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6. Appendix C - Noosa Assessment Benchmark Assessment
APPENDIX A – NOOSA ASSESSMENT BENCHMARK
ASSESSMENT
DESIRED ENVIRONMENTAL OUTCOMES (DEOs)
• COMMERCIAL & RETAIL USES
• TRANSPORT AND MOBILITY FUNCTIONS
• INFRASTRUCTURE AND SERVICES
• COMMUNITY USE
NOOSAVILLE LOCALITY CODE
SHIRE BUSINESS CENTRE ZONE
OPEN SPACE CONSERVATION ZONE
COMMUNITY USES CODE
BUSINESS USE CODE
• FOR ALL BUSINESS USES
• ENTERTAINMENT & DINING BUSINESS OR RETAIL BUSINESS TYPES 1 OR 2
• INDUSTRIAL BUSINESS
LANDSCAPING CODE (PREPARED BY LARA)
ENGINEERING WORKS CODES (PREPARED BY CARDNO AND CAMBRAY)
• DRIVEWAYS AND CARPARKING CODE
• EARTHWORKS CODE
• EROSION AND SEDIMENT CONTROL CODE
• EXISTING SERVICES CODE
• TRANSPORT, ROADS AND DRAINAGE CODE (PART OF APPENDIX G)
• WASTE MANAGEMENT CODE
• WATER SENSITIVE DESIGN CODE
OVERLAY CODES
• BIODIVERSITY OVERLAY CODE
• NATURAL HAZARDS OVERLAY CODE – ACID SULFATE SOILS
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DESIRED ENVIRONMENTAL OUTCOMES (DEOS)
Section 3.1.3 (b) Commercial & Retail Uses
DEO Response to DEO
A hierarchy of centres with a range of Commercial and Retail business uses provide suitable
levels of amenity, service and access to the community, consistent with the community’s location
and needs by—
i. a proportion of Noosa Shire’s higher Complies
order needs being fulfilled by centres
The proposed development recognises for
in other areas, particularly the residents to obtain higher order goods and
Principal Regional Activity Centre of services from the Sunshine Coast. There is a
Maroochydore; clear nexus in the established business centre
the Noosa Civic shopping centre which is well
recognised in the Shire Business Centre Zone.
The proposal seeks to contribute to the existing
hierarchy of the Centres in the region. As
demonstrated in the Economic Impact
Assessment report in Appendix J.
The proposal is:
• For retail and business uses that is
compatible with the existing retail uses
within the Shire Business Centre Zone;
• There are no adverse impacts on the
existing uses adjoining the site. The
proposal provides a transitional land use
between the retail uses to the east and
industrial uses to the west of the site;
• Provides additional retail floor space for
the centres with a range of commercial
and retail business opportunities.
ii. the Shire Business Centre, a Major Complies
Activity Centre for the purposes of
The development site forms part of the Shire
the SEQ Regional Plan and the
Business Centre and is classified as a Major
highest order centre within Noosa Activity Centre. The proposed development has
Shire, developing in stages potential to offer a range of highest order centre
consistent with the needs of the
activities complementary range of use and
population of Noosa Shire and areas
tenants to deliver a high standard in community
to the immediate south;
based urban design.
iii. protecting the long term viability of Complies
the Shire Business Centre as the
The proposed development has considered, the
principal business, retail and
long-term viability of the Shire Business Centre.
administrative centre, by setting The proposed development allows a flexibility of
aside short term needs to ensure the uses within the tenancies. This demonstrates
long term implementation of the
adaptable uses within the long-term prospects of
centre;
the site. The proposed buildings and structures
have the ability to adapt to the existing
environment.
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DEO Response to DEO
iv. no other centre or major retail and Complies
commercial development occurring
The primacy of the Shire Business Centre in the
within the coastal urban settlements,
Centre Hierarchy is maintained and
except those serving predominantly
strengthened through the proposal.
neighbourhoods and local
communities;
v. centres serving different roles that Complies
strive to find a market edge to As demonstrated in the Economic Impact
strengthen their market position and Assessment in Appendix J, the development
reinforce their individual identities
site offers a range of business and retail
within the established retail
opportunities that strengthens the market and
hierarchy;
retail hierarchy within the area. Furthermore, the
proposal offers a range of new jobs and
employment opportunities to the community.
vi. recognising that it may be necessary Complies
to increase floor space in existing The proposed development offers a range of
centres to meet changing needs, tenancies ranging from different floor spaces and
provided any increased floor space
sizes. There are opportunities for future
does not impact on the successful
reconfiguration of the tenancies without
operation and development of the
impacting or compromising on the overall
Shire Business Centre;
operation and development of the Shire
Business Centre and which support a range of
consistent and contiguous commercial and retail
land uses.
i. business centres at Cooroy, Noosa Complies.
Junction, Noosaville and Tewantin; The site is classified as one of the major
business centres and employment hubs within
Noosaville. The proposed development responds
with a quantum of non-retail activity to support
employment growth.
ii. neighbourhood or visitor centres at Not Applicable
Peregian Beach, Sunrise Beach, The site is not identified as a neighbourhood or
Sunshine Beach, Noosa Heads,
visitor centre.
Noosaville, Tewantin, Cooroibah and
Teewah;
iii. the town centre of Pomona and the Not Applicable
village centres of Kin Kin, Boreen
The development site is not located within the
Point and Cooran; town centre of Pomona and the village centres of
Kin Kin, Boreen Point and Cooran.
iv. commercial and retail facilities Complies
recognising and reflecting the
1. The proposed development recognises
natural character and environmental the natural character and environmental
values of Noosa Shire to assist in values of the Noosa Shire area and
achieving sustainable economic and
includes a range of internal sustainability
employment growth across a range
features including:
of industry sectors;
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DEO Response to DEO
• Water sensitive urban design
elements, installation of solar
powered panels on building roof’
• Landscaped areas to be irrigated via
reticulated irrigation system from
recycled water and water tanks; and
• Weather protection and awning
shading to the shopfronts.
2. The proposal supports a range of
business and industrial growth for the
area, offering a range of business and
industry sectors.
3. In crafting a mix of development with a
wide range of commercial and retail and
small-scaled uses. It meets the
expectations of the planning scheme
requirements.
v. uses that comprise a large Complies
component of Commercial and The proposal allows for a range of tenancy sizes
Retail business uses or other non- and can accommodate low impact industry uses
industrial uses not locating on land
at a scale that impacts can be successfully
that is otherwise intended for
managed.
industrial business uses;
vi. businesses adopting energy Will comply
efficiency and water conservation
The proposed development intends to deliver
principles to reduce the reliance on
energy efficient buildings and water sensitive
fossil fuels for thermal comfort and
urban design principles to the extent that is
water heating; required by Noosa Council. Additional details
can be provided during the operational works
design phase of development.
vii. new development having a high Complies
level of streetscape character and The proposal offers landscape features including
building design that is at a human street trees, awnings, pedestrian crossings and
scale, integrated with the
informal indoor and outdoor seating areas.
surrounding built form and
These features offer pedestrian connectivity
landscape features, has visual
within the precinct and across the wider retail
relationships between indoor and
precincts in between Hoffmann Drive and Eenie
outdoor spaces and contributes to Creek Road, and in the Shire Business Centre
an informal atmosphere and low and Noosa Civic shopping centre. The garden
speed traffic environment; and beds and planting within the car parking areas
will provide low speed traffic environments.
viii. supporting home based businesses Not Applicable
that contribute to the economy and
The proposal offers for smaller start-up
reduce demands on transport
businesses that often outgrow a home-based
infrastructure and land resources for
business setting through tenancy sizes starting
businesses, while maintaining
at only 15m2.
surrounding residential amenity and
environmental values.
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Section 3.1.3 (g) Open Space, Environment & Conservation Functions
DEO Response to DEO
Networks of open space and natural habitat, vegetated lands, wetlands, watercourses and riparian zones
are sensitivity managed and protected and avoid as far as practicable or, where avoidance is not
practicable, minimise adverse impacts resulting from development by -
i. protecting and managing the natural environment in a way that—
a. supports the economy through the Complies
tourism industry and contributes to the The proposal has the ability to help promote the
region’s competitive advantage and
area as a tourist destination and offering additional
lifestyle;
retail and business uses for lifestyle improvement
and advantages.
b. maintains and improves landscape Complies
character and visual amenity;
The development site has been vacant for a
period of time and the proposed development will
be a better use and outcome for the site and help
improve the visual amenity of the area. The
existing environment rehabilitation areas
(covenants) are located along the street frontages
of Eenie Creek Road (north) and Hofmann Drive
(east and south). These areas will be retained and
maintained as part of the proposal throughout the
development stage.
c. builds ecological resilience and capacity Complies
to adapt to a changing climate; The proposal has the capacity to respond to
ecology and climate changes.
d. provides passive, nature-based Not Applicable
recreation and educational opportunities
The proposal is for a mixed-use development with
including appropriate eco-tourism
a range of retail and non-retail use as intended for
facilities;
the Shire Business Centre Zoning. The proposal
does not cater for a nature-based recreational and
educational opportunity.
e. defines the boundaries to or of each of Complies
the distinct urban localities of Noosa
The proposal is for a retail and business precinct
Shire; and
and does not provide a large open space and
environment that defines the district urban locality
boundaries. The proposal reinforces the centres
hierarchy – Shire Business Centre Zone being the
primary centre.
f. provides linkages beyond Noosa Shire’s Complies
boundaries; The proposal is for a retail and business precinct
and does not provide a large open space and
environment that defines the district urban locality
boundaries. The existing covenants in context are
considered as ‘linking’ strips.
ii. ecologically important areas being Complies
protected, rehabilitated and enhanced
The ecological importance of Eenie Creek to the
including their condition, extent, diversity north and dedicated open space areas/ zoning
and connectivity to maintain and improve been retained as part of the proposed
biodiversity, landscape stability, resilience
development. Additional landscaping works are
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DEO Response to DEO
and ecological integrity of the natural provided within the boundaries or the allotment
environment; and buffers between the tenancies and within the
car parking areas.
iii. koala habitat, connectivity and safety Complies
being maintained and improved, The proposal offers significant planting within the
contributing to a net gain in koala habitat
precinct which can assist and contribute to koala
assisting with the long term stabilisation
habitat areas in the long-term stability of South
and recovery of viable populations across
East Queensland.
Noosa Shire, Sunshine Coast and South
East Queensland;
iv. koala habitat offsets being applied only Complies
as a last resort and achieving an
The proposal offers significant planting within the
equivalent or better environmental
precinct which can assist and contribute to koala
outcome and additional protection to habitat areas in the long-term stability of South
environmental values at risk or additional East Queensland.
management actions to improve
environmental values2;
v. terrestrial and aquatic biodiversity values Complies
and water quality within the Noosa River The development site is not located within or
system being protected; adjoining a water body. However, proposal takes
into consideration on the terrestrial and aquatic
biodiversity values of Eenie Creek within proximity
to the site and the wider Noosa River system.
vi. natural waterways and wetlands being Complies
maintained in their natural state with The development site is not located within or
development providing for rehabilitation adjoining a water body. However, proposal takes
and enhancement to improve ecological
into consideration on the terrestrial and aquatic
functioning and water quality;
biodiversity values of Eenie Creek within proximity
to the site and the wider Noosa River system.
vii. constructed water bodies including canals Not Applicable
not being created except where
The development site is not located within or
maintained as private assets and used for
adjoining a water body. The proposal does not
other than water treatment purposes;
construct water bodies including canals.
viii. protecting and improving the quality of Complies
ground and surface water in a manner The development site is not located within or
that ensures its long term environmental adjoining a water body. However, proposal takes
values, ecological integrity and
into consideration on the terrestrial and aquatic
sustainability;
biodiversity values of Eenie Creek within proximity
to the site and the wider Noosa River system.
ix. maintaining coastal foreshores including Not Applicable
near shore marine environments,
The development site is not located within or
beaches, dunes, rocky headlands,
adjoining coastal foreshores.
beaches and river mouths in their natural
state;
x. ensuring development protects coastal Not Applicable
resources and values and provides for The development site is not located within or
physical coastal processes to occur adjoining coastal foreshores.
naturally where adverse impacts are
avoided as far as is practicable, or where
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DEO Response to DEO
avoidance is not practicable, minimised
and mitigated;
xi. maintaining the conservation of high Complies
proportions of vegetated land, as
The ecological importance of Eenie Creek to the
compared to developed land, to
north and dedicated open space areas/ zoning
distinguish Noosa Shire from other parts
been retained as part of the proposed
of south-east Queensland; development. Additional landscaping works are
provided within the boundaries or the allotment
and buffers between the tenancies and within the
car parking areas.
xii. maintaining the distinct vegetated Complies
character of Noosa Shire and the
The ecological importance of Eenie Creek to the
retention of natural vegetation and
north and dedicated open space areas/ zoning
landscaping with native species; been retained as part of the proposed
development. Additional landscaping works are
provided within the boundaries or the allotment
and buffers between the tenancies and within the
car parking areas.
xiii. protecting sensitive areas of native Not Applicable
bushland from the impacts of urban
The development site is not located within
activities such as domestic animals,
proximity to sensitive areas of native bushland.
escaped garden weeds, fertilisers and
stormwater run-off;
xiv. increasing the amount of land protected Not Applicable
for conservation purposes under public
The proposal does not compromise the land
ownership that ideally represent the full
protected for conservation purposes.
range of habitats and species found
across Noosa Shire, forming corridors for
the safe movement and successful
breeding of wildlife within the Shire and
beyond;
xv. the integrity of conservation reserves Not Applicable
being supported by wider networks of
The proposal does not compromise the land
open space across Noosa Shire and
protected for conservation purposes.
beyond, comprising both natural habitat
and areas capable of regeneration or
rehabilitation;
xvi. the upper reaches of the Noosa River Complies
remaining substantially undeveloped and The development site is not located within or
development in the lower reaches being adjoining a water body. However, proposal takes
consolidated within existing settlements
into consideration on the terrestrial and aquatic
to protect the integrity of core habitats
biodiversity values of Eenie Creek within proximity
within ecologically important areas and
to the site and the wider Noosa River system.
connecting linkages; and
xvii. development not impacting on views and Complies
vistas that characterise particular
The development site is not located within or
localities in Noosa Shire including views
adjoining a water body. However, proposal takes
to or from watercourses, beaches or
into consideration on the terrestrial and aquatic
riparian corridors avoiding visual scarring biodiversity values of Eenie Creek within proximity
of the hill slopes. to the site and the wider Noosa Shire
watercourses and riparian corridors.
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Section 3.1.3 (l) Transport & Mobility Functions
Performance Outcomes Response to DEO
DEO
Community access for all is provided by a range of safe and efficient transport choices appropriate to
community needs, considering the location of residential uses, community and shopping facilities, leisure
opportunities and employment, by-
i. facilitating access to employment, Complies
services, facilities and venues to meet the
The proposal offers access to a range of retail and
day to day needs of residents including
leisure activities serving residents daily needs.
earning a living, mixing with others and These businesses also offer a range of
forming relationships; employment opportunities which is envisaged
within this precinct.
ii. encouraging people to use transport Complies
alternatives other than private car; The site is located within proximity to major road
networks with public transport available on the
iii. maintaining a road network for Noosa Complies
Shire that is low key, with predominantly
The proposed development does not alter the
two lane roads and roundabouts, and
existing road network. The proposal improves the
local streets that are vibrant public
existing internal road network on Hofmann Drive.
spaces;
iv. minimising adverse environmental Complies
impacts from road traffic on the
The proposal minimises adverse environmental
community;
impacts from road traffic on the community. The
traffic report demonstrates that the proposal can
cater for the expected volume and does not
generate a high volume of traffic.
v. not undertaking road or parking upgrades Complies
to accommodate peak traffic and parking
The proposal does not cause any peak traffic and
loads during holiday periods due to the
parking loads that are substantial to the Noosa
potentially significant impacts on both the
Shire.
natural and human-related core values of
Noosa Shire;
vi. ensuring access to carparking does not Complies
adversely impact on pedestrian
The proposal ensures that vehicular access and
movements, particularly in town centres,
movement can occur in a manner that does not
village centres and business locations;
compromise the pedestrians.
vii. integrating an accessible network for Complies
pedestrian and bicycle movements The proposal ensures that vehicular access and
including the provision for equitably
movement can occur in a manner that does not
shared road space and off-road systems;
compromise the pedestrians.
viii. providing quality and innovative Not Applicable
community transport for its residents and
The proposal does not provide for community
visitors including better links between the
transport.
hinterland and coast; and
ix. maintaining Noosa River as a low speed Not Applicable
visitor transport route, offering an
The development site is not located or within
alternative to the use of roads and
proximity to the Noosa River and does not impact
convenient access during special events.
on the access within that area.
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Section 3.1.3 (m) Infrastructure and Services
Performance Outcomes Response to DEO
DEO
The efficient provision and use of services such as water, sewerage, power, telecommunications and
waste disposal caters for the needs of residents and visitors, relative to their location within Noosa Shire
by -
i. ensuring the ongoing viability of existing Complies
infrastructure services and facilities are
The proposal provides sufficient servicing
protected from the impacts of
infrastructure and facilities for the development
development; without having to compromise the surrounding and
adjoining existing buildings and its operations.
This is further demonstrated in the Engineering
Services Report in Appendix H.
ii. protecting existing and future bulk water Complies
infrastructure and corridors from
The proposal provides sufficient water
development
infrastructure and facilities for the development
without having to compromise the surrounding and
adjoining existing buildings and its operations.
This is further demonstrated in the Engineering
Services Report in Appendix H.
iii. and the encroachment of sensitive uses Not Applicable
that would compromise the corridor
The proposal does not encroach any sensitive
integrity and the efficient delivery and
land uses. The site is located within existing retail,
functioning of the infrastructure;
business and industrial development.
iv. maintaining an appropriate level of Complies
infrastructure and servicing to coastal
The proposal provides sufficient servicing
urban residents and visitors including infrastructure and facilities for the development
power, telecommunications, garbage without having to compromise the surrounding and
collection and potable water; adjoining existing buildings and its operations.
This is further demonstrated in the Engineering
Services Report in Appendix H.
v. employing innovative, environmentally Not Applicable
sensitive approaches to water collection
The proposal is not for residential development.
and effluent disposal to rural households
not connected to reticulated water or
sewerage;
vi. encouraging recycling of refuse; Complies
Recycling refuse arrangements can be arranged.
vii. ensuring telecommunication Not Applicable
infrastructure allows people to work and
The proposal is not for residential development.
study from home and access goods and
services over the internet;
viii. telecommunication towers and other Not Applicable
installations not locating in visually
Not telecommunication tower is proposed.
prominent locations;
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Performance Outcomes Response to DEO
DEO
ix. recognising some residents obtain their Not Applicable
energy needs from renewable energy
The proposal is not for residential development.
sources rather than relying on mains
power; and
x. ensuring water and energy are used Complies
efficiently in an attempt to reduce
The proposal provides sufficient servicing
greenhouse gas emissions and pressures
infrastructure and facilities for the development
on the supply of resources.
without having to compromise the surrounding and
adjoining existing buildings and its operations.
This is further demonstrated in the Engineering
Services Report in Appendix H.
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Table 14.6- For all business uses
Specific Outcomes Probable Solutions Response
Effects of use
Electricity infrastructure S18.1 Complies
No solution provided The proposal provides sufficient
O18 electrical infrastructure and
The development does not facilities for the development
adversely impact on existing or without having to compromise the
surrounding and adjoining existing
future electricity supply
buildings and its operations. This
infrastructure; AND is further demonstrated in the
Engineering Services Report in
Appendix H.
O19 S19.1 Not Applicable
Development for uses adjacent to The proposed development is not
All uses and works maintain an or within 50m of an existing located within 50m of an existing
adequate safe distance from electricity substation incorporates electricity substation and does not
electrical infrastructure including noise attenuation measures to involve buildings and structures
mitigate noise impacts; that are constructed under
substations, overhead powerlines,
overhead electricity transmission
power poles and transformers AND
lines.
S19.2
Buildings and structures (including
swimming pools, sheds, tennis
courts and outbuildings) are not
constructed under overhead
electricity transmission lines, or
within electricity easements.
Noise No solution provided O20 Complies
O20 The proposal does not cause
Development is designed and adverse noise impacts that
sited to avoid noise emissions that diminish the amenity of the area or
surrounding area. The surrounding
unreasonably diminish the amenity area are retail, business and
of the area or surrounding uses. industrial development.
Mechanical plant and equipment S21.1 S21.1 and S21.2 Complies
and storage areas Mechanical plant and equipment
Any future mechanical plant and
are—
O21 equipment will be located more
Mechanical plant and equipment a) located more than 2m than 2m from a property boundary
from any property and appropriately screened. Any
(including air conditioning boundary; materials to be stored externally
equipment) and storage areas are will ensure that it does not exceed
b) where located at ground
designed and located to— a) avoid 4m in height.
level, screened by fencing
adverse visual impacts when 1.5m in height or dense
viewed from the street and vegetation of at least 1.5m
adjoining properties; and b) in width incorporating
grouped trees and shrubs
visually integrate with the building
with maximum separation
design. distance of 1m measured
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Specific Outcomes Probable Solutions Response
from the centre of the tree
or scrub; and
c) 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;
AND
S21.2
For Industrial business and Retail
business Type 3, materials stored
outside of a building do not
exceed 4m in height or half the
height of the on-site buildings
whichever is the greater.
Safety and security O22 S22.1 S22.1 Complies
All property boundaries are clearly Boundaries are identified by such The proposed development clearly
means as— identifies the property boundaries
identifiable with public and private
spaces clearly defined. a) fencing; or using extensive landscape
b) changes in surface treatments along the eastern,
materials or levels; or southern and western boundaries
of the allotment. Fencing will be
c) landscaped treatments; utilised within the development as
required for defining property
AND boundary adjoining the
S22.2 neighbouring sites.
Loading and storage areas are
well lit or can be locked after
S22.2 Complies
hours.
The proposed loading and storage
areas will be well locked and
enclosed within the tenancies as
required.
O23 S23.1 S23.1 Complies
All premises and access routes All premises are identified by the
The proposed development will
provision of the street number in a
are clearly identifiable to all clearly identify the provision of
prominent location, preferably street numbering. The buildings
persons, particularly emergency near the site entry, (i.e. on the can also be clearly identified
services personnel. kerb or letterbox or by signage on
through large signages from
the building or site).
various tenancies.
O24 S24.1 S24.1 Complies.
All building entries are designed to The number of entrances and The proposal maintains the
be obvious and easily identifiable exits are limited and main building existing internal road network and
entrances/exits are located at the current vehicle and pedestrian
front of the site, in view of the access through the site via
street. Where this is not possible, Hofmann Drive and Eenie Creek
due to site or existing building Road. Direct site access will be
gained from Hofmann Drive via
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Specific Outcomes Probable Solutions Response
constraints, a well defined path is extended internal roads and
provided to the entrance/exit; pedestrian footpaths along the
property boundaries of Hofmann
AND
Drive and Eenie Creek Road.
S24.2
All entrances/exits to buildings, S24.2 Complies
are well lit and signed, and The proposal will provide clear
signage includes hours of signages including the hours of
operation; operation for all entrances and
AND exits to the building.
S24.3 Complies
S24.3
Entrances/exits are located to All driveways and carparking
provide a direct link to driveways areas are provided with direct
and carparking areas; access from Hofmann Drive
through to the car parking lot
AND
located at the front of the
S24.4 tenancies.
Recessed doorways are avoided S24.4 Not Applicable
where the recess is of sufficient
size to conceal a person. Where No recessed doorways are
recessed doorways are proposed as part of this
unavoidable, measures are used development.
to enhance safety, as follows—
a) good lighting installed;
b) strategically placed
mirrors installed;
c) angled approaches
provided; or
d) gates which restrict
access provided
O25 S25.1 S25.1 Complies
Uses are arranged within buildings Windows and main entrances are The proposed windows and main
positioned to allow for casual
and on sites to enable external entrances are positioned to the car
surveillance.
areas to be monitored. parking and open area to achieve
casual surveillance.
O26 S26.1 S26.1 Complies
Communal open space, including Communal open spaces, including
Public seating areas will be
congregation and seating areas
congregation and seating areas, is are situated where they are in the provided externally at the front of
located where it can be monitored. line of sight of windows, doors the tenancies with awnings for
shelter. This will provide a resting
and/or balconies of buildings, or
place for shoppers and will be
can be seen from a street or other
clearly defined as a public space,
public space.
visible from the carparking area
and street.
O27 S27.1 S27.1 Complies
Buildings and structures are Buildings or structures that are The building will be largely
visible from a public street or screened from the street via
designed to minimise opportunities laneway—
for vandalism. existing vegetation and
a) avoid the use of solid landscaping works along the street
fences and blank walls frontages. The solid walls are
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Specific Outcomes Probable Solutions Response
which attract graffiti. therefore not considered to be
Where solid blank attractive to graffiti.
surfaces are unavoidable,
measures in the form of
landscaping, creepers,
murals, vandal resistant
paint, etc are used;
b) use toughened glass,
security screens and other
measures (but not
including security shutters
that obscure the view of
shopfronts) are used in
windows which are
provided at ground level,
to deter break and enters;
and
c) use hardy vandal proof
materials and antigraffiti
paint are used in the
construction of buildings.
O28 S28.1 S28.1 & S28.2 & S28.3 Will
Lighting of appropriate intensities Lighting of appropriate intensities Comply
is provided which satisfies the Future lighting associated with this
is provided to maximise safety. requirements of Australian
development will be designed and
Standard AS1158: Public Lighting
installed as per the requirements
Code, unless otherwise specified
of the Australian Standards. The
in this Code;
proposed lighting will not be
AND installed directly onto neighbouring
S28.2 properties and vandal-resistant
External lighting of a graduated
lighting will be used within public
intensity is provided which starts
area and publicly accessible
at a lower level of brightness at
areas.
the perimeter of the site and rises
to a higher level at the entrance to
buildings or at the centre of the
site;
AND
S28.3
Lighting is directed onto the site
and away from neighbouring
properties;
AND
S28.4
Vandal-resistant lighting is used in
public and publicly accessible
areas.
O29 S29.1 S29.1 & S29.2 & S29.3 Will
Public toilets are designed and Public toilets are located in high comply
traffic areas; AND All public toilets will be located
constructed to— a) ensure the
safety of all people using them; within the tenancies that are
S29.2
visible from the street with safe
and b) take advantage of informal Features that may legitimise
surveillance from adjoining uses loitering, such as seating or public
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Specific Outcomes Probable Solutions Response
and activities, discouraging non- telephones are not located within access and avoid any loitering
legitimate uses. 20m of toilet entrances; AND occurring.
S29.3 Entrances to public toilets
are visible from the street, footpath
and other activity areas on the site
or adjoining sites.
O30 S30.1 S30.1 Complies
Premises have accessibility to Safe and convenient pathway
Pedestrian footpaths will be
access is provided from the site to
public transport. provided along Eenie Creek Road
link to existing pathway networks and Hofmann Drive to continue
that services public transport the existing pedestrian
facilities; OR S30.2 Direct pathway
connectivity and access to and
access is provided to the public
from the major public transport
transport facility if the facility is
options along Eenie Creek Road.
contained on site or within 50m
from the property boundary.
O31 S31.1 Performance Planning sought
Business Uses are designed and Safe and convenient cycle access against Specific Outcome O31
to and from the site from the
constructed to encourage users of existing road and bicycle network, Based on the provisions of the
the development to access the site and safe pathway movement required bicycle parking, the
proposal would require
by means of foot or bicycle within the site is provided; AND
approximately 67 bicycle spaces.
through provision of appropriate S31.2 Secure and convenient However, the proposal will include
parking space for bicycles is
endof-trip facilities including an End of the Trip (EOT) facility
provided on site in accordance (yet to be designed pending tenant
bicycle parking and with AS2890.3 Bicycle Parking preferences) and will include 22
shower/change rooms. Facilities and Figure 14-1
bicycle parking spaces adjacent to
Minimum Requirements for
T22 tenancy. Please refer to
Bicycle Parking; AND
attached Traffic impact
assessment in Appendix G for full
S31.3 details demonstrating compliance
Where at least 5 bicycle parking with this Specific Outcome O31.
spaces are required in accordance
with Figure 14-1 Minimum
Requirements for Bicycle Parking,
end-of-trip cycle facilities are
provided at the following rate:
a) 1 locker per 2 bicycle
parking spaces; and
b) 1 shower cubicle with
ancillary change rooms
per 10 bicycle spaces or
part thereof;
AND
S31.4
Bicycle parking spaces and cyclist
facilities are designed in
accordance with AUSTROADS
Guide to Traffic Engineering
Practice, Part 14 – Bicycles,
Section 10;
AND
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Specific Outcomes Probable Solutions Response
S31.5 On-site pedestrian facilities
such as seating and shade
structures are provided in
developments for the convenience
of persons walking to the site.
Site facilities S32.1 S32.1 Complies
O32 Waste storage areas, Waste storage areas, external All waste storage areas, external
external storage areas and loading storage areas and loading docks storage areas and loading docks
docks do not detract from the are situated to the rear of the are situated at the rear of each
building or under the ground; OR tenancy. One way service aisles
visual amenity of the streetscape are provided at the rear of the
or cause nuisance to adjoining S32.2
tenancies for deliveries.
properties. With the exception of the access
way, waste storage areas,
external storage areas and loading
docks are visually screened by
landscaping or fencing.
Environment & heritage values No solution provided O33 Complies
O33 There are no significant Editor’s note: Significant vegetation on site is
adverse effects on the biodiversity, PSP24 – Effluent Disposal details covered by the covenant. The
natural vegetation, native wildlife, requirements for the design and vegetation will be retained and
maintained to its natural state. It is
habitats, landscape quality, water siting of effluent disposal systems noted that the site contains koala
quality or heritage values, where located outside a sewerage
habitat values and that Koala
service area. Compliance with
including those related to— PSP24 will be considered as part habitats will be retained in all
of Council’s assessment of the covenant vegetation areas. Koala
a) changes to natural protection mechanisms will be
plumbing and drainage
drainage; implemented in the due course.
application.
b) disturbance to any of the
wetland systems;
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Specific Outcomes Probable Solutions Response
c) management of landslide
and fire risk;
d) erosion and the transport
of sediments offsite;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat
and behaviour; and
h) disturbance of buildings
and features, including
natural features, of
heritage significance.
Table 14.9 – Commercial Business Type 3 Veterinary
Specific Outcomes Probable Solutions Response
Effects of use
Noise and visual amenity S34.1 Animal holding areas are S34.1 and S34.2 Will Comply
O34 Veterinary Clinics and well insulated or buffered from Any future veterinary tenancy will
Veterinary Hospitals are designed adjacent uses to reduce noise ensure that animal holding areas
and operated in a manner which levels; and are well insulated and buffered
ensures that the visual and from adjacent uses to reduce the
acoustic amenity of adjoining S34.2 The treatment of animals is noise levels and treatment of
sensitive land uses are not undertaken in a fully enclosed animals will be undertaken in fully
adversely affected. building that has sound reduction enclosed building with noise
measures incorporated into the mitigation measures.
design.
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Table 14.10 Entertainment & Dining Business or Retail Business Types 1 or
2
Specific Outcomes Probable Solutions Response
Effects of use
Noise and visual amenity S35.1 Not Applicable
O35 Uses maintain a satisfactory For uses involving outdoor courts The proposed development does
level of acoustic and visual including tennis courts, half courts not involve any outdoor courts.
amenity for surrounding uses. and netball courts—the use
complies with the requirements in
Section 2 of PSP8 Tennis and
other Courts.
Outdoor dining areas S36.1 S36.1, S36.2, S36.3 Will Comply
O36 Outdoor dining areas are Walls to outdoor dining areas Any future outdoor dining areas
designed and located so that— a) are— proposed as part of the tenancies
structures are aesthetically a) if facing a roadway or will comply with the specific
pleasing and in keeping with the other public area, requirements listed in S36.1,
existing character of the area, transparent; S36.2 and S36.3.
including the architecture of the
b) not made of flexible, roll-
associated building; b) outdoor
up or drop plastic
dining adds to the landscaped
sheeting;
streetscape without increasing
perceived building bulk; c) c) separated from the floor
temporary walls or roofs are stored and any roof by a
when not in use and secured at all minimum vertical gap of
times; d) adequate air movement 500mm; and
is available; and e) structures do d) if detachable or
not impede the movement of collapsible, are only used
pedestrians or vehicles; AND during inclement weather;
AND
S36.2
Roof, walls or other structures do
not extend beyond the boundaries
of the premises;
AND
S36.3 The outdoor dining area
complies with Planning Scheme
Policy PSP14 Outdoor Dining.
O37 S37.1 S37.1 Will Comply
Adequate clearways and head Roof structures over outdoor Any roof structures proposed over
clearance are provided to allow dining areas have a minimum the outdoor dining areas will
safe movement of users of the clearance height of 2.1m. comply with the minimum height
premises clearance of 2.1m.
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Table 14-14 Industrial Business
Specific Outcomes Probable Solutions Response
Effects of use
O66 No solution provided O66 Will Comply
Industrial business is conducted in Any future industrial business will
an ecologically responsible be responsible for operating their
manner, operating without business in a manner that does
deleterious impacts on immediate, not cause any detrimental impacts
surrounding or downstream to the environment and its
environments and ecological ecological processes.
processes, including avoiding the
release of pollutants that would
adversely affect the quality of the
land, air or water.
O67 No solution provided Not Applicable
Where adjoining an existing The development site does not
residential use or a community use adjoin any residential land uses.
or land included in a residential
zone any emissions of odour, dust,
air pollutants, noise, light or
vibration does not spread beyond
the site boundaries.
Site suitability O68 S68.1 S68.1 and S69.1 Complies
Industrial business uses are The site is connected to The development site is well
established on land that has reticulated water supply, connected to reticulated water
access to an appropriate range of sewerage, stormwater and supply, sewerage, stormwater and
infrastructure services and utilities; electricity. electricity. The minimum site area
AND for an industrial business will
O69 achieve a minimum site area of
S69.1
1,000m2.
Industrial activity is established on The site is a minimum of 1,000m2
sites having sufficient area and .
dimensions to accommodate the
building or buildings, associated
parking areas, service vehicle
provision, storage areas,
landscaping, vehicle access and
on site movement.
Visual amenity O70 S70.1 SO70.1, S71.1, S72.1 Will
The façades of industrial buildings Where the length of any façade comply
do not present unbroken and facing a street or residential Any future industrial business can
continuous blank walls; AND property exceeds 30m, the design comply with the visual amenity
O71 presents a stepped building line requirements.
and uses varying colours and
The building design addresses the
materials to break the building
street; AND
bulk.
O72
The minimum boundary setbacks
S71.1
are landscaped, with no garbage
The main entry to the building
bins, outdoor storage areas and
faces the street or customer
the like located within the
carparking area.
boundary setback areas.
S72.1
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Specific Outcomes Probable Solutions Response
No solution provided
Site security S73.1 S73.1, S73.2, S74.2 Will comply
O73 Suitable day and night safety A security fence no less than 1.8m Any future industrial businesses
and security measures are in height encloses the rear and can comply with the site security
provided to Industrial businesses side boundaries of the site and measures can be complied with
to protect people and property; prevents unauthorised access to and conditioned as part of the
AND O74 Security fencing does all outdoor parts of the site used approval.
not have a significant adverse for the Industrial business use;
impact upon the appearance of the AND
local streetscape
S73.2
Any proposed office or public
space is sited and orientated
towards the principal frontage of
the site; S74.1 Fencing on any
frontage is setback an average of
2m provided that no part of the
fencing is within 1m of the
property boundary;
AND
S74.2
Landscaping is provided between
the fence and the frontage without
inhibiting sight lines to the building
entrance or carparking.
Storage No solution provided O75 Will comply
O75 Any proposed industrial business
The storage of materials on-site tenancy will ensure storage of
does not cause a public health materials on-site does not cause a
hazard or environmental nuisance. public health hazard or
environmental nuisance.
Retail components S76.1 O76.1, S76.2 Will comply
O76 Only goods resulting from the Any proposed industrial business
Retail sales are ancillary to the Industrial business are sold on tenancy will ensure that the goods
Industrial business use. site; AND resulting from the industrial
businesses are sold on site and
S76.2 proportion of the use areas used
for retail sales and display of
The proportion of use area used
goods does not exceed 20%.
for retail sales and display of
goods for sale does not exceed
20%.
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Table 14.55 Landscaping
Specific Outcomes Probable Solutions Response
General Requirements
O1 S1.1 S1.1 Complies
Landscaped areas, not less than the The proposal complies with the
Streetscape and amenity O1 minimum areas and dimensions specific outcomes because:
Sufficient landscaped areas are specified in Tables 14-56 or 14-57, 1. Existing areas of native
provided to— are provided and maintained; vegetation containing
AND large trees are to be
a) enhance the visual retained and enhanced
S1.2
amenity and natural as ‘Environmental
landscape character of
Landscaping is designed, planted and Rehabilitation Corridors’
maintained in accordance with PSP3 along both road
the area, streetscape Landscaping Plants and Guidelines. frontages to provide
and local area; visual buffers and assist
to reduce the visual
b) retain natural landscape impact of proposed built
features, such as rock structures. Remaining
outcrops and existing areas along the street
frontage to be densely
large trees;
planted with endemic
native species to assist
c) retain existing native adequate screening
vegetation and enhance proposed built structures
buffer areas around except for tenancy
property boundaries; signage.
2. Landscaped strips along
d) suit the relative size and the Hoffman Drive
nature of the frontage range from 3
development and its metres wide to 20
metres wide.
setting;
3. Side boundary along
e) reduce the visual impact Eenie Creek Rd has a
of large or bulky landscaped width of 10
metres and occurs within
structures and fencing existing native
along watercourses; and vegetation that is to be
an Environmental
f) conceal service, Rehabilitation Corridor.
carparking and loading
areas of developments;
g) screen incompatible land
uses; and
h) provide privacy between
any dwelling units and
accommodation units on
and adjoining the site to
a height and density
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Specific Outcomes Probable Solutions Response
appropriate to the scale
of the development.
Building and landscape design S2.1 S2.1 Complies
O2 Below ground components of The proposal complies with the
buildings do not extend beyond the specific outcomes because:
Site layout and building and above ground footprint to allow for
1. Where appropriate, planting
landscape design— landscaping particularly within to be in massed random
building setback areas; groups to reflect their
a) provides for soft AND appearance in the natural
landscaping to be setting, with no individual
S2.2
established in and planting and not require
Basement carparks do not encroach ongoing hedging
around the development; into building setback areas;
maintenance.
b) maximises the retention AND 2. Existing large trees retained
of large canopy trees; S2.3 in Environmental
Rehabilitation Corridors.
Plants are grouped in mulched beds
c) within the Eastern rather than planted individually to 3. Planting compliant with
Beaches Locality and provide for optimum growing PSP 3 Landscape and
Plants Guidelines.
Noosa Heads Locality, conditions and less maintenance;
avoids the removal of AND
heath vegetation, except S2.4
where required for These plants grouped in mulched
internal roads and beds are not subject to any hedging
service and infrastructure maintenance regimes;
construction; AND
S2.5 Landscaping is designed,
d) minimises the extent of planted and maintained in
impervious paved areas; accordance with PSP3 Landscaping
Plants and Guidelines;
e) provides for suitable AND
plant layouts and
S2.6
densities;
Alternatives to impervious pavement
f) facilitates the adoption of are provided and are located where
landscaping and existing vegetation
appropriate planting will benefit from increased infiltration
techniques; and of rainwater.
g) considers on-going
maintenance
requirements to assure
the establishment and
ongoing survival of
plantings.
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Specific Outcomes Probable Solutions Response
Species selection S3.2 S3.2 Complies
The proposal complies with the
For landscaping around pool areas
O3 Landscaped areas include specific outcomes because:
a) no more than 30% of the
plant species that— 1. All proposed plant species
landscaped area is a mixture
are native and includes a
of plants of local origin and
a) are appropriate to the majority that are endemic.
exotic plant species, provided
biophysical conditions none of the plant species are 2. NOTES on Sheet 2
and landscape character undesirable plants identified reference the requirement
of the area; in PSP3 Landscaping Plants for tree root guards within
and Guidelines; and carparks.
b) are suitable for the space b) palms are specifically
available, the level of located in group plantings in
visual and climatic accordance with PSP3
Landscaping Plants and
exposure, the functional Guidelines;
requirements of the site
AND
and the scale of the
development; S3.3 Root guards are utilised around
species with potentially invasive
roots.
c) provide for appropriate
levels of shade and
sunlight to occupants of
the development
throughout the year;
d) minimise the demand for
water use;
e) in road reserves,
provide street trees with
effective canopy shading
having regard to the size
and scale of the road
reserve and the location
of services and other
structures;
f) for street trees in towns
are villages, are
consistent with the
existing streetscape
character;
g) do not cause potential
damage to buildings or
structures;
h) are not harmful to
pedestrians, particularly
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Specific Outcomes Probable Solutions Response
around schools,
childcare centres,
shopping areas and
other high pedestrian
areas;
i) in intensively used
environments, can
endure high levels of
activity; and
j) for rural residential
developments, are best
suited to less intensive
maintenance and low
availability of water for
gardens.
Safety and security O4 S4.1 S4.1 Complies
Landscaping is designed and No solution provided. Figure 14-16 — The proposal complies with the
located to maximise the safety Landscaping allows for adequate safe specific outcomes because:
and security of public and private vision at driveways and intersections 1. Plant design and species
areas by— selection to maintain safety
sightlines at road entrances
a) clearly defining the off Hoffman Drive and
within the carpark zone.
boundaries between
private and public
spaces;
b) promoting casual
surveillance of buildings
and public areas from
the street and other
public areas for personal
security reasons;
c) avoiding concealment
spots; and
d) maintaining safe sight
distances to and from
road and building
corners, carpark
entrances and driveways
(see Figure 14- 16);
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Specific Outcomes Probable Solutions Response
e) maintain safe sight
distances at planting bed
ends within carparks;
f) protecting solid fences
from graffiti by
incorporating elements
such as landscaping,
creepers, murals or
vandal resistant paint;
and
g) separating and defining
pedestrian and vehicle
circulation routes.
O5 S5.1 S5.1 Complies
Landscaping provided which allows The proposal complies with the
The provision of landscaping is to adequate visibility for casual specific outcomes because:
a satisfactory standard ensuring surveillance of public and semi-public 1. Plant design and species
that it does not lead to spaces, including entrances and exits
selection to maintain safety
to sites and buildings, by: sightlines at road entrances
opportunities for concealment
and possible assault sites. a) planting trees which have off Hoffman Drive and
clean trunks to a height of at within the carpark zone.
least 1.8 m; and
b) appropriately spacing shrubs
at 1.2m horizontal centres,
with a maximum height of
0.75m, to avoid clumping and
to retain sightlines.
O6 S6.1 S6.1 Complies
Street trees and trees in carparking The proposal complies with the
Street trees and plantings in areas achieve a maximum of 900mm specific outcomes because:
towns and villages, carparks and clear trunk height for a 2.0m high tree 1. The proposed Plant
other areas where potential at planting and are able to attain a
Schedule lists tree
clear trunk height of 1900mm on
conflicts with vehicles and species at 100 Litre
maturity; containers and 2200mm
pedestrians are evident, are
AND high e.g. Elaeocarpus
planted so as to maximise
eumundii
vehicle and pedestrian safety. S6.2 All scrub planting to be a
maximum height of 700mm from the 2. Proposed Plant Schedule
road pavement (not top of kerb). has numerous species for
selection that achieve up
to a mature height of
700mm above pavement
level.
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Specific Outcomes Probable Solutions Response
Services and utilities S7.1 S7.1 – S7.6 Complies
O7 Plant species used in landscaping The proposal complies with the
adjacent to substations, or adjacent specific outcomes because:
All landscaping works maintain to or on electricity transmission line
1. NOTES on Sheet 1
adequate safe distance from easements, are less than 4m high at
references the requirement
maturity and do not encroach within
services and utilities including for root barriers for tree
3m of a substation boundary; planting near stormwater
substations, overhead
OR pipes or underground
powerlines, power poles and
treatment device.
transformers, street lamps, S7.2
For trees higher than 4m, trees are
planted at a distance from any part of
an electricity transmission line at least
equal to the expected height of the
tree at maturity (see Figure 14-17);
AND
S7.3
For power lines that connect to a
premises, the height of plant species
at maturity provides for a 2m
clearance below the power line; (see
Figure 14-18)
AND
S7.4 Trees and large scrubs are
located a minimum of—
a) 5m from electricity poles and
pillars;
stormwater catchment pits, and
b) 4m from street lamps;
underground services and
c) 2m from stormwater
utilities
catchment pits; and
d) 2m from underground
services and utilities;
AND
S7.5
Plants are located to enable
tradespersons to access, view and
inspect service meters, such as water
and electricity meters;
AND
S7.6
Root barriers are installed around
trees that are located within 3m of
any infrastructures or that have
potentially invasive roots.
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Specific Outcomes Probable Solutions Response
Landscaped entry statement S8.1 O8 Complies
O8 Tree and plant massing are No solution provided. The proposal complies with the
the dominant features of entry specific outcomes because:
statements to residential or 1. The Legend on Sheet 1
commercial estates and are indicates Feature planting
integrated with the landscape at the main road entrance.
theme of the estate and the
natural landscape character of
the locality, rather than the entry
being dominated by built
elements such as masonary
walls, waterfalls and assembled
rock outcrops. (see Figure 14-
19).
O9 S9.1 S9.1 Complies
Landscaped entry statements are low The proposal complies with the
Entry statements are low maintenance and located entirely specific outcomes because:
maintenance. within privately owned land.
1. Proposed Plant Schedule
contains native species to
be selected for Feature
planting at the main road
entrance and be low
maintenance within the
development.
14.134 Specific requirements for Multiple housing & Visitor Accommodation
N/A – Not Applicable
The proposed development is not for residential development
14.135 Specific requirements for Business Uses
Design of commercial and retail No solution provided. O19 Complies
spaces The proposal complies with the
Figure 14-23 Landscaping solutions specific outcomes because:
that appear to lessen the impact of
O19 1. Raised planters and
building bulk
seating are proposed
Landscaping softens building along the frontage of
bulk and creates pleasant building tenancies.
settings for visitors and staff that
function well in an intensively
used environment by—
a) providing canopy trees
and ancillary shade
structures;
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Specific Outcomes Probable Solutions Response
b) using shrubs and garden Figure 14-24 Outdoor eating areas
beds to clearly define integrate well with the streetscape
public spaces and
pedestrian walkways;
c) providing areas for public
art, where appropriate;
d) providing outdoor areas
with seating for staff and
visitors;
e) adopting landscape
solutions that reduce the
visual impact of building
bulk (see Figure 14-23);
f) using screen planting to
conceal service and
loading areas;
g) making provision for
outdoor dining areas
where appropriate, that
integrate well within the
streetscape (see Figure
14-24);
h) providing adequate
screening along the
perimeters of the
development;
i) avoiding the use of
formal planting design for
frontage works; and
j) providing planting design
and species selection
that can endure an
intensively used
environment.
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Specific Outcomes Probable Solutions Response
Industrial Business No solution provided O20 Complies
Figure 14-25 Appropriate species at The proposal does not intend to
O20 correct density and height effectively construct large bulky industrial
screen bulky industrial buildings businesses within the precinct
Landscaping within industrial but enables the ability to create
developments is designed to— complementing low impact
industrial uses. The site has the
a) maximise retention of ability to include correct density
and height effectively screen any
existing vegetation;
industrial type buildings.
b) provide planting in
mulched areas at
entrances, along
boundaries and around
car parking and site
facilities to provide
screening and shading
c) lessen the impact of
building bulk though the
planting of vegetation
that is in scale with the
building, and by using
mounding where
appropriate (see Figure
14-25); and
d) provide outdoor areas for
staff.
14.136 Open space areas and road reserve
Active parkland O21 S21.1 Not Applicable
Landscaping in and around Landscape works for active parkland No active parkland is proposed.
active parkland creates an include—
environment that provides a) formation of grassed and
functional recreation areas and well-drained areas for
facilities in a landscaped setting recreation;
that reflect the natural landscape b) retention of existing
character of the locality vegetation surrounding
recreation facilities;
c) the planting of shade trees
around recreation facilities,
including playfields and
playgrounds;
d) provision of landscaped
buffer areas to adjacent
residential development; and
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Specific Outcomes Probable Solutions Response
e) installation of recreational
facilities that include the use
of natural materials and
finishes, where appropriate,
and colours that blend with
the natural environment.
Passive parkland and reserves S22.1 Not Applicable
O22 Landscape works within passive No active parkland is proposed.
parkland and adjacent to national
Landscaping within passive parks and conservation reserves,
parkland and adjacent to national include—
parks and conservation reserves, a) retention of existing
provides for—- vegetation of local origin,
including understorey plants
a) the protection and and surface mulch;
enhancement of native b) revegetation of cleared and
wildlife habitat and disturbed areas;
corridors; c) planting food/habitat trees in
areas supporting important
b) the replanting of fauna populations and
disturbed areas; including nest boxes where it
has been necessary to clear
habitat trees for
c) the protection of riparian
development;
zones where the site
d) removal of species identified
adjoins or includes a
as undesirable plant species
watercourse; in PSP3 Landscaping Plants
and Guidelines;
d) a relaxed and pleasant
e) enhancement of the area
environment for visitors, through the provision of
with low key, low impact walking trails, picnic tables
recreation facilities; and and bridges;
f) the provision of linkages to
e) linkages to other open the Noosa Trial Network as
space areas, where identified in Schedule 5 on
appropriate. Map 3, where appropriate;
g) retention of natural ground
levels and hydrology within
and around these areas; and
h) minimal grassed areas.
Road reserves S23.1 Not Applicable
A minimum of 1 street tree is
O23 Landscaping within road provided per lot or every 8m of
reserves— frontage, whichever is the greater;
AND
a) enhances the
S23.2
streetscape quality and
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Specific Outcomes Probable Solutions Response
natural landscape Where vehicles are parked parallel to
character of the area; the kerb, landscaping is setback a
minimum of 500mm from the back of
the kerb to allow adequate access
b) provides buffering to
(see Figure 14-26);
adjoining uses;
AND
c) maintains the S23.3
functionality of the road Street trees are planted a minimum of
reserve for vehicles, 1m from the back of the kerb in the
pedestrian and bicycles, road reserve verge.
including providing Figure 14-26 Allow 500mm for
adequate allowance for passenger Access
pedestrians to use the
verge;
d) provides for the retention
of existing tall trees and
remnant native
vegetation;
e) allows for the opening of
car doors along urban
streets;
f) allows for maintenance
or emergency access to
service corridors and
utilities;
g) maintains site distances
to and from corners,
intersections, driveways
and pedestrian crossing
points; and
h) maintains overland
stormwater flow to avoid
ponding on footpaths,
nature strips or adjoining
premises.
14.137 Environment protection and conservation
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Specific Outcomes Probable Solutions Response
Watercourses and drainage lines No solution provided Not Applicable
O24
Landscaping works along
watercourses and drainage
lines—
a) retains and enhances the
existing riparian
vegetation including
understorey; and
b) rehabilitates and
revegetates degraded
riparian zones to filter
stormwater run-off and
provide for native wildlife
habitat; and
c) avoids slashing and
turfing of watercourse
edges and drainage
lines; and
d) avoids engineering
design solutions, such as
concrete drains; and
e) use natural materials in
the construction of
boardwalks, bridges and
similar structures to
blend with the natural
environment.
Wildlife habitat protection O25 S25.1 S25.1 Complies
Landscaping retains and For Koala Habitat Areas shown in The proposal complies with the
enhances habitats and corridors Schedule 7— specific outcomes because:
for native wildlife by— a) a minimum of 70% of tree 1. NOTES on Sheet 1
species planted on the include strategies to aid
a) replicating adjacent premises are koala food trees the local koala habitat.
remnant vegetation, listed in PSP3 Landscaping
2. Proposed Plant
Plants and Guidelines; and
including understorey Schedule on Sheet 7
vegetation; b) where koala access is identifies Koala Habitat
impeded by a fence or species that can be
b) siting landscaped areas retaining wall— i climbing selected for inclusion in
poles are erected at regular the planting design.
to complement and
intervals along the structure
at an approximate 45 degree
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Specific Outcomes Probable Solutions Response
enhance existing angle on either side of the
vegetation; structure; ii plant vegetation
within close proximity
(branches touching) on either
c) retaining old trees
side of the fence to provide a
(including dead trees) natural ladder; and iii install
with hollows for local panels or planks horizontally
native fauna habitat; and along the top of the fence to
provide a walkway, where
d) creating or enhancing appropriate; and
vegetation linkages c) choose fence materials, such
between existing as a timber post-and-rail or
habitats; chain wire, that a koala can
easily grip and climb or leave
a minimum 300mm gap
e) minimising adverse
between ground level and the
effects to koalas by first rail or strand of any
planting and retaining fence.
appropriate tree species AND
and facilitating koala
S25.2
movement in koala
Vegetation of local origin is retained
habitat areas31 .
and replanted in areas indicated in
Schedule 5 on Map 4 - Open Space
Networks.
Water management O26 S26.1 Not Applicable
Landscaping works promote the The infiltration and conservation of Civil Engineers are to specify
effective use of water through water is optimised through— proprietary underground
appropriate plant selection and a) selecting native plant species stormwater treatment systems.
layout and by maximising identified in PSP3
opportunities for water infiltration. Landscaping Plants and
Guidelines;
b) grouping plants in mulched
beds;
c) minimising impervious
surfaces;
d) using semi-pervious
pavement surfaces; such as
grass cell paving, as a
alternative to pervious
surfaces
e) draining hard surfaces areas
to landscaped areas;
f) planting microphytes along
driveways to absorb
hydrocarbons; and
g) using surface and subsurface
drainage swales.
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Specific Outcomes Probable Solutions Response
Soil stability O27 No solution provided Not Applicable
The development site does not
Landscaping works are design contain steep slopes.
and sited to ensure the stability
of soils and minimise sediment
and erosion activity, particularly
on steep slopes and in landslide
hazard areas, making use of soft
landscaping rather than hard
landscaping solutions wherever
possible.
14.138 Carparking areas
Off street carparks S28.1 S28.1 Complies
One advanced canopy tree32 (a The proposal complies with the
O28 Landscaping of carparking minimum of 100 litres pot size) is specific outcomes because:
areas is designed to— provided— 1. Where possible, carpark
a) in towns and villages, trees provided at every 6
a) reduced the visual shopping centres or carbays.
impact of the commercial areas— for every 2. Proposed Plant Schedule
development; 4 carparking spaces; or on Sheet 9 lists tree
b) otherwise—for every 6 species at 100 litre
b) provide for advanced carparking spaces; container size for selection
canopy trees to shade in carparks
AND
vehicles and to reduce 3. Garden beds are
S28.2 A minimum area of 5m2 is
reflected radiation; adequately sized to
provided around each canopy tree,
accommodate trees,
which is mulched and treated;
c) ensure canopy trees are including tree plant
protected from vehicle AND container sizes of 100 litres.
damage by providing S28.3 Plants are grouped in mulched
adequate sized garden beds rather than using individual,
evenly spaced trees and scrubs;
beds;
AND
d) maximise opportunities S28.4 Semi-pervious pavement
for infiltration of rainwater surfaces are used, such as grass cell
on-site; and paving, to increase infiltration of
rainwater and minimise contaminated
e) minimise contaminated runoff, including hydrocarbons,
entering the stormwater system and
runoff entering the watercourses;
stormwater system and
AND
watercourse.
S28.5 Runoff from carparking areas
is directed to landscaped areas to
minimise contaminate runoff,
including hydrocarbons, entering the
stormwater system and
watercourses; AND
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Specific Outcomes Probable Solutions Response
S28.6 Garden mounding is
incorporated into carparking areas
adjacent to frontages;
AND
S28.7 Surface and subsurface
drainage swales are used to
maximise stormwater infiltration;
AND
S28.8 A planting bed of at least 1m
width with screen fencing and dense
planting is provided to any property
boundary with an adjacent residential
development.
On-street car parks S29.1 Not Applicable
Where vehicles are parked parallel to No on-street car parking is
O29 Edges to parking and the kerb, landscaping is setback a proposed.
turning spaces for on street minimum of 500mm from the back of
parking are landscaped to the kerb to allow adequate access
(see Figure 14-27);
provide shade and screening,
while ensuring adequate access AND
to vehicles. S29.2 Street trees are planted a
minimum of 1m from the back of the
kerb in the road reserve verge.
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Division 13 – Driveways and Carparking Code
Table 14.49 – Driveways
Specific Outcomes Probable Solutions Response
14.112 General
O1 S1.1 The proposal complies with the
probable solutions as the access
Vehicular access does not Vehicular access is located and
allows for the minimum widths and
adversely impact on safety, designed in accordance with
maximum allowable grades and
capacity and operations of the AS/NZS2890.1:2004; AND
transitions in accordance with the
existing or planned road network,
the proposed driveway, cycleways standard.
or pedestrian pathway systems S1.2 Only one footpath crossing is
provided at the Hofmann Drive
Only one footpath crossing is
main entrance.
provided26; AND
S1.3 No Applicable Council Standard.
Driveways, have a maximum Driveways have been designed
grade in accordance with with a maximum fall of less than
1:20 which exceeds the standard
Council’s standard requirements.
requirements.
O2 S2.1 The pertaining Council standard
Driveways and crossovers— Design of the driveway across the drawings is RS-049 for Driveway
Prohibited Locations. The
footpath is in accordance with
a) are suitable and safe for their proposed crossover is in the same
Council’s Standard Drawing
intended use; and location as the existing crossover.
requirements as appropriate for
b) match Council infrastructure. the particular type of development
as annotated on the drawings;
AND
S2.2 As above. To be documented in
Driveways are designed and the detailed design phase.
constructed in accordance with
Council Standard Drawing
requirements , as appropriate for
the particular type of development
as annotated on the drawings;
AND
S2.3 No Applicable Council Standard.
Driveways have been designed
The change in grades in the
with changes in grade in
driveways and ramps is in
accordance with Australian
accordance with Council’s
Standard requirements.
Standard Drawing requirements
O3 S3.1 As per the proposal.
In commercial zoned areas, the Design of multi-tenanted
number of driveways across developments in commercial
pedestrian footpaths is minimised. zoned areas include shared
driveways and parking areas; AND
S3.2 As per the proposal.
Driveways are located so they
abut existing driveways of
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Specific Outcomes Probable Solutions Response
adjoining development where
practicable and reciprocal
easements are created to reduce
the sealed driveway width.
O4 S4.1 As far as practically applicable.
Vehicular access does not Footpath and kerb crossings are
adversely impact on the capacity, located clear of existing
operations and maintenance of the stormwater inlet structures, water
existing infrastructure; AND and sewerage infrastructure
fittings, any other exiting utility
infrastructure, existing landscaping
and vegetation.
O5 S5.1 As per the proposal.
Vehicular access does not Vehicular access avoids
adversely impact on the health disturbance to the tree protection
and integrity of existing zone of trees on public land.
landscaping or native vegetation,
where possible.
O6 S6.1 Stormwater treatment devices
Driveway run-off is filtered prior to For— have been modelled and
leaving the premises. incorporated into the design.
a) Ancillary dwelling unit, Multiple
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.
14.113 Carpark design and layout
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Specific Outcomes Probable Solutions Response
O7 S7.1 The proposed spaces exceeds the
parking requirement calculated
Sufficient carparking is provided to The number of parking and
based on the yields for the site.
accommodate the number and loading bays is not less than the
type of vehicles likely to be minimum number specified in
generated by the development Table 14-51 Vehicle Parking
having regard to the specifics of Requirements;
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 Parking bays are 2.6mx5.4m in
accordance with the Australian
The layout of the development Parking bays, manoeuvring areas,
standard. Aisle widths and
provides adequate, clearly defined queuing areas, loading, setdown
circulation roads are consistent
and easily accessible— and pickup areas and driveways
are designed to the standards set with the standards.
a) on-site vehicle parking and
out in the Australian Standards
manoeuvring areas; and
for Off-street Carparking and Off-
b) loading and manoeuvring areas street Commercial Vehicles
for delivery and service vehicles Parking. AND
S8.2 To be defined in detailed design.
The number of loading bays is not
less than the minimum number
specified in Table 14-51.
O9 S9.1 As per the proposal.
Parking areas are located where Carparking areas are accessed
they will not unduly conflict with from rear laneways where
pedestrians and will not dominate practicable.
the streetscape.
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Specific Outcomes Probable Solutions Response
O10 S10.1 As per the proposal.
Provision is made for a reasonable Carparking spaces are provided
number of on site carparking for people with disabilities at the
spaces identified and reserved for rate specified in the Australian
people with disabilities. Standards for Off-street
Carparking.
O11 S11.1 As per the proposal, appropriate
Access and egress points do not Vehicle manoeuvring areas are widths and movements have been
impact on the safety and provided in accordance with provided.
operations of the road system. Australian Standards for Off-street
Carparking so vehicles enter and
leave the site in a forward gear.
O12 S12.1 Refer traffic response.
Parking areas are designed to – At locations where pedestrian and As per proposal, splays provided
vehicle conflicts are likely to occur at all corners, and grading
a) provide a progressive reduction
– provided such that sight distance
in speed between the external
requirements are not impeded.
road and internal parking spaces; a) sight distances of at least 2.5
b) ensure lower speeds near areas seconds of travel time at the
of high pedestrian activity through designated speed are provided;
the use of appropriate road b) splayed corners on structures
geometry or devices designed to are incorporated;
limit speed; and c) landscaping is designed to
c) maintain sight distances which allow clear views; and d) sign
are appropriate for the likely placement ensures that sight
operating speeds in all areas of distance requirements are not
potential pedestrian/vehicle and impeded.
vehicle/vehicle conflict
O13 S13.1 Refer traffic/architectural
A clearly defined pedestrian In large open car parks with response.
network is provided that – a) is greater than 200 car parking
located in areas where people will spaces, a pedestrian path
choose to walk; b) ensures that between parking spaces is
pedestrian movement through car provided on every second aisle.
parking areas or structures are
along aisles rather than across
them.
O14 S14.1 Not applicable
Provision is made for pedestrian No probable solution identified
and vehicular queues at conflict
points.
O15 S15.1 To be defined in detailed design.
Parking areas are lit to provide Lighting is provided in accordance
security for night-time users. with the Australian Standard for
Road Lighting - Vehicular Traffic
(Category V) Lighting -
Performance Installation and
Design Requirements
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Specific Outcomes Probable Solutions Response
O16 In mixed use areas of S16.1 Resident carparking is Not applicable
Business centres residents do not limited to one space per dwelling
compete with customers for unit or accommodation unit; AND
carparking spaces.
S16.2 Resident carparking is not Not applicable
located in the road reserve or
between the residential or
business building and the principal
street frontage.
O17 No solution provided As per the proposal.
Car parking areas are landscaped
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 No solution provided As per the proposal.
Development with the potential to
generate significant traffic and
parking impacts gives appropriate
consideration to transport and land
use issues27.
Motor Cycles & Motor Scooters S19.1 To be defined in detailed design
O19 For Commercial businesses,
Designated Motor cycle or motor Entertainment & dining business,
Industrial business Types 1 and 2,
scooter parking spaces reduce the
Retail business Types 2, 4, 5, 6
reliance on cars.
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 Treatment devices are proposed
to treat water prior to leaving the
Carparks are designed to ensure Grease and oil arrestors or
premises.
run-off is treated to remove stormwater quality improvement
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 As per the proposal. Drainage is
Carparking areas are designed to designed such that no pumping is
ensure drainage without the use of required.
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Specific Outcomes Probable Solutions Response
pumps or other electrical
apparatus.
O22 S22.1 Not applicable.
Site layout and building design Below ground components of
provides for soft landscaping to be buildings, including car parks, do
established. not extend beyond the above
ground footprint to allow for the
provision of landscaping,
particularly within building
setbacks.
Education Types 1, 2 or 3 S23.1 As per the proposal.
O23 Paved setdown areas are
provided within the site; AND
Carparking and setdown areas are
designed and located to facilitate
their safe and efficient use S23.2 Refer traffic response.
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 As per the proposal.
Carparking and setdown areas are
visible from off-site, or signed.
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Division 14 – Earthworks
Table 14-52 – Earthworks
Specific Outcomes Accepted Solutions Heading
14.119 Effects of works
Drainage S1.1 Minimum grade for finished
O1 The finished surface gradient of surfaces is 1:200 sitewide.
any filled or excavated area is
Finished surface levels ensure
within the range 0.5% to 1.5%
land is free draining.
and drains to Council’s
stormwater infrastructure where
available or where stormwater
infrastructure is not available,
toward the street.
Hydraulics No solution provided Drainage provisions for flooding
scenarios have been proposed.
O2
Any change to the level of the land
does not have an adverse flooding
impact on the flooding and
drainage characteristics off-site.
Geotechnical considerations For assessable development— Proposal is in accordance with the
requirements the PSP5. Minimum
O3 S3.1
1% grades are provided. Drainage
Earthworks do not result in Filling works are undertaken in plans is provided as V190428-CI-
geotechnical instability on the accordance with Section 2.8- SK0001
premises or nearby premises. Filling of Site of Council’s PSP5 -
Engineering Design Standards-
Roads and Drainage &
Earthworks AND
S3.2 Proposed complies with the
Where the filling is for residential Australian standard. Geotechnical
commercial or industrial purposes investigation required to confirm
the works comply with Australian slope stability.
Standard - Guidelines for
earthworks on commercial &
residential development.
Local amenity S4.1 To be resolved in construction
The following control measures documentation.
O4
are implemented—
Earthworks do not cause
disturbance to the amenity of the a) regular water spraying of
neighbouring land. exposed areas to suppress dust;
b) provision of dust stabilised or
sealed internal roads;
c) protective covering of exposed
areas that are left for more than 2
weeks; and
d) if there is no valid development
permit for the site, disturbed
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Specific Outcomes Accepted Solutions Heading
areas are revegetated using
species identified in PSP3 -
Landscaping Plants and
Guidelines;
S4.2 To be resolved in construction
Earthworks are undertaken only documentation.
during the hours of 7am to 6pm,
Monday to Friday and 7am to
6pm on Saturday. No work is
undertaken on Sunday or public
holidays.
Vegetative Waste S5.1 To be resolved in construction
O5 Cleared vegetation is transported documentation.
off-site for disposal in an
Vegetation cleared from a
approved green waste disposal
development site is disposed of in
an environmentally responsible facility; OR
manner. S5.2
Cleared vegetation is mulched
on-site and reused for
landscaping of the finished
development;
S5.3
Cleared vegetation is disposed of
for the purpose of firewood.
(Note: Disposal of vegetative
waste by burning off is not an
acceptable method of disposal).
Managing contamination risk S6.1 To be resolved in construction
The fill material is solid clean documentation.
O6
earth, free of putrescible or refuse
Materials used as fill are suitable
material, vegetation, acid sulfate
for development of the land and
soils, building or construction
filling or excavation works do not
material or other material or
result in the contamination of land
contaminants; AND
S6.2
The site is not on the
contaminated land register
Haulage activity and amenity
O7 No solution provided
Haulage of material to and from a
site ensures— a) minimal
disturbance to neighbouring
properties and properties along the
haulage route; and b) Council’s
road infrastructure including
pavements is not adversely
affected.
Extent of earthworks S8.1 As per the proposal.
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Specific Outcomes Accepted Solutions Heading
O8 All earthworks, including cut and
fill batters, retaining walls etc are
Earthworks are contained within
contained within the subject site.
the subject property.
Sloping sites S9.1 Some fill under buildings of over
2m depth required to achieve
O9 Cut or fill is less than 2m in depth
appropriate floor level for flood
On sloping sites, excavation or relative to the natural ground
protection.
filling are designed to maximise the surface
use of natural slope and minimise
the need for cut and fill.
Environmental protection No solution provided To be resolved in construction
documentation.
O10
Earthworks minimise any adverse
impact upon groundwater,
watercourses, drainage lines,
wetlands, and native vegetation.
Dams S11.1 Not applicable
O11 Where the site is in the Rural
Dam location and construction Zone—
does not impact upon neighbouring a) the land has a slope of less
properties in terms of— than 25% (1:4); and
a) hydrology; b) the earthworks including cut
and fill batters and retaining walls
b) alteration of existing overland
are setback a minimum of 50m
flowpaths and patterns;
from the property boundary; and
c) landslide or failure of dam wall;
c) the size of the lot is greater
and
than 5 hectares;
d) effluent disposal areas.
S11.2 Not applicable
Where the site is in the Rural
Settlement Zone or the Rural
Zone where the lot is less than 5
hectares—
a) the land has a slope of less
than 1:6; and
b) the earthworks including cut
and fill batters and retaining walls
are setback a minimum of 20m
from the property boundary; and
c) involving less than 500m3 of
material;
S11.3 Not applicable
For all other zones— No solution
provided.
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Division 15 – Erosion and sediment control
Table 24.53 – Erosion and sediment control
Specific Outcomes Accepted Solutions Heading
14.124 Effects of works
Erosion and drainage control, S1.1 To be resolved in construction
sediment capture and
Construction works are designed, documentation
stormwater runoff
planned and executed with
O1 respect to the principles of
Development design, density, erosion reduction, drainage
management and sediment
layout, and staging provide for
capture in accordance with
erosion control, drainage control
Appendix 2, Table A of the
and sediment capture and
treatment during the construction Queensland State Planning Policy
phase. and International Erosion Control
Association Best Practice Erosion
and Sediment Control (BPESC)
2008; AND
S1.2
Construction works are designed
and managed to restrict the
extent of clearing and soil
exposure to that necessary for
access, and safe construction; To be resolved in construction
AND documentation
S1.3
Clean stormwater is diverted or
managed around or through the
site without increasing the
concentration of total suspended
solids or other contaminants in
the flow and without causing To be resolved in construction
erosion (onsite or offsite); AND documentation
S1.4
Cleared areas are effectively
stabilised prior to rainfall if works
are delayed or works are not
intended to occur immediately; To be resolved in construction
AND documentation
S1.6
For buildings,
a) upstream runoff must be
diverted around the construction
site; and
b) sediment barriers are provided
downslope of disturbed areas to
prevent sediment washing into
gutters, drains and watercourses To be resolved in construction
either on or off the site; and documentation
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Specific Outcomes Accepted Solutions Heading
c) exposed soil and construction
access must be managed in
accordance with International
Erosion Control Association Best
Practice Erosion and Sediment
Control (BPESC) 2008; and
d) temporary or permanent
downpipes are connected to the
stormwater system before laying
the roof; or
e) localised erosion is avoided by
directing flow from downpipes
over non-erosive areas
O2 Works in a watercourse S2.1 To be resolved in construction
documentation
Construction activities within Work within waterways must be
watercourses are planned to undertaken in accordance with
prevent erosion, construction Best Practice Erosion and
failure and associated Sediment Control, Appendix I –
sedimentation. Instream works, Sections 14 and
16 International Erosion Control
Association 2008.
S2.2 To be resolved in construction
documentation
Temporary vehicular crossings of
waterways must be designed and
constructed to convey flows for
the 50%AEP event and remain
stable for all rainfall events up to
10%AEP event.
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Division 16 – Existing Services Code
Table 9.4.4.3.1 – Existing Services Code
Performance Outcomes Acceptable Outcomes Response
Setbacks and Easements
O1 S1.1 To be resolved in detailed design.
Noted existing authority sewer
Development near a sewer, water
The footing of any structure or pressure main traverses site.
main, stormwater drain, overland
building is located clear of the
flow path or associated structure
zone of influence but no closer
does not—
than 1.5m (measured
a) adversely affect the function of horizontally) from infrastructure
the service; including sewers, water mains
b) place an additional load on the and stormwater structures;
service; and
S1.2 To be resolved in detailed design.
c) unduly increase future
maintenance costs. No building or structure
overhangs the zone of
influence;
S1.3 As per the proposal.
Finished surface levels maintain
a minimum of 600mm of cover,
but no greater than 3m of cover
to the underground
infrastructure;
S1.4 To be resolved in detailed design.
If the existing surface level is
altered, surface level services
including manholes and
inspection points are altered to
match the new surface level;
S1.5 To be resolved in detailed design.
Alterations are constructed in
accordance with Section 4 of
PSP5 –Engineering Design
Standards – Roads, Drainage
and Earthworks and applicable
water and sewerage design
standards;
S1.6 To be resolved in detailed design.
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
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Performance Outcomes Acceptable Outcomes Response
and Earthworks and applicable
water and sewerage design
standards.
O2 S2.1 To be resolved in detailed design.
Maintenance access is provided to For trunk infrastructure a
all sewers, water mains, registered easement in favour of
stormwater drains, overland flow Council is created over all
paths and associated structures. underground infrastructure
located in private property;
S2.2 To be resolved in detailed design.
The width of the easement is
the greater of 3m or the width of
the zone of influence;
S2.3 To be resolved in detailed design.
The easement is centred over
the centreline of the
infrastructure.
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Division 19 – Waste Management Code
Table 14.60 – Waste Management
Specific Outcomes Accepted Solutions Heading
Waste separation S1.1 Refer hydraulics response.
O1 Construction, operational and
demolition works are planned
Development that generates
and managed in accordance
several classes of waste is
PSP1135;
designed so waste is collected,
stored and disposed of in a safe S1.2
and ecologically sustainable Adequate area is provided for
manner34. on-site for the collection and
separate storage of recyclable,
non-recyclable, vegetative and
hazardous materials in their
specific waste streams during
construction, operational and
demolition works;
O2 S2.1 Refer hydraulics response.
Waste storage areas provide for Waste storage areas allow for
adequate separation of all the separate storage of different
recyclable and non-recyclable waste materials for reuse or
materials. recycling by—
a) providing sufficient area to
store all recyclable material and
recycling containers required;
and
b) sign posting the types of
waste stored.
Design and location of waste S3.1 Refer hydraulics response.
storage areas
Waste storage areas are
O3 designed and maintained in
accordance with PSP 9; AND
Waste storage areas are located
so that they are convenient and S3.2
safe to use and provide for Waste storage areas are
convenient and safe collection by designed and located so they—
service vehicles;
a) are easily accessed and
convenient to use;
b) have unobstructed access for
the collection of the waste by
service vehicles;
c) provide for sufficient space for
safe entry and exit and servicing
by Council’s contractor without
the need for manual handling;
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Specific Outcomes Accepted Solutions Heading
d) are clear of carparking bays,
loading bays and similar areas;
e) are clear of footpaths and
pedestrian access;
f) are capable of being serviced
by the collection vehicle without
impeding traffic flow; and
g) have a level area provided for
the storage of waste and
recyclable materials in standard
waste containers;
S3.3
For uses that do not comprise a
caretaker’s residence or central
management, the maximum
distance between waste storage
areas and the kerbside is—
a) for Multiple housing Type 3 –
40m; or
b) for other uses – 70m; and
S3.4
Pathways used to transport
bins— a) have a maximum grade
of 1:15; and b) are free of steps,
stairs or other impediments;
O4 S4.1 Refer hydraulics response.
The location and methods of Waste storage areas are—
waste storage minimises any a) integrated with the building
adverse impacts on adjoining or design, where possible;
nearby properties;
b) setback a minimum of 2m
from side and rear property
boundaries;
c) screened so that bins are not
visible from neighbouring
properties or passing vehicular
and pedestrian traffic; and
d) not located directly adjacent to
dwelling units on the site on
neighbouring properties;
O5 S5.1
Waste storage areas are Waste storage areas are
designed for ease of maintenance constructed of
and ease of access for cleaning; S5.2 Refer hydraulics response.
A minimum distance of 0.5m2
distance is provided between
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Specific Outcomes Accepted Solutions Heading
and around waste storage bins
to allow for manoeuvring and
washing of bins. AND
O6 S6.1 Refer hydraulics response.
Waste storage areas provide a No solution provided.
safe and secure environment for
users through–
a) appropriate siting and access;
b) the provision of lighting; and
c) restricting access to the
general public by making the
area clearly identifiable as
private space (eg. through
landscaping, change of paving
material or fencing, rather than
locking the area.
Water management for waste S7.1 Refer hydraulics response.
storage areas The waste storage area —
O7
a) is bunded and graded so that
Waste storage areas are washwater and bin leakage are
designed to contain and drained to the sewer or an on-
appropriately dispose of leakage site effluent disposal system via
from bins and wastewater from a gully within the storage area;
bin washing b) has a bund wall with a
maximum height of 100mm;
c) is serviced by a conveniently
located hosecock and backflow
prevention device, and
connected to a water supply; and
d) is roofed or otherwise covered
if the storage area is—
i) more than 1m2; or
ii) storing wet waste; or
iii) storing other waste
with a high potential to
cause pollution if washed
or leaked from the bins,
including waste oil or
putrescibles
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Division 20—Water Sensitive Design Code
Table 14-61 – Water sensitive design
Specific Outcomes Accepted Solutions Heading
Maintenance of S1.1 The proposal complies with the
environmental values and Development meets the acceptable outcome as post
water quality objectives applicable performance construction storm water
O1 outcomes of the State management design objectives
Planning Policy Appendix 2 are met for all required
Downstream ecosystems, pollutants with appropriates
properties and infrastructure are SPP Code: Water Quality;
AND measures being taken during the
not adversely impacted by either construction phase.
changes to flow, water quality or
S1.2 The proposal complies with the
ecosystem health caused by
development. Design and construction acceptable outcome because
methods for stormwater water treatment system has
quality treatment assets are been modelled in accordance
in accordance with Healthy with Healthy Waterways Water
Waterways Water By Design By Design Guidelines
Guidelines; AND
S1.3 The proposal complies with
Commitments are made to the acceptable outcome
implement a cost effective because treatment devices
maintenance strategy for the will be optimally sized and
life cycle of any engineered placed to ensure ease of
water quality treatment device; maintenance.
AND
S1.4 The proposal complies with the
Water quality nutrient load acceptable outcome because
modelling is undertaken in modelling has been undertaken
accordance with Water by in accordance with Water by
Design Music Modelling Design Music Modelling
Guidelines to demonstrate Guidelines.
compliance with the SPP
nutrient reduction requirements;
AND
S1.5 Not applicable.
Stormwater outlets that
directly discharge to naturally
acidic environments are
managed to prevent
eutrophication; AND
S1.6 The proposal complies with
Suitable methods are the acceptable outcome
incorporated to prevent the because landscaping will
utilize native plants.
spread of invasive
environmental weed species at
Water demand stormwater outlets.
O2 S2.1 The proposal complies with the
Captured water is plumbed to acceptable outcome because
be available for all external two onsite water tanks are
uses proposed for external use.
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Specific Outcomes Accepted Solutions Heading
Urban development reduces the including gardening, irrigation,
need for mains water by ponds and outdoor cleaning.
capturing and utilising run-off
from appropriate areas on site.
O3 S3.1 The proposal complies with the
Urban development reduces the Planting is in accordance with acceptable outcome because
need for mains water by PSP 3 Landscaping Plans and plants endemic to the local area
eliminating requirement for Guidelines. are proposed.
irrigation via the use the
endemic plant landscaping
design
O4 S4.1 The proposal complies with
Backflow devices or similar A suitable backflow prevention the acceptable outcome
systems are installed, where device is installed to protect the because backflow devices will
necessary, to ensure water drinking water within the be used if required.
reuse facilities have no impact reticulated water supply in
on the quality of the town mains accordance with AS/NZS
water. 3500:2003 Plumbing and
Drainage
Shire Business Centre No probable solution The proposal complies with the
performance outcome because
O5
all treatment devices are
Within the Shire Business Centre contained within the
site, as shown on Map SBC run- development area.
off treatment is contained within
the developable areas of the site
and drainage lines are only used
for final polishing of run-off; AND
O6 No probable solution The proposal complies with the
Within the Shire Business Centre performance outcome because
site, as shown on Map SBC, on- all detention devices are
site detention measures are contained within the
contained within the developable development area.
areas of the site, clear of
drainage lines and Open Space
Precincts.
Use of natural treatments and S7.1 The proposal complies with
systems No probable solution the performance outcome
O7 because gross pollutant traps
and treatment devices are
Natural treatment strategies, utilized. Bio-retention devices
including grass swales and bio- are not proposed due to
retention systems, vegetated limited space and
filtration strips and gross unfavorable topography.
pollutant traps, are used
wherever possible.
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O8 S8.1 The proposal complies with the
Development design including Integration of stormwater acceptable outcome because all
density and scale provides quality treatment is in treatment devices will be located
adequate footprint to integrate all
accordance Healthy for optimal maintenance access.
elements of stormwater quality Waterways Water
Sensitive Urban Design
and quantity treatment Guidelines for South East
infrastructure including, where Queensland and the Water by
relevant, bio retention basin Design Bio retention Technical
batters and maintenance access, Design Guideline.
without the need for retaining
walls.
O9 S9.1 The proposal complies with the
Stormwater conveyance Landscape and ecological acceptable outcome because all
channels use natural channel features (e.g. plant species and plantings will use locally
design principles to convey habitat types) used in endemic vegetation.
external catchment stormwater stormwater conveyance
through the development site channels are complementary to
and support landscape, passive the local context, including
recreation and ecological values natural waterways; AND
S9.2 The proposal complies with the
Planting densities result in a acceptable outcome because
stable channel over the long plantings will be in accordance
term and minimize potential for with landscaping guidelines to
invasive weed growth. minimize weed growth.
O10 S10.1 The proposal complies with the
Development design and Methods to prevent gross acceptable outcome because
operation facilitates nil increase pollutants entering stormwater treatment train proposed is low
in gross pollutants entering systems and waterways are maintenance and prevents
stormwater systems adopted that— nutrient leaching.
a) are low maintenance;
b) prevent nutrient leaching in
the event scheduled
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Division 16 – Overall outcomes for the Noosaville Locality
Overall Outcomes Response to Overall Outcome
11.7 The overall outcomes for the Noosaville Locality
11.7.1 The overall outcomes are the purpose of the Noosaville Locality Code;
11.7.2 The overall outcomes sought for the Noosaville Locality are the following—
a) New uses and works are located, designed Complies
and managed to— The proposed development comprises Noosa
i. be compatible with other uses and works; Marketplace which is a mixed-use lifestyle
ii. maintain the safety of people and works; precinct, comprising a mix of commercial, retail,
iii. avoid significant adverse impacts on the and industrial uses, along with a range of other
amenity enjoyed by users of other premises or complementary uses. This is complements the
surrounding area, including acoustic and visual surrounding land uses in the area. The
qualities; and development site is mapped within the Shire
iv. avoid significant adverse effects on the natural Business Centre Zone which seeks to support a
environment, including native habitat removal, Major Activity Centre servicing the primary
fragmentation and attrition; business centre for Noosa and providing
employment opportunities.
b) Development is consistent with the Priority Complies
Infrastructure Plan in Part 15;
The proposal complies with the LGIP of the Noosa
Plan. Please refer to the supporting engineering
servicing infrastructure report in Appendix H for
more details.
c) Urban development is limited to land within the
Urban Footprint as shown on Map ZM8;
d) The Noosaville Locality its bounded by- Not Applicable
i. The Noosa River in the north;
The site is not directly bounded by the notable
ii. Weyba Creek in the east; Noosa river and creeks. However, the proposal will
iii. Lake Weyba, Eenie Creek and properties not cause any adverse impacts on the surrounding
through which Eenie Creek passes in the
locality and its land form.
south; and
iv. State Forest, Beckman’s Road,
e) The Locality’s land form is maintained as part Not Applicable
of a complex system of lowlands, draining to The site is not directly bounded by the notable
the Noosa River system. Higher land in the Noosa river and creeks. However, the proposal will
north-west and south drain to the Noosa River,
not cause any adverse impacts on the surrounding
Eenie Creek and Lakes Weyba and Doonella;
locality and its land form.
f) Land within the locality is generally low lying in Complies
the flood plain of the Noosa River system and
The proposal is generally low lying and is not
as a consequence periodic flooding occurs in
affected by periodic flooding.
parts;
g) Key vegetation landscapes are protected Complies
including- The proposal will not disturb the remaining
i. stands of remaining vegetation in areas that
vegetation that lies within the environmental
are poorly drained;
covenant areas.
ii. mangroves fringing many of the watercourses,
including remnant stands along Weyba Creek
and in Lake Doonella; and
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Overall Outcomes Response to Overall Outcome
iii. melaleuca stands, which were once common
in the floodplain areas, now mainly confined to
public lands;
h) Well-recognised and highly valued features of Not Applicable
the landform and landscape are protected
The site is not directly bounded by the notable
including — Noosa river and creeks. However, the proposal will
i. The Noosa River and its foreshore parkland; not cause any adverse impacts on the surrounding
ii. Keyser Island and Weyba Creek Conservation
locality and its land form.
Parks;
iii. Munna Point;
iv. Lake Doonella;
v. Lake Weyba
vi. Noosa National Park and the koala habitat
within it; and
vii. Eenie Creek;
i) The Noosaville Locality provides for much of Complies
Noosa’s commercial, retail, administrative,
It is the proposal’s intent to provide a range of
industrial and social needs, and is one of the commercial, retail, administrative, industrial and
major focus areas for visitor accommodation social needs to the Noosaville Locality. The
and services;
proposal offers a a mix of commercial, retail, and
industrial uses, along with a range of other
complementary uses and delivers opportunities for
economic and employment growth for the area.
j) Residents of the Noosaville Locality enjoy high Complies
levels of convenience and accessibility to The residents of Noosaville locality can easily
urban services; access to these services. There is sufficient
pedestrian and vehicle access on site and within
the adjoining precinct areas.
k) The Noosa Shire Business Centre, Noosa Complies
Hospital, community facilities at Wallace Park
The proposal will continue to emphasize the
Estate and Noosa’s primary industrial estate
importance of the Noosa Shire Business Centre
are of Noosa-wide significance;
and its significance to the wider community.
l) Accessibility to recreational opportunities Complies
provides residents and visitors with valued
The proposal will maintain access to recreational
lifestyle opportunities; opportunities in the surrounding areas of our
development site.
m) The watercourses of the Noosaville Locality Complies
strongly influence the location of road systems, The proposal retains significant open space and
with entrance points from Tewantin and Noosa
provides landscaping along the boundaries of the
Heads being constrained to a few key
site and within the car parking area. The proposal
locations;
has taken into consideration and does not
adversely impact the significance of the landscape
features and watercourse of the Noosaville
Locality.
n) Eenie Creek Road and Walter Hay Drive Complies
provide scenic southern entrances to Noosa
The proposal retains significant open space and
through bushland settings;
provides landscaping along the boundaries of the
site and within the car parking area. The proposal
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Overall Outcomes Response to Overall Outcome
has taken into consideration and does not
adversely impact the significance of the landscape
features along Eenie Creek Road
o) Noosa Parade and Weyba Road connect the Not applicable
locality with Noosa Heads and are flanked by Not located at Noosa Parade or Weyba Road.
vegetation with glimpses to the watercourses;
p) Noosaville is one of the principal visitor Complies
destinations in Noosa
The proposal comprises Noosa Marketplace which
is a mixed-use lifestyle precinct which creates a
new destination in the Noosaville Locality for both
visitors and residents.
q) Noosa River, its foreshore parkland and Not applicable
restaurants are key attractions; Not located at Noosa River.
r) Visitor accommodation is focused in areas Not applicable
north of Gibson Road; Not visitor accommodation is proposed.
s) Noosaville’s urban residential areas, provide Not applicable
fully serviced, generally low density, urban The proposed development is not located in
housing in quiet neighbourhood settings;
immediate proximity to residential areas.
t) The character of residential neighbourhoods Not applicable
vary due to factors such as lot size, the
The proposed development is not located in
established character and age of development
immediate proximity to residential areas.
and proximity to open space, watercourses
and business development;
u) Variety in the built form is emphasised through Complies
the historical development of the locality and
The proposal complements the nearby
the many architectural styles;
development of the locality in a form of retail,
industrial business and commercial large retail
format. The architecture draws its vernacular from
the coastal hinterland architecture of
the region. Refer Appendix B – Architectural
Plans.
v) Noosa Waters and parts of Munna Point Not applicable
provide residential properties with watercourse The proposed development is not located in Noosa
frontage;
Waters or Munna Point.
w) Substantial areas are developed for attached Not Applicable
accommodation with access to business
The development site is proposed for non-
facilities, Noosa River and public transport
residential uses.
services;
x) Some areas in the attached housing Not Applicable
neighbourhoods predominantly service The development site is proposed for non-
visitors, however there is generally a mix of
residential uses.
visitors and permanent residents;
y) Development recognises and reinforces the Complies
waterfront location and coastal urban setting
The proposal retains significant open space and
and character by providing for high quality, provides landscaping along the boundaries of the
site and within the car parking area. The proposal
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Overall Outcomes Response to Overall Outcome
sub-tropical building and landscape design has taken into consideration and does not
that promotes the casual outdoor lifestyle; adversely impact the significance of the landscape
features and watercourse of the Noosaville
Locality.
z) Attached accommodation is focussed on the Not Applicable
areas closest to the Noosaville Business
The development site is proposed for non-
Centre, in areas with good public transport
residential uses.
facilities and in areas with ready access to the
recreation features of the locality;
aa) Urban detached housing is contained to the Not Applicable
Detached Housing, Semi-Attached Housing & The development site is proposed for non-
Attached Housing Zones;
residential uses.
bb) The resident population is accommodated in Not Applicable
both Detached housing and Multiple housing
The development site is proposed for non-
forms with high levels of residential amenity;
residential uses.
cc) Substantial sites are protected for resort Not Applicable
developments where they focus on Noosa’s
The development site is proposed for non-
natural low key outdoor appeal and cultural
residential uses.
values;
dd) The mixed urban character of Noosaville is Complies
maintained through the retention of older
The proposal complements the nearby
building forms and the introduction of new
development of the locality in a form of retail,
buildings that complement old building forms
industrial business and commercial large retail
by incorporating low rise, low scale, well
format. The architecture draws its vernacular from
articulated buildings, lightweight building the coastal hinterland architecture of
materials and pitched roof forms that the region. Refer Appendix B – Architectural
contribute to the skyline;
Plans.
ee) Significant retail and commercial uses provide Complies
residents and visitors with a range of low to
The proposal provides additional retail and
high order goods and services;
commercial uses for nearby residents and visitors
to have access to a range of goods and services.
ff) Business centres are significant employment Complies
nodes and are serviced by public transport;
The development site has a good location to a
range of public transport options along Eenie
Creek Road including bus stops and a bus station
adjoining the site at Noosa Civic Shopping Centre.
gg) A public open space corridor extends along Not applicable
the foreshores of the Noosa River from
The proposed development is not located in Noosa
Munna Point to Hilton Esplanade;
Waters or Munna Point.
hh) The Noosa River and foreshores are Complies
protected from the cumulative impacts of
Not applicable
development and activities and are protected
in a way that promotes and provides for low Not located at Noosa River
impact nature-based recreation activities in
and around the Noosa River over other forms
of recreation;
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Overall Outcomes Response to Overall Outcome
ii) Areas of native remnant or regrowth Complies
vegetation, including their biodiversity and
The proposal retains significant open space and
habitat values are protected and retained in
provides landscaping along the boundaries of the
their natural state;
site and within the car parking area. The proposal
has taken into consideration and does not
adversely impact the significance of the open
space corridor and foreshores of the Noosaville
Locality.
jj) The environmental and aesthetic values of Not applicable
Noosa National Park, Keyser Island and
The proposed development has no immediate
Weyba Creek Conservation Parks, Noosa
connection to these locations.
River and its foreshore, Lakes Doonella and
Weyba, Eenie and Weyba Creeks and their
associated riparian communities are of the
highest significance and have the highest
order of protection;
kk) Gibson Road, part of Mary Street, Noosa Complies
Parade, Reef Street, Weyba Road, Walter
The proposal is not expected to impact thr
Hay Drive, Eenie Creek Road, Beckmans surround road network – See Appendix G –
Road and Eumundi-Noosa Road are Traffic Impact Assessment Report
protected as parts of the Noosa’s major road
network;
ll) The function, safety and visual amenity of the Complies
Noosa’s major road network are protected; The proposal does not alter the existing major road
network of the area. The proposal enhances the
pedestrian and vehicle accessibility to and from
the development site and to the wider road
network.
mm) The Noosa Airport off Weyba Drive, Not Applicable
Noosaville is retained and operated as the
The development site is not located in or within
only commercial airport within Noosa;
proximity to the Noosa Airport.
tt) For the Shire Business Centre Zone—the Complies
Shire Business Centre—
The proposed development is intent for a major
i. is a Major Activity Centre for the purposes of activity centre as demonstrated by the following
the SEQ Regional Plan, and the principle reasons:
business centre for Noosa, servicing Noosa-
wide business and employment needs by • Provides a range of commercial and retail
providing for a wide range of Business Uses as offerings to the community.
well as administrative, community, and open • The number of tenancies proposed within
space functions; this centre will enhance a number of
ii. is a multi-function employment node forming employment opportunities. In particular,
the major focus of employment growth in the the tenants for retail showrooms are the
coastal area of Noosa; leading anchor tenancies providing a
iii. follows a logical sequencing of development range of bulk scale products which has a
consistent with the needs of the community that high demand for staff assistance.
is dependent on the—
a) timing and construction of the external and • The proposal offers buildings
internal road systems; predominantly of low rise form.
b) dedication of a substantial area of open
space; and
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Overall Outcomes Response to Overall Outcome
c) development of a substantive amount of Refer Section 6 for assessment of key planning
non-retailing development for employment matters.
opportunities beyond Retail business;
iv. is developed at a low scale and density with
distinctive and unique design elements,
determined by the setting and recognisable as
a Noosa development;
v. comprises buildings of low rise form separated
by attractive and low key informal spaces that
are integrated with landscaping and open
space areas;
vi. has an outdoor focus, particularly for Retail
business uses, office uses and Community
Uses;
vii. provides for an inter-regional transit facility that
functions as an integrated public transport
node, with pedestrian and bicycle paths and
appropriate external connections;
viii. provides visual and physical connectivity
across and throughout the site;
ix. is designed to ensure that peak traffic flows
and access to the Shire Business Centre do
not impact on the wider functions of Eenie
Creek Road and Walter Hay Drive;
x. retains development capacity within the Shire
Business Centre in the longer term to take
advantage of potential new employment
opportunities;
xi. is developed into precincts, as depicted on
Schedule 4 - Shire Business Centre Map,
which include a dynamic mix of development
with an appropriate integration of uses within
each, including—
A) Business Precincts (B1-B2), which provide for
the highest order of retail development in
Noosa and comprises the retail core of the
Shire Business Centre site, with associated car
parking generally located with Precinct B2;
B) Precinct B3, which provides for showroom and
office development;
C) Employment Precincts (E1-E7) for future
employment growth, which include 3 precincts
(E1, E2, E3) with preferred themes to allow
these precincts to take advantage of new
employment opportunities;
D) a civic area located within Precinct E1, which
provides for a range of civic uses and functions;
E) an inter-regional transit facility in Precinct E6;
F) a Residential Precinct (RES), which provides
residential support accommodation to the other
key precincts; and
G) a Minor Recreation/Minor Mixed Use/Open
Space Precinct (REC/MU), developed for the
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Overall Outcomes Response to Overall Outcome
purposes of a minor recreation use or minor
mixed-use development;
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Division 17 – Specific Outcomes and Probable Solutions for the Noosaville
Locality Table 11.13
Column 1 Column 2 Response
Specific Outcomes Probable Solutions
11.8 Effects of use
Amenity No solution provided O1 Complies
O1 Uses are located, designed The proposal is located on a site
and operated to avoid that is suitable for large
significant adverse changes to integrated mixed use
the light, air quality, noise, development. The site is well
accessibility or other conditions located away from any sensitive
enjoyed by users of associated, land uses. The proposal
adjoining or nearby uses. maintains the existing amenity of
the site and its adjoining uses.
There is sufficient open space
and landscaping buffers at the
surrounds.
Major Road Network No solution provided O2 Complies
O2 Through traffic in Noosaville
Access to the proposed
uses Gibson Road or Eenie
development is via Hofmann
Creek Road, ensuring the visual Drive via Eenie Creek Road
amenity of Gympie Terrace is
which demonstrates compliance
protected with a consequent
with this Specific Outcome O2.
enhancement of visitor and
recreation opportunities and
benefit to businesses along
Gympie Terrace.
Visual amenity No solution provided O3 Complies
O3 The visual amenity and
The proposed development
character surrounding the major
maintains the visual amenity of
road network is protected and the major road network fronting
enhances the recognisable Eenie Creek Road. The proposal
entrance to Noosaville
retains the protected native
through—
vegetation and open space along
a) retaining and enhancing the
the street frontage to Eenie
visual and physical separation
Creek Road. The proposal
of Noosaville from other enhances and separates the
localities; and development from the existing
b) ensuring development does
road network by offering
not encroach upon existing
extensive landscaping works
native vegetation along the
whilst activating the streetscape
road frontage other than for
to Hofmann Drive.
accessways.
Neighbourhood identities No solution provided O4 Complies
O4 The separate identities of
The proposed development is
the various residential
well setback from nearby
neighbourhoods remain
residential areas. The
important and distinct elements development site forms part of
of the residential character of the Shire Business Centre zone
Noosaville.
which is suitable for commercial,
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Column 1 Column 2 Response
Specific Outcomes Probable Solutions
retail and industrial business
operations.
Lake Entrance Boulevard No solution provided Not Applicable
O5 There is no increase in the
The development site does not
number of lots that gain access
gain access via Lake Entrance
via Lake Entrance Boulevard.
Boulevard.
Airport No solution provided Not Applicable
O6 Development and use of
The proposed development does
premises within 750m of the Figure 11.1—Airport traffic area not involve use of premises
airport do not cause an within 750m of the airport and
obstruction or other potential
therefore, does not cause any
hazard to aircraft movement
obstruction or other potential
associated with the airport by
hazard to aircraft movement
the way of—
associated with the airport.
a) the physical intrusion of
buildings or other structures
into aircraft take-off and
approach flight paths;
b) attracting birds or bats to
the area, which could cause
or contribute to bird-strike
hazard;
c) providing very bright lighting
or lighting similar to runway
lighting, which can distract
or confuse aircraft pilots;
d) interfering with navigation or
communication facilities;
e) emissions that may affect
pilot visibility or aircraft
operations; and
f) transient intrusions into the
airport’s operational
airspace.
See Figure 11.1 – Airport traffic
area
11.9 Built form
Density No solution provided O7 Complies
O7 The density of development a) Complies – The proposed
within the site area— development is compatible
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Column 1 Column 2 Response
Specific Outcomes Probable Solutions
a) is compatible with with the surrounding
surrounding development; development as it offers a
and range of large retail format
b) does not exceed— uses for the site. This is a
i. for the Semi-Attached continuation of the adjoining
Housing Zone: land use pattern of the site.
A) for sites between 500m2 and
b) Complies – This specific
599m2 inclusive—4.8
outcome provides a
persons; maximum density number
B) for sites 600m2 or more — of 320 persons per hectare
6.6 persons or 100 persons
for sites located within the
per hectare whichever is the
RES, E1 and E7 Precincts.
higher;
Although our site is not
ii. for the Attached Housing
located within E1 and E7,
Zone a maximum our site is located between
population density of 100 E1 to E7 Precincts. It is
persons per hectare with
predicted that our
the exception of Lot 21 on
development will generate
RP815864 situated at 11-13
a density less than 320
William Street which has an
persons per hectare.
allowable population density
of 320 persons per hectare c) Complies – The proposal
exclusively for the purpose has a low site impact on
of a visitor hostel; the natural site
iii. For the Visitor Mixed Use characteristics. The
Zone— 160 persons per proposal provides
hectare; landscaping works and
iv. for the Business Centre opportunities around the
Zone a maximum parameters of the site and
population density of 100 within the carparking areas
persons per hectare with to soften the setting and
the exception of Lots 3 & 4 maintain the existing
on RP122928 situated at protected vegetation.
14-16 Mary Street which Further details can be
have an allowable found in the Landscape
population density of 320 Concept Plan in Appendix
persons per hectare F.
exclusively for the purpose
of a visitor hostel;
v. for the Shire Business
Centre Zone in the RES, E1
and E7 Precincts 320
persons per hectare;
vi. 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
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Column 1 Column 2 Response
Specific Outcomes Probable Solutions
c) has a low site impact to
enhance the opportunity to
maintain natural site
characteristics, including
native vegetation and
natural landforms.
Height S8.1 Buildings and other structures Performance Planning sought
O8 Buildings and other have a maximum building height against Specific Outcome O8
structures— of— The proposed Noosa
a) are low rise and have a a) if in the Attached Housing
Marketplace is located on
visual bulk and an Zone – 8m, with the exception
Precincts E5 and B3 which has a
architectural scale of those properties with
maximum building height limit of
consistent with structures frontage to the following
10m. Both proposed Building 3
on adjoining or nearby streets: - Russell St, William and Building 4 exceeds the
land; St and Howard St, or Weyba maximum allowable building
b) do not exceed a building Rd, James St and Albert St
height due to the proposed
height of — north of their intersections
parapet entries. It can be
i. for the Attached with Elizabeth St (as well as
demonstrated that the proposal
Housing Zone 2 properties fronting Gympie building is adaptable to the
storeys unless located Terrace or Noosa Parade surrounding land uses. Full
on property with between Weyba Road and
details and justification against
frontage to the Russell Street) where they
the Specific Outcome O8 are
following streets: - have a maximum building
provided in Section 6 of the
Russell St, William St height of 12m;
planning report.
and Howard St, or b) if in the Visitor Mixed Use
Weyba Rd, James St Zone – 12m;
and Albert St north of c) if in the Business Centre or
their intersections with Industry Zones — 10m;
Elizabeth St (as well d) if in the Shire Business
as properties fronting Centre Zone –8m, except in
Gympie Terrace or Precinct E1 or E2 where 12m,
Noosa Parade Precincts E3, E4 and E5
between Weyba Road where 10m or in Precinct
and Russell Street), REC/MU where 6m; or
where they are not to e) in all other zones—8m.
exceed a maximum
building height of 3
storeys;
ii. for the Visitor Mixed
Use Zone– 3
storeys, although
present only 1-2
storey façades to
Gympie Terrace;
iii. for the Shire
Business Centre
Zone– 2 storeys,
except in Precinct
E1 and E2 where 3
storeys and Precinct
REC/MU where 1
storey; or
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Specific Outcomes Probable Solutions
iv. for all other zones—
2 storeys;
c) do not visually dominate
the street or surrounding
spaces;
d) preserve the amenity of
surrounding land;
e) ensure that development
responds to the site
topography; and
f) are well articulated with
strong horizontal and
vertical design elements to
provide an interesting
streetscape and to
complement landform
changes and landscapes.
Setbacks S9.1 Buildings and structures S9.1 Complies
O9 Buildings and other comply with the setbacks identified The proposal complies with the
structures are appropriately in Schedule 1 - Minimum Boundary minimum setbacks required for
designed and sited to— Setbacks.
the Shire Business Centre Zone.
a) provide amenity for users of
The proposed premise adjoining
the premises as well as
the Open Space Conservation to
preserve the visual and acoustic
the northern boundary has a
amenity of adjoining and nearby
minimum setback of 20.8m.
properties;
b) provide adequate distance
from adjoining land uses;
c) buildings and landscape
elements within the street;
d) avoid large areas of
continuous wall planes by
varying the building setbacks
and using appropriate
techniques to provide visual
relief; and
e) help protect the natural
character and visual amenity of
the Noosa River system and
other watercourses.
f) allow space for required
vehicle parking;
g) preserve any existing
vegetation that will buffer the
proposed building;
h) allow for landscaping to be
provided between buildings;
i) maintain the visual continuity
and pattern of buildings and
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Specific Outcomes Probable Solutions
landscape elements within the
street;
j) avoid large areas of
continuous wall planes by
varying the building setbacks
and using appropriate
techniques to provide visual
relief; and
k) help protect the natural
character and visual amenity of
the Noosa River system and
other watercourses.
Site cover, gross floor area No solution provided O10 Complies
and plot ratio The proposed site cover, GFA
O10 The site cover, gross floor and plot ratio of the building are
area and plot ratio of buildings
compatible and is compatible
and other roofed structures—
with the surrounding
a) results in a building scale that
development within the Shire
is compatible with surrounding Business Centre Zone and
development; adjoining industrial development
b) does not present an
to the south and west. The
appearance of bulk to adjacent
appearance of the proposed
properties, roads or other areas
building is enhanced by the
in the vicinity of the site;
retention of existing vegetation
c) maximises the retention of along the site boundaries and
existing vegetation and allows landscaping works proposed for
for soft landscaping between
the development site.
buildings;
d) allows for adequate area at Refer Section 6 for assessment
ground level for outdoor of key planning matters.
recreation, entertainment,
clothes drying and other site
facilities; and
e) facilitates onsite stormwater
management and vehicular
access.
O11 Site cover— No solution provided Not Applicable
a) for a class 1 or class 10a
No residential uses are proposed
building within the Detached
as part of this development.
Housing Zone, does not
exceed—
i for a single storey building -
50%; or
ii for a building of 2 or more
storeys - 50% on the ground
floor and 30% for the upper
storey(s), or 40% for all storeys
for a building of 2 or more
storeys;
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b) for other classes with the
Detached Housing Zone, does
not exceed—40%;
c) for the Semi-Attached
Housing Zone does not exceed
40%;
d) for the Attached Housing
Zone does not exceed 40%;
e) for the Visitor Mixed Use
Zone does not exceed 40%; or
f) for the Shire Business Centre
Zone in Precincts E1, E2, E6
and E7 does not exceed 50%.
O12 For the Semi-Attached No solution provided Not Applicable
Housing Zone buildings do not The proposed development does
exceed a plot ratio of 0.45:1
not involve residential use.
O13 For the Attached Housing No solution provided Not Applicable
Zone the maximum gross floor
The proposed development does
area is equivalent to the
not involve residential use.
maximum allowable population
in persons multiplied by 40m 2.
O14 For the Visitor Mixed Use No solution provided Not Applicable
Zone, the maximum gross floor
The development site is not
area equals the allowable
located in the Visitor Mixed Use
population in persons multiplied
Zone.
by 40m2, provided that the
gross floor area does not
exceed 13,600m2.
O15 For the Business Centre No solution provided Not Applicable
Zone, outside of the Mary
The development site is not
Street/Thomas Street Precinct located in the Business Centre
the maximum plot ratio is — Zone.
a) 0.8:1 for site areas up to and
including 2,000m2; plus
b) 0.3:1 for the balance portion
of the site area in excess of
2000m2.
O16 For the Shire Business No solution provided O16 Complies
Centre Zone, the maximum plot The proposed development has
ratio for development within the a plot ratio of 0.37 which does
following precincts is — not exceed the maximum plot
a) Precincts B1 and B2 ratio of 0.6 for Precinct E5 and
combined- 0.5:1; 0.8 for Precinct B3.
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
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Column 1 Column 2 Response
Specific Outcomes Probable Solutions
e) Precinct E3- 0.6, except for
Industrial business uses;
f) Precinct E4- 0.6; except for
Industrial business uses;
g) Precinct E5- 0.6, except for
Industrial business uses;
h) Precinct E6- 0.6;
i) Precinct E7- 0.6;
j) Precinct RES- 0.6; and
k) Precinct REC/MU- 0.1.
Flooding and drainage70 S17.1 For new buildings or Not Applicable
O17 Buildings and other works structures or additions of more than
The development site is not
are designed and sited to— 50m2 gross floor area to an existing
mapped within the Flood overlay.
a) provide flood free access to building or structure, floor levels for
premises and flood free habitable rooms are not less than
habitable areas; the specified minimum floor levels;
b) allow only minor, short term
and infrequent flooding of non- AND
habitable areas; S17.2 Where Council infrastructure
c) ensure carparking areas can is available—
be adequately drained; a) any drainage (including buildings
d) ensure drainage does not and yards) flows to that
adversely impact upon other infrastructure; and
premises; and b) the infrastructure has the
e) ensure filling or excavation capacity to accept any additional
does not adversely impact upon loading;
other premises by—
i. causing ponding on the site or AND
nearby land; S17.3 For Residential Uses—
ii. increasing flooding, which a) where slab on ground
adversely affects the safety or construction is used, filling does not
use of any land upstream and extend more than 1m beyond the
downstream; and building footprint and access to car
iii. adversely affecting the flow parking areas, measured from the
of water in any overland flow outer walls of the building ; or
path. b) the design consists of a
suspended floor construction;
AND
S17.4 Car parking and
maneuvering areas are constructed
at a level that permits the parking
area to drain from the site by gravity
means, without the need for
mechanical
pumping;
AND
S17.5 Basements for residential
uses have flood immunity above the
1%AEP defined flood event where
alternative means to mechanical
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Column 1 Column 2 Response
Specific Outcomes Probable Solutions
pumping are used to achieve such
immunity; or
S17.6 Basements for non-
residential uses have flood
immunity above the 1%AEP defined
flood event that may be achieved
by means of mechanical pumping
where the mechanical feature is
installed with adequate holding
tanks and an alternative back up
power source.
Sloping sites S18.1 Buildings and associated Not Applicable
O18 Development on sloping accessways are not constructed on
The development site is not
sites— land with a slope greater than 1 in 4
identified as a sloping site.
a) is responsive to the natural (25%);
topography of the site and AND
minimises cut and fill; S18.2 Buildings are of split level
b) does not visually dominate design that step down the slope or
the hill slope or interrupt the have a suspended floor
skyline; construction;
c) is integrated with the natural AND
site characteristics including S18.3 Cut or fill is less than 2m in
vegetation; and depth;
d) for Multiple housing, takes AND
the form of small separate S18.4 The distance between the
buildings; ground and the lowest part of the
floor of the building does not
exceed 3m to avoid large under
building areas;
AND
S18.5 Buildings present no more
than 3 storeys at any one point.
AND S19.1 No solution provided O19 Complies
O19 On sites which are visible
The proposed large retail format
from the major road network,
buildings and structures have
areas of public open space, the
been setback from the main
Noosa River or the beaches
frontages of Hofmann Drive. The
new buildings and structures vegetation along Eenie Creek
including outbuildings, are Road frontage has been retained
designed so as not to dominate
and additional landscaping works
or detract from the scenic and
have been provided to maintain
environmental qualities of the
an open space and buffer from
site and its setting. the main road. Furthermore, the
proposed buildings and
structures are low rise buildings
and does not dominate or detract
the environmental qualities of the
site.
Roof form S20.1 With the exception of Complies
O20 Rooflines— buildings within the Industry Zone,
The proposed buildings contain a
a) contribute positively to the the main roof of the building has a slightly pitched roof from the front
local skyline; roof pitch no less than 5 degrees
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Column 1 Column 2 Response
Specific Outcomes Probable Solutions
b) complement the character of and has minimum 600mm eaves to to the back. The purpose of the
the locality; at least 75% of the perimeter of the roofline is to create a low-rise
c) are articulated, pitched or building; built form and maintain the
skillion; AND existing character of the
d) avoid low pitched (eg. less S20.2 Buildings and structures do surrounding land uses.
than 5 degrees) or box roof not include roof top terraces.
profiles/parapets; and
e) do not create opportunities
for residents to overlook the
private open space areas of
neighbouring properties.
Materials and finishes S21.1 With the exception of S21.1 Complies
O21 Buildings and other buildings within the Industry Zone, The proposed Noosa
structures use materials and buildings Marketplace provides a mix of
finishes that complement the a) use a mix of lightweight and lightweight and textured buildings
Noosaville character and textured external building materials, materials. The façade details will
integrate with the surrounding including timber finishes; or incorporate the use of timber
natural and built environment b) use masonry construction where clad elements to create a sub-
variation is provided in texture, tropical design. This includes a
detailing and the like; variation in texture such as steel
c) use open or transparent PFC along the walkway structure
balustrades; louvres used for shading devices
and and curtain wall glazing
d) incorporate open balconies. treatment to the exterior. The
development will also incorporate
the use of open or transparent
balustrades where possible.
11.10 Environment, conservation and recreation
Environment and cultural No solution provided O22 Complies
heritage values
The proposal will not cause any
O22 There are no significant Editor’s note:-
adverse impacts on the
adverse effects on biodiversity, PSP24 – Effluent Disposal details biodiversity and native
native vegetation, native fauna requirements for the design and siting
of effluent disposal systems where vegetation, habitats and
habitat, landscaped quality,
located outside a sewerage service landscaped areas. All existing
water quality or cultural heritage area. Compliance with PSP24 will be
environmental rehabilitation
values, including those related considered as part of Council’s
(covenant areas) will be retained
to— assessment of the plumbing and and maintained. All vegetation
a) changes to natural drainage; drainage application clearing areas will be carried out
b) management of fire risk;
generally in accordance with the
c) erosion and the transport of
previous Masters approval. The
sediments off site;
development site is currently
d) unmanaged public access;
vacant and will not cause any
e) effluent disposal71; disturbances to the building and
f) changes to fauna habitat and
features. All public access will be
behaviour; and
maintained.
g) disturbance of buildings and
features, including natural
features of cultural heritage
significance.
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Specific Outcomes Probable Solutions
Open space network S23.1 Open space corridors and S23.1 Complies
O23 An integrated open space existing native vegetation in areas Open space corridors and
network is established indicated in Schedule 5 – Map 3 are existing native vegetation within
throughout the locality and— protected from fragmentation and
the environmental rehabilitation
a) allows for both passive and encroachment by development.
(covenant areas) have been
active recreational pursuits;
protected as part of the proposed
b) provides safe and convenient
development.
connectivity for pedestrians and
cyclists to neighbourhood
centres, community services
and other key destinations such
as public open space, the
Noosa River and Wallace
Estate;
c) provides habitat connectivity
for wildlife;
d) protects watercourses and
drainage lines in the lowlands;
and
e) forms a scenic backdrop for
the locality’s residential
neighbourhoods.
O24 Physical and visual links S24.1 No solution provided S24.1 Complies
between public open space The proposed development is
areas and watercourses are consistent with the character of
retained.
the area. The proposal does not
interfere with the existing public
open space and watercourses
within proximity to the site.
Pedestrian and bicycle S25.1 Pedestrian and bicycle S25.1 and S25.2 Complies
pathways pathways are provided and retained
All existing pedestrian and
O25 Safe and convenient where indicated in the Priority bicycle pathways will be retained
pedestrian and bicycle Infrastructure Plan in Part 15; as part of the proposed
pathways are provided and
development.
retained between and around AND
key destinations including— S25.2 Contributions toward The proposed development will
a) an east-west link between the pedestrian and bicycle pathways provide a continuation of the
Tewantin & Doonan Locality are provided in accordance with the pedestrian footpath along the
and the Noosa Heads Locality Priority Infrastructure Plan in Part southern portion of Hofmann
along the Noosa River 15. Drive frontage.
foreshore;
b) a north-south link between
the Shire Business Centre and
Wallace Park to the Noosa
River foreshore
c) recreation areas off
Shorehaven Drive and Seacove
Court;
d) scouting facilities at Gympie
Terrace and Gibson Road;
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Column 1 Column 2 Response
Specific Outcomes Probable Solutions
e) the Australian Rules field at
Weyba Road; and
f) camping and caravanning
facilities at Munna Point.
Foreshore character No solution provided. O26 Complies
O26 The natural landscape
The proposed development
character and vegetation along
maintains the existing natural
the foreshore areas of the
landscape along the main
Noosa River, Lakes Doonella frontages or Eenie Creek Road
and Weyba and Eenie Creek, and Hofmann Drive which are
Noosa National Park, Keyser
also identified as Environmental
Island and Weyba Creek
rehabilitation areas. Additional
Conservation Parks is
landscaping works are proposed
protected.
as part of this development to
enhance the natural landscape
character. Refer to Landscape
Design Concept in Appendix F
for more details.
Noosa River S27.1 No solution provided Not Applicable
O27 Commercial development
The development site is not
on and adjacent to the Noosa
adjacent to the Noosa River.
River is 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).
O28 Commercial development S28.1 Development does not Not Applicable
does not extend beyond existing increase the overall footprint of
commercial lease areas72. commercial jetties and structures.
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Specific Outcomes Probable Solutions
The development site is not
adjacent to the Noosa River.
O29 The loading and unloading S29.1 No probable solution Not Applicable
of passengers is confined to the
The development site is not
commercial lease areas of the
adjacent to the Noosa River.
respective commercial
operation.
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Division 24 – Specific Outcomes and Probable Solutions for the Shire Business
Centre Zone
Specific Outcomes Probable Solutions Response to Overall Outcome
11.36 Consistent uses
O90 The following defined uses No solution provided O90 Complies with
and use classes are consistent Performance Outcome
uses and are located in the Shire Please refer to Section 6 of the
Business Centre Zone— Assessment Report for full
a) Commercial business Type
justification on this performance
1 if located in Precinct E1-E7 or
outcome.
B1-B3;
b) Commercial business Types
2 or 3 if located in Precinct B1-
B3 or E1-E7;
c) Entertainment and dining
business if located in Precinct
B1 or B2;
d) Industrial business Types 1
or 2 if located in Precinct E3, E4
or E5;
e) Retail business Types 1 or 2
if located in Precinct B1 or B2;
f) Retail business Type 4 if
located in Precinct B3;
g) Retail business Type 5 if
located in Precinct B3 or E6;
h) Retail business Type 6 if
located in Precincts B3, E4 or
E5;
i) Retail business Type 7 if
located in Precinct B3, E4 or E5;
j) Education Type 1 if located in
Precinct E1, E2, E7 or REC/MU;
k) Education Type 3 if located in
Precinct E1-E7;
l) Education Type 4 if located in
Precinct E1, E2, E6 orE7;
m) Open Space Type 1 if
located in Precinct REC/MU;
n) Wellbeing Type 2 if located in
Precinct E1, E2, E6 or E7;
o) Transport Type 1 if located in
Precinct E6 or E7;
p) Ancillary dwelling unit if
located in Precinct E1-E7, RES
or REC/MU;
q) Multiple housing Type 4 if
small dwelling units located in
Precinct RES;
r) Multiple housing Type 4 in
Precinct E1 and E7 if small
dwelling units subordinate or
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Specific Outcomes Probable Solutions Response to Overall Outcome
ancillary to a Business or
Community Use; and
s) Visitor accommodation Type
4 if located in Precinct RES
11.37 Inconsistent uses
O91 The following defined uses No solution provided O91 Complies with
and use classes are inconsistent Performance Outcome
uses and are not located in the Please refer to Section 6 the
Shire Business Centre Zone— Assessment Report for full
a) All Agricultural Uses;
justification on this performance
b) Commercial business Type
outcome.
1 if located in Precinct RES or
REC/MU;
c) Commercial business Types
2 or 3 if located in Precinct E3,
E4, E5, RES or REC/MU;
d) Entertainment and dining
business if not located in
Precinct B1 or B2;
e) Home-based business;
f) Industrial business Types 1
or 2 if not located in Precinct E3,
E4 or E5;
g) Industrial business Type 3;
h) Retail business Types 1 or 2
if not located in Precinct B1 or
B2;
i) Retail business Type 3;
j) Retail business Type 4 if not
located in Precinct B3;
k) Retail business Type 5 if not
located in Precinct B3 or E6;
l) Retail business Type 6 if not
located in Precincts B3, E4 or
E5;
m) Retail business Type 7 if not
located in Precinct B3, E4 or E5;
n) Education Type 1 if not
located in Precinct E1, E2, E7 or
REC/MU;
o) Education Type 2;
p) Education Type 3 if not
located in Precinct E1-E7
q) Education Type 4 if not
located in Precinct E1, E2, E6 or
E7;
r) Emergency service;
s) Open space Type 1 if not
located in REC/MU;
t) Open space Type 2;
u) Wellbeing Types 1 or 4
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Specific Outcomes Probable Solutions Response to Overall Outcome
v) Wellbeing Type 2 if not
located in Precinct E1, E2, E6 or
E7;
w) Wellbeing Type 3 if not
located in Precinct E2, E6 or
REC/MU
x) Service and utility;
y) Transport Type 1 if not
located in Precinct E6 or E7;
z) Transport Type 2 if not
located in Precinct E6;
aa) Transport Types 3 or 4;
bb) Detached house;
cc) Community residence;
dd) Ancillary Dwelling Unit if
not located in Precint E1-E7,
RES or REC/MU
ee) Multiple housing Types 2, 3
and 5;
ff) Multiple Housing Type 4 if
not small dwelling units located
in Precinct E1, E7 or RES;
gg) Visitor accommodation
Types 1, 2 or 3; and
hh) Visitor accommodation
Type 4 if not located in Precinct
RES.
11.38 Effects of use
Visual and physical No solution provided. O92 Complies
connectivity The proposed development
O92 Strong visual and physical provides a strong visual and
connectivity is provided for physical connectivity between
between adjoining and adjoining Business Precincts.
adjacent—
a) Business Precincts and Open
Space Precincts;
b) Employment Precincts and
Open Space Precincts; and
c) Business Precincts and
Employment Precincts;
11.39 Access and car parking
Road design S93.1 Access intersections off Not Applicable
O93 Intersections, both internal Walter Hay Drive, as shown on
The development site does not
and external to the Shire Schedule 4 - Shire Business
gain access from Walter Hay
Business Centre site, are Centre Map are constructed as
Drive.
designed to operate without the roundabouts;
need for traffic lights;
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Specific Outcomes Probable Solutions Response to Overall Outcome
O94 An internal loop road is S94.1 Development has no direct S94.1 Complies
constructed within the Shire access to Eenie Creek Road or
The proposed development
Business Centre site linking Walter Hay Drive;
gains access via Hofmann Drive.
individual precincts within the site
to provide for efficient and
effective traffic circulation and
movement, including public
transport access;
O95 Development has an S95.1 No solution provided O95 Complies
internal focus and addresses the The proposed development has
internal loop road and is not
its own internal focus through its
reliant on exposure to the major
own internal car parking and
road network.
vehicular access arrangement.
Full details are provided in the
Traffic Impact Assessment in
Appendix G.
Car parking No solution provided O96 Complies
O96 Precinct B3 provides for car- The proposal provides car
oriented uses and as such
parking areas and showroom
parking areas that need a degree
uses within Precinct B3.
of visibility are located in front of
buildings, where appropriate;
O97 Within precincts other than No solution provided Not Applicable
Precinct B3, E3, E4 and E5
The development site is located
buildings and landscaping are
within E5 and B3 precincts.
the dominant visual features
when viewed from internal roads,
with car parking located at the
side or rear of buildings, or
preferably in underground or
under-building car parks;
O98 Car parking areas are No solution provided Complies
located immediately adjacent to The car parking layout and
key parking generators, including arrangements are located within
Retail business, Commercial
retail business, commercial
business and Industrial
business and industrial business
business uses;
uses.
O99 Vehicular parking facilities No solution provided Not Applicable
servicing Precincts B1, B2, and The development site is not
E1, have primary points of
located within Precincts P1, P2
access located along the loop
and E1.
road, with parking located at
basement level, under a building
or otherwise covered.
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Specific Outcomes Probable Solutions Response to Overall Outcome
Pedestrian and bike links S100.1 Pedestrian and bicycle S100.1 Complies
O100 Pedestrian and bicycle paths are constructed as shown on
Existing pedestrian and bicycle
paths are constructed throughout Schedule 4 - Shire Business
pathways and network are
the Shire Business Centre site, Centre Map.
retained and proposed new
with appropriate external pedestrian and bicycle pathways
connections provided; will be provided in accordance
with Schedule 4 – Shire
Business Centre Map.
O101 Pedestrian and bicycle S101.1 No solution provided O101 Complies
movements between key nodes
Pedestrian and bicycle
within the Shire Business Centre
movements are provided along
site are designated to minimise
the street frontages of Hofmann
the need to cross over roads and Drive and Eenie Creek Road.
where road crossovers are There is existing pedestrian
necessary, central refuges are
refuge island along Hofmann
provided.
Drive to provide safe access
between the roads.
11.40 Development sequencing
First stage S103.1 For the first stage of Not Applicable
O103 The first stage of development—
The proposal does not involve a
development consists of— a) a gross floor area equivalent to
staging development.
a) a shopping centre with a 20% of any Retail business Type
discount department store, and 2 Shop gross floor area, is
associated car parking within constructed for non-Retail
Business Precincts B1 and B2; business prior to such Type 2
b) a substantial amount of non- Shop development operating; and
Retail business development; b) 40% of the gross floor area of
c) the construction of Eenie non-Retail business development
Creek Road between Reef Street is contracted for sale or lease,
and Langura Street; prior to the Retail business Type
d) the construction of Walter Hay 2 Shop development operating;
Drive between Emu Mountain
Road and Eenie Creek Road; S103.2 Two road accesses are
e) interim transport circulation constructed into the Shire
and access strategies in the Business Centre site as part of the
absence of the internal loop first stage of the development.
road73 being complete;
f) an established landscape
theme for the developed
precincts;
g) landscaped entry statements;
h) a suitable stormwater
management system;
i) appropriate signage;
j) commencement of the
associated pedestrian and
bikeway network and related
external connections; and
k) dedication of a substantial
area of the southern part of the
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Specific Outcomes Probable Solutions Response to Overall Outcome
Shire Business Centre as public
open space;
O104 Subsequent development S104.1 No solution provided Not Applicable
stages provide for the—
The proposal does not involve a
a) completion of the access
staging development.
intersections leading into the
Shire Business Centre site;
b) completion of further stages of
the internal loop road;
c) completion of further stages of
development within the precincts;
d) completion of the pedestrian
and bikeway network;
e) construction of the link road to
the Noosaville Industrial Estate;
f) construction of a inter-regional
transit facility (public transport
node);
g) completion of the stormwater
management systems;
h) completion of landscaping
design elements; and
i) further dedication of land to
public open space.
11.41 Built form
Streetscape & character S105.1 Ground level shops O105 Complies with
O105 Buildings and structures provide a minimum 50% glazing to Performance Outcome
are sited and designed to— the shop front to create active
The size of the Noosa
a) present a contemporary, building fronts. Marketplace and the dimensions
subtropical coastal built form and of the site result in the front of
streetscape consistent with the
the building being oriented
character of the area,
internal to the site towards to the
b) incorporate built elements that
south. As a result, the front of the
define and frame the street and
building will not have a dominant
public spaces as well as create presence from the surrounding
human scale and visual interest; land uses. The following
c) provide vibrant and active
streetscape outcomes are
frontages and public spaces;
achieved by the proposal:
d) strengthen entry nodes to the
centre by providing iconic or
- Significant visual
landmark treatment at key screening of the
locations; buildings are achieved
e) be consistent with the bulk
through retaining and
and scale of buildings on
maintaining the
adjoining and nearby land;
protected vegetation
f) contribute to their setting which is located along
including the skyline; the street frontages;
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Specific Outcomes Probable Solutions Response to Overall Outcome
g) present subtle changes in - The buildings and
colours, textures and materials to structures are consistent
break up the building façades; with the built form, bulk
h) integrate signage with the and scale of the existing
building design; development within the
i) integrate landscaping into the Shire Business Centre
building design and car parking Zone;
areas;
j) provide areas for outdoor - Additional landscaping
dining, shaded seating and has been provided along
meeting opportunities on the the site’s frontages to
ground level to foster casual, Eenie Creek Road and
social and business interactions; Hofmann Drive, in
and particular, to the main
k) provide a continuous site entry points.
pedestrian friendly façade
including all weather protection
for pedestrians.
11.42 Business Precincts
Business Precincts B1 and B2 S106.1 No solution provided Not Applicable
O106 Precinct B1 and B2 are The development site is not
designed and located to form the
located in Precinct B1 and B2.
retail core of the Shire Business
Centre site;
O107 Development within S107.1 No solution provided Not Applicable
Precinct B1 comprises a gross
The development site is not
floor area of—
located in Precinct B1.
a) for Retail business—up to
18,300m2; and
b) for Commercial business—
up to 3,000m2;
O108 Precinct B2 comprises a S108.1 No solution provided Not Applicable
car parking oriented precinct,
The development site is not
with Commercial business
located in Precinct B2.
Type 1 Office uses developed
only where land is available after
provision is made for car parking
to serve the needs of
development in Precinct B1;
O109 Primary points of access S109.1 No solution provided O109 Complies
are located along the loop road; The proposed development is
located along a loop road.
O110 Commercial business S110.1 No solution provided
uses within Precinct B2 comprise
a gross floor area of up to
4000m2;
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Specific Outcomes Probable Solutions Response to Overall Outcome
O111 Development has strong S111.1 No solution provided Not Applicable
visual links with Precincts B2, B3
The development site is not
and OS5 and Employment
mapped within the B1 and B2
Precincts;
precincts.
O112 Development has strong S112.1 No solution provided Not Applicable
pedestrian and bikeway The development site is not
connectivity with Precincts B2,
mapped within the B1 and B2
B3, E1 and E2;
precincts.
O113 A substantial amount of S113.1 A minimum of 80% of the Not Applicable
car parking for Precinct B1 is car parking for Precinct B1 is
The development site is not
provided as part of car parking provided as part of car parking mapped within the B1 and B2
facilities in Precinct B2; facilities in Precinct B2. precincts.
O114 A substantial part of the S114.1 No solution provided Not Applicable
parking is at basement level,
The development site is not
under a building or otherwise
mapped within the B1 and B2
covered;
precincts.
O115 Appearance of a large S115.1 No solution provided Not Applicable
single carpark is avoided through
The development site is not
landscaping and retention of
mapped within the B1 and B2
existing established vegetation in
precincts.
key areas to frame the car
parking into discrete areas while
not blocking visual or physical
access to carparks;
O116 Parking areas provide for S116.1 No solution provided Not Applicable
adequate provision for
The development site is not
pedestrian, cyclists and bus
mapped within the B1 and B2
transport and taxis.
precincts.
Business Precinct B3 No solution provided Performance Planning sought
O117 Precinct B3 provides against Specific Outcome
primarily for Retail business O117
Type 4 Showroom and
The proposed Noosa
Commercial business Type 1
Marketplace comprise an
Office uses; ‘Undefined Use’ which has been
specified as a marketplace
comprising integrated mixed
uses including large format retail
showroom, incubator uses such
as co-working office spaces, low
impact industry, shop, food and
drink outlet, bar, hotel, health
care services, indoor sport and
recreation uses. Please refer to
Section 6 of the report for further
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Specific Outcomes Probable Solutions Response to Overall Outcome
details on the proposed
performance solution.
O118 Development within No solution provided Performance Planning sought
Precinct B3 comprises a gross against Specific Outcome
floor area of— O118
a) For Retail business Type 4
Please refer to Section 6 of the
Showroom—up to 7,000m2; and
report for further details on the
b) For Commercial business—
proposed performance solution
up to 11,000m2;
O119 Where development is No solution provided Not Applicable
staged, Commercial business
No staging is proposed as part of
Type 1 Offices and other non-
this development.
Retail business uses are
developed as part of the first
stage;
O120 Dense vegetated No solution provided O120 Complies
screening is provided between
The proposed development
the development and Eenie
provides dense vegetated
Creek Road;
screening between the
development and to the Eenie
Creek Road frontage.
O121 Development has strong No solution provided O121 Complies
visual linkages to internal roads The site has existing and well-
with no reliance on visual
established road networks and
association with Eenie Creek
visual linkages to Hofmann Drive
Road;
O122 Vehicular parking is No solution provided O122 Complies
provided on site within the Vehicular parking is provided site
precinct within the precinct.
11.43 Employment Precincts
Employment Precinct E1 S123.1 Consistent civic uses Not Applicable
O123 Precinct E1 is designed provided for within the civic area of
The development site is not
and located to form a key Precinct E1, include—
located in Employment Precinct
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Specific Outcomes Probable Solutions Response to Overall Outcome
employment node in new a) Central library; E1 and therefore O123 – O132
knowledge industries, with the b) Art gallery; are not applicable.
northern section developed for c) Performing arts centre;
civic purposes; d) Community radio and sound
studio;
e) Council one-stop shop;
f) Tourist information centre;
g) Heritage information centre;
h) Inter-regional transit centre;
i) Park and ride facilities;
j) Community meeting and
gathering spaces;
k) Public art, sculptures and
murals; and
l) Outdoor street entertainment.
Employment Precinct E2 No solution provided Not Applicable
O133 Development within The development site is not
Precinct E2 is designed and located in Employment Precinct
located to form a central
E2 and therefore O133 – O140
employment node based on an
are not applicable.
educative and environmental
research, with a strong
environmental theme;
Employment Precinct E3 No solution provided Not Applicable
O141 Development within
The development site is not
Precinct E3 is designed and sited
located in Employment Precinct
to form a key employment node
E3 and therefore O141 – O145
based on environmental
are not applicable.
research and development, in
accordance with the sensitivities
of the surrounding area and
promoting Noosa’s position in
pursuing environmental
excellence;
Employment Precincts E4 and No solution provided O146 – O148 Complies
E5
A portion of the development site
O146 Development provides for
is mapped within precinct E5.
the expansion of the Noosaville
The proposed Noosa
Industrial Estate; Marketplace provides a suitable
and appropriate land use
O147 Development in Precincts No solution provided transition between the existing
E4 and E5 recognises the role Noosa Civic shopping centre
these precincts play in linking the east of the site and the Noosa
Noosaville Industrial Estate to Industrial Estate located south
the Business Uses and open and west of the site.
space functions within the Shire
Business Centre site; It is expected that the proposed
Noosa Marketplace will be
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Specific Outcomes Probable Solutions Response to Overall Outcome
O148 The nature, design and No solution provided accessed by the existing users of
operation of any use in Precinct the Noosa Civic shopping centre
E4 and E5 is compatible and has located within B3 precinct with
strong relationships with shared access to be provided
development in other precincts, within the site and along the
in particular, Business Uses in street frontages of Hofmann
Precinct B3; Drive.
O149 Development has strong No solution provided O149 Complies
pedestrian and bikeway
The proposed development has
connectivity with Precinct B1 and existing pedestrian and bikeway
B3; connectively along Hofmann
Drive and Eenie Creek Road.
internal pedestrian pathways and
bikeways will be provided
internally throughout the
development to continue the
accessibility.
O150 Vehicular parking is No solution provided O150 Complies
provided on-site; On-site vehicular parking is
provided.
O151 Development complies No solution provided O151 Complies
with the Specific Outcomes for
The proposal generally complies
the Industrial Zone within this
with the specific outcomes for the
locality.
Industrial Zone within this
locality.
Employment Precinct E6 and No solution provided Not Applicable
E7 The development site is not
O152 Precincts E6 and E7 are located in Employment Precinct
designed and located to form an
E6 and E7 and therefore, O152 –
employment node with
O160 are not applicable.
unspecified employment
opportunities that may be
developed in the later stages of
the Shire Business Centre;
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Division 28 – Specific Outcomes and Probably Solutions for the Open
Space Conservation Zone
Performance Outcomes Overall Outcome Response to Overall Outcome
11.59 Consistent uses
O207 The following defined uses No solution provided O207 Complies
and use classes are consistent
There is an existing covenant for
uses and are located in the Open
an Environmental Rehabilitation
Space Conservation Zone— corridor within the area mapped
a) Education Type 4 if an as Open space zone. This area
information centre and not in the
will ensure that all existing
Shire Business Centre Open
endemic vegetation is to be
Space Precincts; and
retained and all exotic weeds
b) Open Space Type 2 if not in
removed. Please also refer to the
the Shire Business Centre Open Landscape Concept Plan in
Space Precincts Appendix F for more details.
11.60 Inconsistent uses
O208 The following defined uses No solution provided Not Applicable
and use classes are inconsistent
As addressed in O207, the open
uses and are not located in the
space zone will be retained and
Open Space Conservation
maintained and does not involve
Zone—
any inconsistent land uses listed
a) If in the Shire Business Centre
in O208.
Open Space Precincts—All uses
b) Otherwise—
i. All Agricultural Uses;
ii. All Business Uses;
iii. Education Types 1, 2, or 3;
iv. Education Type 4 if not an
information centre;
v. Emergency service;
vi. Open space Type 1;
vii. Wellbeing;
viii. All Infrastructure Uses; and
ix. All Residential Uses.
11.61 Built Form
O209 Buildings and structures No solution provided. O209 Complies
are designed and sited to—
All building and structures are
a) be attractive, comfortable and
positioned towards the northern
accessible to the public; and
and eastern portion of the
b) provide suitable landscape
allotment to achieve visual
treatment, seating, lighting and amenity that is not dominating the
other amenities conducive to street frontage. The car parking
community interaction and
and pedestrian movement is
convenience and public safety.
accessed from the main
frontages. The proposed building
layout and landscape and
amenity arrangements area
suitable and provides a safe and
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Performance Outcomes Overall Outcome Response to Overall Outcome
easily accessible environment for
the users.
11.62 Open space, environment and conservation
Public access No solution provided Not Applicable
O210 Access to the Noosa River,
The development site does not
Weyba Creek, Eenie Creek and adjoin nor is located within
Lakes Doonella and Weyba is proximity to the Noosa River,
defined and controlled by the
Weyba Creek, Eenie Creek and
establishment of key access
Lakes Doonella and Weyba.
nodes with formalised communal
However, the proposed
paths, rather than informal tracks,
development maintains the
which are designed and sited existing open space within the
such that the level of site and does not cause any
environmental impact on these
environmental impacts on these
open space systems does not
open space systems.
increase;
O211 Existing impacts from No solution provided O211 Complies
public access are reduced or The existing open space areas
negated.
and landscaping features along
the street frontage are retained
on site.
11.63 Shire Business Centre - Open Space Precincts
All Open Space Precincts S212.1 No solution provided S212.1 Complies
O212 Open Space Precincts are The open space precincts area
retained in their natural state, or are Covenant Areas which will be
enhanced through additional retained throughout the
plantings along drainage lines development.
and road reserves, and dedicated
for public open space;
O213 Areas disturbed during S213.1 Revegetation is carried S213.1 Complies
construction activities are out using species endemic to the The open space precincts area
revegetated. Shire Business Centre site or are Covenant Areas which will be
species identified for the relevant retained throughout the
landscape character area in development.
PSP3 Landscaping Plants and
Guidelines
Open Space Precincts OS1 No solution provided Not Applicable
and OS2
The site is not mapped within
O214 Land and natural
OS1 or OS2 areas.
environmental values within
Precincts OS1 and OS2 are
conserved and appropriately
managed to—
a) protect vegetation communities
and habitats of conservation
significance;
b) protect water quality in Eenie
Creek;
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Performance Outcomes Overall Outcome Response to Overall Outcome
c) provide an ecological corridor
and buffer along Eenie Creek;
d) maintain open space and
wildlife links between Doonan and
Noosa National Park;
e) protect fauna of conservation
significance (in particular the Elf
Skink, Wallum Froglet and Silvia’s
Blind Snake) and
f) buffer the National Park;
O215 Development within No solution provided Not Applicable
Precincts OS1 or OS2 is limited The site is not mapped within
to paths for pedestrian and
OS1 or OS2 areas.
bicycle access or for essential
environmental management
purposes;
O216 Pedestrian and bicycle No solution provided Not Applicable
access is limited to designated
The site is not mapped within
tracks, shown on Schedule 4 -
OS1 or OS2 areas.
Shire Business Centre Map;
O217 Vehicular access is No solution provided Not Applicable
restricted to access for essential The site is not mapped within
environmental management
OS1 or OS2 areas.
purposes.
Open Space Precinct OS3 S218.1 No solution provided O218 Complies
O218 Precinct OS3 provides for
The proposed development
landscape screening between the retains the existing vegetation
site and Walter Hay Drive and mapped within the OS3 precincts
Eenie Creek Road and ensures
and a temporary fencing will be
that development maintains an
installed through the construction
internal focus;
phase to protect the existing
trees.
O219 Land within Precinct OS3 is S219.1 No solution provided O219 Complies
secured for open space purposes
The proposal involves land
to ensure its long term availability mapped within Precinct OS3
for vegetation screening which are also identified as
Environmental rehabilitation
corridors (Covenant Areas) which
will be retained.
O220 Existing vegetation of local S220.1 No solution provided O220 Complies
origin within the precinct is
The proposal involves land
retained; mapped within Precinct OS3
which are also identified as
Environmental rehabilitation
corridors (Covenant Areas) which
will be retained.
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Performance Outcomes Overall Outcome Response to Overall Outcome
O221 Additional plantings to S221.1 Additional plantings O221 Complies
enhance screening and habitat consist of species indigenous to
Additional planting will be
values are established the Shire Business Centre site or
provided within development site
species identified for the relevant
and along the frontages.
landscape character area in
PSP3 Landscaping Plants and
Guidelines.
O222 Those sections of OS3 that S222.1 No solution provided O222 Complies
adjoin the roads linking Walter
Additional planting will be
Hay Drive and Eenie Creek Road provided within development site
to the internal loop road are and along the frontages to
landscaped to form attractive and
enhance street activation and
distinctive entry statements
attractive entry statements.
Open Space Precincts OS4 and No solution provided Not Applicable
OS7 The development site is not
O223 Precincts OS4 and OS7 mapped within OS4 and OS7.
comprise a substantial part of the
existing natural drainage lines
through the Shire Business
Centre site and are either
retained in their natural state or
ecologically improved to ensure
final polishing of runoff waters
before they enter Eenie Creek.
Open Space Precincts OS5 and S224.1 No solution provided Not Applicable
OS6 The development site is not
O224 Precincts OS5 and OS6 are
mapped within OS5 and OS6.
designed and treated with
landscaping works to—
a) provide a landscaped element
adjacent to part of the internal
loop road and between precincts;
b) assist in providing a visual
frame and reference for traffic on
the loop road and for
development in Precincts B3, E4
and E5; and
c) provide internal habitat
linkages;
O225 Existing vegetation of local S225.1 Additional plantings Not Applicable
origin is retained and enhanced consist of species endemic to the The development site is not
by additional plantings. Shire Business Centre site or
mapped within OS5 and OS6.
species identified for the relevant
landscape character area in
PSP3 Landscaping Plants and
Guidelines.
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