Council archive · source document
Appendix G - Code Assessment · MCU22/0140
COOROY LOCAL PLAN CODE
Application for a Development Permit for Material Change of Use to establish Multiple Dwelling (4 Units),
involving land described as Lot 616 on C56014, situated at 7 Ruby St, Cooroy Qld 4563
Performance Outcomes Acceptable Outcomes Comment
Development in Cooroy Local Plan Area generally (All Zones)
PO1 No acceptable outcome provided Complies.
Development enhances the role of Cooroy as the
largest centre in the Noosa Hinterland, providing a wide The proposed 4 multiple dwelling units provide
range of business and employment services, recreation further housing choice for the Cooroy centre.
facilities, community services, housing choice and a
limited range of visitor services.
PO2 No acceptable outcome provided Complies.
Development contributes to the lifestyle and amenity of
residents of Cooroy and its surroundings. The scale, design and external finish of the
proposed Units are characterised by the single
storey, two-unit block design at each frontage
with an attractive façade as demonstrated by the
Design Plans prepared by Ausmar Homes and
included at Appendix C of this report. The size,
scale and density of the units are appropriate in
relation to the character of infill development
envisaged for the Cooroy Medium Density
Residential Zone, with the design of the units
taking the appearance of separate dwelling and
not in the form of a bulky complex.
PO3 AO3.1 Not applicable.
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Development contributes to the establishment of Development adjacent to a gateway or special place or on land
attractive streetscapes and gateways to enhance the identified as a key corner on Figure 7.2.2.4 (Cooroy Framework
sense of arrival and the character of Cooroy. and Character Plan):
1. incorporates architectural and landscape treatments
which emphasise the corner location as shown
in figure AP3-10A and figure AP3-10B; and
2. incorporates building materials such as varied roof
forms, changes in materials and variations in
projected and recessed elements and facades.
AO3.2
Development adjacent to a primary streetscape treatment area
identified on Figure 7.2.2.4 (Cooroy Framework and Character
Plan) provides streetscape improvements appropriate to the
location, setting and context of the development and complements
existing or proposed streetscape works in the local area.
AO3.3
Development on Key Development Sites identified on Figure
7.2.2.4 (Cooroy Framework and Character Plan) incorporates a
high standard of architectural design and landscape treatment
consistent with the streetscape character.
Editor’s Note— For further guidance and context in interpreting
the Framework and Character Plans please refer to PSP7 -
Framework and Character Plans.
PO4 AO4 Not applicable
The visual amenity surrounding the major road Development adjacent to Myall Street, Mary River Road, Elm
network and entry is protected and enhanced. Street, Cooroy Noosa Road, Tewantin Road and Diamond Street
incorporates landscaping that complements the natural species
occurring in the local area, protects existing vegetation within
the road reserve and incorporates design elements that add visual
interest to the streetscape.
PO5 AO5.1 Not applicable
Development retains and enhances key heritage and Development retains landmarks, memorials and monuments
landscape elements including historical landmarks, including but not necessarily limited to those identified on
existing character trees and areas of the Heritage and Character Areas Overlay maps in Schedule 2.
significant vegetation contributing to the setting and
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character of the local plan area. AO5.2
Development retains and enhances existing mature trees and
character vegetation contributing to the vegetated backdrop and
streetscape character of the local plan area including:
1. mature trees, particularly along Maple and Emerald
Avenue, Mary River Road, Myall Street and Elm
Street;
2. riparian vegetation adjacent to the Cooroy Creek
and tributaries of Six Mile Creek within the local
plan area; and
3. other character vegetation and
landscaping where identified on Figure 7.2.2.4.
(Cooroy Framework and Character Plan)
PO6 AO6.1 Complies.
Development retains and enhances key contextual Development enhances and does not intrude upon important
views, to Mt Cooroy, Black Mountain range and other sightlines to Mt Cooroy.
views to the rural and open spaces around Cooroy.
AO6.2
For Cooroy district centre, buildings and structures do not Not applicable.
significantly interrupt or encroach upon key contextual views as
identified on Figure 7.2.2.4 (Cooroy Framework and Character
Plan) and shown in Figure 7.2.2.6.
Built form and streetscape
PO7 AO7.1 Complies.
Buildings, structures and landscaping are consistent Development retains or reuses buildings that have cultural heritage
with and reflective of the traditional country town or townscape significance, including where subject to the Heritage Please refer to the Design Plans prepared by
character of Cooroy in terms of form, proportion, and Character Overlay (as mapped in Schedule 2) or identified as Ausmar Homes and included at Appendix C of
composition and use of materials. a heritage site or character area on Figure 7.2.2.4 (Cooroy this report.
Framework and Character Plan).
Editor’s Note— Section 8.2.7 (Heritage and Character
Overlay) sets out requirements for development on heritage places
and in character areas.
AO7.2
Development is compatible with existing buildings including
Federation and Art Deco styles, without mimicking such styles.
AO7.3
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Roof forms use traditional Queensland style roof designs, including
gable, hip and valley, pitched, or multiple gable roof forms with a
roof pitch of no less than five degrees, examples shown in Figure
AP3-6B.
AO7.4
For residential buildings, roof form is visible from the street and not
concealed behind parapets.
AO7.5
Buildings are designed to:
1. reflect the traditional Queensland vernacular;
2. suit the local subtropical climate;
3. incorporate lightweight materials such as timber;
4. be elevated above the ground on sloping or low-
lying lots;
5. incorporate open verandahs, open balconies with
transparent or open balustrades or shaded patios
for outdoor living; and
6. allow for landscaping integrated with the buildings
on site.
Editor’s note—Refer to Figure AP3-6B for examples of traditional
Queensland vernacular design.
AO7.6
Boundary setbacks provide space for trees between buildings.
Centres and Services
PO8 No acceptable outcome provided Not applicable
Cooroy town centre functions as a district centre with a
wide range of business and community functions,
servicing Cooroy and surrounding hinterland
communities.
PO9 AO9 Not applicable
Maple Street and Emerald Street function as traditional Development maintains the primacy of Maple Street and Emerald
pedestrian orientated main streets and are the primary Street as attractive and pedestrian-friendly main streets with a
retail and commercial focus of the town. concentration of retail and commercial uses.
Development in the District Centre zone: AO10 Not applicable
a) is sympathetic to the country town Development in the District Centre zone:
character and identity of Cooroy; 1. respects the layout, scale and character of
b) complements the traditional built form, development on adjoining sites;
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street pattern and streetscape; 2. provides detailing and articulation for horizontal
c) is low-set single or double storey with emphasis including awnings, parapet walls or first
second storeys set back from the floor balconies;
property frontage; 3. steps buildings to reflect the natural topographic
d) addresses the street; character of the street as shown in figure
e) creates vibrant and active spaces in the 7.2.2.7 and figure 7.2.2.8;
public realm; 4. incorporates a fine grain shop front appearance
f) provides continuous weather protection extending to roof forms which are to vary between
for pedestrians; and single tenancies, see figure 7.2.2.7 and figure
g) provides integrated and functional 7.2.2.8;
parking and access arrangements that 5. where identified as primary active
do not dominate the street. street frontage on Figure 7.2.2.4 (Cooroy
Framework and Character Plan)-- provides active
street frontages that incorporate shopfronts,
indoor/outdoor cafes and restaurants and other
activities that foster casual social and business
interaction for extended periods. Refer to Figure
AP3-8A for design outcomes for active
streetscapes;
6. has building openings overlooking the street, with
the main entrance visually emphasised in the
ground floor facade; and addressing key corner
sites where indicated on Figure 7.2.2.4 (Cooroy
Framework and Character Plan) and Figure AP3-7A
7. provides all-weather protection in the form of
continuous awnings and or light verandah
structures, supported by timber posts that match the
position and distance between of adjoining awnings
where that is the dominant character of the street,
otherwise cantilevered as per Figure 6.4.2.4, figure
6.4.2.5 and figure 7.2.2.7;
8. incorporates signage mounted above awnings on
parapet walls reinforcing the fine grain appearance
in the main streets as per figure 7.2.2.7 and figure
7.2.2.8;
9. includes the provision of landscaping, shaded
seating and consistent and simple paving materials
on footpaths consistent with the character of its
setting including where shown as primary
streetscape treatment area on Figure
7.2.2.4 (Cooroy Framework and Character Plan);
10. Retains a pedestrian-friendly low-speed traffic
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environment with on-street parking and provides off-
street car parking at the rear or to one side of the
development.
PO11 No acceptable outcome provided Not applicable
Development for centre activities on the eastern side of
the rail line retains a service level role supporting the
centre on the western side of the rail line by:
1. providing a range of small-scale
destination businesses, local
convenience goods and services for
nearby residents and visitors; and
2. having a domestic scale and not
resulting in reduced amenity for
adjoining residential uses.
Housing Choice
PO12 No acceptable outcome provided Not applicable
Sites currently used or approved for the use of,
relocatable home parks, retirement facilities or
residential aged care facilities such as Palm Lakes
Resort, Cooroy Villages and Kabara continue to
provide such residential accommodation into the future.
PO13 No acceptable outcome provided Not applicable
Additional sites suitable for future use as aged care are
preserved and protected for aged care.
PO14 AO14 Complies.
Development provides for sites within and in close Residential dwellings within the District centre zone:
proximity to the District centre zone to contribute to 1. do not exceed 100m2; and The subject site is not located within the District
housing diversity by providing small attached dwellings, 2. form part of a mixed-use building with non- Centre Zone, but is located within proximity to
including single level apartments. residential uses at ground level. the zone. The proposed four (4) Multiple
Dwelling Units contribute to housing diversity in
the form of small, attached, single level dwelling
units.
Visitor Facilities
PO15 No acceptable outcome provided Not applicable
A variety of visitor accommodation options are provided
in the Cooroy local plan area to meet the needs
of visitors.
Access and connectivity
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PO16 No acceptable outcome provided Complies.
Development is sited and designed such that it does
not diminish the ability of laneways to: The proposed access is suitable to service the
1. relieve traffic on streets; scale of the development and not negatively
2. provide convenient and safe impact on the surrounding road network.
rear access to premises including
service vehicles where relevant;
3. provide safe pedestrian linkages;
4. add to the heritage character of Cooroy.
PO17 No acceptable outcome provided Complies.
Development facilitates the widening and upgrading of
laneways in the Cooroy Local Plan Area to Opal Lane will be upgraded as per the details
accommodate anticipated levels of traffic. Where: provided in the planning report.
1. access to development is taken from a
laneway, a 2 metre resumption from the
laneway frontage is required for
widening and the laneway is to be
upgraded to the appropriate standard;
or
2. development is undertaken on a
property with a laneway frontage,
and access is not taken, a 2 metre
easement is provided for future widening
and upgrading purposes.
PO18 No acceptable outcome provided Not applicable
Development improves local connectivity by providing
safe and convenient pedestrian and bicycle pathways
to and between key destinations such as the town
centre, railway station, community and sports facilities
and schools.
PO19 AO19 Not applicable
Development integrates with and extends the existing Development on land including or adjoining a key pedestrian/cycle
street and pathway networks including but not limited to link shown on Figure 7.2.2.4 (Cooroy Framework and Character
those identified on Figure 7.2.2.4 (Cooroy Framework Plan) facilitates these connections.
and Character Plan) such that connections to and
between key local destinations are provided and
reinforced.
Environment, natural resource and recreation values
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PO20 AO20 Not applicable
Development has no significant adverse effects on Connecting Habitat Areas as identified on Map SFM-4 -
biodiversity, natural vegetation, native fauna habitat, Biodiversity (Strategic Framework Map) are protected from
landscape quality, water quality or cultural heritage fragmentation and encroachment by development.
values, including those related to:
1. changes to natural drainage; Editor’s Note— Council may request additional information on the
2. disturbance to any of proposed method of effluent disposal to ensure the nature of the
the wetland systems; development is compatible with environmental values. Refer
3. management of landslide and fire risk; to PSP1 – Preparing a well made application..
4. erosion and the transport of sediments
off-site;
5. unmanaged public access;
6. effluent disposal; and
7. changes to fauna habitat and behaviour.
PO21 AO21 Not applicable
Development maintains and protects an integrated Open space corridors identified as Ecological Linkages and Major
open space network throughout the locality to— Recreation areas on Map SFM-1 - Settlement and Map SFM-4 -
Biodiversity (Strategic Framework) are enhanced and protected
1. provide for both passive and active from fragmentation and encroachment by development.
recreational pursuits;
2. provide connectivity for pedestrians,
cyclists, and horse riders;
3. provide habitat connectivity for wildlife
and fish passage;
4. protect watercourses and drainage lines;
5. protect vegetation on steep slopes; and
6. form a scenic backdrop for residential
development.
PO22 No acceptable outcome provided Not applicable
Development does not adversely impact on the Lake
Macdonald water supply.
Editor's Note— Section 8.2.9 (Regional
Infrastructure Overlay code) sets out requirements
for the provision of the Lake Macdonald Water Supply
catchment.
PO23 No acceptable outcome provided Not applicable
The number and location of access points to
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watercourses is controlled and managed to prevent adverse impacts on water quality in Lake Macdonald.
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DRIVEWAYS AND PARKING CODE
Application for a Development Permit for Material Change of Use to establish Multiple Dwelling (4 Units), involving land
described as Lot 616 on C56014, situated at 7 Ruby St, Cooroy Qld 4563.
Performance Outcomes Acceptable Outcomes Comment
Driveways
PO1 AO1.1 Complies.
Vehicular access does not adversely impact on safety, capacity Vehicular access is located and designed in
and operations of the existing or planned road network, accordance with the current Australian Standards Vehicular access will be designed in accordance with the
cycleways or pedestrian pathway systems for Parking Facilities. current Australian Standards and Parking Facilities.
AO1.2
Only one footpath crossing is provided.
Editor’s Note— Justification for additional
driveways may need to be supported by a
detailed Traffic Study.
AO1.3
Driveways, have a maximum grade in
accordance with Council’s standard
requirements.
PO2 AO2.1 Complies.
Driveways and crossovers Design and construction of driveways, including
across the footpath, is in accordance with Council Driveways will be designed in accordance with Council
a) are suitable and safe for their intended use; and Standard Drawings as appropriate for the Standard Drawings. Please refer to the Design Plans
b) match Council infrastructure. particular type of development as annotated on attached at Appendix C for further details.
the drawings.
AO2.2
The change of grades in driveways and ramps is in
accordance with Council’s Standard Drawings.
PO3 AO3.1 Complies.
The number of driveways across pedestrian footpaths is Design of multi-tenanted developments include
minimised. shared driveways and parking areas. Each driveway is shared between the two units on the
respective frontages.
AO3.2
Driveways are located so they abut existing
driveways of adjoining development where
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practicable and reciprocal easements are created
to reduce the sealed driveway width.
PO4 AO4 Not applicable.
Vehicular access does not adversely impact on the capacity, Footpath and kerb crossings are located clear of
operations and maintenance of the existing infrastructure. existing stormwater inlet structures, water and
sewerage infrastructure fittings, any other exiting
utility infrastructure, existing landscaping
and vegetation.
PO5 AO5 Complies.
Vehicular access does not adversely impact on the health and Vehicular access avoids disturbance to the tree
integrity of existing landscaping or native vegetation, where protection zone of trees on public land.
possible.
Parking and manoeuvring
PO5 AO5.1 Not applicable.
New lots have areas and dimensions that: New lots are of a size and shape that can
accommodate the land uses intended by the zone. No new lots are created.
1. are consistent with the purpose and overall
outcomes of the applicable zone or zones;
2. are consistent with the size and character of
surrounding lots;
3. can accommodate land uses that are consistent
with the purpose and overall outcomes of the
applicable zone;
4. allow for siting and construction of buildings,
structures, access ways and car parking while:-
1. retaining ecologically important
areas and ecological linkages;
2. minimising risk of soil erosion,
landslide, flooding and bushfire;
AO5.2
3. minimising earthworks or
In general, lots have a predominantly regular,
retaining walls associated with
rectangular shape.
construction on sloping sites;
4. retaining the scenic amenity and
Editor's note-topographical constraints or
vegetated character of the
environmental values may call for irregular
landscape;
property boundaries.
5. retaining culturally significant
features and protecting views to AO5.3
culturally significant features; In residential zones, lots are generally arranged so
6. minimising detrimental impacts of that:
effluent disposal or storm water
runoff; including open space for 1. there are no more than five lots
landscaping; ensuring safe with a frontage width of less than
vehicular manoeuvring areas 15 metres grouped in a row;
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without concentration of 2. there are no more than three lots
driveways in one space; and with a frontage width of 7.5 metres
7. where not in a water or sewerage or less in a row unless serviced by a
service area, allow for water rear lane;
storage tanks and suitable 3. lots with a frontage width of less
effluent disposal. than 15 metres are not located
1. except where otherwise specified in a local area opposite other lots with
code, comply with the minimum lot size a frontage width of less than 15
specified in Table 9.5.1.4 Minimum Lot Size and metres
Dimensions
AO5.4
In activity centres and industry zones, new lots
contribute to a mix of lot sizes that cater for
varied commercial and industrial enterprises, such
that:
1. smaller lots intended for intensive
development are clustered near
centres;
2. new lots adjacent to sensitive land
uses include sufficient area for
buffering of incompatible land uses;
and
3. lot reconfiguration provides for
shared access arrangements
wherever possible.
PO6 No acceptable outcome provided Not applicable.
Development provides for irregular shaped lots to be created
only where:
1. the creation of regular lots is impractical such as
at a curve in the road or because of
topographical constraints;
2. safe access and visual exposure to and from
the site can be provided, while not adversely
impacting on the functionality of the
surrounding road network;
3. it is desirable to avoid clearing of vegetation and
the fragmentation of habitat in ecologically
important areas; and
4. the irregular lot is demonstrably suitable for its
intended purpose.
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PO6 AO6.1 Complies.
Sufficient parking The number of car parking spaces, motor cycle
spaces, bicycle spaces and loading bays is not less On-site car parking has been provided in accordance
1. is provided having regard to the specifics of the than the minimum number specified in Table with Table 9.4.1.4 in the Driveways and Parking Code,
use including— 9.4.1.4 Minimum parking requirements including which requires that 2-bedroom small dwellings provide
1. the type and intensity of land use; end of trip facilities. 1 space per dwelling + 1 space per 4 dwellings for
2. any existing parking available on visitors. As such, a compliant four (4) resident car
the site; Editor's note— with regard to the provision of spaces and one (1) visitor car space are provided.
3. hours of operation; end of trip facilities, where there is a conflict with
4. likely numbers of users; the QDC MP 4.1 for major developments the QDC
5. accessibility to the site by means other applies. For all other development Table 9.4.1.4
than private motor vehicle; applies.
6. the peak parking demand periods of uses
AO6.2
on the site; and
Where appropriate, motorcycle spaces can be
7. the availability of alternative car parking;
provided on site in lieu of required car parking
and
spaces, excluding industry activities, at the
is provided to accommodate the number and type of vehicles following rates:
and motorcycles likely to be generated by the development.
1. 2 motorcycle spaces provided for
0.5 car parking space; or
2. 4 motorcycles spaces provided per
1 car parking space; and
3. up to a maximum of 4 car parking
spaces.
AO6.3
Secure and convenient parking spaces for bicycles
are designed and provided on site in accordance
with—
1. AS2890.3 Bicycle Parking Facilities;
and
2. Cycling aspects of Austroads
Guides (AP-G88-14).
AO6.4
Bicycle spaces and end of trip facilities need to be
accessible to all users.
PO7 AO7.1 Not applicable
The layout of the development provides adequate, clearly Parking bays, manoeuvring areas, queuing areas,
defined and easily accessible loading, set down, pickup areas and driveways are
designed in accordance with the Australian
a) on-site vehicle parking and manoeuvring areas; and Standards for Parking Facilities.
Page 14
b) loading and manoeuvring areas for delivery and AO7.2
service vehicles. Development includes purpose designed spaces
for motorcycles and motor scooters, which are
easily identified from the driveway of the property
and located as close as practicable to the entrance
of the building on site.
PO8 AO8.1 Not applicable
Parking and manoeuvring areas are designed to Parking, service areas and manoeuvring areas
are setback a minimum of 2 metres from road
1. not unduly conflict with pedestrians; and frontages to allow for landscaping, with the
2. be sufficiently setback from road frontages to exception of Walter Hay Drive, Eenie Creek Road
not dominate the streetscape or surrounding and Holts Road frontages, where no development
areas; occurs within the landscaped frontage setbacks.
3. allow for landscaping to reduce the visual impact
of the parking, servicing and manoeuvring AO8.2
areas; In Centre zones, parking, service and
4. complement the future planned character of the manoeuvring areas are either integrated within or
area; and under buildings and sleeved by usable floor space,
5. avoid development within the Walter Hay Drive, or located to the rear of buildings.
Eenie Creek Road and Holts
Road frontage setbacks. Editor's note— Refer to Figure AP3-
11A and Figure AP3-11B for outcomes for car
parking in centres.
AO8.3
Where practicable vehicle access is from rear
laneways.
PO9 AO9 Not applicable
On-site car parking spaces are identified and reserved for Car parking spaces are provided for people with
people with disabilities. disabilities at the rate specified in the current
Australian Standards for Parking Facilities.
PO10 AO10 Not applicable.
Access and egress points do not impact on the safety and Vehicle manoeuvring areas are provided in
operations of the road system. accordance with the current Australian Standards
Australian Standards for Parking Facilities so
vehicles enter and leave the site in a forward
gear, excluding dual occupancy or detached
dwellings on local roads.
PO11 AO11 Not applicable.
Parking areas are designed to At locations where pedestrian and vehicle conflicts
are likely to occur:
1. provide a progressive reduction in speed
between the external road and internal parking
spaces;
Page 15
2. ensure lower speeds near areas of high 1. sight distances of at least 2.5
pedestrian activity through the use of seconds of travel time at the
appropriate road geometry or devices designed designated speed are provided;
to limit speed; and 2. splayed corners on structures are
maintain sight distances which are appropriate for the likely incorporated;
operating speeds in all areas of potential pedestrian/vehicle 3. landscaping is designed to allow
and vehicle/vehicle conflict. clear views; and
4. sign placement ensures that sight
distance requirements are not
impeded.
PO12 AO12.1 Not applicable
A clearly defined pedestrian network is provided that – In large open carparks with greater than 200 car
parking spaces, a pedestrian path between
2. is located in areas where people will choose to parking spaces is provided on every second aisle.
walk;
3. ensures that pedestrian movement through car AO12.2
parking areas or structures are along aisles For a minimum of 50% of car parking spaces,
rather than across them. pedestrian access to buildings is not across or
through driveways, carparks, setdown or
manoeuvring areas.
PO13 Not applicable
Provision is made for pedestrian and vehicular queues at No acceptable outcome provided
conflict points.
PO14 AO14 Not applicable
Parking areas are lit to provide security for night-time users. Lighting is provided in accordance with the
Australian Standard for Road Lighting - Vehicular
Traffic (Category V) Lighting - Performance
Installation and Design Requirements.
PO15 AO15 Not applicable
Site facilities encourage users and employees End-of-trip facilities are maintained and accessible
to access the site by means of foot or bicycle through provision to all users of the premises as part of common
of appropriate end of-trip facilities including bicycle parking property.
and shower/change rooms.
PO16 Not applicable.
Development with the potential to generate significant traffic No acceptable outcome provided
and parking impacts gives appropriate consideration to
transport and land use issues.
Editor’s Note—A detailed Traffic Impact Assessment Report
may be required.
Page 16
PO17 AO17.1 Complies
Parking and manoeuvring areas are designed to ensure run-off Development providing less than five car parking
is treated to remove pollutants prior to leaving the premises. spaces is designed so that the driveway, parking
and manoeuvring areas are formed to drain to
landscaped areas.
AO17.2
Development providing five or more car parking
spaces is designed to incorporate stormwater
treatment methods to remove water contaminants
likely to runoff from the general operation of
the of the driveway, parking and manoeuvring
areas.
Editor’s Note—Further details are provided in
the Water Quality and Drainage Code.
PO18 Not applicable
Parking areas are designed to ensure drainage without the use No acceptable outcome provided
of pumps or other electrical apparatus.
PO19 AO19 Not applicable
Site layout and building design provides for soft landscaping to Below ground components of buildings, including
be established. carparks, do not extend beyond the above ground
footprint to allow for the provision of landscaping,
particularly within building setbacks
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DUAL OCCUPANCY & MULTIPLE DWELLING CODE
Application for a Development Permit for Material Change of Use to establish Multiple Dwelling (4 Units),
involving land described as Lot 616 on C56014, situated at 7 Ruby St, Cooroy Qld 4563
Performance Outcomes Acceptable Outcomes Comment
Location
PO1 No acceptable outcome provided Complies.
Development is located within the urban boundaries
on land with good access to a variety of essential The subject site is located within the Urban
services and facilities, including retail, commercial, Footprint and in close proximity to the District
social and medical facilities and public transport Centre Zone of Cooroy.
services.
PO2 No acceptable outcome provided Complies.
A dual occupancy or multiple dwellings occur only on
land that is suited to the development and occupation The proposed 4 Multiple Dwelling Units are
of residential buildings avoiding risk to people or located on unconstrained land. No additional risk
property from natural disaster. to people or property is created.
Effects of Use
PO3 No acceptable outcome provided Complies.
Development does not adversely impact on existing or
future infrastructure including water or sewerage The proposed development integrates with the
utilities, electricity or transport infrastructure. water, sewer, electricity and transport
infrastructure within the area.
Safety and Amenity
PO4 AO4 Complies.
Page 18
Development addresses the street, contributes to the Dual occupancy and multiple dwellings do not occur on battleaxe
streetscape and does not adversely impact on the or rear allotments or lots with a frontage less than 10.5 metres in The proposed lot is not a battleaxe or rear
amenity of any adjoining land on which residential width. allotment and comprises a frontage greater than
development is permitted. 10.5m in width.
PO5 AO5 Performance Outcome.
Development is designed to minimise noise carrying Bedroom windows are at least 3 metres away from shared
between dwelling units or accommodation units by driveways, car parking areas, mechanical plant, refuse and The bedroom windows for Unit 3 are located
locating noise sensitive spaces such as bedrooms recycling areas, vents and exhausts. approximately 2.5m from the visitor car parking
away from noise generating areas of the development, space, however the landscape and footpath
such as car parking areas or mechanical plant and areas provided will screen the bedroom from any
equipment or recreational facilities. vehicle movements and noise.
Please refer to the Design Plans prepared by
Ausmar Homes and attached at Appendix C.
PO6 AO6.1 Complies.
Where dwellings form part of a mixed use Clearly identifiable entry areas for the residents of, and visitors to,
development, the development provides residents with multiple dwellings are provided separately from entrances for
reasonable privacy and security. other site users and provide for safe entry from streets, car parking
areas and servicing areas.
Complies.
AO6.2
Clearly marked, safe and secure parking areas are provided for
residents and visitors which are separate from parking areas
provided for other site users.
Complies.
AO6.3
Security measures are installed such that site users do not Each dwelling and P.O.S. area is locked and
have access to areas that are intended for the exclusive use of accessible only by residents and their guests.
residents of, and visitors to, dwellings.
AO6.4
Dwellings are designed to incorporate suitable noise attenuation a Not applicable.
nd privacy measures to reduce amenity impacts from business
uses.
AO6.5
Windows, balconies and
Not applicable.
terraces of each dwelling are screened where overlooking a
habitable room or private open space of another dwelling within
9 metres.
Page 19
PO7 AO7 Complies.
Buildings and outdoor spaces are designed to allow for Development of the site enhances:
natural surveillance without adversely impacting the
privacy of on-site or adjoining residents. 1. opportunities for passive surveillance of communal
spaces including providing well-lit, active and
overlooked places and routes;
2. legibility of the site and ease of navigation;
3. clear distinction between public and private spaces;
and
4. ease of maintenance
Editor’s Note—development should comply with the
principles of Crime Prevention through Environmental Design -
Guidelines for Queensland
PO8 AO8.1 Complies.
Development, including entrance ways and outdoor The main entrance is clearly identifiable and visible from the street,
spaces, are designed to protect the personal security footpath, visitor car parking areas and driveway. Each entrance is visible from the street and is
and safety of residents as well as easily accessible.
legitimate site visitors. AO8.2
The internal path network has clear sightlines to the main entry
and street access points.
AO8.3
Visitors have direct access to the main entrance without passing
through private outdoor living areas.
PO9 AO9 Complies
Multiple dwellings can be accommodated and visited One in three multiple dwelling units:
by a wide cross section of the community including
people with limited mobility. 1. is accessible by a safe, continuous and step free
path of travel from the street entrance of the
property or from a car parking space;
2. has a step-free entrance door with opening width of
at least 820 millimetres; and
3. contains a bathroom on the entry level.
Page 20
Landscaping & private open space AO10.1 Complies.
PO10 Landscaping is provided to a minimum of 40% of the site area and
Development: 60% of this is soft landscaping. The total soft landscaping (turf, gardens)
1. enhances liveability and promotes provided totals 43.2% of the site area, in
outdoor living; OR compliance with AO10.2 of the Dual Occupancy
and Multiple Dwelling Code.
2. contributes to the visual amenity and
natural landscape character of the area; AO10.2
3. retains existing large trees where If for small dwellings or for development which provides a ratio of
practicable; at least three small dwellings to one other dwelling, landscaping is
4. provides privacy between uses; provided to a minimum of 35% of the site area and 60% of this
5. reduces the bulk and scale of is soft landscaping.
development; and
6. conceals services, car parking and
manoeuvring areas.
PO11 AO11.1 Complies.
Private open space: Private open space is provided for each dwelling at the following
1. is provided to all dwellings and is rate: AO11.2 of the Dual Occupancy and Multiple
adequate in size, shape and dimensions 1. at ground level—a minimum of 25m² directly Dwelling Code requires the following provisions
to suit the needs of the occupants; accessed from living spaces; or for private open space for small dwellings:
2. receives adequate sunlight; and 2. if above ground level—12m² with a minimum width
Private open space is provided for each
3. is designed and orientated to ensure of 2.5 metres accessed directly from the living
small dwelling at the following rate:
privacy is maintained between uses. spaces. 1. at ground level—a minimum of 20m²
directly accessed from living spaces and
OR exclusive of clothes drying area; or
2. if above ground level—9m² with a
AO11.2 minimum width of 2.5 metres accessed
Private open space is provided for each small dwelling at the directly from the living spaces.
following rate:
1. at ground level—a minimum of 20m² directly All proposed courtyard/backyard areas exceed
accessed from living spaces and exclusive of 20m² exclusive of clothes drying areas (P.O.S.
clothes drying area; or for each unit is approximately 50m2).
2. if above ground level—9m² with a minimum width of
As such, it is evident that the proposed
2.5 metres accessed directly from the living spaces.
development provides sufficient private open
space for the enjoyment of future residents and
AO11.3 guests.
Private open space contributing to the above calculations has a
maximum gradient of 10% (1 in 10) and is clear of any utilities such
as gas, water tanks and air conditioning units.
PO12 AO12.1 Complies.
Safe vehicular access is provided to and from Development does not gain direct access from any road with a
Access is gained from a local road with a speed
Page 21
the site without adversely impacting on the safety of the legal speed limit of 80 kilometres per hour or above. limit below 80 km/h.
road network.
AO12.2
Where located on any road of a higher order than local road or
where accommodating three or more households, vehicle
manoeuvring areas are provided on site such that vehicles enter
and leave the site in a forward gear.
PO13 AO13 Complies.
Sufficient on-site car parking is provided to Car parking is provided in accordance with Table 9.4.1.4 in
accommodate the number and type of vehicles likely to the Driveways and Parking Code On-site car parking has been provided in
be generated by the residential use without impacting accordance with Table 9.4.1.4 in the Driveways
on the safety or amenity of the adjoining streets. and Parking Code, which requires that 2-
bedroom small dwellings provide 1 space per
dwelling + 1 space per 4 dwellings for visitors.
As such, a compliant four (4) resident car spaces
and one (1) visitor car space are provided.
PO14 No acceptable outcome provided Not applicable
Underground car parking areas are designed to drain
and function safely during a flood event and power
failure.
Page 22
MEDIUM DENSITY RESIDENTIAL ZONE CODE
Application for a Development Permit for Material Change of Use to establish Multiple Dwelling (4 Units),
involving land described as Lot 616 on C56014, situated at 7 Ruby St, Cooroy Qld 4563
Performance Outcomes Acceptable Outcomes Comment
Role and function
PO1 No acceptable outcome provided Complies.
Development provides for medium density dual
occupancy and multiple dwellings in a range The proposed development comprise 4 multiple
of dwelling sizes and styles, which meet the needs of dwelling units to meet the needs of a diverse
current and future resident populations including small population.
households, older persons, people on low incomes and
people with special mobility needs.
PO2 No acceptable outcome provided Not applicable
Alternative models of housing including housing for
people with special needs are appropriate where they
are in keeping with the medium density residential
amenity and density.
PO3 AO3.1 Not applicable.
A secondary dwelling may create permanent housing No more than one secondary dwelling is provided on
for an extended family member or other member of any site regardless of site area.
the household resident in the dwelling house while
protecting the character of the site and the zone. AO3.2
A secondary dwelling:
1. has a maximum gross floor area of 65m²;
2. has no more than two bedrooms; and
Page 23
3. does not occur on any property covered by
a Building Unit Plan.
PO4 AO4.1 Not applicable
Sites that are currently used for, or approved for the The following sites are retained as relocatable home parks to the
use of, relocatable home parks or retirement facilities general exclusion of other uses:-
continue to provide such residential accommodation
into the future. 1. ‘Noosa Glades’ at 159 Moorindil St and 44 Tait St,
over Lots 2 and 3 on RP220959;
2. ‘Bougainvillea Gardens’ at 141 Cooroy Noosa
Road, Tewantin, over part of Lot 230 on MCH4144;
and
3. 'Cooroy Village' at 1 Ferrells Road, Cooroy, over Lot
9 RP844021.
AO4.2
The following sites are retained as retirement facilities to the
general exclusion of other uses:-
1. ‘Noosa Outlook Retirement Village’ at 71 St
Andrews Drive, Tewantin, over Lot 5 on SP117231;
2. ‘Riverlands’ at 139 Moorindil St, Tewantin, on Lot
335 on RP211082;
3. ‘Laguna Retirement Estate’ between Lake Weyba
Drive, Reef Street and Nannygai Street,
Noosaville, over Lot 3 on RP159386, Lot 1 on
SP141238 and Lot 1 on RP840222;
4. ‘Noosa Waters Retirement Estate’ at 39 Lake
Weyba Drive, Noosaville over Lot 1 on SP115712;
and
5. ‘Noosa Domain Village’ at 35 Walter Hay Drive,
Noosaville over Lot 2 on SP162077.
PO5 AO5.1 Not applicable
Land uses are limited to those which are compatible Land uses do not typically rely on people other than residents of
with medium density living in urban neighbourhoods. the site to be present on the site between the hours of 7:00pm and
7:00am.
Page 24
AO5.2
Land uses do not result in adverse changes to the amenity of the
residential neighbourhood by the emission of noise, vibration,
smell, fumes, smoke, vapour, steam, soot, ash, dust, grit, oil,
waste water, waste products, or radio or electrical interference.
PO6 AO6.1 Complies.
Visitor accommodation is limited to formats compatible Home-based businesses allow for up to four short term guests to
with the character and use of the area so as not to be accommodated within the home of the host while the host The private open space areas face each other
cause unreasonable loss of residential amenity, having remains in residence, such as traditional bed and breakfast and not other habitable rooms. Waste storage
regard to: accommodation. can be accommodate on the side of the
buildings.
1. the privacy of residents on the subject AO6.2
property or adjoining properties; Short-term accommodation does not:
2. any likely increase in noise to adjoining 1. constitute a party house;
properties; 2. create noise that would unreasonably impact on the
3. the scale of the use and its compatibility residential amenity enjoyed by the adjoining or
with the character and uses within the surrounding properties.
property or surrounding area;
4. retention of the primary residential AO6.3
function of an area; Buildings are designed and orientated so that the majority of
outdoor living areas face away from the habitable areas of
5. the residential function and arrangement
adjoining dwellings.
of common property;
6. the impact on the safety and efficiency
AO6.4
of the local road network; Waste storage areas are screened and located to the rear or side
7. the impact of waste storage areas on of a building and are not located along any frontage to a public
the visual amenity of the area; street or space.
8. the location of waste storage areas in
relation to sensitive land uses; and
9. any impact on shared
vehicular access or parking.
Peregian Beach AO7 Not applicable
PO7 Offices and health care services are developed in conjunction with
Offices and health care services are allowed for in residential units in a mixed use format providing:
conjunction with small dwellings in a mixed use format
on premises located on the western side of David Low 1. no commercial tenancy exceeds 250m² gross floor
Way (street numbers 233-245), Peregian Beach, on area;
land described as Lots 16, 17, 18, 19, 20 and 22 P9315 2. non-residential use(s) do not constitute shops;
and all lots on BUP9496.
3. the total gross floor area of the non-residential
use(s) does not exceed the gross floor area of the
Page 25
residential use(s);
4. non-residential uses are limited to the ground floor;
5. at least one small dwelling is provided for every
90m² of lettable commercial gross floor area; and
6. car parking is to be located at the rear of
the building.
Built form
Building Height AO8.1 Complies.
PO8 Buildings and structures are no more than 8 metres in building
Buildings and structures: height; and All structures are under 8m in height.
1. are low rise and present a building AO8.2
height consistent with structures on Where excavation is required, the maximum portion of the exposed
adjoining and surrounding premises; external façade of the building cannot exceed 8m in building
2. are designed to provide an interesting height.
streetscape and complement landform
changes and landscapes Editor's note - refer to figure AP3-13A
3. do not visually dominate the street or
Alternative provision to the QDC
surrounding area;
4. maintain a vegetated skyline;
5. do not unreasonably obscure views or
lead to overshadowing of neighbouring
properties;
6. do not exceed two storeys.
Building Scale and Bulk No acceptable outcome provided. Complies.
PO9
Development: The built form does not present as bulky to the
street or other properties, comprising two 2-unit
blocks which complement the surrounding
1. is of a scale compatible with surrounding medium density residential character.
development and the particular
circumstances of the site; and
2. does not present an appearance of bulk
to adjacent properties, roads or other
areas in the vicinity of the site.
Site Cover AO10 Complies.
PO10 For a dwelling house, site cover does not exceed 40% of
Site cover of development: the site area. As detailed within the Design Plans provided by
Page 26
Ausmar Homes at Appendix C, the proposed
Alternative provision to the QDC development achieves a total site cover of
1. does not exceed 40% of
38.2% (386.7m2). As such, the proposed
the site area; or
development is compliant with the maximum site
2. for small dwellings or for development cover of 45% in accordance with PO10(b) (small
which provides a ratio of at least dwellings) of the Medium Density Residential
three small dwellings to one Zone Code.
other dwelling, does not exceed 45% of
the site area.
Plot Ratio AO11 Complies.
PO11 For a dwelling house, plot ration of development does not exceed
Plot ratio of development: 0.4:1 The proposed building are of a single storey
design and the plot ratio is the same as the site
cover detailed in the response to PO10 above.
1. does not exceed 0.4:1; or
2. for small dwellings or for development
which provides a ratio of at least
three small dwellings to one
other dwelling, does not exceed 0.5:1.
Building Setback AO12.1 Complies.
PO12 Buildings and structures meet the following minimum boundary
Buildings and structures are designed and sited to: setbacks: All front and side setbacks are compliant. No
rear setbacks are applicable due to the site’s
dual frontages.
1. provide a high level of amenity to users 1. for frontages — 6 metres
of the subject site and adjoining 2. for side boundaries—
premises, including provision of visual
and acoustic privacy; 1. 1.5 metres setback up to 4.5 metres
2. not unreasonably obstruct views or height;
cause overlooking of private open 2. 2 metres setback between 4.5
space or habitable areas of adjoining metres and 7.5 metres height; and
premises; 3. 2.5 metres where above 7.5 metres
3. provide adequate distance from height
adjoining land uses; 3. for the rear boundary - 6 metres
4. preserve existing vegetation that will
help buffer development; AO12.2
5. allow for space and landscaping to be The front 6 metres of the property is landscaped open
provided between buildings including space, provided that uncovered visitor parking, or swimming
adequate area at ground level for pools protruding no more than 1 metre above the ground level, can
landscaping with trees, shrubs, outdoor be as close as 2 metres from the front boundary.
living and utilities;
6. be consistent with the predominant
Page 27
character of the surrounding area; and AO12.3
7. protect the natural character and avoid Relocatable homes are set back not less than:
adverse impacts on ecologically (a) 6 metres from a road frontage;
important areas such as national parks, (b) 1.5 metres from any other site boundary; and
waterways and wetlands. (c) 3 metres from an internal road
AO12.4
Buildings and structures on premises with frontage to the Noosa
River system are set back not less than 10 metres from mean high
water spring as shown in Figure AP3-15A.
Alternative provision to the QDC
Setback to a watercourse in the Noosa Waters AO13 Not applicable
estate, Noosaville For premises adjoining a watercourse within the Noosa Waters
PO13 estate no building work, filling or excavation works occurs within
Land adjoining the revetment wall and for a width of 4.5 4.5 metres from the centre line of the top of the concrete revetment
metres serves flood detention and amenity functions, wall.
free of structures and impervious surfaces.
Editor's note refer to figure 6.3.1.5
Alternative provision to the QDC
Design
Streetscape AO14.1 Complies
PO14 Development provides visual interest to the street and surrounding
Development: areas through: The scale, design and external finish of the
proposed Units are characterised by the single
storey, two-unit block design at each frontage
1. contributes positively to the locality; 1. highlighting individual dwellings and land uses; with an attractive façade as demonstrated by the
2. addresses and enhances the 2. an asymmetrical design presentation to the street; Design Plans prepared by Ausmar Homes and
streetscape by incorporating articulation 3. offsetting or staggering dwellings to provide included at Appendix C of this report. The size,
and individual design elements that add variation in the frontage; scale and density of the units are appropriate in
visual interest to the development; 4. varying the roof form relation to the character of infill development
3. has a form and architectural scale that envisaged for the Cooroy Medium Density
does not dominate the streetscape or AO14.2 Residential Zone, with the design of the units
the surrounding properties; Buildings have the main entrance easily recognisable from the taking the appearance of separate dwelling and
4. does not detract from the visual amenity not in the form of a bulky complex.
street and include design elements in the front façade such
of adjoining properties through the as verandahs, external stairs, awning or shade structures and
impact on views, access to sunlight or window openings.
overlooking;
5. takes the form of small separate AO14.3
buildings, rather than large single bulky Buildings and structures are designed to:
development; and
Page 28
6. sits within a landscaped setting. 1. have a maximum wall length of 15 metres and
external walls incorporate at least one design
element to add visual interest and amenity;
2. allow for landscape treatments to soften the
development;
3. avoid more than six dwellings attached in any one
plane; and
4. have no more than four dwellings are attached
along a street frontage.
AO14.4
For corner sites, the building design addresses both street
frontages by:
1. including doors and windows that front each road;
and
2. providing separate vehicle access points to each
road.
Editor’s Note—for examples of designs
see Figure 6.3.2.4 and Figure 6.3.2.5
AO14.5
For a dwelling house, development provides visual interest to the
street and the surrounding area through:
1. limiting the vertical distance between the ground
and the lowest suspended floor to no more than 3
metres;
2. limiting the length of any external wall in one plane
to 15 metres; and
3. ensuring each external wall includes at least one
design element such as verandahs, external stairs,
window openings, awnings or porches.
Garages and Carports AO15.1 Complies.
PO15 Garage doors that face the street are no more than 6 metres in
Garages, garage doors and carports do not dominate width or 50% of the frontage, whichever is the lesser. Singular garage doors of compliant dimensions
the street or the building design. are proposed.
AO15.2
Page 29
Where multiple garages face the street, they are separated by a
minimum of 2 metres or are staggered in setback by a minimum of
1 metre.
AO15.3
Garages that are visible from the street, but do not face the street,
include a landscaped setback to the street and provide articulation,
windows or a mix of materials to provide interest to the garage
facade.
Basements AO16 Not applicable
PO16 Basements:
Basements:
1. are limited to one access a maximum of 6 metres
1. visually integrate with the building; wide; and
2. do not dominate the street 2. do not encroach into building setback areas.
or building design;
3. are screened through landscaping; and Editor's note— refer to Figure 6.9.2
4. do not present as a storey to the street.
Front fences and walls AO17.1 Not applicable
PO17 Front fences or walls are set back an average of 1 metre and are
Front fences and walls are designed and sited to: articulated to provide visual interest by stepping the design at a Front fences are not demonstrated on the design
1. contribute to the attractiveness of the maximum of 5 metre intervals. plans. Fencing parameters are able to be
streetscape; reflected in the conditions of approval.
2. be compatible with the existing AO17.2
streetscape character; Where located on the boundary:
3. avoid interference with movement of 1. the solid portion of front fences and walls is no more
surface stormwater; than 1.2 metres high; or
4. allow for casual surveillance of the 2. the walls contain openings or materials that ensure
street; it is 50% transparent and has a height not
5. provide planting in front of solid fences exceeding 1.8 metres.
and walls; and
6. ensure plantings between the front AO17.3
fence and the footpath does not create Solid front fences and walls may be 1.8 metres in height if the
an impediment for pedestrians using the property has frontage to an arterial road or a distributor road.
footpath
AO17.4
The area of land between the front fence and the boundary is
landscaped to screen the fence from the street however
landscaping does not encroach more than 500 millimeters into
the road reserve or within 1.5 metres of a sealed footpath.
Page 30
Editor's note— for examples refer to figure AP3-
4A and figure AP3-4B
Materials and finishes AO18 Complies.
PO18 Buildings and structures use:
Development incorporates: Please refer to the Design Plans prepared by
Ausmar Homes at Appendix C.
1. natural finishes wherever possible;
1. materials and finishes that complement 2. a mix of lightweight and textured external finishes;
the surrounding area and integrate with 3. masonry construction where variation is provided in
the surrounding natural and built texture and the façade uses a variety of finishes to
environment; and break up the surface; and
2. a variety of external finishes to provide 4. open or transparent balustrades.
an interesting built form and avoid bulky
single plane finishes Editor's note—refer to Figure AP3-3B
Roof forms AO19.1 Complies.
PO19 With the exception of Noosa Heads and Coastal Communities
Roof forms: Local Areas, the main roof of the building has a roof pitch no less Please refer to the Design Plans prepared by
than 5 degrees and has minimum 600 millimetre eaves to at least Ausmar Homes at Appendix C.
1. contribute positively to the local skyline; 75% of the perimeter of the building.
2. complement the character of the locality
and the topography of the site; AO19.2
3. avoid box profiles/parapets; and Development does not include rooftop terraces.
4. do not create opportunities for
AO19.3
overlooking the private open space or
The total width of any parapet wall does not exceed 50% of the
internal spaces of neighbouring
width of the front facade of a building.
properties.
Safety and amenity
PO20 AO20.1 Complies.
Development: Buildings and structures:
Please refer to the Design Plans prepared by
Ausmar Homes at Appendix C.
1. provides a high level of residential 1. are sited and orientated to minimise the likelihood of
amenity to users of the subject site; and overlooking the private open space of adjacent
2. does not unreasonably impact on the residential uses;
amenity enjoyed by users of adjoining or 2. avoid reduction of sunlight to at least 40% of
nearby premises, including privacy the private open space areas of any adjoining
and access to sunlight. residences to less than two hours
between 9:00am and 3:00pm on any day of the
Editor's note—Provisions for sill height, glazing, year;
Page 31
screening and window openings are to improve the 3. incorporate fencing, landscaping and screening to
residential amenity for occupants. Thermal mitigate impacts on adjoining residential uses.
performance requirements are contained
in Queensland Development Code MP4.1 Sustainable Editor's note— refer to figure AP3-1A and figure AP3-2A
Buildings. Energy efficiency requirements are
contained in the National Construction Code. AO20.2
Transparent doors and windows are designed and located so they
do not directly face transparent doors or windows or the private
open space areas of other dwellings within 10 metres;
AO20.3
Where windows, balconies, terraces, verandahs or decks overlook
or have the potential to overlook the private open space of nearby
properties or view into habitable room windows within 10 metres:
1. windows have a sill height of not less than 1.7
metres above finished floor level;
2. windows and other openings are permanently
screened to a minimum height of 1.7 metres to
avoid overlooking;
3. windows and doors use translucent glazing to
obscure views; or
4. windows or balconies are offset by 45 degrees or
more.
Editor's note—refer to figure AP3-1A and figure AP3-1C
AO20.4
Planter boxes, screens, pergolas, landscaping and architectural
design of balconies are used to screen the ground floor private
open space of dwellings from separate upper
level dwellings.
Editor's note—refer to figure AP3-1A
AO20.5
Permanently fixed external screening devices complement
the building's external materials and finishes and may incorporate
solid translucent screens, shutters, perforated panels or trellises
which have a maximum of 50% openings.
Page 32
Editor's note—refer to figure AP3-1B
PO21 AO21.1 Not applicable.
Mechanical plant, vehicle manoeuvring, utilities and Communal outdoor recreational facilities including swimming
pools, spas and sports courts are: AO21.4 – all storage/drying areas are screened
communal outdoor recreation uses:
from the street.
1. do not have an adverse effect on the
amenity enjoyed by users of adjacent or 1. setback at least 12 metres from the boundary of
nearby premises through emission of land in a residential zone and screened by a 5
noise, light, fumes or smoke; and metre wide buffer densely planted with trees and
2. do not cause unreasonable disturbance shrubs including species from 1 metre to 8 metres
to local fauna through light or smoke in height; or
emissions. 2. located internally to the arrangement of buildings on
the site; and
3. not used between the hours
of 9:00pm and 6:30am the following day.
AO21.2
For a lit sports court:
1. the court is located at least 60 metres from the
external wall of an existing or approved dwelling on
adjoining or nearby premises (as measured from
the centre line of the court); and
2. the vertical illumination resulting from direct,
reflected or other incidental light emanating from
the site does not exceed 8 lux when measured at
any point 1.5 metres outside the boundary and at
any level from ground level upward; and
3. any floodlighting is restricted to the types that give
no upward component of light were mounted
horizontally (i.e. a full cut off luminaire).
AO21.3
Mechanical plant is-
1. located at least 2 metres from the side or rear
property boundaries;
2. where located at ground level, screened by fencing
1.5 metres in height or dense vegetation of at least
1.5 metres in width incorporating grouped trees and
shrubs with a maximum separation distance of 1
metre measured from the centre of the plant;
Page 33
3. where located above ground level, enclosed or
screened such that it is not visible from the
street frontage nor adjoining properties; and
4. visually integrated into the line and plane of
the building and roof design and does not project
beyond the height or width of the building when
viewed from the street and adjoining properties.
Editor’s Note— Mechanical plant includes generators, motors,
compressors and pumps such as air-conditioning or pool
equipment.
AO21.4
Waste storage areas, clothes drying areas and external storage
areas are screened from the street.
AO21.5
Letterboxes and detached carports complement the architecture
and landscaping of the site.
Environment, heritage and scenic amenity
PO22 AO22.1 Complies.
Development: For landscape amenity reasons, cut or fill is less than 1.5 metres in
depth relative to the ground level.
1. has minimal impact on the natural
landform of the site; AO22.2
2. does not lead to erosion or the transport Development does not result in sediment or other material
of sediments off site; and including building materials or waste products being deposited or
released into the road reserve, stormwater drain or adjacent
3. does not lead to the disturbance of
properties.
natural features, buildings or structures
of cultural heritage significance.
AO22.3
Development on a site adjoining a local heritage place respects the
cultural heritage significance of the place by mitigating any adverse
impacts on the setting or integrity of the heritage values.
Editor’s Note— Local heritage places are identified on the
Heritage and Character Areas Overlay maps in Schedule 2.
PO23 AO23.1 Complies.
Development on sloping sites: Building and structures are not constructed on land with
a slope greater than 25%.
1. is visually responsive to the natural
Page 34
topography and sits within the AO23.2
landscape rather than dominating it; and On sloping sites, split level buildings with small floorplates, that
2. steps down slopes or uses suspended step down the slope are used as an alternative to standard single
floor construction, minimising cut or fill or double storey construction to minimise building bulk and
and avoiding benching of the site. benching of the sites.
Editor's note- refer to Figure 6.9.1A and Figure 6.9.1B
AO23.3
The distance between the ground level and the lowest part of the
floor of the building does not exceed 3 metres.
Earthworks and drainage
PO24 AO24 Complies.
Filling and excavation for operational works do not Filling and excavation for operational works is designed and
directly, indirectly or cumulatively cause adverse constructed to ensure overland flow and/or flooding is not
impacts external to the development site by: worsened, impeded, or otherwise diverted to adversely affect other
properties or downstream environments.
1. causing ponding of water on the site or
nearby land;
2. increasing flooding, which adversely
affects the safety or use of any land
upstream or downstream; or
3. adversely affecting the flow of water in
any overland flow path.
Used in these records
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