No solution provided. The subject site is not located in
and the Business Centre zone the the Neighbourhood Centre Zone.
maximum plot ratio does not exceed—
2
a) 0.8:1 for the first 2000m of
site area; and
b) 0:3:1 for the balance of the
site area in excess of
2
2,000m .
Roof Form
O15 S15.1 SO15.1 Complies
Roof forms— The main roof of the building has a The main roof of the building has
a) contribute positively to the local roof pitch no less than 5 degrees a roof pitch no less than 5
skyline; and has minimum 600mm eaves to degrees and has minimum
b) complement the character of the at least 75% of the perimeter of the 600mm eaves to at least 75% of
locality; building; the perimeter of the building;
c) use soft and articulated, pitched, AND
skillion or curved roof forms; S15.2 S15.2
d) avoid low pitched (eg. less than 5 Buildings and structures do not The proposal does not include
degrees) or box profiles/parapets; and include roof top terraces. roof top terraces.
e) do not create opportunities for
residents to overlook the private open
space areas of neighbouring
properties
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Specific Outcomes Probable Solutions Proposed Solutions
Flooding and Drainage
SO16 S16.1 S16.1 Not Applicable
Buildings and other works are For new buildings or structures or The subject site is not afflicted by
designed and sited to— additions of more than 50m2 gross any flood hazards.
a) provide flood free access to floor area to an existing building or
premises and flood free habitable structure, floor levels for habitable
areas; rooms are not less than the
b) allow only minor, short term and specified minimum floor levels;
infrequent flooding of non-
habitable areas; ‘ AND
c) ensure car parking areas can be
adequately drained; PS16.2 S16.2 Complies
d) ensure drainage does not Where Council infrastructure is
The proposal will include drainage
adversely impact upon other available—
a) any drainage (for buildings and infrastructure with stormwater
premises; and
land) flows to that discharge onto Grant Street. The
e) ensure filling or excavation does
not adversely impact upon other infrastructure; and proposal will be compatible with
premises by— b) the infrastructure has the the capacity of the existing
i. causing ponding on the site capacity to accept any infrastructure.
or nearby land; additional loading.
ii. increasing flooding, which
adversely affects the safety AND
or use of any land upstream
and downstream; S16.3 S16.3 Complies
iii. adversely affecting the flow For Residential Uses— There is not filling proposed for
of water in any overland flow a) where slab on ground the site and as such will continue
path; and construction is used, filling does not to maintain gravity drainage.
iv. falling towards the frontage extend more than 1m beyond the
or other boundaries without building footprint and access to car
sufficient retention parking areas, measured from the
outer walls of the building ; or
b) the design consists of a
suspended floor construction;
AND
S16.4
S16.4 Complies
Car parking and manoeuvring areas
are constructed at a level that The proposal garages will drain
permits the parking area to drain from the site to Grant Street by
from the site by gravity means, gravity means, without the need
without the need for mechanical for mechanical pumping.
pumping; or
S16.5
S16.5 Complies
Basements for residential uses
have flood immunity above the The subject site is not afflicted by
1%AEP defined flood event where any flood hazards and as such all
alternative means to mechanical basements will have flood
pumping are used to achieve such immunity above the Q100.
immunity; or
S16.6
S16.6 Not Applicable
Basements for non-residential uses
Basements for non-residential
have flood immunity above the
uses do not form part of the
1%AEP defined flood event that
proposal at hand.
may be achieved by means of
mechanical pumping where the
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Specific Outcomes Probable Solutions Proposed Solutions
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping Sites and ridgelines
SO17 S17.1 S17.1 Complies
Development on sloping sites— Buildings and associated access The site has a slope of 1:6.5.
a) is responsive to the natural ways are not constructed on land
topography of the site and with a slope greater than 1 in 4
minimises cut and fill; (25%);
b) does not visually dominate the hill AND
slope or interrupt the skyline;
c) is integrated with the natural site S17.2 S17.2 Complies
characteristics including Buildings are of split level design The proposal includes split level
vegetation; and that step down the slope or have design.
d) for Multiple housing, takes the suspended floor construction;
form of small separate buildings. AND
S17.3 S17.3 Complies
Cut or fill is less than 2m in depth; The proposal will involve cut and
AND fill of no greater than 2m in depth.
S17.4 S17.4 Complies
The distance between the ground The proposal includes split level
and the lowest part of the floor of
slab on ground construction.
the building does not exceed 3m to
avoid large under-building areas;
AND
S17.5 Complies
S17.5 The subject site is located in the
Buildings present as more storeys Semi-Attached Housing Zone and
than is allowing in the relevant
the proposal has been
zone.
architecturally designed to
respond to the natural topography
of the site and when viewed from
the street will appear as a two
storey building.
O18 S18.1 S17.1 Complies
On steep slopes or ridgelines which No solution provided The proposal has been
are visible from the major road architecturally designed to
network, areas of public open space, respond to the natural topography
the Noosa River or the beaches— of the site and when viewed from
a) new buildings and structures the street and surrounding locality
including outbuildings, are designed so will appear as a two storey
as not to dominate or detract from the building and will not dominate the
scenic and environmental qualities of skyline or detract in any way from
the site and its setting; and the scenic views of the site.
b) the external colour scheme of
buildings is designed to blend with the Building finishes and colours will
natural elements of its surroundings. blend with the natural landscape.
Public Transport node
O19 S19.1 S19.1 Complies
An accessible and safe public A public transport node is located The proposal for multiple housing
transport node is established and within Noosa Heads as identified in Type 2 Duplex is a consistent use
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Specific Outcomes Probable Solutions Proposed Solutions
operated within Noosa Heads that— Schedule5 — Map 1. in the zone and provides for the
a) links public transport services to efficient use of available public
other centres on the Sunshine Coast; transport.
and
b) forms part of an integrated transport
network that is accessible via
pedestrian and bicycle pathways.
9.10 Environment, Conservation and Recreation
Environment and Cultural Heritage Values
SO20 S20 SO20 Complies
There are no significant adverse No solution provided The proposal is for a use that is
effects on biodiversity, natural envisaged for the Semi-attached
vegetation, native fauna habitat,
Housing zone and has a building
landscape quality, water quality or
cultural heritage values, including form and setbacks in accordance
those related to— with the provisions. On this basis
a) changes to natural drainage; the proposal will only result in the
b) disturbance to the wetland loss of vegetation on the site to
system; accommodate the proposed use.
c) management of landslide and fire
risk;
The site is not identified as
d) erosion and the transport of
sediments off site; containing any significant
e) unmanaged public access; vegetation and as such the
f) changes to fauna habitat and proposal will have no significant
behaviour; and adverse effects on biodiversity,
g) disturbance of buildings and natural vegetation, native fauna
features, including natural habitat, landscape quality, water
features of cultural heritage
quality or cultural heritage values.
significance.
Open Space Network
SO21 S21.1 S21.1 Complies
An integrated open space network is Open space corridors and existing The proposal will not impact on
established, enhanced and protected native vegetation in areas indicated the open space corridors and
throughout the locality to— in Schedule 5 – Map 3 are
existing native vegetation in areas
a) provide for both passive and protected from fragmentation and
active recreational pursuits; encroachment by development. indicated in Schedule 5 – Map 4.
b) provide connectivity for
pedestrians and cyclists,
c) provide access to community
uses and buildings, public open
space and recreation areas, the
beaches, Noosa National Park
and Noosa River;
d) provide habitat connectivity for
wildlife;
e) protect watercourses and
drainage lines;
f) protect vegetation on steep
slopes; and
g) form a scenic backdrop for
residential development.
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Specific Outcomes Probable Solutions Proposed Solutions
AND S22.1 Complies
O22 S22.1 No solution provided The proposal will not disrupt any
Physical and visual links between physical and visual links between
public open space areas and
public open space areas.
watercourses are retained.
Pedestrian and Bicycle Pathways
SO23 S23.1 S23.1 Complies
Safe and convenient pedestrian and Pedestrian and bicycle pathways The Priority Infrastructure Plan
bicycle pathways are provided and are provided and retained where does not indicate the subject site
retained between and around key indicated in the Priority
is required to provide a pedestrian
destinations. Infrastructure Plan in Part 15;
or bicycle pathway. Nor is the
AND subject located on an existing
pedestrian or bicycle pathway.
S23.2
Contributions toward pedestrian and S23.2 Not Applicable
bicycle pathways are provided in The Priority Infrastructure Plan
accordance with the Priority
does not indicate the subject site
Infrastructure Plan in Part 15.
is required to provide a pedestrian
or bicycle pathway.
Noosa River
O25 S25.1 No solution provided SO25 Not Applicable
Commercial development on and Beach access points do not form
adjacent to the Noosa River is part of the proposal.
designed to –
a) provide for uses for marine facility
purposes only;
b) be compatible with the scenic
values of the waterway;
c) provide a high level of amenity,
including ensuring low ambient noise
levels;
d) not increase the overall scale and
intensity of commercial operations;
e) ensure no additional commercial
leases on the Noosa River;
f) ensure no net increase in the gross
floor area of buildings or structures;
g) use materials, natural finishes and
colours that blend with the surrounding
natural landscape; and
h) reflect the character and setting of
the locality (such as timber and tin
construction with a traditional pitched
roof design).
O26 S26.1 Development does not SO26 Not Applicable
Commercial development does not increase the overall footprint of Beach access points do not form
extend beyond existing commercial commercial jetties and structures. part of the proposal.
lease areas.
O27 S27.1 No probable solution
The loading and unloading of
passengers is confined to the
commercial lease areas of the
respective commercial operation.
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Division 17—Specific Outcomes and Probable Solutions for the Semi-Attached Housing Zone
Table 9.13
Specific Outcomes Probable Solutions Proposed Solutions
9.14 Consistent Uses
O35 S35 S35 Complies
The following defined uses and use No solution provided. The proposal is for a Multiple
classes are consistent uses and are Dwelling Type 2.
located in the Semi-Attached Housing
Zone—
a) Commercial business Type 1 if an
estate sales office;
b) Home-based business Type1;
c) Home-based business Type 2
where operated from a Detached
House;
d) Detached house;
e) Community residence;
f) Multiple housing Types 2 or 3;
g) Multiple housing Type 4 where
i) located in precinct E1 of Noosa
Springs; or
ii) located on premises bounded by
Grant St, Katherina St, Noosa
Drive and Banksia Ave; or
iii) the site area is no less than
800m2 ; or
h) Visitor accommodation Type 4 if
located on Lot 2 on SP110327 at
Noosa Drive; and
i) Visitor Accommodation Type 4 if a
resort hotel within Precinct F of Noosa
Springs
9.15 Inconsistent uses
O36 S36 S36 Complies
The following defined uses and use No solution provided. The proposal is for a Multiple
classes are inconsistent uses and are Dwelling Type 2.
not located in the Semi-Attached
Housing Zone—
a) All Agricultural Uses;
b) Commercial business unless Type 1
and an estate sales office;
c) Entertainment and dining business;
a) Home-based business Type 2 other
than where operated from a detached
house;
d) Home-based business Type 3;
e) Industrial business;
f) Retail business;
g) All Community Uses;
h) All Infrastructure Uses;
i) Ancillary dwelling unit;
j) Multiple housing Type 4 if not
i) located in precinct E1 of Noosa
Springs; or
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Specific Outcomes Probable Solutions Proposed Solutions
ii) located on premises bounded by
Grant St, Katherina St, Noosa Drive
and Banksia Ave; or
iii) the site area is less than 800m2 ;
k) Multiple housing Type 5;
l) Visitor Accommodation Types 1, 2 or
3; and
m) Visitor accommodation Type 4 if
not—
i) located on Lot 2 on SP110327 at
Noosa Drive; or
ii) a resort hotel within precinct F of
Noosa Springs.
9.16 Effects of use Visitor accommodation
O37 No solution provided SO37 Not Applicable
Lot 2 on SP110327 at Noosa Drive is The site is not Lot 2 on SP110327
developed and maintained for visitor at Noosa Drive.
accommodation.
9.17 Built form Streetscape & character
O38 S38.1 SO38.1 Complies
Buildings and other structures— The main entrance of the building The proposed building is designed
a) contribute positively to the faces and is recognisable from the to address Grant Street.
streetscape character by addressing street;
the street and adding visual interest AND
through stepping the front façade; S38.2 SO38.2 Complies
b) have a bulk and architectural scale Buildings and other structures are The proposed building complies
that does not dominate the designed to— as follows-
streetscape or detract from the visual a) have a maximum wall length of
amenity of adjoining properties; 15m and each external wall plane a) Whilst the building has a total
c) present as a small building of a incorporates at least one design length of 20metres this length is
domestic scale within a landscaped element to add visual interest and broken up by design elements
setting; and amenity (such as windows, including changes in materials,
d) present well articulated façades pergolas, sun shading devices, steps in the wall and the inclusion
where garages or carports are not the balconies or a change of building of arbours to the side facade.
dominant visual element when viewed material see Figure 9.1 and Figure
from the street; 9.2);
b) vary and break up the roof form b) The roof is broken up by steps
Figure 9.1—Use of design features to through gables or different pitches in the wall height.
break up building bulk to add visual interest and define the
individual dwelling units (see Figure
Figure 9.2—Adding visual interest to 9.1 and Figure 9.2);
facades c) provide individual segmented c) the house incorporates a
balconies for each dwelling unit to contemporary balcony to the
THE BUILDING ABOVE IS reduce dominant horizontal banding frontage with vertical elements in
INCONSISTENT WITH THE and to provide private open space the design to breakup the
OUTCOMES AS THERE IS NO for each tenancy (see Figure 9.1 horizontal banding.
ARTICULATION OR VISUAL and Figure 9.2);
INTEREST. THE FOLLOWING d) break up building façades by d) the facades include a variety of
BUILDING IS CONSISTENT AS IT IS incorporating different but material and finishes.
WELL ARTICULATED, CREATES complimentary colours, textures and
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Specific Outcomes Probable Solutions Proposed Solutions
DIFFERENT SHADOW LINES AND IS building materials; and
VISUALLY INTERESTING e) visually break up the bulk of the e) the bulk of the building is
building by integrating tall plant further broken up by the use of the
species in front of and to the side of colonnaded arbour to each side of
buildings; the building which softens the
AND edges to those facades
S38.3
For corner sites the building design S38.3 Not Applicable
addresses both street frontages The site is not a corner site.
by— a) including doors and
windows on each face of the
building that fronts a road; and
b) incorporating an access point
from each street, one for each of
the dwelling units.
Garages and carports
O39 S39.1 SO39.1 Complies
Garages, carport structures and Garages and carports have a front The proposed garages are
vehicle manoeuvring areas are boundary setback of at least 6m setback 7metres to Grant Street.
designed and sited to— provided that garages may be
a) provide for resident and visitor setback 5.5m from the front
parking; boundary where garage doors are
b) visually integrate with the building staggered 1m from each other in
and to not dominate the street front; relation to the frontage
c) allow opportunity for landscaping to AND SO39.2 Performance Solution
screen vehicle parking and S39.2 Each dwelling unit has a garage
manoeuvring areas; Garages present a minimum width with a width of 5.8metres however
d) minimise the number of driveway to the streetscape (the total width of this represents more than 50% of
accesses; and garage doors is no more than 6m or the frontage for each lot. The
e) allow safe and efficient access to 50% of the frontage width, proposal has been designed such
and egress from the premises. whichever is the lesser, where the that the fence to Grant Street is
structure faces the street) narrowed t reduce the appearance
AND of the access and garage. In
addition the dwelling is set forward
of the garage doors to avoid the
garage visually dominating the
view of the building from the
street.
S39.3
Where multiple double garages are SO39.3 Complies
included garages are stepped back The proposed garages are
a minimum of 600mm from each setback 1 metre from the front of
other, in relation to the frontage or the building at the upper level.
are separated by at least 2m;
OR
S39.4 SO39.4 Not Applicable
Garages that are visible from, but The proposed garages face Grant
do not face the street, include Street.
windows or other articulation and
have a 6m vegetated buffer
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Specific Outcomes Probable Solutions Proposed Solutions
between the structure and the road
frontage.
AND SO39.5 Not Applicable
S39.5 The site is on Grant Street which
Where located on the major road is not a major road or a collector
network or a collector street, street.
vehicles are able to enter and exit
the site in a forward gear through a
3-point turn maximum;
AND
S39.6 SO39.6 Not Applicable
The development provides for The proposal includes a shared
shared driveways to minimise the driveway space.
number of access points, except on
sites with more than one street
frontage, where garages or carports
in the development front separate
streets.
Front fences and walls
O40 S40.1 SO40.1 Performance Solution
Front fences and walls are designed Front fences or walls are setback an The proposed front fence whilst
and sited to— average of 1 metre and are not setback from the boundary
a) contribute to the attractiveness of articulated to provide visual interest covers only a small length of the
the street; by stepping the design at maximum frontage at 1.5meters either side
b) be compatible with the existing 5m intervals. of the access driveway into the
streetscape character; AND site.
c) relate to the architectural period of S40.2
the building; The area of land between the fence S40.2 Complies
d) avoid interference with the and the front property boundary Landscaping is provided to the
movement of surface stormwater; shall be densely landscaped to side setback and additional
e) allow for casual surveillance from screen any fencing from the street. planting is provided adjacent to
the street or where premises adjoin AND the access driveway.
part of the major road network, S40.3
mitigate traffic noise; Any fencing on the boundary which S40.3 Performance Solution
f) provide for planting in front of high is not screened by vegetation is As discussed the proposal
solid fences and walls; and either less than 1.2m high or of an incorporates minimal front fencing.
g) ensure planting between the front open construction
fence and the footpath does not create
an impediment for pedestrians using
the footpath.
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Use Code
Residential Uses Code:
Specific Outcomes Probable Solutions Proposed Solutions
Effects of Use
Electricity Supply Infrastructure
SO1 PS1.1 SO1 Complies
The development does not No solution provided The proposal is for a Multiple
adversely impact on existing or Dwelling Type 2 duplex and will not
future electricity supply
cause adverse impact on existing or
infrastructure;
AND future electricity supply
infrastructure.
PS2.1 PS2.1 Not Applicable
SO2 Development for uses adjacent to or The subject site is not located within
All uses and works maintain an within 50m of an existing electricity 50m of an existing electricity
adequate safe distance from substation incorporates noise
substation.
electrical infrastructure including attenuation measures to mitigate
substations, overhead powerlines, noise impacts;
power poles and transformers. AND
PS2.2 PS2.2 Complies
Buildings and structures (including Building and structures will not be
swimming pools, sheds, tennis constructed under overhead
courts or outbuildings) are not
electricity transmission lines, or
constructed under overhead
electricity transmission lines, or within electricity easements.
within electricity easements;
AND
PS2.3 PS2.3 Complies
A minimum separation distance is A minimum separation distance will
maintained from the electricity
be maintained from the electricity
transmission line to the closest
boundary of habitable buildings and transmission line to the closest
child activity areas, as follows— boundary of habitable buildings and
a) 20m for transmission lines up child activity areas in accordance
to 132kV; with Council requirements.
b) 30m for transmission lines
between 133kV and 275kV;
and
c) 40m for transmission lines
greater than 275kV
Hot Water Systems
SO3 PS3.1 PS3.1 Complies
Hot water systems are installed and All hot water systems installed are— Any hot water system will be in
operated to support the efficient use a) solar systems; or accordance with Council
of natural resources and minimise b) electric heat pump systems; or
requirements.
consequent pollution such as c) natural gas or LPG systems; or
greenhouse gas emissions. d) any combination of a), b) or c).
Water Supply and Conservation
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SO4 PS4.1 & PS5.1 PS4.1 & PS5.1 Not Applicable
15
On-site water storage is designed For a Class 1 building other than a The subject site is not located
and operated to support the efficient Detached house or Multiple outside a reticulated water service
use of water; Housing Type 1, outside a area.
reticulated water service area, a
AND rainwater tank is to be installed with
the following minimum storage
SO5 capacities—
On-site water storage is adequate a) Where no more than 3
for occupants every day use and fire bedrooms – 45,000 litres; or
fighting purposes. b) Where more than 3 bedrooms
– 60,000 litres;
AND
c) There is to be on the lot a dam,
swimming pool or water tank
accessible for use by the fire
brigade that contains at least
5,000 litres of water.
Advisory note
The 5,000 litres required can be
included within the water required in
S4.2 or S5.1 providing it is
accessible for the purpose of fire
fighting at all times and not used for
other domestic purposes.
Erosion and Sediment Control
SO6 PS6 SO6 Complies
Development does not cause No solution provided The proposal is for a Multiple
erosion or result in transport of Dwelling Type 2 duplex and will not
sediments off-site.
Advisory Note cause erosion or result in transport
Persons undertaking development, including of sediments off-site. All works will
building work, are required under the
Environmental Protection (Water) Policy 1997
be undertaken in accordance with
(EPP) to ensure that sediment and other Council requirements.
material including building waste, sawdust,
concrete, cement or paint are not deposited or
released into a roadside gutter, stormwater
drain or waterway, or into a place where it
could reasonably be expected to move or be
washed into a roadside gutter, stormwater
drain or waterway and are not washed from
the site. Council enforces the EPP and
penalties may apply.
Safety and Security
SO7 PS7.1 PS7.1 Complies
For Multiple Housing Types 2, 3 The building entrance is clearly The entrances to both dwelling units
and 4, buildings and outdoor spaces identifiable and visible from the will be clearly visible from Grant
are designed to protect the personal street, footpath and driveway;
Street.
security and safety of residents by AND
allowing for natural surveillance.
PS7.2 PS7.2 Complies
The internal path network has clear The proposal will include internal
sightlines to the dwelling entry and paths with a clear sightline to the
street access points; dwelling entrances and street
AND access points.
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PS7.3 PS7.3 Complies
Visitors have direct access to the The proposal will include entries
entrance without passing through which do not require passing
private outdoor living areas. through outdoor living areas.
Emergency Access
SO8 PS08 SO8 Not Applicable
For Multiple housing Type 3, 4 & No solution provided. The proposal is for a Multiple
5, site design and layout ensures Dwelling Type 2 duplex.
efficient access and egress for
emergency vehicles.
Basement Drainage
SO9 PS9.1 PS9.1 Complies
Buildings and access works are Enclosed car parking and The proposal includes car parking
designed and sited to protect manoeuvring areas are constructed and manoeuvring area which allows
persons and property in the event of at a level that permits the parking
for drainage from the site by gravity.
a flood and power failure. area to drain from the site by gravity
means, without the need for
mechanical pumping.
Separation of Incompatible Uses
SO10 PS10.1 PS10.1 Complies
Development is designed to Bedroom windows are at least 3m Bedroom windows will be at least
minimise noise carrying between away from shared driveways or 3m away from shared driveways or
dwelling units or accommodation carparking areas of adjacent
carparking areas of adjacent
units by locating noise sensitive dwelling units or accommodation
spaces such as bedrooms away units. dwelling units or accommodation
from noise generating areas of the units.
development, such as carparking
areas or mechanic plant and
equipment or recreational facilities.
Mechanical Plant and Equipment
SO11 PS11.1 PS11.1 Complies
Mechanical plant and equipment Mechanical plant and equipment, Mechanical plant and equipment
associated with Residential Uses including pool and spa pumps, pool will be located in accordance with
are designed and located so as not heaters, air-conditioning units and
Council requirements.
have an adverse impact on the refrigeration units are—
visual amenity of the site or a) where located at ground level,
surrounding areas. screened by fencing 1.5m in
height or dense vegetation of at
least 1.5m in width
incorporating grouped trees
and shrubs with maximum
separation distance of 1m
measured from the centre of
the plant; and
b) for Multiple housing Type 2, 3
& 4 are visually integrated into
the line and plane of the
building and roof design and do
not project beyond the height or
width of the building when
viewed from the street and
adjoining properties.
Ancillary Recreation Uses
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SO12 PS12.1 PS12.1 Not Applicable
Ancillary recreation uses, such as If the use involves ancillary use of The proposal at hand does not
outdoor tennis courts and half outdoor courts including tennis involve ancillary use of outdoor
netball courts, do not have an courts, half courts and netball
courts.
adverse effect on the amenity courts—the use complies with the
enjoyed by users of adjacent or requirements in Section 2 of PSP8
nearby premises nor do they cause Tennis and Other Courts;
unreasonable disturbance to local AND
fauna through light emissions by PS12.2 Not Applicable
ensuring that all lighting devices are PS12.2 A tennis court does not part of the
limited to those designed and Any lit tennis court or sports court is proposal at hand.
installed to: located at least 60m from the
a) minimise light spillage on external wall of an existing or
neighbouring premises; approved residential dwelling on an
b) preserve an acceptable degree adjacent or nearby lot (as measured
of lighting amenity at the from the centre line of the court);
neighbouring premises; AND
c) provide covers or shading PS12.3 Complies
around lights; PS12.3 The vertical illumination from the
d) direct lights downwards; The vertical illumination resulting
subject site will not exceed 8 lux
e) position lights away from from direct, reflected or other
possibly affected areas; and incidental light emanating from the when measured at any point 1.5m
f) enable brightness of lights to site does not exceed 8 lux when outside the boundary and at any
be adjusted to low levels. measured at any point 1.5m outside level from ground level upward.
the boundary and at any level from
SO13 ground level upward;
Noise originating from the use of the AND
tennis court does not have a
detrimental effect on the amenity of PS12.4 PS12.4 Complies
the area or cause nuisance to Any flood lighting is restricted to the Any flood lighting will be restricted
neighbouring residents. types that give no upward to the types that give no upward
component of light where mounted component of light where mounted
horizontally (i.e. a full cut off horizontally.
luminaire).
PS13.1 Not Applicable
PS13.1
A court does not form part of the
The court is not used between the
proposal at hand.
hours of 10:00pm and 6:30am the
following day.
Privacy
SO14 PS14.1 PS14.1 Complies.
For Multiple Housing Types 2, 3 Transparent doors and windows are Transparent doors and windows will
and 4, building and structures are designed and located so they do not be designed and located so they do
designed and sited to ensure the directly face transparent doors or
not directly face transparent doors
visual privacy of residents of the windows or the private open space
development and neighbouring areas of other dwelling units within or windows or the private open
properties is protected. 10 metres; space areas of other dwelling units
Figure 14-3 Privacy Measures AND within 10 metres.
PS14.2 PS14.2 Complies
Planter boxes, louvre screens, The ground floor private open
pergolas, landscaping and space will be screened in
architectural design of balconies are accordance with Council
used to screen the ground floor requirements.
private open space of dwelling units
or accommodation units from upper
level units (refer to Figure 14-3
Privacy Measures which illustrates
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how trees, awnings, screens, fences
and planter boxes reduce minimise
the ability to directly look into
neighbouring homes and yards).
Access to Sunlight
SO15 PS15.1 PS15.1 Complies
For Multiple housing, buildings and Development does not reduce Development will not reduce
structures are designed and sited so sunlight to at least 50% of the private sunlight to at least 50% of the
open space areas of any adjoining
as not to unreasonably diminish the private open space areas of any
residences to less to than 2 hours
existing sunlight to adjoining between 9am and 3pm on any day adjoining residences to less to than
residences and associated private of the year; 2 hours between 9am and 3pm on
open space areas; any day of the year. It is noted that
OR the proposed building form meets
AND all standards with respect to height
PS15.2 and building setbacks.
Where overshadowing by existing
structures and fences occurs to
more than 50% of the private open
space areas of any adjoining
residences, sunlight is not further
reduced by more than 20%.
(See Figure 14-4—Preventing
overshadowing)
SO16 PS16.1 SO16 Complies
Multiple housing is designed and No solution provided The proposal is for a Multiple
sited to minimise the extent of Dwelling Type 2 duplex and will not
shadows cast on solar photovoltaic Figure 14-4—Preventing result in shadows cast on solar
cells on roofs of adjoining buildings. overshadowing photovoltaic cells on roofs of
adjoining buildings. It is noted that
the proposed building form meets
all standards with respect to height
and building setbacks.
PLAN – ILLUSTRATES
DWELLINGS THAT ARE SITED TO
MAXIMISE SOLAR ACCESS
ELEVATION – ILLUSTRATES
BUILDINGS THAT ARE SITED TO
MAXIMISE SOLAR ACESS TO
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ADJOINING PROPERTIES
THROUGH ROOF DESIGN AND
UPPER STOREY POSITIONING TO
MINIMISE IMPACTS ON
PROPERTIES O THE SOUTH.
DETAILED ELEVATION – THE
MEASUREMENT AT “ ” IS 50% OF
*
THE WIDTH OF THE SOUTHERN
PROPERTY. IT’S NOT AFFECTED
BY SHADOWS FROM THE
NORTHERN NEIGHBOUR, EVEN
IN THE MIDDLE OF WINTER
WHEN THE SUN IS LOW.
Sloping Sites
SO17 PS17.1 SO17 Complies
On sloping sites, buildings and Buildings and structures on sloping The proposal is of split level slab on
structures are designed to maximise sites— ground construction that responds
the use of the natural topography a) Have a maximum distance of
to the slope of the site. Any
and minimise the need for cut and 3m between the ground and the
fill. lowest part of the floor of the excavation works are less than
building or the building 2metres in height. No filling is
incorporates undercroft skirting proposed.
or screening (eg. timber battens)
to the full height of any
undercroft area higher than 3m
above ground level at the
perimeter of the building;
b) are of split level design that step
down the slope or have
suspended floor construction;
c) limit the amount of cut or fill to
less than 2m in depth relative to
natural ground level; and
d) do not result in the spread of fill
beyond the footprint of the
building and associated batters.
For Multiple Housing Type 3 – Retirement and Special Needs
SO18 – SO39 Not Applicable
The proposal at hand is for a Multiple Housing Type 2 Dulpex.
For Multiple Housing Type 4 – Conventional
SO40 - S045 Not applicable
The proposal at hand is for a Multiple Housing Type 2 Dulpex.
For Multiple Housing Type 5 - Relocatable
SO46 – SO52 Not Applicable
The proposal at hand is for a Multiple Housing Type 2 Dulpex.
Secondary Codes
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Landscaping Code:
Landscaping does not form part of the proposal at hand and as such the Landscaping Code will not be
addressed.
Driveways and Carparking Code:
Specific Outcomes Probable Solutions Proposed Solutions
14.112 General
O1 S1.1 S1.1 & S1.3 Complies
Vehicular access does not Vehicular access is located and All vehicular access is located and
adversely impact on safety, designed in accordance with designed in accordance with
capacity and operations of the AS/NZS2890.1:2004; AS/NZS2890.1:2004.
existing or planned road network, AND
the proposed driveway, cycleways Only one footpath crossing is
or pedestrian pathway systems. S1.2 provided; for each dwelling unit.
Only one footpath crossing is
provided; AND Driveways, will have a maximum
grade in accordance with Council’s
S1.3 Driveways, have a maximum standard requirements.
grade in accordance with Council’s
standard requirements.
O2 S2.1 S2.1 & S2.3 Complies
Driveways and crossovers— Design of the driveway across the The driveway will be designed and
a) are suitable and safe for their footpath is in accordance with constructed to Council’s Standard
intended use; and Council’s Standard Drawing Drawing requirements.
b) match Council infrastructure. requirements as appropriate for the
particular type of development as
annotated on the drawings;
AND
S2.2
Driveways are designed and
constructed in accordance with
Council Standard Drawing
requirements , as appropriate for the
particular type of development as
annotated on the drawings;
AND
S2.3
The change in grades in the
driveways and ramps is in
accordance with Council’s Standard
Drawing requirements.
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Specific Outcomes Probable Solutions Proposed Solutions
O3 S3.1 S3.1 Not Applicable
In commercial zoned areas, the Design of multi-tenanted The site is not in a commercial
number of driveways across developments in commercial zoned zoned area.
pedestrian footpaths is minimised. areas include shared driveways and
parking areas; S3.2 Complies
AND A single driveway is proposed to
service both dwellings.
S3.2
Driveways are located so they abut
existing driveways of adjoining
development where practicable and
reciprocal easements are created to
reduce the sealed driveway width.
O4 S4.1 S4.1 Complies
Vehicular access does not Footpath and kerb crossings are The kerb crossing will be clear of
adversely impact on the capacity, located clear of existing stormwater existing stormwater inlet structures,
operations and maintenance of the inlet structures, water and sewerage water and sewerage infrastructure
existing infrastructure; infrastructure fittings, any other fittings, any other exiting utility
AND exiting utility infrastructure, existing infrastructure, existing landscaping
landscaping and vegetation. and vegetation.
O5 S5.1 S5.1 Complies
Vehicular access does not Vehicular access avoids disturbance The vehicular access will avoid
adversely impact on the health and to the tree protection zone of trees on disturbance to the tree protection
integrity of existing landscaping or public land. zone of trees on public land.
native vegetation, where possible.
O6 S6.1 S6.1 Complies
Driveway run-off is filtered prior to For— The driveway is formed to drain to
leaving the premises. a) Ancillary dwelling unit, Multiple landscaped areas.
housing Type 2 if less than 5
carparking spaces, Visitor
accommodation Type 1 and
Homebased business Type 3—the
driveway is formed to drain to
landscaped areas; and
b) for other uses—grease and oil
arrestors or stormwater quality
improvement devices are
incorporated into the design to treat
run-off prior to run-off exiting from the
premises.
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Specific Outcomes Probable Solutions Proposed Solutions
14.113 Carpark design and layout
O7 S7.1 S7.1 Complies
Sufficient carparking is provided to The number of parking and loading The driveway is formed to drain to
accommodate the number and type bays is not less than the minimum landscaped areas.
of vehicles likely to be generated number specified in Table 14-51
by the development having regard Vehicle Parking Requirements;
to the specifics of the use
including—
a) the type and intensity of land
use;
b) any existing parking available on
the site;
c) hours of operation;
d) likely numbers of users;
e) the peak parking demand
periods of uses on the site; and
f) the availability of alternative
carparking.
O8 S8.1 S8.1 Complies
The layout of the development Parking bays, manoeuvring areas, The proposal includes two covered
provides adequate, clearly defined queuing areas, loading, set down and spaces per dwelling unit.
and easily accessible— pickup areas and driveways are
a) on-site vehicle parking and designed to the standards set out in
manoeuvring areas; and the Australian Standards for Off- S8.2 Not Applicable
b) loading and manoeuvring areas street Carparking and Off-street No loading bays are required.
for delivery and service vehicles. Commercial Vehicles Parking.
AND
S8.2
The number of loading bays is not
less than the minimum number
specified in Table 14-51.
O9 Parking areas are located S9.1 Carparking areas are accessed S9.1 Not Applicable
where they will not unduly conflict from rear laneways where The site does not have a rear
with pedestrians and will not practicable. access.
dominate the streetscape.
O10 S10.1 S10.1 Not Applicable
Provision is made for a reasonable Carparking spaces are provided for Such spaces are not required for the
number of on site carparking people with disabilities at the rate proposed use.
spaces identified and reserved for specified in the Australian Standards
people with disabilities. for Off-street Carparking.
O11 S11.1 S11.1
Access and egress points do not Vehicle manoeuvring areas are Refer to the residential uses code.
impact on the safety and provided in accordance with
operations of the road system. Australian Standards for Off-street
Carparking so vehicles enter and
leave the site in a forward gear.
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Specific Outcomes Probable Solutions Proposed Solutions
O12 S12.1 S12.1 Not Applicable
Parking areas are designed to – At locations where pedestrian and Refer to the residential uses code.
a) provide a progressive reduction vehicle conflicts are likely to occur –
in speed between the external road a) sight distances of at least 2.5
and internal parking spaces; seconds of travel time at the
b) ensure lower speeds near areas designated speed are provided;
of high pedestrian activity through b) splayed corners on structures are
the use of appropriate road incorporated;
geometry or devices designed to c) landscaping is designed to allow
limit speed; and clear views; and
c) maintain sight distances which d) sign placement ensures that sight
are appropriate for the likely distance requirements are not
operating speeds in all areas of impeded.
potential pedestrian/vehicle and
vehicle/vehicle conflict.
O13 S13.1 S13.1 Not Applicable
A clearly defined pedestrian In large open car parks with greater The proposal is for a Multiple
network is provided that – than 200 car parking spaces, a Dwelling type 2 – Duplex.
a) is located in areas where people pedestrian path between parking
will choose to walk; spaces is provided on every second
b) ensures that pedestrian aisle.
movement through car parking
areas or structures are along aisles
rather than across them.
O14 S14.1 S14.1 Complies
Provision is made for pedestrian No probable solution identified; Refer to the residential uses code.
and vehicular queues at conflict
points.
O15 S15.1 S15.1 Not Applicable
Parking areas are lit to provide Lighting is provided in accordance The proposal is for a Multiple
security for night-time users with the Australian Standard for Road Dwelling type 2 – Duplex.
Lighting - Vehicular Traffic (Category
V) Lighting - Performance
O16 S16.1 S16.1 & S16.2 Not Applicable
In mixed use areas of Business Resident carparking is limited to one The proposal is for a Multiple
centres residents do not compete space per dwelling unit or Dwelling type 2 – Duplex. The site is
with customers for carparking accommodation unit; not in mixed use areas of Business
spaces. AND centres.
S16.2
Resident carparking is not located in
the road reserve or between the
residential or business building and
the principal street frontage.
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Specific Outcomes Probable Solutions Proposed Solutions
O17 S12.1 Not Applicable
Car parking areas are landscaped No solution provided Refer to the residential uses code.
to—
a) provide shade;
b) maximise infiltration of
stormwater run-off;
c) define parking areas;
d) reduce direct visibility of car
parking areas from external
viewpoints; and
e) soften views of hardstand areas.
O18 S18 Not Applicable
Development with the potential to No solution provided The proposal is for a Multiple
generate significant traffic and Dwelling type 2 – Duplex.
parking impacts gives appropriate
consideration to transport and land
use issues
Motor Cycles & Motor Scooters
O19 S19.1 S19 Not Applicable
Designated Motor cycle or motor For Commercial businesses, The proposal is for a Multiple
scooter parking spaces reduce the Entertainment & dining business, Dwelling type 2 – Duplex.
reliance on cars. Industrial business Types 1 and 2,
Retail business Types 2, 4, 5, 6 and
7, Education Types 1 and 2, Open
Space, Wellbeing Uses and
Transport Types 1, 2, 3 and 4 motor
cycle parking spaces accord with
Planning Scheme Policy PSP26
Motor Cycle & Motor Scooter Parking
O20 S20.1 S20 Not Applicable
Carparks are designed to ensure Grease and oil arrestors or The proposal is for a Multiple
run-off is treated to remove stormwater quality improvement Dwelling type 2 – Duplex.
pollutants prior to leaving the
devices are incorporated into the
premises.
design to treat run-off prior to it
leaving the premises.
O21 No solution provided S21 Complies
Carparking areas are designed to Refer to the residential uses code.
ensure drainage without the use of
pumps or other electrical
apparatus.
O22 S22.1 S22 Not Applicable
Site layout and building design Below ground components of The proposal is for a Multiple
provides for soft landscaping to be buildings, including car parks, do not Dwelling type 2 – Duplex.
established. extend beyond the above ground
footprint to allow for the provision of
landscaping, particularly within
building setbacks. Education Types
1, 2 or 3
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Specific Outcomes Probable Solutions Proposed Solutions
O23 S23.1 S23.1 – S23.3 Complies
Carparking and setdown areas are Paved setdown areas are provided Refer to the residential uses code.
designed and located to facilitate within the site;
their safe and efficient use. AND
S23.2
For a minimum of 50% of carparking
spaces, pedestrian access to
buildings is not across or through
driveways, carparks, setdown or
manoeuvring areas;
AND
S23.3
Carparking and setdown areas are
visible from off-site, or signed.
Earthworks Code:
Earthworks do not form part of the proposal at hand and therefore the Earthworks Code will not be
responded to as it is not relevant to the proposal.
Erosion and Sediment Control Code:
Specific Outcomes Probable Solutions Proposed Solutions
14.125 Effects of Works
Erosion and Sediment Control
SO1 PS1.1 PS1.1 Complies
Development minimises erosion Site disturbance is limited to building Site disturbance will be limited to
and transport of sediments off-site. areas, their surrounds and other use building areas, their surrounds and
areas; other use areas.
AND
PS1.2 PS1.2 Complies
Sediment barriers are provided Sediment barriers will be provided
throughout and downslope of throughout and downslope of
disturbed areas to prevent sediment disturbed areas to prevent sediment
washing into gutters, drains and washing into gutters, drains and
watercourses either on or off the site; watercourses either on or off the
AND site.
PS1.3 PS1.3 Complies
All stockpiles including sand, soil or All stockpiles including sand, soil or
building materials are within the building materials will be within the
premises and contained within premises and contained within
individual sediment barriers; individual sediment barriers.
AND
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PS1.4 PS1.4 Complies
Sediment basins are provided where If the site contains fine or dispersive
the site contains fine or dispersive soils sediment basins will be
soils; provided.
OR
PS1.5 PS1.5 Complies
A stormwater catchpit incorporating a A stormwater catchpit incorporating
stormwater catchpit protection device a stormwater catchpit protection
is installed so that all runoff from device will be installed were
disturbed areas flows to the catchpit; required so that all runoff from
AND disturbed areas flows to the
catchpit.
PS1.6
For buildings, PS1.6 Complies
a) temporary or permanent The proposal at hand will connect to
downpipes are connected to the the existing stormwater system.
stormwater system before laying the
roof; or
b) localised erosion is avoided by
directing flow from downpipes over
non-erosive areas.
Stormwater Runoff
SO2 PS2.1 PS2.1 Complies
Stormwater is diverted around Diversion drains or bunds are Any diversion drains of bunds that
disturbed areas. designed and constructed to drain may be required as part of the
upstream run-off around the proposal will be designed and
disturbed site; constructed to drain upstream run-
AND off around the disturbed site.
PS2.2 PS2.2 Complies
Discharge from the diversion drains Discharge from the diversion drains
do not cause run-off impacts to other will not cause run-off impacts to
properties; other properties.
OR
PS2.3
Alternative methods, as described in
the Institution of Engineers Australia
(Queensland Division) Soil Erosion
and Sediment Control - Guidelines
for Queensland Construction Sites,
are used.
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Existing Services Code:
Specific Outcomes Probable Solutions Proposed Solutions
Setbacks and easements
O1 S1.1 S1.1 & PS7.1 Performance
Development near a sewer, water The footing of any structure or Solution
main, stormwater drain, overland building is located clear of the zone The Detailed Infrastructure Map
flow path or associated structure of influence but no closer than 1.5m provided at Attachment C shows
does not— (measured horizontally) from that there is an existing sewer
a) adversely affect the function of infrastructure including sewers, water gravity main running along the
the service; mains and stormwater structures; northern boundary of the site.
b) place an additional load on the AND
service; and The proposal has been sited and
c) unduly increase future S1.2 designed to avoid this main with
maintenance costs. No building or structure overhangs only the arbour and stairs sitting
the zone of influence; above the main. It is considered
AND that these structures will not have
any adverse affect on the function of
S1.3 this main or increase maintenance
Finished surface levels maintain a costs. All works in proximity to his
minimum of 600mm of cover, but no main will be in accordance with
greater than 3m of cover to the Council standards.
underground infrastructure;
AND
S1.4 If the existing surface level is
altered, surface level services
including manholes and inspection
points are altered to match the new
surface level;
AND
S1.5 Alterations are constructed in
accordance with Section 4 of PSP5 –
Engineering Design Standards –
Roads, Drainage and Earthworks
and applicable water and sewerage
design standards;
OR
S1.6 Existing services are relocated
and the design and construction of
the relocated services is in
accordance with Section 4 of PSP5 –
Engineering Design Standards –
Roads, Drainage and Earthworks
and applicable water and sewerage
design standards
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O2 S2.1 PS2.1 - S2.3 Complies
Maintenance access is provided to For trunk infrastructure a registered The proposal will ensure access to
all sewers, water mains, easement in favour of Council is all services over the site in
created over all underground
stormwater drains, overland flow accordance with council standards.
infrastructure located in private
paths and associated structures. property;
AND
S2.2
The width of the easement is the
greater of 3m or the width of the zone
of influence;
AND
S2.3
The easement is centred over the
centreline of the infrastructure
Transport Roads and Drainage Code:
The development of new road does not form part of the proposal at hand and as such the Transport
Roads and Drainage Code will not be responded to.
Waste Management Code:
The proposal at hand is for a Multiple Housing Type 2 Duplex and will utilise the existing adequate areas
for the collection and separate storage of waste material. As such the Waste Management Code will not
be addressed.
Water Sensitive Design Code:
Specific Outcomes Probable Solutions Proposed Solutions
Water Reuse
SO1-SO5 Not Applicable
Water reuse does not form part of the proposal at hand.
Run-Off Treatment
SO6 PS6.1 & PS7.1 PS6.1 & PS7.1 Complies
Run-off that leaves the site is Development complies with the water The proposal at hand will comply
treated so as not to adversely quality standards in Table 2 of the with the water quality standards in
impact on the ecology and SEQ Regional Plan Implementation the relevant provisions of the SEQ
hydrology of downstream Guideline No. 7 for Water Sensitive Regional Plan.
environmental flows; Urban Design.
AND
SO7
Within the Shire Business Centre
site, as shown on Map SBC—
a) run-off treatment occurs within
the site ; and
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Specific Outcomes Probable Solutions Proposed Solutions
b) drainage lines are only used for
final polishing of run-off.
Town Water Supply Connections
SO8 PS8.1 PS8.1 Complies
Backflow devices or similar A suitable backflow prevention The proposal will incorporate a
systems ensure water reuse device is installed to protect the backflow prevention device as
facilities have no impact on the potable water within the reticulated required.
quality of the town mains water. water supply in accordance with
AS/NZS 3500:2003 Plumbing and
Drainage.
Use of Natural Treatments and Systems
SO9 PS9.1 & PS10.1 PS9.1 & PS10.1 Complies
Natural treatment strategies, Development complies with the water The proposal at hand will comply
including grass swales and bio- quality standards in Table 2 of the with the water quality standards in
retention systems, vegetated SEQ Regional Plan Implementation the relevant provisions of the SEQ
filtration strips and gross pollutant Guideline No. 7 for Water Sensitive Regional Plan.
traps, are used wherever Urban Design.
practicable;
AND
SO10
Within the Shire Business Centre,
as shown on Map SBC— where
necessary, drainage lines are
ecologically enhanced to ensure
that the water quality polishing
functions are of high standard.
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CONCLUSIONS
Council has clearly indicated that it is desirable for owners to take advantage of existing services
and infrastructure to ensure the efficient use of the region’s resources and not further erode the
natural features of the Noosa area.
The proposal provides for the orderly development of the planned area for residential purposes
and provides for a diversity of housing types in a location that is considered appropriate for
densification given zoning as Semi-Attached Housing.
The proposal architecturally responds to the natural topography of the subject site and provides
a development that when viewed from Grant Street and the surrounding locality appears as
having a height of 2 storeys with a reduced bulk and scale.
The proposal will not have any significant impact upon adjoining residential amenity.
The proposal addresses relevant site constraints in accordance with Council’s standards.
On the basis that the proposal meets the reasonable expectation of the relevant Codes,
Council's approval is recommended.
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ATTACHMENTS Attachment A — Proposal Plans PI Home Pty Ltd 16 Grant Street, Noosa 46
Page 47
Attachment B — DA Forms PI Home Pty Ltd 16 Grant Street, Noosa 47
Page 48
Attachment C — Detailed Infrastructure Map PI Home Pty Ltd 16 Grant Street, Noosa 48
Page 49
Attachment D — Online Mapping Searches PI Home Pty Ltd 16 Grant Street, Noosa 49
Page 50
Attachment E — Energex Response PI Home Pty Ltd 16 Grant Street, Noosa 50