F - Code Response Tables

Page 2

Property
Projects
Australia

State Code 13 - Unexploded Ordnance

Table 13.2.1 — Material Change of Use and Reconfiguring a Lot

 

 

 

A contractor approved by the Commonwealth
Department of Defence has certified that the area
identified as having unexploded ordnance (UXO)
potential has been remediated or can be managed
to be suitable for the proposed use.

 

 

Performance Outcomes Acceptable Outcomes Response
7.8 Effects of Use
PO1 No acceptable outcome is prescribed. Complies (PO1)

 

A search of the environmental management register
(EMR) and contaminated land register (CLR)
indicates the site is in an area of land categorised by
the Department of Defence as having a substantial
potential to be affected by residual unexploded
ordnance (UXO).

The site is mapped by the Development Assessment
Mapping System (DAMS) as being within an area
with substantial potential for unexploded ordnance
(UXO).

A condition of any subsequent development
approval will require the applicant to provide written
confirmation to the Department of State
Development, Manufacturing, Infrastructure and
Planning by an approved contractor on the
Department of Defence — Unexploded Ordnance
Panel that the site has been remediated and cleared
on unexploded ordnance (UXO).

 

 

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

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Page 3

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Division 15 - Specific Outcomes and Probable Solutions for the Eastern Beaches Locality

Table 7.11

Specific Outcomes Probable Solutions
7.8 EFFECTS OF USE

Amenity No solution provided.
ol

Uses are located, designed and operated to avoid

significant adverse changes to the light, air quality,

noise, accessibility or other conditions enjoyed by

users of associated, adjoining or nearby uses.

Character and Function of the David Low Way No solution provided.
02

The vegetated character of the David Low Way is

protected and new development recognises and

protects the function, capacity and efficiency of

the David Low Way as the major north south link

throughout the coastal part of Noosa.

7.9 BUILT FORM

Density No solution provided
03

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Response

Complies (01)

The proposed development involves Multiple
Housing (Type 2 - Duplex) which is a consistent use
under the overall outcomes and specific outcome
036 of the Eastern Beaches Locality within the
Attached Housing Zone

The proposed development provides a coastal
building form of a scale and character consistent
with the streetscape and surrounding area.

Not Applicable (02)

The site is located approximately 150.0m to the west
of David Low Way.

The proposed development does not impact on the
vegetated character or function, capacity and
efficiency of David Low Wau.

Complies (03)

Brisbane
PO Box 1264, New Farm Old 4005
Phone: 07 3254 1566

Email: [email protected] Propertyprojectsaustralia.com.au

Page 4

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The density of development within the site area: The site is located within the Attached Housing
a. is compatible with surrounding development; Zone.
and The proposed development involves Multiple
b. does not exceed: Housing (Type 2 - Duplex) which has a rate of

occupancy of 3.3 persons per dwelling unit under
Table 6.1 of the planning scheme which results in
residential density 103.9 persons per hectare.

i. for the Detached Housing Zone and the
Rural Settlement Zone — one (1)
detached house per lot with the exception

of Lot 163 on RP897370, Pacific Avenue, The proposed development results in a residential
Sunshine Beach which has an allowable density which is compatible with surrounding
population density of 320 persons per development.

hectare exclusively for the purpose of a

visitor hostel;

ii. for the Semi Attached Housing Zone:

A. for sites between 500m? and 599m?
inclusive — 4.8 persons; or

B. for sites 600m? or more - 6.6
persons or 100 persons per hectare
whichever is the higher, with the
exception of the following sites
which have an allowable population
density of 320 persons per hectare
exclusively for the purpose of a
visitor hostel:

@ Lot 295 on RP883860 at 14
Duke Street, Sunshine Beach;

Toowoomba Brisbane
PO Box 3686, Toowoomba Qld 4350 PO Box 1264, New Farm Old 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

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iii.

® = Lots 339 - 341 on RP4811] at 1
- 3 Douglas Street, Sunshine
Beach;

® Lots 92 - 94 on RP94566, at
the corner of Wildflower and Hill
Streets, Sunshine Beach; and

® Lots 8, 9and 10 on P9315 and
Lot 76 on MCH2969 at 215 —
219 David Low Way, Peregian
Beach;

for the Attached Housing Zone:

A. ifin Sunshine Beach - 160 persons
per hectare; or

B. if not in Sunshine Beach 100 persons
per hectare with the exception of Lot
65 on RP130983 at 7 Selene Street,
Sunrise Beach which has an
allowable population density of 320
persons per hectare exclusively for
the purpose of a visitor hostel; or

for the Visitor Mixed Use Zone - 160
persons per hectare; and

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

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Old 4005
Phone: 07 3254 1566

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Property
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retirement and special needs housing;
and

c. has alow site impact to enhance the

opportunity to maintain natural site
characteristics, including native vegetation

 

 

and natural landforms.
Height S41 Complies (04)
O4 Buildings and other structures have a maximum Refer to Section 4.2 of the Town Planning Report
Buildings and other structures: height of: prepared by Property Projects Australia.
a. are low rise and present a building height a. if in the Attached Housing Zone and located in

consistent with structures on adjoining and
surrounding land;

b. donot exceed a maximum height of -

i. for the Attached Housing Zone within
Sunshine Beach — three (3) storeys;

ii. for the Visitor Mixed Use Zone - three (3)
storeys, except for Lots 75 — 77 P9311
Heron Street, Peregian Beach — two (2)
Storeys; or

iii. for any other zone - two (2) storeys;

c. donot visually dominate the street, adjacent
properties, surrounding spaces or the existing
skyline;

d. preserve the amenity of surrounding land,
including existing sunlight to neighbouring
properties; and

 

Sunshine Beach - 12.0m;

if in the Visitor Mixed Use Zone - 12.0m, except
for Lots 75 — 77 Heron Street, Peregian Beach -
8.0m;

if in the Open Space Recreation Zone or the
Community Services Zone and used for an indoor
sporting complex — 11.0m;

if in the Rural Settlement Zone — 8.0m, or 9.0m
where the pitched roof but no other part of the
building or structure exceeds 8.0m; or

in all other zones — 8.0m.

 

 

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane

PO Box 1264, New Farm Qld 4005,

Phone: 07 3254 1566

 

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Page 7

e.

Property
Projects
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respect the scale of the dune and coastal
vegetation

Setbacks
O5

Buildings and other structures are appropriately
designed and sited to:

a.

provide amenity for users of the premises as
well as preserve the visual and acoustic
privacy of adjoining and nearby properties;
provide adequate distance from adjoining
uses;

preserve any existing vegetation that will
buffer the proposed building;

allow for landscaping to be provided between
buildings and street frontages and between
neighbouring buildings;

maintain the visual continuity and pattern of
buildings and landscape elements within the
Street; and

protect the natural character and visual
amenity of the beachfront.

Site Cover, Gross Floor Area and Plot Ratio
06

The site cover, gross floor area and plot ratio of
buildings and other roofed structures:

S51

Buildings and structures comply with the minimum
building setbacks identified in Schedule 1- Minimum

Boundary Setbacks.

No solution provided

Complies (05)

Refer to Section 4.3 of the Town Planning Report
prepared by Property Projects Australia.

Complies (06)

The proposed development provides a site cover of
46% and a plot ratio of 0.49 to one (1).

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Old 4005
Phone: 07 3254 1566

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results in a building scale that is compatible
with surrounding development;

does not present an appearance of excessive
bulk to adjacent properties, roads or other
areas in the vicinity of the site;

maximises the retention of existing vegetation
and allows soft landscaping between
buildings;

allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and

facilitates onsite stormwater management and
vehicular access.

The proposed development provides a building form
consistent with the streetscape and surrounding
area.

The proposed development incorporates substantial
landscaping and outdoor areas for recreation and
utility.

The proposed development provides onsite
stormwater management and vehicle access.

 

 

O7

for a Class 1 or Class 10a building within the
Detached Housing Zone, does not exceed:
or a single storey building - 50%; or
for a building of two (2) or more storeys —
50% on the ground floor and 30% for the
upper storey(s) or 40% for all storeys for
a building of two (2) or more storeys;
for other classes within the Detached House
Zone does not exceed 40%;

for the Semi Attached Housing Zone does not
exceed 40%;

 

No solution provided

 

Complies (07)
Refer to Section 4.4 of the Town Planning Report
prepared by Property Projects Australia.

 

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

Propertyprojectsaustralia.com.au

 

Page 9

Property
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d. forthe Attached Housing Zone does not
exceed:

i. in Sunshine Beach - 35%; or
ii. otherwise — 40%; or
e. for the Visitor Mixed Use Zone does not

exceed 35%
f. for the Community Services Zone does not
exceed 50%
08 No solution provided

For Multiple Housing Type 2 buildings have a
maximum plot ratio of:

a. 0.6:lif in the Attached Housing Zone located
in Sunshine Beach or

b. 0.45:] otherwise.

09 No solution provided

For Multiple Housing Type 3 or 4, Visitor
Accommodation Type 4 or the accommodation
unit component of an Entertainment and Dining
Business Type 3 (Hotel), the maximum gross floor
area is equivalent to the maximum allowable
population density in persons multiplied by 40mé,
provided that Lots 75 - 77 on P9311 Heron Street,
Peregian Beach, have a maximum gross floor area
of 1 200m.

010 No solution provided

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Complies (08)

Refer to Section 4.5 of the Town Planning Report
prepared by Property Projects Australia.

Not Applicable (09)

The proposed development involves Multiple
Housing (Type 2 - Duplex).

Not Applicable (010)

Brisbane
PO Box 1264, New Farm Old 4005
Phone: 07 3254 1566

Email: [email protected] Propertyprojectsaustralia.com.au

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Property
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For the Neighbourhood Centre Zone the maximum
plot ratio is as follows:

a. 0.8:1 for site areas up to and including
2,000me; and

b. — 0:3:1 for that area of a site in excess of
2,000me?

Flooding and Drainage

oll

Buildings and other works are designed and

sited to:

a. provide flood free access to premises and
flood free habitable areas;

b. allow only minor, short term and infrequent
c. flooding of non habitable areas;

d. ensure car parking areas can be adequately
drained;
e. ensure drainage does not adversely impact
upon other premises; and
f. ensure filling or excavation does not adversely
impact upon other premises by:
i. causing ponding on the site or nearby
land;
ii. increasing flooding, which adversely
affects the safety or use of any land
upstream and downstream;

S111

For new buildings or structures or additions of more

than 50n¥ gross floor area to an existing building or

structure, floor levels for habitable rooms are:

a. forareas where minimum floor levels are
available — not less than the specified level;

b. for areas where flood modelling is available - a
minimum of 300mm above the modelled flood
level; and

c. for areas where flood modelling is not available, a
minimum of 300mm above the highest known
flood level;

AND

S12

Where council infrastructure is available:

a. any drainage, for buildings and land, flows to that
infrastructure; and

b. the infrastructure has the capacity to accept any
additional loading.

AND
Toowoomba

PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

The site is located within the Attached Housing
Zone.

Complies (011)

The site is not identified by the Flood Hazard
Overlay.

Complies (S11.2)

Refer to the Engineering Code Assessment prepared
by Barlow Shelly Consulting Engineers at Appendix
G.

Brisbane
PO Box 1264, New Farm Old 4005
Phone: 07 3254 1566

Propertyprojectsaustralia.com.au

Page 11

p
p

roperty
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Australia

iii.

adversely affecting the flow of water in
any overland flow path; and

falling towards the frontage or other
boundaries without sufficient retention

Roof Form

Ol2

Roof forms:

a.

contribute positively to the local skyline;

S113

Car parking and maneuvering areas are constructed at
a level that permits the parking area to drain from the
site by gravity means, without the need for
mechanical pumping;

OR
S114

Basements for residential uses have flood immunity
above the 1%AEP defined flood event where
alternative means to mechanical pumping are used to
achieve such immunity;

OR
S1L5

Basements for non residential uses have flood
immunity above the 1%AEP define flood event that
may be achieved by means of mechanical pumping
where the mechanical feature is installed with
adequate holding tanks and an alternative back up
power source.

S121

The main roof of the building has a roof pitch no less
than five (5) degrees and has minimum 600mm eaves
to at least 75% of the perimeter of the building;

AND

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Complies (S11.3)

Refer to the Engineering Code Assessment prepared
by Barlow Shelly Consulting Engineers at Appendix
G.

Not Applicable (S11.4)

The proposed development does not involve a
basement.

Not Applicable (S11.5)

The proposed development does not involve a non
residential use and the proposed development does
not involve a basement.

Complies (S12.1)

The proposed development provides a gable roof
form with a minimum pitch of five (5) degrees
towards the front / eastern boundary and a
minimum pitch of five (5) degrees towards the rear /
western boundary.

Brisbane
PO Box 1264, New Farm Old 4005
Phone: 07 3254 1566

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Page 12

Property
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b. complement the beachside character of the
locality;

c._ use soft and articulated pitched or curved roof
forms;

d. avoid low pitched, less than five (5) degrees,
or box profiles / parapets; and

e. donot create opportunities for residents to
overlook the private open space areas of
neighbouring properties

Sl2.2

Buildings and structures do not include roof top
terraces.

Complies (S12.2)

The proposed development does not include a roof
top terrace.

 

 

Sloping Sites

013

Development on sloping sites:

a. is responsive to the natural topography of the
site and minimises cut and fill;

b. does not visually dominate the hill slope or
interrupt the skyline;

c. is integrated with the natural site
characteristics including vegetation; and

d. for Multiple Housing, takes the form of small
separate buildings.

S13.1

Buildings and associated access ways are not
constructed on land with a slope greater than one (1)
in four (4) - 25%;

AND

Not Applicable (S13.1)

The site slopes for the south western corner (41.2m
AHD) towards the north eastern corner (37.8m AHD)
with an average slope of 8.8%.

 

S13.2

Buildings are of split level design that step down the
slope or have suspended floor construction;

AND

Complies (S13.2)

The proposed development provides a split level
design and roof form which follows natural slope of
the site from the rear / western boundary towards
the front / eastern boundary.

 

 

S13.3

 

Complies (S13.3)

 

Toowoomba

PO Box 3686, Toowoomba Qld 4350

Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

Propertyprojectsaustralia.com.au

 

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Cut or fill is less than 2.0m in depth;

Refer to the Engineering Code Assessment prepared

 

The distance between the ground and the lowest part
of the floor of the building does not exceed 3.0m to
avoid large under building areas;

AND

AND by Barlow Shelly Consulting Engineers at Appendix
G.
SIB4 Not Applicable (S13.4)

The proposed development does not result in an
undercroft area.

 

S13.5
Buildings present no more than:

a. if inthe Visitor Mixed Use Zone — three (3)
storeys at any one point when viewed from the
Street; or

b. if in any other zone — two (2) storeys at any one
point when viewed from the street.

Complies (013)

Refer to Section 4.2 of the Town Planning Report
prepared by Property Projects Australia.

 

7.10 ENVIRONMENT, CONSERVATION AND REC

REATION

 

 

Environment and Cultural Heritage Values
ol4

There are no significant adverse effects on
biodiversity, natural vegetation, native fauna
habitat, landscape quality, water quality or cultural
heritage values, including those related to:

a. changes to natural drainage;

6. changes to natural coastal processes;

No solution provided.

 

 

Complies (O14)

The proposed development does not impact on
biodiversity, natural vegetation, native fauna habitat,
landscape quality, water quality or cultural heritage
values where:

m@ = the natural topography from the rear / western

boundary towards the front / eastern boundary
will be maintained; and

 

 

Toowoomba

PO Box 3686, Toowoomba Qld 4350

Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

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Page 14

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c. disturbance of the dune system and wetland
system;

d. management of landslide and fire risk;

™ providing connection to the existing sewerage
infrastructure which traverses the rear /
western boundary of the site.

The proposed development will no impact on natural

 

 

e. erosion and the transport of sediments off

site; coastal processes, the dune system, the wetland

. . system, landslide risk, fire risk, public access, fauna
f unmanaged public access; . . a
habitat or cultural heritage significance.

g. effluent disposal;
h. changes to fauna habitat and behaviour; and
i. disturbance of buildings and features,

including natural features of cultural heritage

significance.
Open Space Network S151 Not Applicable (S15.1)
O15 Open space corridors and existing native vegetation in | The site is not identified as an open space corridor or

An integrated open space network is established,

enhanced and protected throughout the locality to:

a. provide for both passive and active
recreational pursuits;

b. provide connectivity for pedestrians and
cyclists,

provide habitat connectivity for wildlife;
protect watercourses and drainage lines;

protect vegetation on steep slopes; and

> m2? an

form a scenic backdrop for residential
development.

 

areas indicated in Schedule 5 - Map 3 are protected
from fragmentation and encroachment by
development.

 

native vegetation area.

 

 

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

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Page 15

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Pedestrian and Bicycle Pathways
O16

Safe and convenient pedestrian and bicycle
pathways are provided and retained between and
throughout key destinations including:

a. aneast west link between the beach and the
northern end of Lake Weyba via Burgess
Creek;

6b. anorth south link between the Noosa
National Park to the north of the locality and
the former shire boundary near Peregian
Beach; and

c. links within and around Sunrise and Sunshine
Beach linking business and community uses
with residential development.

S161
Pedestrian and bicycle pathways are provided and

retained where indicated in the Priority Infrastructure
Plan in Part 15; AND

Not Applicable (S16.1)

The site is not identified as requiring a pedestrian
pathway or bicycle pathway.

 

S16.2

Contributions toward pedestrian and bicycle
pathways are provided in accordance with the Priority
Infrastructure Plan in Part 15.

Not Applicable (S16.1)

The site is not identified as a pedestrian pathway or
bicycle pathway.

Any subsequent development approval will imposed
infrastructure charges in accordance with Noosa
Shire Council Charges Resolution (No. 4) 2019 which
includes the provision of trunk transport
infrastructure.

 

 

Beach Access Points
O17

Access points to the sensitive foredune systems
are defined and controlled by the establishment of
key access nodes which are designed and sited
having regard to the potential adverse impacts on:

a. visual amenity;

b. dune stability;

Cc. natural habitat; and
d.

water quality;

 

No solution provided

 

Not Applicable (017)

The site is not located adjacent to a beach and is not
identified as requiring a beach access point.

 

Toowoomba

PO Box 3686, Toowoomba Qld 4350

Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

Propertyprojectsaustralia.com.au

 

Page 16

Property
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AND

018

Access to the foredune system and beachfront is
via formalised communal beach accesses, rather
than individual informal tracks

Aircraft Safety
01g

Wildlife, including birds and bats, are not attracted
into the operational airspace of the Sunshine Coast
Airport in significant numbers;

AND
020

Physical obstructions do not adversely affect the
operational airspace of the Sunshine Coast Airport;
AND

021

Emissions do not significantly affect air turbulence,
visibility or engine operation in the operational
airspace of the Sunshine Coast Airport

No solution provided

S19.1

Uses involving disposal of putrescible waste are not
located within 13.0km of the Sunshine Coast Airport;

AND

S20.1

Uses involving aviation activities, including
parachuting and hot air ballooning, are not located
within 15.0km of the Sunshine Coast Airport;

AND

S211

None of the following is permitted within 15km of the
Sunshine Coast Airport, smoke, ash, steam, dust or
gaseous plumes exceeding 4.3m per second.

Not Applicable (018)

The site is not located adjacent to a beach and is not
identified as requiring a formalised communal beach
access.

Not Applicable (S19.1)

The proposed development does not involve the
disposal of putrescible waste and the site is not
located within 13.0km of the Sunshine Coast Airport.

Not Applicable (S20.1)

The proposed development does not involve aviation
activities and the site is not located within 15.0km of
the Sunshine Coast Airport.

Not Applicable (S21.1)

The proposed development does not involve the
emission of smoke, ash, steam, dust or gaseous
plumes and the site is not located within 15.0km of
the Sunshine Coast Airport.

Division 16 - Specific Outcomes and Probable Solutions for the Detached Housing Zone

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Old 4005
Phone: 07 3254 1566

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Page 17

Property
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Table 7.12

Not Applicable — The site is not located within the Detached Housing Zone of the Eastern Beaches Locality.
Division 17 - Specific Outcomes and Probable Solutions for the Semi Attached Housing Zone

Table 7.13

Not Applicable — The site is not located within the Semi Attached Housing Zone of the Eastern Beaches Locality.

Division 18 - Specific Outcomes and Probable Solutions for the Attached Housing Zone

Table 7.14
Specific Outcomes Probable Solutions Response
7.19 CONSISTENT USES
036 No solution provided. Complies (036)
The following defined uses and use classes are The proposed development involves Multiple
consistent uses and are located in the Attached Housing (Type 2 - Duplex) which is a consistent use.
Housing Zone:

a. Commercial Business Type 1 if an estate sales
office;

b. Home Based Business Type 1;

Toowoomba Brisbane
PO Box 3686, Toowoomba Qld 4350 PO Box 1264, New Farm Old 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

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Page 18

Property
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c. Home Based Business Type 2 where
operated from a detached house;

Detached House;

d.

e. Community Residence;

f, Multiple Housing Types 2, 3 or 4; and
g.

Visitor Accommodation Types 1, 2 or 4

 

7.20 INCONSISTENT USES

 

037

The following defined uses and use classes are
inconsistent uses and are not located in the
Attached Housing Zone:

a. all Agricultural Uses;

b. Commercial Business if not Type 1 and an
estate sales office;

all Community Uses;

c. Entertainment and Dining Business;
d. Home Based Business Type 2 or 3;
e. Industrial Business;

f. Retail Business;

g.

h.

all Infrastructure Uses;

ancillary Dwelling Unit;
j. Multiple Housing Type 5; And
k. Visitor Accommodation Type 3

 

No solution provided. Complies (037)

The proposed development does not involve a use
listed within specific outcome 037 of the Eastern
Beaches Locality.

 

 

 

7.21 EFFECTS OF USE

 

 

Toowoomba Brisbane
PO Box 3686, Toowoomba Qld 4350 PO Box 1264, New Farm Old 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] Propertyprojectsaustralia.com.au

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Visitor Hostel No solution provided Not Applicable (038)
038 The proposed development does not involve 7

Lot 65 on RP130983 at 7 Selene Street, Sunrise
Beach is developed for Visitor accommodation
Type 4 for visitor hostel.

Selene Street, Sunrise Beach (Lot 65 on RP130983).

 

7.22 BUILT FORM

 

 

Streetscape and Character

039

Buildings and other structures:

a. present a visual bulk and architectural scale

that is consistent with structures on adjoining
and nearby land;

b. donot dominate the streetscape or
surrounding spaces;

c. address the streetscape;

d. vary in line and plane, complementing the

landscapes which are characteristic of the
area;

e. make use of balconies, eaves, and roof
overhangs for aesthetic and lifestyle reasons;

f. integrate landscaping into the building design
to provide visual relief and screening; and

g. present well articulated facades where
garages or carports are not the dominant
visual element when viewed from the street.

 

S391
Buildings and other structures are designed to

a. havea maximum wall length of 15.0m and each
external wall plane incorporates at least one (1)
design element to add visual interest and
amenity, such as windows, pergolas, sun shading
devices, balconies or a change of building
material;

b. vary and break up the roof forms through gables
or different pitches to add visual interest and
define the individual dwelling units;

Cc. provide individual segmented balconies for each
dwelling unit to reduce dominant horizontal
banding;

d. visually break up building facades by
incorporating different but complimentary
textures and building materials; and

e. visually break up the bulk of the building by
integrating tall plant species in front of and to the
side of buildings.

 

Complies ($39.1)

The proposed development provides a coastal

building form of a scale and character consistent

with the streetscape and surrounding area,

including:

= = amaximum wall length of 14.8m along the side
/ northern boundary and side / southern
boundary which incorporates windows, louvres
and sun shading devices;

@ = a gable roof form with a minimum pitch of five
(5) degrees towards the front / eastern
boundary and a minimum pitch of five (5)
degrees towards the rear / western boundary;

@ = adeckon the upper level and outdoor room on
the lower level visible form the front / eastern
boundary to reduce dominant horizontal
banding;

m= the incorporation of a range of building
materials, textures and finishes along the front /
eastern facade including timber ship lap

 

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

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Page 20

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040

Buildings and structures take the form of small
separate buildings, no more than four (4) attached
dwelling units, rather than large single bulky
developments

O41

The undergrounding of electricity lines and
retention of canopy trees within the road reserve
contributes positively to the amenity of the
streetscape and the natural environment.

Garages and Carports
O42

Garages, carport structures and vehicle
manoeuvring areas are designed and sited to:

a. provide for resident and visitor parking;

6. visually integrate with the building and to not
dominate the street front;

c. allow opportunity for landscaping to screen
vehicle parking and manoeuvring areas;

S40.1

No solution provided

S411

No solution provided

S421
Garages and carports:

a. havea front boundary setback of at least 6.0m;
and

b. present a minimum width to the streetscape, the
total width of garage doors is no more than 6.0m
or 50% of the frontage width, whichever is the
lesser, where the structure faces the street; or

c. that are visible from, but do not face the street,
include windows or other articulation and have a

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

cladding, rendered masonry and feature brick;
and

m= the incorporation of a range of landscape
species within the front / eastern boundary
setback which includes ground covers, shrubs
and established trees.

Complies (040)

The proposed development involves Multiple
Housing (Type 2 - Duplex) which does not involve
more than four (4) attached dwelling units.

Not Applicable (041)

The proposed development does not involve the
undergrounding of electricity lines.

Complies (042)

The proposed development provides two (2) side by

side garages with 4.9m wide garage doors accessed

via two (2) separate 3.6m driveway crossovers,

which:

™ provide a setback of 7.610m to the front /
eastern boudnary;

™ present a minimum garage door width to the
streetscape; and

Brisbane
PO Box 1264, New Farm Old 4005
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Page 21

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Property
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minimise the number of driveway accesses;
and

allow safe and efficient access to and egress
from the premises.

Front Fences and Walls
043

Front fences and walls are designed and sited to:

a.

contribute to the attractiveness of the street;

6.0m vegetated buffer between the structure and
the road frontage.

AND

S42.2

Where multiple lock up garages are included garages
are stepped back a minimum of 600mm from each
other, in relation to the frontage or are separated by at
least 1.5m;

AND

S42.3

Garages, carports and uncovered spaces are designed
to allow vehicles to enter and exit the site in a forward
gear through a three (3) point turn maximum;

AND
S424

The development provides for shared driveways to
minimise the number of access points, except on sites
with more than one (1) street frontage, where garages
or carports in the development front separate streets.

S431

Front fences or walls are setback an average of 1.0m
and are articulated to provide visual interest by
stepping the design at maximum 5.0m intervals.

AND

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

™ provide a vegetated buffer between the front /
eastern boundary and garage door.

Complies (S42.2)

The proposed development provides two (2) side by
side garages which are separated by 3.7m.

Complies (042)

Refer to the Engineering Code Assessment prepared
by Barlow Shelly Consulting Engineers at Appendix
G.

Complies (042)
Refer to Section 4.6 of the Town Planning Report
prepared by Property Projects Australai.

Complies (S43.1)

The proposed development provides a front /
eastern boundary fence which is setback 1.0m from
the front / eastern boundary.

Brisbane
PO Box 1264, New Farm Old 4005
Phone: 07 3254 1566

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Page 22

Property

Projects
Australia
b. be compatible with the existing streetscape 543.2 Complies (S43.2)
character, : : The area of land between the fence and the front a“ ee ee oe oes :
c. relate to the architectural period of the property boundary shall be densely landscaped to i. — ' . i eastern boundary and tne ron
building; screen any fencing from the street. castern boundary.
d. avoid interference with the movement of AND

surface stormwater; 5433 Complies (S43.3)

The proposed development provides a front /
eastern boundary fence whicha maximum height of
under 1.2m above ground level.

e. allow for casual surveillance from the street or
on main roads, mitigate traffic noise; Any fencing on the boundary which is not screened

by vegetation is either less than 1.2m high or of an

f. provide for planting in front of high solid open construction.

fences and walls; and

g. ensure planting between the front fence and
the footpath does not create an impediment
for pedestrians using the footpath.

Division 19 - Specific Outcomes and Probable Solutions for the Visitor Mixed Use Zone

Table 7.15

Not Applicable — The site is not located within the Visitor Mixed Use Zone of the Eastern Beaches Locality.
Division 20 - Specific Outcomes and Probable Solutions for the Neighbourhood Centre Zone

Table 7.16

Not Applicable — The site is not located within the Neighbourhood Centre Zone of the Eastern Beaches Locality.

Division 21 - Specific Outcomes and Probable Solutions for the Community Services Zone

Toowoomba Brisbane
PO Box 3686, Toowoomba Qld 4350 PO Box 1264, New Farm Old 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

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Page 23

Property
Projects
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Table 7.17
Not Applicable — The site is not located within the Community Services Zone of the Eastern Beaches Locality.

Division 22 - Specific Outcomes and Probable Solutions for the Rural Settlement Zone

Table 7.18
Not Applicable — The site is not located within the Rural Settlement Zone of the Eastern Beaches Locality.

Division 23 - Specific Outcomes and Probable Solutions for the Open Space and Recreation Zone

Table 7.19

Not Applicable — The site is not located within the Open Space and Recreation Zone of the Eastern Beaches Locality.
Division 23 - Specific Outcomes and Probable Solutions for the Open Space and Conservation Zone

Table 7.20

Not Applicable — The site is not located within the Open Space and Conservation Zone of the Eastern Beaches Locality.

Division 24 - Specific Outcomes and Probable Solutions for the Conservation Zone

Table 7.21
Toowoomba Brisbane
PO Box 3686, Toowoomba Qld 4350 PO Box 1264, New Farm Old 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] Propertyprojectsaustralia.com.au

Page 24

Property
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Not Applicable — The site is not located within the Conversation Zone of the Eastern Beaches Locality.

Toowoomba Brisbane
PO Box 3686, Toowoomba Qld 4350 PO Box 1264, New Farm Old 4005
Phone: 07 4632 0516 Phone: 07 3254 1566

Email: [email protected] Propertyprojectsaustralia.com.au

Page 25

Property
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Australia

Division 6 - Residential Uses Code

Table 14 — 24 — For All Residential Uses

 

Specific Outcomes

Probable Solutions

Response

 

14.46 EFFECTS OF USE

 

Electricity Supply Infrastructure
Ol

The development does not adversely impact on

AND

existing or future electricity supply infrastructure;

S11

No solution provided

Complies (01)

The proposed development will not have any
adverse impact on electricity infrastructure.

 

02

All uses and works maintain an adequate safe
distance from electrical infrastructure including
substations, overhead powerlines, power poles
and transformers.

 

S21

Development for uses adjacent to or within 50.0m of an
existing electricity substation incorporates noise
attenuation measures to mitigate noise impacts;

AND

Not Applicable (S2.1)

The site is not located within 50.0m of an
existing electricity substation.

 

S2.2

Buildings and structures, including swimming pools,
sheds, tennis courts or outbuildings, are not constructed
under overhead electricity transmission lines or within
electricity easements;

AND

Not Applicable (S2.2)

The proposed development is not located under
overhead electricity transmission lines or within
an electricity easement.

 

 

S2.3

 

Complies (02)

 

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

Propertyprojectsaustralia.com.au

 

Page 26

Property
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A minimum separation distance is maintained from the
electricity transmission line to the closest boundary of
habitable buildings and child activity areas, as follows:

a. 20.0m for transmission lines up to 132kV;

b. 30.0m for transmission lines between 133kV and
275kV; and

c. 40.0m for transmission lines greater than 275kV.

The site is not located within close proximity to
an electricity transmission line.

 

Water Supply and Conservation
03

Onsite water storage is designed and operated to
support the efficient use of water;

AND

 

O4

On site water storage is adequate for occupants
every day use and fire fighting purposes.

S3.1 and $4.1

For a Class 1 building other than a detached house,
outside a reticulated water service area, a rainwater tank
is to be installed with the following minimum storage
capacities:

a. Where no more than three (3) bedrooms - 45,000

litres; or

b. Where more than three (3) bedrooms - 60,000
litres;

AND

c. There is to be on the lot adam, swimming pool or
water tank accessible for use by the fire brigade that
contains at least 5,000 litres of water.

Not Applicable (S3.1 and S4.1)

The proposed development does not involve a
“Class 1 Building” under the Building Code of
Australia and the site is located within the
reticulated water service area.

 

 

 

 

 

 

Erosion and Sediment Control No solution provided. Complies (05)
O5 Refer to the Engineering Code Assessment
Development does not cause erosion or result in prepared by Barlow Shelly Consulting Engineers
transport of sediments off site. at Appendix G.
Safety and Security S61 Complies (S6.1)

Toowoomba Brisbane

PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

PO Box 1264, New Farm Qld 4005
Phone: 07 3254 1566

Propertyprojectsaustralia.com.au

 

Page 27

Property
Projects
Australia

 

06

For Multiple Housing Types 2, 3 and 4, buildings
and outdoor spaces are designed to protect the
personal security and safety of residents by
allowing for natural surveillance.

The building entrance is clearly identifiable and visible
from the street, footpath and driveway;

AND

The proposed development provides an entrance
to both dwelling units from the street, footpath
and driveway.

 

S6.2

The internal path network has clear sightlines to the
dwelling entry and street access points; AND

Complies (S6.2)

The proposed development provides an internal
path network which has clear sightlines to the
entry of each dwelling unit.

 

S6.3

Visitors have direct access to the entrance without
passing through private outdoor living areas.

Complies (S6.3)

The proposed development provides direct
access for visitors without passing through
Private outdoor areas.

 

Emergency Access
O07
For Multiple Housing Type 3, 4 and 5, site design

and layout ensures efficient access and egress for
emergency vehicles.

No solution provided

Not Applicable (07)

The proposed development involves Multiple
Housing (Type 2 — Duplex).

 

Basement drainage
08
Buildings and access works are designed and sited

to protect persons and property in the event of a
flood and power failure.

S81

Enclosed car parking and manoeuvring areas are
constructed at a level that permits the parking area to
drain from the site by gravity means, without the need for
mechanical pumping.

Complies (S8.1)

The proposed development provides for car
parking and manoeuvring areas to drain toa
lawful point of discharge by gravity means.

 

 

Separation of Incompatible Uses
09?

Development is designed to minimise noise
carrying between dwelling units or

 

S91

Bedroom windows are at least 3.0m away from shared
driveways or carparking areas of adjacent dwelling units
or accommodation units.

 

Complies (S9.1)

The proposed development provides bedroom
windows which are located in excess of 9.0m to

 

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

Propertyprojectsaustralia.com.au

 

Page 28

Property
Projects
Australia

 

accommodation units by locating noise sensitive
spaces such as bedrooms away from noise
generating areas of the development, such as
carparking areas or mechanic plant and equipment
or recreational facilities.

the driveway and car parking areas of adjoining
buildings.

 

Mechanical Plant and Equipment
010

Mechanical plant and equipment associated with
residential uses are designed and located so as not
have an adverse impact on the visual amenity of
the site or surrounding areas.

S10.1

Mechanical plant and equipment, including pool and spa
pumps, pool heaters, air conditioning units and
refrigeration units are:

a. where located at ground level, screened by fencing
15m in height or dense vegetation of at least 1.5m in
width incorporating grouped trees and shrubs with
maximum separation distance of 1m measured from
the centre of the plant; and

b. for Multiple Housing Type 2, 3 and 4 are visually
integrated into the line and plane of the building and
roof design and do not project beyond the height or
width of the building when viewed from the street
and adjoining properties.

Complies (S10.1)

A condition of any subsequent development
approval will require mechanical plant and
equipment be installed in accordance with
specific outcome S10.1 of the Residential Uses
Code.

 

 

Ancillary Recreation Uses
Oll

Ancillary recreation uses, such as outdoor tennis
courts and half netball courts, do not have an
adverse effect on the amenity enjoyed by users of
adjacent or nearby premises nor do they cause

 

S111

If the use involves ancillary use of outdoor courts
including tennis courts, half courts and netball courts—the
use complies with the requirements in Section 2 of
Planning Scheme Policy 8 — Tennis and Other Courts;

AND

 

Not Applicable (S11.1)

The proposed development does not involve any
ancillary outdoor courts, including a tennis court.

 

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

Propertyprojectsaustralia.com.au

 

Page 29

Property
Projects
Australia

 

unreasonable disturbance to local fauna through
light emissions by ensuring that all lighting devices
are limited to those designed and installed to:

a. minimise light spillage on neighbouring
premises;

b. preserve an acceptable degree of lighting
amenity at the neighbouring premises;

Cc. provide covers or shading around lights;
d. direct lights downwards;

position lights away from possibly affected
areas; and

f. enable brightness of lights to be adjusted to
low levels.

S112

Any lit tennis court or sports court is located at least
60.0m 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

Not Applicable (S11.2)

The proposed development does not involve any
ancillary outdoor courts, including a tennis court
or sports court.

 

S113

The vertical illumination resulting from direct, reflected or
other incidental light emanating from the site does not
exceed eight (8) lux when measured at any point 1.5m
outside the boundary and at any level from ground level
upward;

AND

Not Applicable (S11.3)

The proposed development does not involve the
illumination of any ancillary outdoor courts.

 

S14

Any flood lighting is restricted to the types that give no
upward component of light where mounted horizontally.

Not Applicable (S11.4)

The proposed development does not involve the
illumination of any ancillary outdoor courts.

 

Ol2

Noise originating from the use of the tennis court
does not have a detrimental effect on the amenity
of the area or cause nuisance to neighbouring
residents.

S121

The court is not used between the hours of 10:00pm and
6:30am the following day.

Not Applicable (S12.1)

The proposed development does not involve any
ancillary outdoor courts, including a tennis court
or sports court.

 

 

Privacy
013

 

S131

Transparent doors and windows are designed and located
so they do not directly face transparent doors or windows

 

Complies (S13.1)

The proposed development does not result in
transparent door or windows which directly face

 

 

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

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For Multiple Housing Types 2, 3 and 4, building
and structures are designed and sited to ensure
the visual privacy of residents of the development
and neighbouring properties is protected.

or the private open space areas of other dwelling units
within 10.0m;

AND

transparent doors or windows or the private
open space areas of other dwelling units within
10.0m.

 

S13.2

Planter boxes, louvre screens, pergolas, landscaping and
architectural design of balconies are used to screen the
ground floor private open space of dwelling units or
accommodation units from upper level units.

Complies (S13.2)

The proposed development provides screening
to adjoining private open space areas.

 

Access to Sunlight
ol4
For Multiple Housing, buildings and structures are

designed and sited so as not to unreasonably
diminish the existing sunlight to adjoining

S141

Development does not reduce sunlight to at least 50% of
the private open space areas of any adjoining residences
to less to than two (2) hours between 9:00am and
3:00pm on any day of the year;

Complies (014)

The proposed development does not
unreasonably diminish the existing sunlight to
adjoining residences and associated private open
space areas.

 

 

 

residences and associated private open space OR
ate, S142 Complies (O14)
AND . a
Where overshadowing by existing structures and fences | The proposed development does not
occurs to more than 50% of the private open space areas | unreasonably diminish the existing sunlight to
of any adjoining residences, sunlight is not further adjoining residences and associated private open
reduced by more than 20%. space areas.
O15 S151 Not Applicable (015)

Multiple housing is designed and sited to minimise
the extent of shadows cast on solar photovoltaic
cells on roofs of adjoining buildings.

 

No solution provided

 

The proposed development does not adjoining
buildings with solar photovoltaic cells.

 

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Qld 4005,
Phone: 07 3254 1566

Propertyprojectsaustralia.com.au

 

Page 31

Property
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Sloping Sites
O16
On sloping sites, buildings and structures are

designed to maximise the use of the natural
topography and minimise the need for cut and fill.

S16.1

Buildings and structures on sloping sites:

a.

Have a maximum distance of 3.0m between the
ground and the lowest part of the floor of the
building or the building incorporates undercroft
skirting or screening) to the full height of any
undercroft area higher than 3.0m above ground level
at the perimeter of the building;

are of split level design that step down the slope or
have suspended floor construction;

limit the amount of cut or fill to less than 2.0m in
depth relative to natural ground level; and

do not result in the spread of fill beyond the footprint
of the building and

Table 14.25 — For Multiple Housing Type 3 — Retirement and Special Needs

Complies (S16.1)

The site slopes for the south western corner
(41.2m AHD) towards the north eastern corner
(37.8m AHD) with an average slope of 8.8%.

The proposed development does not result in an
undercroft area.

The proposed development provides a split level
design and roof form which follows the natural
slope of the site from the rear / western
boundary towards the front / eastern boundary.

Refer to the Engineering Code Assessment
prepared by Barlow Shelly Consulting Engineers
at Appendix G for details on cut, fill and retaining.

Not Applicable — The proposed development does not involve Multiple Housing Type 3 - Retirement and Special Needs

Table 14-26 — For Multiple Housing Type 4 — Conventional

Not Applicable — The proposed development does not involve Multiple Housing Typ4 — Conventional.

Toowoomba
PO Box 3686, Toowoomba Qld 4350
Phone: 07 4632 0516

Email: [email protected]

Brisbane
PO Box 1264, New Farm Old 4005
Phone: 07 3254 1566

Propertyprojectsaustralia.com.au