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Appendix B - Code Assessment
Attached to the e-mail MCU15/0085 Development Application.
Cooroy & Lake Macdonald Locality Code
Table 11.13
Specific Outcomes Probable Solutions Assessment
11.9 Effects of Use
Amenity No solution provided O1 Complies
O1 Uses are located, designed and operated to A transport use has been operating over the site since
avoid significant adverse changes to the light, 1981. The proposed development only relates to
air quality, noise, accessibility or other seeking retrospective approval for a shed that has
conditions enjoyed by users of associated, been constructed. The proposal does not introduce
adjoining or nearby uses. any new land uses to the site and will not cause
significant impact to the surrounding area by way of
air quality, noise or traffic generation.
Scenic amenity No solution provided O2 Not Applicable
O2 Important scenic vistas including those to
and from Mt Cooroy, Mt Tinbeerwah and Black
Mountain are protected and uninterrupted to
maintain aesthetic and cultural values of the
natural landscape.
Major road network No solution provided O3 Complies
O3 The function of, and visual amenity and
character surrounding the, major road network, The proposed shed is buffered from the Bruce
including Diamond St, Cooroy–Noosa Road, Highway by dense vegetation and is not visible to the
Belli Creek Road and Lake Macdonald Drive is passing motorist.
protected and enhanced.
Laneways No solution provided O4-O5 Not Applicable
O4 Uses do not diminish the ability of laneways
to—
a) relieve traffic on streets;
b) provide convenient and safe rear access to
premises; and
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Cooroy & Lake Macdonald Locality Code c) add to the heritage character of Cooroy; AND O5 Access for new uses is only taken off a laneway where upgrading works are carried out to the laneway to enable the laneway to accommodate the anticipated levels of traffic. 6.10 Built Form Density No solution provided O6 Not Applicable O6 The density of development within the site area— a) is compatible with surrounding development; and b) does not exceed— i. For the Semi-Attached Housing Zone- 1 dwelling unit per 400m2 of site area with a maximum population density of 100 persons per hectare; ii. For the Attached Housing Zone- maximum population density of 100 persons per hectare; iii. For the Business Centre Zone a maximum population density of 100 persons per hectare; iv. for the Community Services Zone maximum population density of 320 persons per hectare exclusively for the purposes of Residential Aged Care and 160 persons per hectare for any other form of Retirement & Special Needs Housing; and c) has a low site impact to enhance the opportunity to maintain natural site 16 Pines Road, Cooroy Page 2 of 13
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Cooroy & Lake Macdonald Locality Code
characteristics, including native vegetation and
natural landforms.
Height Complies
O7 Buildings and other structures— S7.1 Buildings and other structures have a O7 The shed has a maximum height of 7.8m
a) are low rise and present a building height maximum building height of—
consistent with structures on adjoining and
surrounding premises; a) if in the Rural or Rural Settlement Zone—8m,
or 9m where the pitched roof but no other part
b) have a maximum building height of 2 storeys;
of the building or structure exceeds 8m; or
c) do not visually dominate the street,
surrounding spaces or the existing skyline; b) if in the Open Space Recreation Zone and
d) preserve the amenity of surrounding land used for an indoor sporting complex - 11m; or
uses; c) if in the Industry Zone - 10m;
e) respect the scale of existing vegetation; and in all other zones - 8m
f) respond to the topography of the site by
avoiding extensive excavation and filling.
Setbacks S8.1 Buildings and structures comply with the O8 Specific Outcome
O8 Buildings and other structures are setbacks identified in Schedule 1 - Minimum The shed provided a setback of 3.85m – 4.92m to the
appropriately designed and sited to— Boundary Setbacks. walls and 0m to an awning to the Bruce Highway
a) provide amenity for users of the premises as boundary. Subsequently, it does achieve the setback
well as preserve the visual and acoustic of 6m as specified in Schedule 1.
amenity of adjoining and nearby properties;
b) preserve any existing vegetation that will While the proposal does not achieve S8.1 of the code,
buffer the proposed building from adjoining use; it is considered to meet Specific Outcome O8. The
c) allow landscaping to be provided between existing shed is not visible to the passing motorist
buildings; and along the Bruce High and is nit visible from any other
boundary to the site. Therefore the encroachment will
d) maintain the visual continuity and pattern of
not unduly impact on the visual the amenity the
buildings and landscape elements within the
adjoining premises.
street;
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Cooroy & Lake Macdonald Locality Code
Site cover, gross floor area and plot ratio No solution provided O9 Complies
O9 The site cover, gross floor area and plot The proposal shed is of a bulk and scale that is
ratio compatible with surrounding area. A pocket of native
of buildings and other roofed structures— vegetation is retained along the sites frontage, and
12m width landscaped area along the eastern side
a) results in a building scale that is compatible
boundary which softens the appearance of the
with surrounding development; 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.
O10 Site cover— No solution provided O10-13 Not Applicable
a) for a class 1 or class 10a structure within the The building over the site represent a site cover of
Detached Housing Zone, does not exceed— 7.8%
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
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Cooroy & Lake Macdonald Locality Code
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 Community Services Zone—50%or
O11 For Multiple Housing Type 2 buildings do
not exceed a plot ratio of 0.45:1
O12 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4, or the
accommodation unit component of an
Entertainment and dining business Type 3—
maximum gross floor area is equivalent to the
maximum allowable population in persons
multiplied by 40m2
O13 For the Business Centre Zone plot ratio
does not exceed—
a) 0.8:1 for site areas up to and including
2,000m2; and
b) 0.3:1 for the balance of a site over 2,000m2
Flooding and drainage S14.1 For new buildings or structures or S14.1 – 14.5 Not Applicable
O14 Buildings and other works are designed additions of more than 50m2 gross floor area The site is not affected by flooding
and to an existing building or structure, floor
sited to— levels for habitable rooms are –
a) provide flood free access to premises and a) for areas where minimum floor levels are
flood free habitable areas; available - not less than the specified minimum
b) allow only minor, short term and infrequent floor levels;
b) for areas where flood modelling is available –
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Cooroy & Lake Macdonald Locality Code
flooding of non-habitable areas; a minimum of 500mm above the modelled flood
c) ensure carparking areas can be adequately level; and
drained; c) for areas where flood modelling is not
d) ensure drainage does not adversely impact available a minimum of 500mm above the
upon other premises; and highest known flood level;
e) ensure filling or excavation does not
AND
adversely impact upon other premises by—
S14.2 Where Council infrastructure is
i. causing ponding on the site or nearby
available—
land;
a) any drainage (including buildings and
ii. increasing flooding, which adversely
yards) flows to that infrastructure; and
affects the safety or use of any land
b) the infrastructure has the capacity to
upstream and downstream; and
accept any additional loading;
iii. adversely affecting the flow of water in
AND
any overland flow path.
S14.3 Car parking and maneuvering areas are
constructed at a level that permits the parking
area to drain from the site by gravity means,
without the need for mechanical pumping; or
S14.4 Basements for residential uses have
flood immunity above the Q100 where
alternative means to mechanical pumping are
used to achieve such immunity; or
S14.5 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.
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Cooroy & Lake Macdonald Locality Code
Sloping sites
O15 On sloping sites, buildings and structures S15.1 Buildings are of split level design that S15.1-15.3 Not Applicable
are designed to maximise the use of natural step down the slope or have a suspended floor The site is not a sloping site.
slope and minimise the need for cut and fill. construction;
AND
S15.2 Cut or fill is less than 2m in depth;
AND
S15.3 The distance between the ground and
the lowest part of the floor of the building does
not exceed 3m to avoid large under building
areas;
Roof form
S16.1 With the exception of industrial buildings S16.1 Complies
O16 Rooflines—
the main roof of the building has a roof pitch no The roof pitch is greater than 5 degrees
a) contribute positively to the local skyline; less than 12 degrees and has minimum 600mm
b) complement the low rise character of the eaves to at least 75% of the perimeter of the
locality; building;
c) are articulated, pitched or skillion; AND
d) use simple traditional roof designs, such as S16.2 Buildings and structures do not S16.2 Complies
hipped, gabled or skillion; and include roof top terraces.
e) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Public transport node S17.1 A public transport node is located within S17.1 Not Applicable
O17 An accessible and safe public transport Cooroy as identified in Schedule 5 on Map 1.
node is established and operated within Cooroy
that—
a) links public transport services to other
centres and destinations throughout the
Sunshine Coast; and
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Cooroy & Lake Macdonald Locality Code
b) forms part of an integrated transport network
that is accessible via pedestrian and bicycle
pathways.
6.11 Environment, conservation and recreation
Environment and cultural heritage values
O18 There are no significant adverse effects on No solution provided. O18 – Complies
biodiversity, native vegetation, native fauna The proposal utilises existing hardstand areas and not
habitat, landscaped quality, water quality or involve interference with vegetation
cultural heritage values, including those related
to—
a) changes to natural drainage;
b) disturbance to any of the wetland systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off
site;
e) unmanaged public access;
f) effluent disposal69;
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features,
including natural features, of cultural heritage
significance.
Open space network
No solution provided
O19 An integrated open space network is O19 Complies
established, enhanced and protected
throughout the locality to— The proposal has no impact on open space corridors
or native vegetation.
a) provide for both passive and active
recreational pursuits;
b) provide connectivity for pedestrians, cyclists,
and horse riders;
c) provide habitat connectivity for wildlife;
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Cooroy & Lake Macdonald Locality Code
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development;
AND
O20 The open space network links—
a) forests including parts of Tewantin and
Ringtail State Forests;
b) the catchment of Lake Macdonald;
Noosa Trail Network
S21.1 Development includes linkages to or S21.1-O22 Not Applicable
O21 A comprehensive network of bridle trails
between existing or future components of the Map 2 of schedule 5 illustrates the Noosa Trail
and pedestrian and cycle linkages is
Noosa Trail Network, as indicated in Schedule 5
established, enhanced and protected Network. The map does not detail any existing or
– Map 3;
incorporating road reserves, State forests, future trails in the nearby vicinity.
AND
Council owned land and private land consistent
S21.2 Development does not have an adverse
with the lifestyle and outdoor recreation needs
impact on the access functions of the Noosa
of Noosa’s residents and visitors
Trail Network, as indicated in Schedule 5 – Map
AND 3, including severing of existing or future
O22 The Noosa Trail Network in the locality is linkages;
supported by overnight camping facilities, OR
home-hosted accommodation and signage, S21.3 Alternative linkages to those indicated in
allowing local residents and visitors to Schedule 5 – Map 3 are provided;
experience the natural values of the area and to AND
access key destinations including— S21.4 Linkages to the Noosa Trail Network are
a) the town of Cooroy; designed and constructed in accordance with—
b) Lake Macdonald;
a) Australian Standard 2156.1 Walking Tracks
c) the Botanic Gardens; and
Part 1: Classification and Signage to a minimum
d) State forests, conservation parks and other
of a Class 4 Standard; and
recreation facilities in the locality.
b) Australian Standard 2156.2 Walking Tracks
Part 2: Infrastructure Design;
S22.1 No solution provided
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Cooroy & Lake Macdonald Locality Code
Pedestrian and bicycle pathways
O23 Safe and convenient pedestrian and S23.1 Pedestrian and bicycle pathways are
bicycle pathways are provided and retained provided and retained where indicated in the S23.1 Not Applicable
between and around key destinations, Priority Infrastructure Plan in Part 15; The Priority Infrastructure Plan does not detail any
including— AND pathways to be provided in the vicinity
a) between Cooroy and Tewantin; S23.2 Contributions toward pedestrian and
b) between Cooroy and the Noosa Botanical bicycle pathways are provided in accordance S23.2 Complies
Gardens; and with the Priority Infrastructure Plan in Part 15.
c) within and around the town of Cooroy. Contributions are discussed in section 4.1 of the
planning report
Protection of Lake Macdonald water supply
O24 Development does not adversely impact on S24.1 Within the Lake Macdonald catchment S24.1-O27 Complies
the Lake Macdonald water supply. area shown on Natural Resources Overlay Map
AND OM3.5, buildings and other structures are not The proposal does not involve the establishment of
located below 98.5m AHD. additional waste water treatment systems and will not
No solution provided. adversely impact on the Lake Macdonald water
supply
O25 The number and location of access points S25.1 No solution provided
to watercourses is controlled and managed to
prevent adverse impacts on water quality in
Lake Macdonald;
AND
O26 Key nodes are established and
S26.1 No solution provided
appropriately managed at the following
locations and include facilities such as parking
and picnic areas—
a) the northern part of the lake, in the vicinity of
the water treatment plant, scouts and fish
hatchery;
b) the western part of the lake in conjunction
with the Botanic Gardens and associated picnic
areas; and
c) the eastern part of the lake, in the vicinity of
the Old Tinbeerwah School Park.
AND S27.1 No solution provided
O27 Treatment and disposal of waste water
does not have any detrimental impact on
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Cooroy & Lake Macdonald Locality Code Noosa’s major water storage and supply – Lake Macdonald70. Table 6.20 Specific Outcomes Probable Solutions Assessment 6.35 Consistent uses O79 The following defined uses and use classes No solution provided O79 Overall Outcome are consistent uses and are located in the Rural The proposed Infrastructure Use is not listed as a Zone— consistent use. a) All Agricultural Uses; b) Commercial business Type 1 located on Lot 1444 on CG3956 and associated with Forestry uses; c) Commercial business Type 3; d) Home-based businesses; e) Industrial business Type 2 located on Lot 1444 on CG3956 and associated with Forestry uses; f) Industrial business Type 3; g) Retail business Type 1 if a roadside stall; h) Retail business Type 3; i) Emergency service Type 2; j) Open space Type 2 where located outside of the water catchment area as depicted on the Overlay Map OM3.5. k) Detached house; l) Community residence; m) Ancillary dwelling unit; n) Multiple housing Type 1; and o) Visitor Accommodation Types 1, 2 or 3 where located outside of the water catchment area as depicted on Overlay Map OM 3.5. 6.36 Inconsistent uses 16 Pines Road, Cooroy Page 11 of 13
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Cooroy & Lake Macdonald Locality Code O80 The following defined uses and use classes O80 Overall Outcome are inconsistent uses and are not located in the The proposed Infrastructure Use is identified as an Rural Zone- inconsistent use a) Commercial business Type 1 if not located on Lot 1444 on CG3956 and associated with Forestry uses; b) Commercial business Type 2; c) Entertainment and dining business; d) Industrial business Type 1; e) Industrial business Type 2 if not located on Lot 1444 on CG3956 and associated with Forestry uses; f) Retail business Type 1 if not a roadside stall; g) Retail business Types 2, 4, 5, 6 or 7 h) Education; i) Emergency service Type 1; j) Open space Type 1; or k) Open space Type 2 where located within the water catchment area as depicted on the Overlay Map OM 3.5; l) Wellbeing; m) All Infrastructure Uses; n) Multiple housing Types 2, 3, 4 or 5; o) Visitor Accommodation Types 1, 2 or 3 where located within the water catchment area as depicted on the Overlay Map OM 3.5; and p) Visitor accommodation Type 4. 6.37 Amenity Sloping sites & ridgelines S81.1 Buildings and associated accessways S81.1 Complies O81 Development on sloping sites— are not constructed on land with a slope a) is responsive to the natural topography of the greater than 1 in 4 (25%); site and minimises cut and fill; AND b) does not visually dominate the hill slope or S81.2 Buildings present no more than 2 interrupt the skyline; and storeys at any one point when viewed from S81.2 Complies c) is integrated with the natural site characteristics the road or other public space, by stepping The proposed shed is single storey in height including vegetation; the buildings down the slope or using 16 Pines Road, Cooroy Page 12 of 13
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Cooroy & Lake Macdonald Locality Code
suspended floor construction;
AND AND
O82 The landscape character and visual amenity S82.1 On properties with a slope exceeding 1 S82.1 Not Applicable
quality of hill slopes and ridgelines are retained. in 4 (25%) or located on ridgelines visible
from the major road network the roofline of
buildings do not protrude above the ridgeline
or tree canopy.
Incompatible uses
O83 New dwelling units are to provide for sufficient No solution provided O83 Not Applicable
buffer area between the premises and existing The site is not located adjacent to an Industry Zone
Industrial business uses on other premises to
avoid any potential adverse amenity impacts on
residents.
6.38 Open space, environment and conservation
Environmental values O84 Complies
O84 The environmental values of land are The proposal will not impact on existing vegetation
protected from adverse impacts as a consequence contained within the site.
of development in or adjacent to that land.
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Infrastructure Uses Code
Table 14.21
Specific Outcomes Probable Solutions Assessment
14.39 Effects of Use
Location and siting
O30 The location and siting of Infrastructure S1.1 For Installations and Towers, where S1.1 – Not Applicable
Uses— practicable, infrastructure is — The proposal will not impact on electricity supply
a) maximises accessibility for maintenance a) co-located with existing Infrastructure Uses;
infrastructure.
purposes; and or
b) does not disrupt access for other purposes. b) located on or within an existing building;
AND
S1.2 Easements for access to Infrastructure S1.2 – Not Applicable
Uses are granted to the Council or the beneficiary
of the easement to ensure suitable access can be
gained, where practicable.
Separation from incompatible uses
O31 Sufficient separation distance is provided No solution provided O31 – Complies
between Infrastructure Uses and incompatible Transport uses have been occurring on the site
uses on the same site and neighbouring premises
since 1981 and the use has not unduly impacted
to maintain amenity for neighbouring uses.
upon the amenity of nearby residents. The
proposal will not cause additional amenity impacts.
O32 Vehicular access to the site of the
Infrastructure Use does not adversely impact on S3.1. Vehicle access to the infrastructure is gained O32 – Complies
residential amenity. from roads other than local residential streets to The proposal will utilise the existing driveway to
maintain residential amenity.
access the site.
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Infrastructure Uses Code
Building siting and design
O33 The siting and design of buildings or other O33 – Complies
structures reflects and is compatible with the No solution provided The proposed shed is compatible with the nature
setting and character of the locality in which the
of the area and will not unduly impact on the
Infrastructure Use is located, including the use of
sympathetic colour schemes. amenity of the surrounding sites.
Safety and security
O34 Infrastructure Uses are secure and potential S5.1 For Installations and Towers—the use is S5.1 Not Applicable
impacts from vandalism are minimised. fenced with security fencing;
AND
O34 Complies
S5.2 For other Infrastructure Uses—no probable
solution The shed incorporates roller doors and can be
secured at night.
Artificial lighting
O35 The generation of spill light by development, S6.1 Lighting associated with the use is designed, S6.1 – Complies
which gives rise to annoyance, discomfort, installed, operated and maintained in accordance The proposal does not incorporate obtrusive
distraction or a reduction in the ability to see with Section 3 of AS4282 The Control of the
lighting.
essential information, is avoided. Obtrusive Effects of Outdoor Lighting.
Mechanical plant and equipment
O36 Mechanical plant and equipment (including air S7.1 Plant and equipment are— S7.1 - 7.2 – Complies
conditioning equipment) are— a) located more than 2m from any property The proposal does not incorporate mechanical
boundary; and
plant and equipment.
a) positioned to minimise adverse impacts on the b) screened by dense vegetation or fencing (i.e.
amenity of any residential premises; 1.5m wide vegetated buffer area);
b) designed and positioned to visually integrate OR
with the building and roof design; and
S7.2 Plant and equipment are located within a
c) appropriately screened. building.
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Infrastructure Uses Code
Environment & heritage values
O37 There are no significant adverse effects on No solution provided O37 – Complies
the biodiversity, natural vegetation, native wildlife, The proposal utilises existing site infrastructure
habitats, landscape quality, water quality or
and will not require any vegetation clearing or
heritage values.
impact on the quality of water runoff.
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Driveways and Carparking Code
Table 14-49 – Driveways
Specific Outcomes Probable Solutions Assessment
14.113 General
O1 Vehicular access does not adversely impact S1.1 Vehicular access is located and designed S1.1 Complies
on safety, capacity and operations of the in accordance with AUSTROADS-Guide to
The development utilises the existing concrete
existing or planned road network, the proposed Traffic Engineering Practice requirements for
crossover to access the site.
driveway, cycleways or pedestrian pathway sight distance and Section 3 of AS2890.1
systems. Parking Facilities;
AND S1.2 Complies
S1.2 Only one footpath crossing is provided22; The development utilises a single crossover.
AND
S1.3 Driveways, other than within any setback
S1.3 Complies
have a maximum grade in accordance with
Section 3 of AS/NZS 2890.1!
O2 Driveways and Crossovers - S2.1 Design of the driveway across the footpath S2.1 Not Applicable
a) are suitable and safe for their intended use; is in accordance with Council’s Standard
The proposed development will utilise the existing
and Drawings 9002 or 9005 as appropriate for the
crossover to the site.
b) match Council infrastructure. particular type of development as annotated on
the drawings;
AND
S2.2 Driveways are designed and constructed S2.2 Complies
in accordance with Council Standard Drawings The existing driveway is capable of servicing
9014, 9019, 9020, 9021, as appropriate for the articulated vehicles.
particular type of development as annotated on
the drawings;
AND
S2.3 The change in grades in the driveways
and ramps is in accordance with Section 3 of 2.3 Complies
AS2890.1 Parking Facilities.
O3 In commercial zoned areas, the number of S3.1 Design of multi-tenanted developments in S3.1 Not Applicable
driveways across pedestrian footpaths is commercial zoned areas include shared
minimised. driveways and parking areas;
AND
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Driveways and Carparking Code
S3.2 Driveways are located so they abut S3.2 Not Applicable
existing driveways of adjoining development
where practicable and reciprocal easements are The development will utilise the existing crossover.
created to reduce the sealed driveway width.
O4 Vehicular access does not adversely impact S4.1 Footpath and kerb crossings are located S4.1 Not Applicable
on the capacity, operations and maintenance of clear of existing stormwater inlet structures,
The development will utilise the existing crossover.
the existing infrastructure; water and sewerage infrastructure fittings, any
other exiting utility infrastructure, existing
AND landscaping and vegetation.
O5 Vehicular access does not adversely impact S5.1 No solution provided
on the integrity of existing landscaping or native
vegetation.
O6 Driveway run-off is filtered prior to leaving S6.1 For— S6.1 Performance Outcome
the premises. a) Ancillary dwelling unit, Multiple housing
The proposal does not incorporate any additional
Type 1 or 2 if less than 5 carparking spaces,
hardstand areas and this requirement is therefore
Visitor accommodation Type 1 and Home
considered unnecessary
based business Type 3—the driveway is
formed to drain to landscaped areas; and
b) for other uses—grease and oil arrestors or
stormwater quality improvement devices are
incorporated into the design to treat run-off prior
to run-off exiting from the premises.
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Driveways and Carparking Code
Table 14-50 – Carparking and manoeuvring
Specific Outcomes Probable Solutions Assessment
14.114 Carparking design and layout
O7 Sufficient carparking is provided to S7.1 The number of parking and loading bays is S7.1 Complies
accommodate the number and type of vehicles not less than the minimum number specified in
Table 14-51 does not provide a car parking rate for
likely to be generated by the development Table 14-51 Vehicle Parking Requirements;
infrastructure uses. The is considered to be ample
having regard to the specifics of the use
area within the site for staff parking.
including—
a) the type and intensity of land use;
b) any existing parking available on the site;
c) hours of operation;
d) likely numbers of users;
e) the peak parking demand periods of uses on
the site; and
f) the availability of alternative carparking.
systems.
O8 The layout of the development provides S8.1 Parking bays, manoeuvring areas, S8.1 Not Applicable
adequate, clearly defined and easily queuing areas, loading, setdown and pickup
The proposal utilises existing hardstand areas for
accessible— areas and driveways are designed to the
parking and manoeuvring.
a) on-site vehicle parking and manoeuvring standards set out in Sections 2 and 3 of
areas; and Australian Standard AS 2890.1 Parking
b) loading and manoeuvring areas for delivery Facilities (Part 1: Off-street Carparking) and AS
and service vehicles 2890.2 – Off-street Parking (Part 2: Commercial
Vehicles);
AND
S8.2 The number of loading bays is not less S8.2 Not Applicable
than the minimum number specified in Table Table 14-51 does not require any loading bays for the
14-51. use.
O9 Parking areas are located where they will S9.1 Carparking areas are accessed from rear S9.1 Not Applicable
not laneways where practicable
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Driveways and Carparking Code
unduly conflict with pedestrians and will not
dominate the streetscape
O10 Provision is made for a reasonable number S10.1 Carparking spaces are provided for S10.1 Complies
of people with disabilities at the rate specified in The proposal utilises existing hardstand areas for
on site carparking spaces identified and Section 2.4.5 of AS 2890.1 – Parking Facilities parking and manoeuvring.
reserved for (Part 1: Off-street Carparking).
people with disabilities.
O11 Access and egress points do not impact on S11.1 Vehicle manoeuvring areas are provided S11.1 Complies
the in accordance with Section 3 of AS 2890.1
The proposal utilises existing hardstand areas for
safety and operations of the road system. Parking Facilities (Part 1: Offstreet Carparking)
parking and manoeuvring.
so vehicles enter and leave the site in a forward
gear.
O12 Parking areas are designed to - S12.1 At locations where pedestrian and S12.1 Not Applicable
a) provide a progressive reduction in speed vehicle conflicts are likely to occur –
Given the rural nature of the area, there is not
between the external road and internal parking a) sight distances of at least 2.5 seconds of
expected to be any conflict between vehicles and
spaces; travel time at the designated speed are
pedestrians.
b) ensure lower speeds near areas of high provided;
pedestrian activity through the use of b) splayed corners on structures are
appropriate road geometry or devices incorporated;
designed to limit speed; and c) landscaping is designed to allow clear views;
c) maintain sight distances which are d) sign placement ensures that views are not
appropriate impeded;
for the likely operating speeds in all areas of
potential pedestrian/vehicle and vehicle/vehicle
conflict;
O13 A clearly defined pedestrian network is S13.1 In large open car parks with greater than S13.1 Not Applicable
provided that – 200 car parking spaces, a pedestrian path
a) is located in areas where people will choose between parking spaces is provided on every
to second aisle;
walk;
b) ensures that pedestrian movement through
car
parking areas or structures are along aisles
rather than across them;
O14 Provision is made for pedestrian and S14.1 No probable solution identified; S14.1 Not Applicable
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Driveways and Carparking Code
vehicular queues at conflict points;
O15 Parking areas are lit to provide security for S15.1 Lighting is provided in accordance with S15.1 Not Applicable
night-time users. Australian Standard 1158.1:1997 - Road
Lighting - Vehicular Traffic (Category V)
Lighting - Performance Installation and Design
Requirements.
O16 In mixed use areas of Business centres S16.1 Resident carparking is limited to one S16.1 Not Applicable
residents do not compete with customers for space per dwelling unit or accommodation unit.
carparking spaces. AND
S16.2 Resident carparking is not located in the
road reserve or between the residential or
business building and the principal street
frontage.
O17 Car parking areas are landscaped to— No solution provided O17 Complies
a) provide shade;
The proposal utilises existing hardstand areas for
b) maximise infiltration of stormwater run-off;
parking and manoeuvring and is appropriately
c) define parking areas;
landscaped.
d) reduce direct visibility of car parking areas
from external viewpoints;
e) soften views of hardstand areas
O18 Development with the potential to generate No solution provided O18 Complies
significant traffic and parking impacts gives The proposed use does not generate significant traffic
appropriate consideration to transport and land or parking impacts.
use issues23.
Motor Cycles & Motor Scooters S19.1 For Commercial businesses, S19.1 Not Applicable
O19 Designated Motor cycle or motor scooter Entertainment & dining business, Industrial
parking spaces reduce the reliance on cars. business Types 1 and 2, Retail business
Types 2, 4, 5, 6 and 7, Education Types 1 and
2, Open Space, Wellbeing Uses and
Transport Types 1,
2, 3 and 4 motor cycle parking spaces accord
with Planning Scheme Policy PSP26 Motor
Cycle & Motor Scooter Parking
O20 Carparks are designed to ensure run-off is S20.1 Grease and oil arrestors or stormwater S20.1 Performance Outcome
treated to remove pollutants prior to leaving the quality improvement devices are incorporated
The proposal utilises existing hardstand areas for
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Driveways and Carparking Code
premises. into the design to treat run-off prior to it leaving parking and manoeuvring.
the premises.
O21 Carparking areas are designed to ensure S22.1 Below ground components of buildings, S22.1 Not Applicable
drainage without the use of pumps or other including car parks, do not extend beyond the
electrical above ground footprint to allow for the provision
apparatus. of landscaping, particularly within building
setbacks.
O22 Site layout and building design provides for S23.1 Paved setdown areas are provided within S23.1-23.3 Not Applicable
soft landscaping to be established the site;
AND
S23.2 For a minimum of 50% of carparking
spaces, pedestrian access to buildings is not
across or through driveways, carparks, setdown
or manoeuvring areas;
AND
S23.3 Carparking and setdown areas are visible
from off-site.
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Landscaping Code
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Table 14-55 – Landscaping
Specific Outcomes Probable Solutions Assessment
14.134 General Requirements
Streetscape and amenity
O1 Sufficient landscaped areas are provided S1.1 Landscaped areas, not less than the S1.1 Complies
to— minimum areas and dimensions specified in Table 14-57 does not specify an area or dimension for
a) enhance the visual amenity and Tables 14-56 or 14-57, are provided and the proposed use.
natural landscape character of the area, maintained;
streetscape and local area; AND It is considered that the site is appropriately
b) retain natural landscape features, S1.2 Landscaping is designed, planted and landscaped with a 30m wide densely vegetated
such as rock outcrops and existing large maintained in accordance with PSP3 frontage and sufficient widths to both side boundaries
trees; Landscaping that incorporate vegetation.
c) retain existing native vegetation and Plants and Guidelines.
enhance buffer areas around property
boundaries;
d) suit the relative size and nature of
the development and its setting;
e) reduce the visual impact of large or
bulky structures and fencing along
watercourses; and
f) conceal service, carparking and
loading areas of developments;
g) screen incompatible land uses; and
h) provide privacy between any
dwelling units and accommodation units
on and adjoining the site to a height and
density appropriate to the scale of the
development.
Building and landscape design S2.1 Below ground components of buildings do S2.1 Not Applicable
O2 Site layout and building and landscape not extend beyond the above ground footprint
The proposal does not incorporate below ground
design— to allow for landscaping particularly within
components.
a) provides for soft landscaping to be building setback areas;
established in and around the AND
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development; S2.2 Basement carparks do not encroach into S2.2 Not Applicable
b) maximises the retention of large canopy building setback areas;
trees; AND
c) within the Eastern Beaches Locality and
Noosa Heads Locality, avoids the removal
of heath vegetation, except where S2.3 Plants are grouped in mulched beds rather S2.3 Not Applicable
required for internal roads and service than planted individually to provide for optimum
and infrastructure construction; growing conditions and less maintenance; The site is sufficiently landscaped.
d) minimises the extent of impervious paved
areas; AND
e) provides for suitable plant layouts and
densities; S2.4 These plants grouped in mulched beds are S2.4 Complies
f) facilitates the adoption of appropriate not subject to any hedging maintenance The site is sufficiently landscaped with native
planting techniques; and regimes; vegetation and will not be hedged.
g) considers on-going maintenance
requirements to assure the establishment AND
and ongoing survival of plantings.
S2.5 Landscaping is designed, planted and
maintained in accordance with PSP3 S2.5 Complies
Landscaping Plants and Guidelines; The site is sufficiently landscaped with native
vegetation.
AND
S2.6 Alternatives to impervious pavement are
provided and are located where landscaping S2.6 Complies
and
The proposal will not incorporate any additional
existing vegetation will benefit from increased
hardstand areas.
infiltration of rainwater.
Species selection S3.1 Plantings— S3.1 Complies
O3 Landscaped areas include plant species a) comprise plant species identified for the
The site is sufficiently landscaped with native
that—a) are appropriate to the biophysical relevant landscape character area in PSP3
vegetation.
conditions and landscape character of the Landscaping Plants and Guidelines; and
area; b) avoid undesirable plant species identified in
b) are suitable for the space available, the PSP3 Landscaping Plants and Guidelines;
level of visual and climatic exposure, the OR
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Landscaping Code
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functional requirements of the site and the S3.2 For landscaping around pool areas—
scale of the development; a) no more than 30% of the landscaped area is
S3.2 Not Applicable
c) provide for appropriate levels of shade a mixture of plants of local origin and exotic
and sunlight to occupants of the plant species, provided none of the plant The development does not incorporate pool areas.
development throughout the year; species are undesirable plants identified in
d) minimise the demand for water use; PSP3 Landscaping Plants and Guidelines;
e) in road reserves, provide street trees with and
effective canopy shading having regard to b) palms are specifically located in group
the size and scale of the road reserve and plantings in accordance with PSP3
the location of services and other Landscaping Plants and Guidelines;
structures; AND
f) for street trees in towns are villages, are S3.3 Root guards are utilised around species S3.3 Not Applicable
consistent with the existing streetscape with potentially invasive roots.
character;
g) do not cause potential damage to
buildings or structures;
h) are not harmful to pedestrians, particularly
around schools, childcare centres,
shopping areas and other high pedestrian
areas;
i) in intensively used environments, can
endure high levels of activity; and
j) for rural residential developments, are
best suited to less intensive maintenance
and low availability of water for gardens.
Safety and security S4.1 No solution provided. S4.1 Not Applicable
O4 Landscaping is designed and located to
The site is in a rural location.
maximise the safety and security of public and
private areas by—
a) clearly defining the
boundaries between private and public
spaces;
b) promoting casual
surveillance of buildings and public areas
from the street and other public areas for
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Landscaping Code
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personal security reasons;
c) avoiding concealment spots;
and
d) maintaining safe sight
distances to and from road and building
corners, carpark entrances and driveways
(see Figure 14-16);
e) maintain safe sight distances
at planting bed ends within carparks;
f) protecting solid fences from
graffiti by incorporating elements such as
landscaping, creepers, murals or vandal
resistant paint; and
g) separating and defining
pedestrian and vehicle circulation routes.
O5 The provision of landscaping is to a S5.1 Landscaping provided which allows Not Applicable
satisfactory standard ensuring that it does not adequate visibility for casual surveillance of
The site is in a rural location.
lead to opportunities for concealment and public
possible assault sites. and semi-public spaces, including entrances
and
exits to sites and buildings, by:
a) planting trees which have clean trunks to a
height of at least 1.8 m; and
b) appropriately spacing shrubs at 1.2m
horizontal centres, with a maximum height of
0.75m, to avoid clumping and to retain
sightlines.
O6 Street trees and plantings in towns and S6.1 Street trees and trees in carparking areas S6.1-6.2 Not Applicable
villages, carparks and other areas where achieve a maximum of 900mm clear trunk
The site is sufficiently landscaped with native
potential conflicts with vehicles and height
vegetation and no additional planting is proposed
pedestrians are evident, are planted so as to for a 2.0m high tree at planting and are able to
maximise vehicle and pedestrian safety. attain a clear trunk height of 1900mm on
maturity;
AND
S6.2 All scrub planting to be a maximum height
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of
700mm from the road pavement (not top of
kerb).
Services and utilities S7.1 Plant species used in landscaping S7.1-7.6 Not Applicable
O7 All landscaping works maintain adequate adjacent
There are no electrical services and utilities that will
safe distance from services and utilities to substations, or adjacent to or on electricity
be affected by landscaping.
including substations, overhead powerlines, transmission line easements, are less than 4m
power poles and transformers, street lamps, high at maturity and do not encroach within 3m
stormwater catchment pits, and underground of
services and utilities. a substation boundary;
OR
S7.2 For trees higher than 4m, trees are
planted
at a distance from any part of an electricity
transmission line at least equal to the expected
height of the tree at maturity (see Figure 14-17);
AND
S7.3 For power lines that connect to a
premises,
the height of plant species at maturity provides
for
a 2m clearance below the power line; (see
Figure
14-18)
AND
S7.4 Trees and large scrubs are located a
minimum of—
a) 5m from electricity poles and pillars;
b) 4m from street lamps;
c) 2m from stormwater catchment pits; and
d) 2m from underground services and utilities;
AND
S7.5 Plants are located to enable
tradespersons
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to access, view and inspect service meters,
such
as water and electricity meters;
AND
S7.6 Root barriers are installed around trees
that
are located within 3m of any infrastructures or
that
have potentially invasive roots.
Entry statements S8.1 No solution provided. S8.1 Complies
O8 Tree and plant massing are the dominant
The frontage of the site is densely vegetated with
features of entry statements to residential or
native vegetation.
commercial estates and are integrated with the
landscape theme of the estate and the natural
landscape character of the locality, rather than
the entry being dominated by built elements
such as masonary walls, waterfalls and
assembled rock outcrops. (see Figure 14-19).
O9 Entry statements are low maintenance S9.1 Entry statements are low maintenance and S9.1 Complies
located entirely within privately owned land.
The proposal does not incorporate an entry
statement.
14.136 Specific requirements for Business Uses
Design of commercial and retail spaces No solution provided Not Applicable
O19 Landscaping softens building bulk and
The proposal is not for a business use.
creates pleasant settings for visitors and staff
that function well in an intensively used
environment by—
a) providing canopy trees and ancillaryshade
structures;
b) using shrubs and garden beds to clearly
define public spaces and pedestrian
walkways;
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c) providing areas for public art, where
appropriate;
d) providing outdoor areas with seating for
staff and visitors;
e) adopting landscape solutions that reduce
the visual impact of building bulk (see
Figure 14-23);
f) using mounding and screen planting to
conceal service and loading areas;
g) making provision for outdoor dining areas
where appropriate, that integrate well
within the streetscape (see Figure 14-24);
h) providing adequate screening along the
perimeters of the development;
i) avoiding the use of formal planting design
for frontage works; and
j) providing planting design and species
selection that can endure an intensively
used environment.
14.139 Carparking areas
Off street carparks S28.1 One advanced canopy tree28 (a minimum S28.1-28.3 Not Applicable
O28 Landscaping of carparking areas is of
The development is in a rural location and does not
designed to— 100 litres pot size) is provided—
incorporate large carparking areas that require
a) reduced the visual impact of the a) in towns and villages, shopping centres or
vegetated shading.
development; commercial areas— for every 4 carparking
b) provide for advanced canopy trees to spaces; or
shade vehicles and to reduce reflected b) otherwise—for every 6 carparking spaces;
radiation; AND
c) ensure canopy trees are protected from S28.2 A minimum area of 5m2 is provided
vehicle damage by providing adequate around
sized garden beds; each canopy tree, which is mulched and
d) maximise opportunities for infiltration of treated;
rainwater on-site; and AND
e) minimise contaminated runoff entering S28.3 Plants are grouped in mulched beds
the stormwater system and watercourse rather
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Landscaping Code
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than using individual, evenly spaced trees and
scrubs;
AND
S28.4 Semi-pervious pavement surfaces are S28.4 Not Applicable
used, such as grass cell paving, to increase The proposed development will not incorporate any
infiltration of rainwater and minimise large impervious carparking areas.
contaminated
runoff, including hydrocarbons, entering the
stormwater system and watercourses;
AND
S28.5 Runoff from carparking areas is directed S28.5 Complies
to landscaped areas to minimise contaminate The proposal does not incorporate additional
runoff, including hydrocarbons, entering the hardstand areas.
stormwater system and watercourses;
AND
S28.6 Garden mounding is incorporated into S28.6 Not Applicable
carparking areas adjacent to frontages; There will be no carparking areas adjacent to the
AND frontages
S28.7 Surface and subsurface drainage swales S28.7 Not Applicable
are used to maximise stormwater infiltration;
AND The proposal does not incorporate additional
hardstand areas.
S28.8 A planting bed of at least 1m width with S28.8 Complies
screen fencing and dense planting is provided All boundaries have vegetated buffers that are greater
to any property boundary with an adjacent than 1m.
residential development.
On-street car parks S29.1 Where vehicles are parked parallel to the S29.1 Not Applicable
O29 Edges to parking and turning spaces for kerb, landscaping is setback a minimum of
on street parking are landscaped to provide 500mm from the back of the kerb to allow
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shade and screening, while ensuring adequate adequate access (see Figure 14-27);
access to vehicles. AND S29.2 Not Applicable
S29.2 Street trees are planted a minimum of 1m
from the back of the kerb in the road reserve
verge.
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Natural Resources Overlay Code
Table 13.15– Water supply catchment areas
Specific Outcomes Acceptable Solutions Assessment
13.46 Effects of use & subdivision
Water quality and quantity No solution provided. S1.1-2.1 Not Applicable
O11 Development does not have adverse effects The proposed development will not increase
on the quality or quantity of water entering Lake nutrient runoff or sediment-laden water into Lake
Macdonald, Cedar Pocket dam or their tributaries,
Macdonald or its tributaries.
including effects on—
a) nutrient or other chemical levels; and
b) sediment loads; and
c) turbidity.
Buffering to Lake Macdonald and its tributaries S12.1 For land used for Animal husbandry and O3 Not Applicable
O12 The buffering and filtering function of riparian adjoining Lake Macdonald and its tributaries— The proposal is not for animal husbandry activities.
zones adjacent to Lake Macdonald and its
tributaries is maintained or improved. a) properties are fenced to prevent stock
accessing the riparian zone, Lake Macdonald or its
tributaries; and
b) stock watering points are not located on
watercourses;
AND
S12.2 Riparian vegetation is retained.
Visual amenity of Lake Macdonald No solution provided. S4.1 Complies
O13 The visual amenity of Lake Macdonald, its The site is not in not located near Lake Macdonald
foreshores and immediate surrounds are
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Natural Resources Overlay Code
maintained or improved including views—
a) from the lake; and
b) to the lake and beyond when viewed from
private lands and from public areas, including the
Botanic Gardens.
Table 13.16– Areas in proximity to gas pipeline
Specific Outcomes Acceptable Solutions Assessment
13.47 Effects of uses and works
General S14.1 The use does not result in an increase in S14.1 Complies
O14 Adequate separation is provided between the the number of people living or congregating within The proposed use will not increase the number of
use or works and the gas pipeline. 200m of the gas pipeline shown on Overlay Maps employees attending the site.
OM3.5 or OM5.5; AND
O15 Uses and works are constructed and
operated to avoid damaging or adversely affecting
the operation of the pipeline and the supply of gas. S14.2 The use does not involve the storage of
flammable, explosive or other hazardous materials S14.2 Complies
within 200m of the gas pipeline shown on Overlay
No flammable materials will be stored in the
Maps OM3.5 or OM5.5.
proposed shed.
S15.1 No solution provided
O15 Complies
The proposed use will not impact on the operation
of the pipeline.