town planning report cooroy - caratown planning report the following statement in support of the...

Town Planning Report Mixed use development

myall street , cooroy

Creekgold Pty Ltd

6520

15 July 2014

saunders havill group page 1 Job 6520

town planning

report

Document Control

Title Myall Street Mixed Use Development

Address Corner Myall Street and Ferrells Road , Cooroy

Job Number 6520

Client Creekgold Pty Ltd

Document Issue

Issue Date Prepared By Checked By

DA Lodgement 10 July, 2014 AP EV

Contact

For any queries about this report, Eddie Venturini on 07 3251 9421 or email

[email protected].

Disclaimer

This report has been prepared for Creekgold Pty Ltd. Saunders Havill Group cannot accept responsibility

for any use of or reliance upon the contents of this report by any third party.

Reports and/or Plans by Others

Reports and/or plans by others may be included within this Town Planning Report to support the

document.


town planning

report

Project Details

Applicant Details

Applicant Creekgold Pty Ltd C/- Saunders Havill Group

Contact Eddie Venturini

Saunders Havill Group

9 Thompson Street

BOWEN HILLS Q 4006

Telephone: (07) 3251 9421

Facsimile: (07) 3251 9455

Email: [email protected]

Project Team

Town Planner Saunders Havill Group

Architect Verve Building Design and Concepts

Surveyor Saunders Havill Group

Environmental Consultant Saunders Havill Group

Landscape Architect Saunders Havill Group

Civil Engineer vT Consulting Engineers

Acoustic MRG Environmental

Traffic Engineer Pekol Traffic and Transport

Economic Analyst Foresight Partners Pty Ltd


town planning

report

Table of Contents

1. Executive Summary 5

2. Site Details 7

2.1. Key Site Details 7

2.2. Nature of Development Application 7

3. Site Analysis 8

3.1. Context 8

4. Development Proposal 12

4.1. Proposal 12

4.2. Details of Development 12

4.3. Other Supporting Documents/Reports 14

5. Opportunities and Constraints 15

6. Application Details 16

6.1. Type of Application 16

6.2. Level of Assessment 16

6.3. Referral Agencies 16

6.4. Public Notification 16

6.5. Prelodgement 16

7. Town Planning Framework 17

7.1. Sustainable Planning Act 2009 17

7.2. State Planning Regulatory Provisions 17

7.3. State Planning Policy 12/13 18

7.4. State Development Assessment Provisions 18

7.5. SEQ Regional Plan 2009-2031 / Other Regional Plan / Regional Planning Frameworks 19

7.6. Declared Masterplan Area 20

7.7. Priority Development Area 20

7.8. Other State Planning Considerations 20


town planning

report

7.9. Planning Scheme Considerations 20

7.9.1 Definition 20

7.9.2 Zone 21

7.9.3 Strategic Intent 21

7.9.4 Desired Environmental Outcomes 23

7.9.5 Locality Plan 25

7.9.6 Overlays 27

7.9.7 Codes 28

8. Draft / New Planning Scheme 30

9. Assessment 31

10. Conclusion 33

11. Planning Scheme Compliance Tables 34

12. SDAP Code Compliance Tables 87

13. Attachments 91


town planning

report

1. Executive Summary

This report is written on behalf of Creekgold Pty Ltd who proposes to develop land at the corner of Myall

Street and Ferrells Road Cooroy for a mixed use development comprising of tourist accommodation

(including site manager, amenities building, 10 cabins and 27 van parks), combined service station and

fast food including drive through, retail food store, self - storage units, four bay manual carwash and a

balance part of the site intended for future development (use yet to be determined). Development of the

balance will be subject to a separate development application.

The site is located approximately 1km south of the Cooroy town centre and at the fringe of the current

developed urban area. It is included within the Rural zone and covered by the Urban, Rural and Areas of

Ecological Significance designations within the Planning Scheme Strategy Map under the Noosa Plan.

The site is also within the Cooroy and Lake Macdonald Locality Plan. At state level, the site is within the

Urban Footprint under the SEQ Regional Plan.

The site is not used for rural purposes and is currently vacant. The northern part of the site is cleared with

remaining vegetation situated adjacent to the creek line at the southern end of the site.

The proposed development area is defined by Myall Street to the east, the Cooroy off- ramp from the

Bruce Hwy to the south-west and Ferrells Road to the north.

Residential development contained within the Detached Housing and Semi-attached Housing zones

occurs opposite the site in Ferrells Road. Land opposite the site in Myall Street is partly occupied by

fairways of the Cooroy Golf Club and partly vacant. As such, the site is located within an expanding town

setting.

The proposed development includes: caravan park; shop; service station and carwash; refreshment

services (takeaway food shops); and self-storage facility. The proposed development is located to the

north and western parts of the site, retaining the existing vegetation located at the southern part of the

site. It is proposed that the development will be staged in accordance with the attached staging plan.

Stage 1 will consist of the Tourist Visitor Accommodation, Service Station, Food and Shop components.

The proposal necessitates a development application for a Material Change of Use (Development Permit)

for the various uses.

The proposal requires referral to SARA (Department of Transport and Main Roads for state-controlled

roads.


town planning

report

The proposal has been designed such that any impacts are contained within the site and existing nearby

uses are not compromised. The proposal is supported by a number of specialist consultant reports

including an Economic Impact Assessment, prepared by Foresight Partners.

Whilst there is a level of conflict with the planning scheme, it is considered that grounds exist to support

approval despite the conflict.


town planning

report

2. Site Details

2.1. Key Site Details

Address Myall Street and Ferrells Road, Cooroy

RPD Lot 4 SP248479

Registered Easements Nil

Owner Creekgold Pty Ltd

Site Area 6.77ha

Road Frontage Approx. 360m to Myall Street

276m to Ferrells Road and

approximately 315m to Bruce Hwy off ramp

SEQ Regional Plan Urban Footprint

Area Classification/Zone Rural

Local Plan Cooroy and Lake Macdonald Locality Plan

Overlays/Constraints Biodiversity

Natural Resources

2.2. Nature of Development Application

Description Material Change of Use for –

o Tourist Park (Caravan Park)

o Fast Food (Food and Beverages)

o Supermarket (Shop)

o Vehicle Uses (Service Station)

o Car Wash

o Warehouse-self storage facility

Type of Approval Sought Material Change of Use (Development Permit)

Level of Assessment Impact

Referral Agencies SARA-Department of Transport and Main Roads for state-controlled roads


town planning

report

3. Site Analysis

3.1. Context

The site is located at Myall Street and Ferrells Road, Cooroy and is described as Lot 4 on SP248479,

County March, Parish Tewantin. The site has an area of 6.77ha, with a frontage of 360m to Myall Street;

276m to Ferrells Road; and approximately 315m to Bruce Hwy off ramp. There are no existing easements

encumbering the site.

The site is located approximately 1km to the south of Cooroy town centre on the western side of Myall

Street, the main entrance road into Cooroy from the Bruce Highway. The site is well situated to access

the Cooroy train station (approximately 1km to the north of the site) and the Bruce Highway (adjacent to

the site). A local bus service operates in the area with an existing bus stop on Ferrells Road.

The following locality plan shows the location of the site –

Figure 1 – Locality Plan showing location of subject site (QLD Government Smart Map)


town planning

report

The site is not used for rural purposes and is currently vacant. The northern part of the site is extensively

cleared with remaining vegetation situated along the site boundaries and adjacent to the creek line at

the southern end of the site. The site falls from Ferrells Road towards the south.

Residential development contained within the Detached Housing and Semi-attached Housing zones

occurs opposite the site in Ferrells Road. Land opposite the site in Myall Street is partly occupied by

fairways of the Cooroy Golf Club and partly vacant. As such, the site is located within an expanding town

setting.

Following is an aerial photo extract of the area –

Figure 2 - Aerial photo extract of site (Source: Google Earth QLD Globe)

Council’s overlay mapping indicates the site contains biodiversity and natural values principally to the

south of the site adjacent to the creek line. The site drains towards the southern boundary and this creek.

All essential services, typically expected to be supplied to urban development within this locality, are

available or could be cost effectively made available to the site.

The following photos are of the subject and surrounding sites –


town planning

report

Figure 3 - Subject site with frontage to Myall Street

Figure 4 - Subject site at the corner of Myall Street and Ferrells Road (Google Street View)


town planning

report

Figure 5 – Ferrells Road frontage of site on right and single residential dwellings on left

Figure 6 - Existing bus stop on Ferrells Road

A locality plan is included at Attachment A; Registered Plan and Titles are included at Attachment B;

and a detail survey is included at Attachment C.


town planning

report

4. Development Proposal

4.1. Proposal

The proposal involves the construction of a mixed use development.

• Business Use Entertainment and Dining – Type 1 (Fast food and Drive through) (292m2)

• Business Use Industrial – Self Storage Units (1,110m2)

• Business Use Retail – Type 2 (IGA Food store) (900m2)

• Business Use Retail – Type5 (Service Station) (244m2)

• Business Use Retail – Type5 Car wash (177m2)

• Residential Use Visitor Accommodation – Caravan/Tourist Park (including 10 cabins and 27 Van

parks, with onsite management) (820m2)

4.2. Details of Development

The following table provides a brief synopsis of the development.

Site Cover 5%

GFA 3,563m2

Building Height 6.5m max

Building Setbacks Min setback to Myall St- 20m,min setback to

Ferrells Rd- 10m

Open Space 33% landscape area including 13,250m2 at the

southern end of site to be retained as natural

vegetation.

Car Parking 224 spaces provided

Servicing HRV

Proposed Operating Hours:

� Service Station - 24 hours a day, 7 days a week

� Retail Food store – 7:00 am to 6:00 pm, 7 days a week (Deliveries 7:00am to 10:00pm)

� Fast food – 24 hours a day, 7 days a week (Deliveries 7:00am to 10:00pm)

� Self - Storage units – 7:00 am to 10:00 pm, 7 days a week

� Carwash – 7:00 am to 10:00 pm, 7 days a week

� Caravan/Cabin Park- 24/7

The proposal plans, prepared by Verve Building Design and Concepts are included at Attachment D.


town planning

report

The following statement in support of the design outcome has been provided by Verve Building Design

and Concepts:

“This statement has been prepared to provide additional support to the Planning Report, prepared by

Saunders Havill Group Town Planners, as well as offering further explanation of how the design of the

proposed Myall Street development, integrates with its surroundings and the Cooroy region.

The Cooroy locality portrays a relaxed country type quality, with traditional built form referencing

typical “Queenslander” style architecture. Commercial buildings offer wide awnings addressing their

respective frontage. The rural surroundings of the Cooroy town itself, portrays a sense of rustic farming

operations, reflecting Cooroy’s dairy and timber yielding history.

Thedesignphilosophybehindthedevelopment’sdesignistocreateanattractive,easily

accessible,andinvitingdestinationpoint,forlongdistancetravellers,shortdistance“day

trippers”,(whomayotherwisebypassCooroy,travellingtothecoastthroughothertownships),as

wellasprovidingfacilitiestothesurroundingcommunities.

Theproposalincorporatesbothshorttermandextendedstay,restspaceswhicharebyfarin

shortsupplyalongthisstretchofBruceHighwayroute.

Thefocuspointofthedevelopmentisthemainservicecentrebuilding.

Theservicecentrebuildingcomprisessinglestorey,contemporarydesign,takingonamodern

approachtothetraditionalawninglinedshopfront,typicaltotheCooroyprecinct.Staggeredor

“stepped”roofdesigns,consistingofparapetsatdifferingheightshavebeenintroducedtoallow

thebuildingtositconfidently,whilstmaintaininganunobtrusivepresenceintheexisting

landscape.

Tofurtherenhancethebuildingaesthetics,theexternalfaçadetreatmentcombinesvarying

buildingelements,purposelyselectedtoportrayafeelofarecycled,naturalcharacter.These

materialscompriseofamixtureofnaturalfinish,roughsawntimbercladding,complimented

withsteelpanelling,ina‘un-processed’,rust-lookfinish.Furthermore,thesehavebecombined

withrandom,stackedstoneveneersinearthy,neutraltones,throughoutthebuildingfacade.

Auniquefeaturefaçadetreatmenthasalsobeenemployedtoworkinunisonwiththeprevious

mentionedelements.Thefeaturepanellingchangescolour,asthepersonsviewinganglechanges,

varyingincolourfromgreen,tocopper/brown,toimitatethechangingofleafcolourduring

autumn.Thisisquiteaspectaculareffectespeciallywhenusedinconjunctionwiththerust

colouredsteelpanelsandsawntimbercladding.

Rough-sawntimbersupportcolumns,atrandomheights,arealsoutilisedthroughoutdesignto

furtherenhancethefeelofnatural,recycledconstruction.Thesecolumnssupportthemainfuel

forecourtcanopyanddrive-thruawnings.Theserandomsizedtimbercolumnsarealsoutilisedin

thesitepylonsigndesign,andthroughoutthesitelandscapedareas,providingvisualconnection


town planning

report

totheneighbouringenvironment.

Boththefuelforecourtcanopy,andthedrive-thruawningstructureshave‘turned-down’fascia

panellingtogivetheimpressionofthetraditionalshopfrontawning.Turningdownthefasciain

thismanner,andincorporatingtexturedtimbercolumns,createsavisualfocus,typicallyunseen

insimilardevelopments.

Generousboundarysetbacks,withadditionalplantingtothelandscapedbuffers,ensureexisting

amenityismaintainedtotheadjacentresidentialzone.

Insummary,theproposeddevelopmentdeliversamodern,contemporarydesign,whilst

successfullyinteractingwiththecountrystylevistathattheCooroyenvironsrepresents.

Interactionisattainedbyemployingnatural,environmentmimickingmaterials,mergedwitha

neutralcolourpaletteofnaturallyoccurringtones.

Thedevelopmentwilldeliveranunobtrusivepresencewithinthecurrentlandscapewithasense

ofcomfortandopportunitytoitspatrons,withtheaddedprospectofgeneratingincreased

patronagetoCooroytownship”.

4.3. Other Supporting Documents/Reports

The proposal is also supported by the following technical reports/documents:

� Noise Report prepared by MRG Environmental (Attachment F)

� Engineering Report and Stormwater Management Plan prepared by vT Consulting Engineers

(Attachment G)

� Economic Needs Assessment prepared by Foresight Partners Pty Ltd (Attachment H)

� Ecological Assessment prepared by Saunders Havill Group (Attachment I)

� Landscape Plan prepared by Saunders Havill Group (Attachment J)

� Traffic Impact Assessment prepared by Pekol Traffic and Transport [PTT] (Attachment K)


town planning

report

5. Opportunities and Constraints

Opportunities

� Located within Urban Footprint under the SEQ Regional Plan

� Delivery of supportive and complementary uses to Cooroy township

� Development fills gap in the current delivery of services

� Well located to capture Bruce Highway trade and at the entrance to Cooroy

� Generation of job opportunities

� Frontage to major road

Constraints

� Biodiversity mapping

� Current Rural land zoning


town planning

report

6. Application Details

6.1. Type of Application

In respect to the nature of the development proposed on the subject site, the proposal necessitates an

application for a Material Change of Use (Development Permit).

6.2. Level of Assessment

This application is subject to impact assessment.

6.3. Referral Agencies

The following referral agencies have been identified for this application –

Agency Trigger Type

SARA Within 25m State Controlled Road Concurrence

6.4. Public Notification

The proposed development is Impact Assessable and therefore Public Notification will be carried out in

accordance with Chapter 6, Part 4, Division 2 of the Sustainable Planning Act 2009.

6.5. Prelodgement

Preliminary discussions were held with Council officers at a meeting on 12 December, 2012.


town planning

report

7. Town Planning Framework

7.1. Sustainable Planning Act 2009

Section 314(1)–(3) of the Sustainable Planning Act 2009 applies to any part of the application requiring

impact assessment –

(2) The assessment manager must assess the part of the application against each of the following matters or things to

the extent the matter or thing is relevant to the development—

(a) the State planning regulatory provisions;

(b) the regional plan for a designated region, to the extent it is not identified in the planning scheme as being

appropriately reflected in the planning scheme;

(c) if the assessment manager is not a local government—the laws that are administered by, and the policies that

are reasonably identifiable as policies applied by, the assessment manager and that are relevant to the

application;

(d) State planning policies, to the extent the policies are not identified in—

(i) any relevant regional plan as being appropriately reflected in the regional plan; or

(ii) the planning scheme as being appropriately reflected in the planning scheme;

(e) a structure plan;

(f) for development in a declared master planned area—all master plans for the area;

(g) a temporary local planning instrument;

(h) a preliminary approval to which section 242 applies;

(i) a planning scheme;

(j) for development not in a planning scheme area—any planning scheme or temporary local planning

instrument for a planning scheme area that may be materially affected by the development;

(k) if the assessment manager is an infrastructure provider—the priority infrastructure plan.

(3) In addition to the matters or things against which the assessment manager must assess the application under

subsection (2), the assessment manager must assess the part of the application having regard to the following—

(a) the common material;

(b) any development approval for, and any lawful use of, premises the subject of the application or adjacent

premises;

(c) any referral agency’s response for the application

These matters have been given consideration and are addressed in this report as relevant to the

circumstances of the application.

7.2. State Planning Regulatory Provisions

Below are the current state planning regulatory provisions (SPRP). State planning regulatory provisions

developed under the Integrated Planning Act 1997 remain current under the Sustainable Planning Act

2009.


town planning

report

� Draft amendment to the South East Queensland Regional Plan 2009-2031 SPRP;

� Guragunbah SPRP;

� SPRP (Adopted Charges);

� Yeerongpilly Transit Orientated Development SPRP;

� Off-road Motorcycling Facility on State-Owned Land at Wyaralong SPRP;

� SPRP (Adult Stores); and

� SEQ Koala Conservation SPRP.

There are no SPRP relevant to the site.

7.3. State Planning Policy 12/13

Interim development assessment requirements have been prepared for the following state interests in

the State Planning Policy (SPP) 12/13:

� mining and extractive resources;

� biodiversity;

� coastal environment;

� water quality;

� natural hazards;

� emissions and hazardous activities;

� state transport infrastructure; and

� strategic airports and aviation facilities.

The State Planning Policy Mapping has been completed and is included at Attachment L.

The Biodiversity and Water Quality State Interests apply to the site. These have been addressed in the

Ecological Assessment Report (Attachment I) and SMP (Attachment G ) of this report.

7.4. State Development Assessment Provisions

Below are the current state development assessment provisions (SDAP) prescribed under the Sustainable

Planning Regulation 2009:

� community amenity;

� regional plans;

� aquaculture;

� environmentally relevant activities;

� fisheries resources;


town planning

report

� strategic cropping land;

� water resources;

� native vegetation clearing;

� Queensland heritage;

� coastal protection;

� wetland protection and wild river areas;

� contaminated land;

� major hazard facilities;

� maritime safety;

� airports;

� particular dams;

� public and active transport;

� state transport infrastructure protection; and

� state transport network functionality.

The State Assessment and Referral Agency (SARA) mapping has been completed and is included at

Attachment L.

SARA has been identified as a referral agency with the site within 25m of a State Controlled Road. The

following SDAP codes are relevant to the proposed development and the subject site:

� Transport Roads and Drainage Code – addressed in by vTE and PTT – Attachments G and K

� Earthworks Code – addressed by vTE – Attachment G

� Driveways and Carparking Code –addressed in part by vTE and PTT – Attachments G and K

� Building Works Code – addressed in Section 13 of this report

� Managing Noise and Vibrations Code – addressed by MRG – Attachment F

� Managing Air and Lighting Impacts Code – addressed in Section 13 of this report

Compliance Tables have been prepared for these Codes within Section 13 of this report and within the

Engineering Report (Attachment G), Traffic Report (Attachment K). Matters relating to the noise and

vibrations code are addressed within the MRG report at Attachment F.

7.5. SEQ Regional Plan 2009-2031 / Other Regional Plan /

Regional Planning Frameworks

The site is contained within the Urban Footprint designation of the SEQ Regional Plan. The SEQ Regional

Plan 2009-2031 provides the following references with regards to land contained within the Urban

Footprint-

� Land that can meet the region’s urban development needs to 2031 in a compact form;

� Includes established urban areas, broadhectare and remnant broadhectare areas that could be

suitable for urban development;


town planning

report

� Does not imply that all included land can be developed for urban purposes;

� Land in the Urban Footprint may be unsuitable for urban development for other reasons,

including constraints such as flooding, land slope, scenic amenity and the need to protect

significant biodiversity values;

� Local government planning schemes are the main instrument that will establish and refine

desired use of land and preferred timing of development;

� Focuses urban growth in locations that provide reliable and effective transportation choices,

physically connect to existing communities wherever possible, promote cohesive communities

that support a wide range of services and facilities and include or have access to existing or

planned employment centres.

7.6. Declared Masterplan Area

The site is not within a Declared Masterplan Area.

7.7. Priority Development Area

The site is not within a Priority Development Area

7.8. Other State Planning Considerations

There are no other state planning considerations relevant to the site and/or proposed development that

need to be considered separately.

7.9. Planning Scheme Considerations

7.9.1 Definition

The proposal is for a mixed use development comprising uses consistent with the definitions as follows:

Business Uses – Entertainment and Dining

Type1- Food and Beverages

The use of premises involving the sale of food and beverages for consumption on the premises. The use class includes a

function room or restaurant or café with dining facilities for 10 or more people.

Industrial Business Use

Type 1-Warehouse

The use of premises for the storage of goods, merchandise or materials in large stocks (whether or not such storage is

required for an adjoining shop or other commercial premises), pending their distribution or wholesale. The use includes a

warehouse or self-storage facility.

Retail Business Use

Type 2- Shop & Salon

The use of premises for an activity that is generally found in a shopping complex, strip or centre. The use includes a shop,


town planning

report

hairdressing salon, appliance repairs, alterations, dry cleaning and a café with dining facilities for up to 10 people.

Type 5- Vehicle Uses

The use of premises for the retail sale of petrol, diesel or any derivatives products or the use of premises for the hiring of

motor cars, trucks, motorcycles, mopeds, boats or other registered vehicles. The term includes a service station and a vehicle

hire premises.

Residential Uses – Visitor Accommodation

TYPE 2 Caravan Park- The use of premises for the parking of caravans for the purpose of providing accommodation. The use

includes communal facilities for the exclusive use of occupants of the caravan park. The use includes the use of camping areas

and cabins for short-term accommodation where they are ancillary to the provision of caravan sites. The use also includes a

caretaker’s residence and office, any amenity buildings and any recreation and entertainment facilities that cater exclusively

for the occupants of the caravan park.

7.9.2 Zone

The subject site is included with the Rural Zone. These areas are intended to be protected and

appropriately managed such that scenic and environmental values, the distinct rural amenity of the

locality and agricultural productivity of the locality are preserved and are not adversely impacted upon as

a consequence of development on or adjacent to that land.

The intended development may be considered to be in part conflict with the intent of the Rural Zone

given the range of uses proposed, however it is noted the site-

� is not considered to hold significant scenic value due in part to the significant clearing previously

undertaken on the site, its location adjacent to the major road network, its location adjacent to

the existing urban development and its inclusion within the Urban Footprint;

� the predominant environmental values lie within the waterway corridor at the southern end of

the site. The development seeks to preserve and enhance these values through rehabilitation

and maintenance of this natural corridor;

� distinct rural amenity of the locality and agricultural productivity are not evident on this site

partly due to its location between the single main road into Cooroy and the Bruce Highway and

relationship to the existing urban area of Cooroy. The use of this site for agricultural purposes

would be unlikely. Furthermore, the site is included wholly within the Urban Footprint of the SEQ

Regional Plan and is in part contained within the Urban designation under the Noosa Plan

Strategic Map.

7.9.3 Strategic Intent

The Noosa Plan Strategy Map (refer Figure 7 below) includes the land within the Urban, Rural and Areas

of Ecological significance designations.


town planning

report

Figure 7 – Noosa Plan Strategy Map

Consideration of relevant Strategy elements follow-

1.7.12- Natural Environment Protection

The Ecological Assessment report submitted with the application ground truths areas of the site

containing ecological and biodiversity values and includes that land within the maintained open space

corridor adjacent to the creek. It is considered the strategic intent of the Areas of Ecological Significance,

1.7.12- Natural Environment Protection is not compromised by the development.

1.7.8 - Visitor Facilities

Division 2, 1.7.8 - Visitor Facilities of the Noosa Plan provides for rural visitor accommodation in areas close

to the shire’s “heritage rich rural towns and villages”. The proposed caravan/ cabin park meets this

objective and also achieves the stated outcome of providing overnight camping facilities for the

travelling public.

1.7.7- “Commercial and Retail Development

Within Section 1.7.7- “Commercial and Retail Development”, the plan outlines measures to achieve the

stated Vision 1.4.2 (a) (ii) being “a strong sustainable economy”.


town planning

report

The proposed development does not sit comfortably with the Noosa Centre Hierarchy, being a mix of

tourist accommodation, retail, service station and self – storage units with a strong highway orientated

focus. The Needs Assessment Report (Attachment H) provides an analysis of the potential impacts of the

development and findings in relation to community need and demand assessment. The conclusion

reached in the report is that there is a demonstrated need for the proposed mixed use development and

it is well located to serve residents, visitors and highway traffic in the region. The development is not

anticipated to affect the function and viability of the Cooroy Town Centre or existing service stations and

the benefits to the community are expected to outweigh any negative impacts. It is noted that provision

1.7.7 d) refers to “Cooroy particularly has scope for expansion to cater for rural hinterland and passing

motorists”. Whilst there is reference to expansion being infill within the existing Business zone, the site is

unique in terms of its proximity and access to the Bruce Highway and the “passing visitors” referred to. It

is considered no sites within the existing Cooroy business zoned land could provide the strong highway

orientated focus afforded by the subject site. It is noted the land is included within the Urban Footprint

classification under the SEQ Regional Plan. Grounds exist to support approval despite any perceived

conflicts that may exist.

1.7.11 Rural Uses

The site is included within the Urban Footprint under the SEQ Regional Plan. Having regard to the site’s

location and partial Urban designation on the Noosa Plan Strategy Map, it is considered the proposed

development does not compromise the achievement of this strategy.

7.9.4 Desired Environmental Outcomes

Consideration of DEO’S relevant to the application follow-

3.1.3 b) Commercial and Retail Uses

(v) business centres at Cooroy, Noosa Junction, Noosaville and Tewantin

The proposed development does not sit comfortably with the Noosa Centre Hierarchy, being a mix of

tourist accommodation, retail, service station and self – storage units with a strong highway orientated

focus. The Needs Assessment Report (Attachment H) provides an analysis of the potential impacts of the

development and findings in relation to community need and demand assessment. The conclusion

reached in the report is that there is a demonstrated need for the proposed mixed use development and

it is well located to serve residents, visitors and highway traffic in the region.

“(iv) Recognising that it may be necessary to increase floor space in existing centres to meet changing needs,

provided any increased floor space does not impact on the successful operation and development of the Shire

Business Centre;”


town planning

report

As referenced within the submitted Needs Assessment Report, the development is expected to attract a

majority of its patronage from regional traffic from the Bruce Highway and is not anticipated to affect the

function and viability of the Cooroy Town Centre. Indeed the development is likely to bring broader

benefits to Cooroy Township including increasing visitation to the town from passing motorists on the

Bruce Highway. The subject site is unique in that it is the only site with such locational characteristics

contained within the Urban Footprint that is able to provide for this identified changing need.

The following table tests the community implications of Commercial and Retail Uses taken from Part 3 of

the Noosa Plan:

Community Implications Proposal

Residents and visitors use commercial & retail facilities on a day-

to-day basis. The character and design of the establishments in

which such business facilities are conducted are therefore a

significant influence on resident and visitor perception of Noosa.

The development maintains vegetation at the

southern portion of the site as well as along

the Ferrels Road frontage and at the

intersection with Myall Street. The retention of

this vegetation as well as the proposed internal

landscape concepts and building form

(including village design treatments) provides

for development that is of sympathetic

character to that of the Cooroy township.

Sitting at the entrance to Cooroy from the

Bruce Highway, the form and appearance of

the development is important in promoting

the desired township character and visitor

perception.

Features such as human scale, development integrated with

surrounding built form and landscape fabric, visual relationships

between indoor spaces and outdoor spaces, low key informal

atmospheres and low stress traffic environments play a key role

in characterising commercial and retail facilities in Noosa. These

features are recognised and sought by the Noosa community

and distinguish facilities in Noosa from those in other Sunshine

Coast and south-east Queensland areas.

The proposal is developed at a human scale,

being single story. There is a good relationship

between indoor and outdoor spaces with the

provision of outdoor dining opportunity

adjacent to the food and fuel retail building.

The placement of buildings well back from the

street frontage minimises built form impact to

both Myall Street and Ferrells Rd. Landscape

treatment along these frontages will further

contribute to a “low key” development

outcome.

Commercial and retail facilities that recognise and reflect the

natural character and environment values of Noosa will assist in

achieving sustainable economic and employment growth across

a range of industry sectors.

Preservation and rehabilitation of the existing

waterway at the southern end of the site forms

a key component of the site development.

Additionally, the use of landscape species

endemic to the local area will re-enforce local

natural character values.

Home-based businesses reduce demands on transport

infrastructure and for land resources for business purposes. They

involve minimal capital outlays and allow for child supervision in

the home. Such businesses will often be small scale knowledge

economy businesses which are sophisticated businesses

involving a high turnover and profit and may equally have

insignificant impacts on neighbouring properties.

N/A

Businesses use energy efficiency principles in design and Incorporated into the design as relevant for


town planning

report

minimise the reliance on fossil fuels for thermal comfort and

water heating.

this stage of the development process. Notably

large openings on the western facades of

buildings have been minimised, pockets of

open space are provided throughout the

developable area and shade trees provided

within carpark areas.

Protecting the long term viability of the Shire Business Centre

may mean setting aside short term needs to ensure the medium-

long term implementation of the centre. No other centres or

major retail and commercial development are intended within

the coastal urban settlements, with the exception of those

servicing predominantly neighbourhoods and local

communities.

N/A

Existing centres in Noosa serve different roles and will strive to

find a market edge, strengthen their market position and

reinforce their individual identities as a means of retaining their

competitiveness within the established retail hierarchy.

The proposed development will aid to

strengthen the market position of the existing

Cooroy centre by filling a current gap in the

provision of services to the passing traffic on

the Bruce Highway as well as to the local

community. Only this site is positioned to fill

that gap givens its locational characteristics.

3.1.3 g) Open Space, Environment and Conservation Functions

The proposed development has been designed with having regard to the Ecological Significance

designation on the Strategy Map and the Biodiversity and Natural Resources Overlays. In this regard, the

attached Ecological Assessment Report and SMP identify the biodiversity and ecological values of the

site, addresses the potential impact of the development and measures incorporated within the design to

ameliorate impacts.

3.1.3 L) Infrastructure and services

The site is readily able to be connected to the Council’s reticulated water supply and sewerage networks.

It is noted that part of the site is designated Urban on the Noosa Strategy Map indicating that urban

services are intended be provided to the site.

It is considered the proposal does not compromise the Desired Environmental Outcomes of the Noosa

Plan.

7.9.5 Locality Plan

The subject site is within the Cooroy and Lake Macdonald Locality. This Locality is situated in the

southern part of the shire, with Lake Macdonald being the primary source of water supply and as such

development within the catchment is restricted to protect water quality and its associated environmental

values.


town planning

report

The Locality Plan recognises Cooroy as a well-established business centre which provides lower to

medium order goods. This proposal is not anticipated to affect the function and viability of the Cooroy

Town Centre or any existing service stations and the benefits to the community are expected to

outweigh any negative impacts (refer Needs Assessment Report). The locational characteristics of the site

with regards to intended market is unique and cannot be provided for within the existing business centre

of Cooroy.

The proposal will be of a form and scale which maintains that maintains the country town character of

Cooroy.

6.8 Overall Outcomes for Cooroy & Lake Macdonald

The proposed development does not compromise the Overall outcomes stated in the plan. In particular,

the proposal is consistent and supports stated outcomes 6.8.2 b), c), g), i), j), k), p), r) and s). With regards

to 6.8.2 w) Business Centre Zone, the attached Needs Assessment Report prepared by Foresight,

considers the economic impact of the proposal, community need for the development and expected

benefits to residents, visitors and highway traffic and concludes that –

“The proposal expects to benefit the residents of the local area by providing complementary facilities

such as the fuel retailing, the convenience retail and the fast food retailing. There is a clear gap in the

distribution of fast food/takeaway outlets in the area, with the Cooroy community having to travel to one of

the higher order centres such as Tewantin or Noosaville for greater choice of such facilities.

The proposed development would provide a service station and drive-thru fast food option about half way

between the Matilda Fuels service station at Kybong (to the north) and the BP at Forest Glen (to the south).

The introduction of the second, smaller supermarket will provide the opportunity for a greater variety and

choice of product ranges with little adverse impact on any existing individual business or centres.

It is concluded that there is a demonstrated need for the proposed mixed use development and it is well

located to serve the residents, visitors and highway traffic in the region. As the proposed uses are expected to

attract a majority of its patronage from regional traffic, it is not anticipated to affect the function and viability

of the Cooroy Town Centre or any existing service stations, and the benefits to the community are expected to

outweigh any negative impacts”.

With regards to 6.8.2 a) a)- Rural zone, it is considered the proposed development of the land, having

regard to its location to nearby urban development, its part urban designation under the Noosa Plan

Strategy map, Urban Footprint classification in the SEQ Regional Plan and land attributes, will not impact

on rural amenity nor agricultural productivity ,nor scenic and environmental values to an extent to

warrant refusal of the application. Whilst the uses represent “inconsistent uses” within the zone there are

sufficient grounds to support approval despite any conflict.


town planning

report

An assessment of the proposal against Division 16 – Specific Outcomes for the Cooroy and Lake

Macdonald Locality is provided within Section 11 of this report. The proposal performs well against these

Specific Outcomes.

7.9.6 Overlays

The Noosa Plan includes 3 Overlays of relevance to the site

OM Map Relevant Constraints Relevant Code

OM3.1 Biodiversity Overlay Riparian Buffer

Watercourses and Drainage

EP Area

Yes

OM3.3 Landslide and Flooding Streams Rivers and Drainage Lines Yes

OM3.5 Natural Resources Overlay Water Supply Catchment Yes

OM3.1 Biodiversity Overlay and OM 3.5 Natural Resources Overlay have been considered within the

attached Ecological Assessment Report. The report concludes:

� One (1) critically endangered ecological community (Lowland Rainforest of Subtropical Australia)

is listed as potentially occurring within the local area. No evidence of this vegetation community

was observed on or immediately adjacent to the site.

� No fauna or flora listed under the EPBC Act (Table 1) or NC Act (Table 2) were recorded in, or are

expected to inhabit or utilise the study site

� The site has been periodically cleared due to historical land use practice. As a consequence the

site is mapped as Category X vegetation and does not contain regulated vegetation for

assessment against the VMA.

� The site is mapped as containing a Medium and Low value waterway. No works are anticipated to

occur within the waterways on-site.

� The subject site is mapped as containing MSES – Biodiversity (Wildlife), MSES – Biodiversity

(Regulated Vegetation intersecting a waterway), MSES - Water Quality (Water Supply Buffer Area),

MSES - Flood Hazard and Bushfire Hazard

� The site is heavily disturbed and fragmented due to historical clearing and surrounding major

arterial transport networks. Site surveys identified that the project area contains limited

ecological value, with potential features confined to the south-eastern portion of the site

associated with the waterway.


town planning

report

� The south-eastern extent of the site is mapped within the Environmental Protection Area and

Riparian Buffer under the Noosa Plan. The majority of the Environmental Protection Area is

proposed to be protected and with an additional 10 m buffer is proposed between the existing

tree drip line and the development footprint. Whilst a small portion of the development is

proposed to encroach the north-west corner of the mapped Environmental Protection Area, this

area is not identified to contain riparian vegetation and environmental values associated with the

site will be maintained.

� Mapping indicates that the Riparian Buffer Area overlays cleared vegetation on the site adjacent

to the waterway. Site surveys have identified that this area has been extensively cleared and

maintained and holds limited to no ecological value.

� A number of trees identified as native local species will be removed from the northern boundary

adjacent to Environmental Protection Area. These trees impede visual access when entering and

existing the site from Myall Street. Compensatory landscaping along Ferrell’s Road with native

trees will provide permanent habitat opportunities for terrestrial and avi-fauna species visiting

the site.

The report recommends that a Vegetation Clearing and Management Plan (VCMP) and Fauna

Management Plan (FMP) should form part of a broader management document submitted as part of the

Operational Works application.

Overlay OM 3.3 is addressed within the attached Engineering report. It concludes that based on flood

mapping provided by Noosa Council, there are no flooding impacts affecting the site.

7.9.7 Codes

The following Codes are relevant to the proposed development and the subject site:

State Codes

SARA has been identified as a referral agency for within 25m of a State Controlled Road and the following

SDAP codes are relevant to the proposed development and the subject site:

� Water Quality- addressed by vTE – Attachment G

� Building and Structures Code – addressed in Section 13 of this report

� Managing Noise and Vibrations Code – addressed by MRG – Attachment F

� Managing Air and Lighting Impacts Code – addressed in Section 13 of this report

� Storm water Drainage on State Controlled Roads - addressed by vTE – Attachment G

Council Codes

The following codes have been have been addressed in Section 13 of this report:

� Cooroy and Lake Macdonald Locality Code

� Business Uses Code

� Visitor Accommodation Code

� Landscaping Code


town planning

report

The following Council codes have been have been addressed in the attached consultant’s reports:

� Transport Roads and Drainage Code – addressed in by vTE and PTT – Attachments G and K

� Earthworks Code – addressed by vTE – Attachment G

� Driveways and Carparking Code –addressed in part by vTE and PTT – Attachments G and K

� Water Supply and Sewerage- addressed by vTE – Attachment G

� Biodiversity Overlay Code- addressed in Ecological Assessment report by Saunders Havill Group –

Attachment I

� Natural Resources Overlay Code- addressed in Ecological Assessment report by Saunders Havill

Group - Attachment I


town planning

report

8. Draft / New Planning Scheme A draft planning scheme was prepared by the Sunshine Coast Regional Council which incorporated all

land contained within the current Noosa Shire as well as those area of the previous Maroochy and

Caloundra local authority areas. Post- de-amalgamation, that part of the draft planning scheme applying

to the previous Maroochy and Caloundra local authority areas has been adopted.

The Noosa Council resolved not to proceed with the Noosa component of the draft Sunshine Coast

Planning Scheme that was under preparation prior to the de-amalgamation. Under that draft Plan (see

below) the site was included within the Community Facilities (Tourist Park) zone.

The Noosa Council resolved in April, 2014 to review the Noosa Plan to keep it up to date and responsive

to community needs and expectations. Accordingly 8 consultation papers were prepared and released

for feedback. Scheme drafting is currently underway.

The Noosa Plan 2006 therefore continues as the primary means of directing and regulating planning and

development in Noosa until a new scheme is prepared.


town planning

report

9. Assessment

The site is located approximately 1km south of the Cooroy town centre and at the fringe of the current

developed urban area. It is proximate to all urban services. It represents one of the last available land

holdings of its size that is proximate to the town centre and the only site that is able to readily cater for

the needs of passing motorists.

At state level, the site is within the Urban Footprint under the SEQ Regional Plan. The Urban footprint,

inter alia, includes established urban areas, broadhectare and remnant broadhectare areas that could be

suitable for urban development and focuses urban growth in locations that provide reliable and effective

transportation choices, physically connect to existing communities wherever possible, promote cohesive

communities that support a wide range of services and facilities and include or have access to existing or

planned employment centres. The site is not so otherwise constrained as to preclude its use for urban

purposes as envisaged by the SEQ Regional Plan.

The proposal responds well to the planning scheme as follows:

� Provides for urban development over land that is, in part, designated for urban development

under the current Noosa Strategy Plan;

� Provides for the protection and rehabilitation of the part of the site that has demonstrated

biodiversity values as referenced within the Ecological Assessment Report included with this

application and as sought within the Council’s planning scheme strategy map and biodiversity

overlay;

� The development responds to changing needs by recognising the opportunity to service passing

motorists whilst providing a service to residents. As referenced within the submitted Needs

Assessment Report, the development is expected to attract a majority of its patronage from

regional traffic from the Bruce Highway and is not anticipated to affect the function and viability

of the Cooroy Town Centre. Indeed the development is likely to bring broader benefits to Cooroy

Township including increasing visitation to the town from passing motorists on the Bruce

Highway. The subject site is unique in that it is the only site with such locational characteristics

contained within the Urban Footprint that is able to provide for this identified changing need.

The proposed development does not compromise the Overall outcomes stated in the Cooroy &

Lake Macdonald Locality Plan. In particular, the proposal is consistent and supports stated

outcomes 6.8.2 b), c), g), i), j), k), p), r) and s);

� Achieves compliance with relevant site based codes at state and local level;

� Delivers visitor accommodation at a convenient location for passing motorists yet with a strong

nexus with the Cooroy Township.


town planning

report

Where the proposal departs from the planning scheme there are considered to be sufficient grounds to

support a decision to approve despite any conflict arising as follows:

� There is a demonstrated need for the proposed mixed use development and it is well located to

serve residents, visitors and highway traffic in the region. The development is not anticipated to

affect the function and viability of the Cooroy Town Centre or existing service stations and the

benefits to the community are expected to outweigh any negative impacts.

� The proposal expects to benefit the residents of the local area by providing complementary

facilities such as the fuel retailing, the convenience retail and the fast food retailing. There is a

clear gap in the distribution of fast food/takeaway outlets in the area, with the Cooroy

community having to travel to one of the higher order centres such as Tewantin or Noosaville for

greater choice of such facilities.

� The proposed development would provide a service station and drive-thru fast food option

about half way between the Matilda Fuels service station at Kybong (to the north) and the BP at

Forest Glen (to the south)- approx. 60km.

� The introduction of the second, smaller supermarket will provide the opportunity for a greater

variety and choice of product ranges with little adverse impact on any existing individual

business or centres.

� Having regard to its location to nearby urban development, its part urban designation under the

Noosa Plan Strategy map, Urban Footprint classification in the SEQ Regional Plan and land

attributes, the development will not impact on rural amenity nor agricultural productivity ,nor

scenic and environmental values to an extent to warrant refusal of the application;

� The Noosa Planning Scheme 2006 with regards to the subject site and the intended form of

development is out of date and does not adequately provide for development of the nature

proposed.


town planning

report

10. Conclusion Having considered the history of the site; the current circumstances; and the State, regional and local

planning provisions applicable to the development, we are of the view that the proposed development

complies with the relevant provision of The Noosa Plan 2006 and, where there is conflict with the planning

scheme, sufficient grounds exist to approve the application despite the conflict.

It is concluded that there is a demonstrated need for the proposed mixed use development and it

is well located to serve the residents, visitors and highway traffic in the region. As the proposed uses are

expected to attract a majority of its patronage from regional traffic, it is not anticipated to affect the

function and viability of the Cooroy Town Centre or any existing service stations, and the benefits to the

community are expected to outweigh any negative impacts

It is therefore considered that the proposal should be approved, subject to relevant and reasonable

conditions.


town planning

report

11. Planning Scheme Compliance Tables

The following planning scheme compliance tables have been prepared by Saunders Havill Group in support of this application

Cooroy & Lake Macdonald Locality


Specific Outcomes Probable solutions Response

6.9 Effects of use

Amenity

O1 Uses are located, designed and operated to avoid

significant adverse changes to the light, air quality, noise,

accessibility or other conditions enjoyed by users of

associated, adjoining or nearby uses.

No solution provided The proposal is located adjacent to the Bruce

Highway and on the main road into Cooroy (Myall

Street). Acoustic and Traffic reports have been

prepared to assess the impact of the proposal on the

surrounding roads and nearby uses. Subject to

inclusion of road upgrades and acoustic measures

identified within those reports, the proposal will not

create adverse impact.

Scenic amenity

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.

No solution provided The proposal is single storey and will not impact on

views to Mt Cooroy. It retains significant existing

vegetation such that it does not compromise

important scenic vistas.

Major road network

O3 The function of, and visual amenity and character

surrounding the, major road network, including Diamond St,

Cooroy–Noosa Road, Belli Creek Road and Lake Macdonald

Drive is protected and enhanced.

No solution provided The site is removed from the listed road networks.

Laneways No solution provided The proposal does not use or diminish the use of


town planning

report



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

c) add to the heritage character of Cooroy; AND

laneways.

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.

No solution provided N/A – no use of laneway

6.10 Built form

Density

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; and

iii. For the Business Centre Zone– 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 characteristics such as native

vegetation and natural landforms.

Density proposed (37 caravans/ cabins) is

appropriate for the site and is compatible with

surrounding development.


town planning

report



Height

O7 Buildings and other structures—

a) are low rise and present a building height consistent with

structures on adjoining and surrounding premises;

b) have a maximum building height of 2 storeys;

c) do not visually dominate the street, surrounding spaces or

the existing skyline;

d) preserve the amenity of surrounding land uses;

e) respect the scale of existing vegetation; and

f) respond to the topography of the site by avoiding extensive

excavation and filling.

S7.1 Buildings and other structures have a maximum building height

of—

a) if in the Rural or Rural Settlement Zone—8m, or 9m where the

pitched roof but no other part of the building or structure exceeds

8m; or

b) if in the Open Space Recreation Zone and used for an indoor

sporting complex—11m

c) if in the Industry Zone—10m;

d) in all other zones—8m.

Building Heights do not exceed 8m. Signage is

proposed in excess of 8m, however the structures

(9m to Myall St and 13m to Bruce Highway) are

located and of intended design so as to not

dominate the surrounding area and preserve the

amenity of the surrounding area.

Setbacks

O8 Buildings and other structures are appropriately designed

and sited to—

a) provide amenity for users of the premises as well as

preserve the visual and acoustic privacy of adjoining and

nearby properties;

b) preserve any existing vegetation that will buffer the

proposed building from adjoining uses;

c) allow for landscaping to be provided between buildings;

and

d) maintain the visual continuity and pattern of buildings and

landscape elements within the street.

S8.1 Buildings and structures comply with the minimum setbacks

identified in Schedule 1 - Minimum Boundary Setbacks.

Complies- minimum setback of 10 m is achieved to

all boundaries.

Site cover, gross floor area and plot ratio

O9 The site cover, gross floor area and plot ratio of buildings and

other roofed structures—

a) results in a building scale that is compatible with

No solution provided The proposed building site cover is 5%. The

proposal maintains existing vegetation adjacent to

the creek corridor at the southern end of the site

maintains vegetation along Ferrells Rd and in part


town planning

report



surrounding development;

b) does not present an appearance of bulk to adjacent

properties, roads or other areas in the vicinity of the site;

c) maximises the retention of existing vegetation and allows

for soft landscaping between buildings;

d) allows for adequate area at ground level for outdoor

recreation, entertainment, clothes drying and other site

facilities; and

e) facilitates onsite stormwater management and vehicular

access.

along Myall St and provides supplementary

landscaping in the carpark and within the boundary

setbacks. It is considered that overall built form

does not dominate the site but rather the

development will blend well with the rural character

of the area through building, location form and

material and landscape treatment.

O10 Site cover does not exceed—

a) for a class 1 or class 10a structure within the Detached

Housing Zone, —

i for a single storey building - 50%; or

ii for a building of 2 or more storeys - 50% on the ground floor

and 30% for the upper storey(s), or 40% for all storeys for a

building of 2 or more storeys;

b) for other classes within the Detached Housing Zone - 40%;

c) for the Semi-Attached Housing Zone—40%; or

d) for the Attached Housing Zone—40%

e) for the Community Services Zone—50%

Building site cover of 5%

O11 For Multiple Housing Type 2 buildings have a maximum

plot ratio of 0.45:1.

N/A

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

N/A


town planning

report



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.

Plot ratio of .05:1, well below stated maximum.

Flooding and drainage

O14 Buildings and other works are designed and sited to—

a) provide flood free access to premises and flood free

habitable areas;

b) allow only minor, short term and infrequent flooding of

non-habitable areas;

c) ensure carparking areas can be adequately drained;

d) ensure drainage does not adversely impact upon other

premises; and

e) ensure filling or excavation does not adversely impact upon

other premises by—

i. causing ponding of water on the site or nearby land;

ii. increasing flooding, which adversely affects the safety or

use of any land upstream and downstream; and

iii. adversely affecting the flow of water in any overland flow

path.

S14.1 For new buildings or structures or additions of more than

50m2 gross floor area to an existing building or structure, floor levels

for habitable rooms are—

a) for areas where minimum floor levels are available—not less than

the specified level;

b) for areas where flood modelling is available—a minimum of

500mm above the modelled flood level; and

c) for areas where flood modelling is not available, a minimum of

500mm above the highest known flood level; AND

Refer to attached Engineering and SMP reports.

The development is not affected by flooding with

drainage quality and quantity addressed within the

SMP.

S14.2 Where Council infrastructure is available—

a) any drainage (including buildings and yards) flows to that

infrastructure; and

b) the infrastructure has the capacity to accept any additional

loading; AND

Refer to attached Engineering and SMP reports

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

Complies – car parking areas are constructed such

that the parking area can drain from the site by

gravity.

S14.4 Basements for residential uses have flood immunity above the N/A


town planning

report



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.

N/A

Sloping sites

O15 On sloping sites, buildings and structures are designed to

maximise the use of natural slope and minimise the need for

cut and fill.

S15.1 Buildings are of split level design that step down the slope or

have a suspended floor construction; (See Figure 6.1 below) AND

N/A no split level/suspended floor

S15.2 Cut or fill is less than 2m in depth; AND Complies

S15.3 The distance between the ground and the lowest part of the

floor of the building does not exceed 3m.

Figure 6.1—Design for sloping site (suspended floor)

Complies

Roof form

O16 Roof forms—

a) contribute positively to the local skyline;

b) complement the low rise character of the locality;

c) use simple traditional roof designs, such as hipped, gabled

S16.1 With the exception of industrial buildings the main roof of the

building has a roof pitch no less than 12 degrees and has minimum

600mm eaves to at least 75% of the perimeter of the building; AND

The design of the building, most specifically the

food/supermarket/service station building (as it is

the largest building and located closest to a street

frontage) is designed such that it contributes to and

emphasizes the low rise character of the area. (refer

to Architects statement within report)


town planning

report



or skillion; and

d) do not create opportunities for residents to overlook the

private open space areas of neighbouring properties.

S16.2 Building and structures do not include rooftop terraces.

Public transport node

O17 An accessible and safe public transport node is

established and operated within Cooroy that—

a) links public transport services to other centres and

destinations throughout the Sunshine Coast; and

b) forms part of an integrated transport network that is

accessible via pedestrian and bicycle pathways.

S17.1 A public transport node is located within Cooroy as identified

in Schedule 5 on Map 1.

Schedule 5 Map 1 identifies Myall St as a major road

network. A bus stop is located on Ferrells Road. The

site is accessible to existing public transport with

access to the bus stop available via the entrance

from Ferrells Road approximately 100m from the

bus stop.

6.11 Environment, conservation and recreation

Environment and cultural heritage values

O18 There are no significant adverse effects on biodiversity,

natural vegetation, native fauna habitat, landscape quality,

water quality or 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.

S18 No solution provided

Advisory note

PSP24 – Effluent Disposal details requirements for the design and

siting of effluent disposal systems where located outside a sewerage

service area. Compliance with PSP24 will be considered as part of

Council’s assessment of the plumbing and drainage application.

Impacts on biodiversity, natural vegetation, native

fauna habitat etc are addressed in SHG

Environmental Report – See Attachment I.

The site will be connected to Council’s reticulated

sewerage scheme.

Storm water drainage addressed within the

attached SMP report

Open space network S19.1 and S20.1 Open space corridors and existing native vegetation The proposal maintains a vegetation corridor along


town planning

report



O19 An integrated open space network is established,

enhanced and protected throughout the locality to—

a) provide for both passive and active recreational pursuits;

b) provide connectivity for pedestrians, cyclists, and horse

riders;

c) provide habitat connectivity for wildlife;

d) protect watercourses and drainage lines;

e) protect vegetation on steep slopes; and

f) form a scenic backdrop for residential development;

AND

O20 The open space network links—

a) forests including parts of Tewantin and Ringtail State

Forests;

b) the catchment of Lake Macdonald;

c) the vegetated ranges of the sub-coastal escarpment in the

north, south, and east of the locality; and

d) the riparian corridors of the Six-Mile and Ringtail Creeks and

their tributaries.

in areas indicated in Schedule 5 – Map 4 are protected from

fragmentation and encroachment by development.

the watercourse at the southern end of the site – see

SHG Report (Attachment I)

Noosa Trail Network

O21 A comprehensive network of bridle trails and pedestrian

and bicycle linkages is established, enhanced and protected

incorporating road reserves, State forests, Council owned land

and private lands consistent with the lifestyle and outdoor

recreation needs of Noosa’s residents and visitors;

S21.1 Development includes linkages to or between existing or

future components of the Noosa Trail Network, as indicated in

Schedule 5 – Map 3; AND

N/A – site is not identified on Schedule 5 Map 2

S21.2 Development does not have an adverse impact on the access

functions of the Noosa Trail Network, as indicated in Schedule 5 –

Map 3, including severing of existing or future linkages; OR

Complies – the subject site is well removed from the

Noosa Trail Network

S21.3 Alternative linkages to those indicated in Schedule 5 – Map 3

are provided; AND

N/A


town planning

report



S21.4 Linkages to the Noosa Trail Network

are designed and constructed in accordance with—

a) Australian Standard 2156.1 Walking Tracks Part 1: Classification

and Signage to a minimum of a Class 4 Standard; and

b) Australian Standard 2156.2 Walking Tracks Part 2: Infrastructure

Design;

N/A – no linkages are required or proposed

O22 The Noosa Trail Network in the locality is supported by

overnight camping facilities, home-hosted accommodation

and signage, allowing local residents and visitors to

experience the natural values of the area and to access key

destinations including—

a) the town of Cooroy;

b) Lake Macdonald;

c) the Botanic Gardens; and

d) State forests, conservation parks and other recreation

facilities in the locality.

S22.1 No solution provided N/A – site is well removed from Noosa Trail

Networks

Pedestrian and bicycle pathways

O23 Safe and convenient pedestrian and bicycle pathways are

provided and retained between and around key destinations,

including—

a) between Cooroy and Tewantin;

b) between Cooroy and the Noosa Botanical Gardens; and

c) within and around the town of Cooroy.

S23.1 Pedestrian and bicycle pathways are provided and retained

where indicated in the Priority Infrastructure Plan in Part 15; AND

N/A

S23.2 Contributions toward pedestrian and bicycle pathways are

provided in accordance with the Priority Infrastructure Plan in Part

15.

Contributions may be sought as reasonably

imposed as conditions of approval.

Protection of Lake Macdonald water supply

O24 Development does not adversely impact on the Lake

Macdonald water supply. AND

S24.1 Within the Lake Macdonald catchment area shown on Natural

Resources Overlay Map OM3.5, buildings and other structures are

not located below 98.5m AHD.

No buildings proposed below 98.5mAHD


town planning

report



O25 The number and location of access points to watercourses

is controlled and managed to prevent adverse impacts on

water quality in Lake Macdonald; AND

S25.1 No solution provided

Advisory note





No direct access to watercourse is proposed. Site is

proposed to be connected to Council’s reticulated

sewerage system.

O26 Key nodes are established and 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


N/A – site is not a key node

O27 Treatment and disposal of waste water does not have any

detrimental impact on Noosa’s major water storage and

supply - Lake Macdonald


Treatment of wastewater will be from the site to

Council’s reticulated system.

See attached SMP for proposed stormwater

treatment.

Division 24—Specific Outcomes and Probable Solutions for the Rural Zone

6.35 Consistent uses

O79 The following defined uses and use classes are consistent

uses and are located in the Rural Zone—

a) All Agricultural Uses;

b) Commercial business Type 1 located on Lot 1444 on

CG3956 and associated with Forestry uses;

No solution provided The proposal contains uses that are inconsistent in

the Rural Zone. See Sections 7 & 9 within this report

for discussion.


town planning

report



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

O80 The following defined uses and use classes are

inconsistent uses and are not located in the Rural Zone—

a) Commercial business Type 1 if not located on Lot 1444 on


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


f) Retail business Type 1 if not a roadside stall;

The proposal consists of uses considered as

inconsistent uses in the Rural Zone. Despite this

inconsistency grounds exist to support approval

despite the conflict (refer to Sections 7 & 9 of this

report)


town planning

report



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

O81 Development on sloping sites—

a) is responsive to the natural topography of the site and

minimises cut and fill;

b) does not visually dominate the hill slope or interrupt the

skyline; and

c) is integrated with the natural site characteristics including

vegetation; AND

S81.1 Buildings and associated accessways are not constructed on

land with a slope greater than 1 in 4 (25%); AND

S81.2 Buildings present no more than 2 storeys at any one point

when viewed from the road or other public space, by stepping the

buildings down the slope or using suspended floor construction;

AND

Complies – site slope is less than 25% and buildings

present as one storey.

O82 The landscape character and visual amenity quality of hill

slopes and ridgelines are retained.

S82.1 On properties with a slope exceeding 1 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.

On visually prominent hill slopes or ridgelines buildings should be

predominantly finished in colours and materials that blend well with

Buildings will be located below the existing tree line

as viewed from the Bruce Highway with

supplementary planting provided where no existing

trees. The finished treatment of the acoustic fence

and landscaping to the Bruce Highway frontage is


town planning

report



the colours and hues of the surrounding vegetation and landscape

without causing glare or reflection. Shades in the violet, blue, green

and yellow green side of the spectrum as well as greys or browns

should be appropriate with whites or bright colours restricted to

trimmings

important to ensure visual amenity is maintained.

Incompatible uses

O83 New dwelling units are to provide for sufficient buffer area

between the premises and existing Industrial business uses on

other premises to avoid any potential adverse amenity

impacts on residents

No solution provided

N/A

6.38 Open space, environment and conservation

Environmental values

O84 The environmental values of land are protected from

adverse impacts as a consequence of development in or

adjacent to that land.


See attached Ecological Assessment Report-

Environmental values are protected through

retention and rehabilitation of the valued

environmental area at the southern end of the site

and the inclusion of bio retention basins to manage

stormwater runoff.


town planning

report

Business Uses Code

Business Uses Code

Specific Outcomes Acceptable solutions (if self-assessable) Probable

solutions (if code assessable) Compliance

Table 14-5 New Business Uses Within Existing Buildings in Established Centres

14.13 Effects of use

Uses

O1 Uses are of a commercial or retail nature ordinarily

expected within a town or village centre.

S1.1 The new use is one of the following:

a) Bank, credit union, insurance agency, professional office, travel

agent or real estate office; or

b) Medical centre or health therapist; or

c) Café or restaurant; or

d) Shop or salon.

N/A

Site Locality

O2 The site is located within an existing business centre,

neighbourhood centre or village centre; AND

S2.1 The site is located within one of the following zones:

a) Business Centre Zone;

b) Neighbourhood Centre Zone;

c) Village Mix Zone.

The site is unique in that the proposed range of uses

has strong locational requirements, given the market of

the travelling public on the Bruce Highway. Refer to

attached Needs Assessment report which identifies that

there is an identified need for the mixed use

development to serve the needs of residents, visitors

and highway traffic. Further the report anticipates that

the proposed uses are expected to attract a majority of

its patronage from regional traffic and is not

anticipated to affect the function and viability of the

Cooroy Town Centre or any existing service stations.

O3 The new use occupies an existing building without

increasing the size of the building or the use area and

without increasing the number of tenancies.

S3.1 The new use does not rely on the addition of any new buildings

or the expansion of buildings or outdoor use area and no partition

walls are created to increase the number of businesses.

N/A

Amenity

O4 The new use is operated in a manner that avoids

noise emissions that unreasonably diminish the amenity

S4.1 Where the site adjoins land in a residential zone, the use does

not operate outside of the hours of 7:00am to 9:00pm.

Refer to attached Acoustic Report which addresses

potential noise impacts and provides measures to

ensure the operation of the uses do not unreasonable

diminish the amenity of the surrounding area.


town planning

report

Business Uses Code



of the area or surrounding uses. AND

O5 Advertising devices—

a) are compatible with the human-scale and character of

the centre in which they are situated;

b) are compatible with the scale, proportion, bulk and

other characteristics of buildings, structures and

landscaping; and

c) are designed, sited and integrated so as not to

contribute to the proliferation of visual clutter. AND

S5.1 New or additional signage does not include:

a) flagpoles attached to a building or structure, used for displaying a

commercial banner or flag;

b) a sign fitted or painted on a blind or sunhood;

c) a sign capable of displaying a number of messages by electronic or

mechanical means;

d) a sign displayed on a surface by the projection of light; AND

S5.2 The maximum sign face area of any single sign does not exceed

4m2 on any face; AND

S5.3 The maximum combined sign face area of all signs on the

premises is 10m2.

Signage will be provided onsite that is of a scale and

nature sympathetic to a rural town setting whilst

providing highway users indication of the range of uses

available. Pylon signage to Myall St is proposed at 9m

whilst pylon signage to the Bruce Highway frontage is

proposed at 13m (refer to signage detail contained

within the application). Approval is sought as part of

this application to the general location and form of

signage proposed. It is considered the signage achieves

the criteria contained within SO 5.

O6 Waste storage areas, external storage areas and

loading docks do not detract from the visual amenity of

the streetscape or cause nuisance to adjoining

properties.

e) a sign painted on a roof;

f) a sign affixed to or extending above a roof or parapet

of a building or other structure and which is wholly or

partially supported by the building or structure; or

g) a 3-dimensional device erected or installed for the

purpose of advertising

S6.1 Waste storage areas, external storage areas and loading docks

are visually screened by landscaping or fencing.

Landscape screening is provided to delivery and refuse

collection areas and is able to be conditioned as part of

any approval.


town planning

report

Business Uses Code



O7 Outdoor dining areas are designed and located so

that—

a) structures are aesthetically pleasing and in keeping

with the existing character of the area, including the

architecture of the associated building;

b) outdoor dining adds to the landscaped streetscape

without increasing perceived building bulk;

c) temporary walls or roofs are stored when not in use

and secured at all times;

d) adequate air movement is available; and

e) structures do not impede the movement of

pedestrians or vehicles; AND

S7.1 Walls to outdoor dining areas are—

a) if facing a roadway or other public area, transparent;

b) not made of flexible, roll-up or drop plastic sheeting;

c) separated from the floor and any roof by a minimum vertical gap

of 500mm; and

d) if detachable or collapsible, are only used during inclement

weather; AND

Outdoor dining associated with the food premises is

proposed. These areas will not be fully enclosed.

S7.2 Roof, walls or other structures do not extend beyond the

boundaries of the premises; AND

Complies – buildings will be wholly contained within

the boundaries of the site

S7.3 The outdoor dining area complies with Planning Scheme Policy

PSP14 Outdoor Dining.

Will comply

O8 Adequate clearways and head clearance are provided

to allow safe movement of users of the premises.

S8.1 Roof structures over outdoor dining areas have a minimum

clearance height of 2.1m.

Complies

Car Parking

O9 Sufficient carparking is available to accommodate the

number and type of vehicles likely to be generated by

the uses on the site

S9.1 Off street carparking is provided at a rate of 1 space per 20m2 of

gross floor area;

Refer to attached Traffic Report. Based on provisions

within the planning scheme 153 car spaces are

required. 224 car spaces are provided, well in excess of

the Council’s requirements.


Electricity infrastructure

O18 The development does not adversely impact on

existing or future electricity supply infrastructure; AND


Complies – the proposed development does not

adversely impact on existing or future electricity supply

infrastructure.

O19 All uses and works maintain an adequate safe

distance from electrical infrastructure including

S19.1 Development for uses adjacent to or within 50m of an existing

electricity substation incorporates noise attenuation measures to

Site is not within 50m of an existing electricity

substation.


town planning

report

Business Uses Code



substations, overhead powerlines, power poles and

transformers.

mitigate noise impacts; AND

S19.2 Buildings and structures (including swimming pools, sheds,

tennis courts and outbuildings) are not constructed under overhead

electricity transmission lines, or within electricity easements.

Complies

Noise

O20 Development is designed and sited to avoid noise

emissions that unreasonably diminish the amenity of the

area or surrounding uses.

No solution provided Refer to Acoustic report included in Attachment F

Mechanical plant and equipment and storage areas

O21 Mechanical plant and equipment (including air

conditioning equipment) and storage areas are designed

and located to—

a) avoid adverse visual impacts when viewed from the

street and adjoining properties; and

b) visually integrate with the building design.

S21.1 Mechanical plant and equipment are—

a) located more than 2m from any property boundary;

b) where located at ground level, screened by fencing 1.5m in height

or dense vegetation of at least 1.5m in width incorporating grouped

trees and shrubs with maximum separation distance of 1m

measured from the centre of the tree or scrub; and

c) are visually integrated into the line and plane of the building and

roof design and do not project beyond the height or width of the

building when viewed from the street and adjoining properties; AND

Mechanical plant and equipment will be located more

than 10m from any property boundary

S21.2 For Industrial business and Retail business Type 3, materials

stored outside of a building do not exceed 4m in height or half the

height of the on-site buildings whichever is the greater.

Able to comply

Safety and security

O22 All property boundaries are clearly identifiable with

public and private spaces clearly defined.

S22.1 Boundaries are identified by such means as -

a) fencing; or

b) changes in surface materials or levels; or

The boundaries of the site will be clearly identifiable.


town planning

report

Business Uses Code



c) landscape treatments; AND

S22.2 Loading and storage areas are well lit or can be locked after

hours.

Able to be conditioned

O23 All premises and access routes are clearly

identifiable to all persons, particularly emergency

services personnel.

S23.1 All premises are identified by the provision of the street

number in a prominent location, preferably near the site entry, (i.e.

on the kerb or letterbox or by signage on the building or site).


O24 All building entries are designed to be obvious and

easily identifiable

S24.1 The number of entrances and exits are limited and main

building entrances/exits are located at the front of the site, in view of

the street. Where this is not possible, due to site or existing building

constraints, a well defined path is provided to the entrance/exit; AND

Clear entry/exit paths will exist to each building.

S24.2 All entrances/exits to buildings, are well lit and signed, and

signage includes hours of operation; AND

Can be conditioned to comply

S24.3 Entrances/exits are located to provide a direct link to driveways

and carparking areas; AND

Complies.

S24.4 Recessed doorways are avoided where the recess is of

sufficient size to conceal a person. Where recessed doorways are

unavoidable, measures are used to enhance safety, as follows—

a) good lighting installed;

b) strategically placed mirrors installed;

c) angled approaches provided; or

d) gates which restrict access provided.

Recessed doorways will be avoided and the site will be

well lit.

O25 Uses are arranged within buildings and on sites to

enable external areas to be monitored.

S25.1 Windows and main entrances are positioned to allow for casual

surveillance.

Casual surveillance will be provided to open areas from

internal areas where possible.

O26 Communal open space, including congregation and S26.1 Communal open spaces, including congregation and seating Open space is located such that it can be monitored by


town planning

report

Business Uses Code



seating areas, is located where it can be monitored. areas are situated where they are in the line of sight of windows,

doors and/or balconies of buildings, or can be seen from a street or

other public space.

activity areas.

O27 Buildings and structures are designed to minimise

opportunities for vandalism.

S27.1 Buildings or structures that are visible from a public street or

laneway—

a) avoid the use of solid fences and blank walls which attract graffiti.

Where solid blank surfaces are unavoidable, measures in the form of

landscaping, creepers, murals, vandal resistant paint, etc are used;

b) use toughened glass, security screens and other measures (but

not including security shutters that obscure the view of shopfronts)

are used in windows which are provided at ground level, to deter

break and enters; and

c) use hardy vandal proof materials and anti-graffiti paint are used in

the construction of buildings

Acoustic fencing is provided within the landscape

setback with landscaping on either side. This will help

minimise the opportunity for vandalism.

O28 Lighting of appropriate intensities is provided to

maximise safety.

S28.1 Lighting of appropriate intensities is provided which satisfies

the requirements of Australian Standard AS1158: Public Lighting

Code, unless otherwise specified in this Code; AND


S28.2 External lighting of a graduated intensity is provided which

starts at a lower level of brightness at the perimeter of the site and

rises to a higher level at the entrance to buildings or at the centre of

the site; AND


S28.3 Lighting is directed onto the site and away from neighbouring

properties; AND


S28.4 Vandal-resistant lighting is used in public and publicly

accessible areas.


O29 Public toilets are designed and constructed to—

a) ensure the safety of all people using them; and

S29.1 Public toilets are located in high traffic areas; AND Public toilets are proposed within the proposed

buildings


town planning

report

Business Uses Code



b) take advantage of informal surveillance from

adjoining uses and activities, discouraging non-

legitimate uses.

S29.2 Features that may legitimise loitering, such as seating or public

telephones are not located within 20m of toilet entrances; AND


S29.3 Entrances to public toilets are visible from the street, footpath

and other activity areas on the site or adjoining sites.

Users of the site will be directed to public toilets by

appropriate signage. Toilet facilities are within the

service station and the fast food retailer.

O30 Premises have accessibility to public transport.

S30.1 Safe and convenient pathway access is provided from the site

to link to existing pathway networks that services public transport

facilities; OR

Pathway access to public transport in Ferrells Road is

able to be provided

S30.2 Direct pathway access is provided to the public transport

facility if the facility is contained on site or within 50m from the

property boundary.

Pathway access to public transport in Ferrells Road is

able to be provided.

O31 Business Uses are designed and constructed to

encourage users of the development to access the site

by means of foot or bicycle through provision of

appropriate end-of-trip facilities including bicycle

parking and shower/change rooms.

S31.1 Safe and convenient cycle access to and from the site from the

existing road and bicycle network, and safe pathway movement

within the site is provided; AND

No change is proposed to the existing bicycle

arrangement in this locality. No formalised bicycle

access exists.

S31.2 Secure and convenient parking space for bicycles is provided

on site in accordance with AS2890.3 Bicycle Parking Facilities and

Figure 14-1 Minimum Requirements for Bicycle Parking; AND


S31.3 Where at least 5 bicycle parking spaces are required in

accordance with Figure 14-1 Minimum Requirements for Bicycle

Parking, end-of-trip cycle facilities are provided at the following rate:

a) 1 locker per 2 bicycle parking spaces; and

b) 1 shower cubicle with ancillary change rooms per 10 bicycle

spaces or part thereof; AND


S31.4 Bicycle parking spaces and cyclist facilities are designed in

accordance with AUSTROADS Guide to Traffic Engineering Practice,

Part 14 – Bicycles, Section 10; AND



town planning

report

Business Uses Code



S31.5 On-site pedestrian facilities such as seating and shade

structures are provided in developments for the convenience of

persons walking to the site.

Outdoor recreation/rest areas are provided.

Figure 14-1 Minimum Requirements for Bicycle Parking Use

Minimum bicycle parking:

Commercial Business 1 bicycle parking space per 50m2 or part

thereof of gross floor area.

Entertainment & Dining

Business 1 bicycle parking space per 50m2 or part


Industrial Business Type 2 1 bicycle parking space per 100m2 or part


Retail Business Type 1 (if not

a roadside stall) 1 bicycle parking space per 50m2 or part


Retail Business Type 2 1 bicycle parking space per 100m2 or part









Site facilities

O32 Waste storage areas, external storage areas and

loading docks do not detract from the visual amenity of

the streetscape or cause nuisance to adjoining

properties.

32.1 Waste storage areas, external storage areas and loading docks

are situated to the rear of the building or under the ground; OR

Complies

S32.2 With the exception of the access way, waste storage areas,

external storage areas and loading docks are visually screened by

landscaping or fencing

Complies

Environment & heritage values No solution provided Complies- impacts have been addressed and


town planning

report

Business Uses Code



O33 There are no significant adverse effects on the

biodiversity, natural vegetation, native wildlife, habitats,

landscape quality, water quality or 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 disposal4;

g) changes to fauna habitat and behaviour; and

h) disturbance of buildings and features, including

natural features, of heritage significance.

Advisory note





ameliorative measures identified within the Acoustic,

SMP and Ecological Assessment reports.

Table 14-10– Entertainment & Dining Business or Retail Business Types 1 or 2


Noise and visual amenity

O35 Uses maintain a satisfactory level of acoustic and

visual amenity for surrounding uses.

S35.1 For uses involving outdoor courts including tennis courts, half

courts and netball courts—the use complies with the requirements

in Section 2 of PSP8 Tennis and other Courts.

Refer to attached Acoustic report.

Outdoor dining areas

O36 Outdoor dining areas are designed and located so

that—

a) structures are aesthetically pleasing and in keeping

with the existing character of the area, including the architecture of the associated building;

b) outdoor dining adds to the landscaped streetscape

without increasing perceived building bulk;

c) temporary walls or roofs are stored when not in use

and secured at all times;

d) adequate air movement is available; and

e) structures do not impede the movement of

S36.1 Walls to outdoor dining areas are—

a) if facing a roadway or other public area, transparent;

b) not made of flexible, roll-up or drop plastic sheeting;

c) separated from the floor and any roof by a minimum vertical gap

of 500mm; and

d) if detachable or collapsible, are only used during inclement

weather; AND

The proposed outdoor dining areas are transparent and

do not involve the use of roll up plastic sheeting. These

areas are enclosed by low height screening and

random timber column feature screening.

S36.2 Roof, walls or other structures do not extend beyond the

boundaries of the premises; AND

Complies

S36.3 The outdoor dining area complies with Planning Scheme Policy The proposed outdoor dining area is considerate of PSP


town planning

report

Business Uses Code



pedestrians or vehicles; AND PSP14 Outdoor Dining. 14 – Outdoor Dining. Surface treatments have not yet

been finalised.

O37 Adequate clearways and head clearance are

provided to allow safe movement of users of the

premises.

S37.1 Roof structures over outdoor dining areas have a minimum

clearance height of 2.1m.

Complies

Table 14-14–Industrial Business


O65 Industrial business is conducted in an ecologically

responsible manner, operating without deleterious

impacts on immediate, surrounding or downstream

environments and ecological processes, including

avoiding the release of pollutants that would adversely

affect the quality of the land, air or water.

No solution provided vTE report addresses stormwater quality management

and the use of bio retention to assist in the ecological

function of the site. The industrial use is limited to self-

storage warehouse and as such is not considered to

create byproducts detrimental to the environment.

O66 Where adjoining an existing residential use or a

community use or land included in a residential zone any

emissions of odour, dust, air pollutants, noise, light or

vibration does not spread beyond the site boundaries.

No solution provided The development will not generate unacceptable

impacts beyond the site boundaries.

Site suitability

O67 Industrial business uses are established on land that

has access to an appropriate range of infrastructure

services and utilities; AND

S67.1 The site is connected to reticulated water supply, sewerage,

stormwater and electricity.

The site will be connected to reticulated water; sewer

and electricity. Stormwater will be dealt with and

treated onsite.

O68 Industrial activity is established on sites having

sufficient area and dimensions to accommodate the

building or buildings, associated parking areas, service

vehicle provision, storage areas, landscaping, vehicle

access and on site movement.

S68.1 The site is a minimum of 1,000m2. Complies


town planning

report

Business Uses Code



Visual amenity

O69 The façades of industrial buildings do not present

unbroken and continuous blank walls; AND

S69.1 Where the length of any façade facing a street or residential

property exceeds 30m, the design presents a stepped building line

and uses varying colours and materials to break the building bulk.

Whilst the proposed self-storage does have a single

façade facing the street that exceeds 30m in length, the

single storey building is setback 12m from the

boundary with landscaping proposed within the

setback area such that building impacts are

ameliorated.

O70 The building design addresses the street; AND S70.1 The main entry to the building faces the street or customer

carparking area.

Building entries face parking areas.

O71 The minimum boundary setbacks are landscaped,

with no garbage bins, outdoor storage areas and the like

located within the boundary setback areas.

S71.1 No solution provided Complies – refuse areas are setback from the

boundaries and screened from view.

Site security

O72 Suitable day and night safety and security measures

are provided to Industrial businesses to protect people

and property; AND

S72.1 A security fence no less than 1.8m in height encloses the rear

and side boundaries of the site and prevents unauthorised access to

all outdoor parts of the site used for the Industrial business use; AND

The site is bounded in part by acoustic fencing of

varying heights. Fencing as required can be erected

around the self – storage component.

S72.2 Any proposed office or public space is sited and orientated

towards the principal frontage of the site;

N/A

O73 Security fencing does not have a significant adverse

impact upon the appearance of the local streetscape.

S73.1 Fencing on any frontage is setback an average of 2m provided

that no part of the fencing is within 1m of the property boundary;

AND

Where provided, fencing is setback behind landscape

buffers along street frontages.

S73.2 Landscaping is provided between the fence and the frontage

without inhibiting sight lines to the building entrance or carparking.

Landscaping able to be provided in accordance with

Council requirements

Storage

O74 The storage of materials on-site does not cause a

public health hazard or environmental nuisance.


Any storage of materials will be located such that there

will be no threat to public health or environmental

nuisance.

Retail components

O75 Retail sales are ancillary to the Industrial business

use.

S75.1 Only goods resulting from the Industrial business are sold on

site; AND

Not applicable

S75.2 The proportion of use area used for retail sales and display of Not applicable


town planning

report

Business Uses Code



goods for sale does not exceed 20%.

Table 14-15 Service Station


Siting

O76 Service stations are located only where they are

compatible with the existing and proposed amenity and

development of a neighbourhood and where they are

appropriate given the existing or likely future traffic

movements in the area.

S76.1 The service station is located in a Commercial zone, on a site

fronting part of the major road network; OR

Complies – Myall Street is a Major Road identified on

Schedule 5 Map 1. The proposed service station is

located well back from the boundaries of the site and

noise impacts are considered and mitigation measures

identified within the attached acoustic report.

S76.2 The service station is co-located with, or adjoining, shopping

facilities or established business development.

Complies – this proposal is a mixed use development

including complementary uses on a large lot. A traffic

assessment concludes that subject to road

improvements at the entrances to the site the proposal

will operate satisfactorily.

O77 Service stations are sited and designed for

maximum surveillance from adjacent streets and other

activities

S77.1 Publicly accessible parts of the service station including the

point of sale and the entrance to any external toilets are well lit and

clearly visible from areas of activity within the site (such as petrol

pumps) as well as from adjacent uses and the street.

Able to comply

O78 The site is large enough to accommodate the

service station and associated carparking, accessways

and landscaping.

S78.1 The site has—

a) an area of a least 1,500m2;

b) a frontage of at least 40m; and

c) where a corner site, a frontage of at least 30m to each road to

which the site has frontage.

Complies. The site is well in excess of the minimums

listed.

Neighbouring amenity

O79 Service stations ensure the amenity of neighbouring

residential areas is protected.

S79.1 Where located within 150m of a residential use or land

included in a residential zone—

a) buildings are constructed of non-reflective material, including

concrete, brick or timber; and

b) a landscaped area , a minimum of 2m, is provided along the

property boundary to any road; AND

Complies – A landscape buffer and a 4-5m high

acoustic barrier is provided to Ferrells Road in

accordance with this code to ensure the amenity of

neighbouring residential areas is protected. Building

materials able to comply.


town planning

report

Business Uses Code



S79.2 Where the site adjoins a Residential Use or land included in a

residential zone—

a) a 2m high solid screen fence is provided along the common

boundaries; and

b) hours of operation are limited to between 7.00 am and 10.00 pm.

N/A – the site does not immediately adjoin a residential

use or zoned land.

Site layout & design

O80 Buildings, structures, driveways, tanks and fuel

bowsers are sited to—

a) ensure the safe and efficient use of the site;

b) maintain visual amenity and streetscape character;

c) provide adequate separation to adjoining land uses;

and

d) not cause an environmental nuisance to neighbouring

properties.

S80.1 Fuel pumps are not less than 8m from any frontage; AND Complies – fuel pumps are greater than 8m from the

frontage.

S80.2 Inlets to bulk fuel storage tanks are located so tankers stand

wholly within the site and on level ground while discharging fuel

into tanks.

Complies

O81 Customer air and water facilities, and any automatic

mechanical car washing facilities are located such that—

a) vehicles using or waiting to use such facilities are

standing wholly within the site; and

b) an adequate buffer area can be provided to any

adjoining Residential Use.

S81.1 Customer air and water facilities, and any car washing facilities

are setback 5m from any residential property boundary.

Complies

O82 The layout and design of the service station ensures

that on site operations do not cause any environmental

nuisance or harm or result in the release of untreated

pollutants.

S82.1 Sealed impervious surfaces are provided where potential spills

of contaminants may occur; AND

The site and impervious surfaces are designed to

contain any potential spills.

S82.2 Grease and oil arrestors or other infrastructure is provided to

prevent the movement of contaminants from the site.

Able to comply.

Traffic & Access

O84 The layout of the site facilities and vehicular

accesses result in unrestricted vehicle access to and

egress from the site.

S84.1 Where the site is situated at the intersection of two roads,

separate entrances and exits are provided to one or more of the

adjoining roads.

Complies – the site is a corner site. Vehicle access is

provided to both street frontages. PTT Traffic Report

further addresses vehicle manoeuvring and access –

Attachment K.


town planning

report

Business Uses Code



O85 The use of land for a service station—

a) does not impair traffic flow or road safety;

b) facilitates safe and convenient movement to and from

the site through the design and arrangement of

vehicular crossovers; and

c) provides adequate, safe and functional on-site parking

and manoeuvring areas

S85.1 Any vehicular crossing over a footpath is—

a) not less than 8m in width;

b) located so the crossing is not less than 14m from any other

vehicular crossing on the same site; and

c) not less than 12m from any road intersection.

Complies- Refer to attached Traffic Report.


town planning

report

Visitor Accommodation Code


Specific Outcomes Probable solutions (if code assessable)


Electricity supply infrastructure

O1 The development does not adversely impact on existing or

future electricity supply infrastructure; AND

S1.1 No solution provided The development is not likely to adversely

impact on existing or future electricity

supply infrastructure

O2 All uses and works maintain an adequate safe distance from

electrical infrastructure including substations, overhead

powerlines, power poles and transformers.

S2.1 Development for uses adjacent to or within 50m of an

existing electricity substation incorporates noise attenuation

measures to mitigate noise impacts; AND

The site is not within 50m of an existing

electricity substation.

S2.2 Buildings and structures (including swimming pools,

sheds, tennis courts and outbuildings) are not constructed

under overhead electricity transmission lines, or within

electricity easements.

Buildings and structures are not constructed

under overhead electricity transmission

lines.

Siting

O3 Visitor Accommodation provides access to valued features,

facilities or attractions of the Shire including—

a) the beach;

b) other natural features;

c) visitor attractions and services;

d) town or village centres; or

e) the Noosa Trail Network.

No solution provided The site has good access to the Bruce

Highway within close proximity to Cooroy

Town Centre. The accommodation provides

visitor accommodation choice currently not

available at Cooroy.

Scale

O4 Visitor accommodation is at a scale and nature complementary

and respectful to its surroundings and does not unduly impact on

adjacent or surrounding land uses or the amenity of the

surrounding area.

No solution provided Complies – the scale and form of the

development is cognizant of the character

of the area and addresses amenity impacts.


town planning

report



Mitigation of noise impacts

O5 Development is designed and sited to avoid adverse noise

impacts associated with neighbouring noise sources by—

a) locating the use away from major noise sources such as busy

roads or rail corridors: or

b) applying appropriate noise attenuation measures into the

development.

S5.1 Visitor accommodation is not located along parts of the

major road network which have a legal speed limit of

80km/hr or above, and is setback 40m from the North Coast

railway line.

Complies- Myall Street and Ferrells Road are

60km /hour streets.

Ancillary recreation uses

O6 Ancillary recreation uses, such as outdoor tennis courts and half

netball courts, do not have an adverse effect on the amenity

enjoyed by users of adjacent or nearby premises nor do they cause

unreasonable disturbance to local fauna through light emissions,

by ensuring that lighting devices are limited to those designed

and installed to:

a) minimise light spillage on neighbouring premises;

b) preserve an acceptable degree of lighting amenity at the

neighbouring premises;

c) provide covers or shading around lights;

d) direct lights downwards;

e) position lights away from possibly affected areas; and

f) enable brightness of lights to be adjusted to low levels.

AND

O7 Noise originating from the use of the tennis court does not

have a detrimental effect on the amenity of the area or cause

nuisance to neighbouring residents.

S6.1 If the use involves ancillary use of outdoor courts

including tennis courts, half courts and netball courts—the

use complies with the requirements in Section 2 of PSP8

Tennis and Other Courts; AND

N/A

S6.2 A 3m wide landscaped buffer is provided between the

tennis court and any boundary of the site; AND

N/A

S6.3 Any lit tennis court or sports court is located at least

60m from the external wall of an existing or approved

residential dwelling on an adjacent or nearby lot (as

measured from the centre line of the court); AND

N/A

S6.4 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 1.5m outside the

boundary and at any level from ground level upward; AND

N/A

S6.5 Any flood lighting is restricted to the types that give no

upward component of light where mounted horizontally (i.e.

a full cut off luminare).

N/A

S7.1 The court is not used between the hours of 10:00pm N/A


town planning

report



and 6:30am the following day.

Traffic and access

O8 Safe vehicular access is provided to and from the site without

adversely impacting on the safety of the road network;

S8.1 Visitor Accommodation is directly accessible from a

sealed road or a good standard gravelled road; AND

The site has access to Myall St and Ferrells

Rd, both sealed roads.

S8.2 Driveways do not exceed a gradient of 1 in 4 (25%). AND Complies

S8.3 Where the site gains access from part of the Major Road

Network, vehicle manoeuvring areas are provided in

accordance with Section 3 of AS 2890.1 Parking Facilities

(Part 1: Off-street Carparking) so vehicles enter and leave the

site in a forward gear.

Complies- vehicle manoeuvring is provided

such that vehicles can enter and leave in a

forward gear.

Water supply and conservation

O9 An adequate, safe and reliable water supply is available to the

premises.

AND

O10 On-site water storage is designed and operated to support

the efficient use of water.

S9.1 & S10.1 Where outside a reticulated water service

area—

a) a rainwater tank of a minimum capacity of 4,000 litres is to

be provided for each accommodation unit; and

b) there is to be on the lot a dam, swimming pool or water

tank accessible for use by the fire brigade that contains at

least 5,000 litres of water.

Advisory note: The 5,000 litres required can be included

within the water required in S8.2 & S9.1 providing it is

accessible for the purpose of fire fighting at all times and not

used for other domestic purposes.

A new domestic water supply is proposed to

service the new proposed multi-use

development. A new property connection

will be provided to the site from Myall

Street. Associated water connections will be

installed on Myall Street. Proposed fire

hydrants are located along the central

internal road to service the new proposed

buildings and Tourist Park.

For more details refer to the engineering

plans in Appendix B of the vTE Report –

Attachment G.

Effluent disposal

O11 The provision of an effluent disposal system is provided to

maintain acceptable public health standards and avoid

environmental harm19.

Advisory note


The site is able to be connected to Council’s

reticulated sewerage system.


town planning

report




siting of effluent disposal systems where located outside a

sewerage service area. Compliance with PSP24 will be considered

as part of Council’s assessment of the plumbing and drainage

application.

14.64 Amenity

Safety and security

O12 For Visitor accommodation Type 4, buildings and outdoor

spaces are designed to protect the personal security and safety of

residents by allowing for natural surveillance

S12.1 The building entrance is clearly identifiable and visible

from the street, footpath and driveway; AND

N/A – The site is not Type 4 Visitor

Accommodation

S12.2 The internal path network has clear sightlines to the

dwelling entry and street access points; AND


Accommodation

S12.3 Visitors have direct access to the entrance without

passing through private open space areas.


Accommodation

Emergency access

O13 For Visitor accommodation Type 2 or 4, site design and layout

ensures efficient access and egress for emergency vehicles.


Complies – road width and internal layout

design are such that emergency vehicle

access is available.

Table 14-35 — Type 2 - Caravan parks


Siting

O17 Caravan parks are located on premises that are large enough

to accommodate the anticipated number of occupants,

administrative functions, amenities, recreational facilities

carparking and landscaped area.

S17.1 The minimum site area for a caravan park is 2ha.

Complies- the site is 6.7 hectares


town planning

report



Setbacks and density

O18 Caravan, tent and cabin sites are located to enable—

a) caravans to be easily manoeuvred onto or removed from sites

from internal roads; and

b) adequate separation between sites and property boundaries to

ensure visual and acoustic privacy for occupants.

Figure 14-8—Setbacks, site area and frontage

S18.1 Caravan, tent and cabin sites—

a) are not less than 130m2;

b) have a minimum frontage of 10m;

c) are setback 1.5m from the boundary of any adjoining

caravan, tent or cabin site;

d) are setback 3m from any adjoining building;

e) are setback 2m from an internal road;

f) are setback a distance of at least 12m from any frontage

and 5m from any other site boundary; and

g) provide for setbacks that are planted with native

vegetation that can grow in a range of heights to at least 5m

so as to act as a buffer area. (See Figure 14-8—Setbacks, site

area and frontage) AND

Complies with specific outcome .The

proposed caravan park sites are designed to

enable caravans to be easily manoeuvred.

Landscaping is provided between vans to

ensure privacy for occupants.

S18.2 The maximum caravan site density does not exceed 40

sites per hectare.

Complies

Site layout

O19 For caravan parks—

a) the entrance and exit is of sufficient width to allow for 2 vehicles

towing caravans to safely pass one another;

b) a short term parking area is provided near the office to allow for

check-in and check-out; and

S19.1 The entrance road width meets the following

minimum requirements—

a) for a two-way entrance/exit road– 7m; or

b) for a one-way entrance road– 7m if incorporating a

standing bay, or otherwise– 4m; or

c) for a one-way exit road– 4m; AND

The entrance road meets the requirements

contained within the Probable Solution.


town planning

report



c) the internal road layout and design caters for all anticipated

vehicle use enabling suitable manoeuvrability and safety and

avoiding congestion;

AND

S19.2 A short term standing area with minimum dimensions

of 4m x 20m is provided either as a separate bay or as part of

a one-way entrance road; AND

S19.3 For internal roads—

a) vehicular access is provided to each caravan, tent and

cabin site;

b) emergency vehicles can access all buildings and each

caravan, tent and cabin site;

c) roads have a drained all weather surface; and

d) roads have a minimum width of 4m if one-way or 6m if

two-way.

Complies – vehicle access is two directional

with access to all sites with a width in excess

of 6m. Runoff control measures included in

vTE report.

O20 The office is located near the entrance to the premises. S20.1 No solution provided Complies – the office is located at the

entrance to the tourist park

Parking and manoeuvring

O21 Sufficient carparking, wash-down and manoeuvring areas are

provided to meet the needs of residents, visitors and other users.


Wash down areas provided onsite at the car

wash.

Pedestrian access

O22 Safe and effective pedestrian access is provided to the office

and any associated shop, common toilets, ablutions, laundry

buildings and clothes drying areas.

S22.1 Pedestrian pathways are not less than 1m wide and

provide convenient linkages to park facilities; AND

Pedestrian links are provided around van

parking areas, rather than as separate

pathways. It is considered that the size and

nature of the internal layout is such that

pedestrian safety can be achieved around

the site and utilising zebra crossings

without separate delineated pathways

being provided.

S22.2 Speed control devices are provided along internal

access roads and comply with Section 2.13 of Queensland

Speed control devices will be provided

where required. The internal road is


town planning

report



Streets. approximately 100m long.

Lighting

O23 All internal caravan park roads and areas of pedestrian activity

have safe and practical lighting, which is designed to minimise

light nuisance to individual sites and to other areas within and

outside the park.

No solution provided Able to comply

Recreational areas and open space

O24 Adequate landscaped area is provided for the benefit of

occupants of the park, which—

a) provides opportunities for both passive and active recreational

pursuits;

b) is designed, located and maintained for maximum safety of park

occupants and visitors;

c) is dispersed throughout the park for increased amenity and

usability; and

d) includes planting of suitable tall standing trees.

S24.1 A minimum of 30% of the site, inclusive of any buffer

or setback areas, is developed and maintained as landscaped

area for the use of occupants, exclusive of clothes drying

areas.

This use is part of an overall mixed use site.

The entire site is well provided with open

space areas with an area of approximately

13,250m2 being retained as natural

vegetation.

Car washing spaces

O25 Car washing spaces are designed and managed so that grease

and other substances are prevented from entering the stormwater

system.

S25.1 Car washing spaces are to be paved and connected to

a drainage system fitted with a grease trap.

Carwashing services are provided on the

site, management of runoff is addressed in

engineering reports attached.

Storage and repair areas

O26 Areas for the storage and incidental repair of occupant’s

boats, trailers and vehicles do not detract from the visual amenity

of the area.

No solution provided.

Storage areas are concealed.

Toilet and ablution facilities

O27 All occupants have convenient access to toilet and ablution

S27.1 Toilet and ablution facilities are located within 80m of

every van and tent site but not closer than 15m to any van or

Each site is within 85m of amenities.


town planning

report



facilities. tent site.

Laundry and clothes drying facilities

O28 Laundry and clothes drying facilities are provided for guests.


Available within amenities building

Waste storage & disposal

O29 Waste storage bins are provided for the convenience of park

users, without causing nuisance to caravan park residents or the

occupants of adjoining properties.

S29.1 Waste storage is provided in accordance with PSP9

Waste Management.



town planning

report

Landscape Code

Landscaping Code

Specific Outcomes Acceptable Solutions/Probable Solutions Compliance

14.134 General requirements

Streetscape and amenity

O1 Sufficient landscaped areas are provided to—

a) enhance the visual amenity and natural landscape

character of the area, streetscape and local area;

b) retain natural landscape features, such as rock outcrops

and existing large trees;

c) retain existing native vegetation and 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.

S1.1 Landscaped areas, not less than the minimum areas and

dimensions specified in Tables 14-56 or 14-57, are provided and

maintained; AND

Complies with the Specific Outcome:

The proposal complies with the specific

outcomes because:

(a) landscaping has been designed to

coordinate with the natural

landscape character placing

emphasis on integrating the local

environmental character and visual

amenity into the streetscape and

open space areas;

(b) Protection of large trees has been

considered and integrated into the

Landscape Design;

(c) Significant vegetated buffers have

been integrated into the character

of the site, with empathises on

buffers between the different land

uses and the external environment;

(d) Layered use of endemic species

along major vehicle flow paths has

been used to ground treat the built

form of the site;

(e) Selective use of landscape

screening and feature plants has

been used to reduce the visual

impact of the built forms;


town planning

report

Landscaping Code


(f) As noted above in (e);

(g) As noted above in (e); and

(h) As noted above in (c).

S1.2 Landscaping is designed, planted and maintained in accordance

with PSP3 Landscaping Plants and Guidelines.

Plant species will be in accordance with PSP3

Landscape Plants and guidelines.

Building and landscape design

O2 Site layout and building and landscape design—

a) provides for soft landscaping to be established in and

around the development;

b) maximises the retention of large canopy trees;

c) within the Eastern Beaches Locality and Noosa Heads

Locality, avoids the removal of heath vegetation, except

where required for internal roads and service and

infrastructure construction;

d) minimises the extent of impervious paved areas;

e) provides for suitable plant layouts and densities;

f) facilitates the adoption of appropriate planting

techniques; and

g) considers on-going maintenance requirements to assure

the establishment and ongoing survival of plantings.

S2.1 Below ground components of buildings do not extend beyond the

above ground footprint to allow for landscaping particularly within

building setback areas; AND

Not applicable

S2.2 Basement carparks do not encroach into building setback areas;

AND

Not applicable

S2.3 Plants are grouped in mulched beds rather than planted

individually to provide for optimum growing conditions and less

maintenance; AND

Complies with the Acceptable Solutions

S2.3 Proposed planting areas which

encompass a variety of local species clumped

together to maximise diversity and support

each other

S2.4 These plants grouped in mulched beds are not subject to any

hedging maintenance regimes; AND Complies with the Acceptable Solutions

S2.4 Proposed planting areas will not require

high maintenance upkeep such as hedging

and constant fertilising.

S2.5 Landscaping is designed, planted and maintained in accordance

with PSP3 Landscaping Plants and Guidelines;

AND

Plant species will be maintained in

accordance with PSP3 Landscape Plants and

guidelines.

S2.6 Alternatives to impervious pavement are provided and are located

where landscaping and existing vegetation will benefit from increased

infiltration of rainwater.

No provision has been made to incorporate

impervious pavement types as they are high

maintenance. In place, a reduction in

hardscape area design has been explored and


town planning

report

Landscaping Code


used within the Landscape Design.

Species selection

O3 Landscaped areas include plant species that—

a) are appropriate to the biophysical conditions and

landscape character of the area;

b) are suitable for the space available, the level of visual and

climatic exposure, the functional requirements of the site

and the scale of the development;

c) provide for appropriate levels of shade and sunlight to

occupants of the development throughout the year;

d) minimise the demand for water use;

e) in road reserves, provide street trees with effective

canopy shading having regard to the size and scale of the

road reserve and the location of services and other

structures;

f) for street trees in towns are villages, are consistent with

the existing streetscape 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

S3.1 Plantings—

a) comprise plant species identified for the relevant landscape

character area in PSP3 Landscaping Plants and Guidelines; and

b) avoid undesirable plant species identified in PSP3 Landscaping

Plants and Guidelines;

OR


S3.1 Plant species will be in accordance with

PSP3 Landscape Plants and guidelines.

S3.2 For landscaping around pool areas—

a) no more than 30% of the landscaped area is a mixture of plants of

local origin and exotic plant species, provided none of the plant species

are undesirable plants identified in PSP3 Landscaping Plants and

Guidelines; and

b) palms are specifically located in group plantings in accordance with

PSP3 Landscaping Plants and Guidelines;

AND

Not applicable

S3.3 Root guards are utilised around species with potentially invasive

roots.

Tree species with invasive roots will not be

utilized within this development. If they are

used, Tree guards will be incorporated.

Safety and security

O4 Landscaping is designed and located to maximise the

safety and security of public and private areas by—

S4.1 No solution provided.

Figure 14-16 — Landscaping allows for adequate safe vision at

driveways and intersections


a)Delineation between private and public

space will be defined by either a vegetated


town planning

report

Landscaping Code


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 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.

fence line or timber bollards;

b) Causal surveillance will be facilitated

through the utilisation of low growing shrubs

and clear truck trees where applicable;

c) This proposal will encourage the use of low

growing plants along pathways, entry and

exits to allow for clear surveillance with

screening plants only used along boundary

lines and screening areas;

d) Tree and shrub setback from driveways will

comply with the Council standards to ensure

vehicle and pedestrian safety;

e) This proposal will maintain safe view lines

to the end of carparking areas through the

use of low ground shrubs that require

minimal upkeep and trimming;

f) Screening vegetation where possible will

be used to buffer graffiti prone fencing. Entry

walls and feature elements will be coated

with vandal resistant paint; and

g) Clear delineation between pedestrian and

vehicle access will be reinforced through the

use of vegetated low growing buffer planting

and signage.

O5 The provision of landscaping is to a satisfactory

standard ensuring that it does not lead to opportunities for

concealment and possible assault sites.

S5.1 Landscaping provided which allows adequate visibility for casual

surveillance of public 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;



outcomes because:

a) of the use of tree species with a


town planning

report

Landscaping Code


and

b) appropriately spacing shrubs at 1.2m horizontal centres, with a

maximum height of 0.75m, to avoid clumping and to retain sightlines.

minimum clear trunk of 1.2 – 1.8m

based on adequate supply and cost

of tree species; and

b) Proposed shrub species will be

selected to maintain a low informal

hedge of a maximum of 0.75m

when applicable.

O6 Street trees and plantings in towns and villages,

carparks and other areas where potential conflicts with

vehicles and pedestrians are evident, are planted so as to

maximise vehicle and pedestrian safety.

S6.1 Street trees and trees in carparking areas achieve a maximum of

900mm clear trunk height for a 2.0m high tree at planting and are able

to attain a clear trunk height of 1900mm on maturity;

AND


The proposal will comply with the acceptable

solution of S6.1 because the minimum clear

trunk height for all trees 45lt and above will

be 1.2m high based on adequate supply and

cost.

S6.2 All scrub planting to be a maximum height of 700mm from the

road pavement (not top of kerb).



solution of S6.2 because the maximum height

of shrubs selected to be planted along the

road pavement will be a maximum height of

700mm. It should be noted, that the use of

shrubs close to the road pavement will be

kept to a minimum to reduce the potential

for future maintenance if the plant grows

bigger then specified by the nursery.


town planning

report

Landscaping Code


Services and utilities

O7 All landscaping works maintain adequate safe distance

from services and utilities including substations, overhead

powerlines, power poles and transformers, street lamps,

stormwater catchment pits, and underground services and

utilities.

Figure 14-17

Figure 14-18

S7.1 Plant species used in landscaping adjacent to substations, or

adjacent to or on electricity transmission line easements, are less than

4m high at maturity and do not encroach within 3m of a substation

boundary; OR



solution of S7.1 because all trees and large

shrubs under power lines shall be selected

from the Energex safe trees guidelines.

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




shrubs will be located at the acceptable

design standard limits as noted in S7.4.

S7.5 Plants are located to enable tradespersons to access, view and

inspect service meters, such as water and electricity meters; AND Complies with the Acceptable Solutions


solution of S7.4 because all plants will be kept

at an acceptable distance away from the

services and their meters to maintain easy

access.


town planning

report

Landscaping Code


S7.6 Root barriers are installed around trees that are located within 3m

of any infrastructures or that have potentially invasive roots.

Tree species with invasive roots will not be

utilized within this development. If they are

used, Tree guards will be incorporated.

Entry statements

O8 Tree and plant massing are the dominant features of

entry statements to residential or 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).

S8.1 No solution provided.



outcomes because a balance will be achieved

between the hardscape and the softscape

allowing for the signage to communicate the

land use occurring on-site without it

dominating the landscape.

O9 Entry statements are low maintenance

Figure 14-19 Typical estate entrance

S9.1 Entry statements are low maintenance and located entirely within

privately owned land. Complies with the Specific Outcome:

The proposal complies with S9.1 as the entry

feature will be located within the private land

of the development and will not encroach in

to the public space.

14.135 Specific requirements for Multiple housing & Visitor Accommodation

Private open space

O10 Private open space is—

a) provided to all dwelling units and accommodation units;

b) of adequate size and dimensions to suits the needs of

occupants;

S10.1 For Multiple housing Types 2 and 4, each dwelling unit provides

for landscaped private open space comprising—

a) for units at ground level, a minimum area of 25m2

exclusive of the

clothes drying area, with minimum dimensions of 4m and maximum

gradient of 1 in 10 (10%); or

Not Applicable


town planning

report

Landscaping Code


c) clearly set apart for private use and separate from

communal areas;

d) directly accessible from a living area of the unit;

e) located away from noise generating uses;

f) capable of receiving adequate sunlight; and

g) designed to provide for the privacy of occupants of the

premises and adjoining premises.

b) for units above ground level, a minimum area of 12m2

, with

minimum dimensions of 2.5m; or

c) if small dwelling units within the Business Centre Zone, a balcony not

less than 1.5m depth and with a minimum area of 4m2

;

AND

S10.2 For Multiple housing Types 2 and 4, the private open space area at

ground level is enclosed by side and rear fencing, screening or dense

landscaping and the landscaping can attain the equivalent of 60% of

the height of the building on maturity to protect the privacy of

residents;

OR

Not Applicable

S10.3 For Visitor accommodation no solution provided

Not Applicable

Communal open space

O11 Communal open space within the development

provides adequate area for children to play and for

socialising, and preferably has a northern aspect.


Not Applicable

Screening & Mounding

O12 Planting is provided between units, adjacent to service

and car parking areas and around the boundary of the site

to provide for adequate screening. (see Figure 14-20).


Figure 14-20

Not Applicable

O13 Clothes drying areas and waste disposal areas are

screened from adjoining properties and road frontages.

Not Applicable

O14 Mounding adjacent to units do not extend into service

corridors, cover utility covers, obstruct overland stormwater

flow, or cause ponding on footpaths, verges or on adjoining

private property.

Not Applicable


town planning

report

Landscaping Code


O15 Mounding associated with noise barriers is designed to

avoid linear shapes and incorporates undulating shapes

and forms that vary in height and width.

Not Applicable

Streetscape character

O16 Landscaping complements and enhances the existing

streetscape character by providing plantings that match

the scale of buildings within the street. (see Figure 14-21

and Figure 14-22).


Figure 14.21 Lack of integration with street, unsuited to scale of

buildings

Figure 14.22 Continuation of streetscape scale of building and

landscape relate well

Not Applicable

O17 Where a podium is provided, planting is established on

the podium to soften the bulk and appearance of the

building, and species are used that can tolerate difficult

climatic conditions.

Not Applicable


town planning

report

Landscaping Code


Passive solar access and energy efficiency

O18 Plantings contribute to passive solar access, energy

efficiency and amenity by providing shade in summer,

particularly to western walls and open car parking areas,

and admitting winter sunlight to outdoor and indoor living

areas.


Not Applicable

14.136 Specific requirements for Business Uses

Design of commercial and retail spaces

O19 Landscaping softens building bulk and creates

pleasant settings for visitors and staff that function well in

an intensively used environment by—

a) providing canopy trees and ancillary shade structures;

b) using shrubs and garden beds to clearly define public

spaces and pedestrian walkways;

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 14-23 Landscaping solutions that appear to lessen the impact of

building bulk

Figure 14-24 Outdoor eating areas integrate well with the streetscape



outcomes because:

a) Tiered canopy trees with shade

structures to open space areas will

be provided;

b) Defined planted areas to the public

space areas will reinforce the local

environment and provide softening

to the built forms;

c) Landscape theming will be

achieved through the use of

different landscape forms such as


town planning

report

Landscaping Code


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.

totems and secondary landscape

signage will be utilised to define the

space in a well designed and artistic

manner;

d) Landscaped outdoor areas for local

employees and visitors with shade

elements will create a relaxing

environment;

e) Softening of built form will reduce

their presence and help to create a

more environmentally friendly

space for both people and flora and

fauna;

f) Landscape mounding with

additional screening will be utilised

to the perimeter of the site to buffer

the highway and filter out negative

visual and auditory elements;

g) Dining areas to the service station

as well as the truck stop are to be

provided with supplementary

planting areas;

h) Screening to be provided along the

boundary;

i) Informal planting that borrows from

the local environment shall be

incorporated into the frontage

design of development;


town planning

report

Landscaping Code


j) Water Sensitive and low

maintenance plant selection will be

provided.

Industrial Business

O20 Landscaping within industrial developments is

designed to—

a) maximise retention of existing vegetation;

b) provide planting in mulched areas at entrances, along

boundaries and around car parking and site facilities to

provide screening and shading;

c) lessen the impact of building bulk though the planting of

vegetation that is in scale with the building, and by using

mounding where appropriate (see Figure 14-25); and

d) provide outdoor areas for staff.


Figure 14-25 Appropriate species at correct density and height

effectively screen bulky industrial buildings



outcomes because:

a) Where possible, existing trees will

be retained in and around the

industrial area;

b) Tiered planting of local species will

be planted to provide low

maintenance and hardy

environments;

c) Building scale and dominance will

be reduced through the use of

tiered planting and establishment

informal planting areas that have a

diversity of plant sizes and forms;

d) Shade orientated open space areas

to be provided for the workers.

14.137 Open space areas and road reserves

Active parkland

O21 Landscaping in and around active parkland creates an

environment that provides functional recreation areas and

facilities in a landscaped setting that reflect the natural

landscape character of the locality.

S21.1 Landscape works for active parkland include—

a) formation of grassed and well-drained areas for recreation;

b) retention of existing vegetation surrounding recreation facilities;

c) the planting of shade trees around recreation facilities, including

playfields and playgrounds;

Not applicable


town planning

report

Landscaping Code


d) provision of landscaped buffer areas to adjacent residential

development; and

e) installation of recreational facilities that include the use of natural

materials and finishes, where appropriate, and colours that blend with

the natural environment.

Passive parkland and reserves

O22 Landscaping within passive parkland and adjacent to

national parks and conservation reserves, provides for—-

a) the protection and enhancement of native wildlife

habitat and corridors;

b) the replanting of disturbed areas;

c) the protection of riparian zones where the site adjoins or

includes a watercourse;

d) a relaxed and pleasant environment for visitors, with low

key, low impact recreation facilities; and

e) linkages to other open space areas, where appropriate.

S22.1 Landscape works within passive parkland and adjacent to national

parks and conservation reserves, include—

a) retention of existing vegetation of local origin, including understorey

plants and surface mulch;

b) revegetation of cleared and disturbed areas;

c) planting food/habitat trees in areas supporting important fauna

populations and including nest boxes where it has been necessary to

clear habitat trees for development;

d) removal of species identified as undesirable plant species in PSP3

Landscaping Plants and Guidelines;

e) enhancement of the area through the provision of walking trails,

picnic tables and bridges;

f) the provision of linkages to the Noosa Trial Network as identified in

Schedule 5 on Map 3, where appropriate;

g) retention of natural ground levels and hydrology within and around

these areas; and

h) minimal grassed areas.



solution of S22.1 because the open space will

incorporate local vegetation types (through

the use of the Regional Ecosystem mapping)

to the planting areas (where applicable)

supporting the local fauna and flora habitats.

Additionally, weed species will be controlled

through the appropriate means where

applicable.

Road reserves

O23 Landscaping within road reserves—

a) enhances the streetscape quality and natural landscape

character of the area;

b) provides buffering to adjoining uses;

c) maintains the functionality of the road reserve for

vehicles, pedestrian and bicycles, including providing

adequate allowance for pedestrians to use the verge;

d) provides for the retention of existing tall trees and

remnant native vegetation;

S23.1 A minimum of 1 street tree is provided per lot or every 8m of

frontage, whichever is the greater; AND

Not Applicable

S23.2 Where vehicles are parked parallel to the kerb, landscaping is

setback a minimum of 500mm from the back of the kerb to allow

adequate access (see Figure 14-26);

AND



solution of S23.2

S23.3 Street trees are planted a minimum of 1m from the back of the

kerb in the road reserve verge.

Figure 14-26 Allow 500mm for passenger Access




town planning

report

Landscaping Code


e) allows for the opening of car doors along urban streets;

f) allows for maintenance or emergency access to service

corridors and utilities;

g) maintains site distances to and from corners,

intersections, driveways and pedestrian crossing points;

and

h) maintains overland stormwater flow to avoid ponding on

footpaths, nature strips or adjoining premises.

solution of S23.3

14.138 Environment protection and conservation

Watercourses and drainage lines

O24 Landscaping works along watercourses and drainage

lines—

a) retains and enhances the existing riparian vegetation

including understorey; and

b) rehabilitates and revegetates degraded riparian zones to

filter stormwater run-off and provide for native wildlife

habitat; and

c) avoids slashing and turfing of watercourse edges and

drainage lines; and

d) avoids engineering design solutions, such as concrete

drains; and

e) use natural materials in the construction of boardwalks,

bridges and similar structures to blend with the natural

environment.




outcomes because:

a) Significant riparian vegetation will

be retained and enhanced;

b) To open infill area, the local

vegetation will be enhanced to

ensure that the stormwater runoff is

filtered and habitats maintained.

c) No slashing or turfing will be

conducted to waterway as it is

contained within the vegetated

area;

d) Environmentally sustainable

solutions will be utilised to ensure


town planning

report

Landscaping Code


engineered solutions such as

concrete drains will be avoided;

e) Where necessary, more timber

based solutions will be utilised.

Wildlife habitat protection

O25 Landscaping retains and enhances habitats and

corridors for native wildlife by—

a) replicating adjacent remnant vegetation, including

understorey vegetation;

b) siting landscaped areas to complement and enhance

existing vegetation;

c) retaining old trees (including dead trees) with hollows for

local native fauna habitat; and

d) creating or enhancing vegetation linkages between

existing habitats;

e) minimising adverse effects to koalas by planting and

retaining appropriate tree species and facilitating koala

movement in koala habitat areas27

S25.1 For Koala Habitat Areas shown in Schedule 7—

a) a minimum of 70% of tree species planted on the premises are koala

food trees listed in PSP3 Landscaping Plants and Guidelines; and

b) where koala access is impeded by a fence or retaining wall—

i climbing poles are erected at regular intervals along the structure at

an approximate 45 degree angle on either side of the structure;

ii plant vegetation within close proximity (branches touching) on either

side of the fence to provide a natural ladder; and

iii install panels or planks horizontally along the top of the fence to

provide a walkway, where appropriate; and

c) choose fence materials, such as a timber post-and-rail or chain wire,

that a koala can easily grip and climb or leave a minimum 300mm gap

between ground level and the first rail or strand of any fence; and

d) where there is a swimming pool in the landscape design likely to be

accessible to koalas, a rope is provided to enable koalas to climb out of

the pool;

Refer to the Biodiversity Overlay Code

assessment within Ecological

Assessment Report

S25.2 Vegetation of local origin is retained and replanted in areas

indicated in Schedule 5 on Map 4 - Open Space Networks.

The Regional Ecosystem mapping will be

utilised to ensure that the appropriate plants

will be used within this environment.

Water management

O26 Landscaping works promote the effective use of water

through appropriate plant selection and layout and by

maximising opportunities for water infiltration.

S26.1 The infiltration and conservation of water is optimised through—

a) selecting native plant species identified in PSP3 Landscaping Plants

and Guidelines;

b) grouping plants in mulched beds;

c) minimising impervious surfaces;

d) using semi-pervious pavement surfaces; such as grass cell paving, as

a alternative to pervious surfaces

e) draining hard surfaces areas to landscaped areas;



solution of S26.1


town planning

report

Landscaping Code


f) planting microphytes along driveways to absorb hydrocarbons; and

g) using surface and subsurface drainage swales.

Soil stability

O27 Landscaping works are design and sited to ensure the

stability of soils and minimise sediment and erosion

activity, particularly on steep slopes and in landslide hazard

areas, making use of soft landscaping rather than hard

landscaping solutions wherever possible.


Where applicable soil stabilisation through

the use of planting and Jute matting will be

used

14.139 Carparking areas

Off street carparks

O28 Landscaping of carparking areas is designed to—

a) reduced the visual impact of the development;

b) provide for advanced canopy trees to shade vehicles and

to reduce reflected radiation;

c) ensure canopy trees are protected from vehicle damage

by providing adequate sized garden beds;

d) maximise opportunities for infiltration of rainwater on-

site; and

e) minimise contaminated runoff entering the stormwater

system and watercourse.

S28.1 One advanced canopy tree28

(a minimum of 100 litres pot size) is

provided—

a) in towns and villages, shopping centres or commercial areas— for

every 4 carparking spaces; or

b) otherwise—for every 6 carparking spaces; AND



solution of S28.1

S28.5 Runoff from carparking areas is directed to landscaped areas to

minimise contaminate runoff, including hydrocarbons, entering the

stormwater system and watercourses; AND



solution of S28.5

S28.2 A minimum area of 5m2

is provided around each canopy tree,

which is mulched and treated; AND



solution of S28.2

S28.3 Plants are grouped in mulched beds rather than using individual,

evenly spaced trees and scrubs; AND Complies with the Acceptable Solutions


solution of S28.3


town planning

report

Landscaping Code


S28.4 Semi-pervious pavement surfaces are used, such as grass cell

paving, to increase infiltration of rainwater and minimise contaminated

runoff, including hydrocarbons, entering the stormwater system and

watercourses; AND

Not a viable solution as the permeable

paving solutions is a high maintenance

product that is not encouraged in this scale of

landscape design

S28.6 Garden mounding is incorporated into carparking areas adjacent

to frontages; AND Complies with the Acceptable Solutions


solution of S28.6

S28.7 Surface and subsurface drainage swales are used to maximise

stormwater infiltration; AND



solution of S28.7

S28.8 A planting bed of at least 1m width with screen fencing and

dense planting is provided to any property boundary with an adjacent

residential development



solution of S28.8

On-street car parks

O29 Edges to parking and turning spaces for on street

parking are landscaped to provide shade and screening,

while ensuring adequate access to vehicles.

Figure 14-27 Allow 500mm for passenger access

S29.1 Where vehicles are parked parallel to the kerb, landscaping is

setback a minimum of 500mm from the back of the kerb to allow

adequate access (see Figure 14-27); AND



solution of S289.1

S29.2 Street trees are planted a minimum of 1m from the back of the

kerb in the road reserve verge. Complies with the Acceptable Solutions


solution of S29.2


town planning

report

Landscaping Code


.


town planning

report

12. SDAP Code Compliance Tables The following SDAP code compliance tables have been prepared by Saunders Havill Group in support of this application.

Buildings and structures state code

Performance outcomes Acceptable outcomes Response Comment

All development

PO1 Buildings, services, structures and utilities do not adversely

impact on the safety or operation of existing and future state

transport infrastructure and state transport corridors.

No acceptable outcome is prescribed. � The proposed buildings and structures will not

adversely impact on the safety or operation of

the state transport infrastructure. All

development is contained wholly within the

boundaries of the site.

PO2 Buildings and structures in or over an existing or future

state transport corridor (including a buffer associated with a

state-controlled transport):

(1) are able to sustain impacts to their structural integrity in the

event of an impact from state transport infrastructure

(2) have no adverse impact on the structural integrity of the

state transport infrastructure, including tunnels, retaining

walls and viaducts or bridges during construction or

thereafter

(3) minimise the impacts of:

(a) fire

(b) explosion

(c) chemical spill

(d) liquid fuel spill

(e) gas leak

(f) any other emission or hazard generated from a

dangerous goods incident.

No acceptable outcome is prescribed. N/A No buildings or structures are proposed over

the existing state transport infrastructure.

PO3 Parts of the development visible from state transport

infrastructure on existing and future state transport corridors

minimise potential to distract drivers and cause a safety hazard.

AO3.1 Advertising devices proposed on a state-

controlled road are designed to meet the standards

outlined in the Roadside advertising guide,

Department of Transport and Main Roads, 2009.

N/A No advertising devices are proposed on a state

controlled road as part of this application. A

separate application will be made to DTMR

under separate cover.


town planning

report

Buildings and structures state code


AO3.2 Landscaping on a state-controlled road is

undertaken in accordance with the Road landscape

manual, Department of Transport and Main roads,

2013.

Editor’s note: Works on a state-controlled road reserve

require the applicant to obtain an ancillary works and

encroachments permit under section 50 of the Transport

Infrastructure Act 1994. OR

N/A No landscaping proposed on the state

controlled road as part of this application.

AO3.3 Development adjacent to a railway is in

accordance with the Guide for development in a

railway environment, Department of Infrastructure

and Planning, 2009. Note: The Guide for development in a railway environment is

part of the Transit oriented development: Guide for

practitioners, Department of Infrastructure and Planning,

2009.

N/A The site is not adjacent to a railway.


town planning

report

Managing air and lighting impacts from transport corridors state code


Air quality

PO1 Development involving sensitive development

achieves acceptable levels of air quality for

occupiers or users of the development by mitigating

adverse impacts on the development from air

emissions generated by state transport

infrastructure.

AO1.1 Every private open space and passive recreation area of an

accommodation activity or residential care facility (other than a

residential building) meet the air quality objectives in the

Environmental Protection (Air) Policy 2008 for the following

indicators:

(4) carbon monoxide

(5) nitrogen dioxide

(6) sulphur dioxide

(7) photochemical oxidants

(8) respirable particulate matter (PM10)

(9) fine particulate matter (PM2.5)

(10) lead

(11) toluene

(12) formaldehyde

(13) xylenes. AND

The closest private open space to the Bruce

Highway off ramp is approximately 15m

from the property boundary. The Acoustic

report recommends a 6m high acoustic

barrier to this boundary. The proposed

private open space areas are no closer than

private open space associated with the

existing residential lots in Ferrells Rd.

AO1.2 Every outdoor education area and passive recreation area

of an educational establishment, childcare centre, health care

service, hospital, community use, place of worship and office meet

the air quality objectives in the Environmental Protection (Air)

Policy 2008 for the following indicators:

(1) carbon monoxide

(2) nitrogen dioxide

(3) sulphur dioxide

(4) photochemical oxidants

(5) respirable particulate matter (PM10)

(6) fine particulate matter (PM2.5)

(7) lead

(8) toluene

(9) formaldehyde

(10) xylenes

N/A


town planning

report

Managing air and lighting impacts from transport corridors state code


Lighting impacts

PO2 Development involving an accommodation

activity, residential care facility, health care service

or hospital achieves acceptable levels of amenity for

residents and patients by mitigating lighting

impacts from state transport infrastructure.

AO2.1 Buildings for an accommodation activity, residential care

facility (other than a residential building), health care service and

hospital are designed, sited and constructed to incorporate

treatments to attenuate ingress of artificial lighting from state

transport infrastructure during the hours of 10 pm – 6 am.

A 6m high acoustic fence is required along

that part of the common boundary where

the accommodation facility adjoins the

Bruce Highway (refer to attached Acoustic

Report). The fencing and landscape

treatment within the buffer will mitigate

any lighting impact. Whilst there is an exit

ramp from the Bruce Highway at this

location, it is considered lighting impact on

nearby properties is minimal.


town planning

report

13. Attachments

Attachment A

Locality Plan

Attachment B

Property Description

Attachment C

Detail Survey

Attachment D

Proposal Plans

Attachment E

Contaminated Land Register

Attachment F

Acoustic Report

Attachment G

Engineering Report

Attachment H

Economic Needs Assessment

Attachment I

Environmental Report

Attachment J

Landscape Plan

Attachment K

Traffic Report

Attachment L

SPP & SARA Mapping