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Appendices 9,10,11,12 & 13 Email 4 of 4 - MCU16/0153 REC16/0041
From: Ashleigh Goullet
Sent: 20 Dec 2016 17:09:15 +1000
To: Mailbox Council Mail
Cc: Cameron Adams
Subject: ADAMS + SPARKES Town Planning Report (David Low Way) (Email 4 of 4)
Attachments: Appendix 13 Code Assessment prepared by ADAMS + SPARKES.pdf, Appendix 9
Landscape Plans prepared by Mark Baldock.pdf, Appendix 10 Title Search.pdf, Appendix 11
Contaminated Environmental Management Register Search.pdf, Appendix 12 Survey Plan prepared by
Skyline Surveyors.pdf
Hi
Please see attached for your assessment.
Thankyou
Ashleigh Goullet | PLANNING ASSISTANT
P 07 5313 7705 | [email protected] | astpd.com.au
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MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING & VISITOR ACCOMMODATION
215 DAVID LOW WAY, PEREGIAN BEACH
APPENDIX 13 – CODE ASSESSMENT
THOMCO (NO 2087) PTY LTD
DECEMBER 2016
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Division 13—General provisions for the Eastern Beaches Locality Code 7.5 Eastern Beaches Locality Code The following provisions comprise the Eastern Beaches Locality Code— 7.5.1 compliance with the Eastern Beaches Locality Code (Section 7.7); 7.5.2 overall outcomes for the Eastern Beaches Locality, including for each zone in the locality (Division 14); 7.5.3 specific outcomes and probable solutions for the Eastern Beaches Locality (Division 15); 7.5.4 specific outcomes and probable solutions for each zone in the Eastern Beaches Locality (Divisions 16 to 24). 7.6 Compliance with the Eastern Beaches Locality Code Development complies with the Eastern Beaches Locality Code if it— 7.6.1 fulfils the specific outcomes for the locality in Division 15; and 7.6.2 is a consistent use and fulfils the specific outcomes for the relevant zones (Divisions 16 to 24). Division 14—Overall outcomes for the Eastern Beaches Locality 7.7 Overall outcomes for the Eastern Beaches Locality 7.7.1 The overall outcomes are the purpose of the Eastern Beaches Locality Code. 7.7.2 The overall outcomes sought for the Eastern Beaches Locality are the following— a) New uses and works are located, designed and managed to— i be compatible with other uses and works; ii maintain the safety of people and works; iii avoid significant adverse impacts on the amenity enjoyed by users of other premises, including acoustic and visual qualities; iv avoid significant adverse impacts on the natural environment, including native habitat removal, fragmentation and attrition; and v protect the natural beach experience and overall visual amenity for beach users; b) Development is consistent with the Priority Infrastructure Plan in Part 15. c) The Eastern Beaches locality is a mature coastal urban area comprising of five small communities, each with a separate identity; d) The Eastern Beaches Locality retains its primary role as a residential area, though continues to provide some visitor accommodation and a range of local retail and commercial functions at Sunshine Beach, Sunrise Beach and Peregian Beach; e) Urban development is limited to land within the Urban Footprint as shown on Map ZM4; f) The scale and form of buildings and other structures are— i designed to be responsive to the informal beachside character of the locality, being low rise buildings, with pitched or curved roofs and building materials that blend with the dune and coastal landscape; ii in keeping with the surrounding streetscape and landscape qualities;
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iii integrated into the topography and native vegetation of the dune system which dominates the locality; and iv consistent with the amenity and safety expectations of the community; g) Residential development is characterised by— i low impact buildings of a domestic scale within densely landscaped settings; ii building designs that are well articulated and that use design elements, materials that respect the coastal landscape character; iii building designs that avoid hard lines and boxy shapes characteristic of Mediterranean/Tuscan influenced design; iv Detached housing and Duplexes as the dominant development form; and v low rise Multiple housing development that is limited to the areas within the vicinity of the Sunshine Beach neighbourhood centre; h) Emphasis is placed on the protection and retention of low cost accommodation consistent with maintaining a diversity of accommodation types for visitors to the locality; i) Where development is not served by sewerage infrastructure, there is no adverse impact on ground and surface water quality, human health and amenity as a consequence of the on-site disposal of effluent; j) The environmental and cultural heritage values of the locality are conserved and well managed; k) Areas of native remnant or regrowth vegetation, including their biodiversity and habitat values are protected; l) The beaches, watercourses, Weyba Lake system, Noosa National Park, high dunes and wetlands are protected and form the basi s of an extensive, accessible and usable open space network extending beyond the locality; m) Access to the fore dune and beachfront areas is provided via formalised communal access points designed to protect dunal systems; n) Vegetated views from the beach and the David Low Way are protected from the potential impacts of development; and o) Aircraft safety is maintained within the operational airspace of the Sunshine Coast Airport; p) For Sunshine Beach— i Sunshine Beach provides the highest proportion of Multiple housing for visitors and residents in the locality, though the scale of such developments is less than other accommodation complexes found in Noosa Heads and Noosaville localities; ii development is predominantly of domestic scale and is well integrated with the natural landform and landscape of the surrounding area; iii views of buildings and structures from the beach are framed or filtered through vegetation; iv development makes a positive contribution to the amenity of the streetscape and the natural environment; v the Sunshine Beach neighbourhood centre, zoned Visitor Mixed Use on Map ZM4, is characterised by mixed-use development that encourages an active street front; and vi the high quality building design within the Sunshine Beach neighbourhood centre, with its variation and separation of building forms, contributes to the casual beachside character and provides a popular meeting place for residents and visitors; q) For Sunrise Beach— i Sunrise Beach provides a high proportion of detached houses and some Multiple housing and is attractive to families and permanent residents for its relatively easy access to the beach and local services and facilities;
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ii local shopping services, schools and other community facilities are located in Ben Lexcen Drive serving local residents both within and outside the locality, whilst higher order services are available in Noosa Junction and Noosaville; and iii development in the Sunrise Beach neighbourhood centre (on land zoned Neighbourhood Centre on Map ZM4, expresses a pedestrian scale, and provides integrated landscaping and car parking areas and allows opportunities for outdoor dining and meeting, which contributes to the character and vitality of the centre; r) For Castaways Beach— i Castaways Beach provides detached housing for permanent residents in a secluded vegetated setting, with one area of Multiple housing to the east of David Low Way; ii residential building forms include lightweight timber or cladding constructions and well articulated masonry styles; iii an integrated open space system provides safe links to the beach and other open space areas; and iv local shopping functions are accessed outside of Castaways Beach either at Sunrise Beach or Peregian Beach, or for higher order services, outside the locality; s) For Marcus Beach— i Marcus Beach provides predominantly detached housing for permanent residents within a secluded vegetated setting; and ii Local retail business functions are accessed outside of Marcus Beach either at Peregian Beach, or for higher order services, outside the locality; t) For Peregian Beach— i Peregian Beach provides a mix of detached houses, Multiple housing and Visitor Accommodation for residents and visitors; ii Multiple housing Type 2 Duplex and Visitor Accommodation Type 4 Conventional are located in close proximity to the Peregian Beach neighbourhood centre shown in the Neighbourhood Centre Zone; iii a wide range of local Retail, Commercial and Entertainment and Dining Uses within the neighbourhood centre serve the immediate needs of residents and visitors of the locality; iv the neighbourhood centre provides an informal village-like atmosphere, with a low key, attractive and safe village square that engenders a ‘sense of place’ and a public focus for local community interaction and activity; and v the sense of arrival to the coastal communities of Noosa from the south is emphasised and enhanced; u) For the Detached Housing Zone—single detached housing prevails that maintains— i a low impact, low density development form of domestic scale; ii a high level of residential amenity and design quality; iii a coastal building style that integrates with the landscape and topography and respects the local climatic conditions; and iv landscaping amongst buildings, retaining trees and vegetation wherever practical; v) For the Semi-Attached Housing Zone—residents are accommodated in Detached housing forms or Duplexes that— i provide a low impact, low density development which respects the domestic scale of surrounding detached housing; ii offer a high level of residential amenity, design quality and safety; and iii express a coastal building style that integrates with the landscape and topography;
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w) For the Attached Housing Zone—residents and visitors are accommodated in predominantly Multiple housing forms that— i contribute to a high level of residential amenity, design quality and safety; ii respect the scale and character of the streetscape and surrounding development; and iii express a coastal building style that integrates with the landscape and topography; x) For the Visitor Mixed Use Zone— Business Uses are integrated with Multiple housing, where development— i typically provides for local Business Uses on the ground floor that promote an active street front; ii provides Business Uses that directly service visitors and residents in the local area; iii contributes to the economy of Noosa through tourism and hospitality; and iv include entertainment and dining activities which may operate into the evenings and include live music which creates a vibrant atmosphere; v provides for strong pedestrian and visual connections between private development and adjacent public spaces; vi has a scale and bulk consistent with surrounding residential development; y) For the Neighbourhood Centre Zone— i the Peregian Beach and Sunrise Beach neighbourhood centres form focal points for the communities providing local shops, offices, restaurants and limited higher order functions to support the day to day needs of residents and visitors; ii retail, commercial and medical functions are of a convenience nature and residents will access higher order goods and services at Noosa Heads, Noosaville or outside of Noosa Shire; iii Business Uses are of a scale and character consistent with the locality and the commercial and retail hierarchy of Noosa; and iv development provides for strong pedestrian and visual connections between private development and adjacent public spaces; z) For the Community Services Zone— i is protected and managed to enable the efficient and timely delivery of community and infrastructure uses; and ii provides for the infrastructure, indoor recreation, education, social and safety needs of the local community, including people with special needs, such as the elderly, children, low income earners and disabled persons; aa) For the Rural Settlement Zone— Detached housing on large lots— i is the dominant building form, to the general exclusion of other uses; ii incorporates designs that respond to, and are integrated with, the landscape and topography; iii contributes to the semi-rural or open space character and amenity of the area; and iv offers a relaxed rural lifestyle for residents; bb) For the Open Space Recreation Zone—areas of open space contribute to the desired lifestyle of residents by offering a variety of passive and active recreational experiences that are conducive to community interaction and wellbeing; and cc) For the Open Space Conservation Zone—natural environmental values of high order and warranting conservation status are—
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i protected for their importance in contributing to ecological sustainability including maintenance of water quality and provision of habitat and open space linkages; and
ii appropriately managed to the general exclusion of development or any further subdivision of freehold lots.
Division 15—Specific Outcomes and Probable Solutions for the Eastern Beaches Locality
Table 7.11
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
7.8 EFFECTS OF USE
Amenity
O1 Uses are located, designed and operated to avoid No solution provided. YES The proposed development is located on
significant adverse changes to the light, air quality, the subject site in a way that has minimised
noise, accessibility or other conditions enjoyed by impact on the amenity of adjoining
users of associated, adjoining or nearby uses. properties.
Character and function of the David Low Way
O2 The vegetated character of the David Low Way is No solution provided. YES The proposed development is setback from
protected and new development recognises and David Low Way and therefore protects the
protects the function, capacity and efficiency of the function, capacity and efficiency of David
David Low Way as the major north-south link Low Way.
throughout the coastal part of Noosa.
7.9 BUILT FORM
Density
O3 The density of development within the site area— No solution provided. YES The proposal is of a similar density of the
a) is compatible with surrounding development; previous approval and provides a land use
and which compliments the surrounding
b) does not exceed— development.
i. for the Detached Housing Zone and the Rural
Settlement Zone — 1
Detached house per lot with the exception of Lot 163
on RP897370, Pacific Avenue, Sunshine Beach which
has an allowable population density of 320 persons
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
per hectare exclusively for the purpose of a visitor
hostel;
ii. for the Semi-Attached Housing Zone: A. for sites
between 500m2 and 599m2 inclusive - 4.8 persons; or
B. for sites 600m2 or more - 6.6 persons or 100
persons per hectare whichever is the higher, with the
exception of the following sites which have an
allowable population density of 320 persons per
hectare exclusively for the purpose of a visitor
hostel—
- Lot 295 on RP883860 at 14 Duke Street,
Sunshine Beach;
- Lots 339-341 on RP48111 at 1-3 Douglas
Street, Sunshine Beach;
- Lots 92-94 on RP94566, at the corner of
Wildflower and Hill Streets, Sunshine Beach;
and
- Lots 8, 9 & 10 on P9315 and Lot 76 on
MCH2969 at 215- 219 David Low Way,
Peregian Beach;
iii. for the Attached Housing Zone—
A. if in Sunshine Beach— 160 persons per hectare; or
B. if not in Sunshine Beach 100 persons per hectare
with the exception of Lot 65 on RP130983 at 7 Selene
Street, Sunrise Beach which has an allowable
population density of 320 persons per hectare
exclusively for the purpose of a visitor hostel; or
iv. for the Visitor Mixed Use Zone—160 persons per
hectare; and
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS v. for the Community Services Zone maximum population density of 320 persons per hectare exclusively for the purposes of Residential Aged Care and 160 persons per hectare for any other form of Retirement & Special Needs Housing; and c) has a low site impact to enhance the opportunity to maintain natural site characteristics, including native vegetation and natural landforms. Height O4 Buildings and other structures— S4.1 Buildings and other structures have a maximum ALTERNATIVE The proposed development provides an a) are low rise and present a building height height of — SOLUTION overall outcomes, which is similar to the consistent with structures on adjoining and a) if in the Attached Housing Zone and located in previously approved development, which surrounding land; Sunshine Beach—12m; does not negatively impact the amenity of b) do not exceed a maximum height of— b) if in the Visitor Mixed Use Zone— 12m, except for the surrounding properties. The proposal i. For the Attached Housing Zone within Sunshine Lots 75-77 Heron Street, Peregian Beach—8m; includes a variety of heights with all Beach—3 storeys; c) if in the Open Space Recreation Zone or the proposed dwellings located along the sites ii. For the Visitor Mixed Use Zone—3 storeys, except Community Services Zone and used for an indoor boundary no higher than 8 metres or 2 for Lots 75-77 P9311 Heron Street, Peregian Beach—2 sporting complex—11m; storeys to minimise any impact on nearby storeys; or d) if in the Rural Settlement Zone—8m, or 9m where the dwellings. iii. For any other zone— 2 storeys; pitched roof but no other part of the building or c) do not visually dominate the street, adjacent structure exceeds 8m; or The land slopes away from David Low Way properties, surrounding spaces or the existing skyline; e) in all other zones— 8m. and at no point does the proposed d) preserve the amenity of surrounding land, including development visually dominate the road, existing sunlight to neighbouring properties; and have an impact on surrounding properties e) respect the scale of the dune and coastal in terms of overshadowing or privacy, or vegetation. dominate the view to communal areas. Setbacks O5 Buildings and other structures are appropriately S5.1 Buildings and structures comply with the minimum YES Need setbacks designed and sited to— building setbacks identified in Schedule 1 - Minimum
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS a) provide amenity for users of the premises as well as Boundary Setbacks. preserve the visual and acoustic privacy of adjoining and nearby properties; b) provide adequate distance from adjoining uses; c) preserve any existing vegetation that will buffer the proposed building; d) allow for landscaping to be provided between buildings and street frontages and between neighbouring buildings; e) maintain the visual continuity and pattern of buildings and landscape elements within the street; and f) protect the natural character and visual amenity of the beachfront. Site cover, gross floor area and plot ratio O6 The site cover, gross floor area and plot ratio of No solution provided ALTERNATIVE The proposed development includes a site buildings and other roofed structures— SOLUTION cover of 5463m², which represents a site a) results in a building scale that is compatible with cover of 39%, and a total GFA of 923m². As surrounding development; a result of the above, the proposal includes b) does not present an appearance of excessive bulk 2744m² or 24% of the site area as deep to adjacent properties, roads or other areas in the planting area. vicinity of the site; c) maximises the retention of existing vegetation and Overall, the proposed development does allows soft landscaping between buildings; not represent an overdevelopment of the d) allows for adequate area at ground level for site, with the building scale being outdoor recreation, entertainment, clothes drying and compatible with the surrounding other site facilities; and commercial development (e.g IGA). e) facilitates onsite stormwater management and vehicular access. The proposal utilises the character slop of
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
the land, to ensure the proposal does not
have the appearance of bulk when viewed
from the road and includes sufficient deep
planting area to ensure the buildings are
appropriately screened from view..
O7 Site cover — N/A
a) for a class 1 or class 10a structure within the
Detached Housing Zone, does not exceed—
i for a single storey building - 50%; or
ii for a building of 2 or more storeys - 50% on the
ground floor and 30% for the upper storey(s), or 40%
for all storeys for a building of 2 or more storeys;
b) for other classes within the Detached House Zone
does not exceed 40%;
c) for the Semi-Attached Housing Zone does not
exceed 40%;
d) for the Attached Housing Zone does not exceed—
i in Sunshine Beach–35%; or
ii otherwise–40%; or
e) for the Visitor Mixed Use Zone does not exceed
35%
f) for the Community Services Zone does not exceed
50%
O8 For Multiple Housing Type 2 buildings have a N/A
maximum plot ratio of—
b) 0.6:1 if in the Attached Housing Zone located in
Sunshine Beach or c) 0.45:1 otherwise.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS O9 For Multiple housing Type 3 or 4, Visitor ALTERNATIVE The proposed development is located in the accommodation Type 4 or the accommodation unit SOLUTION Open Space Recreation Zone and includes a component of an Entertainment and dining business site cover of 39% and a total GFA of Type 3 (hotel)—the maximum gross floor area is 9232m². equivalent to the maximum allowable population density in persons multiplied by 40m2, provided that Lots 75-77 on P9311 Heron Street, Peregian Beach, have a maximum gross floor area of 1,200m2. O10 For the Neighbourhood Centre Zone the maximum plot ratio is as follows— a) 0.8:1 for site areas up to and including 2000m2; and b) 0:3:1 for that area of a site in excess of 2,000m2. Flooding and drainage O11 Buildings and other works are designed and sited S11.1 For new buildings or structures or additions of YES All buildings will include a finished floor to— more than 50m2 gross floor area to an existing building level that is at a minimum 500m above the a) provide flood free access to premises and flood free or structure, floor levels for habitable rooms are— known flood level. habitable areas; a) for areas where minimum floor levels are available— b) allow only minor, short term and infrequent not less than the specified level; flooding of non-habitable areas; ‘ b) for areas where flood modelling is available—a c) ensure carparking areas can be adequately drained; minimum of 500mm above the modelled flood level; d) ensure drainage does not adversely impact upon and other premises; and c) for areas where flood modelling is not available, a e) ensure filling or excavation does not adversely minimum of 500mm above the highest known flood impact upon other premises by— level; i. causing ponding on the site or nearby land; AND ii. increasing flooding, which adversely affects the S11.2 Where Council infrastructure is YES Please refer to the Engineering Services
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
safety or use of any land upstream and downstream; available— Report prepared by Covey & Associates
iii. adversely affecting the flow of water in any a) any drainage (for buildings and land) flows to that (Appendix 6).
overland flow path; and infrastructure; and
iv. falling towards the frontage or other boundaries b) the infrastructure has the capacity to accept any
without sufficient retention additional loading.
AND
S11.3 Car parking and maneuvering areas are YES Please refer to the Engineering Services
constructed at a level that permits the parking area to Report prepared by Covey & Associates
drain from the site by gravity means, without the need (Appendix 6).
for mechanical pumping; or
S11.4 Basements for residential uses have flood N/A
immunity above the Q100 where alternative means to
mechanical pumping are used to achieve such
immunity; or
S11.5 Basements for non-residential uses have flood
immunity above the Q100 that may be achieved by N/A
means of mechanical pumping where the mechanical
feature is installed with adequate holding tanks and an
alternative back up power source.
Roof form
O12 Roof forms— S12.1 The main roof of the building has a roof pitch no YES Please refer to the Proposal Plans prepared
a) contribute positively to the local skyline; less than 5 degrees and has minimum 600mm eaves to by Sprout Architects (Appendix 1).
b) complement the beachside character of the at least 75% of the perimeter of the building;
locality; AND
c) use soft and articulated pitched or curved roof S12.2 Buildings and structures do not include roof top Please refer to the Proposal Plans prepared
forms; terraces. by Sprout Architects (Appendix 1).
d) avoid low pitched (eg. less than 5 degrees) or
box profiles/parapets; and
e) do not create opportunities for residents to
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
overlook the private open space areas of neighbouring
properties.
Sloping sites
O13 Development on sloping sites— S13.1 Buildings and associated accessways are not N/A Please refer to the Proposal Plans prepared
a) is responsive to the natural topography of the site constructed on land with a slope greater than 1 in 4 by Sprout Architects (Appendix 1).
and minimises cut and fill; (25%);
b) does not visually dominate the hill slope or AND
interrupt the skyline; S13.2 Buildings are of split level design that step down N/A
c) is integrated with the natural site characteristics the slope or have suspended floor construction;
including vegetation; and AND
d) for Multiple housing, takes the form of small S13.3 Cut or fill is less than 2m in depth; N/A
separate buildings. AND
S13.4 The distance between the ground and the lowest N/A
part of the floor of the building does not exceed 3m to
avoid large under-building areas;
AND
S13.5 Buildings present no more than— YES Please refer to the Proposal Plans prepared
a) if in the Visitor Mixed Use Zone – 3 storeys at any one by Sprout Architects (Appendix 1).
point when viewed from the street; or
b) if in any other Zone - 2 storeys at any one point when
viewed from the street.
7.10 ENVIRONMENT, CONSERVATION AND RECREATION
Environment and cultural heritage values
O14 There are no significant adverse effects on No solution provided YES Please refer to the Engineering Services
biodiversity, natural vegetation, native fauna habitat, Report prepared by Covey & Associates
landscape quality, water quality or cultural heritage Advisory note (Appendix 6).
values, including those related to— PSP24 – Effluent Disposal details requirements for the
a) changes to natural drainage; design and siting of effluent disposal systems where
b) changes to natural coastal processes; located outside a sewerage service area.
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS c) disturbance of the dune system and wetland Compliance with PSP24 will be considered as part of system; Council’s assessment of the plumbing and drainage d) management of landslide and fire risk; application. e) erosion and the transport of sediments off site; f) unmanaged public access; g) effluent disposal64; h) changes to fauna habitat and behaviour; and i) disturbance of buildings and features, including natural features of cultural heritage significance. Open space network O15 An integrated open space network is established, S15.1 Open space corridors and existing native YES The proposed development adjacent to the enhanced and protected throughout the locality to— vegetation in areas indicated in Schedule 5 – Map 4 are Noosa National Park to the west. The a) provide for both passive and active recreational protected from fragmentation and encroachment by proposed development is setback a pursuits; development. minimum of 7m to ensure there is sufficient b) provide connectivity for pedestrians and cyclists, bushfire buffer of sufficient size. c) provide habitat connectivity for wildlife; Overall, the proposal does not negatively d) protect watercourses and drainage lines; impact on the adjacent open space area e) protect vegetation on steep slopes; and a) form a scenic backdrop for residential development. Pedestrian and bicycle pathways O16 Safe and convenient pedestrian and bicycle S16.1 Pedestrian and bicycle pathways are provided and N/A pathways are provided and retained between and retained where indicated in Schedule 5 – Map 2; throughout key destinations including— AND a) an east-west link between the beach and the S16.2 Contributions toward a Pathways Network are YES Please condition. northern end of Lake Weyba via Burgess Creek; provided in accordance with PSP20. b) a north-south link between the Noosa National Park to the north of the locality and the former Shire boundary near Peregian Beach; and
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS c) links within and around Sunrise and Sunshine Beach linking business and community uses with residential development. Beach access points O17 Access points to the sensitive foredune systems No solution provided N/A are defined and controlled by the establishment of key access nodes which are designed and sited having regard to the potential adverse impacts on— a) visual amenity; b) dune stability; c) natural habitat; and d) water quality; AND O18 Access to the foredune system and beachfront is via formalised communal beach accesses, rather than individual informal tracks. Aircraft safety O19 Wildlife, including birds and bats, are not S19.1 Uses involving disposal of putrescibles waste are N/A attracted into the operational airspace of the not located within 13km of the Sunshine Coast Airport; Sunshine Coast Airport in significant numbers; AND AND S20.1 Uses involving aviation activities, including N/A O20 Physical obstructions do not adversely affect the parachuting and hot air ballooning, are not located operational airspace of the Sunshine Coast Airport; within 15km of the Sunshine Coast Airport; AND AND O21 Emissions do not significantly affect air S21.1 None of the following is permitted within 15km of YES The proposed development does not turbulence, visibility or engine operation in the the Sunshine Coast Airport— smoke, ash, steam, dust or include any of the listed land uses. operational airspace of the Sunshine Coast Airport. gaseous plumes exceeding 4.3m per second.
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Specific Outcomes and Probable Solutions for the Open Space Recreation Zone
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
(if Code assessable)
7.38 CONSISTENT USES
Electricity supply infrastructure
O73 The following defined uses and use classes are No solution provided
consistent uses and are located in the Open Space
Recreation Zone—
a) Entertainment and dining business Type 1 where in
conjunction with an Open space use;
b) Entertainment and dining business Type 2;
c) Emergency service Type 2;
d) Open space;
e) Wellbeing Type 2;
f) Ancillary dwelling unit;
g) Visitor accommodation Type 2; and
h) Visitor accommodation Type 4 where located in
conjunction with Visitor accommodation Type 2 on
Lots 8,9 & 10 on P9315 and Lot 76 on MCH2969, 215-
219 David Low Way, Peregian Beach.
7.39 INCONSISTENT USES
O74 The following defined uses and use classes are No solution provided
inconsistent uses and are not located in the Open
Space Recreation Zone—
a) All Agricultural Uses;
b) Commercial business;
c) Entertainment and dining business Type 1 where
not in conjunction with an Open space use;
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SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
(if Code assessable)
d) Entertainment and dining business Type 3;
e) Home-based business;
f) Industrial business;
g) Retail business;
h) Education;
i) Emergency service Type 1 or 3;
j) Wellbeing Types 1,3 or 4;
k) All Infrastructure Uses;
l) Detached house;
m) Multiple housing;
n) Community residence;
o) Visitor accommodation Types 1 or 3; or
p) Visitor accommodation Type 4 where not located in
conjunction with Visitor accommodation Type 2 on
Lots 8,9 & 10 on P9315 and Lot 76 on MCH2969, 215-
219 David Low Way, Peregian Beach.
7.40 EFFECTS OF USE
Caravan and camping facilities at Peregian Beach
O75 The caravan park at Peregian Beach is protected S75.1 Lots 8,9 & 10 on P9315 and Lot 76 on MCH2969,
and retained to provide for low cost Visitor 215-219 David Low Way, Peregian Beach is retained as a
accommodation needs; caravan park, with 50% of the site used as Visitor
AND accommodation Type 2.
O76 Visitor accommodation Type 4 is provided only S76.1 No solution provided
where it is integrated as part of the existing caravan
park use.
Amenity
O77 Active recreation facilities do not result in No solution provided
significant levels of traffic generation or significant
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Residential Uses Code 14.42 Residential Uses Code The provisions in this division comprise the Residential Uses Code. They are— • compliance with the Residential Uses Code (section 14.43); • overall outcomes of the Residential Uses Code (section 14.44); and • specific outcomes and probable solutions for the Residential Uses Code (sections 14.45—14.48). 14.43 Compliance with the Residential Uses Code Development that is consistent with the specific outcomes in section 14.45—14.48 complies with the Residential Uses Code. 14.44 Overall outcomes for the Residential Uses Code 14.44.1 The overall outcomes are the purpose of the Residential Uses Code. 14.44.2 The overall outcomes sought for the Residential Uses Code are to ensure that residential development— a) occurs only on land that is suited to the development and occupation of residential buildings; b) is attractive and consistent with the developed character of its particular neighbourhood; c) takes advantage of natural climatic conditions; d) is energy and water efficient; e) is designed to provide for safety and security against crime; f) creates comfortable and accessible homes for people with different needs through all stages of life; g) provides residents with a high degree of privacy and protection from noise, lighting and other environmental nuisances; and h) provides residents with a choice in housing types to meet their varying needs; i) does not adversely impact on the natural character and environmental values of Noosa. 14.45 Specific Outcomes, probable solutions and acceptable solutions for the Residential Uses Code The specific outcomes sought for the Residential Uses Code are included in column 1 of Tables 14-24 to 14-27. Acceptable solutions for self-assessable development and probable solutions for code assessable development are included in column 2 of Tables 14-24 to 14-27.
Page 20
Specific Outcomes and Probable Solutions for All Residential Uses - Division 6
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
14.46 EFFECTS OF USE
Electricity supply infrastructure
O1 The development does not adversely impact on S1.1 No solution provided YES The subject site is not located in close
existing or future electricity supply infrastructure; S2.1 Development for uses adjacent to or within 50m of proximity to any existing electrical
AND an existing electricity substation incorporates noise infrastructure.
O2 All uses and works maintain an adequate safe attenuation measures to mitigate noise impacts;
distance from electrical infrastructure including AND
substations, overhead powerlines, power poles and S2.2 Buildings and structures (including swimming pools,
transformers. sheds, tennis courts or outbuildings) are not constructed
under overhead electricity transmission lines, or within
electricity easements;
AND
S2.3 A minimum separation distance is maintained from
the electricity transmission line to the closest boundary
of habitable buildings and child activity areas, as
follows—
a) 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.
Hot Water Systems
O3 Hot water systems are installed and operated to S3.1 All hot water systems installed are— YES Please condition any future conditions
support the efficient use of natural resources and a) solar systems; or accordingly.
minimise consequent pollution such as greenhouse b) electric heat pump systems; or
gas emissions. c) natural gas or LPG systems; or
d) any combination of a), b) or c).
Water supply and conservation
Page 21
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
O4 On-site water storage is designed and operated to S4.1 & S5.1 For a Class 1 building other than a Detached N/A
support the efficient use of water; house or Multiple Housing Type 1, outside a reticulated
AND water service area, a rainwater tank is to be installed
O5 On-site water storage is adequate for occupants with the following minimum storage capacities—
every day use and fire fighting purposes. a) Where no more than 3 bedrooms – 45,000 litres; or
b) Where more than 3 bedrooms – 60,000 litres;
AND
c) There is to be on the lot a dam, swimming pool or
water tank accessible for use by the fire brigade that
contains at least 5,000 litres of
water.
Advisory Note
The 5,000 litres required can be included within the
water required in S4.2 or S5.1 providing it is accessible
for the purpose of fire fighting at all times and not used
for other domestic purposes.
Erosion and sediment control
O6 Development does not cause erosion or result in No solution provided YES Please condition any future decision
transport of sediments off-site. accordingly. Further details will be
Advisory Note provided as part of the Operational
Persons undertaking development, including building Works application.
work, are required under the Environmental Protection
(Water) Policy 1997 (EPP) to ensure that sediment and
other material including building waste, sawdust,
concrete, cement or paint are not deposited or released
into a roadside gutter, stormwater drain or waterway, or
into a place where it could reasonably be expected to
move or be washed into a roadside gutter, stormwater
Page 22
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
drain or waterway and are not washed from the site.
Council enforces the EPP and penalties may apply.
Safety and security
O7 For Multiple Housing Types 2, 3 and 4, buildings S7.1 The building entrance is clearly identifiable and YES Then entrance to the site is clearly
and outdoor spaces are designed to protect the visible from the street, footpath and driveway; visible, as shown in the attached
personal security and safety of residents by allowing AND Architectural Plans prepared by Sprout
for natural surveillance. (Appendix 1).
S7.2 The internal path network has clear sightlines to the YES All Dwellings have a clear point of
dwelling entry and street access points; entry from the internal road and
AND footpath network, as shown on the
Architectural Plans (Appendix 1).
S7.3 Visitors have direct access to the entrance without YES Please refer to the Architectural Plans
passing through private outdoor living areas. (Appendix 1).
Emergency access
O8 For Multiple housing Type 3, 4 & 5, site design and No solution provided YES Please refer to the Architectural Plans
layout ensures efficient access and egress for (Appendix 1).
emergency vehicles.
Basement drainage
O9 Buildings and access works are designed and sited S9.1 Enclosed car parking and manoeuvring areas are N/A
to protect persons and property in the event of a constructed at a level that permits the parking area to
flood and power failure. drain from the site by gravity means, without the need
for mechanical pumping.
Separation of incompatible uses
O10 Development is designed to minimise noise S10.1 Bedroom windows are at least 3m away from YES Please refer to the Architectural Plans
carrying between dwelling units or accommodation shared driveways or carparking areas of adjacent (Appendix 1).
units by locating noise sensitive spaces such as dwelling units or accommodation units.
bedrooms away from noise generating areas of the
development, such as carparking areas or mechanic
plant and equipment or recreational facilities.
Page 23
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
Mechanical plant & equipment
O11 Mechanical plant and equipment associated with S11.1 Mechanical plant and equipment, including pool YES Please refer to the Architectural Plans
Residential Uses are designed and located so as not and spa pumps, pool heaters, air-conditioning units and (Appendix 1).
have an adverse impact on the visual amenity of the refrigeration units are—
site or surrounding areas. a) where located at ground level, screened by fencing
1.5m in height or dense vegetation of at least 1.5m in
width incorporating grouped trees and shrubs with
maximum separation distance of 1m measured from the
centre of the plant; and
b) for Multiple housing Type 2, 3 & 4 are visually
integrated into the line and plane of the building and roof
design and do not project beyond the height or width of
the building when viewed from the street and adjoining
properties.
Ancillary recreation uses
O12 Ancillary recreation uses, such as outdoor tennis S12.1 If the use involves ancillary use of outdoor courts N/A
courts and half netball courts, do not have an adverse including tennis courts, half courts and netball courts—
effect on the amenity enjoyed by users of adjacent or the use complies with the requirements in Section 2 of
nearby premises nor do they cause unreasonable PSP8 Tennis and Other Courts;
disturbance to local fauna through light emissions by AND
ensuring that all lighting devices are limited to those S12.2 Any lit tennis court or sports court is located at N/A
designed and installed to: least 60m from the external wall of an existing or
a) minimise light spillage on neighbouring premises; approved residential dwelling on an adjacent or nearby
b) preserve an acceptable degree of lighting amenity lot (as measured from the centre line of the court);
at the neighbouring premises; AND
c) provide covers or shading around lights; S12.3 The vertical illumination resulting from direct, N/A
d) direct lights downwards; reflected or other incidental light emanating from the
e) position lights away from possibly affected areas; site does not exceed 8 lux when measured at any point
and 1.5m outside the boundary and at any level from ground
Page 24
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
f) enable brightness of lights to be adjusted to low level upward;
levels. AND
O13 Noise originating from the use of the tennis court S12.4 Any flood lighting is restricted to the types that N/A
does not have a detrimental effect on the amenity of give no upward component of light where mounted
the area or cause nuisance to neighbouring residents. horizontally (i.e. a full cut off luminaire).
S13.1 The court is not used between the hours of N/A
10:00pm and 6:30am the following day
Privacy
O14 For Multiple Housing Types 2, 3 and 4, building S14.1 Transparent doors and windows are designed and YES Please refer to the Architectural Plans
and structures are designed and sited to ensure the located so they do not directly face transparent doors or (Appendix 1).
visual privacy of residents of the development and windows or the private open space areas of other
neighbouring properties is protected. dwelling units within 10 metres;
AND
S14.2 Planter boxes, louvre screens, pergolas, YES Please refer to the Architectural Plans
landscaping and architectural design of balconies are (Appendix 1).
used to screen the ground floor private open space of
dwelling units or accommodation units from upper level
units (refer to Figure 14-3 Privacy Measures which
illustrates how trees, awnings, screens, fences and
planter boxes reduce minimise the ability to directly look
into neighbouring homes and yards).
Access to Sunlight
O15 For Multiple housing, buildings and structures are S15.1 Development does not reduce sunlight to at least YES The proposed development does not
designed and sited so as not to unreasonably diminish 50% of the private open space areas of any adjoining impact on any nearby dwellings.
the existing sunlight to adjoining residences and residences to less to than 2 hours between 9am and 3pm
associated private open space areas; on any day of the year;
AND OR
O16 Multiple housing is designed and sited to S15.2 Where overshadowing by existing structures and
minimise the extent of shadows cast on solar fences occurs to more than 50% of the private open
Page 25
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
photovoltaic cells on roofs of adjoining buildings. space areas of any adjoining residences, sunlight is not
further reduced by more than 20%. (See Figure 14-4—
Preventing overshadowing)
S16.1 No solution provided
Sloping sites
O17 On sloping sites, buildings and structures are S17.1 Buildings and structures on sloping sites— N/A
designed to 7inimize the use of the natural a) Have a maximum distance of 3m between the ground
topography and 7inimize the need for cut and fill. and the lowest part of the floor of the building or the
building incorporates undercroft skirting or screening (eg.
Timber battens) to the full height of any undercroft area
higher than 3m above ground level at the perimeter of
the building;
b) are of split level design that step down the slope or
have suspended floor construction;
c) limit the amount of cut or fill to less than 2m in depth
relative to natural ground level; and
d) do not result in the spread of fill beyond the footprint
of the building and associated batters.
Specific Outcomes and Probable Solutions for Multiple housing Type 4 – Conventional - Division 6
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
Parking & access for visitors & service providers
O40 Parking and vehicular access is conveniently, S40.1 No solution provided YES Please refer to the Architectural Plans
safely and efficiently provided for visitors and service S41.1 Visitor carparking spaces are not located behind (Appendix 1) which shows visitor
providers; locked gates. parking spaces for all units are not
AND S42.1 Visitor carparking spaces are not located in tandem located behind gates or in tandem in
O41 Visitor carparking spaces are accessible at all with a garage or other carparking space. the other parking area. The proposed
times; development includes all 8 visitor
Page 26
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS AND parking spaces with communal O42 Visitor carparking spaces do not hinder the driveway. access or movement of any vehicle on-site Site facilities O43 Waste storage areas, letter boxes and external S43.1 No solution provided storage areas are sited and designed for attractive S44.1 Hard surface is provided to driveways, walkways, visual appearance and function, and complement the entries, outdoor patios, and in the vicinity of waste architecture and environs; storage areas, letter boxes and clothes lines; AND AND O44 High volume pedestrian areas within S45.1 A weatherproof storage area of at least 12.6m³ developments are sealed to provide safe access and (having a height of at least 2.1m and an area of 6m²) is avoid damage to landscaped open space area; provided within or attached to each dwelling unit. This AND storage space will not contribute to GFA providing it can O45 Adequate enclosed storage areas are provided be directly accessed from outside the building and does on-site to meet the likely needs of the residents. not exceed an area of 7m2
Page 27
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
(if Code assessable)
levels of noise or light emission affecting nearby
Residential Uses.
7.41 BUILT FORM
O78 Buildings and structures are designed and sited No solution provided
to—
a) encourage the co-locating of a range of open space
uses;
b) be attractive, comfortable and accessible to the
public; and
c) provide suitable landscape treatment, seating,
lighting and other amenities conducive to community
interaction and convenience and public safety.
Page 28
Visitor Accommodation Code
14.59 Visitor Accommodation Code
The provisions of this division comprise the Visitor Accommodation Code. They are—
compliance with Visitor Accommodation Code (section 1460);
overall outcomes for Visitor Accommodation Code (section 14.61); and
specific outcomes and probable solutions for Visitor Accommodation Code (sections 14.62—14.70).
14.60 Compliance with Visitor Accommodation Code
Development that is consistent with the specific outcomes in section 14.62—14.70 complies with the Visitor Accommodation Code.
14.61 Overall outcomes for the Visitor Accommodation Code
14.61.1 The overall outcomes are the purpose of the Visitor Accommodation Code.
14.61.2 The overall outcomes sought for the Visitor Accommodation Code are the following—
a) Visitor accommodation is compatible with and benefits from Noosa’s natural environmental values;
b) Visitor accommodation located near permanent residents does not detract from the residential amenity enjoyed by permanent residents;
c) The density and design of Visitor accommodation integrates with the urban or landscape fabric of its particular locality;
d) Visitor Accommodation in an urban zone or service area is provided with appropriate connection to reticulated sewerage, water supply, stormwater drainage,
electricity, and telecommunications services;
e) Visitor accommodation is energy and water efficient;
f) Visitor accommodation is compatible with surrounding land uses; and
g) Visitor accommodation is suitable to the needs of visitors and is accessible to services and facilities or valued features within the Shire.
14.62 Specific outcomes and probable solutions for the Visitor Accommodation Code
The specific outcomes for the Visitor Accommodation code are included in column 1 of Table 14-33 to Table 14-39. Probable solutions for code assessable development are
included in column 2 of Table 14-33 to Table 14-39.
Page 29
Table 14-33 – All Visitor Accommodation
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
(if Code assessable)
14.63 EFFECTS OF USE
Electricity supply infrastructure
O1 The development does not adversely impact on S1.1 No solution provided YES The proposed development is not
existing or future electricity supply infrastructure; S2.1 Development for uses adjacent to or within 50m of located within close proximity of any
AND an existing electricity substation incorporates noise existing electrical infrastructure, and
O2 All uses and works maintain an adequate safe attenuation measures to mitigate noise impacts; there does not adversely impact
distance from electrical infrastructure including AND existing electrical infrastructure.
substations, overhead powerlines, power poles and S2.2 Buildings and structures (including swimming pools,
transformers. sheds, tennis courts and outbuildings) are not
constructed under overhead electricity transmission
lines, or within electricity easements.
Scale
O3 Visitor accommodation is at a scale and nature No solution provided YES The subject site is located on the
complementary and respectful to its surroundings and western side of David Low Way and is
does not unduly impact on adjacent or surrounding of a scale and located on the subject
land uses or the amenity of the surrounding area. site in a way that has no negative
impacts on adjoining properties.
Mitigation of noise impacts
O4 Development is designed and sited to avoid S4.1 Visitor accommodation is not located along parts of YES Please refer to the Acoustic Report
adverse noise impacts associated with neighbouring the major road network which have a legal speed limit of prepared by ASK Consulting.
noise sources by— 80km/hr or above, and is setback 40m from the North
a) locating the use away from major noise sources Coast railway line.
such as busy roads or rail corridors: or
b) applying appropriate noise attenuation measures
into the development.
Ancillary recreation uses
Page 30
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
(if Code assessable)
O5 Ancillary recreation uses, such as outdoor tennis S5.1 If the use involves ancillary use of outdoor courts N/A
courts and half netball courts, do not have an adverse including tennis courts, half courts and netball courts—
effect on the amenity enjoyed by users of adjacent or the use complies with the requirements in Section 2 of
nearby premises nor do they cause unreasonable PSP8 Tennis and Other Courts;
disturbance to local fauna through light emissions, by AND
ensuring that lighting devices are limited to those S5.2 A 3m wide landscaped buffer is provided between N/A
designed and installed to: the tennis court and any boundary of the site;
a) minimise light spillage on neighbouring premises; AND
b) preserve an acceptable degree of lighting amenity S5.3 Any lit tennis court or sports court is located at least N/A
at the neighbouring premises; 60m from the external wall of an existing or approved
c) provide covers or shading around lights; residential dwelling on an adjacent or nearby lot (as
d) direct lights downwards; measured from the centre line of the court);
e) position lights away from possibly affected areas; AND
and S5.4 The vertical illumination resulting from direct, N/A
f) enable brightness of lights to be adjusted to low reflected or other incidental light emanating from the
levels. site does not exceed 8 lux when measured at any point
AND 1.5m outside the boundary and at any level from ground
O6 Noise originating from the use of the tennis court level upward;
does not have a detrimental effect on the amenity of AND
the area or cause nuisance to neighbouring residents. S5.5 Any flood lighting is restricted to the types that give N/A
no upward component of light where mounted
horizontally (i.e. a full cut off luminare).
S6.1 The court is not used between the hours of 10:00pm
and 6:30am the following day.
Traffic and access
O7 Safe vehicular access is provided to and from the S7.1 Visitor Accommodation is directly accessible from a YES Access to the site is via the proposed
site without adversely impacting on the safety of the sealed road or a good standard gravelled road; access easement from Sandpiper
road network; AND Court.
Page 31
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
(if Code assessable)
S7.2 Driveways do not exceed a gradient of 1 in 4 (25%); YES Please refer to the Traffic Report
AND prepared by Pekol Traffic & Transport
(Appendix 4).
S7.3 Where the site gains access from part of the Major YES Please refer to the Traffic Report
Road Network, vehicle manoeuvring areas are provided prepared by Pekol Traffic & Transport
in accordance with Section 3 of AS 2890.1 Parking (Appendix 4).
Facilities (Part 1: Off-street Carparking) so vehicles enter
and leave the site in a forward gear.
Water supply and conservation
O8 An adequate, safe and reliable water supply is S8.1 & S9.1 Where outside a reticulated water service N/A Connect to reticulated water.
available to the premises. area—
AND a) a rainwater tank of a minimum capacity of 4,000 litres
O9 On-site water storage is designed and operated to is to be provided for each accommodation unit; and
support the efficient use of water. b) there is to be on the lot a dam, swimming pool or
water tank accessible for use by the fire brigade that
contains at least 5,000 litres of water.
Advisory note
The 5,000 litres required can be included within the
water required in S8.2 & S9.1 providing it is accessible for
the purpose of fire fighting at all times and not used for
other domestic purposes.
Effluent disposal
O10 The provision of an effluent disposal system is No solution provided N/A Connect to reticulated sewer system.
provided to maintain acceptable public health
standards and avoid environmental harm. Advisory note PSP24
Effluent Disposal details requirements for the design and
siting of effluent disposal systems where located outside
Page 32
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
(if Code assessable)
a sewerage service area. Compliance with PSP24 will be
considered as part of Council’s assessment of the
plumbing and drainage application.
14.64 AMENITY
Safety and security
O11 For Visitor accommodation Type 4, buildings and S11.1 The building entrance is clearly identifiable and YES The proposed entry to the visitor
outdoor spaces are designed to protect the personal visible from the street, footpath and driveway; accommodation is clearly visible from
security and safety of residents by allowing for natural AND the internal driveway.
surveillance S11.2 The internal path network has clear sightlines to YES Please refer to the Architectural Plans
the dwelling entry and street access points; (Appendix 1).
AND
S11.3 Visitors have direct access to the entrance without YES Please refer to the Architectural Plans
passing through private open space areas. (Appendix 1).
Emergency access
O12 For Visitor accommodation Type 2 or 4, site No solution provided YES Please refer to the Architectural Plans
design and layout ensures efficient access and egress (Appendix 1) and Traffic Impact
for emergency vehicles. Assessment (Appendix 4).
Table 14-39 — Type 4 – Conventional (Motel or Resort Style)
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
14.70 EFFECTS OF WORKS
Access & parking
O49 Parking and vehicular access is conveniently, S49.1 No solution provided. YES Please refer to Traffic Impact
safely and efficiently provided for visitors, operators AND Assessment (Appendix 4) which shows
and service providers; S50.1 Visitor carparking spaces are accessible at all times that the proposed car parking area for
Page 33
SPECIFIC OUTCOMES PROBABLE SOLUTIONS COMPLIANCE COMMENTS
AND and are not located behind locked gates. the short term accommodation is not
O50 Visitor carparking spaces are accessible at all S51.1 Visitor carparking spaces are not located in tandem located behind a gate or in tandem.
times; with a garage or other carparking space
AND
O51 Visitor carparking spaces do not hinder the
access or movement of any vehicle on-site.
Laundry and clothes drying facilities
O52 Guest laundries and drying facilities are designed S52.1 Any accommodation unit fitted with a laundry or YES All short-term accommodation that
to be energy efficient without detracting from the washing machine also has a clothes drying area with a includes laundry facilities (serviced
amenity of the premises. fixed clothes line, open to breezes and located to receive apartments) have access to clothes
sunlight (filtered or direct) for at least two hours per day; drying facilities on each balcony of the
AND relevant unit. These areas will be
S52.2 Clothes drying areas are screened from adjoining approvals serviced from adjoining
properties and frontages. properties.
Page 34
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING & VISITOR ACCOMMODATION
215 DAVID LOW WAY, PEREGIAN BEACH
APPENDIX 9 – LANDSCAPING PLAN
Prepared by Mark Baldock Landscaping Architect
THOMCO (NO 2087) PTY LTD
DECEMBER 2016
Page 35
Obtain turf from a specialist grower of cultivated turf. Provide turf of even thickness, free from weeds
and other foreign matter.
) \ NAY ve
: 4 oc 8 af LANDSCAPE CONCEPT PLAN
C SS qed zs : Seale: 1:250@A1
House House House House i House__| | |) ~ ana 0 25m 625m 125m 25m
RL.4.100 al RL.5.100 RL.5.600 RL.6.100 RL.7.100 A 7h | . . :
: i” RL.4,600 \ NJ MY NI : Cr REFERENCE NOTES SCHEDULE
D r rile
Tm UE: “= mm CT RL6.600 TTS i 2 peatepaneennerees PAVING
rs Ha ) ah yey a V X 5 HI PEER EEEEEE EEE EH SYMBOL DESCRIPTION ary SCALE: 1:250
He [ Z \ TO RL8.300
| Ht \ ] Ne 2 ae I tA | “ CONCRETE 8.042 me
lI a 18. 2 |
a f { a
| ><Fo! aa z <3 : : ne 7 cl | PAVED/TILED AREAS OR SIMILAR 4026 m?
P cS < ‘ Ae
| é é
5 . RATA aN ee RR Wr eX le RL.8.300 i | WASHED RIVER PEBBLE(25MM SIZE). 90,2 m*
a et oe al a ' . = ; ; : . . , | \ 100MM DEPTH OVER WEED MAT.
\ g | i J i
L ye CPU FO fh NCR Td Lt ee ee Ci TT
‘ PRIVATE At eouenonpene On STENCIL CONCRETE PATHWAY 4 266 m?
. ROAD xs SAU . Eo
7 i i RL.8.300
< y \\ . YN a
§ KK SN b $ ,
I Lar 6} 6. A saeSsance Sanat ts
Po Bee ES Y RLBQ00 rH CONCEPT PLANT SCHEDULE
ae ral r ee Heh | nef Hae ets sf | C HH
~ ~ T F 2 LARGE SUB-TROPICAL TREE
eet RL.5.100 b KI RL.6.100 iB d 2 ~ , cH Y . ; et 15 METRES HEIGHT AT MATURITY
RL.4.600 a ; iK KX l pa H i ; Brachychiton acerifolius / Flame Tree
. ‘ol E Ky} on ? | RL.7.60 Flindersia australis / Crow's Ash
zs 3 ; 22
V I ; A I Z SHADE TREES
= / < a l f Oy 2 SRE — 7-10M HEIGHT, 5 M SPREAD
< : / AN Mn \ ( Cupaniopsis anacardioides / Carrot Wood
SS KK Y Ae i TAC = + + Harpullia pendula / Tulipwood
> XY i rt =m V Dt. CS RL.7.200 tt _ ,
Me : at iE |" HH
‘ Pee P | A. RL.6.100 LS [23. i se | SMALL TREES
ee | Cabana RL.4.700 ‘} = RX i < - 6-8M HEIGHT
Ky EEREEEE ESHER 4 es } . , Peprerer prige Buckinghamia celsissima / Ivory Curl Tree
Scr j= RL.5.100 y RL.5.600 H XN? < Settee || Elaeocarpus eumundii / Eumundi Quandong
: ar i REL : ~ ren oat Rh oT KJ AH KN - RL.6.800 ae Xanthostemon chrysanthus / Golden Penda
~~ & T r RENT PS 24 | | HH
. | | q >
8 > || Pool g K mt L 2 bs ote S SCREENING TREES
is % q Re f SS il 6.8M HEIGHT
ST - 4 1 : B | t op X mNyAaN a | Lo Elaeocarpus eumundii / Eumundi Quandong
x root ror = Sy a4 S; TERA — = 4H Syzygium australe “Aussie Southern’ / Aussie Southem Lilly Pilly
oS crt eS 4 T oe RL.6.600 j
~ < Ts - Oe -
e ny TRY “a 23 ZOO PY XY < : y y. a : : YY s 5. =
A ° 7 © SCREENING SHRUBS
. : a INTERN Ry 7 3-4M HEIGHT
GN PRIVA’ ge < : ot po Syzygium australe ‘Cherry Surprise’ / Cherry Surprise Lilly Pilly
, ‘ PEEL rH Syzygium elite / Elite
. \ ! ; ROA RL\6.200
Views to Poe . ~ Pah, S, ; |
Nature Reserve \ 5 6 “ LOW SHRUBS AND GROUNDCOVER
/ 4 oie UP TO 1M HEIGHT
n SAY x Hymenocallis litforalis / Spider Lily
\ L ; ; | XKXAKASA SSA SARANASASRARK SIS Liriope muscari “Evergreen Giant’ / Evergreen Giant Border Grass
} Ca Coy Cot Ait r =~ . oe ; if R Lomandra confertifolia rubiginosa “Crackerjack’ / Mat Rush
i / WV ai | 1 < , Rhoeo spaihacea Hawaiian Owarf / Hawaiian Dwarf
\ Ys pat Conference a \
VY, oo a Room x : — BIORETENTION GARDENS
1 Kit 1M HEIGHT
: > & MPR f isolepis nodosa / Knobby Clubrush eee | ale Er X
S y DY) : ; | ~~ Juncus usitatus / Usitatus XANTHOSTEMON CHRYSANTHUS PHILODENDRON XANADU
Lomandra hystrix / Mat Rush
Ado | | *
‘ Reception SPECIALTY
EE |
: | IGA
CG LANDSCAPE NOTES
“ ——
“
N one LANDSCAPING
SOUNCIL 1 GENERAL Turfing schedule
SERVE ' / 1.1 STANDARDS Species or Minimum Turt rol ; ;
ecurity 4 Soils yar ickn ize (m heigh
General: To AS 4419. x urf areas
gate a ip 2 SITE AND SOIL
2.1 Planting beds 4 PLANTS
T TTTet |_——————— Cultivation 4.1 Plants
AISA ENT Minimum depth; 100 mm. General: Provide plants with the following characteristics: .
— Cultivation depths (mm : - Large healthy root systems, with no evidence of root curl, restriction ordamage. “
- epee areas (turf): - waacrous, well established, free from disease and pests, of good form consistent with the species
: or variety.
- Planting areas: 150 - Hardened off, not soft or forced, and suitable for planting in the natural climatic conditions
prevailing atthe site. . oo
—_—— 2.3 Source . oo General: Supply plants in weed-free containers of the required size. . .
General: Impert topsoil that complies with AS 4419. Open rooted stock: If trees are to be supplied as open rooted stock, ensure this is appropriate to the
, species, variety, size, and time of
Topsoil source schedule year for planting.
oll
Brett Organic Topsoil Mixture(AS4419)
. 4.2 Mulch
Topsoil depths . . / General: Provide mulch which is free of deleterious and extraneous matter such as soil, weeds and
Spread topsoil to the following typical depths: sticks.
- Excavated planting areas: If using organic mulch, 300 mm. Standard: To AS 4454.
| - Non-irrigated areas: 100 mm. Mulch material: TEA TREE MULCH
—sr EEG IDepths: Spread organic mulch to a depth of 100 mm, and gravel mulch to a depth of 100 mm.
\ | 2.4 Fertiliser 43 Stakes
\ Provide proprietary fertilisers, delivered to the site in sealed bags marked fo show manufacturer or Stake sizes:
\ | ESS E N C E O F P E REG IAN B EAC H vendor, we fertiliser type, N:P:K ratio, 9 - For pants 41 - 2.5m high: Two 50 x 50 x 1800 mm stakes per plant.
LS bas: recommended uses and application rates. Ties
“ie S H @) p Pp | N G Vi L L AG E a General: Provide ties fixed securely to the stakes, one tie at half the height of the main stem, others
Fertiliser schedule as necessary to stabilise the plant.
Location NP-K ratio Applicafion rate ' Tie types:
; 1 _—_ “Turf 10:46 Follow manufacturers ~ For plants < 2.5 m high: 50 mm hessian webbing stapled to the stake.
\ SS recommendations § COMPLETION
cae eal Individual plantings Prolonged release type Follow manufacturers’ 5.1 Period .
—_—_ —. —— — recommendations. Commencement: The planting establishment period commences at the date of practical completion.
(a | f 4 Required period: 12 weeks
| _—_____. 3.1 Turf
—JI
_ ¥
Let ——l = 7 | —
\ em ENTE MARK BALDOCK CLIENT: DRAWING TITLE PROJECT DETAILS: DRAWING NUMBER: x ae
Me © |taitae | oESIeN LANDSCAPE ARCHITECT eee THOMCO (NO 2087) PTY LTD LANDSCAPE CONCEPT 215 DAVID LOW WAY, 1611-LCP1 UO \\ | Retirees 6
WA Aad ‘ B |16/12/16 | DESIGN (B.App.Sc.BitEnv, Grad.Dip.Lands.Arch.) Mob: (0407) 114 605 PLAN PERFGIAN BEACH QLD CURRENT ISSUE: C \ wore) PROJECT NO:
~~ 47“ : f=. — ae ata PO Box 373, Annerley Qld 4103 Email: baldock@bigpond net.au SCALE: 1:250 1611
Page 36
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING & VISITOR ACCOMMODATION
215 DAVID LOW WAY, PEREGIAN BEACH
APPENDIX 10 – TITLE SEARCH
THOMCO (NO 2087) PTY LTD
DECEMBER 2016
Page 37
CURRENT TITLE SEARCH
DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND
Request No: 24928887
Search Date: 07/12/2016 16:16 Title Reference: 50826885
Date Created: 19/10/2010
Previous Title: 13745184
13976100
14176055
14658089
REGISTERED OWNER
Dealing No: 713517647 14/10/2010
THOMCO (NO.2087) PTY LTD A.C.N. 106 723 488
TRUSTEE
UNDER INSTRUMENT 707441771
ESTATE AND LAND
Estate in Fee Simple
LOT 77 SURVEY PLAN 231615
Local Government: NOOSA
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 13745184 (ALLOT 9 SEC 7)
Deed of Grant No. 13976100 (ALLOT 10 SEC 7)
Deed of Grant No. 14176055 (ALLOT 8 SEC 7)
Deed of Grant No. 14658089 (POR 76)
2. EASEMENT No 707032974 29/09/2003 at 14:09
burdening the land to
LOT 51 ON SP156203
OVER EASEMENT A ON SP156199
3. MORTGAGE No 717262052 20/05/2016 at 11:17
NATIONAL AUSTRALIA BANK LIMITED A.B.N. 12 004 044 937
ADMINISTRATIVE ADVICES - NIL
UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2016]
Requested By: D-ENQ GLOBAL X
Page 1/1
Page 38
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING & VISITOR ACCOMMODATION
215 DAVID LOW WAY, PEREGIAN BEACH
APPENDIX 11 – CONTAMINATED/ENVIRONMENTAL MANAGEMENT REGISTER SEARCH
THOMCO (NO 2087) PTY LTD
DECEMBER 2016
Page 39
Department of Environment and Heritage Protection (EHP)
ABN 46 640 294 485
400 George St Brisbane, Queensland 4000
GPO Box 2454, Brisbane QLD 4001, AUSTRALIA
www.ehp.qld.gov.au
SEARCH RESPONSE
ENVIRONMENTAL MANAGEMENT REGISTER (EMR)
CONTAMINATED LAND REGISTER (CLR)
UrbisPro Pty Ltd
Cathedral Square, West Tower
Level 6 / 410 Ann Street
Brisbane QLD 4000
Transaction ID: 50341522 AMA/AN Id: 53894 08 December 2016
Cheque Number:
Client Reference:
This response relates to a search request received for the site:
Lot: 77 Plan: SP231615
215 DAVID LOW Way
PEREGIAN BEACH
EMR RESULT
The above site is NOT included on the Environmental Management Register.
CLR RESULT
The above site is NOT included on the Contaminated Land Register.
ADDITIONAL ADVICE
All search responses include particulars of land listed in the EMR/CLR when the search was generated.
The EMR/CLR does NOT include:-
1. land which is contaminated land (or a complete list of contamination) if EHP has not been notified
2. land on which a notifiable activity is being or has been undertaken (or a complete list of activities)
if EHP has not been notified
The above site is in or contains an area of land categorised on the Commonwealth Department of Defence
(Defence) website http://www.defence.gov.au/uxo/ as having a 'substantial' potential to be affected by
residual unexploded ordnance (UXO).
Any development application for a material change of use or reconfiguration of the above site will require
referral to the Department of State Development Infrastructure and Planning's (DSDIP's), State
Assessment Referral Agency (SARA) in regard to UXO.
Explanation:
Defence's website includes advice on the land usage of UXO affected sites, on what to do should UXO be
found, and on landowner indemnification for personal injury or property damage. Under the heading
"Where is UXO?" the website provides the ability to conduct a search of land status in relation to UXO
by Street Address, by Local Government Area, by Land Parcel, by Federal Electorate or by State
Electorate.
Page 1 of 2
Page 40
Currently, SARA has a concurrence agency role in Queensland's development approval process which
provides for land in the Defence 'substantial' category to be further investigated and, where necessary,
remediated as part of the approval process. Relevant information is available at
http://www.qld.gov.au/environment/pollution/management/contaminated-land/.
If you have any queries in relation to this search please phone 13QGOV (13 74 68)
Administering Authority
Page 2 of 2
Page 41
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING & VISITOR ACCOMMODATION
215 DAVID LOW WAY, PEREGIAN BEACH
APPENDIX 12 – SURVEY PLAN
Prepared by Skyline Surveyors
THOMCO (NO 2087) PTY LTD
DECEMBER 2016
Page 42
Skyline Surveyors Suite 11C Brightwater Corporate Centre PHONE 69 Attenuata Drive 07 5493 4877 MOUNTAIN CREEK QLD 4557 E: [email protected] W: www.skysurv.com.au
Page 43
Skyline Surveyors Suite 11C Brightwater Corporate Centre PHONE 69 Attenuata Drive 07 5493 4877 MOUNTAIN CREEK QLD 4557 E: [email protected] W: www.skysurv.com.au
Page 44
Skyline Surveyors Suite 11C Brightwater Corporate Centre PHONE 69 Attenuata Drive 07 5493 4877 MOUNTAIN CREEK QLD 4557 E: [email protected] W: www.skysurv.com.au
Page 45
Skyline Surveyors Suite 11C Brightwater Corporate Centre PHONE 69 Attenuata Drive 07 5493 4877 MOUNTAIN CREEK QLD 4557 E: [email protected] W: www.skysurv.com.au
Page 46
Skyline Surveyors Suite 11C Brightwater Corporate Centre PHONE 69 Attenuata Drive 07 5493 4877 MOUNTAIN CREEK QLD 4557 E: [email protected] W: www.skysurv.com.au
Page 47
Skyline Surveyors Suite 11C Brightwater Corporate Centre PHONE 69 Attenuata Drive 07 5493 4877 MOUNTAIN CREEK QLD 4557 E: [email protected] W: www.skysurv.com.au
Page 48
Skyline Surveyors Suite 11C Brightwater Corporate Centre PHONE 69 Attenuata Drive 07 5493 4877 MOUNTAIN CREEK QLD 4557 E: [email protected] W: www.skysurv.com.au