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MCU14/0045 & OPW14/0268: Appendix D - Noosaville Locality Code
Appendix D: Noosaville Locality Code
PERFORMANCE CRITERIA ACCEPTABLE SOLUTIONS COMMENTS
11.9 Effects of use
Amenity No solution provided. Complies
O1 Uses are located, designed and operated to avoid significant The proposed duplex is located in an
adverse changes to the light, air quality, noise, accessibility or other appropriate location.
conditions enjoyed by users of associated, adjoining or nearby uses.
Major Road Network No solution provided. Not Applicable
O2 Through traffic in Noosaville uses Gibson Road or Eenie Creek The proposal has no effect on the major
Road, ensuring the visual amenity of Gympie Terrace is protected with road network.
a consequent enhancement of visitor and recreation opportunities and
benefit to businesses along Gympie Terrace.
Visual amenity No solution provided. Not Applicable
O3 The visual amenity and character surrounding the major road The proposal has no effect on scenic vistas
network is protected and enhances the recognisable entrance to in the vicinity.
Noosaville through—
a) retaining and enhancing the visual and physical separation of
Noosaville from other localities; and
b) ensuring development does not encroach upon existing native
vegetation along the road frontage other than for accessways.
Neighbourhood identities No solution provided Complies
O4 The separate identities of the various residential neighbourhoods The proposed duplex is suited to the
remain important and distinct elements of the residential character of existing neighbourhood of single and
Noosaville. multiple dwelllings.
Lake Entrance Boulevard Not Applicable
O5 There is no increase in the number of lots that gain access via
Lake Entrance Boulevard.
Airport Not Applicable
O6 Development and use of premises within 750m of the airport do not
cause an obstruction or other potential hazard to aircraft movement
associated with the airport by the way of—
a) the physical intrusion of buildings or other structures into aircraft
take-off and approach flight paths;
b) attracting birds or bats to the area, which could cause or contribute
to bird-strike hazard;
c) providing very bright lighting or lighting similar to runway lighting,
which can distract or confuse aircraft pilots;
d) interfering with navigation or communication facilities;
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Appendix D: Noosaville Locality Code
PERFORMANCE CRITERIA ACCEPTABLE SOLUTIONS COMMENTS
e) emissions that may affect pilot visibility or aircraft operations; and
f) transient intrusions into the airport’s operational airspace.
11.10 Built form
Density No solution provided Complies
O7 The density of development within the site area— The proposed lot density (2 x 3 bedrooms)
a) is compatible with surrounding development; and is in keeping with Performance Criteria 07
b) does not exceed— (6.53 person) and is compatible with
i. for the Semi-Attached Housing Zone: surrounding development.
A. for sites between 500m2 and 599m2 inclusive—4.8 persons;
B. for sites 600m2 or more — 6.6 persons or 100 persons per hectare
whichever is the higher;
ii. for the Attached Housing Zone a maximum population density of
100 persons per hectare with the exception of Lot 21 on RP815864
situated at 11-13 William Street which has an allowable population
density of 320 persons per hectare exclusively for the purpose of a
visitor hostel
iii. For the Visitor Mixed Use Zone— 160 persons per hectare; and
iv. for the Business Centre Zone a maximum population density of 100
persons per hectare with the exception of Lots 3 & 4 on RP122928
situated at 14-16 Mary Street which have an allowable population
density of 320 persons per hectare exclusively for the purpose of a
visitor hostel
v. for the Shire Business Centre Zone 160 persons per hectare or 320
persons per hectare exclusively for the purpose of a visitor hostel
vi. for the Community Services Zone maximum population density of
320 persons per hectare exclusively for the purposes of Residential
Aged Care and 160 persons per hectare for any other form of
Retirement & Special Needs Housing; and
c) has a low site impact to enhance the opportunity to maintain natural
site characteristics, including native vegetation and natural landforms.
Height S8.1 Buildings and other structures have a Complies
O8 Buildings and other structures— maximum building height of— The proposed duplex is less than 8m heigh.
a) are low rise and have a visual bulk and an architectural scale a) if in the Attached Housing Zone – 8m, with
consistent with structures on adjoining or nearby land; the exception of those properties with frontage
b) do not exceed a building height of — to the following streets: - Russell St, William St
i. for the Attached Housing Zone 2 storeys unless located on property and Howard St, or Weyba Rd, James St and
with frontage to the following streets: - Russell St, William St and Albert St north of their intersections with
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Appendix D: Noosaville Locality Code
PERFORMANCE CRITERIA ACCEPTABLE SOLUTIONS COMMENTS
Howard St, or Weyba Rd, James St and Albert St north of their Elizabeth St (as well as properties fronting
intersections with Elizabeth St (as well as properties fronting Gympie Gympie Terrace or Noosa Parade between
Terrace or Noosa Parade between Weyba Road and Russell Street), Weyba Road and Russell Street) where they
where they are not to exceed a maximum building height of 3 storeys; have a maximum building height of 12m;
ii. for the Visitor Mixed Use Zone– 3 storeys, although present only 1-2 b) if in the Visitor Mixed Use Zone – 12m;
storey façades to Gympie Terrace; c) if in the Business Centre or Industry Zones
iii. for the Shire Business Centre Zone– 2 storeys, except in Precinct — 10m;
E1 and E2 where 3 storeys and Precinct REC/MU where 1 storey; and d) if in the Shire Business Centre Zone –8m,
iv. for all other zones— 2 storeys; except in Precinct E1 or E2 where 12m or in
c) do not visually dominate the street or surrounding spaces; Precinct REC/MU where 6m;
d) preserve the amenity of surrounding land; e) in all other zones—8m.
e) ensure that development responds to the site topography; and
f) are well articulated with strong horizontal and vertical design
elements to provide an interesting streetscape and to complement
landform changes and landscapes
Setbacks S9.1 Buildings and structures comply with the Alternative Solution
O9 Buildings and other structures are appropriately designed and sited setbacks identified in Schedule 1 - Minimum While the proposal does not comply with
to— Boundary Setbacks. setbacks for the Attached Housing Zone, it
a) provide amenity for users of the premises as well as preserve the maintains the visual continuity and pattern
visual and acoustic amenity of adjoining and nearby properties; of buildings along both streets with
b) provide adequate distance from adjoining land uses; setbacks of 4.5m. Unit 1’s portico has a
c) allow space for required vehicle parking; setback of 4.53m to Elizabeth St, however
d) preserve any existing vegetation that will buffer the proposed the main building front is setback 5.13m
building; and the double garages 6m. Unit 2’s garage
e) allow for landscaping to be provided between buildings; also complies with the 6m setback, while
f) maintain the visual continuity and pattern of buildings and landscape the open Portico and patio have setbacks of
elements within the street; 4.9m and 5.1m. As such parts of the
g) avoid large areas of continuous wall planes by varying the building building fronts comply with the required
setbacks and using appropriate techniques to provide visual relief; and setbacks, while the rest complies with the
h) help protect the natural character and visual amenity of the Noosa prevailing setbacks of the neighbouring lots.
River system and other watercourses. Both garages have 0 setbacks to the
boundaries, while the second storeys above
have setbacks of more than 2m. While the
proposal complies with the Queensland
Development Code, it does not comply with
the required side setbacks of the Noosa
Plan. Unit 1 adjoins a recently approved
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Appendix D: Noosaville Locality Code
PERFORMANCE CRITERIA ACCEPTABLE SOLUTIONS COMMENTS
duplex which features a 3m wide internal
driveway and 0.5m wide landscaping strip
along the common boundary. As such there
is an adequate distance and visual buffer
provided towards the adjoining living areas.
Site cover, gross floor area and plot ratio No solution provided Complies
O10 The site cover, gross floor area and plot ratio of buildings and The proposed duplex has a site cover of
other roofed structures— 40%, which is in compliance with this code.
a) results in a building scale that is compatible with surrounding
development;
b) does not present an appearance of bulk to adjacent properties,
roads or other areas in the vicinity of the site;
c) maximises the retention of existing vegetation and allows for soft
landscaping between buildings;
d) allows for adequate area at ground level for outdoor recreation,
entertainment, clothes drying and other site facilities; and
e) facilitates onsite stormwater management and vehicular access.
O11 Site cover—
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 with the Detached Housing Zone, does not
exceed—40%;
c) for the Semi-Attached Housing Zone does not exceed 40%;
d) for the Attached Housing Zone does not exceed 40%;
e) for the Visitor Mixed Use Zone does not exceed 40%; or
f) for the Shire Business Centre Zone in Precincts E1, E2, E6 and E7
does not exceed 50%.
O12 For the Semi-Attached Housing Zone buildings do not exceed a
plot ratio of 0.45:1
O13 For the Attached Housing Zone the maximum gross floor area is
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Appendix D: Noosaville Locality Code
PERFORMANCE CRITERIA ACCEPTABLE SOLUTIONS COMMENTS
equivalent to the maximum allowable population in persons multiplied
by 40m2.
O14 For the Visitor Mixed Use Zone, the maximum gross floor area
equals the allowable population in persons multiplied by 40m2,
provided that the gross floor area does not exceed 13,600m2.
O15 For the Business Centre Zone, outside of the Mary
Street/Thomas Street Precinct the maximum plot ratio is —
a) 0.8:1 for site areas up to and including 2,000m2; plus
b) 0.3:1 for the balance portion of the site area in excess of 2000m2.
O16 Within the Shire Business Centre Zone, the maximum plot ratio
for development within the following precincts is —
a) Precincts B1 and B2 combined- 0.5:1;
b) Precinct B3- 0.8; c) Precinct E1- 0.6; d) Precinct E2- 0.6;
e) Precinct E3- 0.6; f) Precinct E4- 0.6; g) Precinct E5- 0.6
h) Precinct E6- 0.6; i) Precinct E7- 0.6; j) Precinct RES- 0.6; and
k) Precinct REC/MU- 0.1.
Flooding and drainage71 S17.1 For new buildings or structures or Complies
O17 Buildings and other works are designed and sited to— additions of more than 50m2 gross floor area to The site will be filled to comply with the
a) provide flood free access to premises and flood free habitable an existing building or structure, floor levels for required flood levels.For more information
areas; habitable rooms are not less than the specified refer to the Engineering Report in Appendix
b) allow only minor, short term and infrequent flooding of non-habitable minimum floor levels; AND F.
areas; S17.2 Where Council infrastructure is
c) ensure carparking areas can be adequately drained; available—
d) ensure drainage does not adversely impact upon other premises; a) any drainage (including buildings and yards)
and flows to that infrastructure; and
e) ensure filling or excavation does not adversely impact upon other b) the infrastructure has the capacity to accept
premises by— any additional loading; AND
i. causing ponding on the site or nearby land; S17.3 For Residential Uses—
ii. increasing flooding, which adversely affects the safety or use of any a) where slab on ground construction is used,
land upstream and downstream; and filling does not extend more than 1m beyond
iii. adversely affecting the flow of water in any overland flow path. the building footprint and access to car parking
areas, measured from the outer walls of the
building ; or
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Appendix D: Noosaville Locality Code
PERFORMANCE CRITERIA ACCEPTABLE SOLUTIONS COMMENTS
b) the design consists of a suspended floor
construction; AND
S17.4 Car parking and maneuvering areas are
constructed at a level that permits the parking
area to drain from the site by gravity means,
without the need for mechanical pumping;
AND
S17.5 Basements for residential uses have
flood immunity above the Q100 where
alternative means to mechanical pumping are
used to achieve such immunity; or
S17.6 Basements for non-residential uses
have flood immunity above the Q100 that may
be achieved by means of mechanical pumping
where the mechanical feature is installed with
adequate holding tanks and an alternative
back up power source.
Sloping sites S18.1 Buildings and associated accessways Not Applicable
O18 Development on sloping sites— are not constructed on land with a slope
a) is responsive to the natural topography of the site and minimises cut greater than 1 in 4 (25%); AND
and fill; S18.2 Buildings are of split level design that
b) does not visually dominate the hill slope or interrupt the skyline; step down the slope or have a suspended floor
c) is integrated with the natural site characteristics including construction; AND
vegetation; and S18.3 Cut or fill is less than 2m in depth;
d) for Multiple housing, takes the form of small separate buildings; AND
S18.4 The distance between the ground and
AND the lowest part of the floor of the building does
O19 On sites which are visible from the major road network, areas of not exceed 3m to avoid large under building
public open space, the Noosa River or the beaches new buildings and areas; AND
structures including outbuildings, are designed so as not to dominate S18.5 Buildings present no more than 3
or detract from the scenic and environmental qualities of the site and storeys at any one point.
its setting. S19.1 No solution provided
Roof form S20.1 With the exception of buildings within Complies
O20 Rooflines— the Industry Zone, the main roof of the building The proposed duplex has roofs with a roof
a) contribute positively to the local skyline; has a roof pitch no less than 5 degrees and pitch of 6% and 8%. For more information
b) complement the character of the locality; has minimum 600mm eaves to at least 75% of refer to the Building Plan attached in
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Appendix D: Noosaville Locality Code
PERFORMANCE CRITERIA ACCEPTABLE SOLUTIONS COMMENTS
c) are articulated, pitched or skillion; the perimeter of the building; AND Appendix B.
d) avoid low pitched (eg. less than 5 degrees) or box roof S20.2 Buildings and structures do not include
profiles/parapets; and roof top terraces.
e) do not create opportunities for residents to overlook the private
open space areas of neighbouring properties.
Materials and finishes S21.1 With the exception of buildings within Complies
O21 Buildings and other structures use materials and finishes that the Industry Zone, buildings Refer to the Building Plan attached in
complement the Noosaville character and integrate with the a) use a mix of lightweight and textured Appendix B for details.
surrounding natural and built environment. external building materials, including timber
finishes; or
b) use masonry construction where variation is
provided in texture, detailing and the like;
c) use open or transparent balustrades; and
d) incorporate open balconies.
6.11 Environment, conservation and recreation
Environment and cultural heritage values No solution provided Complies
O22 There are no significant adverse effects on biodiversity, native Advisory note The proposed duplex development has no
vegetation, native fauna habitat, landscaped quality, water quality or PSP24 – Effluent Disposal details significant adverse effects on biodiversity,
cultural heritage values, including those related to— requirements for the design and siting of native vegetation, native fauna habitat,
a) changes to natural drainage; effluent disposal systems where located landscaped quality, water quality or cultural
b) management of fire risk; outside a sewerage service area. Compliance heritage values.
c) erosion and the transport of sediments off site; with PSP24 will be considered as part of
d) unmanaged public access; Council’s assessment of the plumbing and
e) effluent disposal72; drainage application.
f) changes to fauna habitat and behaviour; and
g) disturbance of buildings and features, including natural features of
cultural heritage significance.
Open space network S23.1 Open space corridors and existing Not Applicable
O23 An integrated open space network is established throughout the native vegetation in areas indicated in
locality and— Schedule 5 – Map 4 are protected from
a) allows for both passive and active recreational pursuits; fragmentation and encroachment by
b) provides safe and convenient connectivity for pedestrians and development.
cyclists to neighbourhood centres, community services and other key S24.1 No solution provided
destinations such as public open space, the Noosa River and Wallace
Estate;
c) provides habitat connectivity for wildlife;
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Appendix D: Noosaville Locality Code
PERFORMANCE CRITERIA ACCEPTABLE SOLUTIONS COMMENTS
d) protects watercourses and drainage lines in the lowlands; and
e) forms a scenic backdrop for the locality’s residential
neighbourhoods. AND
O24 Physical and visual links between public open space areas and
watercourses are retained.
Pedestrian and bicycle pathways S25.1 Pedestrian and bicycle pathways are Complies
O25 Safe and convenient pedestrian and bicycle pathways are provided and retained where indicated in the Pedestrian facilities will be provided.
provided and retained between and around key destinations Priority Infrastructure Plan in Part 15; AND
including— S25.2 Contributions toward pedestrian and
a) an east-west link between the Tewantin & Doonan Locality and the bicycle pathways are provided in accordance
Noosa Heads a north-south link between the Shire Business Centre with the Priority Infrastructure Plan in Part 15.
and Wallace Park to the Noosa River foreshore
c) recreation areas off Shorehaven Drive and Seacove Court;
d) scouting facilities at Gympie Terrace and Gibson Road;
e) the Australian Rules field at Weyba Road; and
f) camping and caravanning facilities at Munna Point.
Foreshore character No solution provided. Not Applicable
O26 The natural landscape character and vegetation along the
foreshore areas of the Noosa River, Lakes Doonella and Weyba and
Eenie Creek, Noosa National Park, Keyser Island and Weyba Creek
Conservation Parks is protected.
Watercourses No solution provided Not Applicable
O27 The environmental, economic, amenity and transportation values
of the Noosa River system are protected.
Division 20—Specific Outcomes and Probable Solutions for the Attached Housing Zone
11.22 Amenity
Landscaped Setting No solution provided Alternative Solution
O46 Existing mature trees of local origin add to the character of the The proposed development will be
Attached Housing Zone and are retained. adequately landscaped.
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Appendix D: Noosaville Locality Code
11.23 Built form
Streetscape character and building bulk S47.1 Buildings and other structures are Complies
O47 Buildings and other structures— designed to— The proposed duplex contains a number of
a) contribute positively to the streetscape character by addressing the a) have a maximum wall length of 15m and design elements to add visual interest and
street and adding visual amenity through stepping the front façade; each external wall plane incorporates at least amenity and does not feature wall longer
b) have a bulk and architectural scale that does not dominate the one design element to add visual interest and than 15m. The building has a roof form with
streetscape or detract from the visual amenity of adjoining properties; amenity (such as windows, pergolas, sun different pitches to add visual interest and
c) vary in line and plane; shading devices, balconies or a change of define the individual dwelling units.
d) utilise various building styles and materials to create diversity and building material); (See Figure 11.6)
visual interest in the streetscape; b) vary and break up the roof forms through
e) make use of verandahs, balconies, eaves, and roof overhangs for gables or different pitches to add visual
aesthetic and lifestyle reasons; interest and define the individual dwelling
f) integrate landscaping into the building design to provide visual relief units;
and screening; and c) provide individual segmented balconies for
g) present well articulated facades where garages or carports are not each dwelling unit to reduce dominant
the dominant visual element when viewed from the street; horizontal banding;
d) visually break up building facades by
O48 Buildings and structures are designed to address any waterfront incorporating different but complimentary
aspect and to contribute positively to the waterfront character. colours, textures and building materials; and
O49 Buildings and structures take the form of small separate buildings, e) visually break up the bulk of the building by
rather than large single bulky developments. integrating tall plant species in front of and to
the side of buildings.
S48.1 No solution provided
S49.1 Buildings do not contain more than 4
attached dwelling units.
Garages and carports S50.1 Garages and carports— S50.1 Complies
O50 Garages, carport structures and vehicle manoeuvring areas are a) have a front boundary setback of at least The proposed garages have a front
designed and sited to— 6m; and boundary setback of 6m and have no more
a) provide for resident and visitor parking; b) present a minimum width to the streetscape than 6m wide garage doors.
b) visually integrate with the building and to not dominate the street (the total width of garage doors is no more
front; than 6m or 50% of the frontage width,
c) allow opportunity for landscaping to screen vehicle parking and whichever is the lesser, where the structure
manoeuvring areas; faces the street); or
d) minimise the number of driveway accesses; and c) that are visible from, but do not face the
e) allow safe and efficient access to and egress from the premises. street, include windows or other articulation
and have a 6m vegetated buffer between the
structure and the road frontage. AND
S50.2 Where multiple lock up garages face the S50.2 Not Applicable
street garage doors are stepped back a
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Appendix D: Noosaville Locality Code
minimum of 600mm from each other, in
relation to the frontage or are separated by at
least 1.5m; AND
S50.3 Garages, carports and uncovered S50.3 Complies
spaces are designed to allow vehicles to enter All cars can enter and leave the site in
and exit the site in a forward gear through a 3- forward gear.
point turn maximum; AND
S50.4 The development provides for shared S50.4 Complies
driveways to minimise the number of access Unit 1 takes access from Elizabeth St, while
points, except on sites with more than one Unit 2 takes access from Edward St.
street frontage, where garages or carports in
the development front separate streets.
Front fences & walls S51.1 Front fences or walls are setback an Complies
O51 Front fences and walls are designed and sited to— average of 1 metre and are articulated to The proposal features fences that are set
a) contribute to the attractiveness of the street; provide visual interest by stepping the design back from the frontage and are articulated.
b) be compatible with the existing streetscape character; at maximum 5m intervals. Landscaping is provided along these
c) relate to the architectural period of the building; AND fences. For detailed information refer to the
d) avoid interference with the movement of surface stormwater; S51.2 The area of land between the fence and Building Design Plans in Appendix B.
e) allow for casual surveillance from the street or on main roads, the front property boundary shall be densely
mitigate traffic noise; landscaped to screen any fencing from the
f) provide for planting in front of high solid fences and walls; and street.
g) ensure planting between the front fence and the footpath does not AND
create an impediment for pedestrians using the footpath. S51.3 Any fencing on the boundary which is
not screened by vegetation is either less than
1.2m high or of an open construction.
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