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Appendix B - Code Assessment Report - 6-10 Diamond Street Cooroy - 21.12.18
Attached to the e-mail Commercial Business Type 1 Office, Retail Business Type 2 Shop & Salon & Multiple Housing Type 4 Conventional - 4 units (Architectural Plans & Code Assessment Report) - MCU19/0001.
Appendix B – Code Assessment Material Change of Use and Reconfiguration of a Lot to establish a Mixed-Use Precinct including 5 x Business Type 1 Offices, 1 x Retail Business Type 2 Shop & Salon, and 4 x Multiple Housing Type 4 Units (Small Dwelling Units) 6-10 Diamond Street, COOROY described as Lots 703, 704 and 705 on C 5602 Applicant: Heritage Motel Investments Pty Ltd Date: 21st December 2018
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Page 2
Table of Contents
Summary .......................................................................................................................... 3
State Development Assessment Provisions ..................................................................... 4
State Code 1: Development in a State-Controlled Road Environment......................................... 4
Applicable Development and Overlay Codes .................................................................. 10
Cooroy & Lake Macdonald Locality Code ................................................................................ 10
Business Uses Code ............................................................................................................. 24
Residential Uses Code............................................................................................................. 31
Driveways and Carparking Code ........................................................................................... 36
6-10 Diamond Street, Cooroy 2
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Summary
This report provides a statutory assessment against the intents and code requirements of the Noosa
Plan 2018 and the State planning interests.
The Development Assessment Mapping System (DAMS) identifies the Area within 25 metres of a
State Transport Corridor and State-Controlled Road Intersection overlays as being applicable to the
subject site. The proposed development has been assessed against the codes requirements below.
The proposed development has been assessed against the applicable Noosa Plan Development
Codes.
6-10 Diamond Street, Cooroy 3
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State Development Assessment Provisions
The Development Assessment Mapping System (DAMS) identifies the Area within 25 metres of a State Transport Corridor and State-Controlled Road
Intersection overlays as being applicable to the subject site. The proposed development has been assessed against the codes requirements below.
State Code 1: Development in a State-Controlled Road Environment
The proposed mixed-use precinct has been assessed against the relevant provisions prescribed within Table 1.2.1 of State Code 1 below:
Performance outcomes Acceptable outcomes Proposed Development
Buildings and structures
PO1 The location of buildings, structures, AO1.1 Buildings, structures, infrastructure, services and utilities are not Complies
infrastructure, services and utilities does not located in a state-controlled road. Refer to the Code Table Reponses within
create a safety hazard in a state-controlled AND the Traffic Engineering Assessment Report
road, or cause damage to, or obstruct road AO1.2 Buildings, structures, infrastructure, services and utilities can be prepared by BMC Traffic as enclosed in
transport infrastructure. maintained without requiring access to a state-controlled road. Appendix C.
PO2 The design and construction of buildings AO2.1 Facades of buildings and structures facing a state-controlled Complies
and structures does not create a safety road are made of non-reflective materials. The proposed design palette consists of
hazard by distracting users of a state- OR robust materials and finishes that have
controlled road AO2.2 Facades of buildings and structures do not reflect point light been carefully selected with consideration
sources into the face of oncoming traffic on a state-controlled road. to the elements of the environment. The
AND architectural design of the precinct is
AO2.3 External lighting of buildings and structures is not directed into reflective of the site’s setting and presents
the face of oncoming traffic on a state-controlled road and does not a modern, elegant and attractive built
involve flashing or laser lights. form. Extensive architectural and
AND landscaping treatments have been
AO2.4 Advertising devices visible from a state-controlled road are incorporated to create a built form that
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located and designed in accordance with the Roadside Advertising presents well to the street and enhances
Guide, Department of Transport and Main Roads, 2013 the Diamond streetscape character.
Minimal advertising devices are proposed.
PO3 Road, pedestrian and bikeway bridges AO3.1 Road, pedestrian and bikeway bridges over a state-controlled Not Applicable
over a state-controlled road are designed and road include throw protection screens in accordance with section 4.9.3 No road or active transport bridges are
constructed to prevent projectiles from being of the Design Criteria for Bridges and Other Structures Manual, proposed.
thrown onto a state-controlled road. Department of Transport and Main Roads, 2018.
Filling, excavation and retaining structures
PO4 Filling and excavation does not interfere No acceptable outcome is prescribed. Complies
with, or result in damage to, infrastructure or The proposed mixed-use precinct and
services in a state-controlled road. associated filling, excavation and retaining
works will not interfere with or result in
damage to Diamond Street.
PO5 Filling, excavation, building foundations No acceptable outcome is prescribed. Complies
and retaining structures do not undermine, The proposed mixed-use precinct and
or cause subsidence of, a state-controlled associated filling, excavation and retaining
road. works will not interfere with or result in
damage to Diamond Street.
PO6 Filling, excavation, building foundations No acceptable outcome is prescribed. Complies
and retaining structures do not cause ground The proposed mixed-use precinct and
water disturbance in a state-controlled road. associated filling, excavation and retaining
works will not interfere with or result in
damage to Diamond Street.
PO7 Excavation, boring, piling, blasting or fill No acceptable outcome is prescribed. Complies
compaction during construction of a The proposed mixed-use precinct and
development does not result in ground associated filling, excavation and retaining
movement or vibration impacts that would works will not interfere with or result in
cause damage or nuisance to a state- damage to Diamond Street.
controlled road, road transport infrastructure
or road works.
PO8 Development involving the haulage of AO8.1 Fill, extracted material and spoil material is not transported to or Complies
fill, extracted material or excavated spoil from the development site on a state-controlled road. The proposed mixed-use precinct and
material exceeding 10,000 tonnes per year associated filling, excavation and retaining
does not damage the pavement of a state- works will not interfere with or result in
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controlled road. damage to Diamond Street.
PO9 Filling and excavation associated with No acceptable outcome is prescribed. Complies
the construction of vehicular access to a The proposed mixed-use precinct and
development does not compromise the associated filling, excavation and retaining
operation or capacity of existing drainage works will not interfere with or result in
infrastructure for a state controlled road. damage to Diamond Street.
PO10 Fill material used on a development AO10.1 Fill material is free of contaminants including acid sulfate Complies
site does not result in contamination of a content. Details regarding the preparation of the
state-controlled road AND site for the proposed mixed-use
AO10.2 Compaction of fill is carried out in accordance with the development will be examined within the
requirements of AS 1289.0 2000 – Methods of testing soils for documentation lodged for an Operational
engineering purposes Works Permit.
PO11 Filling and excavation does not cause AO11.1 Compaction of fill is carried out in accordance with the Complies
windblown dust nuisance in a state- requirements of AS 1289.0 2000 – Methods of testing soils for Details regarding the preparation of the
controlled road. engineering purposes. site for the proposed mixed-use
AND development will be examined within the
AO11.2 Dust suppression measures are used during filling and documentation lodged for an Operational
excavation activities such as wind breaks or barriers and dampening of Works Permit.
ground surfaces.
Stormwater and drainage
PO12 Development does not result in an No acceptable outcome is prescribed. Complies
actionable nuisance, or worsening of, The appropriate infrastructure will be
stormwater, flooding or drainage impacts in a provided. Matters regarding the treatment
state-controlled road. of water leaving the site will be address in
the Stormwater Management Plan.
PO13 Run-off from the development site is AO13.1 Development does not create any new points of discharge to a Complies
not unlawfully discharged to a state- state-controlled road. The appropriate infrastructure will be
controlled road. AND provided. Matters regarding the treatment
AO13.2 Stormwater run-off is discharged to a lawful point of discharge. of water leaving the site will be address in
AND the Stormwater Management Plan.
AO13.3 Development does not worsen the condition of an existing
lawful point of discharge to the state-controlled road.
PO14 Run-off from the development site AO14.1 Run-off from the development site during construction is not Complies
during construction does not cause siltation discharged to stormwater infrastructure for a state-controlled road. The appropriate infrastructure will be
of stormwater infrastructure affecting a provided. Matters regarding the treatment
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state-controlled road. of water leaving the site will be address in
the Stormwater Management Plan.
Vehicular access to a state-controlled road
PO15 Vehicular access to a state-controlled AO15.1 Development does not require new or changed access to a Partially Complies
road that is a limited access road is consistent limited access road. Refer to the Code Table Reponses within
with government policy for the management OR the Traffic Engineering Assessment Report
of limited access roads. AO15.2 A new or changed access to a limited access road is consistent prepared by BMC Traffic as enclosed in
with the limited access policy for the state-controlled road. Appendix C.
AND
AO15.3 Where a new or changed access is for a service centre, access is
consistent with the Service centre policy, Department of Transport and
Main Roads, 2013 and the Access policy for roadside service centre
facilities on limited access roads, Department of Transport and Main
Roads, 2013, and the Service centre strategy for the state-controlled
road.
PO16 The location and design of vehicular AO16.1 Vehicular access is provided from a local road. Partially Complies
access to a state-controlled road (including OR all of the following acceptable outcomes apply: Refer to the Code Table Reponses within
access to a limited access road) does not AO16.2 Vehicular access for the development is consistent with the the Traffic Engineering Assessment Report
create a safety hazard for users of a state- function and design of the state-controlled road. prepared by BMC Traffic as enclosed in
controlled road or result in a worsening of AND Appendix C.
operating conditions on a state-controlled AO16.3 Development does not require new or changed access between
road. the premises and the state-controlled road.
AND
AO16.4 Use of any existing vehicular access to the development is
consistent with a decision under section 62 of the Transport
Infrastructure Act 1994
AO16.5 On-site vehicle circulation is designed to give priority to
entering vehicles at all times so vehicles do not queue in a road
intersection or on the state-controlled road.
PO17 Vehicular access to a state-controlled AO17.1 Vehicular access and associated road access works are not Complies
road or local government road (and located within 5 metres of existing public passenger transport Refer to the Code Table Reponses within
associated road access works) are located infrastructure. the Traffic Engineering Assessment Report
and designed to not damage or interfere with prepared by BMC Traffic as enclosed in
AND
public passenger transport infrastructure, Appendix C.
AO17.2 The location and design of vehicular access for a development
public passenger services or pedestrian or
does not necessitate the relocation of existing public passenger
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cycle access to public passenger transport transport infrastructure.
infrastructure and public passenger services.
AND
AO17.3 On-site vehicle circulation is designed to give priority to
entering vehicles at all times so vehicles using a vehicular access do not
obstruct public passenger transport infrastructure and public passenger
services or obstruct pedestrian or cycle access to public passenger
transport infrastructure and public passenger services.
AND
AO17.4 The normal operation of public passenger transport
infrastructure or public passenger services is not interrupted during
construction of the development.
Vehicular access to local roads within 100 metres of an intersection with a state-controlled road
PO18 The location and design of vehicular AO18.1 Vehicular access is located as far as possible from the state- Partially Complies
access to a local road within 100 metres of an controlled road intersection. Refer to the Code Table Reponses within
intersection with a state-controlled road does the Traffic Engineering Assessment Report
AND
not create a safety hazard for users of a prepared by BMC Traffic as enclosed in
AO18.2 Vehicular access is in accordance with volume 3, parts, 3, 4 and
state-controlled road. Appendix C.
4A of the Road Planning And Design Manual, 2nd edition, Department
of Transport and Main Roads, 2016.
AND
AO18.3 Onsite vehicle circulation is designed to give priority to entering
vehicles at all times so vehicles do not queue in the intersection or on
the state-controlled road.
Planned upgrades
PO19 Development does not impede delivery AO19.1 Development is not located on land identified by the Complies
of planned upgrades of state-controlled Department of Transport and Main Roads as land required for the Refer to the Code Table Reponses within
roads. planned upgrade of a state-controlled road. the Traffic Engineering Assessment Report
prepared by BMC Traffic as enclosed in
Note: Land required for the planned upgrade of a state-controlled road
Appendix C.
is identified in the DA mapping system.
OR
AO19.2 Development is sited and designed so that permanent
buildings, structures, infrastructure, services or utilities are not located
on land identified by the Department of Transport and Main Roads as
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land required for the planned upgrade of a state-controlled road.
OR all of the following acceptable outcomes apply:
AO19.3 Structures and infrastructure located on land identified by the
Department of Transport and Main Roads as land required for the
planned upgrade of a state-controlled road are able to be readily
relocated or removed without materially affecting the viability or
functionality of the development.
AND
AO19.4 Vehicular access for the development is consistent with the
function and design of the planned upgrade of the state-controlled
road.
AND
AO19.5 Development does not involve filling and excavation of, or
material changes to, land required for a planned upgrade to a state-
controlled road.
AND
AO19.6 Land is able to be reinstated to the pre-development condition
at the completion of the use.
Network impacts
PO20 Development does not result in a No acceptable outcome is prescribed. Complies
worsening of operating conditions on the The proposed development will not
state-controlled road network. adversely affect the operating conditions of
the road network.
PO21 Development does not impose traffic AO21.1 The layout and design of the development directs traffic Complies
loadings on a state-controlled road which generated by the development to the local road network. The site is access via a major local road –
could be accommodated on the local road Diamond Street.
network
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Applicable Development and Overlay Codes
The proposed development has been assessed against the below Development Codes where applicable.
• Cooroy & Lake Macdonald Locality Code,
• Business Uses Code,
• Residential Uses Code, and
• Driveways and Carparking Code.
Cooroy & Lake Macdonald Locality Code
The proposed mixed-use precinct has been assessed against the relevant Specific Outcomes and Probable Solutions prescribed within the below Tables of the
Cooroy & Lake Macdonald Locality Code:
• Table 6.12 Specific Outcomes and Probable Solutions for the Cooroy & Lake Macdonald Locality, and
• Table 6.16 Specific Outcomes and Probable Solutions for the Business Centre Zone.
Performance outcomes Acceptable outcomes Proposed Development
Table 6.12 —Specific Outcomes for the Cooroy & Lake Macdonald Locality
6.8 Effects of use
Amenity No solution provided. Complies
O1 Uses are located, designed and operated to avoid The buildings have been appropriately sited
significant adverse changes to the light, air quality, as to reduce any perceived acoustic and
noise, accessibility or other conditions enjoyed by users visual impacts. The side and rear setbacks
of associated, adjoining or nearby uses. are to be will be landscaped. Additionally, a
fencing is proposed along the western and
eastern boundaries to mitigate any
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perceived noise and light pollution
generated from the proposed
development.
Scenic amenity No solution provided. Complies
O2 Important scenic vistas including those to and from The proposal is within the prescribed
Mt Cooroy, Mt Tinbeerwah and Black Mountain are height limits and will not negatively impact
protected and uninterrupted to maintain aesthetic and upon the scenic amenity of the adjoining
cultural values of the natural landscape land uses.
Major road network No solution provided. Complies
O3 The function of, and visual amenity and character The proposed development has been
surrounding the, major road network, including oriented to address the street (Diamond
Diamond St, Cooroy–Noosa Road, Belli Creek Road and Street). The proposed palette and
Lake Macdonald Drive is protected and enhanced architectural design is suitable for the
location and positively contribute to the
visual amenity and streetscape of Diamond
Street.
The proposed landscaping features
statement and lush plantings suitable for
the location. The plantings have been
designed to create an inviting entry to the
development and positively contributes to
the visual amenity and streetscape
character of Diamond Street and Diamond
Lane.
Laneways No solution provided. Complies
O4 Uses do not diminish the ability of laneways to— The proposal will not result in any change
a) relieve traffic on streets; to the current access and use of Diamond
b) provide convenient and safe rear access to premises; Lane.
and
c) add to the heritage character of Cooroy;
AND
O5 Access for new uses is only taken off a laneway No solution provided. Complies
where upgrading works are carried out to the laneway No vehicular access from Diamond Land is
to enable the laneway to accommodate the anticipated proposed. A pedestrian link from the site to
levels of traffic. the Cooroy Bowls Club has been
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incorporated into the design.
6.9 Built form
Density O6 No solution provided. Complies
The density of development within the site area— The proposal includes the provision of four
a) is compatible with surrounding development; and (4) 2-bedroom small dwelling units.
b) does not exceed— On accordance with Part 2 of the Noosa
i. For the Semi-Attached Housing Zone–1 dwelling Plan 2018, each proposed dwelling unit has
unit per 400m2 of site area with a maximum population a rate of occupancy of 2.4 persons.
density of 100 persons per hectare;
ii. For the Attached Housing Zone– maximum The total proposed population density for
population density of 100 persons per hectare; and the site is 9.6 persons and is within the
iii. For the Business Centre Zone– maximum prescribed maximum for the Business
population density of 100 persons per hectare Centre Zone.
iv. For the Community Services Zone maximum
population density of 320 persons per hectare
exclusively for the purposes of Residential Aged Care
and 160 persons per hectare for any other form of
Retirement & Special needs housing; and
c) has a low site impact to enhance the opportunity to
maintain natural site characteristics such as native
vegetation and natural landforms.
Height S7.1 Buildings and other structures have a maximum Complies
O7 Buildings and other structures— building height of— The overall maximum height of the
a) are low rise and present a building height consistent a) if in the Rural or Rural Settlement Zone—8m, or 9m where proposal is 7.38 metres as illustrated in
with structures on adjoining and surrounding premises; the pitched roof but no other part of the building or drawing 18043-DA04) within Appendix A,
b) have a maximum building height of 2 storeys; structure exceeds 8m; or and is within the permitted maximum.
c) do not visually dominate the street, surrounding b) if in the Open Space Recreation Zone and used for an
spaces or the existing skyline; indoor sporting complex—11m
d) preserve the amenity of surrounding land uses; c) if in the Industry Zone—10m;
e) respect the scale of existing vegetation; and d) in all other zones—8m.
f) respond to the topography of the site by avoiding
extensive excavation and filling.
Setbacks S8.1 Buildings and structures comply with the minimum Partially Complies
O8 Buildings and other structures are appropriately setbacks identified in Schedule 1 - Minimum Boundary The proposed development complies with
designed and sited to— Setbacks. 3 of the prescribed minimum boundary
a) provide amenity for users of the premises as well as setbacks. The proposal is seeking a
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preserve the visual and acoustic privacy of adjoining and relaxation for the eastern boundary
nearby properties; setback.
b) preserve any existing vegetation that will buffer the
proposed building from adjoining uses; The land adjacent to the subject site on the
c) allow for landscaping to be provided between east is zoned as Detached Housing.
buildings; and However, for in excess of 20 years the
d) maintain the visual continuity and pattern of buildings Cooroy Veterinary Clinic has been
and landscape elements within the street. operating from this site (Lot 706 on C5602).
Giving consideration to the foreseeable
rezoning of the subject site with the
finalisation of the New Noosa Plan and with
regards to the existing neighbouring
commercial uses, the proposed setback
relaxation will not result in any significant
adverse impacts on the amenity enjoyed by
the surrounding land uses.
Site cover, gross floor area and plot ratio No solution provided. Complies
O9 The site cover, gross floor area and plot ratio of The proposed mixed-use precinct is located
buildings and other roofed structures— on a site that is appropriate for the use and
a) results in a building scale that is compatible with is consistent with surrounding uses.
surrounding development; The proposed development is of a scale
b) does not present an appearance of bulk to adjacent which is responsive to the local vernacular
properties, roads or other areas in the vicinity of the and country context of the Cooroy locality.
site;
c) maximises the retention of existing vegetation and The architectural and landscaping designs
allows for soft landscaping between buildings; are suitable for the location and positively
d) allows for adequate area at ground level for outdoor contribute to the visual amenity and
recreation, entertainment, clothes drying and other site streetscape of Diamond Street.
facilities; and The proposed mixed use development will
e) facilitates onsite stormwater management and connect to the existing infrastructure
vehicular access. including Council’s reticulated water,
electricity, and sewer supply.
O10 Site cover does not exceed— No solution provided. Not Applicable
a) for a class 1 or class 10a building within the Detached The site is located in the Business Centre
Housing Zone, — Zone (future rezoning).
i for a single storey building - 50%; or
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ii for a building of 2 or more storeys - 50% on the
ground floor and 30% for the upper storey(s), or 40% for
all storeys for a building of 2 or more storeys;
b) for other classes within the Detached Housing Zone -
40%;
c) for the Semi-Attached Housing Zone—40%; or
d) for the Attached Housing Zone—40%
e) for the Community Services Zone—50%
O11 For Multiple Housing Type 2 buildings have a No solution provided. Not Applicable
maximum plot ratio of 0.45:1. The proposal does not include Multiple
Housing Type 2.
O12 For Multiple housing Type 3 or 4, Visitor No solution provided. Complies
accommodation Type 4, or the accommodation unit For the Business Centre Zone– maximum
component of an Entertainment and dining business population density of 100 persons/hectare.
Type 3—maximum gross floor area is equivalent to the The maximum GFA for Multiple Housing
maximum allowable population in persons multiplied by Type 4 component is 4,000m2.
40m2 The proposal includes four (4) small
dwelling units, with a total 320m2 of GFA.
O13 For the Business Centre Zone plot ratio does not No solution provided. Complies
exceed— A maximum of 1,909m2 GFA is permitted
a) 0.8:1 for site areas up to and including 2,000m2 ; and for the site. The proposed commercial
b) 0.3:1 for the balance of a site over 2,000m2 . offices and convenience supermarket GFA
totals 697m2.
Flooding and drainage S14.1 For new buildings or structures or additions of more Complies
O14 Buildings and other works are designed and sited than 50m2 gross floor area to an existing building or Refer to drawing 18043-DA03 within
to— structure, floor levels for habitable rooms are— Appendix A for details regarding floor and
a) provide flood free access to premises and flood free a) for areas where minimum floor levels are available—not building heights.
habitable areas; less than the specified level;
b) allow only minor, short term and infrequent flooding b) for areas where flood modelling is available—a minimum
of non-habitable areas; of 300mm above the modelled flood level; and
c) ensure carparking areas can be adequately drained; c) for areas where flood modelling is not available, a
d) ensure drainage does not adversely impact upon minimum of 300mm above the highest known flood level;
other premises; and AND
e) ensure filling or excavation does not adversely impact S14.2 Where Council infrastructure is available— Complies
upon other premises by— a) any drainage (including buildings and yards) flows to that The proposed development will be
i. causing ponding of water on the site or nearby land; infrastructure; and connected to Council’s existing
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ii. increasing flooding, which adversely affects the b) the infrastructure has the capacity to accept any infrastructure.
safety or use of any land upstream and downstream; additional loading; AND
and S14.3 Car parking and maneuvering areas are constructed at Complies
iii. adversely affecting the flow of water in any a level that permits the parking area to drain from the site by The carparking area has been designed as
overland flow path. gravity means, without the need for mechanical pumping; or to drain to Council’s existing stormwater
infrastructure.
S14.4 Basements for residential uses have flood immunity Not Applicable
above the 1%AEP defined flood event where alternative A basement carpark is not proposed.
means to mechanical pumping are used to achieve such
immunity;
or
S14.5 Basements for non-residential uses have flood Not Applicable
immunity above the 1%AEP defined flood event that may be The subject site is not affected by Council’s
achieved by means of mechanical pumping where the flood overlay.
mechanical feature is installed with adequate holding tanks
and an alternative back up power source.
Sloping sites S15.1 Buildings are of split level design that step down the Not Applicable
O15 On sloping sites, buildings and structures are slope or have a suspended floor construction; (See Figure 6.1 The subject site is of level ground.
designed to maximise the use of natural slope and below) AND
minimise the need for cut and fill. S15.2 Cut or fill is less than 2m in depth; AND Not Applicable
No large quantities of cut and/or fill are
proposed.
S15.3 The distance between the ground and the lowest part Not Applicable
of the floor of the building does not exceed 3m No under croft spaces / under buildings are
proposed.
Roof form S16.1 With the exception of industrial buildings the main Complies
O16 Roof forms— roof of the building has a roof pitch no less than 12 degrees The proposal incorporates flat and pitches
a) contribute positively to the local skyline; and has minimum 600mm eaves to at least 75% of the rooves, and eaves of 650-750mm to the
b) complement the low rise character of the locality; perimeter of the building; AND western building.
c) use simple traditional roof designs, such as hipped, S16.2 Building and structures do not include rooftop Not Applicable
gabled or skillion; and terraces. No rooftop terraces are proposed.
d) do not create opportunities for residents to overlook
the private open space areas of neighbouring properties
Public transport node S17.1 A public transport node is located within Cooroy as Complies
O17 An accessible and safe public transport node is identified in Schedule 5 on Map 1 The site is well connected with major
established and operated within Cooroy that— transport infrastructure (Cooroy Train
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a) links public transport services to other centres and Station) and active transport facilities
destinations throughout the Sunshine Coast; and within close proximity.
b) forms part of an integrated transport network that is
accessible via pedestrian and bicycle pathways.
6.10 Environment, conservation and recreation
Environment and cultural heritage values Complies
O18 There are no significant adverse effects on The subject site is clear of any vegetation of
biodiversity, natural vegetation, native fauna habitat, environmental significance. Plantings will
landscape quality, water quality or cultural heritage be in accordance with Council’s guidelines
values, including those related to— and have been designed to capture run-off
a) changes to natural drainage; from the site.
b) disturbance to any of the wetland systems;
c) management of landslide and fire risk; Waste will be appropriately managed and
d) erosion and the transport of sediments off site; treated on site.
e) unmanaged public access; The proposed mixed use development will
f) effluent disposal; connect to the existing infrastructure
g) changes to fauna habitat and behaviour; and including Council’s reticulated water,
h) disturbance of buildings and features, including electricity, and sewer supply.
natural features, of cultural heritage significance.
No overlay triggers are mapped on
Council’s Enterprise Mapping System.
Open space network S19.1 Open space corridors and existing native vegetation in Not Applicable
O19 An integrated open space network is established, areas indicated in Schedule 5 – Map 3 are protected from The subject site is located within Cooroy’s
enhanced and protected throughout the locality to— fragmentation and encroachment by development. eastern business centre.
a) provide for both passive and active recreational
pursuits;
b) provide connectivity for pedestrians, cyclists, and
horse riders;
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential development;
AND
O20 The open space network links— S20.1 Open space corridors and existing native vegetation in Not Applicable
a) forests including parts of Tewantin and Ringtail State areas indicated in Schedule 5 – Map 3 are protected from The subject site is located within Cooroy’s
Forests; fragmentation and encroachment by development. eastern business centre.
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b) the catchment of Lake Macdonald;
c) the vegetated ranges of the sub-coastal escarpment in
the north, south, and east of the locality; and
d) the riparian corridors of the Six-Mile and Ringtail
Creeks and their tributaries.
Noosa Trail Network S21.1 Development includes linkages to or between existing Not Applicable
O21 A comprehensive network of bridle trails and or future components of the Noosa Trail Network, as The subject site is located within Cooroy’s
pedestrian and bicycle linkages is established, enhanced indicated in Schedule 5 – Map 2; AND eastern business centre.
and protected incorporating road reserves, State S21.2 Development does not have an adverse impact on the Not Applicable
forests, Council owned land and private lands consistent access functions of the Noosa Trail Network, as indicated in The subject site is located within Cooroy’s
with the lifestyle and outdoor recreation needs of Schedule 5 – Map 2, including severing of existing or future eastern business centre.
Noosa’s residents and visitors; linkages;
OR
S21.3 Alternative linkages to those indicated in Schedule 5 – Not Applicable
Map 2 are provided; The subject site is located within Cooroy’s
AND eastern business centre.
S21.4 Linkages to the Noosa Trail Network are designed and Not Applicable
constructed in accordance with— a) Australian Standard The subject site is located within Cooroy’s
2156.1 Walking Tracks Part 1: Classification and Signage to a eastern business centre.
minimum of a Class 4 Standard; and b) Australian Standard
2156.2 Walking Tracks Part 2: Infrastructure Design;
O22 The Noosa Trail Network in the locality is supported S22.1 No solution provided Not Applicable
by overnight camping facilities, home hosted The subject site is located within Cooroy’s
accommodation and signage, allowing local residents eastern business centre.
and visitors to experience the natural values of the area
and to access key destinations including—
a) the town of Cooroy;
b) Lake Macdonald;
c) the Botanic Gardens; and
d) State forests, conservation parks and other recreation
facilities in the locality
Pedestrian and bicycle pathways S23.1 Pedestrian and bicycle pathways are provided and Complies
O23 Safe and convenient pedestrian and bicycle retained where indicated in the Priority Infrastructure Plan in No alterations to the existing pedestrian
pathways are provided and retained between and Part 15; and bicycle pathways are proposed.
around key destinations, including— a) between Cooroy AND
and Tewantin; b) between Cooroy and the Noosa S23.2 Contributions toward pedestrian and bicycle pathways Not Applicable
6-10 Diamond Street, COOROY 17
Page 18
Botanical Gardens; and c) within and around the town of are provided in accordance with the Priority Infrastructure The subject site is serviced by the existing
Cooroy. Plan in Part 15. active transport infrastructures.
Protection of Lake Macdonald water supply S24.1 Within the Lake Macdonald catchment area shown on Not Applicable
O24 Development does not adversely impact on the Natural Resources Overlay Map OM3.5, buildings and other The subject site is located within Corooy’s
Lake Macdonald water supply. structures are not located below 98.5m AHD. No solution eastern business centre.
AND provided.
O25 The number and location of access points to S25.1 No solution provided Not Applicable
watercourses is controlled and managed to prevent The subject site is located within Corooy’s
adverse impacts on water quality in Lake Macdonald; eastern business centre.
AND
O26 Key nodes are established and appropriately S26.1 No solution provided Not Applicable
managed at the following locations and include facilities The subject site is located within Corooy’s
such as parking and picnic areas— eastern business centre.
a) the northern part of the lake, in the vicinity of the
water treatment plant, scouts and fish hatchery;
b) the western part of the lake in conjunction with the
Botanic Gardens and associated picnic areas; and
c) the eastern part of the lake, in the vicinity of the Old
Tinbeerwah School Park.
AND
O27 Treatment and disposal of waste water does not S27.1 No solution provided Complies
have any detrimental impact on Noosa’s major water The proposed mixed use development will
storage and supply - Lake Macdonald connect to the existing infrastructure
including Council’s reticulated water,
stormwater management, and sewer
supply.
Table 6.16 Specific Outcomes and Probable Solutions for the Business Centre Zone
6.20 Consistent uses
O46 The following defined uses and use classes are No solution provided. Complies
consistent uses and are located in the Business Centre The proposal comprises five (5) Offices
Zone— (Business - Type 1), one (1) convenience
a) Commercial business; supermarket (Retail Business Type 2 Shop
b) Entertainment and dining business; & Salon), and four (4) x residential units
c) Retail business; (Multiple Housing - Type 4 – small dwelling
6-10 Diamond Street, COOROY 18
Page 19
d) Education Types 3 or 4; units).
e) Emergency service;
f) Wellbeing Type 2;
g) Service and utility Type 1;
h) Transport Types 1 or 2;
i) Ancillary dwelling unit;
j) Multiple Housing Type 4 consisting of small dwelling
units and part of a mixed use development; and
k) Visitor accommodation Type 4
6.21 Inconsistent uses
O47 The following defined uses and use classes are No solution provided. Complies
inconsistent uses and are not located in the Business The proposal does not include any uses
Centre Zone— which are inconsistent.
a) All Agricultural Uses;
b) Home-based business;
c) Industrial business;
d) Education Types 1 or 2;
e) Open space Types;
f) Wellbeing Type 1, 3 or 4;
g) Service and utility Type 2, 3 or 4;
h) Transport Types 3 or 4;
i) Detached house;
j) Community residence;
k) Multiple housing if not Type 4 consisting of small
dwelling units and part of a mixed use development;
and
l) Visitor accommodation Types 1, 2 or 3
6.22 Effects of use
Amenity No solution provided. Complies
O48 Cooroy business centre maintains its vibrant The proposed development has been
country town character through— a) wide streets with oriented to address the street (Diamond
on-street parking; Street) and makes a positive statement and
b) strip style development; contributes to the streetscape.
c) paved outdoor meeting and dining areas;
d) space for public art on footpaths; and
e) pedestrian friendly low-speed traffic environment.
6-10 Diamond Street, COOROY 19
Page 20
Neighbouring residential uses No solution provided. Complies
O49 Buildings and structures adjacent to land in a The land adjacent to the subject site on the
residential zone have— east is zoned as Detached Housing.
a) a domestic scale, with building size and landscaped However, for in excess of 20 years the
setbacks consistent with that for development in the Cooroy Veterinary Clinic has been
residential zone; and operating from this site (Lot 706 on C5602).
b) no night time business operations.
During the process of the new Noosa
planning scheme, discussions were had in
regards to rezoning the site and
surrounding lands to be included within the
Business Centre Zone.
The proposal does not negatively impact
upon the established surrounding retail and
commercial uses and is consistent with the
nature, scale and type of use envisaged in
the location.
Mixed use development S50.1 Where multiple housing (small dwelling units) or Complies
O50 Uses on the ground floor contribute to the function ancillary dwelling units are incorporated, residential uses are Four (4) small dwelling units are proposed
of the business centre. AND not located on the ground floor but are located above above five (5) office tenancies.
business or community uses.
S50.2 Visitor accommodation may be located at the ground Not Applicable
floor but is designed and located so as to ensure the privacy Visitor accommodation is not proposed.
of guests without detracting from the centre’s streetscape.
S50.3 Where visitor accommodation incorporates business Not Applicable
uses such as a restaurant, function room or tour booking Visitor accommodation is not proposed.
service such facilities are located at the front of the ground Five (5) office tenancies and one (1)
floor so as to reinforce the interactive streetscape. convenience supermarket is proposed for
the ground floor.
S50.4 Separate identifiable residential entrances are Complies
provided for any residential uses. A stair case leading to a balcony is provided
AND for residents to access each small dwelling
unit. The staircase is accessed via the rear
carparking. Direct access from Diamond
Street is not provided.
6-10 Diamond Street, COOROY 20
Page 21
O51 Residents do not compete with customers for S51.1 Resident carparking is limited to one space per Complies
carparking spaces. dwelling unit or accommodation unit. One carparking space has been provided
and for each small dwelling unit.
S51.2 Resident carparking is not located in the road reserve Complies
or between the residential or business building and the All visitor, staff and resident carparking is
principal street frontage provided at the rear of the site. Carparking
will be identified where appropriate.
Pedestrian connectivity No solution provided. Complies
O52 Pedestrian connectivity between Business Uses, A pedestrian pathway and line markings for
Community Uses, recreation areas and public open a crossing over Diamond Lane are
space, on both sides of the railway line, is enhanced. proposed.
6.23 Built form
Streetscape S53.1 Ground floor premises provide a minimum of 50% Complies
O53 Buildings and structures within Cooroy’s Business transparent glazing to shopfronts to create active building On the lower level of the western pavilion
Centre— fronts. large glass windows create light filled and
a) are a mixture of original lowset timber frame welcoming offices.
buildings and compatible new buildings;
b) are lowset single or double storey with second The proposed development is of a scale
storeys set back from the property frontage; which is responsive to the local vernacular
c) are consistent in bulk and scale to buildings on and country context of the Cooroy locality.
adjacent premises;
d) incorporate awnings, supported by timber posts, with A number of architectural features are
intimate pedestrian spaces below awnings; proposed including decorative
e) mount signage above awnings on parapet walls; and balustrading, feature face brick facades,
f) incorporate transparent glazed shop fronts that add horizontal and vertical cladding, window
interest to the street; screens, and clerestory windows.
AND
O54 Buildings are compatible with existing buildings S54.1 No solution provided Complies
including Federation and Art Deco styles, without Vertical and horizontal architectural
necessarily mimicking such styles, through— articulation has been integrated with
a) roofs generally concealed behind parapet walls and extensive landscaping treatments to create
not seen from the street; a built form that presents well to Diamond
b) the main entrance visually emphasised in the centre Street and enhances the streetscape
of the ground floor façade; character. The incorporation of brick,
c) detailing and articulation for horizontal emphasis timber cladding and tin materials are a
including awnings, parapet walls and first floor reflection of the Cooroy locality and
6-10 Diamond Street, COOROY 21
Page 22
balconies; and country context.
d) signage befitting the architectural integrity of the
building;
AND
O55 New uses make use of existing buildings with S55.1 No solution provided Not Applicable
limited external modifications; The site is constrained by a sewer line that
AND is located 22 metres from the eastern
boundary. The proposal incorporates a
design which has addressed this constraint.
The existing detached residential dwelling,
shed, commercial building and informal
gavel carpark structures are not
appropriate for the proposed development.
The architectural plans (Appendix A)
illustrate a contemporary, architecturally
designed development with building
articulation and variation in building
materials and architectural treatments
O56 Carparking does not visually dominate the S56.1 No solution provided Complies
streetscape. A vehicular crossover from Diamond Street
permits access to the carparking at the rear
of the site.
Corner sites No solution provided. Not Applicable
O57 Buildings on corner sites are street focal points and The subject site is not a corner site.
are designed to contribute to defining the street
intersection, including the use of interesting or
decorative features or building elements.
Pedestrian environment S58.1 Street awnings— Partially Complies
O58 Street awnings— a) provide for a feeling of a) are provided along the full frontage of the building and Refer to the architectural plans prepared by
enclosure, human scale and a “sense of place” for cover the footpath; Verve Building Design within Appendix A.
pedestrians; and b) contribute positively to the b) are set back 1m from the kerb; Awnings have been integrated into the
character and streetscape of Cooroy; AND c) are water proof; design where appropriate as an aesthetic
d) are cantilevered; treatment and means of sheltering
e) include timber posts set back not less than 1m from the pedestrians.
kerb The convenience supermarket has been
6-10 Diamond Street, COOROY 22
Page 23
f) use an awning slope of within 15 degrees of adjacent fitted with an awning to the front and side
awnings; and of the building.
g) are no more than 500mm higher or lower than adjacent Awnings to the commercial offices and
awnings that are less than 2m away; and above dwelling units great a variety of
h) are designed and constructed to allow for the depths and create visual interest.
unencumbered growth of existing street trees; or
i) are no higher than 3m in height The proposed architectural design is
reflective of the site’s country setting and
presents a modern, elegant and attractive
built form.
O59 Pedestrian amenity and safety is enhanced through S59.1 No solution provided Complies
soft and hard landscaping; The proposed landscaping features
AND statement and lush plantings suitable for
the location. The plantings have been
designed to create an inviting entry to the
development and positively contribute to
the visual amenity and streetscape
character of Diamond Street and Diamond
Lane.
O60 Pedestrian safety and convenience is not S60.1 No additional driveways are created on Maple Street Complies
threatened or reduced by additional vehicular or Emerald Street. The vehicular crossover over Diamond
driveways. Street has been design with regard to
pedestrian safety. Landscaping treatments
are also mindful of vehicle and pedestrian
movement.
6-10 Diamond Street, COOROY 23
Page 24
Business Uses Code
The proposed mixed-use precinct has been assessed against the relevant Specific Outcomes and Probable Solutions prescribed within the below Tables of the
Business Uses Code:
• Table 14.8 Specific Outcomes and Probable Solutions for all Business Uses, and
• Table 14.10 Specific Outcomes and Probable Solutions for Entertainment & Dining Business or Retail Business Types 1 or 2.
Specific Outcomes Probable Solutions Proposed Development
Table 14-8 For all Business Uses
14.16 Effects of use
Electricity infrastructure S18.1 No solution provided Complies
O18 The development does not adversely impact on The proposal will not negatively impact
existing or future electricity supply infrastructure; AND upon Council’s existing infrastructure. The
development has been designed to relate
to its subtropical location.
O19 All uses and works maintain an adequate safe S19.1 Development for uses adjacent to or within 50m of an Not Applicable
distance from electrical infrastructure including existing electricity substation incorporates noise attenuation The subject site is not within close
substations, overhead powerlines, power poles and measures to mitigate noise impacts; AND proximity of an existing electricity
transformers. substation.
S19.2 Buildings and structures (including swimming pools, Not Applicable
sheds, tennis courts and outbuildings) are not constructed The subject site is not within close
under overhead electricity transmission lines, or within proximity of an existing transmission lines
electricity easements or electricity easements.
Noise No solution provided. Complies
O20 Development is designed and sited to avoid noise The proposed mixed0use precinct is
emissions that unreasonably diminish the amenity of the located on a site that is appropriate for the
area or surrounding uses use and is consistent with surrounding
uses. The proposed use is unlikely to have
any adverse impacts on the adjoining uses
and natural environment, and is compatible
6-10 Diamond Street, COOROY 24
Page 25
with the existing surrounding uses.
Additionally, established and dense
plantings and fencing treatments will be
used to boarder the site and act as visual
and acoustic barriers.
Mechanical plant and equipment and storage areas S21.1 Mechanical plant and equipment are— Complies
O21 Mechanical plant and equipment (including air a) located more than 2m from any property boundary; b) The storage and treatment of waste will be
conditioning equipment) and storage areas are designed where located at ground level, screened by fencing 1.5m in screened from residents, staff and
and located to— height or dense vegetation of at least 1.5m in width clientele.
a) avoid adverse visual impacts when viewed from the incorporating grouped trees and shrubs with maximum All plant and equipment will be
street and adjoining properties; and separation distance of 1m measured from the centre of the appropriately located and masked from
b) visually integrate with the building design. tree or scrub; and view through landscaping and/or fencing
c) are visually integrated into the line and plane of the treatments.
building and roof design and do not project beyond the
height or width of the building when viewed from the street
and adjoining properties; AND
S21.2 For Industrial business and Retail business Type 3, Not Applicable
materials stored outside of a building do not exceed 4m in A mixed- use precinct including 5 x Business
height or half the height of the on-site buildings whichever is Type 1 Offices, 1 x Retail Business Type 2
the greater. Shop & Salon, and 4 x Multiple Housing
Type 4 Units is proposed.
Safety and security S22.1 Boundaries are identified by such means as— Complies
O22 All property boundaries are clearly identifiable with a) fencing; or The site’s side perimeters will be fenced
public and private spaces clearly defined. b) changes in surface materials or levels; or and established plantings will be used to
c) landscape treatments; AND boarder the site.
S22.2 Loading and storage areas are well lit or can be locked Complies
after hours The loading and storage area to the rear of
the convenience supermarket is well lit and
secured.
O23 All premises and access routes are clearly S23.1 All premises are identified by the provision of the Complies
identifiable to all persons, particularly emergency street number in a prominent location, preferably near the The proposed development has been
services personnel. site entry, (i.e. on the kerb or letterbox or by signage on the oriented to address the street (Diamond
building or site). Street) – refer to Architectural renderings
in Appendix A.
Statement landscaping treatments have
6-10 Diamond Street, COOROY 25
Page 26
been incorporated at the entry of the
development to create a positive
streetscape appeal and visual interest.
O24 All building entries are designed to be obvious and S24.1 The number of entrances and exits are limited and Complies
easily identifiable. main building entrances/exits are located at the front of the The site is accessed via a vehicle crossover
site, in view of the street. Where this is not possible, due to on Diamond Street (left in, left out).
site or existing building constraints, a well defined path is
provided to the entrance/exit; AND
S24.2 All entrances/exits to buildings, are well lit and signed, Complies
and signage includes hours of operation; AND All appropriate locations will be well lit with
sufficient signage to direct residents, staff,
clientele and visitors.
S24.3 Entrances/exits are located to provide a direct link to Complies
driveways and carparking areas; AND The site is accessed via a vehicle crossover
on Diamond Street (left in, left out).
The design incorporates a delivery and
turning bay areas adjacent to the
convenience supermarket.
S24.4 Recessed doorways are avoided where the recess is of Complies
sufficient size to conceal a person. Where recessed No recessed doorways are proposed.
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.
O25 Uses are arranged within buildings and on sites to S25.1 Windows and main entrances are positioned to allow Complies
enable external areas to be monitored. for casual surveillance. Large windows and glass doors as depicted
in Illustrations 1 and 2 create opportunities
for casual surveillance by staff and clients.
O26 Communal open space, including congregation and S26.1 Communal open spaces, including congregation and Not Applicable
seating areas, is located where it can be monitored. seating areas are situated where they are in the line of sight No communal open spaces are proposed.
of windows, doors and/or balconies of buildings, or can be
seen from a street or other public space.
O27 Buildings and structures are designed to minimise S27.1 Buildings or structures that are visible from a public Complies
6-10 Diamond Street, COOROY 26
Page 27
opportunities for vandalism. street or laneway— The proposal does not include a fence
a) avoid the use of solid fences and blank walls which attract along the Diamond Street and Diamond
graffiti. Where solid blank surfaces are unavoidable, Lane boundaries.
measures in the form of landscaping, creepers, murals,
vandal resistant paint, etc are used; b) use toughened glass,
security screens and other measures (but not including
security shutters that obscure the view of shopfronts) are
used in windows which are provided at ground level, to
deter break and enters; and
c) use hardy vandal proof materials and antigraffiti paint are
used in the construction of buildings.
O28 Lighting of appropriate intensities is provided to S28.1 Lighting of appropriate intensities is provided which Complies
maximise safety. satisfies the requirements of Australian Standard AS1158: Appropriate lighting is proposed.
Public Lighting Code, unless otherwise specified in this Code;
AND
S28.2 External lighting of a graduated intensity is provided Complies
which starts at a lower level of brightness at the perimeter Appropriate lighting is proposed.
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 Complies
neighbouring properties; AND The proposed development is appropriately
located and does not alter or increase any
perceived light pollution.
S28.4 Vandal-resistant lighting is used in public and publicly Complies
accessible areas. Appropriate lighting will be provided.
O29 Public toilets are designed and constructed to— a) S29.1 Public toilets are located in high traffic areas; AND Complies
ensure the safety of all people using them; and b) take No public toilets are provided. Facilities are
advantage of informal surveillance from adjoining uses to be used by guests and staff and have
and activities, discouraging non-legitimate uses. been appropriately sited.
S29.2 Features that may legitimise loitering, such as seating Not Applicable
or public telephones are not located within 20m of toilet The proposal does not include any areas
entrances; AND that would promote loitering.
S29.3 Entrances to public toilets are visible from the street, Not Applicable
footpath and other activity areas on the site or adjoining No public toilets are provided.
sites.
O30 Premises have accessibility to public transport. S30.1 Safe and convenient pathway access is provided from Complies
6-10 Diamond Street, COOROY 27
Page 28
the site to link to existing pathway networks that services The site is serviced by Council’s existing
public transport facilities; OR pedestrian pathway network and no
alteration is proposed.
S30.2 Direct pathway access is provided to the public Not Applicable
transport facility if the facility is contained on site or within Existing pedestrian infrastructure connects
50m from the property boundary. the site to existing public transport
infrastructure.
O31 Business Uses are designed and constructed to S31.1 Safe and convenient cycle access to and from the site Complies
encourage users of the development to access the site from the existing road and bicycle network, and safe The subject site is services by active
by means of foot or bicycle through provision of pathway movement within the site is provided; AND transport infrastructure (pedestrian
appropriate end of-trip facilities including bicycle parking pathways and bicycles lane along Diamond
and shower/change rooms. Street).
S31.2 Secure and convenient parking space for bicycles is Complies
provided on site in accordance with AS2890.3 Bicycle Sufficient bicycle parking has been
Parking Facilities and Figure 14-1 Minimum Requirements proposed in front of the office buildings,
for Bicycle Parking; AND and at the rear in the carparking area.
S31.3 Where at least 5 bicycle parking spaces are required in Not Applicable
accordance with Figure 14-1 Minimum Requirements for The proposed development and its facilities
Bicycle Parking, end-of-trip cycle facilities are provided at are to be used only by residents, staff and
the following rate: clientele.
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 Complies
designed in accordance with AUSTROADS Guide to Traffic Sufficient and adequate bicycle facilities are
Engineering Practice, Part 14 – Bicycles, Section 10; AND provided on site.
S31.5 On-site pedestrian facilities such as seating and shade Complies
structures are provided in developments for the Wide eaves, balconies, large covered areas,
convenience of persons walking to the site. are provided for the users of the site.
Site facilities 32.1 Waste storage areas, external storage areas and loading Complies
O32 Waste storage areas, external storage areas and docks are situated to the rear of the building or under the The storage and treatment of waste will be
loading docks do not detract from the visual amenity of ground; OR screened from residents, staff and
the streetscape or cause nuisance to adjoining clientele.
properties. Waste and vehicle servicing bays are
appropriately located and masked from
view through landscaping and/or fencing
6-10 Diamond Street, COOROY 28
Page 29
treatments.
S32.2 With the exception of the access way, waste storage Complies
areas, external storage areas and loading docks are visually Statement landscaping treatments have
screened by landscaping or fencing. been incorporated at the entry of the
development to create a positive
streetscape appeal and visual interest.
Environment & heritage values No solution provided. Complies
O33 There are no significant adverse effects on the The proposed hostel development does not
biodiversity, natural vegetation, native wildlife, habitats, pose adverse impacts upon the ecological
landscape quality, water quality or heritage values, or cultural values of Cooroy.
including those related to—
a) changes to natural drainage; The proposal is located on a site that is
b) disturbance to any of the wetland systems; appropriate for the use and is consistent
c) management of landslide and fire risk; with surrounding uses.
d) erosion and the transport of sediments offsite; The proposed use is unlikely to have any
e) unmanaged public access; adverse impacts on the adjoining uses and
f) effluent disposal; natural environment, and is compatible
g) changes to fauna habitat and behaviour; and with the existing surrounding uses.
h) disturbance of buildings and features, including
natural features, of heritage significance.
Table 14-10 Entertainment & Dining Business or Retail Business Types 1 or 2
14.18 Effects of use
Noise and visual amenity S35.1 For uses involving outdoor courts including tennis Not Applicable
O35 Uses maintain a satisfactory level of acoustic and courts, half courts and netball courts—the use complies with Outdoor courts are not proposed.
visual amenity for surrounding uses. the requirements in Section 2 of PSP8 Tennis and other
Courts.
Outdoor dining areas S36.1 Walls to outdoor dining areas are— Not Applicable
O36 Outdoor dining areas are designed and located so a) if facing a roadway or other public area, transparent; b) No outdoor dining areas are proposed.
that— not made of flexible, roll-up or drop plastic sheeting; c)
a) structures are aesthetically pleasing and in keeping separated from the floor and any roof by a minimum vertical
with the existing character of the area, including the gap of 500mm; and
architecture of the associated building; d) if detachable or collapsible, are only used during
b) outdoor dining adds to the landscaped streetscape inclement weather;
without increasing perceived building bulk; AND
c) temporary walls or roofs are stored when not in use S36.2 Roof, walls or other structures do not extend beyond Not Applicable
6-10 Diamond Street, COOROY 29
Page 30
and secured at all times; the boundaries of the premises; No outdoor dining areas are proposed.
d) adequate air movement is available; and AND
e) structures do not impede the movement of S36.3 The outdoor dining area complies with Planning Not Applicable
pedestrians or vehicles; Scheme Policy PSP14 Outdoor Dining. No outdoor dining areas are proposed.
AND
O37 Adequate clearways and head clearance are S37.1 Roof structures over outdoor dining areas have a Not Applicable
provided to allow safe movement of users of the minimum clearance height of 2.1m. No outdoor dining areas are proposed.
premises.
6-10 Diamond Street, COOROY 30
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Residential Uses Code
The proposed mixed-use precinct has been assessed against the relevant Specific Outcomes and Probable Solutions prescribed within the below Tables of the
Residential Uses Code:
• Table 14.24 Specific Outcomes and Probable Solutions for all Residential Uses, and
• Table 14.26 Specific Outcomes and Probable Solutions for Multiple housing Type 4 – Conventional.
Specific Outcomes Probable Solutions Proposed Development
Table 14-24 — For All Residential Uses
14.46 Effects of use
Electricity supply infrastructure S1.1 No solution provided Complies
O1 The development does not adversely impact The proposed duplex complies with the
on existing or future electricity supply density prescribed for Business Centre Zone
infrastructure; AND and the site is serviced by standard
community infrastructure.
O2 All uses and works maintain an adequate safe S2.1 Development for uses adjacent to or within 50m of an Not Applicable
distance from electrical infrastructure including existing electricity substation incorporates noise attenuation No electrical substations are located within
substations, overhead powerlines, power poles measures to mitigate noise impacts; AND close proximity to the subject site.
and transformers. S2.2 Buildings and structures (including swimming pools, sheds, Complies
tennis courts or outbuildings) are not constructed under The mixed-used development will not be
overhead electricity transmission lines, or within electricity located under any overhead lines or within
easements; AND any easements.
S2.3 A minimum separation distance is maintained from the Complies
electricity transmission line to the closest boundary of habitable The proposed development complies with
buildings and child activity areas, as follows— the minimum separation distances required.
a) 20m for transmission lines up to 132kV;
b) 30m for transmission lines between 133kV and 275kV; and
c) 40m for transmission lines greater than 275kV
Water supply and conservation S3.1 & S4.1 For a Class 1 building18 other than a Detached house Not Applicable
6-10 Diamond Street, COOROY 31
Page 32
O3 On-site water storage is designed and , outside a reticulated water service area, a rainwater tank is to The site is serviced by standard community
operated to support the efficient use of water; be installed with the following minimum storage capacities— a) infrastructure including reticulated water
AND Where no more than 3 bedrooms – 45,000 litres; or b) Where supply and sewerage.
O4 On-site water storage is adequate for more than 3 bedrooms – 60,000 litres; AND c) There is to be on Not Applicable
occupants every day use and fire fighting the lot a dam, swimming pool or water tank accessible for use by The site is serviced by standard community
purposes. the fire brigade that contains at least 5,000 litres of water. infrastructure including reticulated water
supply and sewerage.
Erosion and sediment control No solution provided. Complies
O5 Development does not cause erosion or result On site water run-off will be captured and
in transport of sediments off-site. treated on site via the landscaped features.
Safety and security S6.1 The building entrance is clearly identifiable and visible from Complies
O6 For Multiple Housing Types 2, 3 and 4, the street, footpath and driveway; AND The pedestrian entrance to each unit is
buildings and outdoor spaces are designed to clearly identifiable.
protect the personal security and safety of S6.2 The internal path network has clear sightlines to the dwelling Not Applicable
residents by allowing for natural surveillance. entry and street access points; AND No internal pathways are proposed.
Sufficient lighting will be provided for security
and safety.
S6.3 Visitors have direct access to the entrance without passing Complies
through private outdoor living areas. The design includes direct access to the
entrance of each unit via the shared balcony.
Emergency access No solution provided. Complies
O7 For Multiple housing Type 3, 4 & 5, site design The layout of the precinct results in
and layout ensures efficient access and egress for unrestricted vehicle and pedestrian access to
emergency vehicles. and egress from the site and adjacent uses.
Basement drainage S8.1 Enclosed car parking and manoeuvring areas are constructed Complies
O8 Buildings and access works are designed and at a level that permits the parking area to drain from the site by No enclosed car parking areas are proposed.
sited to protect persons and property in the gravity means, without the need for mechanical pumping.
event of a flood and power failure.
Separation of incompatible uses S9.1 Bedroom windows are at least 3m away from shared Complies
O9 Development is designed to minimise noise driveways or carparking areas of adjacent dwelling units or The proposed development has been
carrying between dwelling units or accommodation units. oriented to address the street (Diamond
accommodation units by locating noise sensitive Street) and makes a positive statement and
spaces such as bedrooms away from noise contributes to the streetscape.
generating areas of the development, such as
carparking areas or mechanic plant and
equipment or recreational facilities.
6-10 Diamond Street, COOROY 32
Page 33
Mechanical plant & equipment S10.1 Mechanical plant and equipment, including pool and spa Complies
O10 Mechanical plant and equipment associated pumps, pool heaters, air-conditioning units and refrigeration All mechanical plant and equipment will be
with Residential Uses are designed and located so units are— concealed from view where practical.
as not have an adverse impact on the visual a) where located at ground level, screened by fencing 1.5m in
amenity of the site or surrounding areas. height or dense vegetation of at least 1.5m in width incorporating
grouped trees and shrubs with maximum separation distance of
1m measured from the centre of the plant; and
b) for Multiple housing Type 2, 3 & 4 are visually integrated into
the line and plane of the building and roof design and do not
project beyond the height or width of the building when viewed
from the street and adjoining properties.
Ancillary recreation uses S11.1 If the use involves ancillary use of outdoor courts including Not Applicable
O11 Ancillary recreation uses, such as outdoor tennis courts, half courts and netball courts—the use complies No ancillary outdoor recreation uses are
tennis courts and half netball courts, do not have with the requirements in Section 2 of PSP8 Tennis and Other proposed.
an adverse effect on the amenity enjoyed by Courts; AND
users of adjacent or nearby premises nor do they S11.2 Any lit tennis court or sports court is located at least 60m Not Applicable
cause unreasonable disturbance to local fauna from the external wall of an existing or approved residential No tennis or sport courts are proposed.
through light emissions by ensuring that all dwelling on an adjacent or nearby lot (as measured from the
lighting devices are limited to those designed and centre line of the court); AND
installed to: a) minimise light spillage on S11.3 The vertical illumination resulting from direct, reflected or Not Applicable
neighbouring premises; b) preserve an acceptable other incidental light emanating from the site does not exceed 8 No ancillary outdoor recreation uses are
degree of lighting amenity at the neighbouring lux when measured at any point 1.5m outside the boundary and proposed.
premises; c) provide covers or shading around at any level from ground level upward; AND
lights; d) direct lights downwards; e) position S11.4 Any flood lighting is restricted to the types that give no Not Applicable
lights away from possibly affected areas; and f) upward component of light where mounted horizontally (i.e. a No ancillary outdoor recreation uses are
enable brightness of lights to be adjusted to low full cut off luminaire). proposed.
levels.
O12 Noise originating from the use of the tennis S12.1 The court is not used between the hours of 10:00pm and Not Applicable
court does not have a detrimental effect on the 6:30am the following day. No tennis or sport courts are proposed.
amenity of the area or cause nuisance to
neighbouring residents.
Privacy S13.1 Transparent doors and windows are designed and located Complies
O13 For Multiple Housing Types 2, 3 and 4, so they do not directly face transparent doors or windows or the The location of windows within the small
building and structures are designed and sited to private open space areas of other dwelling units within 10 dwelling units have been selected as to
ensure the visual privacy of residents of the metres; AND protect the privacy of the residents and
development and neighbouring properties is adjoining land uses.
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Page 34
protected. S13.2 Planter boxes, louvre screens, pergolas, landscaping and Complies
architectural design of balconies are used to screen the ground Feature vertical powder coated aluminium
floor private open space of dwelling units or accommodation balustrades and horizontal screening prevent
units from upper level units (refer to Figure 14-3 Privacy overlooking and protects the privacy of the
Measures which illustrates how trees, awnings, screens, fences residents and adjoining properties.
and planter boxes reduce minimise the ability to directly look into
neighbouring homes and yards).
Access to Sunlight S14.1 Development does not reduce sunlight to at least 50% of Complies
O14 For Multiple housing, buildings and the private open space areas of any adjoining residences to less The proposed development is appropriately
structures are designed and sited so as not to to than 2 hours between 9am and 3pm on any day of the year; sited to not shadow adjoining properties.
unreasonably diminish the existing sunlight to OR
adjoining residences and associated private open S14.2 Where overshadowing by existing structures and fences Complies
space areas; AND occurs to more than 50% of the private open space areas of any The proposed development is appropriately
adjoining residences, sunlight is not further reduced by more sited to not shadow adjoining properties.
than 20%. (See Figure 14-4—Preventing overshadowing
O15 Multiple housing is designed and sited to S15.1 No solution provided Complies
minimise the extent of shadows cast on solar The proposed development is appropriately
photovoltaic cells on roofs of adjoining buildings. sited to not shadow adjoining properties.
Sloping sites S16.1 Buildings and structures on sloping sites— Complies
O16 On sloping sites, buildings and structures are a) Have a maximum distance of 3m between the ground and the No undercroft building areas are proposed.
designed to maximise the use of the natural lowest part of the floor of the building or the building The subject site is of level ground.
topography and minimise the need for cut and incorporates undercroft skirting or screening (eg. timber battens)
fill. to the full height of any undercroft area higher than 3m above
ground level at the perimeter of the building;
b) are of split level design that step down the slope or have
suspended floor construction;
c) limit the amount of cut or fill to less than 2m in depth relative
to natural ground level; and
d) do not result in the spread of fill beyond the footprint of the
building and associated batters.
Table 14-26 — For Multiple housing Type 4 – Conventional
Parking & access for visitors & service providers S39.1 No solution provided Complies
O39 Parking and vehicular access is conveniently, As demonstrated in Table 6 within the
safely and efficiently provided for visitors and Planning Report sufficient carparking
service providers; AND infrastructure is provided to service the
6-10 Diamond Street, COOROY 34
Page 35
proposed mixed-use precinct.
O40 Visitor carparking spaces are accessible at all S40.1 Visitor carparking spaces are not located behind locked Complies
times; AND gates. No gates are proposed.
O41 Visitor carparking spaces do not hinder the S41.1 Visitor carparking spaces are not located in tandem with a Complies
access or movement of any vehicle on-site garage or other carparking space. The carparking infrastructure provided
sufficient area for all users.
Site facilities S42.1 No solution provided Complies
O42 Waste storage areas, letter boxes and The storage and treatment of waste will be
external storage areas are sited and designed for screened from residents, staff and clientele.
attractive visual appearance and function, and All plant and equipment will be appropriately
complement the architecture and environs; located and masked from view through
AND landscaping and/or fencing treatments.
O43 High volume pedestrian areas within S43.1 Hard surface is provided to driveways, walkways, entries, Complies
developments are sealed to provide safe access outdoor patios, and in the vicinity of waste storage areas, letter The proposed development has been
and avoid damage to landscaped open space boxes and clothes lines; AND appropriately designed to permit safe access
area; for residents and visitors.
AND
O44 Adequate enclosed storage areas are S44.1 A weatherproof storage area of at least 12.6m3 (having a Partially Complies
provided on-site to meet the likely needs of the height of at least 2.1m and an area of 6m2 ) is provided within or The proposed development complies with
residents. attached to each dwelling unit. This storage space will not the definition of Small Dwelling Units.
contribute to GFA providing it can be directly accessed from
outside the building and does not exceed an area of 7m2
Mixed Use Developments S45.1 Entry areas for the residents of, and visitors to, dwellings Complies
O45 Where the multiple dwelling units form part units are provided separately from entrances for other building The residential units are accessed via a
of a mixed use development, the development users and provide for safe entry from streets, car parking areas staircase to the rear of the western building.
provides residents with reasonable privacy and and servicing areas.
security. S45.2 Clearly marked, safe and secure parking areas are provided Complies
for residents and visitors which are separate from parking areas Marked carparking spaces for the residential
provided for other building users. units are proposed.
S45.3 Security measures are installed such that building users do Complies
not have access to areas that are intended for the exclusive use The residential units are accessed via a
of residents of, and visitors to, residential accommodation. staircase to the rear of the western building.
Sufficient lighting will be provided for security
and safety.
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Page 36
Driveways and Carparking Code
The proposed hostel has been assessed against the relevant Specific Outcomes and Probable Solutions prescribed within Tables 14.49, 14.50 and 14.51 of the
Driveways and Carparking Code.
Specific Outcomes Probable Solutions Proposed Development
Table 14-49 — Driveways
14.112 General
O1 Vehicular access does not adversely impact on S1.1 Vehicular access is located and designed in Complies
safety, capacity and operations of the existing or accordance with AS/NZS2890.1:2004; AND Refer to the Code Table Reponses within the
planned road network, the proposed driveway, Traffic Engineering Assessment Report
cycleways or pedestrian pathway systems. prepared by BMC Traffic as enclosed in
Appendix C.
S1.2 Only one footpath crossing is provided; AND Complies
Refer to the Code Table Reponses within the
Traffic Engineering Assessment Report
prepared by BMC Traffic as enclosed in
Appendix C.
S1.3 Driveways, have a maximum grade in accordance Complies
with Council’s standard requirements. Refer to the Code Table Reponses within the
Traffic Engineering Assessment Report
prepared by BMC Traffic as enclosed in
Appendix C.
O2 Driveways and crossovers— S2.1 Design of the driveway across the footpath is in Complies
a) are suitable and safe for their intended use; and accordance with Council’s Standard Drawing Refer to the Code Table Reponses within the
b) match Council infrastructure. requirements as appropriate for the particular type of Traffic Engineering Assessment Report
development as annotated on the drawings; AND prepared by BMC Traffic as enclosed in
Appendix C.
S2.2 Driveways are designed and constructed in Complies
accordance with Council Standard Drawing Refer to the Code Table Reponses within the
requirements, as appropriate for the particular type of Traffic Engineering Assessment Report
development as annotated on the drawings; AND prepared by BMC Traffic as enclosed in
6-10 Diamond Street, COOROY 36
Page 37
Appendix C.
S2.3 The change in grades in the driveways and ramps is Complies
in accordance with Council’s Standard Drawing Refer to the Code Table Reponses within the
requirements. Traffic Engineering Assessment Report
prepared by BMC Traffic as enclosed in
Appendix C.
O3 In commercial zoned areas, the number of driveways S3.1 Design of multi-tenanted developments in Complies
across pedestrian footpaths is minimised. commercial zoned areas include shared driveways and Refer to the Code Table Reponses within the
parking areas; AND Traffic Engineering Assessment Report
prepared by BMC Traffic as enclosed in
Appendix C.
S3.2 Driveways are located so they abut existing Complies
driveways of adjoining development where practicable Refer to the Code Table Reponses within the
and reciprocal easements are created to reduce the Traffic Engineering Assessment Report
sealed driveway width. prepared by BMC Traffic as enclosed in
Appendix C.
O4 Vehicular access does not adversely impact on the S4.1 Footpath and kerb crossings are located clear of Complies
capacity, operations and maintenance of the existing existing stormwater inlet structures, water and Refer to the Code Table Reponses within the
infrastructure; AND sewerage infrastructure fittings, any other exiting utility Traffic Engineering Assessment Report
infrastructure, existing landscaping and vegetation. prepared by BMC Traffic as enclosed in
Appendix C.
O5 Vehicular access does not adversely impact on the S5.1 Vehicular access avoids disturbance to the tree Complies
health and integrity of existing landscaping or native protection zone of trees on public land. Refer to the Code Table Reponses within the
vegetation, where possible. Traffic Engineering Assessment Report
prepared by BMC Traffic as enclosed in
Appendix C.
O6 Driveway run-off is filtered prior to leaving the S6.1 For— Complies
premises. a) Ancillary dwelling unit, Multiple housing Type 2 if less Internal roads and carparking infrastructure is
than 5 carparking spaces, Visitor accommodation Type 1 designed to drain into landscaped areas.
and Homebased business Type 3—the driveway is
formed to drain to landscaped areas; and
b) for other uses—grease and oil arrestors or
stormwater quality improvement devices are
incorporated into the design to treat run-off prior to
run-off exiting from the premises.
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Page 38
Table 14-50 — Carparking and manoeuvring
14.113 Carpark design and layout
O7 Sufficient carparking is provided to accommodate S7.1 The number of parking and loading bays is not less Complies
the number and type of vehicles likely to be generated than the minimum number specified in Table 14-51 As demonstrated in Table 6 within the Planning
by the development having regard to the specifics of the Vehicle Parking Requirements; Report sufficient carparking infrastructure is
use including— provided to service the proposed mixed-use
a) the type and intensity of land use; precinct.
b) any existing parking available on the site;
c) hours of operation;
d) likely numbers of users;
e) the peak parking demand periods of uses on the site;
and
f) the availability of alternative carparking.
O8 The layout of the development provides adequate, S8.1 Parking bays, manoeuvring areas, queuing areas, Complies
clearly defined and easily accessible— loading, setdown and pickup areas and driveways are Refer to the Code Table Reponses within the
a) on-site vehicle parking and manoeuvring areas; and designed to the standards set out in the Australian Traffic Engineering Assessment Report
b) loading and manoeuvring areas for delivery and Standards for Off-street Carparking and Off-street prepared by BMC Traffic as enclosed in
service vehicles. Commercial Vehicles Parking. AND Appendix C.
S8.2 The number of loading bays is not less than the Complies
minimum number specified in Table 14-51 Refer to the Code Table Reponses within the
Traffic Engineering Assessment Report
prepared by BMC Traffic as enclosed in
Appendix C.
O9 Parking areas are located where they will not unduly S9.1 Carparking areas are accessed from rear laneways Complies
conflict with pedestrians and will not dominate the where practicable. It is not practicable to access Diamond Lane.
streetscape.
O10 Provision is made for a reasonable number of on S10.1 Carparking spaces are provided for people with Complies
site carparking spaces identified and reserved for people disabilities at the rate specified in the Australian Parking for persons with a disability is
with disabilities. Standards for Off-street Carparking. proposed.
O11 Access and egress points do not impact on the S11.1 Vehicle manoeuvring areas are provided in Complies
safety and operations of the road system. accordance with Australian Standards for Off-street Refer to the Code Table Reponses within the
Carparking so vehicles enter and leave the site in a Traffic Engineering Assessment Report
forward gear. prepared by BMC Traffic as enclosed in
Appendix C.
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Page 39
O12 Parking areas are designed to – S12.1 At locations where pedestrian and vehicle conflicts Complies
a) provide a progressive reduction in speed between the are likely to occur – Refer to the Code Table Reponses within the
external road and internal parking spaces; a) sight distances of at least 2.5 seconds of travel time at Traffic Engineering Assessment Report
b) ensure lower speeds near areas of high pedestrian the designated speed are provided; prepared by BMC Traffic as enclosed in
activity through the use of appropriate road geometry or b) splayed corners on structures are incorporated; Appendix C.
devices designed to limit speed; and c) landscaping is designed to allow clear views; and
c) maintain sight distances which are appropriate for the d) sign placement ensures that sight distance
likely operating speeds in all areas of potential requirements are not impeded.
pedestrian/vehicle and vehicle/vehicle conflict.
O13 A clearly defined pedestrian network is provided S13.1 In large open car parks with greater than 200 car Complies
that – a) is located in areas where people will choose to parking spaces, a pedestrian path between parking Refer to the Code Table Reponses within the
walk; b) ensures that pedestrian movement through car spaces is provided on every second aisle. Traffic Engineering Assessment Report
parking areas or structures are along aisles rather than prepared by BMC Traffic as enclosed in
across them. Appendix C.
O14 Provision is made for pedestrian and vehicular S14.1 No probable solution identified; Complies
queues at conflict points. Refer to the Code Table Reponses within the
Traffic Engineering Assessment Report
prepared by BMC Traffic as enclosed in
Appendix C.
O15 Parking areas are lit to provide security for night- S15.1 Lighting is provided in accordance with the Complies
time users. Australian Standard for Road Lighting - Vehicular Traffic The carparking and access to the site will be
(Category V) Lighting - Performance Installation and sufficiently lit to provide security for night-time
Design Requirements. users and residents.
O16 In mixed use areas of Business centres residents do S16.1 Resident carparking is limited to one space per Complies
not compete with customers for carparking spaces. dwelling unit or accommodation unit; AND As demonstrated in Table 6 within the Planning
Report sufficient carparking infrastructure is
provided to service the proposed mixed-use
precinct.
S16.2 Resident carparking is not located in the road Complies
reserve or between the residential or business building Marked carparking spaces for the residential
and the principal street frontage. units are proposed.
O17 Car parking areas are landscaped to— No solution provided. Complies
a) provide shade; The proposed design incorporates varied
b) maximise infiltration of stormwater run-off; landscaping treatments to create a lush, sub-
c) define parking areas; tropical and inviting environment for residents,
d) reduce direct visibility of car parking areas from visitors and staff. Established and dense
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Page 40
external viewpoints; and plantings will be used to boarder the site and
e) soften views of hardstand areas. act as visual and acoustic barriers. Internal soft
and hard landscaping has been varied to create
unique spaces within the development.
O18 Development with the potential to generate No solution provided. Complies
significant traffic and parking impacts gives appropriate Refer to the Code Table Reponses within the
consideration to transport and land use issues. Traffic Engineering Assessment Report
prepared by BMC Traffic as enclosed in
Appendix C.
Motor Cycles & Motor Scooters S19.1 For Commercial businesses, Entertainment & Complies
O19 Designated Motor cycle or motor scooter parking dining business, Industrial business Types 1 and 2, Retail Refer to the Code Table Reponses within the
spaces reduce the reliance on cars. business Types 2, 4, 5, 6 and 7, Education Types 1 and 2, Traffic Engineering Assessment Report
Open Space, Wellbeing Uses and Transport Types 1, 2, 3 prepared by BMC Traffic as enclosed in
and 4 motor cycle parking spaces accord with Planning Appendix C.
Scheme Policy PSP26 Motor Cycle & Motor Scooter
Parking.
O20 Carparks are designed to ensure run-off is treated S20.1 Grease and oil arrestors or stormwater quality Complies
to remove pollutants prior to leaving the premises. improvement devices are incorporated into the design The appropriate infrastructure will be provided.
to treat run-off prior to it leaving the premises. Matters regarding the treatment of water
leaving the site will be address in the
Stormwater Management Plan.
O21 Carparking areas are designed to ensure drainage No solution provided. Complies
without the use of pumps or other electrical apparatus. The proposed driveway design permits the area
to be able to drain into Council’s stormwater
infrastructure via gravity means.
O22 Site layout and building design provides for soft S22.1 Below ground components of buildings, including Not Applicable
landscaping to be established. car parks, do not extend beyond the above ground No below ground components are proposed.
footprint to allow for the provision of landscaping,
particularly within building setbacks.
Education Types 1, 2 or 3 S23.1 Paved setdown areas are provided within the site; Not Applicable
O23 Carparking and setdown areas are designed and AND A mixed-use precinct is proposed in the
located to facilitate their safe and efficient use. Business Centre Zone.
S23.2 For a minimum of 50% of carparking spaces, Not Applicable
pedestrian access to buildings is not across or through A mixed-use precinct is proposed in the
driveways, carparks, setdown or manoeuvring areas; Business Centre Zone.
AND
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Page 41
S23.3 Carparking and setdown areas are visible from off- Not Applicable
site, or signed. A mixed-use precinct is proposed in the
Business Centre Zone.
Table 14-51—Minimum vehicle parking requirements
1 space per 20m2 , or part thereof, of use area; Complies
OR As demonstrated in Table 6 within the Planning
Commercial Business— Type 1 Office 1 space per 2 employees whichever is the greater. Report sufficient carparking infrastructure is
A minimum of 4 spaces are provided provided to service the proposed mixed-use
precinct.
1 space per 20m2 , or part thereof, of use area for areas
up to 100m2 (excluding outdoor dining area);
AND
1 space per 15m2 or part thereof of use area for areas in
Retail Business - Type 2 Shop and salon excess of 100m2 (excluding outdoor dining area);
AND
1 space per 10m2 or part thereof of any outdoor dining
area on the property
For small dwelling units within the Business Centre Zone
Multiple Housing— Type 4 Conventional or Shire Business Centre Zone—1 space per dwelling unit
(this is also a maximum);
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