Original source · versioned page text
Appendix E - Local Code Response
Attached to the e-mail MCU15/0095 & REC15/0022 Traffic report, Code responses, , Meeting notes (3 of 3).
RECONFIGURING A LOT CODE
Table 14-66—All reconfiguring a lot
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
14.183 Lot Size and Dimensions
O1 Lots have the appropriate area33 and S1.1 If for reconfiguration other than community title S1.1 Complies
Both lots are greater than 1000m2 which is
dimensions to provide for— subdivision, Council will require the following—
the minimum lot size for lots in the Industry
a) the intended use and, if not intended a) Minimum lot area and minimum average width
Zone and Noosaville Locality.
to be used by the Council or State for consistent with the relevant provisions of Table 14-
community infrastructure, 68; and
conservation purposes or public b) If for residential development—
utilities including road widening are
i. the minimum house site area is not less
not less than the minimum sizes
than that specified in Table 14-69; and
specified in Table 14-68; and
ii. if not in a sewerage service area an effluent
b) if for residential development—
disposal area is provided
i. a house site area of not less
than that specified in Table
14-69; and
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
ii. if not within a sewerage
service area, an effluent
disposal area;
c) if for community title subdivision, the
minimum lot sizes for the intended use
are not less than identified for the
relevant zone specified in Table 14-
68;
d) siting and construction of buildings to
minimise risk of soil erosion, landslide,
flooding and bushfire;
e) siting and construction of buildings to
minimise detrimental impacts of
effluent disposal and water quality
impacts;
f) retention of natural environmental
values, including native vegetation;
g) retention of cultural features and
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protect views to cultural features;
h) minimisation of earthworks or retaining
walls associated with building
construction on sloping sites;
i) private and public open space and on-
site landscaped areas; and
j) convenient vehicle access and on-site
parking, loading and manoeuvring
areas
14.184 Noosa North Shore Locality
14.185 Lake Macdonald Water Supply Catchment Area
14.186 Lot layout
O4 Subdivision of land for residential S4.1 Lots are arranged to front streets and public open S4.1 Complies
development provides for a neighbourhood space; AND Both lots have a street frontage and access
with a strong and positive identity through— to public open space.
a) legible streets and open space S4.2 Rear lots have views over public open space; AND S4.2 – S4.3 Not Applicable
networks;
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b) integrating prominent site features, No rear lots are proposed nor are the lots
including landmarks, native vegetation S4.3 Lots intended for urban settlement are located within intended for urban settlement.
and views into the design; 1km of retail or commercial uses or land within a
c) the location of community, retail and commercial zone.
commercial facilities at focal points
either within convenient walking
distance for residents where the
development is urban settlement or
within reasonable vehicular proximity;
d) the location of lots intended for urban
settlement within proximity of retail
and commercial facilities;
e) shared use of public facilities by
adjoining communities;
f) enhancement of personal safety and
minimisation of potential for crime,
vandalism and fear by maximising
opportunities for casual surveillance of
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
public spaces; and
g) establishment of a sense of place.
O5 House site areas are— No solution provided. O5 Not Applicable
a) located at least 50m from any land The proposed lots are not intended for
including within a national park, residential use
conservation park, state forest
reserve, nature refuge, coordinated
conservation area or wilderness area;
and
b) not located on steep slopes
O6 Lots for residential development are S6.1 A variety of lot sizes and shapes is provided within the O6 Not Applicable
designed to ensure variety in residential subdivision The proposed lots are not intended for
streetscapes residential use
O7 The street network— S7.1 Where involving the construction of a new road, road S7.1 Not Applicable
a) has design features, which convey the planning and design supports the hierarchy and functional The proposal does not include the
primary function of each type of street aspects identified in Sections 2 and 3 of PSP5 Engineering construction of a new road.
and encourage driver behaviour, Design Standards – Roads, Drainage and Earthworks; AND
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speeds and traffic volumes that are S7.2 Road and pathway planning and design is in S7.2 Complies
safe and appropriate to that function; accordance with, in order of precedence— Where minor alterations or upgrades are
b) provides a high level of internal a) Noosa Integrated Local Transport Plan; required to existing pathways, the proposal
accessibility both within the site and to b) Queensland Transport’s Shaping Up will comply with the relevant standards
external sites and appropriate external where applicable.
c) Queensland Design Code for Residential Streets;
connections for vehicles, pedestrian
d) AUSTROADS Guide to Traffic Engineering
and cycle movements;
Practice;
c) deters through-traffic from residential
e) Sections 2 and 3 of PSP5 Engineering Design
areas and creates safe conditions for
Standards- Roads, Drainage and Earthworks;
local road users, pedestrians and
f) The Noosa Cycling and Walking Network
cyclists;
Development Plan; or
d) incorporates street junctions and
g) A combination of the principles in these documents;
access to lots that are located and
AND
spaced to facilitate safe and
S7.3 The achievement of multiple connections for all roads
convenient vehicle movements; S7.3 – S7.8 Not Applicable
and streets (excluding culs-de-sac) within the subdivision
e) provides for street widths and lengths The proposal does not include the
and to adjoining subdivisions; AND
that optimise the cost effectiveness of construction of a new road.
the network and the provision of public
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
utilities; S7.4 Road networks provide connectivity between
f) provides for road reserve widths not residential areas, both internally and to adjoining sites,
less than the minimum identified using access roads AND
Section 2.3 of PSP5 Engineering
Design Standards – Roads, Drainage S7.5 The length of a cul-de-sac does not exceed 200m in
and Earthworks; urban areas and 500m in rural areas; AND
g) minimises the extent of earthworks
required by being sympathetic to the
S7.6 The layout uses street and road design, including
terrain;
variations in carriageway width, as a traffic calming
h) has no significant adverse effects on measure to encourage lower traffic speeds. (Note:
habitat corridors or areas of significant Carriageway widths are identified in Section 2.3 of PSP5
native vegetation; Engineering Design Standards – Roads, Drainage and
i) does not create noise attenuation Earthworks.) AND
difficulties;
j) incorporates pedestrian and cyclist S7.7 On-road cycling treatment is utilised to provide safe
crossings at intersections or where and continuous movement of cyclists along a roadway such
required to access high activity nodes as—
and public transport;
a) sealed shoulders;
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k) has regard to the potential for conflict b) wide kerbside lane;
between vehicles, pedestrians and c) exclusive or peak period bicycle lane;
cyclists; and
d) advisory treatments such as Bicycle Awareness
l) incorporates on-road cycling facilities. Zone;
e) shared parking / bicycle lane;
f) contra flow bicycle lane; or g) bus/bicycle lane;
AND
S7.8 The provision of bicycle lanes at intersections is
generally in accordance with AUSTROADS Part 14, section
5 and Manual of Uniform Traffic Control Devices (MUTCD)
Part 9
O8 The development contains a pathway S8.1 Subdivision design and layout provides for walking S8.1- S8.6 Not Applicable
system that encourages walking and cycling and cycling routes designed and constructed in accordance A pedestrian and cyclist pathway is
and provides a safe environment for users, with— provided along the entire frontage of the
and is— a) Sections 2 and 3 of PSP5 Engineering Design site. Therefore, it is considered that this
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a) a stable, smooth surface, including Standards – Roads, Drainage and Earthworks; probable solution is not necessary.
across driveways, sections and joins; b) AUSTROADS Parts 13 and 14; and This pathway will be maintained.
b) easily maintained; c) The Noosa Cycling and Walking Network Development Where minor alterations or upgrades are
c) of a width and longitudinal gradient to Plan; AND required to existing pathways, the proposal
cater for projected usage will comply with the relevant standards
d) inclusive of clear sight-lines for safe where applicable.
S8.2 If within 1km of the Pathways Network identified in the
use; e) be free of any obstructions Priority Infrastructure Plan in Part 15, the subdivision design
such as fences, signage and bollards. and layout includes pathways —
a) located in accordance with the Pathways Network
identified in the Priority Infrastructure Plan; or
b) linking to the Pathways Network identified in the
Priority Infrastructure Plan ; AND
S8.3 Pedestrian routes are planned to provide clear, safe
connections between residential, open space, transit stops
and retail areas, and are located along, or are visible from,
streets or other public spaces; AND
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S8.4 Primary pedestrian routes border the frontages of
residential, public parks and business uses; AND
S8.5 Pedestrian routes through parking lots or at the rear of
lots are avoided; AND
S8.6 Pedestrian and cycle path infrastructure is designed
and constructed to —
a) have sign posting, particularly where they are
commuter and recreational paths, and incorporate
pavement markings and line work in accordance
with AUSTROADS Part 14 Bicycles, Section 9;
b) have navigational signs generally in accordance
with the Manual for Uniform Traffic Control Devices
Bicycle Directional Signage Guidelines, and
Australian Standard 1742.9: 2000 Manual of
Uniform Traffic Control Devices Bicycle Facilities ;
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
c) be clearly delineated by pavement markings and
warning signs when an on -road bicycle lane;
d) incorporate kerb ramps at all intersections and
designated crossings;
e) have refuge islands on all roads with median strips;
f) have holding rails for cyclists at the intersection of
district collector, sub - arterial and arterial roads
that are positioned in accordance with Australian
Standard 1742.9:2000 – Manual of Uniform Traffic
Control Devices Bicycle Facilities, and
AUSTROADS Part 14 Bicycles Section 9;
g) have marked bicycle lanes, bicycle awareness
zones or storage boxes; and h) Include lighting to
pedestrian and cycle pathways to local government
requirements and in accordance with Australian
Standard 1583.1 Road Lighting – Pedestrian area
(Category P) lighting.
O9 The subdivision layout is designed to S9.1 Where there is no relevant approved master plan, S9.1 Complies
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facilitate linkages with adjoining sites in the concept plan, or site analysis plan, subdivision design The proposal will comply where reasonably
immediate area. incorporates future road, street, cycleway and pedestrian applicable.
path and open space connections to adjoining sites
O10 Where the lots are to be used for No solution provided. O10 Complies
Industrial business or Commercial business Landscaped buffering has been provided
uses, the layout provides for appropriate buffer along all boundaries adjoining the school to
areas, to mitigate possible impacts on nearby the east.
residences or other noise sensitive uses
O11 For lots in the Rural Settlement Zone—a No solution provided. O11 Not Applicable
sealed access to the nearest urban settlement
is available
14.187 Water supply for fire fighting
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O12 An adequate and accessible water supply S12.1 For development in a water service area, water S12.1- 12.2 Complies
Will comply as applicable.
is provided for fire fighting purposes. mains within the development shall comply with the:
a) Queensland Water Resource Commission -
Guidelines for Planning and Design of Urban Water
Supply Schemes; and
b) Australian Standard 2419 and the Water Providers
Network Model Criteria; AND
S12.2 Facilitate the connection of fire services that comply
with the requirements of the Building Code of Australia.
14.188 Energy efficiency
O13 The street and lot orientation facilitates S13.1 For Community Title Development or urban S13.1- S13.2 Not Applicable
the construction of energy efficient buildings residential development each lot contains a rectangular
that respond to the local climate conditions. house site area where the long axis faces true North or is
AND no more than 20 degrees off true north and has minimum
dimensions of—
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a) if the lot is between 450m2 and 599m2 - 10m x
15m; or
b) if the lot is less than 450m2 - 9m x 15m.
AND
S13.2 Community Title Development lots are generally
rectangular in shape and have a maximum slope of—
a) 1 in 10 (10%); and
b) 1 in 20 (5%) when measured from the front to the
rear of the lot.
O14 For residential development, the S14.1 No Solution provided O14 Not Applicable
The proposal is not for residential
subdivision design provides for the maximum
development.
practicable number of lots with house site
areas that—
a) maximise solar access to the north in
winter;
b) minimise solar access to the east and
west in the summer;
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
c) maximise access to any prevailing
summer breezes; and
d) minimise exposure to prevailing winter
winds.
14.189 Infrastructure
O15 Each lot is capable of being serviced by S15.1 All lots are connected to power supply and S15.1 Complies
All services are available to the subject site.
appropriate levels of— telecommunications services; AND
a) water supply;
b) reticulated sewerage;
c) stormwater drainage;
d) power supply; and
e) telecommunications;
AND
S16.1 Not Applicable
O16 The design and provision of public S16.1 For lots in urban settlements—power supply and
Lots are not for residential development.
services and utilities, including sewerage, communications infrastructure are provided underground;
water, electricity, street lighting and OR
telecommunication services— S16.2 For lots elsewhere—power supply and S16.2 Complies
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a) meets the needs of users; communications infrastructure are provided underground Will comply where required.
b) ensures health, safety and unless—
convenience of the community; a) located in the Rural Zone or Rural Settlement Zone
c) protects the natural environmental and where not in a Bushfire Hazard Area as defined
values of the site and surrounds, on Overlay Maps OM1.4-OM9.4;
including visual amenity and native b) new low voltage lines can be strung from poles
vegetation; carrying existing high voltage lines; or
d) are cost effective over their life cycle; c) no extensions to the existing reticulation network is
e) minimises adverse impacts to the necessary; or
environment (including the amenity of d) it is necessary to cross a body of water; AND
the local area) in the short and long
S16.3 Complies
term; and
S16.3 Street lighting is provided in accordance with Section
Will comply where required.
f) ensures that the existing systems are 3.19 of PSP5 Engineering Design Standards – Roads,
upgraded or relocated to be capable Drainage and Earthworks; AND
of supporting the proposed
development; AND S16.4 Not Applicable
S16.4 For lots not within a sewerage service area—the lot
has sufficient area and other attributes to ensure
sustainable on-site sewerage disposal;
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Advisory note PSP24 – Effluent Disposal details requirements for the
design and siting of effluent disposal systems where located outside a
sewerage service area.
Compliance with PSP24 will be considered as part of Council’s
assessment of the plumbing and drainage application.
S17.1 Components of the infrastructure that are likely to fail S17.1 Complies
O17 Essential public utilities are available and
The site is not subject to a defined flood
or may result in contamination are—
maintain their function during flood events up event however infrastructure will comply
to a 1% AEP (1:100 year ARI) flood event. a) located above the level of a 1% AEP (1:100 year where required.
ARI) flood event; or
b) designed and constructed to exclude water
inundation or infiltration and resist hydrostatic and
hydrodynamic forces as a result of inundation
Electricity supply infrastructure S18.1 Building footprints are situated clear of any power S18.1 Complies
Buildings and structures are not located on
O18 Uses and works maintain a safe distance easements on-site; AND
any existing easements.
from electrical infrastructure including
substations, overhead power lines, power S18.2 Building footprints are not less than 50m from an S18.1 Complies
poles and transformers. existing fenced electricity substation The proposed building is located more than
50m from the adjoining substation
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
boundary.
14.190 Earthworks and stormwater management
O19 Stormwater run-off is managed so as not No solution provided O19 Complies
Refer Appendix B Stormwater Management
to cause any adverse impacts on the built or
Plan for details.
natural environment including changes in
quality, quantity or location of stormwater
discharges
O20 Filling or excavation only occurs where it No solution provided O20 Complies
Will comply where applicable
does not adversely impact on—
a) watercourses, drainage lines and
wetlands; or
b) vegetation on land identified on
Biodiversity Overlay Maps OM1.1-
OM9.1; or
c) water levels on properties elsewhere.
14.191 Landscaping and visual amenity
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
O21 Land development responds to the S21.1 The natural landform and landscape are not modified S21.1 Complies
The natural land form is not being modified
distinctive landscape character of the site by to accommodate the development.
to accommodate the proposed
utilising the natural features of the site, which
development.
include—
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
e) views
O22 Native vegetation, including individual S22.1 Buffers of existing native vegetation around site S22.1 Complies
Existing vegetation is to be retained where
mature trees are retained, protected, boundaries and environmentally sensitive areas are
possible.
maintained and supplemented, with particular retained and reinforced through additional planting; AND
consideration given to—
a) roadsides; S22.2 Not Applicable
S22.2 For reconfiguring in the Rural Zone and Rural
b) the amenity of adjoining land uses; and Settlement Zone—
c) the protection of environmentally a) a 10m landscaped buffer area is provided along
sensitive areas. road frontages;
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
b) clearing and disturbance to vegetation is minimised
around road works, laying of services and utilities
and construction of property entrances;
c) revegetation of disturbed areas occurs after
completion of works; and d) planting of clusters of
trees along the road reserves to form a tree canopy
cover is provided
O23 Buildings and other structures do not S23.1 All lots include a building envelope that enables S23.1 Complies
Existing vegetation is to be retained where
have a significant adverse impact upon the buildings and structures to be sited so they do not—
possible.
visual amenity of surrounding areas. a) protrude above ridgelines; or
b) result in the unnecessary removal of vegetation
from the site.
14.192 Open space and environmental protection
O24 Public open space provides for a diverse S24.1 Active Parkland or open space linkage to Active S24.1 – S26.4 Not Applicable
The proposed development does not
range of passive and active quality Parkland is provided in accordance with the Priority
include a park or public open space.
recreational opportunities including sport to Infrastructure Plan in Part 15; OR
meet the outdoor recreational needs of the
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
community. S24.2 Park contributions are paid in accordance with the
O25 Public open space is designed and applicable infrastructure charging instrument.
located to—
a) be safe and easily accessible; S25.1 A park has direct road frontages of a minimum of
b) contribute to the legibility, accessibility 25% of the total allotment boundary of the park to provide
and character of the locality; physical access and visibility; AND
c) create attractive environment settings
and focal points; S25.2 Land intended for public open space complements
d) enable the retention and protection of existing adjacent and surrounding open space areas and
significant vegetation, wetlands, physical linkages to these areas are provided; AND
watercourses, drainage lines and
other native habitat areas, their S25.3 Open space is provided adjacent to watercourses,
associated buffers and with roads servicing the linear parkland and lots located on
linkages/corridors and natural and the opposite side of the road to the watercourse. AND
cultural features; and
e) be cost effective to maintain.
S25.4 Public open space has good connectivity for users
via pedestrian and cycle paths.
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O26 Land provided for active recreation areas S26.1 Active parkland is of a compact shape free of S26.1- S26.4 Not Applicable
is of a physical standard and condition suitable irregular boundaries; AND
No active parkland is proposed as part of
for the intended uses and is not subject to
this application.
physical or other constraints including
S26.2 Active parkland is located on land that is exclusive
contamination, environmental or biophysical
of—
constraints or legislative protection that would
a) flood inundation below the 20% AEP (1:5 year ARI
encumber its use.
level);
b) land affected by stormwater or overland flow
discharge from adjacent allotments;
c) drainage reserves and detention basins, which
cannot be shown to safely and effectively contribute
to the network of parks and open space areas;
d) land with a slope, or subject to cut and fill with a
batter slope, that exceeds a slope of 1 in 67 (15%);
e) areas of land less than 15m wide, such as access
and service and utility easements;
f) land required to serve primarily as a buffer area to
any existing development or major transport
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
corridor; and
g) power easements; AND
S26.3 At least 10% of the total open space provision for
active parkland is exclusive of flood inundation below the
1% AEP (1:100 year ARI level or the highest recorded flood
level, whichever is the greatest; AND
S26.4 Recreational facilities (including playgrounds,
pergolas, barbeques etc.) are setback a minimum of 30m
from the top of the bank of any watercourse and 10m from
the top of the bank of any drainage line;
O27 Active parklands will provide a diverse 27.1 Active parkland in all areas except industrial areas will 27.1- 27.2 Not Applicable
The proposed development does not
range of recreational opportunities for all age contain embellishment in accordance with the Priority
include a park or public open space.
groups and are designed as attractive and Infrastructure Plan in Part 15 such as:
enjoyable, functional and safe places to a) children’s play facilities catering for various ages;
recreate and meet.
b) a soft fall surface where required;
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c) a shade cover over any play equipment;
d) picnic table/s with seats;
e) seating;
f) landscaping; AND
27.2 Landscaping is designed to create aesthetically
pleasing open space areas and to suit the type, setting and
purpose of the particular park.
O28 The natural environmental and cultural S28.1 Land in the Open Space Conservation zone is S28.1 Not Applicable
values of land in the Open Space retained in one contiguous lot.
Conservation Zone are not adversely affected
by subdivision, and land in freehold tenure in
this zone is not subdivided.
O29 Lands with high biodiversity values which S29.1 Lands with high biodiversity values are transferred to S29.1 Not Applicable
warrant conservation status are formally public ownership.
protected for the long term
O30 Buffers are provided incorporating S30.1 A buffer of no less than 5m is provided to all S30.1 Not Applicable
development setback/s from the stream that development adjacent to either Stream orders 1, 2 or 3
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
will ensure that the development does not where not within the Riparian Buffer Area on the
result in a negative impact upon the long-term Biodiversity Overlay Maps (with the buffer measured from
viability of the stream. the centreline of the stream).
14.193 Road and rail corridors
O31 Lots for residential development are not S31.1 Lots intended for residential development are S31.1– S31.3 Not Applicable
subjected to high traffic noise levels from the separated by a minimum of—
major road network or rail corridors. a) 40m from the property boundary of roads within the
major road network; and
b) 80m from the property boundary of rail corridors;
OR
S31.2 Development in the vicinity of road corridors meets
the following external design criteria for roads in the major
road network— 54dB(A)L10 (18hours) based on predicted
traffic volumes ten years hence; OR
S31.3 Development in the vicinity of rail corridors meets the
following external design level noise criteria—
a) 65dB(a), assessed as the 24hour average
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equivalent continuous Aweighted sound pressure
level; and
b) 87dB (A), assessed as a single event maximum
sound pressure level.
14.194 Access easements
O32 Access easements are in appropriate S32.1 Access easements are designed in accordance S32.1 Complies
It is considered that the proposed access
locations for safe access and egress, and Sections 2 and 3 of PSP5 Engineering Design Standards –
easement has been designed in
supply appropriate widths and levels of service Roads, Drainage and Earthworks.
accordance with Sections 2 and 3 of PSP5
for the number of vehicles that will utilise them
Engineering Design Standards – Roads,
Drainage and Earthworks.
14.195 Traffic
O33 Traffic generated by the development is S33.1 Any required upgrading of external roads to the S33.1 Complies
The development will comply where
within the acceptable capacity of external necessary standard to cater for the expected traffic
reasonably applicable.
roads and does not have an adverse impact numbers is undertaken at no cost to Council.
upon the functioning of the road network
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14.196 Noosa Trail Network
O34 A comprehensive network of trails is S34.1 The proposal includes linkages to existing or planned S34.1- S34.2 Not Applicable
The subject site is not mapped as
established incorporating road reserves, State components of the Noosa Trail Network (refer Schedule 5,
containing any existing or proposed
forests, Council owned land and private lands Map 3—Noosa Trail Network); OR
components.
consistent with the lifestyle and outdoor
recreation needs of the Shire’s residents and
S34.2 The proposal includes linkages between existing or
visitors.
planned components of the Noosa Trail Network (refer
Schedule 5, Map 3—Noosa Trail Network).
O35 The proposal does not have an adverse S35.1 Existing or potential pedestrian, horse trail or bicycle S35.1- S35.3 Not Applicable
impact on the Noosa Trail Network. movement linkages are retained or enhanced; or
As above.
S35.2 Alternative linkages are provided; AND
S35.3 Linkages and associated infrastructure are designed,
located and constructed in accordance with—
a) Australian Standard 2156.1 Walking Tracks Part 1:
Classification and Signage to a minimum of a Class
4 Standard; and
b) Australian Standard 2156.2 Walking Tracks Part 2:
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Infrastructure Design
14.197 Cooroibah Locality Not Applicable
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BUSINESS USES CODE
Table 14-8 For all Business Uses
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
14.16 Effects of use
Electricity infrastructure
O18 The development does not adversely S18.1 No solution provided O18 Complies
The development will have no effect on
impact on existing or future electricity supply
existing infrastructure.
infrastructure; AND
O19 All uses and works maintain an adequate O19 Complies
S19.1 Development for uses adjacent to or within 50m of an
safe distance from electrical infrastructure The proposed service station building,
existing electricity substation incorporates noise attenuation
including substations, overhead powerlines, associated structures and works are an
measures to mitigate noise impacts; AND
power poles and transformers. adequate distance from the adjoining
substation. All relevant measures will be
S19.2 Buildings and structures (including swimming pools, taken to ensure that electrical infrastructure
sheds, tennis courts and outbuildings) are not constructed will not be compromised.
under overhead electricity transmission lines, or within
electricity easements.
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Noise
O20 Development is designed and sited to No solution provided O20 Complies
The proposed development is suitably
avoid noise emissions that unreasonably
distance and buffered through landscaping
diminish the amenity of the area or
from sensitive land uses. Further, as the
surrounding uses.
site is located on a busy road and
roundabout, it is considered that there will
be no worsening effects in terms of noise.
Mechanical plant and equipment and storage areas
O21 Mechanical plant and equipment S21.1 Mechanical plant and equipment are— S21.1 Complies
(including air conditioning equipment) and a) located more than 2m from any property boundary; All mechanical equipment is located on the
storage areas are designed and located to—
b) where located at ground level, screened by fencing ground floor, more than 2m from a property
a) avoid adverse visual impacts when viewed
1.5m in height or dense vegetation of at least 1.5m boundary. This equipment is to be screened
from the street and adjoining properties; and
in width incorporating grouped trees and shrubs from view.
b) visually integrate with the building design.
with maximum separation distance of 1m measured
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
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
the height or width of the building when viewed
from the street and adjoining properties; AND
S21.2 Not Applicable
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 All property boundaries are clearly S22.1 Boundaries are identified by such means as – S22.1 Complies
identifiable with public and private spaces c) fencing; or The proposed development comprises
clearly defined.
d) changes in surface materials or levels; or landscape treatments to identify the
O23 All premises and access routes are boundaries. These are located on both
e) landscape treatments;
clearly identifiable to all persons, particularly street frontages and on the proposed
AND
emergency services personnel. O24 All boundary between proposed lot 1 and lot 2.
S22.2 Loading and storage areas are well lit or can be
building entries are designed to be obvious
locked after hours. S22.2 Complies
and easily identifiable.
O25 Uses are arranged within buildings and The proposed development will comply as
on sites to enable external areas to be required.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
monitored. S23.1 All premises are identified by the provision of the S23.1 Complies
O26 Communal open space, including street number in a prominent location, preferably near the
This is not considered necessary given the
congregation and seating areas, is located site entry, (i.e. on the kerb or letterbox or by signage on the
proposed use for a service station; however
where it can be monitored. building or site).
the development will comply where
O27 Buildings and structures are designed to required.
minimise opportunities for vandalism.
S24.1 Complies
O28 Lighting of appropriate intensities is S24.1 The number of entrances and exits are limited and
provided to maximise safety. main building entrances/exits are located at the front of the The service station has one entrance which
O29 Public toilets are designed and site, in view of the street. Where this is not possible, due to has been orientated towards the refuelling
constructed to— site or existing building constraints, a well defined path is forecourt area for casual surveillance.
provided to the entrance/exit; AND
a) ensure the safety of all people using
S24.2 Complies
them; and S24.2 All entrances/exits to buildings, are well lit and
signed, and signage includes hours of operation; AND Will comply as required and in accordance
b) take advantage of informal
with Australian Lighting Standards.
surveillance from adjoining uses and
activities, discouraging non-legitimate S24.3 Entrances/exits are located to provide a direct link to S24.3 Complies
uses. driveways and carparking areas; AND
Refer S24.1- S25.1
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
S24.4 Recessed doorways are avoided where the recess is S24.4 Complies
of sufficient size to conceal a person. Where recessed
doorways are unavoidable, measures are used 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. S25.1 Complies
S25.1 Windows and main entrances are positioned to allow
for casual surveillance.
S26.1 Not Applicable
S26.1 Communal open spaces, including congregation and
seating areas are situated where they are in the line of sight
of windows, doors and/or balconies of buildings, or can be
seen from a street or other public space.
S27.1 Buildings or structures that are visible from a public
S27.1 Complies
street or laneway—
The proposed development will incorporate
a) avoid the use of solid fences and blank walls which
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
attract graffiti. Where solid blank surfaces are a building design and layout which will
unavoidable, measures in the form of landscaping, provide for non-graffiti friendly
development, structures and layout through
creepers, murals, vandal resistant paint, etc are
design within an absence of natural
used;
ladders, minimal unbroken vertical surface
b) use toughened glass, security screens and other areas, CCTV surveillance, a small retail and
measures (but not including security shutters that fast food component (not conducive to
obscure the view of shopfronts) are used in loitering), a layout which will promote
windows which are provided at ground level, to passive surveillance over the site, be well
illuminated and comprise minimal
deter break and enters; and
opportunities for concealment.
c) use hardy vandal proof materials and anti-graffiti
paint are used in the construction of buildings.
S28.1 Lighting of appropriate intensities is provided which S28.1- S28.4 Complies
satisfies the requirements of Australian Standard AS1158:
Lighting will comply with Australian
Public Lighting Code, unless otherwise specified in this
Standards.
Code; AND
S28.2 External lighting of a graduated intensity is provided
which starts at a lower level of brightness at the perimeter
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
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.
S29.1- S29.3 Not Applicable
S29.1 Public toilets are located in high traffic areas; AND
No public toilets or features that may
legitimise loitering are proposed.
S29.2 Features that may legitimise loitering, such as
seating or public telephones are not located within 20m of
toilet entrances; AND
S29.3 Entrances to public toilets are visible from the street,
footpath and other activity areas on the site or adjoining
sites.
O30 Premises have accessibility to public S30.1 Safe and convenient pathway access is provided O30 Complies
transport. from the site to link to existing pathway networks that
A pedestrian pathway exits along both road
services public transport facilities; OR
frontages. This pathway will be maintained
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
S30.2 Direct pathway access is provided to the public as required, and where upgrades are
transport facility if the facility is contained on site or within required, they will comply with the
50m from the property boundary. applicable provisions.
O31 Business Uses are designed and S31.1 Safe and convenient cycle access to and from the O31 Not Applicable
constructed to encourage users of the site from the existing road and bicycle network, and safe
Not considered applicable, given the nature
development to access the site by means of pathway movement within the site is provided; AND
of the proposed use to be predominantly
foot or bicycle through provision of appropriate S31.2 Secure and convenient parking space for bicycles is utilised by motorists.
end-of trip facilities including bicycle parking provided on site in accordance with AS2890.3 Bicycle
and shower/change rooms. Parking Facilities and Figure 14-1 Minimum Requirements
for Bicycle Parking; AND
S31.3 Where at least 5 bicycle parking 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
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Engineering Practice, Part 14 – Bicycles, Section 10; AND
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. Figure 14-1
Minimum Requirements for Bicycle Parking
Figure 14-1 Minimum Requirements for Bicycle Parking
Page 38
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT Site facilities O32 Waste storage areas, external storage S32.1 Waste storage areas, external storage areas and S32.1-S32.2 Complies areas and loading docks do not detract from loading docks are situated to the rear of the building or
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
the visual amenity of the streetscape or cause under the ground; OR The refuse storage area is located adjacent
nuisance to adjoining properties. S32.2 With the exception of the access way, waste storage to the retail store, hidden from the street
areas, external storage areas and loading docks are frontages.
visually screened by landscaping or fencing.
The refuse area will be appropriately
screened from view.
Environment & heritage values
O33 There are no significant adverse effects No solution provided O33 Complies
on the biodiversity, natural vegetation, native
The proposal complies with all relevant
wildlife, habitats, landscape quality, water
standards to ensure that no contaminants
quality or heritage values, including those
are released in the natural receiving
related to—
environment.
a) changes to natural drainage;
b) disturbance to any of the wetland
systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
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
Page 41
Table 14-10– Entertainment & Dining Business or Retail Business Types 1 or 2
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
14.18 Effects of use
Noise and visual amenity
O35 Uses maintain a satisfactory level of S35.1 For uses involving outdoor courts including tennis S35.1 Not Applicable
acoustic and visual amenity for surrounding courts, half courts and netball courts—the use complies
uses. with the requirements in Section 2 of PSP8 Tennis and
other Courts.
Outdoor dining areas
O36 Outdoor dining areas are designed and S36.1 Walls to outdoor dining areas are— S36.1- S37.1 Not Applicable
located so that— a) if facing a roadway or other public area, The proposal does not include an outdoor
a) structures are aesthetically pleasing transparent; dining area.
and in keeping with the existing b) not made of flexible, roll-up or drop plastic sheeting;
character of the area, including the
c) separated from the floor and any roof by a minimum
architecture of the associated building;
vertical gap of 500mm; and
b) outdoor dining adds to the landscaped
d) if detachable or collapsible, are only used during
streetscape without increasing
inclement weather; AND
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
perceived building bulk; S36.2 Roof, walls or other structures do not extend beyond
c) temporary walls or roofs are stored the boundaries of the premises; AND
when not in use and secured at all S36.3 The outdoor dining area complies with Planning
times; Scheme Policy PSP14 Outdoor Dining.
d) adequate air movement is available; S37.1 Roof structures over outdoor dining areas have a
and e) structures do not impede the minimum clearance height of 2.1m
movement of pedestrians or vehicles;
AND
O37 Adequate clearways and head clearance
are provided to allow safe movement of users
of the premises
Page 43
Table 14-15 Service Station
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
14.25 Effects of use
Siting
O76 Service stations are located only where S76.1 The service station is located in a Commercial zone, O76 Complies
It is considered that the proposed
they are compatible with the existing and on a site fronting part of the major road network; OR
development is suitably located, given that
proposed amenity and development of a S76.2 The service station is co-located with, or adjoining,
the immediate locality comprises
neighbourhood and where they are shopping facilities or established business development. predominantly industry zoned land with a
appropriate given the existing or likely future variety of uses including retail and
traffic movements in the area. commercial.
O77 Service stations are sited and designed S77.1 Publicly accessible parts of the service station S77.1 Complies
for maximum surveillance from adjacent including the point of sale and the entrance to any external
The service station has one entrance which
streets and other activities toilets are well lit and clearly visible from areas of activity
has been orientated towards the refuelling
within the site (such as petrol pumps) as well as from
forecourt area, the highest area of activity,
adjacent uses and the street.
for casual surveillance
O78 The site is large enough to accommodate S78.1 The site has— S78.1 Complies
the service station and associated carparking, a) an area of a least 1,500m2 ; The subject site and leased area is greater
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
accessways and landscaping. b) a frontage of at least 40m; and than 1,500m2 and comprises a frontage of
c) where a corner site, a frontage of at least 30m to greater than 30m on both frontages.
each road to which the site has frontage.
Neighbouring amenity
O79 Service stations ensure the amenity of S79.1 Where located within 150m of a residential use or S79.1-S79.2 Not Applicable
neighbouring residential areas is protected. land included in a residential zone—
The site does not adjoin a residential use or
a) buildings are constructed of nonreflective material, zone.
including concrete, brick or timber; and
b) a landscaped area , a minimum of 2m, is provided
along the property boundary to any road; AND
S79.2 Where the site adjoins a Residential Use or land
included in a residential zone—
a) a 2m high solid screen fence is provided along the
common boundaries; and
b) hours of operation are limited to between 7.00 am
and 10.00 pm.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Site layout & design
O80 Buildings, structures, driveways, tanks S80.1 Fuel pumps are not less than 8m from any frontage; S80.1 Complies
and fuel bowsers are sited to— AND
Fuel pumps are greater than 8m away from
a) ensure the safe and efficient use of S80.2 Inlets to bulk fuel storage tanks are located so the street frontages.
the site; tankers stand wholly within the site and on level ground
S80.2 Complies
b) maintain visual amenity and while discharging fuel into tanks.
streetscape character; Refer Appendix A, Tanker turning path
c) provide adequate separation to plan.
adjoining land uses; and
d) not cause an environmental nuisance
to neighbouring properties
O81 Customer air and water facilities, and any S81.1 Customer air and water facilities, and any car S81.1 Not Applicable
automatic mechanical car washing facilities washing facilities are setback 5m from any residential
The site does not adjoin residential
are located such that— property boundary.
development.
a) vehicles using or waiting to use such
facilities are standing wholly within the
site; and
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
b) an adequate buffer area can be
provided to any adjoining Residential
Use
O82 The layout and design of the service S82.1 Sealed impervious surfaces are provided where S82.1- S82.2 Complies
station ensures that on site operations do not potential spills of contaminants may occur; AND
The proposed development will comprise
cause any environmental nuisance or harm or S82.2 Grease and oil arrestors or other infrastructure is an oily water holding tank to treat
result in the release of untreated pollutants. provided to prevent the movement of contaminants from the stormwater flows from the refuelling
site. forecourt area prior to being directed to a
legal point of discharge.
Refer Appendix B Stormwater Management
Plan.
General retail component
O83 The associated sale of goods, including S83.1 The gross floor area used for the associated retail O83 Complies
foodstuffs, is ancillary to the service station sale of goods is limited to 15% of the gross floor area.
The associated sale of good will remain
use.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
ancillary to the service station use.
Traffic & Access
O84 The layout of the site facilities and S84.1 Where the site is situated at the intersection of two S84.1- S85.1 Not Applicable
vehicular accesses result in unrestricted roads, separate entrances and exits are provided to one or
vehicle access to and egress from the site. more of the adjoining roads.
O85 The use of land for a service station—
a) does not impair traffic flow or road S85.1 Any vehicular crossing over a footpath is—
safety; d) not less than 8m in width;
b) facilitates safe and convenient e) located so the crossing is not less than 14m from
movement to and from the site any other vehicular crossing on the same site; and
through the design and arrangement
f) not less than 12m from any road intersection.
of vehicular crossovers; and
c) provides adequate, safe and
functional on-site parking and
manoeuvring areas
Page 48
NOOSAVILLE LOCALITY CODE
Table 11.13- Specific Outcomes and Probable Solutions for the Noosaville Locality
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
11.9 Effects of use
Amenity
O1 Uses are located, designed and operated No solution provided O1 Complies
The proposed development includes all
to avoid significant adverse changes to the
believed necessary mitigation measures to
light, air quality, noise, accessibility or other
ensure that the amenity of adjoining uses is
conditions enjoyed by users of associated,
maintained.
adjoining or nearby uses.
Major Road Network
O2 Through traffic in Noosaville uses Gibson No solution provided O2 Not Applicable
Road or Eenie Creek Road, ensuring the
visual amenity of Gympie Terrace is protected
with a consequent enhancement of visitor and
recreation opportunities and benefit to
businesses along Gympie Terrace
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Visual amenity
O3 The visual amenity and character No solution provided O3 Complies
surrounding the major road network is
The proposed development will not
protected and enhances the recognisable
adversely impact on Eumundi- Noosa Road
entrance to Noosaville through—
which is a council owned road and is
a) retaining and enhancing the visual classified as a major road.
and physical separation of
The proposed development will not
Noosaville from other localities; and
dramatically affect the visual amenity and
b) ensuring development does not
character of this road.
encroach upon existing native
vegetation along the road frontage The site comprises established landscaping
other than for accessways. that is to be retained where possible, further
the proposal comprises additional
landscaping along this road to enhance
visual amenity.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Neighbourhood identities
O4 The separate identities of the various No solution provided O4 Not Applicable
residential neighbourhoods remain important
The subject site is not located in a
and distinct elements of the residential
residential neighbourhood.
character of Noosaville
Lake Entrance Boulevard
O5 There is no increase in the number of lots No solution provided O5 Not Applicable
that gain access via Lake Entrance Boulevard.
Airport Not Applicable
11.10 Built form
Density
O7 The density of development within the site No solution provided O7 Complies
area—
The proposed development is considered to
a) is compatible with surrounding be compatible with the surrounding
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
development; and development. The proposed development is
b) does not exceed— appropriately located on the subject site
with suitable setbacks from the adjoining
i. for the Semi-Attached
community use (school).
Housing Zone:
A. for sites between
500m2 and 599m2
inclusive—4.8 persons;
B. for sites 600m2 or more
— 6.6 persons or 100
persons per hectare
whichever is the higher;
ii. for the Attached Housing
Zone a maximum
population density of 100
persons per hectare with
the exception of Lot 21 on
RP815864 situated at 11-
13 William Street which has
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
an allowable population
density of 320 persons per
hectare exclusively for the
purpose of a visitor hostel
iii. For the Visitor Mixed Use
Zone— 160 persons per
hectare; and
iv. for the Business Centre
Zone a maximum
population density of 100
persons per hectare with
the exception of Lots 3 & 4
on RP122928 situated at
14-16 Mary Street which
have an allowable
population density of 320
persons per hectare
exclusively for the purpose
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
of a visitor hostel
v. for the Shire Business
Centre Zone 160 persons
per hectare or 320 persons
per hectare exclusively for
the purpose of a visitor
hostel
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
c) has a low site impact to enhance
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
the opportunity to maintain natural
site characteristics, including native
vegetation and natural landforms
Height
O8 Buildings and other structures— S8.1 Buildings and other structures have a maximum S8.1 Complies
a) are low rise and have a visual bulk building height of—
All proposed buildings and structures are
and an architectural scale a) if in the Attached Housing Zone – 8m, with the below the maximum height of 8m.
consistent with structures on exception of those properties with frontage to the
adjoining or nearby land; following streets: - Russell St, William St and
b) do not exceed a building height of Howard St, or Weyba Rd, James St and Albert St
— north of their intersections with Elizabeth St (as well
as properties fronting Gympie Terrace or Noosa
i. for the Attached Housing
Parade between Weyba Road and Russell Street)
Zone 2 storeys unless
where they have a maximum building height of
located on property with
12m;
frontage to the following
streets: - Russell St, William b) if in the Visitor Mixed Use Zone – 12m;
St and Howard St, or c) if in the Business Centre or Industry Zones — 10m;
Weyba Rd, James St and
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Albert St north of their d) if in the Shire Business Centre Zone – 8m, except
intersections with Elizabeth in Precinct E1 or E2 where 12m or in Precinct
St (as well as properties REC/MU where 6m;
fronting Gympie Terrace or e) in all other zones—8m.
Noosa Parade between
Weyba Road and Russell
Street), where they are not
to 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
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
storey; and
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
O9 Buildings and other structures are S9.1 Buildings and structures comply with the setbacks S9.1 Complies
appropriately designed and sited to— identified in Schedule 1 - Minimum Boundary Setbacks.
The proposed buildings and structures are
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
a) provide amenity for users of the setback more than 7m from the road
premises as well as preserve the frontages in accordance with Schedule 1-
visual and acoustic amenity of Minimum Boundary Setbacks.
adjoining and nearby properties;
b) provide adequate distance from
adjoining land uses;
c) allow space for required vehicle
parking;
d) preserve any existing vegetation
that will buffer the proposed
building;
e) allow for landscaping to be provided
between buildings;
f) maintain the visual continuity and
pattern of buildings and landscape
elements within the street;
g) avoid large areas of continuous wall
planes by varying the building
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
setbacks and using appropriate
techniques to provide visual relief;
and
h) help protect the natural character
and visual amenity of the Noosa
River system and other
watercourses
Site cover, gross floor area and plot ratio
O10 The site cover, gross floor area and plot No solution provided O10 Complies
ratio of buildings and other roofed structures—
Given the size of the lot and the proposed
a) results in a building scale that is developable area, the proposed scale of the
compatible with surrounding development is considered to be
development; compatible to the surrounding development.
b) does not present an appearance of
The site is to be suitably landscaped in
bulk to adjacent properties, roads or
order to present a reduced scale to
other areas in the vicinity of the site;
adjoining properties as well as soften the
c) maximises the retention of existing
impact of hard surfaces.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
vegetation and allows for soft Existing established trees along Walter Hey
landscaping between buildings; Drive are to be retained where possible.
d) allows for adequate area at ground
level for outdoor recreation,
entertainment, clothes drying and
other site facilities; and
e) facilitates onsite stormwater
management and vehicular access.
O11 Site cover—
O11-O16 Not Applicable
a) for a class 1 or class 10a structure
The development is not located within any
within the Detached Housing Zone,
of the listed zones.
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
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
the upper storey(s), or 40%
for all storeys for a building
of 2 or more storeys;
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 Housing Zone
buildings do not exceed a plot ratio of 0.45:1
O13 For the Attached Housing Zone the
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
maximum gross floor area is equivalent to the
maximum allowable population in persons
multiplied by 40m2.
O14 For the Visitor Mixed Use Zone, the
maximum gross floor area equals the
allowable population in persons multiplied by
40m2, provided that the gross floor area does
not exceed 13,600m2.
O15 For the Business Centre Zone, outside of
the Mary Street/Thomas Street Precinct the
maximum plot ratio is —
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.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
O16 Within the Shire Business Centre Zone,
the maximum plot ratio for development within
the following precincts is —
a) Precincts B1 and B2 combined- 0.5:1;
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6;
f) Precinct E4- 0.6;
g) Precinct E5- 0.6
h) Precinct E6- 0.6;
i) Precinct E7- 0.6;
j) Precinct RES- 0.6; and
k) Precinct REC/MU- 0.1.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Flooding and drainage
O17 Buildings and other works are designed S17.1 For new buildings or structures or additions of more S17.1 Not Applicable
and sited to— than 50m2 gross floor area to an existing building or
No habitable rooms are proposed
a) provide flood free access to premises structure, floor levels for habitable rooms are not less than
and flood free habitable areas; the specified minimum floor levels; AND
b) allow only minor, short term and S17.2 Where Council infrastructure is available— S17.2 Complies
infrequent flooding of non-habitable a) any drainage (including buildings and yards) flows
The proposal will comply as required.
areas; to that infrastructure; and
c) ensure carparking areas can be b) the infrastructure has the capacity to accept any
adequately drained; additional loading; AND
d) ensure drainage does not adversely S17.3 For Residential Uses—
impact upon other premises; and S17.3 Not Applicable
a) where slab on ground construction is used, filling
e) ensure filling or excavation does not does not extend more than 1m beyond the building
adversely impact upon other premises footprint and access to car parking areas,
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
by— measured from the outer walls of the building ; or
i. causing ponding on the site or b) the design consists of a suspended floor
nearby land; construction; AND
S17.4 Complies
ii. increasing flooding, which S17.4 Car parking and manoeuvring areas are constructed
adversely affects the safety or at a level that permits the parking area to drain from the site
use of any land upstream and by gravity means, without the need for mechanical
S17.5- S17.6 Not Applicable
downstream; and pumping; AND
iii. adversely affecting the flow of S17.5 Basements for residential uses have flood immunity No basements proposed.
water in any overland flow above the Q100 where alternative means to mechanical
path. pumping are used to achieve such immunity; or
S17.6 Basements for non-residential uses have flood
immunity above the Q100 that may be achieved by means
of mechanical pumping where the mechanical feature is
installed with adequate holding tanks and an alternative
back up power source.
Sloping sites Not Applicable
Roof form
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
O20 Rooflines— S20.1 With the exception of buildings within the Industry S20.1 Complies
a) contribute positively to the local Zone, the main roof of the building has a roof pitch no less
The proposed roof form is acceptable as
skyline; than 5 degrees and has minimum 600mm eaves to at least
the site is in the Industry Zone.
75% of the perimeter of the building; AND
b) complement the character of the
S20.2 Complies
locality;
c) are articulated, pitched or skillion; S20.2 Buildings and structures do not include roof top
terraces.
d) avoid low pitched (eg. less than 5
degrees) or box roof profiles/parapets;
and
e) do not create opportunities for
residents to overlook the private open
space areas of neighbouring
properties
Materials and finishes
O21 Buildings and other structures use S21.1 With the exception of buildings within the Industry S21.1 Complies
materials and finishes that complement the Zone, buildings
The proposed materials are acceptable as
Noosaville character and integrate with the a) use a mix of lightweight and textured external the site is in the Industry Zone, however the
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
surrounding natural and built environment building materials, including timber finishes; or petrol station buildings comprises a variety
b) use masonry construction where variation is of materials and features such as glazing
provided in texture, detailing and the like; and recessions to create visual appeal.
c) use open or transparent balustrades; and
d) d) incorporate open balconies.
11.11 Environment, conservation and recreation
Environment and cultural heritage values
O22 There are no significant adverse effects No solution provided O22 Complies
on biodiversity, native vegetation, native fauna
The site does not contain any biodiversity,
habitat, landscaped quality, water quality or Advisory note PSP24 – Effluent Disposal details requirements for the native vegetation, native fauna habitat,
cultural heritage values, including those design and siting of effluent disposal systems where located outside a
landscaped quality, water quality or cultural
sewerage service area. Compliance with PSP24 will be considered as part
related to—
of Council’s assessment of the plumbing and drainage application
heritage values; however the proposal does
a) changes to natural drainage; take urban run-off into consideration,
b) management of fire risk; ensuring that contaminants are not
c) erosion and the transport of sediments released through water sensitive urban
off site; design.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
d) unmanaged public access;
e) effluent disposal;
f) changes to fauna habitat and
behaviour; and
g) disturbance of buildings and features,
including natural features of cultural
heritage significance
Open space network
O23 An integrated open space network is S23.1 Open space corridors and existing native vegetation S23.1- S24.1 Not Applicable
established throughout the locality and— in areas indicated in Schedule 5 – Map 4 are protected from
The proposal does not include an open
a) allows for both passive and active fragmentation and encroachment by development.
space corridor.
recreational pursuits;
b) provides safe and convenient
connectivity for pedestrians and S24.1 No solution provided
cyclists to neighbourhood centres,
community services and other key
destinations such as public open
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
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.
AND
O24 Physical and visual links between public
open space areas and watercourses are
retained.
Pedestrian and bicycle pathways
O25 Safe and convenient pedestrian and S25.1 Pedestrian and bicycle pathways are provided and S25.1- S25.2 Complies
bicycle pathways are provided and retained retained where indicated in the Priority Infrastructure Plan in
Pedestrian and bicycle pathways are
between and around key destinations Part 15; AND
already in place along both street frontages.
including—
The proposed development will ensure that
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
a) an east-west link between the S25.2 Contributions toward pedestrian and bicycle these pathways are maintained. Where
Tewantin & Doonan Locality and the pathways are provided in accordance with the Priority upgrades are required, they will comply with
Noosa Heads Locality along the Infrastructure Plan in Part 15. council provisions.
Noosa River 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;
e) the Australian Rules field at Weyba
Road; and
f) camping and caravanning facilities at
Munna Point
Foreshore character Not Applicable
Watercourses Not Applicable
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Table 11.23 —Specific Outcomes and Probable Solutions for the Industry Zone
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
11.51 Consistent uses
O186 The following defined uses and use No solution provided O186- O187 Complies
The proposed service station (Retail Type
classes are consistent uses and are located in
5) is a consistent use in this zone.
the Industry Zone—
The proposed shop (Retail Type 2) while
a) Industrial business Types 1 or 2; not listed as a consistent use, is ancillary to
b) Retail business Types 3, 5 or 6; the proposed service station, therefore is
considered to be compatible.
c) Retail business Type 4 if a vehicle
sales premises and located with
frontage to Lionel Donovan Drive;
d) Education Type 3 if trade related
vocational training
e) Emergency Service Type 2;
f) Service and utility;
g) Transport Types 1, 2 or 3; and
h) Ancillary dwelling unit.
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11.52 Inconsistent uses
O187The following defined uses and use No solution provided
classes are inconsistent uses and are not
located in the Industry Zone—
a) All Agricultural Uses;
b) Commercial business;
c) Entertainment and dining business;
d) Home-based business;
e) Industrial business Type 3
f) Retail business Types 1, 2 or 7;
g) Retail business Type 4 if not a vehicle
sales premises located with frontage
to Lionel Donovan Drive
h) Education if not Type 3 and trade
related vocational training;
i) Emergency Service Type 1;
j) Open Space;
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
a) Wellbeing;
b) Transport Type 4;
c) Detached house;
d) Community residence;
e) Multiple housing; and
f) Visitor accommodation
11.53 Effects of use
Amenity
O188 Uses are predominantly of an industrial No solution provided. O188 Complies
nature ordinarily expected in an industrial
It is considered that the proposed use is
estate with ancillary uses compatible with
predominantly of an industrial nature.
industrial businesses.
O189 Not Applicable
O189 Industry business uses are located,
designed and operated to avoid significantly
changing the amenity enjoyed by users of
surrounding premises.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Storage of materials Not Applicable
No materials are to be stored outside of
buildings.
Frontages
O193 The frontage of each site contains S193.1 A landscaped building setback of 10m is to be O193 Complies
landscaping without adversely screening the provided to Walter Hay Drive, Eumundi-Noosa Road and
A landscaped strip between 7m and 10m is
business or visitor carparking; AND Eenie Creek Road, unless this is the only frontage to the
proposed along the Walter Hay Drive
site, in which case it can be reduced to 6m; AND
frontage and 8.4m and 3m along Eumundi-
Noosa Road frontage.
These landscaped strips comprise
landscaping suitable to the proposed use.
This includes mulched garden beds with
mass plantings of low level shrubs and
ground covers to enable good visibility for
traffic safety.
S193.2 This setback area is to include a minimum of 2m of
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
soft landscaping behind which uncovered visitor carparking
may be located; AND
S194.1 Complies
O194 Vehicle display is focussed on and S194.1 There is no display of motor vehicle for sale or hire The proposal does not include motor
orientated towards Lionel Donovan Drive on Walter Hay Drive, Eumundi-Noosa Road or Eenie Creek vehicles for sale or hire.
rather than Walter Hay Drive, Eumundi-Noosa Road frontages; AND
Road or Eenie Creek Drive; AND
S195.1 Complies
O195 Development fronting Walter Hay Drive, S195.1 No direct vehicular access is taken off Eenie Creek The proposed development is accessed via
Eumundi-Noosa Road and Eenie Creek Road Road or Walter Hay Drive where the property has access to Eumundi- Noosa Road.
is sympathetic to the character of the area and any other road.
suitable for its position along the entry roads to
the coastal urban part of Noosa
Environmental Protection
O196 Industrial development is conducted in No solution provided. O196 Complies
an environmentally responsible manner,
All measures to ensure that environmental
operating without deleterious impacts on
values are not compromised have been
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
immediate, surrounding or downstream incorporated.
communities, environments and environmental
processes.
11.54 Built form
Visual amenity and character
O197 Buildings are designed and sited to No solution provided. O197 Complies
provide visual interest and amenity by—
The petrol station building comprises a
a) providing well articulated buildings variety of materials and features such as
with strong horizontal and vertical glazing and recessions to create visual
design elements and features; appeal.
b) using a variety of external building
materials within external walls where O198 Complies
such walls are visible from the street;
and
c) providing for interesting and varied
site layouts and roof designs; AND
O198 Buildings are designed to provide for a
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT range of potential users by allowing for adaptable floor plans and adequate floor to ceiling heights
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LANDSCAPING CODE
Table 14-55 — Landscaping
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
14.134 General requirements
Streetscape and amenity
O1 Sufficient landscaped areas are provided S1.1 Landscaped areas, not less than the minimum areas S.1.1 Complies
Approximately 30% of the total lease area
to— and dimensions specified in Tables 14-56 or 14-57, are
(2444m2) is landscaped.
a) enhance the visual amenity and natural provided and maintained; AND
3m wide landscaping is provided along the
landscape character of the area, S1.2 Landscaping is designed, planted and maintained in entire frontage of the lease area (proposed
streetscape and local area; accordance with PSP3 Landscaping Plants and Guidelines. lot 1) apart from the vehicular access
b) retain natural landscape features, such driveways.
as rock outcrops and existing large
trees;
c) retain existing native vegetation and
enhance buffer areas around property
boundaries;
d) suit the relative size and nature of the
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
development and its setting;
e) reduce the visual impact of large or
bulky structures and fencing along
watercourses; and
f) conceal service, 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 appropriate to the scale of the
development.
Building and landscape design
O2 Site layout and building and landscape S2.1 Below ground components of buildings do not extend S2.1 Not Applicable
design— beyond the above ground footprint to allow for landscaping
a) provides for soft landscaping to be particularly within building setback areas; AND
S2.2 Not Applicable
established in and around the S2.2 Basement carparks do not encroach into building
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
development; setback areas; AND
b) maximises the retention of large canopy S2.3 Plants are grouped in mulched beds rather than
S2.3 Complies
trees; planted individually to provide for optimum growing
conditions and less maintenance; AND Plans comprise of mulched garden beds
c) within the Eastern Beaches Locality
with mass plantings of low level shrubs &
and Noosa Heads Locality, avoids the
ground covers. This landscaping is
removal of heath vegetation, except
considered to comprise low maintenance.
where required for internal roads and
service and infrastructure construction; S2.4 Complies
S2.4 These plants grouped in mulched beds are not subject
d) minimises the extent of impervious
to any hedging maintenance regimes; AND
paved areas;
e) provides for suitable plant layouts and
S2.5 Landscaping is designed, planted and maintained in
densities;
accordance with PSP3 Landscaping Plants and Guidelines; S2.4 Complies
f) facilitates the adoption of appropriate
AND
Landscaping will comply as required.
planting techniques; and
g) considers on-going maintenance
S2.6 Alternatives to impervious pavement are provided and
requirements to assure the
are located where landscaping and existing vegetation will S2.5 Not Applicable
establishment and ongoing survival of
benefit from increased infiltration of rainwater.
plantings.
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Species selection
O3 Landscaped areas include plant species S3.1 Plantings— S3.1 Complies
that— a) comprise plant species identified for the relevant The development will comply as required.
h) are appropriate to the biophysical landscape character area in PSP3 Landscaping
It is proposed that local native species will
conditions and landscape character of Plants and Guidelines; and
be selected where appropriate.
the area; b) avoid undesirable plant species identified in PSP3
i) are suitable for the space available, the Landscaping Plants and Guidelines; OR
level of visual and climatic exposure, S3.2 For landscaping around pool areas—
the functional requirements of the site
a) no more than 30% of the landscaped area is a
and the scale of the development; S3.2- S3.3 Not Applicable
mixture of plants of local origin and exotic plant
j) provide for appropriate levels of shade species, provided none of the plant species are
and sunlight to occupants of the undesirable plants identified in PSP3 Landscaping
development throughout the year; Plants and Guidelines; and
k) minimise the demand for water use; b) palms are specifically located in group plantings in
l) in road reserves, provide street trees accordance with PSP3 Landscaping Plants and
with effective canopy shading having Guidelines; AND
regard to the size and scale of the road S3.3 Root guards are utilised around species with
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
reserve and the location of services and potentially invasive roots.
other structures;
m) for street trees in towns are villages,
are consistent with the existing
streetscape character;
n) do not cause potential damage to
buildings or structures;
o) are not harmful to pedestrians,
particularly around schools, childcare
centres, shopping areas and other high
pedestrian areas;
p) in intensively used environments, can
endure high levels of activity; and
q) for rural residential developments, are
best suited to less intensive
maintenance and low availability of
water for gardens
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Safety and security
O4 Landscaping is designed and located to S4.1 No solution provided. O4 Complies
maximise the safety and security of public and
Areas around entrances, exits and
private areas by—
Figure 14-16 — Landscaping allows for adequate safe pedestrian crossing points to consist of low
r) clearly defining the boundaries between vision at driveways and intersection shrubs and ground covers to enable good
private and public spaces; visibility for safe movement of vehicles &
s) promoting casual surveillance of pedestrians.
buildings and public areas from the
street and other public areas for
personal security reasons;
t) avoiding concealment spots; and
u) maintaining safe sight distances to and
from road and building corners, carpark S5.1 Landscaping provided which allows adequate visibility
entrances and driveways (see Figure for casual surveillance of public and semi-public spaces,
14-16); including entrances and exits to sites and buildings, by:
v) maintain safe sight distances at a) planting trees which have clean trunks to a height
planting bed ends within carparks; of at least 1.8 m; and
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
w) protecting solid fences from graffiti by b) appropriately spacing shrubs at 1.2m horizontal
incorporating elements such as centres, with a maximum height of 0.75m, to avoid
landscaping, creepers, murals or clumping and to retain sightlines.
vandal resistant paint; and S6.1 Street trees and trees in carparking areas achieve a
x) separating and defining pedestrian and maximum of 900mm clear trunk height for a 2.0m high tree
vehicle circulation routes. at planting and are able to attain a clear trunk height of
O5 The provision of landscaping is to a 1900mm on maturity; AND
satisfactory standard ensuring that it does not S6.2 All scrub planting to be a maximum height of 700mm
lead to opportunities for concealment and from the road pavement (not top of kerb).
possible assault sites.
O6 Street trees and plantings in towns and
villages, carparks and other areas where
potential conflicts with vehicles and pedestrians
are evident, are planted so as to maximise
vehicle and pedestrian safety
Services and utilities
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
O7 All landscaping works maintain adequate S7.1 Plant species used in landscaping adjacent to O7 Complies
safe distance from services and utilities substations, or adjacent to or on electricity transmission line
All proposed landscaping is suitably located
including substations, overhead powerlines, easements, are less than 4m high at maturity and do not
away from the adjoining substation.
power poles and transformers, street lamps, encroach within 3m of a substation boundary; OR
stormwater catchment pits, and underground The types of low shrubbery and garden
S7.2 For trees higher than 4m, trees are planted at a
services and utilities. beds proposed will not compromise the
distance from any part of an electricity transmission line at
substation or any of its infrastructure.
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;
b) 4m from street lamps;
c) 2m from stormwater 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
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
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.
Entry statements
O8 Tree and plant massing are the dominant S8.1 No solution provided. O8 Not Applicable
features of entry statements to residential or
The proposal is not for a residential or
Page 86
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT commercial estates and are integrated with the S9.1 Entry statements are low maintenance and located commercial estate. landscape theme of the estate and the natural entirely within privately owned land. 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 Entry statements are low maintenance. 14.135 Specific requirements for Multiple housing & Visitor Accommodation Not Applicable 14.136 Specific requirements for Business Uses
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Design of commercial and retail spaces
O19 Landscaping softens building bulk and No solution provided O19 Complies
creates pleasant settings for visitors and staff
The proposed landscaping along all
that function well in an intensively used
proposed boundaries comprises
environment by—
landscaping to soften the impact on hard
a) providing canopy trees and ancillary surfaces.
shade structures;
b) using shrubs and garden beds to
clearly define 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);
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
f) using mounding and 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.
Industrial Business
O20 Landscaping within industrial No solution provided O20 Complies
developments is designed to—
k) maximise retention of existing
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
vegetation;
l) provide planting in mulched areas at
entrances, along boundaries and
around car parking and site facilities to
provide screening and shading;
m) 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
14.137 Open space areas and road reserves
Active parkland Not Applicable
Passive parkland and reserves Not Applicable
Road reserves
O23 Landscaping within road reserves— S23.1 A minimum of 1 street tree is provided per lot or O23 Complies
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
a) enhances the streetscape quality and every 8m of frontage, whichever is the greater; AND It is considered that both Eumundi-Noosa
natural landscape character of the area; Road and Walter Hay Drive road reserves
S23.2 Where vehicles are parked parallel to the kerb,
comprise several established trees. It is
b) provides buffering to adjoining uses; landscaping is setback a minimum of 500mm from the back
considered that these are more than
c) maintains the functionality of the road of the kerb to allow adequate access (see Figure 14-26);
adequate and no additional plantings are
reserve for vehicles, pedestrian and AND required.
bicycles, including providing adequate S23.3 Street trees are planted a minimum of 1m from the
The development will retain and maintain
allowance for pedestrians to use the back of the kerb in the road reserve verge
these trees where possible.
verge;
d) provides for the retention of existing tall Where additional trees are required in the
trees and remnant native vegetation; road reserve, the proposal can comply via
reasonable conditions.
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
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
avoid ponding on footpaths, nature
strips or adjoining premises.
14.138 Environment protection and conservation
Watercourses and drainage lines
O24 Landscaping works along watercourses No solution provided. O24 Complies
and drainage lines—
The development will comply where
i) retains and enhances the existing applicable.
riparian vegetation including
understorey; and
j) rehabilitates and revegetates degraded
riparian zones to filter stormwater run-
off and provide for native wildlife
habitat; and
k) avoids slashing and turfing of
watercourse edges and drainage lines;
and
l) avoids engineering design solutions,
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
such as concrete drains; and
m) use natural materials in the construction
of boardwalks, bridges and similar
structures to blend with the natural
environment.
Wildlife habitat protection Not Applicable
The site is not mapped as containing koala
habitat
Water management
O26 Landscaping works promote the effective S26.1 The infiltration and conservation of water is optimised S26.1 Complies
use of water through appropriate plant selection through—
The development will comply as required.
and layout and by maximising opportunities for a) selecting native plant species identified in PSP3
water infiltration. Landscaping Plants and Guidelines;
b) grouping plants in mulched beds;
c) minimising impervious surfaces;
d) using semi-pervious pavement surfaces; such as
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
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
Soil stability
O27 Landscaping works are design and sited to No solution provided O27 Complies
ensure the stability of soils and minimise
The development will comply as required.
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
14.139 Carparking areas
Off street carparks
O28 Landscaping of carparking areas is S28.1 One advanced canopy tree (a minimum of 100 litres O28 Complies
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
designed to— pot size) is provided— It is considered that one advanced tree for
a) reduced the visual impact of the a) in towns and villages, shopping centres or every 6 parking spaces is not appropriate
development; commercial areas— for every 4 carparking spaces; given that the car parking area is located
or between the petrol building and the fuel
b) provide for advanced canopy trees to
court. It is considered that trees will limit
shade vehicles and to reduce reflected b) otherwise—for every 6 carparking spaces; AND
casual surveillance of this area.
radiation; S28.2 A minimum area of 5m2 is provided around each
c) ensure canopy trees are protected from canopy tree, which is mulched and treated; AND The site comprises 30% landscaping. This
vehicle damage by providing adequate S28.3 Plants are grouped in mulched beds rather than is considered more than suitable.
sized garden beds; using individual, evenly spaced trees and scrubs; AND
d) maximise opportunities for infiltration of S28.4 Semi-pervious pavement surfaces are used, such as
rainwater on-site; and grass cell paving, to increase infiltration of rainwater and
e) minimise contaminated runoff entering minimise contaminated runoff, including hydrocarbons,
the stormwater system and entering the stormwater system and watercourses; 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
S28.6 Garden mounding is incorporated into carparking
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
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 Not Applicable
None proposed
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BUIDLING WORKS CODE
Table 14-44 — Building works
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
14.95 Siting
Setbacks
O1 Buildings and other structures are S1.1 The minimum setback of buildings and structures from S1.1 Complies
Setbacks comply with Schedule 1.
appropriately designed and sited to— boundaries is not less than the minimum specified in
a) provide amenity for users of the Schedule 1.
premises as well as preserve the Alternative provision to QDC Parts MP1.1 and MP1.2, A1,
visual and acoustic privacy of A2 and A7.
adjoining and nearby land uses;
b) preserve any existing vegetation that
will buffer the proposed building from
adjoining uses;
c) allow for landscaping to be provided
between buildings;
d) maintain the visual continuity and
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
pattern of buildings and landscape
elements within the street;
e) for class 10a structures, do not
visually dominate the street;
f) avoid any significant adverse impacts
on the natural values of watercourses
and their foreshores, including those
of the Noosa River and its lakes; and
g) do not interrupt the natural cycles of
erosion and accretion of watercourses
and foreshore areas.
Alternative provision to QDC Parts MP1.1 and
MP1.2, P1, P2 and P7
Flooding, drainage and earthworks
O2 Buildings and other works are designed S2.1 For new buildings or additions of more than 50m2 S2.1- S2.2 Not Applicable
and sited to— gross floor area to an existing building, floor levels of
No habitable rooms are proposed.
a) provide flood free access to premises habitable rooms are—
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
and flood free habitable areas; a) for areas where minimum floor levels are available,
b) allow only minor, short term and not less than the specified level;
infrequent flooding of non-habitable b) for areas where flood modelling is available, a
areas; minimum of 500mm above the modelled flood level;
c) ensure drainage does not adversely and
impact upon other premises; and c) for areas where flood modelling is not available, a
d) ensure filling, excavation or retaining minimum of 500mm above the highest known flood
strctures do not adversely impact level; OR
upon other premises by— S2.2 For additions of not more than 50m2 gross floor area
i. causing ponding of water on to an existing building— floor levels of habitable rooms are
the site or nearby land; and ii. not less than the level of other habitable rooms in the
increasing flooding, which building; AND
adversely affects the safety or
use of any land upstream and S2.3- S4.3 Complies
S2.3 Filling, other than for accessways, does not extend
downstream; more than 1m beyond the footprint of any building, The proposal will comply as required.
ii. adversely affecting the flow of measured from outer walls of the building;
water in any overland flow
path; and iv. adversely
S3.1 No solution provided
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
affecting the privacy or visual S4.1 Fill material placed over services does not impose any
amenity of surrounding additional surcharge loading on the service.
properties AND S4.2 Where excavation is carried out
O3 Finished surface levels ensure land is free a) a minimum cover of 600mm is maintained around
draining. all utility infrastructure (to top, sides and base of
O4 Filling or excavation does not adversely services); or
affect sewer, stormwater or water utility b) a retaining wall is provided to support the soil
infrastructure. Advisory note Council surrounding the service; AND
encourages building methods that avoid the
S4.3 Compaction with a vibrating roller is not carried out
use of fill, such as suspended floor
within 600mm of any utility infrastructure.
construction and stepping down slopes rather
than cutting and filling.
S5.1 Buildings or other structures within the Lake S5.1 Complies
O5 Development does not adversely impact
Macdonald catchment (indicated on Figure 14-15) are
on the Lake Macdonald water supply Will comply as required.
located above the 98.5m AHD level.
Electricity supply infrastructure
O6 Uses and works maintain an adequate S6.1 Buildings and structures (including swimming pools, S6.1 Complies
safe distance from electrical infrastructure sheds, tennis courts or outbuildings) are not constructed
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
including substations, overhead powerlines, under overhead electricity transmission lines, or within
power poles and transformers electricity easements.
Steep slopes and Landslide hazard areas Not Applicable
Gas Pipeline Not Applicable
14.96 Built form
Height
O10 Buildings and other structures– S10.1 The maximum building height in storeys and metres S10.1 Complies
a) are low rise and present a building is—
Building and structures height does not
height consistent with structures on a) if in the Visitor Mixed Use Zone – 12m (but not exceed 8m in height.
adjoining and surrounding land; exceeding 3 storeys);
b) have a maximum building height of– b) if in the Noosa Heads Locality, Attached Housing
i. for Visitor Mixed Use Zone - 3 Zone –
storeys; a. Lot 4 on SP 100064 in Serenity Close Noosa
ii. if in the Noosa Heads Locality, Heads - 15m (but not exceeding 4 storeys); or
Attached Housing Zone— b. otherwise - 12m (but not exceeding 3 storeys);
Lot 4 on SP 100064 in c) if in the Shire Business Centre Zone –
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Serenity Close Noosa i. Precinct E1 or E2 - 12m (but not exceeding
Heads - 4 storeys; 3 storeys);
Otherwise - 3 storeys; ii. Precinct REC/MU - 8m (but not exceeding
iii. if in the Shire Business Centre 1 storey);
Zone— d) if in the Noosaville Locality and the Attached
Precinct E1 or E2 - 3 Housing Zone and with frontage to the following
storeys; streets – Russell St, William St and Howard St, or
Weyba Rd, James St and Albert St north of their
Precinct REC/MU - 1
intersections with Elizabeth St (as well as
storey;
properties fronting Gympie Terrace or Noosa
iv. if in the Noosaville Locality
Parade between Weyba Road and Russell Street)-
and the Attached Housing
12m (but not exceeding 3 storeys);
Zone - 2 or 3 storeys
e) if in the Noosa North Shore Locality and in the
depending on the location of
Detached Housing Zone – 8m or 9m where the
the site;
pitched roof, but no other part of the building or
v. otherwise - 2 storeys;
structure, exceeds 8m (but not exceeding 2 storeys
c) do not visually dominate the street,
either way);
surrounding spaces or the existing
f) if in the Tewantin Locality and the Business Centre
skyline;
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
d) preserve the amenity of surrounding Zone – 10m (but not exceeding 2 storeys);
land including privacy, views and g) if in the Rural Zone or Rural Settlement Zone – 8m
access to sunlight; or 9m where the pitched roof, but no other part of
e) respect the scale of surrounding the building or structure, exceeds 8m (but not
vegetation; and exceeding 2 storeys either way); or
f) respond to the topography of the site h) otherwise – 8m (but not exceeding 2 storeys).
by stepping down the slope or sitting
above the ground level on stumps, for
sloping sites.
Site cover
O11 The site cover of buildings and other S11.1 If involving a class 1 or class 10a structure—the site S11.1 Not Applicable
roofed structures— cover does not exceed—
The proposal does not include a class 1 or
a) is of a scale that is compatible with a) for a single storey building – 50%; or 10a structure.
surrounding development; b) for a building of 2 or more storeys – 50% on the
b) does not present an appearance of ground floor and 30% for the second storey; OR
bulk to adjacent properties, roads or S11.2 If otherwise— S11.2- S11.3 Not Applicable
other areas in the vicinity of the site;
a) for the Detached Housing, Semi-Attached Housing
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
c) maximises the retention of existing or Attached Housing Zone - 40%; The site is not included in the listed zones.
vegetation and allows for soft b) for the Visitor Mixed Use Zone –
landscaping between buildings;
i. if in Noosa Heads Locality - 45%;
d) allows for adequate area at ground
ii. otherwise - 35%; AND
level for outdoor recreation,
S11.3 If in the Eastern Beaches, Noosa Heads, Noosa
entertainment, clothes drying and
North Shore or Noosaville localities and in the Detached
other site facilities; and
Housing or Semi-Attached Housing Zone, soft landscaping
e) facilitates on-site stormwater
is provided and retained over 20% of the site area.
management and vehicular access.
Alternative provisions to QDC Parts MP1.1 and MP1.2, A3
Alternative provision to QDC Parts MP1.1 and
MP1.2 P3
Gross floor area - Noosa North Shore Locality, Rural Settlement Zone Not Applicable
Gross floor area - Noosa Heads Locality, Detached House Zone, 6-14 Park Road Not Applicable
Roof form
O14 Roof forms— S14.1 Buildings and structures do not include roof top S14.1 Complies
a) contribute positively to the local terrace areas.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
skyline;
b) complement the low density character
of the locality;
c) do not present an appearance of
excessive bulk to side neighbours (ie.
avoid low pitched roofs or box
profiles/parapets without eaves);
d) use simple traditional roof designs;
and
e) do not create opportunities for
residents to overlook the private open
space areas of neighbouring
properties
Streetscape & character–Kin Kin village Not Applicable
Streetscape & character–Boreen Point village Not Applicable
Garages, carports and other Class 10a buildings Not Applicable
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
14.97 Effects of use
Lighting
O18 Lighting associated with the use or works S18.1 A 1.5m landscaped buffer separates any private S18.1- S18.3 Not Applicable
does not have an adverse impact upon the tennis court or other sports court from side property
amenity enjoyed by users of adjoining or boundaries; AND
nearby premises nor do it cause unreasonable S18.2 Tennis courts or half courts are fenced with fencing
disturbance to local fauna. of 3.6m in height for a full sized court or 2.4m in height for a
half court; AND
S18.3 Any lit tennis court or other sports court is located at
least 60m from the external wall of an existing or approved
residential dwelling on an adjacent or nearby lot (as
measured from the centre line of the court); AND
S18.4 For lighting– S18.4 Complies
a) the vertical illumination resulting from direct, All lighting will comply with the relevant
reflected or other incidental lighting emanating from
requirements where possible.
the site does not exceed 8 lux when measured at
any point 1.5m outside the boundary and at any
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
level from ground level upward;
b) all flood lighting is hooded or baffled to direct
lighting downward or is of a type that gives no
upward component of light when mounted
horizontally;
c) all flood lighting is setback a minimum of–
i. 6m from the boundary to any frontage; and
ii. 2m to any other boundary; and
d) lighting structures are not more than 8m in height.
Environmental Protection
O19 The design, siting and construction of S19.1 Where there is an existing building envelope on the S19.1 Not Applicable
buildings and structures minimise the clearing lot that contains vegetation protection measures, clearing of
of vegetation and where there is an existing native vegetation and building works do not extend beyond
preliminary approval for the property that the building envelope, except for the purposes of a
contains vegetation protection measures, the driveway access; OR
proposal is consistent with those measures.
S19.2 Not Applicable
S19.2 Where there is no building envelope existing on the
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
lot, clearing of native vegetation, other than for a driveway The site does not include any mapped
access does not extend beyond— native vegetation.
a) 30m of a building or 10m of a structure on lots
greater than 10ha;
b) 10m of a building or structure on lots 10ha or less
but more than 0.3ha; or
c) 3m of a building or structure on lots 0.3ha or less
14.98 Self-contained units - building works Not Applicable
14.99 Protection of Extractive Resources Not Applicable
Page 108
DRIVEWAYS AND CAR PARKING CODE
Table 14-49 — Driveways
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
14.113 General
O1 Vehicular access does not adversely S1.1 Vehicular access is located and designed in S1.1- S1.3 Complies
Vehicle access is considered to be
impact on safety, capacity and operations of accordance with AUSTROADSGuide to Traffic Engineering
compliant with the relevant requirements.
the existing or planned road network, the Practice requirements for sight distance and Section 3 of
The development will comply where
proposed driveway, cycleways or pedestrian AS2890.1 Parking Facilities; AND
applicable.
pathway systems. S1.2 Only one footpath crossing is provided; AND
S1.3 Driveways, other than within any setback have a
maximum grade in accordance with Section 3 of AS/NZS
2890.1
O2 Driveways and crossovers— S2.1 Design of the driveway across the footpath is in S2.1- S2.3 Complies
Driveways and crossovers will comply with
a) are suitable and safe for their intended accordance with Council’s Standard Drawings 9002 or 9005
the relevant council standard drawings.
use; and as appropriate for the particular type of development as
annotated on the drawings; AND
b) match Council infrastructure.
S2.2 Driveways are designed and constructed in
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
accordance with Council Standard Drawings 9014, 9019,
9020, 9021, as appropriate for the particular type of
development as annotated on the drawings; AND
S2.3 The change in grades in the driveways and ramps is in
accordance with Section 3 of AS2890.1 Parking Facilities.
O3 In commercial zoned areas, the number of S3.1 Design of multi-tenanted developments in commercial O3 Not Applicable
The site is not located in the commercial
driveways across pedestrian footpaths is zoned areas include shared driveways and parking areas;
zone.
minimised. AND
S3.2 Driveways are located so they abut existing driveways
of adjoining development where practicable and reciprocal
easements are created to reduce the sealed driveway
width.
O4 Vehicular access does not adversely S4.1 Footpath and kerb crossings are located clear of S4.1 Complies
The development will comply as required.
impact on the capacity, operations and existing stormwater inlet structures, water and sewerage
maintenance of the existing infrastructure; infrastructure fittings, any other exiting utility infrastructure,
O5 Complies
AND existing landscaping and vegetation.
The proposed access upgrade does not
O5 Vehicular access does not adversely S5.1 No solution provided impact on existing landscaping. This area
impact on the integrity of existing landscaping comprises predominantly loose gravel and
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
or native vegetation grassed area.
O6 Driveway run-off is filtered prior to leaving S6.1 For— O6 Complies
Run-off from the premises is to be treated
the premises. a) Ancillary dwelling unit, Multiple housing Types 1 or
prior to discharge into council’s network.
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.
Page 111
Table 14-50 — Carparking and manoeuvring
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
14.114 Carpark design and layout
O7 Sufficient carparking is provided to S7.1 The number of parking and loading bays is not less O7 Complies
The proposed development will provide 10 car
accommodate the number and type of than the minimum number specified in Table 14-51 Vehicle
parking spaces. Technically this is below the
vehicles likely to be generated by the Parking Requirements;
minimum according to Table 14-51 Vehicle
development having regard to the specifics of
Parking Requirements. However, it is considered
the use including—
that 10 spaces are suitable given the ancillary
a) the type and intensity of land use; nature of the proposed petrol building. The likely
number of users of the service will be there to
b) any existing parking available on the
refuel their vehicles, which comprises leaving
site;
the vehicle at the fuel dispenser. The amount of
c) hours of operation;
users specifically using the site for the ancillary
d) likely numbers of users; shop component is considered to be low. It is
e) the peak parking demand periods of there considered that 10 spaces is appropriate.
uses on the site; and
f) the availability of alternative
carparking.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
O8 The layout of the development provides S8.1 Parking bays, manoeuvring areas, queuing areas, S8.1 –S8.2 Complies
The listed items have been designed in
adequate, clearly defined and easily loading, setdown and pickup areas and driveways are
accordance with Australian Standards.
accessible— designed to the standards set out in Sections 2 and 3 of
a) on-site vehicle parking and Australian Standard AS 2890.1 Parking Facilities (Part 1:
manoeuvring areas; and Off-street Carparking) and AS 2890.2 – Off-street Parking
(Part 2: Commercial Vehicles); AND
b) loading and manoeuvring areas for
delivery and service vehicles
S8.2 The number of loading bays is not less than the
minimum number specified in Table 14-51.
O9 Parking areas are located where they will S9.1 Carparking areas are accessed from rear laneways O9 Complies
Car parking is located at the front of the
not unduly conflict with pedestrians and will where practicable
building, the most suitable location for a
not dominate the streetscape.
service station use.
O10 Provision is made for a reasonable S10.1 Carparking spaces are provided for people with S10.1 Complies
1 space is provided.
number of onsite carparking spaces identified disabilities at the rate specified in Section 2.4.5 of AS
and reserved for people with disabilities 2890.1 – Parking Facilities (Part 1: Off-street Carparking).
O11 Access and egress points do not impact S11.1 Vehicle manoeuvring areas are provided in S11.1 Complies
on the safety and operations of the road accordance with Section 3 of AS 2890.1 Parking Facilities
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
system. (Part 1: Offstreet Carparking) so vehicles enter and leave
the site in a forward gear.
O12 Parking areas are designed to – S12.1 At locations where pedestrian and vehicle conflicts S12.1 Complies
Can comply via condition where applicable.
a) provide a progressive reduction in are likely to occur –
speed between the external road and a) sight distances of at least 2.5 seconds of travel time
internal parking spaces; at the designated speed are provided;
b) ensure lower speeds near areas of b) splayed corners on structures are incorporated;
high pedestrian activity through the c) landscaping is designed to allow clear views;
use of appropriate road geometry or
d) sign placement ensures that views are not
devices designed to limit speed; and
impeded;
c) maintain sight distances which are S13.1 Not Applicable
S13.1 In large open car parks with greater than 200 car
appropriate for the likely operating
parking spaces, a pedestrian path between parking spaces
speeds in all areas of potential
is provided on every second aisle;
pedestrian/vehicle and vehicle/vehicle
conflict;
O13 A clearly defined pedestrian network is
provided that –
a) is located in areas where people will
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
choose to walk;
b) ensures that pedestrian movement
through car parking areas or
structures are along aisles rather than
across them;
O14 Provision is made for pedestrian and O14 Complies
S14.1 No probable solution identified;
vehicular queues at conflict points; Can comply via condition where applicable.
S15.1 Lighting is provided in accordance with Australian
O15 Parking areas are lit to provide security
Standard 1158.1:1997 - Road Lighting - Vehicular Traffic S15.1 Complies
for night-time users.
(Category V) Lighting - Performance Installation and Design Lighting will comply with the standards.
Requirements
O16 In mixed use areas of Business centres S16.1 Resident carparking is limited to one space per S16.1-S16.2 Not Applicable
residents do not compete with customers for dwelling unit or accommodation unit. AND
carparking spaces S16.2 Resident carparking is not located in the road
reserve or between the residential or business building and
the principal street frontage.
O17 Car parking areas are landscaped to— No solution provided O17 Complies
Car parking areas have been suitably
a) provide shade;
landscaped.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
b) maximise infiltration of stormwater
run-off;
c) define parking areas;
d) reduce direct visibility of car parking
areas from external viewpoints;
e) soften views of hardstand areas
O18 Development with the potential to No solution provided O18 Not Applicable
It is not considered that the development
generate significant traffic and parking impacts
has the potential to generate significant
gives appropriate consideration to transport
traffic and parking impacts.
and land use issues.
Motor Cycles & Motor Scooters
O19 Designated Motor cycle or motor scooter S19.1 For Commercial businesses, Entertainment & dining S19.1 Not Applicable
Not considered applicable due to the nature
parking spaces reduce the reliance on cars. business, Industrial business Types 1 and 2, Retail
of the development predominantly being
business Types 2, 4, 5, 6 and 7, Education Types 1 and 2,
utilised by motorists.
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
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Parking
O20 Carparks are designed to ensure run-off S20.1 Grease and oil arrestors or stormwater quality S20.1 Complies
All run-off will be treated prior to discharge
is treated to remove pollutants prior to leaving improvement devices are incorporated into the design to
into council’s network.
the premises treat run-off prior to it leaving the premises.
O21 Carparking areas are designed to ensure No solution provided O21 Complies
drainage without the use of pumps or other
electrical apparatus
O22 Site layout and building design provides S22.1 Below ground components of buildings, including car S22.1 Not Applicable
for soft landscaping to be established. parks, do not extend beyond the above ground footprint to
allow for the provision of landscaping, particularly within
building setbacks.
Education Types 1, 2 or 3
O23 Carparking and setdown areas are S23.1 Paved setdown areas are provided within the site; Not Applicable
designed and located to facilitate their safe AND
and efficient use
S23.2 For a minimum of 50% of carparking spaces,
pedestrian access to buildings is not across or through
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
driveways, carparks, setdown or manoeuvring areas; AND
S23.3 Carparking and setdown areas are visible from off-
site.
Page 118
EARTHWORKS CODE
Table 14-52 — Earthworks
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
14.120 Effects of works
Drainage
O1 Finished surface levels ensure land is free S1.1 The finished surface gradient of any filled or S1.1 Complies
The proposal will comply where required
draining. excavated area is within the range 0.5% to 1.5% and drains
to Council’s stormwater infrastructure where available or
where stormwater infrastructure is not available, toward the
street.
Hydraulics
(a) O2 Any change to the level of the land No solution provided. O2 Complies
does not have an adverse flooding impact
The proposal will comply where required
on the flooding and drainage
characteristics off-site
Geotechnical considerations
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
(b) O3 Earthworks do not result in For assessable development— S3.1-S3.2 Complies
geotechnical instability on the premises or S3.1 Filling works are undertaken in accordance with Where filling works are required, the
nearby premises Section 2.8- Filling of Site of Council’s PSP5 - Engineering development will comply with council’s
Design Standards- Roads and Drainage & Earthworks AND standards.
S3.2 Where the filling is for residential commercial or
industrial purposes the works comply with Sections 3 to 6 of
AS 3798 - Guidelines for earthworks on commercial &
residential development.
Local amenity
O4 Earthworks do not cause disturbance to S4.1 The following control measures are implemented— S4.1-S4.1 Complies
the amenity of the neighbouring land. a) regular water spraying of exposed areas to The development will comply as required.
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 areas are revegetated using species
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
identified in PSP3 - Landscaping Plants and
Guidelines; AND
S4.2 Earthworks are undertaken only 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
O5 Vegetation cleared from a development S5.1 Cleared vegetation is transported offsite for disposal in S5.1-S5.3 Complies
site is disposed of in an environmentally an approved green waste disposal facility; OR
The development will comply where
responsible manner. S5.2 Cleared vegetation is mulched on-site and reused for applicable
landscaping of the finished development; OR
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
O6 Materials used as fill are suitable for S6.1 The fill material is solid clean earth, free of putrescible S6.1- S6.2 Complies
development of the land and filling or or refuse material, vegetation, acid sulfate soils, building or
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
excavation works do not result in the construction material or other material or contaminants; The development will comply where
contamination of land. AND applicable
S6.2 The site is not on the contaminated land register.
Haulage activity and amenity
O7 Haulage of material to and from a site No solution provided O7 Complies
ensures—
Will comply as required
a) minimal disturbance to neighbouring
properties and properties along the
haulage route; and
b) Council’s road infrastructure including
pavements is not adversely affected.
O8 Extent of earthworks Earthworks are S8.1 All earthworks, including cut and fill batters, retaining S8.1 Complies
contained within the subject property walls etc are contained within the subject site
The development will comply as required.
Sloping sites Not Applicable
Page 122
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT Environmental protection O10 Earthworks minimise any adverse impact No solution provided. O10 Complies upon groundwater, watercourses, drainage The appropriate measures will be lines, wetlands, and native vegetation undertaken as part of the development. Dams Not Applicable
Page 123
EROSION AND SEDIMENT CONTROL CODE
Table 14-53 —Erosion and sediment control
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
14.125 Effects of works
Erosion and sediment control
O1 Development minimises erosion and S1.1 Site disturbance is limited to building areas, their O1 Complies
The proposed development and Erosion
transport of sediments off-site surrounds and other use areas; AND
Management Plan avoid unnecessary soil
S1.2 Sediment barriers are provided throughout and
erosion or disturbance of natural land
downslope of disturbed areas to prevent sediment washing maintaining a healthy state during
into gutters, drains and watercourses either on or off the construction. This proposal includes a
site; Storm Management Plan and Erosion and
Sediment Control Plan both in accordance
AND
with Council requirements.
S1.3 All stockpiles including sand, soil or building materials
are within the premises and contained within individual
sediment barriers; AND
S1.4 Sediment basins are provided where the site contains
fine or dispersive soils; OR
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
S1.5 A stormwater catchpit incorporating a stormwater
catchpit protection device is installed so that all runoff from
disturbed areas flows to the catchpit; AND
S1.6 For buildings,
a) temporary or permanent downpipes are connected to
the stormwater system before laying the roof; or
b) localised erosion is avoided by directing flow from
downpipes over non-erosive areas.
Stormwater runoff
O2 Stormwater is diverted around disturbed S2.1 Diversion drains or bunds are designed and S2.1- S2.2 Complies
areas. constructed to drain upstream run-off around the disturbed
Diversion drains will be constructed to avoid
site; AND
upstream overland runoff come into the
S2.2 Discharge from the diversion drains do not cause run- disturbed area. In addition, sediment fences
off impacts to other properties; OR will be installed along the low side of the
S2.3 Alternative methods, as described in the Institution of disturbed areas preventing sediment to
Engineers Australia (Queensland Division) Soil Erosion and runoff the site.
Sediment Control - Guidelines for Queensland Construction
Page 125
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT Sites, are used.
Page 126
EXISTING SERVICES CODE
Table 14-54 Existing Services
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Setbacks and easements
O1 Development near a sewer, water main, S1.1 The footing of any structure or building is located clear S1.1 Complies
All buildings and structures are located
stormwater drain, overland flow path or of the zone of influence but no closer than 1.5m (measured
further than 1.5m from any easement on
associated structure does not— horizontally) from infrastructure including sewers, water
site, existing or proposed.
a) adversely affect the function of the mains and stormwater structures; AND
service; S1.2 No building or structure overhangs the zone of S1.2 Complies
b) place an additional load on the influence; AND S1.3 –S1.5 Complies
Where levels are required to be altered and
service; and S1.3 Finished surface levels maintain a minimum of 600mm
existing services are required to be
c) unduly increase future maintenance of cover, but no greater than 3m of cover to the
relocated, they will be done in accordance
costs. underground infrastructure; AND
with PSP6 –Engineering Design Standards
S1.4 If the existing surface level is altered, surface level — Water and Sewerage and Section 4 of
services including manholes and inspection points are PSP5 –Engineering Design Standards –
Roads, Drainage and Earthworks
altered to match the new surface level; AND
S1.5 Alterations are constructed in accordance with PSP6 –
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Engineering Design Standards — Water and Sewerage and
Section 4 of PSP5 –Engineering Design Standards –
Roads, Drainage and Earthworks; OR
S1.6 Existing services are relocated and the design and
construction of the relocated services is in accordance with
PSP6 – Engineering Design Standards — Water and
Sewerage and Section 4 of PSP5 – Engineering Design
Standards – Roads, Drainage and Earthworks.
O2 Maintenance access is provided to all S2.1 A registered easement in favour of Council is created S2.1-S2.3 Not Applicable
sewers, water mains, stormwater drains, over all underground infrastructure located in private
overland flow paths and associated structures. property; AND
S2.2 The width of the easement is the greater of 3m or the
width of the zone of influence; AND
S2.3 The easement is centred over the centreline of the
infrastructure
Page 128
TRANSPORT, ROADS AND DRAINAGE CODE
Table 14-58 — Strategic transport network
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
14.145 Strategic Transport Network
O1 Traffic generation from the development is S1.1 Where the development leads to the need to increase S1.1 Not Applicable
The proposed development does not
considered in a localised and a Shire wide transport infrastructure in the Shire, the development
require an increase in transport
context to ensure that— contributes to the transport network in accordance with the
infrastructure in the Shire.
a) the transport network has the capacity requirements of the applicable infrastructure charging
to safely and efficiently accommodate instrument and the Priority Infrastructure Plan in Part 15;
projected movements; and/or and where developments requires infrastructure not
included in the priority infrastructure plan, the development
b) the development includes measures to
upgrades the infrastructure at no cost to Council.
upgrade the transport network to meet
the imposed demands.
Advisory note Council may for some development require the preparation
of a Transport Impact Assessment Report. Planning Scheme Policy PSP1
details matters to be addressed in the Report.
O2 The street network has high street S2.1 Road planning and development design facilitates as S2.1 Complies
The proposed development does not
connectivity, both within the development and many pedestrian and cycle movements as possible and
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
to the surrounding local area provides for future connectivity and integration with compromise existing cyclist and pedestrian
adjoining sites; AND movements.
S2.2 Arterial and sub-arterial roads are designed so they
S2.2- S2.13 Not Applicable
can operate with high volumes of traffic during peak times;
No roads are proposed.
AND
S2.3 Collector and local streets are provided to support
short trips for local traffic moving in and between
neighbourhoods. Local traffic is channelled towards
collector streets to ensure that traffic volumes on local
street are kept low; AND
S2.4 Collector and local streets are designed to discourage
through traffic; AND
S2.5 A collector street is provided parallel to arterials
particularly where they pass through town centres; AND
S2.6 Appropriate width of road and verge is provided to
allow streets to perform their designated functions in the
street network; AND
S2.7 A network of local streets focused towards an activity
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
centre or school is provided for safe and efficient pedestrian
and bike access to the school, safe conditions for school
buses, setdown facilities, with on-site parking where
practical; AND
S2.8 Passive surveillance is maximised by designing
streets to enable development to front all streets and roads,
including arterials; AND
S2.9 Streets near Public Passenger Transport facilities are
orientated to optimise the walkable catchments within 800
metres walking distance; AND
S2.10 The street network has no more than 15 percent of
lots fronting cul-de-sacs. The maximum cul-de-sac length is
120 m; AND
S2.11 Street stubs to adjacent future development areas
are provided at spacings of 200 m or closer to enable future
street connections to be made; AND
S2.12 Street block lengths are not more than 240 m long,
and predominantly around 150-180 m long. Street block
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
lengths are generally shorter closer to town and
neighbourhood centres; AND
S2.13 Direct, safe and attractive pedestrian and cycle
routes are provided within and through the development
and connect to bus stops
O3 Development is designed – S3.1 Higher density development is concentrated along S3.1-S3.5 Not Applicable
No change is proposed to existing public
a) To encourage travel by community public transport Routes; AND
transport routes, pedestrian or cycle
transport, walking and cycling rather S3.2 There is provision for bus routes through development
pathways.
than by private car; and sites; AND
b) To maximise accessibility via existing S3.3 Bus routes are located to maximise patronage
and planned community transport catchment and to consider personal safety, lighting and
facilities traffic management; AND
S3.4 At least 90 percent of all residents are located within
400 metres of an existing or planned bus route; AND
S3.5 Pedestrian and cycle movement is provided within
local streets to and through development; AND
S3.6 Complies
S3.6 Attractive and safe pedestrian and cycle connections
A pedestrian path is proposed form Walter
are provided with shade trees, graded walking and cycle Hay Drive to the subject site. This pathway
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
paths and lighting; AND is suitably landscaped for visual appeal and
safety.
S3.7 Complies
S3.7 Buildings and pedestrian entrances are oriented to the The petrol store building is orientated
street; AND towards Eumundi- Noosa Road, the
entrance to the site.
S3.8 Pathways have ramps at all kerb corners for S3.8- S3.9 Complies
wheelchair and pram access; AND Wheelchair and pram access is provided
for.
S3.9 Every development has convenient and prominent
pedestrian entrances that cater for all pedestrians including
older people, children and the mobility and vision impaired;
AND
S3.10 Complies
S3.10 Expanses of ground level blank walls along street
frontages, and large driveways and entrances to carparks
are avoided; AND
S3.11 Bus routes are not be located away from activity S3.11 Not Applicable
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
centres; and AND
S3.12 Not Applicable
S3.12 Facilities for boarding and exiting community
transport facilities are incorporated into developments; AND
S3.13 Pedestrian and cycle routes within or adjacent to the S3.13 Complies
development are overlooked by adjoining buildings, make The proposed pedestrian pathways will
comply as required.
use of views and attractive sights, have lighting and are
signposted; AND
S3.14 Suitable car restraint measures are adopted within S3.14 Complies
The development will comply where
the development such as lower speed limits or traffic
applicable.
calming measures to support greater pedestrian and cycle
movement; AND
S3.15 Traffic management devices on potential bus routes
S3.15 Not Applicable
are provided in accordance with the Self-assessable code
for undertaking road works on local government roads,
under the Transport Planning and Coordination Regulation
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
2005; AND
S3.16 Streets identified as potential bus routes are—
S3.16 Not Applicable
a) collector streets and subarterial/arterial roads which
provide highly accessible and relatively direct
routes wherever practical;
b) those that provide for the shortest and most direct
route for an efficient public transport service; and
c) those that can efficiently service adjoining
development areas
O4 Development access does not No solution provided. O4 Complies
The proposed development does not
compromise the functions of particular roads
compromise the existing road hierarchy.
as indicated in the road hierarchy, and does
Safety and road operations will not be
not adversely impact on the safety, capacity
worsened by the development. All
and operations of the road system. Australian Standards and Council
provisions will be applied where applicable.
14.146 Pedestrian and Cycle Path Infrastructure
O5 Pedestrian and cycle path infrastructure is S5.1 Consideration is given to existing and future pathway O5 Complies
Existing pathways will be maintained and
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
provided – linkages and pathways link to the Local and Regional Cycle upgraded where required.
a) to form an integrated component of Network and to the Priority Infrastructure Plan in Part 15.
the movement network and the open
space system; S5.2 Direct and accessible linkages are provided into the
b) to encourage walking and cycling; site.
c) to add variety and visual interest;
d) to conserve street trees, vegetation S5.3 Pathway and landscape works are provided to a high
and other significant features; standard to Council specifications and assessed for
e) to allow equitable access to public compliance with local government cycling facility design
areas and community facilities; standards.
f) with adequate lighting where subject
to high night time usage; S5.4 Pathways are provided to cater for shared use and
g) in locations where there is casual cater for both commuting and recreational usage and
surveillance; exceed minimum standards.
h) or widened at potential conflict points;
i) to incorporate—
j) street tree planting to enhance the
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
streetscape;
k) directional signage that is visible
under all conditions.
O6 Pedestrian and cycle path infrastructure is S6.1 Pedestrian and cycle path infrastructure is designed S6.1 Complies
Pedestrian and cycle infrastructure exists,
designed and constructed to – and constructed –
where upgrades are required, they will
a) provide a stable, smooth surface, a) in accordance with AUSTROADS Part 14 -
comply with the relevant provisions.
including across driveways, sections Bicycles, Section 6;
and joins; b) to comply with local government design standards.
b) be easily maintained; c) to have navigational signs in accordance with
c) a width and longitudinal gradient to Council ‘Wayfinding’ signage specifications.
cater for projected usage, including d) to incorporate –
nearby—
i. kerb ramps at all intersections and
i. high activity nodes; designated crossings;
ii. public transport; ii. refuge islands on all roads with median
iii. centres; strips;
d) provide clear sight-lines for safe use; iii. holding rails for cyclists at the intersection
e) be free of any obstructions such as of trunk collector, subarterial and arterial
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
fences, signage and bollards. roads that are positioned in accordance
with – A. Australian Standard 1742.9: 2000
- Manual of Uniform Traffic Control Devices
- Bicycle Facilities; and B. AUSTROADS
Part 14 - Bicycles - Section 9; and C.
AUSTROADS Part 13 – Pedestrians.
Advisory Note All pathways are considered shared use pathways, which
Cyclists can legally use, unless bicycles are specifically prohibited through
signs or markings (such as in town centres).
Page 138
Table 14-59 — Roads and drainage
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
14.147 Road and drainage design and construction
O7 Roads and pedestrian and cycle paths are S7.1 Road planning and design supports the hierarchy and S7.1 Not Applicable
No new roads are proposed.
planned and designed to support the hierarchy functional aspects identified in Sections 2 and 3 of PSP5
and functional aspects identified in Sections 2 Engineering Design Standards – Roads, Drainage and
and 3 of PSP5 Engineering Design Standards Earthworks; AND
– Roads, Drainage and Earthworks and to S7.2 Road and pathway planning and design is in S7.2 Complies
ensure that— accordance with, in order of precedence— The proposed pedestrian pathway on site
a) design and alignment of the roads, will comply with the relevant provisions.
a) Noosa Integrated Local Transport Plan;
intersections and all associated
b) Queensland Transport’s Shaping Up;
works—
c) Queensland Design Code for Residential Streets;
i. provides a safe environment
d) AUSTROADS Guide to Traffic Engineering
for all users;
Practice;
ii. is adequate for the design
e) Sections 2 and 3 of PSP5 Engineering Design
speed environment;
Standards – Roads, Drainage and Earthworks; or
iii. is adequate for predicted
f) the Noosa Cycling and Walking Network
traffic volumes; and
Development Plan; OR
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
iv. maintains the safe and g) A combination of the principles in these documents.
efficient functioning of the AND
S7.3 –S7.4 Not Applicable
road network without the use S7.3 On-road cycling treatment is utilised to provide safe
Not proposed as part of this development.
of traffic signals; and continuous movement of cyclists along a roadway,
v. is compatible with existing such as—
roads; a) sealed shoulders;
vi. is easily maintained by b) wide kerbside lane;
Council equipment; and vii.
c) exclusive or peak period bicycle lane;
where appropriate, has the
d) advisory treatments such as Bicycle Awareness
ability to accommodate public
Zone;
transport services;
e) shared parking / bicycle lane;
b) road pavement surfaces—
f) contra flow bicycle lane; and
i. are durable enough to carry
g) bus/bicycle lane.
estimated wheel loads of
S7.4 The provision of bicycle lanes at intersections is
travelling and parked vehicles;
generally in accordance with AUSTROADS Part 14, section
ii. provide for the safe passage
5 and the Manual of Urban Traffic Control Devices
of vehicles, pedestrians,
(MUTCD) Part 9.
cyclists, and discharge of
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
stormwater run-off from
contributing catchments and
the preservation of all weather
access;
c) kerb and channel—
i. controls vehicle movement by
delineating the carriageway
for all users;
ii. conveys road pavement run-
off to stormwater drainage in a
manner that allows the road to
be trafficable in Q100 ARI
local rainfall events; and
d) verges and footpaths provide—
i. safe access for pedestrians
and cyclists clear of
obstructions;
ii. an access area for vehicles
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
onto properties;
iii. a corridor allocated for
services and utilities; and iv.
additional amenity for minor
roads.
O8 Stormwater drainage infrastructure is S8.1 Stormwater drainage planning, design and O8 Complies
The proposed Stormwater Management
planned, designed and constructed to— construction is in accordance with Section 4 of PSP5
Plan complies with the PSP5 Engineering
a) be accessible, cost effective and Engineering Design Standards – Roads, Drainage and
Design Standards – Roads, Drainage &
easily maintainable; Earthworks; AND
Earthworks and the Queensland Urban
b) protect downstream capacity; Drainage Design Manual.
c) protect downstream water quality; S8.2 As Constructed data is submitted in accordance with
Section 6 of PSP5 Engineering Design Standards – Roads,
d) maximise on-site stormwater retention
Drainage and Earthworks; AND
and retardation; and
e) convey run-off to stormwater drainage
in a manner that allows roads to be S8.3 Stormwater drainage planning, design and
trafficable in Q100 ARI local rainfall construction is in accordance with the Queensland Urban
events. Drainage Design Manual.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
O9 Roads and stormwater drainage S9.1 Roads and stormwater drainage infrastructure is O9 Complies
The construction of the proposed
infrastructure is constructed— constructed in accordance with—
development will comply with the PSP5
a) in accordance with appropriate a) Sections 2, 3 and 4 of PSP5 Engineering Design
Engineering Design Standards – Roads,
engineering standards; and Standards – Roads, Drainage and Earthworks; Drainage & Earthworks, the Queensland
b) to minimise adverse environmental b) Queensland Design Code for Residential Streets; Design Code for Residential Streets,
impacts, including from run-off and AUSTRAROADS and the Erosion and
c) AUSTROADS; or
sediment control guidelines of Engineers
erosion.
d) A combination of the principles in these documents; Australia (Queensland Division)
AND
S9.2 Erosion and sediment control measures are designed
and implemented in accordance with the Institution of
Engineers Australia (Queensland Division) Soil Erosion and
Sediment Control - Guidelines for Queensland Construction
Sites.
Environmental Protection
O10 Roads and stormwater drainage S10.1 Roads and stormwater drainage follow the edge of S10.1 Complies
The proposed Stormwater Management
infrastructure are located and aligned so as existing disturbed areas, or alternatively, these works are
Plan is based on the Water Sensitive Urban
to— co-located within a combined utility corridor; AND
Design (WSUD) approach. This approach
Page 143
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
a) minimise disturbance to native S10.2 Roads avoid native vegetation and provide for fauna minimises negative impacts in the
vegetation and/or other habitat areas; underpasses and associated fencing where appropriate; environment and considers the civil,
landscape and ecological aspects of the
b) protect and maintain wildlife corridor AND
site when assessing stormwater solutions.
movements and the safety of native
fauna; S10.3 Road infrastructure within or adjacent to native
c) minimise changes to the hydrological habitat incorporates fences which allow for protected S10.2- S10.5 Not Applicable
regime, including drainage patterns, wildlife movement and controls unrestricted access of No new roads are proposed. Further, the
site does not adjoin or contain any native
run-off and water quality; domestic cats and dogs; AND
vegetation.
d) avoid crossing watercourses, drainage
lines and wetlands, but where such S10.4 Native vegetation is protected from clearing or
crossings are unavoidable, disturbed construction activities by—
areas are reinstated and revegetated
a) clearly marking vegetation to be retained with
on completion of works; and
flagging tap;
e) minimise bulk earthworks.
b) installing protective fencing around the dripline of
vegetation; and
c) ensuring stock piling, storage and vehicle parking
occur outside the areas of vegetation to be
retained; AND
Page 144
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
S10.5 Low impact construction techniques are used around
areas of vegetation to be retained to minimise interference
with the vegetation.
O11 Roads and stormwater drainage No solution provided O11 Complies
infrastructure is proven to be suitable for its
Appropriate tests will be performed to the
use prior to Council accepting the dedicated stormwater drainage before final
asset completion.
O12 Alignment of stormwater drainage S12.1 The location, design and construction of stormwater O12 Complies
infrastructure is to allow for easy access for drainage structures is in accordance with Sections 4 and 5
The proposed Stormwater Management
the ongoing maintenance by Council. of PSP5, Engineering Design Standards - Roads, Drainage Plan complies with sections 4 and 5 of the
and Earthworks; AND PSP5 Engineering Design Standards –
Roads, Drainage & Earthworks.
S12.2 Where infrastructure is located on private land an
easement is dedicated over the infrastructure in accordance
with Section 4 of PSP 5, Engineering Design Standards –
Roads, Drainage and Earthworks.
14.148 Frontage works
Page 145
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
O13 Development is provided with external S13.1 The following infrastructure components already exist S13.1 Complies
The development will comply where
roadworks along the full extent of the frontage at the frontage of the site or are provided at the developer’s
infrastructure is required.
of the site to an appropriate standard having expense—
regard to the specified function of the road. a) full width sealed road;
b) concrete kerb and channel where appropriate;
c) forming and grading to footpaths;
d) vehicular kerb and footpath crossings;
e) a constructed bikeway;
f) a constructed footpath;
g) a constructed carriageway;
h) required alterations to public utility mains, services
or installations;
i) construction of any required alterations to public
utility mains, services or installations;
j) stormwater drainage works; and
k) installation of electrical conduits; AND
Page 146
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
S13.2 Road and drainage design and construction is in
accordance with Sections 3 and 4 of PSP5 Engineering
Design Standards – Roads, Drainage and Earthworks.
14.149 Road and rail corridors Not Applicable
14.150 Staged development Not Applicable
14.151 Alterations to services and utilities
O16 Any alterations or repairs to infrastructure S16.1 Any alterations or repair to infrastructure as a result S16.1 Complies
The development will comply where
as a result of the development are made at no of the development are completed at the developer’s
applicable.
cost to Council. expense.
Page 147
WASTE MANAGEMENT CODE
Table 14-60
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Waste separation
O1 Development that generates several S1.1 Construction, operational and demolition works are S.1.1 Complies
The proposed development will comply with
classes of waste is designed so waste is planned and managed in accordance PSP1131; AND
PSP1131 as required.
collected, stored and disposed of in a safe and
ecologically sustainable manner.
S1.2 Adequate area is provided for on-site for the collection S1.2 – S2.1 Complies
and separate storage of recyclable, non-recyclable, The development will comply as required.
O2 Waste storage areas provide for adequate vegetative and hazardous materials in their specific waste
separation of all recyclable and non-recyclable streams during construction, operational and demolition
materials. works; AND
S2.1 Waste storage areas allow for the separate storage of
different waste materials for reuse or recycling by—
a) providing sufficient area to store all recyclable
material and recycling containers required; and
b) sign posting the types of waste stored.
Page 148
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Design and location of waste storage areas
O3 Waste storage areas are located so that S3.1 Waste storage areas are designed and maintained in S3.1- S3.3 Complies
they are convenient and safe to use and accordance with PSP 9; AND
The refuse storage area will be located at
provide for convenient and safe collection by
the eastern boundary adjacent to the petrol
service vehicles; AND
S3.2 Waste storage areas are designed and located so building and will be suitably screened with
they— barriers and will be set back from adjoining
O4 The location and methods of waste a) are easily accessed and convenient to use; uses, the refuelling forecourt area and
storage minimises any adverse impacts on areas of high pedestrian activity.
b) have unobstructed access for the collection of the
adjoining or nearby properties;
waste by service vehicles;
Waste collection and fuel delivery vehicles
AND
c) provide for sufficient space for safe entry and exit and can conveniently access the site, stand
servicing by Council’s contractor without the need for wholly within the service bay area whilst
O5 Waste storage areas are designed for manual handling; undertaking their operations and then exit
ease of maintenance and ease of access for d) are clear of carparking bays, loading bays and similar the site in a forward gear.
cleaning; AND areas;
e) are clear of footpaths and pedestrian access;
O6 Waste storage areas provide a safe and f) are capable of being serviced by the collection vehicle
secure environment for users through– without impeding traffic flow; and
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
a) appropriate siting and access; g) have a level area provided for the storage of waste and
b) the provision of lighting; and recyclable materials in standard waste containers; AND
c) restricting access to the general public
S3.4 Not Applicable
by making the area clearly identifiable S3.3 For uses that do not comprise a caretaker’s residence
as private space (eg. through or central management, the maximum distance between Not applicable to the proposed
landscaping, change of paving waste storage areas and the kerbside is— development.
material or fencing, rather than locking a) for Multiple housing Type 3 – 40m;
the area.
b) for other uses – 70m; and
S4.1 Complies
S3.4 Pathways used to transport bins— The refuse storage area is in line with the
a) have a maximum grade of 1:15; and main building line and is setback 2m form
b) are free of steps, stairs or other impediments; AND the proposed side boundary.
S4.1 Waste storage areas are—
a) integrated with the building design, where possible;
b) setback a minimum of 2m from side and rear property
boundaries;
Page 150
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
c) screened so that bins are not visible from neighbouring S5.1 Complies
properties or passing vehicular and pedestrian traffic;
and
d) not located directly adjacent to dwelling units on the
site on neighbouring properties; AND
S5.2 Complies
S5.1 Waste storage areas are constructed of impermeable,
durable and non-textured materials and surfaces so that
they are easily cleaned; AND
O6 Complies
The refuse storage area will comply with all
S5.2 A minimum distance of 0.5m2 distance is provided
required standards.
between and around waste storage bins to allow for
manoeuvring and washing of bins. AND
S6.1 No solution provided.
Water management for waste storage areas
Page 151
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
O7 Waste storage areas are designed to S7.1 The waste storage area — S7.1 Complies
contain and appropriately dispose of leakage a) is bunded and graded so that washwater and bin The proposal will comply where applicable.
from bins and wastewater from bin washing. leakage are drained to the sewer or an on-site
effluent disposal system via a gully within the
storage area;
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
Page 152
WATER SENSITIVE DESIGN CODE
Table 14-61
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Water reuse
O1 Development uses a combination of S1.1 Development complies with the water quality S1.1 Complies
The development complies with water
detention and retention systems to capture standards in Table 2 of the SEQ Regional Plan
quality standards for Water Sensitive Urban
run-off from areas on the site; AND Implementation Guideline No. 7 for Water Sensitive Urban
Design.
Design;
O2 Water storage devices must have sufficient
capacity having regard to local rainfall pattern S2.1 No solution provided O2 Complies
Will comply where required.
and the catchment area of roof or other hard
standing surface; AND
S3.1 Captured water is plumbed to be available for all S3.1- S3.2 Complies
O3 Captured water is utilised for all non- Will comply where applicable.
external uses including gardening, irrigation, ponds, filling
potable uses on site; AND swimming pools and outdoor cleaning, as well as all ground
floor toilet cisterns and washing machine cold taps; AND
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
S3.2 Where the captured water is used for toilet flushing
and/or laundry use, an automatic or manual interchange
device that allows alternate use of captured water or the
reticulated water supply is installed to ensure that there is a
continual supply of water for sanitary flushing and laundry
use.
O4 On-site detention does not adversely O4 Complies
S4.1 No solution provided
impact on water requirements downstream of The proposal will comply as required.
the site where the water is required to sustain
the ecology and hydrology of downstream
systems (environmental flows); AND
O5 Within the Shire Business Centre site, as S5.1 No solution provided 05 Not Applicable
The site is not within the Shire Business
shown on Map SBC, on-site detention
Centre.
measures are contained within the developed
areas of the site, clear of drainage lines and
Open Space Precincts
Page 154
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT
Run-off treatment
O6 Run-off that leaves the site is treated so as S6.1 & S7.1 Development complies with the water quality S6.1 - S7.1 Complies
not to adversely impact on the ecology and standards in Table 2 of the SEQ Regional Plan
The development complies with water
hydrology of downstream environmental flows; Implementation Guideline No. 7 for Water Sensitive Urban
quality standards for Water Sensitive Urban
AND Design.
Design.
O7 Within the Shire Business Centre site, as
shown on Map SBC— a) run-off treatment
occurs within the site ; and b) drainage lines
are only used for final polishing of run-off
Town water supply connections
O8 Backflow devices or similar systems S8.1 A suitable backflow prevention device is installed to S8.1 Complies
ensure water reuse facilities have no impact protect the potable water within the reticulated water supply
The development will comply where
on the quality of the town mains water. in accordance with AS/NZS 3500:2003 Plumbing and
applicable.
Drainage
Use of natural treatments and systems
O9 Natural treatment strategies, including S9.1 & S10.1 Development complies with the water quality S9.1 Complies
grass swales and bio-retention systems, standards in Table 2 of the SEQ Regional Plan
Page 155
SPECIFIC OUTCOMES PROBABLE SOLUTIONS ASSESSMENT vegetated filtration strips and gross pollutant Implementation Guideline No. 7 for Water Sensitive Urban The development complies with water traps, are used wherever practicable; AND Design. quality standards for Water Sensitive Urban O10 Within the Shire Business Centre, as Design. shown on Map SBC— where necessary, drainage lines are ecologically enhanced to ensure that the water quality polishing functions are of high standard.
Page 156
WATER SUPPLY AND SEWERAGE RETICULATION CODE
Table 14-62 Water Supply
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
14.164 Design and construction (water)
O1 Water supply infrastructure— S1.1 Water supply infrastructure is designed in accordance S1.1 Complies
The proposal complies with the best
a) meets the needs of the users; with PSP6 – Engineering Design Standards — Water and
practice techniques as recommended in the
Sewerage and As Constructed data submitted in
b) is designed to be compatible with PSP6 – Engineering Design Standards —
accordance with PSP6 – Engineering Design Standards —
existing infrastructure; and Water and Sewerage.
Water and Sewerage.
c) is designed using materials that are
suitable for the use, durable, easy to
maintain and cost effective, taking into
account the whole of life cycle cost
and Council’s maintenance inventory.
O2 Water supply infrastructure is S2.1 Water supply infrastructure is constructed in S2.1- S2.2 Complies
constructed— accordance with PSP6 – Engineering Design Standards —
The construction drawings will be designed
a) in accordance with appropriate Water and Sewerage; AND
in accordance with the PSP6 – Engineering
engineering standards; and Design Standards — Water and Sewerage
Page 157
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
b) to minimise adverse environmental S2.2 Erosion and sediment control measures are designed and Erosion and sediment control
impacts and implemented in accordance with the Institution of measures - Institution of Engineers
Engineers Australia (Queensland Division) Soil Erosion and Australia (Queensland Division) Soil
Sediment Control - Guidelines for Queensland Construction Erosion and Sediment Control - Guidelines
Sites. for Queensland Construction Sites.
O3 Water supply infrastructure is proven to be No solution provided. O3 Complies
suitable for its use prior to Council accepting
Appropriate tests will be performed to the
the dedicated asset.
water supply system before final
completion.
O4 Water supply infrastructure is provided No solution provided. O4 Complies
with all supporting technical documentation.
All the documentation regarding testing and
material quality certificates and standards
will be provided to Council for their records.
O5 Where buildings or other structures are in S5.1 The footing of any building or structure is located clear O5 Not Applicable
proximity to State or Council’s water supply of the zone of influence but no closer than 1.5m (measured
The proposed structures are not in
infrastructure, provision is made to protect the horizontally) from infrastructure including sewers, water
proximity to State or Council’s water supply
Page 158
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
infrastructure from physical damage and to mains and stormwater structures; AND infrastructure.
allow ongoing maintenance by Council. S5.2 A registered easement in favour of Council is created
over all underground infrastructure located in private
property; AND
S5.3 The width of the easement is the greater of 3m or the
width of the zone of influence; AND
S5.4 The easement is centred over the centreline of the
infrastructure.
O6 Alignment of water supply infrastructure S6.1 Infrastructure is designed and constructed on the S6.1 Complies
allows for easy access for the ongoing preferred alignments in accordance with PSP6 Engineering
Construction drawings will be designed in
maintenance by Council. Design Standards – Water and Sewerage.
accordance with the PSP6 – Engineering
Design Standards — Water and Sewerage
O7 Any alterations or repairs to infrastructure S7.1 Any alterations or repair to infrastructure as a result of S7.1 Complies
as a result of the development are made at no the development are completed at the developer’s expense.
The developer will accept the responsibility
cost to Council.
if external infrastructure is damaged as a
result of the construction of the
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT development.
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Table 14-63 Sewerage reticulation
SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
14.165 Design and construction (sewer)
O8 Sewerage reticulation infrastructure— S8.1 Sewerage reticulation infrastructure is designed in S8.1 The proposed development complies
with PSP6 Engineering Design Standards –
a) meets the needs of the users; accordance with PSP6 Engineering Design Standards –
Water and Sewerage.
Water and Sewerage.
b) is designed to be compatible with
existing infrastructure; and
c) is designed using materials that are
suitable of the use, durable, easy to
maintain and cost effective, taking into
account the whole of life cycle cost
and Council’s maintenance inventory.
O9 Sewerage reticulation infrastructure is S9.1 Sewerage reticulation infrastructure is constructed in S9.1 The construction drawings will be
constructed— accordance with PSP6 – Engineering Design Standards — designed in accordance with the PSP6 –
Water and Sewerage and As Constructed data submitted in Engineering Design Standards — Water
a) in accordance with appropriate
accordance with PSP6 – Engineering Design Standards — and Sewerage and Erosion and sediment
engineering standards; and
Water and Sewerage; AND control measures - Institution of Engineers
b) to minimise adverse environmental
Australia (Queensland Division) Soil
impacts S9.2 Erosion and sediment control measures are designed
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
and implemented in accordance with the Institution of Erosion and Sediment Control - Guidelines
Engineers Australia (Queensland Division) Soil Erosion and for Queensland Construction Sites.
Sediment Control - Guidelines for Queensland Construction
Sites
O10 Sewerage reticulation infrastructure is No solution provided. O10 Appropriate tests will be performed to
proven to be suitable for its use prior to the sewer system before final completion.
Council accepting the dedicated asset.
O11 Sewerage reticulation infrastructure is No solution provided. O11 All the documentation regarding
provided with all supporting technical testing and material quality certificates and
documentation. standards will be provided to Council for
their records.
O12 Where buildings or other structures are S12.1 The footing of any structure or building is located O12 The proposed structures are not in
developed adjacent to Council’s sewerage clear of the zone of influence but no closer than 1.5m proximity to State or Council’s sewer
reticulation infrastructure, satisfactory (measured horizontally) from infrastructure including reticulation infrastructure.
provision is made to protect the infrastructure sewers, water mains and stormwater structures; AND
from physical damage and to allow ongoing S12.2 A registered easement in favour of Council is created
maintenance by Council. over all underground infrastructure located in private
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS (if code assessable) ASSESSMENT
property; AND
S12.3 The width of the easement is the greater of 3m or the
width of the zone of influence; AND
S12.4 The easement is centred over the centreline of the
infrastructure.
O13 Alignment of sewerage reticulation S13.1 Infrastructure is constructed on the preferred O13 The construction drawings will be
infrastructure is to allow for easy access for alignments in accordance with PSP6 –Engineering Design designed in accordance with the PSP6 –
the ongoing maintenance by Council. Standards — Water and Sewerage. Engineering Design Standards — Water
and Sewerage
O14 Any alterations or repairs to infrastructure S14.1 Any alterations or repair to infrastructure as a result O14 The developer accept the
as a result of the development are made at no of the development are completed at the developer’s responsibility if external infrastructure is
cost to Council expense. damaged as a result of the construction of
the development.