36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
TABLE OF CONTENTS Executive Summary ...... 5 The Proposal – Use Defined ...... 7 Pre-Lodgment Advice (SARA) ...... 8 State-Controlled Road Matters...... 8 Access to State-Controlled Road ...... 8 Advertising Devices ...... 8 Locality And Site Characteristics ...... 9 Specifics of the Development Proposal ...... 12 Form and Function ...... 13 Noise ...... 13 Traffic and Access...... 14 Traffic Generation ...... 14 Access ...... 15 Service Vehicle Provisions ...... 15 Car Parking ...... 16 ‘Development’ Defined ...... 17 State & Local Statutory Planning Framework...... 19 State Planning Instruments ...... 19 State Planning Regulatory Provisions (SPRP) ...... 19 State Planning Regulatory Provision (Adopted Charges) ...... 20 State Planning Policies ...... 20 Regional Plan ...... 21 State Assessment And Referral Agencies (SARA) ...... 23 Local Planning Instruments ...... 24 Zoning ...... 24 Level Of Assessment ...... 26 Temporary Local Planning Instruments ...... 27
Arnold Development Consultants
36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
Assessment Against Relevant Local Planning Instrument Requirements ...... 28 Zone, Use, Overlay & General Codes ...... 28 Zone Codes ...... 29 ‘Principal Centre Zone’ ...... 29 ‘Maroochydore Local Area Plan ...... 30 Use Code: ‘Service Station’ ...... 31 Use Code: ‘Shop’ ...... 32 Transport & Parking Code ...... 32 Overlay Codes ...... 33 Acid Sulfate Soils Overlay Code ...... 33 Airport Environs Overlay Code ...... 34 ...... 34 Flood Hazard Overlay Code ...... 34 Business Uses & Centre Design Code ...... 35 Waste Management Code...... 35 Assessment Of Key Use-Specific Development Issues...... 36 Engineering Issues: ...... 36 Traffic/Access Analysis: ...... 39 Environmental Noise Impact Response ...... 39 Concluding Comments ...... 41 Summary ...... 43
Arnold Development Consultants
36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
EXECUTIVE SUMMARY Arnold Development Consultants (ADC) have been engaged by S.H.A Premier Constructions Pty Ltd to seek Development Approval from Sunshine Coast Regional Council (SCRC) for a Material Change of Use (MCU) for a ‘Service Station & Shop’ over land described as 36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092).
ADC is of the belief that the proposal (detailed herein and supported by the appended suite of consultant reports and plans) warrants approval on the subject site. Furthermore, we consider the redevelopment envisages a form of development that is both generally consistent with the overall intent of the ‘Principal Centre’ Zone and the ‘Maroochydore Local Area Plan’ and is supportive of the overall strategic intent of the Planning Scheme generally.
Importantly, it is considered that the proposal will result in little, if any additional off-site impacts. Typically, of most concern to Council in applications such as this are traffic impacts and amenity related issues. In this particular instance, how the proposed redevelopment intends to facilitate appropriate access/egress to the site, accommodate generated traffic and the overall potential off-site impacts arising from the use itself are key issues addressed by this application. Furthermore, the site offers ready access onto and off the site and it is considered that this is able to be achieved safely and easily at all times.
Additional issues associated with on-site engineering and acoustic matters have also been addressed in a comprehensive manner and the resultant means of implementation is considered generally consistent and compliant with both State and Commonwealth legislation and local council requirements.
In support of the proposal, a suite of sub-consultant reports has been prepared. Each of these reports are appended to this application at Section 4: Specialist Reports. Without exception, each of these reports supports the establishment of the facilities on the premises.
It is ADC and the proponent’s opinion that the matters raised are adequately reflected in the Proposal Plans (prepared by United Petroleum Pty Ltd). These are further referenced in this town planning report - and as a consequence, we consider that the impacts associated with the proposed ‘Service Station & Shop’ are likely to be negligible.
In support of the proposal, the following technical reports and site-based management measures have been prepared, and these are variously appended to this report in Sections 3 and 4.
Plan Number Title Rev Date Prepared By
A01 Site Plan- 8 Hose E October 2017 United Petroleum Pty Dispenser Ltd
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A02 Store Plan C October 2017 United Petroleum Pty Ltd
A03 North & East Elevation A October 2017 United Petroleum Pty Ltd
A04 South & West Elevation A October 2017 United Petroleum Pty Ltd
A05 Signage A October 2017 United Petroleum Pty Ltd
K4161-0004- Engineering Service 5 October Knobel Consulting ENG Report 2017 Engineers
K4161- Conceptual Stormwater 6 October Knobel Consulting 0004_CSWMP Management Plan 2017 Engineers
17258 Traffic Engineering 1 10 October Rytenskild Traffic Group Assessment 2017
17132 Environmental Noise 16 October CRG Acoustics Impact Report 2017
As detailed overleaf, this comprehensive Town Planning Application and Planning Report is supported by the proposal plans prepared by United Petroleum Pty Ltd, which illustrate the proponent’s intention to establish a ‘Service Station & Shop’ on the subject premises. All supporting material has been prepared in order to demonstrate that the proposal adequately addresses the relevant requirements of the current Sunshine Coast Regional Council Planning Scheme 2014.
ADC is of the belief that this application meets the criteria for a ‘properly made’ application as defined by s51 (5) of the Planning Act 2016 (herein-after referred to as “the Act”), given that the application:
• has been made to SCRC as the assessment manager; • has been made in the approved form (completion of relevant IDAS and SCRC forms); • is inclusive of the necessary mandatory information as detailed in the forms; • is accompanied by the appropriate SCRC fee assessment form; and • is accompanied by the written consent of the registered land owner.
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Herein, ADC’s Planning Assessment Report provides:
• a legislative context for the application; • an overview of the current condition of the site and its immediately surrounding area; • details of the proposed development; • an identification of the various planning instruments applicable to this application; and • evidence of compliance with the relevant components of the applicable instruments.
ADC has assessed the proposed on-site development against all relevant provisions of the current Sunshine Coast Regional Council Planning Scheme 2014 and hereby attests to general consistency with the overall intent of the Scheme.
Given that the application is subject to Code Assessment, ADC is seeking a decision which accords with s45 (5) of the Act. As this Planning Assessment Report outlines, the proposed development is considered worthy of receiving development approval since it appropriately supports the intent of s60 (3) of the Act and complies with all additional relevant aspects and matters referenced in the Act.
However, in the more immediate term, ADC awaits receipt of Sunshine Coast Regional Council’s (SCRC’s) Confirmation Notice, in accordance with s1 and s2 of the Act.
THE PROPOSAL – USE DEFINED
The proposal is for a ‘Service Station & Shop’ to be located/developed on premises at 36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092). The subject site is comprised of three (3) single freehold allotments.
The comprehensive suite of development plans prepared by the proponent (and which accompany this application) illustrate the proposed layout, and specific on-site uses.
“Service Station”: ‘Premises used for the sale of fuel including petrol, liquid petroleum gas, automotive distillate and alternative fuels. The use may include, where ancillary, a shop, food and drink outlet, maintenance, repair servicing and washing of vehicles, the hire of trailers, and supply of compressed air’.
‘’Shop’’: ‘Premises used for the display, sale or hire of goods or the provision of personal services or betting to the public’.
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PRE-LODGMENT ADVICE (SARA)
On 12 September 2017, Rytenskild Traffic Group made contact with the Department of Main Roads to seek written Pre-lodgement advice with respect to access to the premises.
The Department of Main Roads provided written correspondence on 26 September 2017, which confirmed the following:
STATE-CONTROLLED ROAD MATTERS
• It was suggested that a formal development application should demonstrate compliance with the performance outcomes of the relevant modules of the State Development Assessment Provisions (SDAP)- State Code: Development in a state-controlled road environment.
ACCESS TO STATE-CONTROLLED ROAD
• The State Assessment and Referral Agency (SARA) confirmed that the proposed development would need to demonstrate that vehicles could safely enter and leave the site in accordance with safe sight distances (specified in the Department of Transport and Main Roads and that relevant sections of the AUSTROADS Guide).
ADVERTISING DEVICES
• It was also confirmed in SARA’s written advice that any proposed advertising devoices must not contain variable message components (other than fuel prices) and must not exceed 350cb/m2 luminance.
These matters are referred in greater detail later in this report. Please refer to Section 2: Supporting Documents for a copy of the written Pre-lodgement advice from SARA.
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LOCALITY AND SITE CHARACTERISTICS
The site subject to this application is made up on three (3) individual lots (Lots 6, 7 & 8 on RP65092) and is located at 36-40 Aerodrome Road, Maroochydore, within the Sunshine Coast Regional Council local government area. The total site area of the three (3) lots which make up the subject premises is approximately 1, 821m2.
The current registered owner of the premises in total is Raglan View Pty Ltd (Please refer to Current Title Search in Section 1: Forms).
Maroochydore is an urban centre located on the Sunshine Coast, Australia. Maroochydore, is a major commercial area, with many of the shopping precincts located within the central business district. It is also a popular holiday point and major surf sport.
Currently the subject premises is improved by two existing structures, one (1) structure is a single storey building utilized as a workshop and the second structure located at the front of premises is made up of one (1) single storey building, which is currently being used as an office. There are currently no pervious vegetated landscaped areas and the site has a single vehicle cross over connecting to Aerodrome Road.
The delineation of the premises is as illustrated below in Image 1.
Image 1: Subject site and its immediate surrounds in Maroochydore. The site is accessed directly from Aerodrome Road.
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The immediate area surrounding the subject site, is illustrated generally on Image 1. Images 2, 3 and 4 illustrate the premises subsequent to this application. The site is maintained at all times in a tidy and organized manner.
The subject site is located on the southern side of Aerodrome Road, which is approximately 80 metres west of the Wirraway Street. Aerodrome Road is a four land State- controlled road with an arterial function within the local road network. It has a posted speed limit of 60km/hr and has a median strip separating each direction of travel.
Premises immediately north and south are commercial in nature and premises west are residential
As detailed comprehensively in the Site Based Engineering Services Report appended to this application material, access to the subject site is proposed via two (2) separate vehicle cross overs connecting to Aerodrome Road. One (1) vehicle crossover will provide access and the other vehicle crossover will provide egress. The existing vehicle crossover will not be utilized and will be removed.
Image 2: Illustrates the frontage of the subject premises at 36-40 Aerodrome Road, Maroochydore.
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Image 3: Subject premises at 36-40 Aerodrome Road, Maroochydore.
Image 4: Surrounding land uses on Aerodrome Road, Maroochydore.
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SPECIFICS OF THE DEVELOPMENT PROPOSAL
As previously outlined, this application seeks Development Approval for a Material Change of Use for a ‘Service Station & Shop’.
TABLE 1. PROPOSAL DETAILS
Development Details
Site Area Lot 6- 607 m2 Lot 7- 607m2 Lot 8- 607m2
Proposed Use Service Station – Four (4) Fuel Pumps Shop (convenience store)
Height 4.150m – Convenience store 6.1m – Fuel bowser canopy 8m – Illuminated Fuel Price Sign*
Building Gross Floor Area Convenience Store (Shop)- 215m2 Sales Floor- 110m2
Hours of Operation 24 Hours
Car Parking Eleven (11) Car Parking Spaces, including one (1) additional space at the air & water station.
Servicing A loading bay for service and delivery vehicles will be provided.
Access Two (2) vehicle cross over are proposed to provide ingress and egress to the site. * plans show a standardized fuel price sign of approximately 8m.
The subject site has been utilized for some time as a Fleet-hire/car hire business and has been maintained in a tidy and well-kept manner. The premises is largely devoid of planting/landscaping consisting primarily of hardstand and building. Further, the site is of a size suitable to adequately accommodate the nature of the proposed ‘Service Station and Shop’. No significant impact or conflict with adjoining uses is anticipated to arise should formal approval be forthcoming.
As such the development area of the site as a whole is considered to:
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• Illustrate a form of development that is considered well planned and likely to integrate seamlessly with surrounding land uses and infrastructure; • Be of a size suitable to accommodate the required modifications to the existing access arrangements and provide adequate car parking and service vehicle arrangements to the subject site; and • Present a site that is currently well positioned and which will easily function to serve an increasing residential and commercial clientele travelling to/from Maroochydore and within the local area.
The re-development of the premises encompasses the following principle components:
FORM AND FUNCTION
• The proposed fuel canopy has a height of approximately 6.1m and the associated convenience store has a height of 4.150m;
• The proposed materials and colours of the structures are in accordance with standard United Petroleum design and present a modern style with functionality and brand recognition being the key objectives;
• The proposed siting and setbacks of the on-site buildings are such that they maximise functionality of the site in addition to ensuring that there are minimal light and noise impacts on the adjoining uses; and
• Considerable new landscaping and amenity planting is proposed.
NOISE CRG Acoustics have prepared an Environmental Noise Impact Assessment to accompany and a summary of the traffic and access outcomes is provided under the sub-headings below:
• Current noise levels have been logged on the site and predicted future noise levels have been provided in order to determine acoustic treatment solutions and advise on potential impacts of a 24-hour operation;
• It is recommended that waste/refuse collection and deliveries requiring large articulated service vehicles be limited to day time hours (7am to 10pm) and small rigid truck deliveries are acceptable 24 hours;
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
• Overall it is predicted that the proposed development will generally comply with noise limit criteria if acoustic treatments and recommendations are implemented, and suitability of 24- hour operation is supported.
Please refer to Section 4: Specialist Reports for a copy of the Environmental Noise Assessment Report prepared by CRG Acoustics for further details on compliance.
TRAFFIC AND ACCESS
According to the Planning Scheme, the proposed development is required to achieve safe and efficient access to and from the road network and provide adequate spaces for car parking to service the anticipated demand and service vehicles. Rytenskild Traffic Group have prepared a Traffic Engineering Report to assess the proposed development against these criteria and a summary of the traffic and access outcomes is provided under the sub-headings below:
TRAFFIC GENERATION
• The following trip generation rates are considered to be appropriate for the proposed development: o Service Station (with convenience store)- 66 trips per 100m2; • The proposed development yields a traffic generation potential of 140 peak hour trips, as follows:
• It is estimated that the majority of trips associated with the site will be drop in trips from vehicles already on the roadway, rather than new trips generates for the primary purpose of visiting the site; • A drop- in trip of up to 80% is considered to be applicable for service station developments; • Such will result in only twenty-nine (29) additional trips (per peak hour) on Aerodrome Road; and • This is considered to be a minor impact and does not warrant a more detailed assessment.
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
ACCESS
• Access to the site is proposed to be gained via two (2) separate entry and exit crossovers. The crossovers have been designed in accordance with IPWEAQ Drawing RS-051, with a Type B splay shown on the entry and exit side of the respective access points to discourage right turn movements; • A clear zone has been provided on the eastern side of the exit crossover to ensure adequate sight lines are achieved between vehicles departing the site and vehicles on Aerodrome Road; • Some of the on-street car parking spaces on Aerodrome Road will be removed to accommodate the proposed access arrangements; and • Two of the existing car parking spaces will be retained along the frontage of the site.
SERVICE VEHICLE PROVISIONS
• In accordance with Table 9.4.8.3.3 of the Sunshine Coast Planning Scheme, the proposal should allow for vehicles up to a 19 metre Articulated Vehicle (AV) to enter and exit the site in a forward gear; and • As shown in the below image, a 19 metre AV can satisfactorily access and manoeuvre throughout the site whilst maintaining clearance to obstructions at all times.
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CAR PARKING
• Eleven (11) car parking spaces, as well as an additional air and water space, have been provided to meet the following requirements of the Sunshine Coast Planning Scheme 2014, 9.4.8 Transport and Parking Code;
‘Service Station’ – One (1) space per 20m2 GFA (when involving sale of goods), plus two (2) spaces per service bay.
• This is considered sufficient to cater for the expected patronage to the proposed twenty- four (24) hour service station and convenience store.
Please refer to Section 4: Specialist Reports for a copy of the Traffic Engineering Assessment prepared by Rytenskild Traffic Group for further details on compliance.
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‘DEVELOPMENT’ DEFINED
It is the aim of the proponent, by way of this application to gain:
• Development Approval for a Material Change of Use (MCU) for a ‘Service Station & Shop’.
The proposed land use has been considered with reference to the relevant planning provisions for the ‘Principal Centre’ zone and the ‘Maroochydore/Kuluin Local Area Plan’. As a consequence, the proposed development constitutes Material Change of Use (MCU), in accordance with Schedule 2, s (6) of the Act:
In accordance with Schedule 2, s (6) of the Act, this proposal is confirmed as constituting ‘development’:
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
Section 44 (1) of the Act defines the various categories of development:
Additionally, Section 44 (3) defines assessable development as:
The Act obliges the proponent to seek a development permit for the proposed development being that it constitutes assessable development at this location according to the Local Planning Instrument; namely the Sunshine Coast Regional Planning Scheme 2014.
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STATE & LOCAL STATUTORY PLANNING FRAMEWORK
The following identified State & Local Planning Instruments and Requirements are of direct relevance to the consideration of this specific development proposal.
STATE PLANNING INSTRUMENTS
STATE PLANNING REGULATORY PROVISIONS (SPRP) Below is a list of potentially applicable State Planning Regulatory Provisions with comments on their relevance/applicability with respect to the assessment of this application:
State Planning Regulatory Commencement Date Lapse Date (if applicable) Provisions South East Queensland 11 Aug 2017 N/A Regional Plan 2017 State Planning Regulatory Provisions (as amended) State Planning Regulatory July 2012 N/A Provision (adopted charges) South East Queensland May 2010 N/A Koala Conservation State Planning Regulatory Provisions South East Queensland May 2010 N/A Koala Conservation State Planning Regulatory
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Provisions (as made November 2015)
STATE PLANNING REGULATORY PROVISION (ADOPTED CHARGES)
The Development Application is for a Material Change of Use (MCU) for a ‘Service Station & Shop’.
Sunshine Coast Regional Council Adopted Infrastructure Charges Resolution (No. 6) 2014 (ICR) was adopted on 14 November 2014.
The resolution details Council’s policy position on:
• The charges breakup between Council and Unitywater; • Credits for existing lawful development or for previous contribution payments; • Establishment costs for determining offsets and refunds for trunk infrastructure that is provided by development; and • Conversion criteria for non-trunk infrastructure.
In accordance with Council’s Adopted infrastructure charges resolution (No. of 2014), it is the belief of ADC that the proposed development will be subject to infrastructure charges.
STATE PLANNING POLICIES
Below is a list of the potentially applicable State Planning Policies relevant to the consideration of this proposal. Comments on relevance/applicability of each are as indicated:
TABLE 2. STATE PLANNING POLICIES
State Planning Policy Relevance and Comments
Liveable Communities and Not Applicable Housing • Housing Supply and Diversity; • Liveable Communities
Economic Growth • Agriculture Not Applicable
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State Planning Policy Relevance and Comments
• Development and Construction • Mining and extractive resources • Tourism Environment and Heritage Not Applicable • Biodiversity • Coastal Environment • Cultural Heritage • Water Quality Safety and Resilience to Hazards Applicable • Emissions and Hazardous activities • Emissions and Hazardous Activities • Natural Hazards This element has been addressed by Knobel Consulting Engineers in their supporting report (refer to Section 4: Specialist Reports).
Infrastructure • Energy and water supply Not Applicable • State Transport Infrastructure • Strategic Airports and Aviation Facilities • Strategic Ports
REGIONAL PLAN
Reference to the South-East Queensland Regional Plan 2017 is considered appropriate to the assessment of this application.
The SEQ Regional Plan 2017 (also referred to as Shaping SEQ) provides a regional framework for growth management, and sets planning direction for sustainable growth, global economic competitiveness and high- quality living by: • Identifying a long-term sustainable pattern of development which focuses more growth in existing urban areas;
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• Harnessing regional economic strengths and clusters to compete globally; • Ensuring land use and infrastructure planning are integrated; • Valuing and protecting the natural environment, productive land, resources, landscapes and cultural heritage; • Promoting more choice of housing and lifestyle options; • Locating people and jobs closer together, and moving people and goods more efficiently and reliably; • Promoting vibrant, fair, healthy and affordable living and housing to meet all of the community’s needs; • Valuing design and embracing the climate to create high-quality living environments; • Maximising the use of existing infrastructure and planning for smarter solutions for new infrastructure; and • Supporting strong rural communities and economic diversification.
The regional Plan categorizes land within the region into three (3) specific land use ‘categories – typically based on a broad-ranging nexus between the overarching/predominant use of the land and its level of existing or proposed infrastructure servicing.
The three regional land use categories are:
1. Regional Landscape & Rural Production Area; 2. Urban Footprint; and 3. Rural Living Area.
Image 6: SEQRP land use categories – Subject site located within the ‘Urban Footprint’.
The site is located wholly within the Urban Footprint. The intent of the the Urban Footprint includes established urban areas, broadhectare and remnant broadhectare areas that could be suitable for future
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urban development. It incorporates the full range of urban uses, including housing, industry, business, infrastructure, community facilities and urban open space.
The Urban Footprint is a tool for managing, rather than simply accommodating, regional growth. The Urban Footprint promotes a compact settlement pattern and consolidates urban development within established communities.
Regulatory Provisions apply to this land in the Urban Footprint where it is in a Major Development Area. The provisions ensure that development does not adversely affect the future development intent of these areas.
The proposed development is considered generally supportive of the intent of the Regional Plan with respect to diversity of activity within the Urban Footprint area and the proposed use is not considered likely to compromise the longer-term viability of the area.
STATE ASSESSMENT AND REFERRAL AGENCIES (SARA)
The State Planning Policy Interactive Mapping System (SPP IMS) is a repository for all available Geographic Information System (GIS) mapping layers kept, prepared or sourced by the State that relate to matters of State interest under the SPP.
The SPP Interactive Mapping System provides a visual representation of the policies or requirements associated with some State interests, and contains both statutory and advisory mapping.
Pursuant to the DA online mapping system the subject site is located within 25 metres of a State- controlled road. Therefore, ADC has determined that this application does trigger referral to SARA.
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LOCAL PLANNING INSTRUMENTS
The assessment of this development application is required to occur against the Local planning instruments identified by Section 8 (3) of the Act (where applicable):
In this instance, the relevant ‘local planning instrument’ is the Sunshine Coast Planning Scheme 2014.
ZONING
The site is identified as occurring partially in the Principal Centre Zone. The extent of the applicable zoning relative to the premises is as illustrated in Image 7 below.
Image 7: Planning Scheme Zoning Map (Principal Centre Zone).
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Image 8: Planning Scheme Zoning Map (Maroochydore/Kuluin Local Area Plan)
Image 9: Planning Scheme Zoning Map (Aerodrome Road Precinct- Declared Master Planned Areas).
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LEVEL OF ASSESSMENT
Section 45 of the Act identifies that there are two (2) overarching categories that apply to ‘assessable development’:
According to Section 43 (1) of the Act:
The ‘categorizing instrument’ is the level of assessment table(s) applicable to the land use zoning of the premises as detailed in the local planning instrument (in this instance, the Sunshine Coast Planning Scheme 2014).
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The level of assessment tables applicable to both zones identify the proposed use as ‘Code Assessable’
Section 45 (3) of the Act details the following with respect to Code Assessment:
TEMPORARY LOCAL PLANNING INSTRUMENTS
There are no applicable Temporary Local Planning Instruments considered relevant to the assessment of the proposed development.
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ASSESSMENT AGAINST RELEVANT LOCAL PLANNING INSTRUMENT REQUIREMENTS
ZONE, USE, OVERLAY & GENERAL CODES
To ensure the desired environmental outcomes of the Sunshine Coast Planning Scheme are achieved, reference to and assessment against the relevant zone, use, general and any triggered overlay codes has been undertaken. The following is a summary of that assessment.
For further details with respect to compliance with the relevant ‘Zone’, ‘Use’, ‘General’ and triggered ‘Overlay’ Codes, please refer to Section 2: Supporting Documents.
Sunshine Coast Planning Level of Assessment Assessment Criteria Scheme 2014
Applicable Zone(s)
Principal Centre Code Assessable Principal Centre Zone Code
Maroochydore Structure Plan Code Assessable Maroochydore Structure Plan Area Code
Use
Service Station No Change Service Station Code
Shop No Change No Specific development code
Overlays
Acid Sulfate Soils No Change Acid Sulfate Soils Overlay Code
Airport Environs No Change Airport Environs Overlay Code
Flood Hazard No Change Flood Hazard Overlay Code
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General Codes
Transport & Parking No Change Transport & Parking Code
Other Codes
Business Uses & Centre Design No Change Business Uses & Centre Design Code
Waste Management No Change Waste Management Code
ZONE CODES
‘PRINCIPAL CENTRE ZONE’
The site is identified by the Sunshine Coast Regional Council Planning Scheme 2014 as being located within the ‘Principal Centre’ Zone. The extent of the applicable zoning relative to the premises was illustrated earlier in Image 7 above. The purpose and relevant overall outcomes for this particular zone includes: The purpose of the Principal centre zone code is to provide for the Maroochydore Principal Regional Activity Centre to be developed:- (a) as the principal regional activity centre for the Sunshine Coast sub-region, characterised by diversity, efficiency, sophistication, ecological sustainability and a unique coastal, subtropical style; and (b) in accordance with the Maroochydore Principal Regional Activity Centre Structure Plan for the Maroochydore Declared Master Planned Area.
2) The purpose of the Principal centre zone code will be achieved through the following overall outcomes:- (a) development provides for the widest range and highest order retail, commercial, residential and community facilities to be accommodated within the Maroochydore Principal Regional Activity Centre in an arrangement that produces mixed land use outcomes, supports public and active transport modes and creates a large number of jobs in a wide array of creative and successful enterprises; (b) development recognises and reinforces the natural attributes of the Maroochydore Principal Regional Activity Centre by celebrating its waterfront setting and creating buildings, landscapes and a series of interconnected waterside public spaces that emphasise an outdoor lifestyle and a strong affinity with living on the coast;
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(e) development provided for the establishment of a highly permeable street network that is convenient, attractive and pedestrian friendly and that allows for effective vehicles movement and circulation. The proposed use for a ‘Service Station/Shop’ is considered generally in accordance with the relevant Performance Criteria of this Code:
• The proposal will provide additional employment opportunity; • Will provide a service to support the established residential community in close proximity to the subject site; • Provide a high-quality design outcome to complement and enhance the existing streetscape character; and • The Scheme is clear in that it seeks to provide a high level of amenity in relation to built form and utilize on-site facilities in such a way that does not detract from or negatively impact upon surrounding residential uses.
‘MAROOCHYDORE LOCAL AREA PLAN
The site is identified by the Sunshine Coast Regional Council Planning Scheme 2014 as being located within the ‘Maroochydore Local Area Plan’. The extent of the applicable zoning relative to the premises was illustrated earlier in Image 8 above. The purpose and relevant overall outcomes for this particular zone includes:
(a) The Maroochydore/Kuluin local plan area is a diverse coastal urban area comprising a number of urban and suburban residential neighbourhoods, high intensity visitor accommodation areas, business and industry areas and major community and sport and recreation facilities; (b) Urban development in the Maroochydore/Kuluin local plan area is limited to land within the urban growth management boundary so as to protect environmental areas and landscape values; (c) Cotton Tree and areas adjacent to Maroochydore Beach are cosmopolitan and vibrant places with visitor accommodation and small-scale shops, cafés and restaurants at street level that enliven the public realm and enhance the role and image of this area as a tourism focus area; (d) Kuluin and Maroochy Waters are established, predominantly low density residential neighbourhoods that offer a quiet, relaxed lifestyle in locations close to the beach and the services offered by the Maroochydore Principal Regional Activity Centre; (e) The Specialised centre zone adjacent to Wises Road, Sugar Road and Maroochydore Road provides for the large floor plate, bulky goods retail activities required to support the core retailing activities accommodated within the Maroochydore Principal Regional Activity Centre;
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(f) Industrial areas at Kuluin and north of Wises Road provide a range of low to medium impact industry uses; (g) Development supports the role and function of Maroochydore as the principal regional activity centre for the Sunshine Coast; (h) Development in the local plan area recognises and reinforces the natural attributes within and adjoining the local plan area by creating buildings, landscapes, a network of open space and pedestrian/cycle linkages that emphasise the outdoor lifestyle and the strong affinity that residents have with ‘living on or near the coast’. Development on land adjacent to the Maroochy River foreshore between Cornmeal Creek and Picnic Point Esplanade provides for a continual public pedestrian and cycle link along the foreshore, as an extension of the Coastal Path System; (i) Development contributes to the establishment of landscaped boulevards along major transport routes and attractive gateways to enhance the sense of entry to the local plan area and the Maroochydore Principal Regional Activity Centre; and (j) Development provides appropriate landscape buffering to the Sunshine Motorway in order to visually screen built form elements and maintain the visual amenity of the Motorway.
The proposed use for a ‘Service Station/Shop’ is considered generally in accordance with the relevant Performance Criteria of this Code. Please refer to Section 2: Supporting Documents for further details on compliance.
USE CODE: ‘SERVICE STATION’
The proposed development requires an assessment against the ‘Service Station’ specific use code.
The purpose of the Service Station Code is to ensure service stations are developed in appropriate locations and in a manner which meets the needs of users, provides safe access and protects the environment and amenity of surrounding premises. The purpose of the Service Station code will be achieved through the following overall outcomes:
• A service station is established at a suitable location and on a site that is capable of accommodating all necessary and associated activities; • A service station does not adversely impact upon the amenity of the surrounding local area; • A service station incorporates a high standard of built form and landscape design • A service station is provided with safe and convenient access to the road network; and • A service station incorporates appropriate environmental management measures and minimizes the risk of land, ground and surface water contamination. Arnold Development Consultants Page 31
36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
Comments and responses are as follows:
The proposed ‘Service Station’ represents a favourable outcome with regard to facilitating an increase in the visual amenity of the subject site by proposing additional high quality landscaped areas around the majority of the site. The proposed Service Station will additionally serve the local community whilst remaining at a relatively low intensity and scale. The proposal reflects the improved utilization of a premises in the ‘Principal Centre’ Zone that was underutilized previously. The site-specific design and layout of the new facilities have been tailored to the unique qualities of the site itself and the nature of existing surrounding uses. No adverse impact post re-development is anticipated. For further details with regards to compliance with the Service Station Code, please refer to Section 2 Supporting Documents.
USE CODE: ‘SHOP’ There is no specific use code for a ‘Shop’ under the requirements of the Sunshine Coast Regional Council Planning Scheme 2014.
TRANSPORT & PARKING CODE The development triggers assessment against the Transport and Parking Code. The existing use is considered to be generally in accordance with the relevant Performance Criteria (PO1-PO26) of this Code.
The car parking requirements for a ‘Service Station’ – when involving sale of goods is as follows:
• One (1) space per 20m2 of GFA (when involving sale of goods) + two (2) spaces/service bay (min 4 spaces).
The currently operative Sunshine Coast Planning Scheme 2014 recommends that the use for a Service Station & Shop (Convenience Store) of this size/scale will approximately trigger a total of 10.75 car parking spaces.
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
The proposed layout provides a total of eleven (11) car parking spaces, including the additional space at the air and water station on the south-east corner of the site. The resultant car parking supply is therefore, considered to be satisfactory for the operational use of the proposed development.
The proponent engaged Rytenskild Traffic Group to carry out a Traffic Impact Assessment Report. It is ADCs and the proponent’s belief that more than adequate car parking spaces have been provided on-site. Please refer to Section 4: Specialist Reports for further details on compliance.
OVERLAY CODES
The following Sunshine Coast Planning Scheme 2014 ‘Overlay’ Codes have been deemed applicable to the subject premises. A detailed assessment against the specific outcomes of each triggered Overlay Code has been undertaken as detailed below:
ACID SULFATE SOILS OVERLAY CODE The proposal triggers assessment against the ‘Acid Sulfate Soils’ Overlay Code. A comprehensive Engineering Services Report (undertaken by Knobel Consulting Engineers) has been prepared in support of the proposal – and the report examines this element in greater detail. Overall, the proposal is considered to be generally in accordance with the relevant Performance Criteria (PO1) of the Code.
For further details with regards to compliance with the Acid Sulfate Soils Overlay Code, please refer to Section 2: Supporting Documents.
Image 10: Acid Sulfate Soils Overlay Subject Site
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
AIRPORT ENVIRONS OVERLAY CODE
The proposal triggers assessment against the ‘Airport Environs’ Overlay Code. An Environmental Assessment Report (undertaken by CRG Acoustics) has been prepared in support of the proposal – and examines this element in greater detail. Overall, the proposal is considered to be generally in accordance with the relevant Performance Criteria (PO1-PO9) of the Overlay Code.
For further details with regards to compliance with the Airport Environs Overlay Code, please refer to Section 2: Supporting Documents.
Image 11: Airport Environs Overlay
Subject Site
FLOOD HAZARD OVERLAY CODE The proposal triggers assessment against the ‘Flood Hazard’ Overlay Code. A comprehensive Engineering Services Report (undertaken by Knobel Consulting Engineers) has been prepared in support of the proposal – and the report examines this element in greater detail. Overall, the proposal is considered to be generally in accordance with the relevant Performance Criteria (PO1-PO10) of the Overlay Code.
For further details with regards to compliance with the Flood Hazard Overlay Code, please refer to Section 2: Supporting Documents.
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
Image 12: Flood Hazard Overlay
Subject site
BUSINESS USES & CENTRE DESIGN CODE
The proposed development triggers assessment against the ‘Business Uses & Centre Design Code’. Overall, the proposal is considered to be generally in accordance with the relevant Performance Criteria (PO1-PO18) of the Code.
WASTE MANAGEMENT CODE
The proposed development triggers assessment against the Waste Management Code. Overall, the proposal is considered to be generally in accordance with the relevant Performance Criteria (PO1- PO5). Please refer to Section 2: Supporting Documents for further details on compliance.
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
ASSESSMENT OF KEY USE-SPECIFIC DEVELOPMENT ISSUES
Both the nature of the site itself and the use proposed on it triggers the need to address a specific range of localized issues. In order to effectively address these issues and identify any necessary means of impact mitigation, a number of additional support consultants were engaged by the proponent.
Support Consultant Report Reference Date
Knobel Consulting Engineering Services Report K4161-0004- ENG 5 October 2017
Knobel Consulting Conceptual Stormwater K4161-0004_CSWMP 6 October Management Plan 2017
CRG Acoustics Noise Impact Assessment Report 13 October 2017
Rytenskild Traffic Traffic Engineering Assessment 17258 10 October Group 2017
ADC Survey Contour & Detail Survey 6646.02_DET 14/09/2017
Each of the listed sub-consultants undertook to examine a range of specific development-related issues or on-site features and then prepared detailed report(s) addressing the matters – with reference to local, State and commonwealth requirements.
The majority of the issues were identified as part of the proponent’s own assessment of the site relative to the development proposed.
Please refer to the below comments:
ENGINEERING ISSUES:
Knobel Consulting Engineers were engaged by the applicant to prepare an Engineering Services Report for the subject site at 36-40 Aerodrome Road, Maroochydore:
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
ENGINEERING SERVICES REPORT
The Engineering Services Report concluded the following:
• There is an existing 225mm trunk sewer main traversing the site which conveys flows to the south- west; • The existing sewer line is 45.6m long with an upstream invert level of -0.07m AHD and a down • There is an existing 225mm diameter AC trunk water main along the north-east boundary fronting Aerodrome Road; • It is proposed to service the site with a connection to the existing 225mm diameter AC trunk water main along the north-east boundary; • The location of the connection is to be confirmed at the detailed design stage; • The existing water infrastructure and an indicative water connection is illustrated on the Knobel Consulting Pty Ltd, Engineering Services Plan (refer to Appendix D); • There is an existing Council 375mm diameter stormwater pipe that passes through the subject site which conveys flows from the south west to the north east where it connects into an existing gulley pit on Aerodrome Road (Refer to Appendix E for details); • Electrical and telecommunications services are available adjacent to the development site, load requirements and any necessary upgrades will need to be investigated by an electrical consultant as part of the detailed design for the proposed use; • Knobel’s engineering services report details the existing infrastructure and the provision of services to the proposed commercial development and determined that the proposed development demand on the existing water and sewerage reticulation systems servicing the site; and • The location of the existing water and sewerage reticulation systems is illustrated on plans with proposed connection points and diversion works.
Please refer to Section 4: Specialist Reports for a copy of the Site Based Engineering Services Report prepared by Knobel Consulting for further details.
CONCEPTUAL STORMWATER MANAGEMENT REPORT
Knobel Consulting Engineers was additionally commissioned by the applicant to prepare a Conceptual Stormwater Management Report to support a Development Application for the proposed ‘Service Station & Shop’ over land described as 36-40 Aerodrome Road, Maroochydore:
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
The Conceptual Stormwater Management Report concluded:
• Rainfall intensity data has been obtained from the Australian Bureau of Meterology’s Design IFD Rainfall System; • The IFD data and average rainfall intensities used in Knobel’s report are in accordance with the procedures outlines in IEAust, Australian Rainfall and Runoff; • The pre-development scenario of a single internal catchment (the entire site) that conveys the stormwater to central field inlet before discharging to the stormwater infrastructure along Aerodrome Road, which represents the sites current Lawful Point of Discharge (LPOD); • The pre-development catchment has a total area of 1, 821m2 (the pre-development catchment area and lawful point of discharge for the proposal is included in Appendix C); • The post development scenario consists of a single internal catchment (the entire site) that will convey the stormwater to the north of the site where it will discharge to stormwater drainage on Aerodrome Road which represents the sites current Lawful Point of Discharge (LPOD); • Sediment and Erosion Control devices employed on the site will be designed and constructed in accordance with the Institution of Engineers, Soil Erosion and Sediment Control Guidelines (IESESC); • Adequate waste disposal facilities will be provided and maintained on the site to cater for all waste materials such as litter hydrocarbons, toxic materials, acids or alkaline substances; • There is an existing Council 375 mm diameter stormwater pipe that passes through the subject site which conveys flows from the south-East to the North-East where it connects into an existing gully pit on Aerodrome Road; • It is proposed to divert the existing stormwater around the proposed structures to prevent additional loading on the pipe and ensure that access to the pipe will be maintained; • Council records indicate that the diversion should be possible. However, confirmation via detailed survey will be required prior to detailed design; • Hydraulic analysis has demonstrated that the proposed development will cause a decrease in peak flows from the site and therefore, the construction of a detention tank is not required; • In accordance with advice received from Council officers Knobel Consulting Pty Ltd has adopted a water sensitive urban design (WSUD) approach to managing the stormwater runoff from the proposed development by utilizing an 11, 0000 L rainwater tank dedicated to outdoor and toilet reuse, GPT trash rack inserts and treatment for the bowser area; and • A preliminary sediment and erosion control plan has additionally been provided for the construction phase of the development and shall be implemented by the contractor and developer.
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
Please refer to Section 4: Specialist Reports for a copy of the Site Based Stormwater Management Report prepared by Knobel Consulting Engineers.
TRAFFIC/ACCESS ANALYSIS:
Rytenskild Traffic Group was engaged by the applicant to prepare a comprehensive Traffic Engineering Report for the subject site at 36-40 Aerodrome Road, Maroochydore: The Traffic Engineering report concluded:
• A total of ten (10) parking spaces are proposed to be provided over the site including one (1) space for people with a Disability and an additional space at the air and water station on the south-east corner of the site; • The geometric layout of the proposed parking facilities has generally been designed to comply with the relevant requirements specified in the Planning Scheme and Australian Standard publication AS2890.1:2004; • Access is proposed to be gained via two (2) separate left in/left out crossovers off the Aerodrome Road frontage; • The crossovers have been designed as modified Type B crossovers in accordance with the IPWEA standard drawing to discourage right turn movements to or from the site; • In accordance with Table 9.4.8.3.3 of the Sunshine Coast Planning Scheme, the proposal should allow for vehicles up to a 19 metre Articulated Vehicle (AV) to enter and exit the site in a forward gear; and • As shown in Section 7, a 19 metre AV can satisfactorily access and maneuver throughout the site whilst maintaining clearance to obstructions at all times.
Please refer to Section 4: Specialist Reports for a full copy of the Traffic Engineering Assessment Report prepared by Rytenskild Traffic Group in relation to this particular proposal.
ENVIRONMENTAL NOISE IMPACT RESPONSE
CRG Acoustics were engaged to prepare an Environmental Noise Impact Assessment for 36-40 Aerodrome Road, Maroochydore. The Environmental Noise Impact Assessment report confirms that the proposed development is deemed to be an acceptable use from an acoustical perspective. The report concluded:
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
• On-site activities (car and truck movements, car door closures and mechanical plant) have been assessed to ensure the acceptable noise amenity can be achieved at the nearest potentially affected noise sensitive receivers for 24-hour operation; • The service station layout will not cater for the refueling of large trucks, with generally the only larger trucks visiting the site being for fuel delivery; • A noise logger was located on the southeastern boundary of the previous car rental lot, with the microphone approximately 1.4m above ground; • The logger was set to record noise statistics in 15-minute blocks continually between Thursday 05/10/2017 and Thursday 12/10/2017; • All noise source levels used in the assessment have been collected from similar assessments; • All noise levels assessed under the amenity protection criterion have been corrected for impulsiveness or tonality as per Australian Standard AS 1055:1997 ‘Acoustics- Description and measurement of environmental noise’ • Continuous activity noise source levels have been compiled from similar previous investigations, all noise levels have been corrected for impulsiveness or tonality as per Australian Standard AS 1055:1997- ‘Acoustics- Description and measurement of environmental noise’;
CRG Acoustics recommend that the following acoustic treatments be incorporated into the development to mitigate on-site activity noise impacts:
• Construction of the acoustic barriers as detailed in Sketch No. 1 of Appendix A, the barriers are to be constructed above the finished hardstand level and be free of gaps and holes; • Typical materials include earth berms, 19mm lapped timber fence (40% overlap), 9mm FC sheet, toughened glass, Perspex, Masonry, or a combination of the above (a minimum surface mass of 11kg/m2 is required); • Articulated truck deliveries be limited to between 7 am and 10 pm, small rigid truck deliveries are acceptable 24 hours; • Waste collection be limited to the daytime period between 7 am and 10 pm; • The tyre pressure alarm be a visual type rather than an audible alarm; • Driveway and carpark areas be finished with surface coatings which prevent tyre squeal (an uncoated and unpolished concrete surface is acceptable; • Drainage grating over trafficable areas be well secured to prevent rattling; • Mechanical plant be designed and installed to comply with the noise criterion presented in Section 4.2. As the final plant selection has not been completed, an assessment of plant should be conducted during the design phase; • Such assessment should be undertaken prior to Building Approval and be conditioned within the Development Approval;
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
Notes on acoustic matters associated with the site:
• Based upon noise modelling, CRG have recommended acoustic barriers along the southern and part of the eastern side boundaries to mitigate noise emissions to the nearest dwellings; • Based upon the assumed mechanical plant source levels and locations (i.e main refrigeration and air-conditioning plant at rooftop), the plant enclosure will likely require a roof over, with acoustically absorptive lining inside the enclosure; • On-site activities have been assessed to ensure the acceptable noise amenity can be achieved at the nearest potentially affected noise sensitive receivers for 24-hour operation; • The service station layout will not cater for the refueling of large trucks, with generally the only larger trucks visiting the site being for fuel delivery; • Based upon the recommended acoustic treatments and restrictions to deliveries and waste collection, on-site activity noise emissions are predicted to impact the facades of the nearest offsite noise sensitive receivers within the relevant amenity protection ‘Background Creep’ criterion and inside dwellings within sleep disturbance limits; • Overall the proposed development will generally be within acceptable levels of the adopted criterion for 24-hour operation, subject to the acoustic treatments recommended in Section 6, being integrated into the design, construction and operation of the development.
Please refer to Section 4: Specialist Reports for a full copy of the Environmental Noise Impact Assessment Report.
CONCLUDING COMMENTS
It is the opinion of ADC that the proposed redevelopment of the premises for the purposes of a Service station and Shop will provide a positive form of development in the immediate area by reinvigorating an otherwise under-utilized commercial premise in a prime central area. The development is considered generally consistent with both the general intent of the ‘Principal Centre’ Zone and the ‘Maroochydore Local Area Plan’ (LAP). With respect to the key overall outcomes of the Zone and LAP as a whole we comment as follows:
• The development of the site will result in a vastly improved facility that will give rise to a corresponding increase in localized amenity; • Amended access/egress arrangements will improve public safety and will facility improved ease of access to the site in comparison to existing arrangements;
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• On-site activities have been assessed to ensure the acceptable noise amenity can be achieved and maintained at the nearest potentially affected noise sensitive receivers for 24-hour operation; and • The proposed development will provide a total of eleven (11) car parking spaces, including the additional space at the air and water station on the south-east corner of the site.
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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092)
SUMMARY
Arnold Development Consultants (ADC) have been engaged by S.H.A Premier Constructions Pty Ltd to seek Development Approval from Sunshine Coast Regional Council (SCRC) for a Material Change of Use (MCU) for a ‘Service Station & Shop’ over land described as 36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092).
ADC considers that this application meets the criteria for a ‘’properly made application’’ as defined by s51 (1) & (5) of the Act being that the application:
• has been made to SCRC as the assessment manager; • has been made in the approved form (completion of relevant IDAS and SCRC forms); • is inclusive of the necessary mandatory information as detailed in the forms; • is accompanied by the appropriate SCRC application fee; and • is accompanied by the written consent of the registered land owner.
Herein, ADC’s Planning Assessment Report has provided:
• A legislative context for the application; • An overview of the current condition of the site and surrounding area; • An identification of the various planning instruments applicable to this application; and • Is supported by evidence of compliance with the relevant components of the applicable instruments (in the form of supporting technical services reports, mapping and plans).
All the material provided herein is believed to constitute the requirement to make a ‘properly and well- made’ application.
In particular:
• The Development Application has proposed a form of development that is considered to satisfy the Council’s overarching Desired Environmental Outcomes for the area as a whole; • The site has been carefully assessed by a mix of specialist consultants and the site has been determined to exhibit few engineering, traffic and acoustic issues that could adversely impact on- site development potential; • The detailed engineering, traffic and acoustic have concluded that the site is suitable for the level and form of development proposed; • The detailed Engineering Services and Conceptual Stormwater Management Plan Reports confirm the following:
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o Hydraulic analysis has demonstrated that the proposed development will cause a decrease in peak flows from the site and therefore, the construction of a detention tank is not required; o It is proposed to divert the existing 375 mm diameter Council stormwater pipe to ensure there will be access to the pipe and to prevent additional loading; and o A water sensitive urban design (WSUD) approach to managing the stormwater runoff from the proposed development by utilizing an 11, 000 L rainwater tank will be adopted. • The detailed Traffic Engineering Assessment report has confirmed the following: o The geometric layout of the proposed parking facilities has generally been designed to comply with the relevant requirements specified in the Planning Scheme and access to the site is proposed to be gained via two separate left in/left out crossovers via the Aerodrome Road frontage; • The detailed Environmental Noise Impact Report confirmed the following: o On-site activities have been assessed to ensure the acceptable noise amenity can be achieved at the nearest potentially affected noise sensitive receivers for 24-hour operation; and • It is considered that the intent of the current Zone, the Planning Schemes overarching Strategic and Specific ‘Outcomes’ and each of the relevant Planning Scheme Codes are satisfied by the form and nature of on-site development envisaged on the Proposal Plans (Site Plan and Store Plan- prepared by United Petroleum Pty Ltd).
ADC has assessed the proposed development against all relevant provisions of the Sunshine Coast Regional Council Planning Scheme 2014 and hereby attests to general compliance and consistency with the Scheme. Where non-compliance with Acceptable Solutions has been identified ADC herein provides alternative solutions that are believed to satisfy the respective ‘Performance Criteria’.
Given that the application is subject to Code Assessment, ADC is seeking from GCCC a decision which accords with s60 of the Act. As this Planning Assessment Report outlines, the proposed development is considered worthy of receiving the sought-after development permit since it appropriately supports the intent of, and complies with, all relevant aspects and matters listed in s60 (3) of the Act.
ADC awaits receipt of SCRC’s Confirmation Notice, in accordance with s1 and s2 of the Act.
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7.2.19 Maroochydore/Kuluin local plan code
7.2.19.1 Application
(1) This code applies to assessable development:-
(a) within the Maroochydore/Kuluin local plan area as shown on Map ZM22 contained within Schedule 2 (Mapping); and
(b) identified as requiring assessment against the Maroochydore/Kuluin local plan code by the tables of assessment in Part 5 (Tables of assessment).
(2) The following provisions of the code are assessment benchmarks for applicable assessable development:-
(a) section 7.2.19.3 (Purpose and overall outcomes);
(b) Table 7.2.19.4.1 (Performance outcomes and acceptable outcomes for assessable development); and
(c) Figure 7.2.19A (Maroochydore/Kuluin local plan elements).
7.2.19.2 Context and setting
This section is extrinsic material under section 15 of the Statutory Instruments Act 1992 and is intended to assist in the interpretation of the Maroochydore/Kuluin local plan code.
The Maroochydore/Kuluin local plan area is located centrally in the eastern part of the Sunshine Coast and takes in a land area of approximately 1,450 hectares.
The local plan area includes the established urban neighbourhoods of Maroochydore and Cotton Tree, the suburban neighbourhoods of Maroochy Waters and Kuluin, the emerging community of Sunshine Cove as well as business and industry areas along Maroochydore Road, Wises Road, Sugar Road, Maud Street and Fishermans Road.
A significant part of the local plan area is taken up with the Maroochydore Principal Regional Activity Centre. The Maroochydore City Centre is a priority development area subject to the Economic Development Act 2012 whilst the remainder of the Maroochydore Principal Regional Activity Centre (outside of the city centre) is a declared master planned area subject to Part 10 (Other Plans). Neither of these areas form part of this local plan code.
Most of the local plan area is situated on a coastal lowland plain that meets the banks of the Maroochy River and the Maroochydore beachfront. The Maroochy River and the Maroochydore beachfront are major environmental and character elements that define the coastal setting and character of the local plan area. Except for some small remnants of native vegetation retained in parks and reserves, the local plan area has been largely cleared of native vegetation to accommodate coastal urban development.
Owing to its low lying topography a significant part of the local plan area is potentially at risk from acid sulfate soils and coastal hazards, including river flooding and storm surge.
A range of residential forms are represented in the local plan area ranging from the medium and high intensity tourist accommodation and mixed use development located along the Maroochydore beachfront to the low density predominantly permanent residential housing of Maroochy Waters and Kuluin.
Sunshine Cove, located immediately to the west of the Maroochydore Principal Regional Activity Centre, is an emerging residential community set around a man-made waterway system connecting to Cornmeal Creek. When complete, this development will accommodate a variety of housing types as well as community facilities and public open space.
A number of local centres are distributed throughout the local plan area, primarily at Cotton Tree, Maroochy Waters and Kuluin but also at several other locations. Cotton Tree, and in particular the associated foreshore area and beaches, is also a renowned and popular tourist destination.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-186 The local plan area includes a range of community, sport and recreational facilities including Maroochydore State High School, Maroochydore State School, Kuluin State School, Maroochydore Multisports Complex, Cotton Tree Park and a number of tourist parks.
A sewage treatment plant is located north of Commercial Road and an existing quarry to the south of Commercial Road has potential for reuse once quarry operations have ceased.
The Sunshine Motorway and Maroochydore Road are the principal transport routes within the local plan area. Other major roads include Bradman Avenue, Aerodrome Road, Duporth Avenue, Sugar Road, the Esplanade, Sixth Avenue, Main Road and Fishermans Road. The local plan area, and in particular the Maroochydore Principal Regional activity Centre, is planned to be serviced by key public transport infrastructure including the Dedicated Public Transport Corridor (CAMCOS) and the CoastConnect Priority Public Transport and Bicycle Corridor.
Urban zoned land within the local plan area is connected, or has the ability to be connected, to reticulated water and sewerage.
7.2.19.3 Purpose and overall outcomes
(1) The purpose of the Maroochydore/Kuluin local plan code is to provide locally relevant planning provisions for the assessment of development within the Maroochydore/Kuluin local plan area.
(2) The purpose of the Maroochydore/Kuluin local plan code will be achieved through the following overall outcomes:-
(a) The Maroochydore/Kuluin local plan area is a diverse coastal urban area comprising a number of urban and suburban residential neighbourhoods, high intensity visitor accommodation areas, business and industry areas and major community and sport and recreation facilities.
(b) Urban development in the Maroochydore/Kuluin local plan area is limited to land within the urban growth management boundary so as to protect environmental areas and landscape values.
(c) Cotton Tree and areas adjacent to Maroochydore Beach are cosmopolitan and vibrant places with visitor accommodation and small scale shops, cafés and restaurants at street level that enliven the public realm and enhance the role and image of this area as a tourism focus area.
(d) Kuluin and Maroochy Waters are established, predominantly low density residential neighbourhoods that offer a quiet, relaxed lifestyle in locations close to the beach and the services offered by the Maroochydore Principal Regional Activity Centre.
(e) The Specialised centre zone adjacent to Wises Road, Sugar Road and Maroochydore Road provides for the large floor plate, bulky goods retail activities required to support the core retailing activities accommodated within the Maroochydore Principal Regional Activity Centre.
(f) Industrial areas at Kuluin and north of Wises Road provide a range of low to medium impact industry uses.
(g) Development supports the role and function of Maroochydore as the principal regional activity centre for the Sunshine Coast.
(h) Development in the local plan area recognises and reinforces the natural attributes within and adjoining the local plan area by creating buildings, landscapes, a network of open space and pedestrian/cycle linkages that emphasise the outdoor lifestyle and the strong affinity that residents have with ‘living on or near the coast’. Development on land adjacent to the Maroochy River foreshore between Cornmeal Creek and Picnic Point Esplanade provides for a continual public pedestrian and cycle link along the foreshore, as an extension of the Coastal Path System.
(i) Development contributes to the establishment of landscaped boulevards along major transport routes and attractive gateways to enhance the sense of entry to the local plan area and the Maroochydore Principal Regional Activity Centre.
(j) Development provides appropriate landscape buffering to the Sunshine Motorway in order to visually screen built form elements and maintain the visual amenity of the Motorway.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-187 (k) Development in the Local centre zone supports the role and function of the local business areas as local (not full service) activity centres servicing the convenience needs of residents and visitors to the local plan area.
(l) With the exception of the two local business areas situated on the corner of Maroochydore Road and Main Road and Maroochydore Road and Turner Street that are not intended to increase their building footprint or gross floor area, development in the Local centre zone provides for the expansion and enhancement of business uses.
(m) Development in the Local centre zone provides for small scale uses, active street frontages and other urban elements that create vibrant streets and places.
(n) Development in the Specialised centre zone provides for the progressive refurbishment of sites along Wises Road and Sugar Road with buildings, landscaping and integrated signage that improve the visual appearance and the continuity of the streetscape along these major roads.
(o) Development in the High density residential zone in Precinct MAR LPP-1 (Evans Street), along the western side of Evans Street between Maroochydore Road and Millwell Road, provides land required for the widening of Evans Street to extend the dual carriageway configuration of Maroochy Boulevard to Maroochydore Road.
(p) Development in the High density residential zone in Precinct MAR LPP-2 (Wharf Street) provides for predominantly high density residential uses. Limited office uses may be established in the precinct as part of mixed use premises, where the residential amenity of the area is maintained.
(q) Development in the Low density residential zone in Precinct MAR LPP-3 (Maud Street/Sugar Road) provides for the establishment of business uses (being offices) in existing dwellings in a manner that maintains the amenity of existing residential uses and improves the visual appearance and continuity of the streetscape along these major roads.
(r) Development in the Low density residential zone on Lot 2 on SP223022 at 3-7 Fishermans Road, Kuluin, provides for a new public road link between Martins Drive and Fishermans Road.
(s) Development in the Emerging community zone provides for the continued development of Sunshine Cove as an integrated residential community, providing a mix of dwelling types and live/work buildings in a waterside setting, supported by large areas of open space, a walkable waterfront and extensive cycle and pedestrian pathway networks connecting the development to the Maroochydore Principal Regional Activity Centre and other adjoining neighbourhoods.
Editor’s note—development at Sunshine Cove is currently regulated in accordance with an approved master plan and plan of development.
(t) The existing tourist park sites located at Cotton Tree and Maroochydore Beach are maintained as tourist parks to provide short term, affordable visitor accommodation to complement Maroochydore’s role as a tourism focus area.
(u) Development does not compromise or adversely impact upon the operation or functional efficiency of the major transport corridors within or adjoining the local plan area including the Dedicated Public Transport Corridor (CAMCOS) and CoastConnect Priority Public Transport and Bicycle Corridor.
7.2.19.4 Performance outcomes and acceptable outcomes
Table 7.2.19.4.1 Performance outcomes and acceptable outcomes for assessable development
Performance Outcomes Acceptable Outcomes Development in the Maroochydore/Kuluin Local Plan Area Generally (All Zones) PO1 Development supports the role and AO1 No acceptable outcome provided. function of Maroochydore as the principal regional activity centre for the Sunshine Coast by accommodating uses that are complementary to, but do not compete with the intended role of,
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-188
Performance Outcomes Acceptable Outcomes the retail core (Principal centre zone and priority development area) as the primary focus for business and community activities within the principal regional activity centre. PO1- Complies
PO2 Development provides for buildings, AO2.1 Development for a residential, business structures and landscaping that are or community activity provides for building consistent with, and reflect the coastal design which incorporates the following urban character of, the features:- Maroochydore/Kuluin local plan area. (a) a mix of lightweight and textured external building materials, including timber finishes or masonry
construction with variation provided in texture and detailing; (b) articulated, pitched, skillion or curved roof forms; (c) open or transparent balustrades; and (d) landscaping integrated into the building design.
AO2.2 Development uses understated colour schemes and low-reflective roofing and cladding materials. PO2- Complies
The proposed development is for a Service Station and Shop. The proposed materials and colours of the structures are in accordance with standard United Petroleum design and present a modern style with functionality and brand recognition being the key objectives.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-189
PO3 Development provides for the retention AO3.1 Development protects and emphasises, and enhancement of key landscape and does not intrude upon, important elements including significant views and views to the Maroochy River, beaches vistas and existing character vegetation and other areas where identified on contributing to the setting, character Figure 7.2.19A (Maroochydore/Kuluin and sense of place of the local plan elements). Maroochydore/Kuluin local plan area. AO3.2 Development provides for the retention and enhancement of existing mature trees and character vegetation contributing to the setting and character of the local plan area including:- (a) vegetation adjacent to the Maroochy River foreshore and Maroochydore beach foredunes; (b) significant vegetation on the northern side of the Sunshine Motorway at the gateway intersection of Maroochy Boulevard; and (c) other character vegetation identified on Figure 7.2.19A (Maroochydore/Kuluin local plan elements).
Note—in some circumstances, the eradication of weed species and planting of locally native species that make a comparable contribution to local character may also satisfy the Acceptable Outcome. PO3- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-190
PO4 Development:- AO4.1 Development on a site adjacent to (a) presents an attractive streetfront Maroochydore Road, Aerodrome Road, address to the major road Wises Road, Sugar Road/Maud Street corridors of Maroochydore Road, and Bradman Avenue provides a frontage Aerodrome Road, Wises Road, treatment, including building siting and Sugar Road/Maud Street and design, landscaping, fencing and signage, Bradman Avenue; and that contributes to a coherent streetscape (b) provides a wide, vegetated buffer and enhances the appearance and visual to the Sunshine Motorway to amenity of these major road corridors. visually screen and soften built form elements. AO4.2 Development provides a 10 metre wide mounded landscaped buffer along the Sunshine Motorway road frontage of a site where identified on Figure 7.2.19A (Maroochydore/Kuluin local plan elements). PO4- Complies
The proposed development for a Service Station and Shop over land described as 36-40 Aerodrome Road, Maroochydore. The site-specific design and layout of the new facilities have been tailored to the unique qualitied of the site itself and the nature of existing surrounding uses.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-191
Performance Outcomes Acceptable Outcomes PO5 Development:- AO5.1 Development adjacent to a primary (a) provides for the establishment of streetscape treatment area or landscaped boulevards along gateway/entry point where identified on Bradman Avenue, Sixth Avenue, Figure 7.2.19A (Maroochydore/Kuluin the Esplanade, Aerodrome Road local plan elements):- and Alexandra Parade; and (a) incorporates architectural and (b) contributes to the establishment of landscape treatments which attractive and coherent enhance the sense of arrival to, and streetscapes and gateways that the beachside character of, the local enhance the sense of arrival to, plan area and emphasise corner and coastal urban character of, locations; and Maroochydore/Kuluin. (b) incorporates building materials such as varied roof forms, changes in materials and variations in projected and recessed elements and facades.
AO5.2 Development provides for streetscape improvements which complement existing or proposed streetscape works in the local area to ensure continuity of streetscapes and landscape design.
Note—Section 9.4.2 (Landscape code) sets out requirements for streetscape landscapes including entry statement landscapes.
Note—a landscape master plan may provide further guidance regarding particular streetscape treatments in a local plan area.
Note—streetscape materials and palettes can be referenced from the Council’s Infrastructure and Guideline Standards for each centre as required. PO5- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-190
PO6 Development with frontage to AO6 Development on a site with frontage to Aerodrome Road or Alexandra Parade Aerodrome Road or Alexandra Parade:- minimises direct vehicle access and (a) provides for no additional vehicle gives priority to pedestrians and the access from these streets; and CoastConnect Priority Public Transport (b) rationalises existing vehicle access and Bicycle Corridor. points wherever practicable. PO6- Complies
The subject premises fronts Aerodrome Road. Access to the site is proposed to be gained via two separate entry and exit crossovers. The crossovers have been designed in accordance with IPWEAQ Drawings RS- 051, with a Type B splay shown on the entry and exit side of the respective access points to discourage right turn movements. Please refer to Traffic Report for further details on safe access. PO7 Development on land adjacent to the AO7 No acceptable solution provided. Maroochy River foreshore, between Cornmeal Creek and Picnic Point Esplanade, provides for a continuous public pedestrian and cycle link along the Maroochy River foreshore as an extension to the coastal walk. PO7- Not Applicable
PO8 Development on land with frontage to AO8 No acceptable outcome provided. Eudlo Creek facilitates the provision of a local ecological linkage as identified Editor’s note—Section 8.2.3 (Biodiversity, on Figure 7.2.19A (Maroochydore/ waterways and wetlands overlay code) sets Kuluin local plan elements). out requirements for the provision of ecological linkages. PO8- Not Applicable
PO9 Development does not compromise the AO9 No acceptable outcome provided. provision and operation of transport networks including:- (a) the Dedicated Public Transport Corridor (CAMCOS), linking the North Coast Rail Line at Beerwah to Caloundra, Kawana Waters and Maroochydore; (b) the Sunshine Motorway and any
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-191
Performance Outcomes Acceptable Outcomes future connection to the Sunshine Motorway in the south eastern part of the local plan area; (c) the CoastConnect Priority Public Transport and Bicycle Corridor along Aerodrome Road and Alexandra Parade; and (d) Maroochydore Road and Bradman Avenue. PO9- Not Applicable Development in the Local Centre Zone Generally PO10 Development in the Local centre zone:- AO10 No acceptable outcome provided. (a) supports the role of the Cotton Tree Local Centre, Maroochy Waters Local Centre, Kuluin Local Centre and other local centres in the local plan area as local (not full service) activity centres; and (b) provides a basic level of convenience goods and services to local residents and visitors. PO10- Complies
The proposed development will provide additional employment opportunity and will also provide a service to support the established residential community in close proximity to the subject site. Development in the Local Centre Zone (King Street, Cotton Tree)
PO11 Development in the Local centre zone AO11 Development in the Local centre zone at at Cotton Tree:- Cotton Tree:- (a) is sympathetic to the urban village (a) provides primary active street character of Cotton Tree; frontages, built to the front (b) contributes to the vitality of King boundary, where identified on Street; Figure 7.2.19A (c) provides continuous weather (Maroochydore/Kuluin local plan protection for pedestrians; elements); (d) complements the traditional main (b) provides for any residential uses to street form and streetscape of be effectively integrated with Cotton Tree; and business uses; (e) provides integrated and functional (c) has building openings overlooking car parking and access the street; arrangements that do not (d) provides all weather protection in dominate the streetscape. the form of continuous cantilevered awnings and/or light verandah structures with decorative non-load bearing posts over footpath area with mature or semi-mature shade trees planted along the site frontage adjacent to the kerbside; (e) ensures that signage is integrated with buildings; (f) includes provision for landscaping, shaded seating and consistent and simple paving materials on footpaths; and (g) provides for car parking in basements. PO11- Not Applicable
Development in the Local Centre Zone (Local Business Area along Maroochydore Road)
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-192
PO12 Development in the Local centre zone AO12 Development in the Local centre zone on on sites situated on the corner of sites situated on the corner of Maroochydore Road and Main Road Maroochydore Road and Main Road and and Maroochydore Road and Turner Maroochydore Road and Turner Street:- Street:- (a) does not involve any expansion to (a) maintains, but does not increase, the gross floor area of business the existing scale of business uses established on the site; uses; (b) improves the appearance of (b) improves the appearance of the buildings and landscaping on the streetscape; site; (c) minimises impacts on adjoining or (c) provides for buildings which have a nearby residential uses; and scale and form that is compatible (d) does not impact upon the with nearby residential buildings; operational efficiency of (d) does not provide for direct access to Maroochydore Road as a major Maroochydore Road; and transport corridor. (e) (e) does not provide for the establishment of high traffic generating uses.
PO12- Not Applicable
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-193
Performance Outcomes Acceptable Outcomes Development in the Tourist Accommodation Zone (Cotton Tree Esplanade) PO13 Development in the Tourist AO13 Development in the Tourist accommodation zone:- accommodation zone:- (a) contributes to vitality of key streets (a) provides primary active street and esplanades; and frontages, built to the front (b) is sympathetic to the coastal boundary, where identified on character of Cotton Tree and Figure 7.2.19A Maroochydore. (Maroochydore/Kuluin local plan elements); (b) where active frontages are provided, incorporates all weather protection in the form of continuous cantilevered awnings and/or light verandah structures with decorative non-load bearing posts over footpath area with mature or semi- mature shade trees planted along the site frontage adjacent to the kerbside; (c) ensures that signage is integrated with the building; and (d) includes provision of landscaping, shaded seating and consistent and simple paving materials on footpaths. PO13- Not Applicable
Development in the High Density Residential Zone in Precinct MAR LPP-1 (Evans Street) PO14 Development in the High density AO14 Development in the High density residential zone in Precinct MAR LPP-1 residential zone in Precinct MAR LPP-1 (Evans Street) identified on Local Plan (Evans Street) provides for:- Map LPM22 provides land along the (a) development to be setback a frontage of Evans Street required to minimum of 13 metres from the front extend the dual carriageway property boundary; and configuration of Maroochy Boulevard to (b) land to be dedicated to Council, as Maroochydore Road. required to accommodate the upgrading of Evans Street. PO14- Not Applicable Development in the High Density Residential Zone in Precinct MAR LPP-2 (Wharf Street) PO15 Development for an office in the High AO15 No acceptable outcome provided. density residential zone in Precinct MAR LPP-2 (Wharf Street) identified on Local Plan Map LPM22:- (a) is small scale only and does not detract from the intended role and function of the Maroochydore Principal Regional Activity Centre as the primary location for centre activities; (b) forms part of a mixed use development; and (c) maintains the amenity of adjacent or nearby residential premises. PO15- Not Applicable
Development in the Low Density Residential Zone (Lot 2 on SP223022 at 3-7 Fishermans Road Kuluin) PO16 Development in the Low density AO16 No acceptable outcome provided. residential zone on Lot 2 on SP223022 at 3-7 Fishermans Road, Kuluin, provides for a new public road link between Martins Drive and Fishermans Road as indicated on Figure 7.2.19A (Maroochydore/Kuluin local plan elements). PO16- Not Applicable
Development in the Low Density Residential Zone in Precinct MAR LPP-3 (Maud Street/Sugar Road)
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-194
PO17 Development in the Low density AO17 Development for an office in the Low residential zone in Precinct MAR LPP-3 density residential zone in Precinct MAR
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-195
Performance Outcomes Acceptable Outcomes (Maud Street/Sugar Road) identified on LPP-3 (Maud Street/Sugar Road):- Local Plan Map LPM22 provides for (a) is limited to existing or new dwelling offices to be incorporated within houses or another live/work building dwellings and other small scale type with a maximum site cover of buildings, provided that such 40%; development:- (b) provides for all required car parking (a) maintains the amenity of adjacent to be accommodated on site within, or nearby residential premises; behind or beside the main building; and (c) provides a minimum 2 metre wide (b) provides an attractive and densely planted landscaped strip coherent streetscape address to along the full length of the front Maud Street/Sugar Road. property boundary; and (d) avoids any material impact on the amenity of adjoining or nearby residential premises through the provision of landscape buffers, screen fencing and appropriate site layout. PO17- Not Applicable (e)
Development in the Emerging Community Zone (Sunshine Cove) PO18 Development in the Emerging AO18 No acceptable outcome provided. community zone at Sunshine Cove:- (a) contributes to the establishment of Editor’s note—development at Sunshine Cove a walkable residential community is currently regulated in accordance with an in a waterside setting, comprising approved master plan and plan of development. of a number of high quality, attractive, environmentally responsible and sustainable mixed density residential neighbourhoods; (b) provides for a range of lot sizes, dwelling types and live/work buildings, with the highest density of residential development provided in key locations; (c) provides for an interconnected open space network and community facilities that meet the needs of the local community; (d) provides an integrated, legible and permeable road, cycle and pathway network, including a walkable waterfront along canal edges connecting residential neighbourhoods to open space, community facilities and the Maroochydore Principal Regional Activity Centre; and (e) protects the function and visual amenity of Maroochy Boulevard and the Sunshine Motorway. PO18- Not Applicable
Development in the Community Facilities Zone (Tourist Parks) PO19 Development provides for the existing AO19 No acceptable outcome provided. tourist park sites located at Cotton Tree and Maroochydore Beach to be retained or redeveloped as tourist parks. PO19- Not Applicable
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 7-196
Sunshine Coast Planning Scheme 2014 Maroochydore/Kuluin Local Plan Area
LEGEND TWIN
WATERS Local Plan Area Boundary PACIFIC PARADISE
Note 1 Waterway
Primary Active Street Frontage
Primary Streetscape Treatment Area
Boulevard Treatment Area
Local Ecological Linkage River Note 1 Greenspace
Channel Note 1 Island Community Activity/Facility Chambers
Island Greenspace Link
Character Vegetation Maroochydore Maroochydore Multisports Landscape Buffer Lions Complex Park Maroochy Gateway/Entry Point
Bradman Avenue Waters E
Goat Station Island Significant View Eudlo Creek Note 2 Conservation Heritage Place Park Key Pedestrian/Cycle Linkage Stella Maris
Note 4 Catholic A Sunshine Maroochydore Coastal Path School Homemaker State School Maroochydore Centre Dedicated Public Transport Corridor (CAMCOS)
State High Cotton Tree CoastConnect Priority Public Transport Corridor Schoool Holiday Park
Future Transit Hub
Sunshine
Plaza Indicative Road Linkage/Access Point
Maroochydore (PRAC) Proposed Road Widening KULUIN COTTON Maroochy Declared Master Maroochydore SLSC Declared Master Planned Area
P Planned Area TREE Library IND (see Part 10 - Other Plans)
A
R I Kuluin Priority Development Area Maroochydore Station State (subject to the Economic Development Act 2012) School
Maroochydore Maroochydore Priority Beach Holiday Note 1: For contextual purposes only. Park Development Note 2: Refer to Heritage and Character Overlay maps in Schedule 2 (Mapping). Area EE Note 4: Indicative alignment, subject to Y Allora further investigation in some areas. Gardens 0 100 200 400 600 800 Metres
Sunshine 1:21,116 Cove Disclaimer While every care is taken to ensure the accuracy of this product, neither the Sunshine Coast Regional Council nor the State of Queensland makes any representations or warranties about its accuracy, reliability, completeness or suitability for any particular purpose and disclaims all responsibility and all liability (including without limitation, liability in negligence) for all expenses, losses, damages (including indirect or consequential damage) and costs that may occur as a result of the product being inaccurate or incomplete in any way or for any reason.
© Crown and Council Copyright Reserved 2017 Maroochydore Geocentric Datum of Australia 1994 (GDA94) Rugby League
MAROOCHYDORE
BUDERIM
CALOUNDRA
BRIBIE IS
Figure 7.2.19A (Maroochydore/Kuluin Local Plan Elements)
Path: W:\Common\Geo\Projects\130101_SunshinecoastPlanningScheme2014\SCPS2014_A8R3\Maps\Part7\7_2_19A_SCC_PS_LPE_Maroochydore_20160406.mxd Amended 27 February 2017 Sunshine Coast Planning Scheme 2014 Page 7-194 9.3.18 Service station code
9.3.18.1 Application
(1) This code applies to assessable development identified as requiring assessment against the Service station code by the tables of assessment in Part 5 (Tables of assessment).
(2) All provisions in this code are assessment benchmarks for applicable assessable development.
9.3.18.2 Purpose and overall outcomes
(1) The purpose of the Service station code is to ensure service stations are developed in appropriate locations and in a manner which meets the needs of users, provides safe access and protects the environment and amenity of surrounding premises.
(2) The purpose of the Service station code will be achieved through the following overall outcomes:-
(a) a service station is established at a suitable location and on a site that is capable of accommodating all necessary and associated activities;
(b) a service station does not adversely impact upon the amenity of the surrounding local area;
(c) a service station incorporates a high standard of built form and landscape design;
(d) a service station is provided with safe and convenient access to the road network; and
(e) a service station incorporates appropriate environmental management measures and minimises the risk of land, ground and surface water contamination.
9.3.18.3 Performance outcomes and acceptable outcomes
Table 9.3.18.3.1 Performance outcomes and acceptable outcomes for assessable development
Performance Outcomes Acceptable Outcomes Location and Site Suitability PO1 The service station is located on a site AO1 The service station is located on a site having sufficient area and dimensions to that:- accommodate required buildings and (a) is at least 1,500m2 in area; and structures, vehicle access and (b) has a street frontage of at least 40m. manoeuvring areas and site landscapes and buffer areas. PO1- Complies
The subject premises has a total site area of 1, 821m2. The proposed ‘Service Station’ represents a favourable outcome with regard to facilitating an increase in the visual amenity of the subject site by proposing additional high quality landscaped areas around the majority of the site. The proposed Service Station will additionally serve the local community whilst remaining at a relatively low intensity and scale. The proposal reflects the improved utilization of a premises in the ‘Principal Centre’ Zone that was underutilized previously.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-83
PO2 The service station is located so that it AO2 The service station is located on land does not adversely impact upon the included in a centre zone, industry zone amenity of existing or future planned or the Specialised centre zone. residential areas. OR
The service station is located in the Rural zone on a major road and at least 15 kilometres from any existing or approved service station on the same trafficable route.
OR
The service station is located in a designated highway service area. PO2- Complies
The proponent engaged CRG Acoustic Consultants to prepare an ‘Environmental Noise Impact Assessment Report’ to support the proposed development. CRG have recommended that acoustic barriers along the southern and part of the eastern side boundaries to mitigate noise emissions to the nearest dwellings. It is also recommended that acoustic treatments and restrictions to deliveries and waste collection on-site activity noise emissions are predicted to impact the facades of the nearest offsite noise sensitive receivers within the relevant amenity protection ‘background creep’ criterion and inside dwellings within sleep disturbance.
Siting of Building and Structures PO3 Buildings and structures associated with AO3.1 For front boundary setbacks:- the service station are sited so as to:- (a) fuel pumps and canopies are (b) ensure the safe and efficient use of setback a minimum of 7.5 metres the site and operation of the facility; from the property boundary; and protect streetscape character; and (b) all other buildings or structures are (a) provide adequate separation to setback at least 10 metres from the adjoining land uses. property boundary. For side and rear boundary setbacks, all buildings or structures are setback at least 2 metres from the property boundary.
OR
Where adjoining an existing residential use or land included a residential zone, all buildings and structures are setback at least 5 metres from the property boundary. PO3- Complies
The proposed Service Station & Shop will be designed to ensure the safe and efficient use. Adequate separation distances will be applied.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-83
Siting of Fuel Pumps and Bulk Fuel Storage PO4 Fuels pumps and bulk fuel storage tanks AO4.1 Fuel pumps are located in accordance are located:- with Australian Standard AS1940 – The (a) wholly within the site; storage and handling of flammable and (b) such that vehicles, while fuelling and combustible liquids. refuelling, are standing wholly within the site and are parked away from AO4.2 Fuel pumps are located such that entrances and circulation driveways; vehicles while refuelling are standing and wholly within the site and are parked (c) a safe distance from all site away from entrances and circulation boundaries. driveways.
AO4.3 Bulk fuel storage tanks are situated no closer than 8 metres to any road frontage.
AO4.4 Inlets to bulk fuel storage tanks are located to ensure that tankers, while discharging fuel, are standing wholly within the site and are on level ground. PO4- Complies
Please refer to Section 3: Plans for further details. Site Access PO5 The service station:- AO5.1 Land is dedicated as road where the (a) does not impair traffic flow or road Council or the State government requires safety; and land for road widening, corner truncation (b) facilitates, through the design and or for acceleration or deceleration lanes. arrangement of vehicular crossovers, safe and convenient AO5.2 Separate entrances to and exits from the movement to and from the site. site are provided, and these are clearly marked for their intended use.
AO5.3 Reinforced industrial crossovers are constructed to provide suitable access for fuel delivery vehicles.
AO5.4 Vehicle crossovers are at least 8 metres wide.
AO5.5 No part of a vehicle crossover is closer than:- (a) 14 metres from any other vehicle crossover on the same site; (b) 12 metres from an intersection; and (c) 3 metres from any property boundary. PO5- Complies
Access to the site is proposed to be gained via two separate entry and exit crossovers. The crossovers have been designed in accordance with IPWEAQ Drawing RS-051 with a Type B splay shown on the entry and exit side of the respective access points to discourage right turn movements. Please refer to Section 4: Specialist Reports for a copy of the Traffic Impact Assessment Report. Environmental Performance PO6 The service station is designed and AO6.1 Sealed impervious surfaces are provided constructed so as to ensure that on-site in areas where potential spills of operations:- contaminants may occur. (a) do not cause any environmental nuisance or harm; AO6.2 Grease and oil arrestors or other
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-84
Performance Outcomes Acceptable Outcomes (b) do not result in the release of infrastructure is provided to prevent the untreated pollutants; and movement of contaminants from the site. (c) achieve acceptable levels of stormwater run-off quality and quantity. PO6- Complies
The proponent engaged Knobel Consulting Engineers to prepare an Engineering Services Report. Please refer to Section 4: Specialist Reports for further details.
PO7 Automatic mechanical carwash facilities AO7 No acceptable outcome provided. (where provided) are designed to collect, treat and recycle waste water for reuse.
PO7- Not Applicable
PO8 The collection, treatment and disposal of AO8 No acceptable outcome provided. solid and liquid wastes ensures that:- (a) off-site releases of contaminants do not occur; and (b) measures to minimise waste generation and to maximise recycling are implemented. PO8- Compl(c) ies
Please refer to Section 4: Specialist Reports for further details on compliance.
Protection of Residential Amenity PO9 The service station ensures the amenity AO9 Where the service station adjoins a of existing or planned residential areas is residential use or land included in a protected and noise, light or odour residential zone:- nuisance is avoided. (a) a 2 metre high solid screen fence is provided along all common property boundaries of the site; and (b) the hours of operation of the service station are limited to between 7.00am to 10.00pm. PO9- Complies
The proponent engaged CRG Acoustics to prepare an Environmental Noise Impact Assessment Report. Please refer to Section 4: Specialist Reports for further details on compliance.
Landscapes PO10 The service station incorporates AO10.1 At least 10% of the site area is provided landscapes that soften the development as landscape area. and contribute to the development providing an attractive appearance. AO10.2 A minimum 2 metre wide landscape strip is provided along each street frontage and common property boundary of the site. PO10- Complies
Considerable new landscaping and amenity planting is proposed. Please refer to Section 3: Plans for further details on compliance.
On-site Amenities PO11 Customer air and water facilities, and AO11 No acceptable outcome provided. 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 is provided to any adjoining residential use. PO11- Complies
Please refer to Section 4: Specialist Reports for further details.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-85
Extent of Retail Sale of Goods PO12 The associated sale of goods, including AO12 The gross floor area used for the food stuffs, is ancillary to the provision of associated retail sale of goods is limited fuel and automotive repairs and service. to 150m². PO12- Complies
The total GFA of the convenience store is 215m2. Please refer to Section 3: Plans for further layout details.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-86
9.3 Use codes 9.3.1 Business uses and centre design code
9.3.1.1 Application
(1) This code applies to assessable development identified as requiring assessment against the Business uses and centre design code by the tables of assessment in Part 5 (Tables of assessment).
(2) All provisions in this code are assessment benchmarks for applicable assessable development.
9.3.1.2 Purpose and overall outcomes
(1) The purpose of the Business uses and centre design code is to ensure business uses and other centre activities:-
(a) are developed in a manner consistent with the Sunshine Coast Activity Centre Network; and
(b) are of a high quality design which reflects good centre design principles and appropriately responds to local character, environment and amenity considerations.
(2) The purpose of the Business uses and centre design code will be achieved through the following overall outcomes:-
(a) a business use or centre activity is consistent with the Sunshine Coast Activity Centre Network;
(b) a business use or centre activity incorporates building and landscape design that responds to the region’s sub-tropical climate as well as the character of the particular local area;
(c) a business use or centre activity provides for the establishment of safe, comfortable and vital pedestrian environments;
(d) a business use or centre activity is integrated into its surrounds and reflects high quality town centre, streetscape and landscape design principles;
(e) a business use or centre activity avoids or, where avoidance is not practicable, minimises adverse impacts upon the amenity, privacy and environmental quality of nearby residential uses, recognising that activity centres are mixed use environments where some impacts may occur; and
(f) a business use or centre activity which is an adult store is not located in an adult store sensitive use area.
9.3.1.3 Performance outcomes and acceptable outcomes
Table 9.3.1.3.1 Performance outcomes and acceptable outcomes for assessable development
Performance Outcomes Acceptable Outcomes Activity Centre Role and Function PO1 The business use or centre activity is of AO1 No acceptable outcome provided. a type, scale and intensity that is consistent with the Sunshine Coast activity centre network. PO1- Complies
The proposed development is for a Service Station and Shop. The proponent engaged a number of sub- consultants to prepare reports to confirm that the proposed development is of a suitable size and scale. Please refer to Section 4: Specialist Reports for further details.
Relationships of Buildings to Streets and Public Spaces
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-4
PO2 The business use or centre activity is in AO2.1 Except where otherwise specified in a a building that:- structure plan or local plan code, a (a) clearly defines, frames or encloses building fronting a main street, or on a site the street and other useable public identified as having a primary active and semi-public open space; and street frontage or secondary active street PO2- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-4
Performance Outcomes Acceptable Outcomes (b) provides an attractive and direct frontage, is built to the street frontage for street front address. all or most of its length, so as to create a continuous or mostly continuous edge.
AO2.2 Except where otherwise specified in a structure plan or local plan code, a building located other than as specified in Acceptable Outcome AO2.1 (above) is set back at least 6 metres of the street frontage and has its main entrances fronting the street. PO3 Car parking areas, service areas and AO3 The development provides for:- driveways are located so as not to (a) shared driveways; dominate the streetscape. (b) rear access lanes; and (c) parking and service areas situated at the rear of the site or in a basement below ground level away from active street frontages. PO3- Complies
The proponent engaged Rytenskild Traffic Group to prepare a detailed traffic report for the proposed development. The report confirms that the proposed development will provide safe access to and from the subject premises. Please refer to Section 4: Specialist Reports for further details on compliance.
PO4 The business use or centre activity AO4.1 Except where otherwise specified in a provides for footpaths, walkways and structure plan or local plan code, a other spaces intended primarily for building fronting a main street, or on a site pedestrians to be comfortable to use and identified as having a primary active adequately sheltered from excessive street frontage or secondary active street sunlight and inclement weather. frontage, provides adequate and appropriate shelter in the form of a minimum 2.7 metre wide awning, colonnade, verandah or the like along the full length of the active street frontage.
AO4.2 Where a building exceeds 2 storeys in height, the building is designed so as to avoid the creation of adverse micro- climatic impacts on any nearby public space by way of overshadowing, wind tunnelling or reflective glare.
AO4.3 Building materials and hard surfaces used in landscape or streetscape works are not highly reflective, or likely to create glare, slippery or otherwise hazardous conditions.
AO4.4 Any outdoor public or semi-public open space has a minimum of 50% of its area covered or shaded. PO4- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-5
PO5 The business use or centre activity is in AO5.1 Development provides for a minimum of a building which is designed to create 65% of the building frontage to a public vibrant and active streets and public street, or other public or semi-public spaces. space, to present with clear or relatively clear windows and glazed doors.
AO5.2 The ground level of any building fronting a main street, other street identified as having a primary active street frontage or secondary active street frontage, or another public or semi-public space, incorporates activities that are likely to foster casual, social and business
interaction for extended periods, such as shops, restaurants and the like.
AO5.3 Development minimises vehicular access across active street frontages. PO5- Complies
Building Massing and Composition PO6 The business use or centre activity is in AO6.1 Except where otherwise specified in a a building that enhances the character structure plan or local plan code, the site
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-6
Performance Outcomes Acceptable Outcomes and amenity of streets and neighbouring cover of a building does not exceed:- premises via a built form that:- (a) 70% for that part of a building up to 2 (a) creates a built form in which storeys in height; and buildings are closely related to (b) 50% for that part of a building streets, public spaces and exceeding 2 storeys in height. pedestrian routes; (b) maintains some area free of AO6.2 Except where otherwise specified in a buildings at ground level to facilitate structure plan or local plan code, pedestrian movement and other buildings are set back from street functions associated with the frontages:- building; (a) in accordance with Acceptable (c) provides a slender building profile Outcome AO2.1 and AO2.2 (as above podium level; applicable) for that part of a building (d) ensures access to attractive views up to 2 storeys in height; and and prevailing cooling breezes; and (b) at least 6 metres for that part of a (e) avoids excessively large building building exceeding 2 storeys in floor plates and building facades. height.
AO6.3 If adjoining premises not used for a residential activity or not otherwise included in a residential zone, buildings are set back from other site boundaries as follows:- (a) for that part of a building up to 2 storeys in height:- (i) 0m if adjoining an existing blank wall or vacant land on an adjoining site; and (ii) at least 3 metres if adjoining an existing wall with openings on an adjoining site; and (b) at least 6 metres for that part of a building exceeding 2 storeys in height.
OR
If adjoining premises used for a residential activity or otherwise included in a residential zone, buildings are set back from other site boundaries as follows:- (a) at least 3 metres for that part of a building up to 2 storeys in height; and
(b) at least 6 metres for that part of a building exceeding 2 storeys in height.
AO6.4 All storeys of a building above the third storey have a plan area that does not exceed 1,000m², with no horizontal facade more than 45 metres in length. PO6- Complies
Building Features and Articulation PO7 The business use or centre activity is in AO7.1 The building has articulated and textured a building which:- facades that incorporate some or all of (a) provides visual interest through form the following design features to create a and facade design; high level of openness and visual interest, (b) provides outdoor or semi-enclosed and provide shading to walls and public spaces that complement windows:- adjoining indoor spaces; (a) wide colonnades, verandahs, (c) takes advantage of local climatic awnings, balconies and eaves; conditions in ways that reduce (b) recesses, screens and shutters; and demand on non-renewable energy (c) windows that are protected from sources for cooling and heating; and excessive direct sunlight during (d) responds to the character and warmer months. amenity of neighbouring premises. Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-7
Performance Outcomes Acceptable Outcomes AO7.2 To assist in creating or maintaining a coherent streetscape, the building is articulated and finished in ways that respond to attractive and notable elements of adjacent buildings, such as continuity of colonnades, verandahs, balconies, eaves, parapet lines and roof forms.
AO7.3 The building incorporates vertical and horizontal articulation such that no blank wall is longer than 15 metres. PO7- Complies
Please refer to Section 3: Proposal Plans for further details on compliance.
PO8 Where the business use or centre AO8 A building having a height of more than 2 activity involves the development of a tall storeys incorporates variations in building, the building is designed to materials, colours, textures or other built display the functional differences form elements that help to differentiate between the ground level and the above between the podium and other building ground level spaces. levels. PO8- Not Applicable
PO9 The business use or centre activity is in AO9 No acceptable outcome provided. a building which has a top level and roof form that is shaped to:- (a) provide an articulated and visually attractive skyline silhouette; and (b) screen mechanical plants from view. PO9- Not Applicable
On-site Landscapes PO10 The business use or centre activity AO10.1 A minimum of 10% of the site is provides for the premises to be comprised of deep planted landscapes. attractively landscaped in a manner that is consistent with the function, location AO10.2 Landscapes are provided on-site in and setting of the premises. accordance with the following:- (a) shade trees, low planting and hard landscapes are provided along street frontages not occupied by buildings or driveways; (b) shade trees are provided in car parks; (c) a landscape strip is provided between the business use and any adjacent residential use which:- (i) has a minimum width of 2 metres; (ii) is planted with a variety of screening trees and shrubs; and (iii) incorporates a minimum 1.8 metre high solid screen fence where acoustic attenuation is required; and (d) planting is provided on top of podium levels and on the roof or roof level of car parking structures. PO10- Complies
Please refer to Section 4: Specialist Reports for further details.
Landscape of Long Term Vacant Sites Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-8
PO11 Where the business use or centre AO11 Where a business use is staged and activity is to be developed incrementally, some or all of the land subject to a or redevelopment of a site in a centre is development is to remain vacant, or delayed following the completion of where redevelopment following demolition demolition works, appropriate landscape is delayed for more than 3 months, the works and other site treatments are following works are carried out:- undertaken to ensure that the site makes (a) the site is cleared of all rubble, debris a positive contribution to the amenity of and demolition materials; the centre. (b) the site is graded (to the same level as the adjoining footpath wherever practicable) and turfed; (c) the site is fenced and landscaped with perimeter planting consisting of advanced specimens of fast growing species; PO11- Not Applicable
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-9
Performance Outcomes Acceptable Outcomes (d) drainage is provided to prevent ponding; (e) the site is maintained so that there is no sediment run-off onto adjacent premises, roads or footpaths; (f) the site is maintained to ensure no nuisance to adjacent premises, roads or footpaths; and (g) public access is provided where public safety can be maintained. Undergrounding of Electricity PO12 The business use or centre activity AO12 Where development involves the provides for electricity infrastructure to construction of a new building, electricity the site in a way that minimises its visual is located underground for the full impact on the centre streetscape. frontage of the site. PO12- Complies
Electrical and telecommunication services are available adjacent to the development site. Load requirements and any necessary upgrades will need to be investigated by an electrical consultant as part of the detailed design for the proposed development. The Dial Before You Dig record searches for the existing services (please refer to Knobel Consulting Engineering Services Report for further details).
Environmental Management and Amenity of Residential Premises
PO13 The business use or centre activity does AO13.1 Undesirable visual, noise and odour not unreasonably impact upon the impacts on public spaces and residential amenity or environmental quality of its uses are avoided or minimised by:- environs and especially any nearby (a) where appropriate, limiting the hours residential premises. of operation of the business use to maintain acceptable levels of residential amenity relative to the
site’s context and setting; (b) providing vehicle loading/unloading and refuse storage/collection facilities within enclosed service yards or courtyards; and (c) locating site service facilities and areas such that they are not adjacent to the frontage of a street or public space.
AO13.2 Glare conditions or excessive ‘light spill’ on to adjacent sites and public spaces are avoided or minimised through measures such as:- (a) careful selection and location of light fixtures; (b) use of building design/architectural elements or landscape treatments to block or reduce excessive light spill to locations where it would cause a nuisance to residents or the general public; and (c) alignment of streets, driveways and servicing areas to minimise vehicle headlight impacts on adjacent residential accommodation. PO13- Complies The proponent engaged CRG Acoustic Consultants to prepare an Environmental Assessment Report for the proposed development. On-site activities have been assessed to ensure the acceptable noise amenity can be achieved at nearest potentially affected noise sensitive receivers for 24 hour operation.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9- 10 PO14 The business use or centre activity AO14 Where the development is adjacent to a maintains the privacy of residential residential use, the reasonable privacy premises such that the use of indoor and and amenity of such accommodation is outdoor living areas by residents is not maintained by:- unreasonably diminished. (a) siting and orienting buildings to minimise the likelihood of overlooking; (b) having windows and outdoor areas, (including balconies and terraces) located and designed so that they do not look into residential accommodation; and (c) incorporating screening over building openings. PO14- Complies
An acoustical barrier is recommended to screen the residential area to the south of the subject site. It is noted that an existing sheetmetal screen fence of 3m in height is located to the southeastern boundary of the site, which screens the unit block to part of the subject site. This existing fence is not an acoustical barrier, but only a visual screen. The recommended 2.8m high acoustical barrier will not only mitigate noise from the proposed on-site activity, but will also reduce the noise impact levels from road traffic on Aerodrome Road, thereby providing further benefit to the adjacent residential premises. PO15 Where the business use or centre AO15.1 Entry areas for the residents of, and activity is in a mixed use building, the visitors to, residential accommodation are development provides residents of the provided separately from entrances for
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9- 11 Performance Outcomes Acceptable Outcomes building with reasonable privacy and other building users and provide for safe security. entry from streets, car parking areas and servicing areas.
AO15.2 Clearly marked, safe and secure parking areas are provided for residents and visitors which are separate from parking areas provided for other building users.
AO15.3 Security measures are installed such that other building users do not have access to areas that are intended for the exclusive use of residents of, and visitors to, residential accommodation. PO15- Complies
The proponent engaged Rytenskild Traffic Group to prepare a Traffic Engineering Assessment Report, please refer to Section 4: Specialist Reports for further details on compliance.
PO16 Where the business use or centre AO16 No acceptable outcome provided. activity requires the use of acoustic attenuation measures to avoid or minimise adverse impacts on nearby residential premises, such measures are designed and constructed so as to be compatible with the local streetscape, and discourage crime and anti-social behaviour. PO16- Complies
The proponent engaged CRG Acoustics to prepare an Environmental Assessment Report. Please refer to Section 4: Specialist Reports for further details on compliance. Requirements for a Corner Store in a Residential Area PO17 Where the business use involves the AO17.1 The corner store is located on a site that:- establishment of a corner store in a (a) has access and frontage to a residential area, the corner store:- collector street or higher order road; (a) is appropriately located in the or residential area taking account of (b) is adjacent to a community activity or the size and configuration of the an existing non-residential use. neighbourhood and the location of other existing or approved corner AO17.2 The corner store is located on a site that stores; and is more than 400 metres radial distance (b) is compatible with the scale and from:- intensity of development in the (a) any existing shop; neighbourhood. (b) any site with a current approval for a shop; or (c) any land included in a centre zone.
AO17.3 The site cover of the building in which the corner store is accommodated does not exceed 50%. PO17- Not Applicable
Requirements for an adult store in an adult store sensitive area PO18 An adult store is not located in an adult AO18 No acceptable outcome provided. store sensitive use area. PO18- Not Applicable
The proposed development is for a Service Station and Shop.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9- 12 29 9.4.10 Waste management code
9.4.10.1 Application
(1) This code applies to assessable development identified as requiring assessment against the Waste management code by the tables of assessment in Part 5 (Tables of assessment).
(2) All provisions in this code are assessment benchmarks for applicable assessable development.
9.4.10.2 Purpose and overall outcomes
(1) The purpose of the Waste management code is to ensure development provides for the sustainable management of waste in a manner which is environmentally acceptable, safe and efficient.
(2) The purpose of the Waste management code will be achieved through the following overall outcomes:-
(a) development provides opportunities to minimise waste generation and increase re-use and recycling;
(b) development provides for waste management facilities which are conducive to the storage of waste in an environmentally acceptable, nuisance free and aesthetically pleasing manner;
(c) waste storage facilities are functionally appropriate for users of the facilities; and
(d) waste collection services are undertaken in a safe, efficient and unobstructed manner.
9.4.10.3 Performance outcomes and acceptable outcomes
Table 9.4.10.3.1 Performance outcomes and acceptable outcomes for assessable development
Performance Outcomes Acceptable Outcomes Waste Minimisation PO1 Development minimises waste AO1 Development with the potential to generation (including construction, generate significant amounts of waste is demolition and operational waste) and undertaken in accordance with an provides opportunities for re-use and approved waste management plan, recycling, where appropriate. prepared in accordance with the Planning scheme policy for the waste management code. PO1- Complies
Waste Storage PO2 Development provides adequate AO2 A waste container storage area(s) is facilities on-site for the storage of waste provided that is sited, screened and and recyclable material, in a manner designed in accordance with the which minimises the potential for standards specified in the Planning environmental harm and environmental scheme policy for the waste nuisance. management code. PO2- Complies
Please refer to Section 3: Plans for further details.
PO3 Development provides for source AO3 No acceptable outcome provided. separation and segregation of wastes, by providing convenient access to recycling containers, green waste containers and other specialised waste storage containers, as required, which are easily recognised and appropriate to 29 Editor’s notethe—the Planning type and scheme volume policy for ofthe waste wastes management code provides standards, guidelines and advice for achieving certaingenerated. outcomes of this code, including guidance for the preparation of a waste management plan. Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-169 Waste Servicing PO4 Development is designed to facilitate AO4.1 Where on-site waste collection services
Performance Outcomes Acceptable Outcomes and allow for safe, unobstructed and are proposed:- efficient servicing of waste containers. (a) the layout and internal trafficable areas of the development is designed to facilitate direct servicing of waste containers by the refuse collection vehicle in a safe, efficient and unobstructed manner; (b) refuse collection vehicle entry and exit from the site is carried out in a forward gear; and (c) the proposed point of servicing is designed to minimise the potential for nuisances to be caused by way of noise and odour.
AO4.2 Where on-street (kerbside) waste collection is proposed for standard domestic waste containers, sufficient kerbside space is provided adjacent to the frontage of the premises for the required number of bins, and such space is;-
(a) clearly separated from car parking bays, loading bays and other similar no-standing areas; (b) clear of overhanging branches, awnings and other such hindrances to servicing by a lifter arm; (c) clear of footpaths and pedestrian access connections to the road; (d) not in front of shop entrances or private residential premises; (e) not blocking the vision of vehicles using the roadway or entering and exiting the property; (f) capable of being serviced safely without the collection vehicle impeding traffic flow during servicing; and (g) capable of being serviced while the collection vehicle travels forward (i.e. without the vehicle needing to reverse).
AO4.3 Where on-street waste collection is proposed for standard bulk bins:- (a) a storage embayment is provided just inside the property boundary alignment of the site, preferably next to the site access point, and adjacent to the likely point on the street where the bulk bin will be serviced by the contractor; (b) a reasonably level, smooth and non- slip access path is provided, from the temporary embayment continuous to the likely point on the street where a refuse collection vehicle will service the bin; (c) a lawful point exists on the street for the refuse collection vehicle to stand, at the likely point for bin servicing, such that the refuse collection vehicle is not required to “double park” and/or is not impeding traffic flow during servicing and is not blocking the vision of vehicles using the roadway
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-170
Performance Outcomes Acceptable Outcomes or entering and exiting the property; and (d) at the point of collection, there is clear volumetric space available that is:- (i) clear of overhanging branches, awnings and other such hindrances to servicing by a lifter arm; (ii) clear of footpaths and pedestrian access connections to the road; (iii) not in front of shop entrances or private residential premises; and (iv) capable of being serviced while the collection vehicle travels forward (i.e. without the vehicle needing to reverse).
Note—the Planning scheme policy for the waste management code contains guidance in relation to the achievement of AO4.1, AO4.2 and AO4.3.
Editor’s note—Section 9.4.8 (Transport and parking code) sets out additional requirements for service vehicle access and parking. PO4- Complies
PO5 Development is designed to allow for AO5 No acceptable outcome provided. safe and unobstructed manual handling and manoeuvring of standard domestic waste containers and standard bulk bins. PO5- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-171
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 9-172
8.2 Overlay Codes
1 2 8.2.1 Acid sulfate soils overlay code
8.2.1.1 Application
(1) This code applies to assessable development:-
(a) subject to the acid sulfate soils overlay shown on the overlay maps contained within Schedule 2 (Mapping); and
(b) identified as requiring assessment against the Acid sulfate soils overlay code by the tables of assessment in Part 5 (Tables of assessment).
(2) All provisions in this code are assessment benchmarks for applicable assessable development.
8.2.1.2 Purpose and overall outcomes
(1) The purpose of the Acid sulfate soils overlay code is to ensure that the generation or release of acid and metal contaminants from acid sulfate soils does not have adverse effects on the natural environment, built environment, infrastructure or human health.
(2) The purpose of the Acid sulfate soils overlay code will be achieved through the following overall outcomes:-
(a) development ensures that the release of acid and associated metal contaminants into the environment is avoided by either:-
(i) not disturbing acid sulfate soils (ASS) when excavating or otherwise removing soil or sediment, extracting groundwater or filling land; or (ii) treating and, if required, undertaking ongoing management of any disturbed ASS and drainage waters.
8.2.1.3 Performance outcomes and acceptable outcomes
Table 8.2.1.3.1 Performance outcomes and acceptable outcomes for assessable development
Performance Outcomes Acceptable Outcomes Avoidance and Management of ASS PO1 Development:- AO1.1 The disturbance of ASS is avoided by:- (a) does not disturb ASS; or (a) undertaking an ASS investigation (b) is managed to avoid or conforming to the Queensland minimise the release of acid Sampling Guidelines3 and soil analysis and metal contaminants, according to the Laboratory Methods where disturbance of ASS is Guidelines4; unavoidable. (b) not excavating or otherwise removing soil or sediment containing ASS; (c) not permanently or temporarily extracting groundwater that results in the aeration of previously saturated ASS; and (d) not undertaking filling on land at or below 5 metres AHD that results in:- (i) actual ASS being moved below the water table; or
1 Editor’s note—the Acid Sulfate Soils Overlay Maps in Schedule 2 (Mapping) identify the following areas potentially subject to acid sulfate soils:- (a) Area 1 (land at or below 5 metres AHD); and (b) Area 2 (land above 5 metres AHD and below 20 metres AHD). 2 Editor’s note—the Planning scheme policy for the acid sulfate soils overlay code provides advice and guidance for achieving certain outcomes of this code, including guidance for the preparation of an ASS investigation report and management plan. 3 Ahern CR, Ahern MR and Powell B (1998). Guidelines for Sampling and Analysis of Lowland Acid Sulfate Soils (ASS) in Queensland. Department of Natural Resources Indooroopilly. 4 Ahern CR, McElnea AE and Sullivan LA (2004). Acid Sulfate Soils Laboratory Guidelines. Department of Natural Resources and Mines, Indooroopilly.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-3 Performance Outcomes Acceptable Outcomes (ii) previously saturated ASS being aerated.
OR
The disturbance of ASS avoids the release of acid and metal contaminants by:- (a) undertaking an acid sulfate soils investigation conforming to the Queensland Sampling Guidelines and soil analysis according to the Laboratory Methods Guidelines or Australian Standard 4969; (b) neutralising existing acidity and preventing the generation of acid and
metal contaminants using strategies documented in the Soil Management Guidelines5; and (c) preventing the release of surface or groundwater flows containing acid and metal contaminants into the environment.
AO1.2 Where potential or actual ASS is identified, they are managed in accordance with an ASS management plan. PO1- Complies
Please refer to Section 4: Specialist Reports for a copy of the Engineering Services Report prepared by Knobel Consulting.
Technical Manual. Department of Natural Resources and Mines, Indooroopilly.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-4
5 Dear SE, Moore NG, Dobos SK, Watling KM and Ahern CR (2002). Soil Management Guidelines. Queensland Acid Sulfate Soils
Technical Manual. Department of Natural Resources and Mines, Indooroopilly.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-4 6 7 8.2.2 Airport environs overlay code
8.2.2.1 Application
(1) This code applies to assessable development:-
(a) subject to the airport environs overlay shown on the overlay maps contained within Schedule 2 (Mapping); and
(b) identified as requiring assessment against the Airport environs overlay code by the tables of assessment in Part 5 (Tables of assessment).
(2) All provisions in this code are assessment benchmarks for applicable assessable development.
8.2.2.2 Purpose and overall outcomes
(1) The purpose of the Airport environs overlay code is to maintain and enhance the safety and operational efficiency of airports and aviation facilities and avoid land use conflicts.
(2) The purpose of the Airport environs overlay code will be achieved through the following overall outcomes:-
(a) development maintains the operational efficiency of airports and enhances the safety of aircraft operating within an airport’s operational airspace;
Note—operational airspace includes the areas and vertical dimensions of an airport’s obstacle limitation surface (OLS).
Note—unless otherwise stated, use of the term ‘airport’ in this code refers collectively to the Sunshine Coast Airport and the Caloundra aerodrome.
(b) development protects aviation facilities, including navigation, communication and surveillance facilities, from incompatible land uses, buildings, structures and works;
Note—aviation facilities include navigation, communication, or surveillance installations provided to assist the safe and efficient movement of aircraft and may be located either on or off airport.
(c) development ensures that sensitive land uses are not adversely impacted by aircraft noise or groundside operations; and
(d) development ensures that the risk of public safety being compromised by incidents in the take-off and landing phases of aircraft operations is minimised.
8.2.2.3 Performance outcomes and acceptable outcomes
Table 8.2.2.3.1 Performance outcomes and acceptable outcomes for assessable development
Performance Outcomes Acceptable Outcomes Obstructions and Hazards PO1 Development does not cause an AO1.1 Buildings, structures (both freestanding and obstruction or hazard to the safe attached to buildings, including signs, masts movement of aircraft within an or antennae) and vegetation at its mature airport’s operational airspace height do not penetrate the obstacle through the temporary or limitation surface (OLS) of an airport as permanent intrusion of physical identified on an Airport Environs Overlay structures into the airport’s Map.
6 Editor’s note—the following elements referred to in this code are identified on the Airport Environs Overlay Maps in Schedule 2 (Mapping):- (a) obstacle limitation surface (OLS); (b) Australian noise exposure forecast (ANEF); (c) runway separation distances; (d) public safety areas; and (e) aviation facilities and their associated sensitive areas. 7 Editor’s note—the Planning scheme policy for the airport environs overlay code provides advice and guidance for achieving certain outcomes of this code.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-5
Performance Outcomes Acceptable Outcomes operational airspace, particularly take-off and approach paths. AO1.2 Cranes and other construction equipment or activities do not penetrate the OLS of an airport as identified on an Airport Environs Overlay Map.
AO1.3 Uses that involve temporary or permanent aviation activities (e.g. parachuting or hot air ballooning) are not located beneath the operational airspace of an airport as identified on an Airport Environs Overlay Map.
Note—the Planning Scheme Policy for the airport environs overlay code provides further guidance in relation to the achievement of AO1.1 and AO1.2. PO1- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-6
PO2 Development does not cause an AO2.1 Uses involving the bulk handling or disposal obstruction or hazard to the safe of putrescible waste (e.g. landfill and waste movement of aircraft within an transfer facilities) are not located within the airport’s operational airspace 13 kilometre airport runway separation through the attracting of wildlife, in distance contour, as identified on an Airport particular flying vertebrates such as Environs Overlay Map. birds or bats, in significant numbers. OR
Where increasing the scale or intensity of an existing use involving the bulk handling or disposal of putrescible waste within the 13 kilometre airport runway separation distance contour, as identified on an Airport Environs Overlay Map, development includes measures to reduce the potential to attract birds and bats.
AO2.2 Uses involving the following activities are not located within the 3 kilometre airport runway separation distance contour, as identified on an Airport Environs Overlay Map:- (a) aquaculture, except where using a recirculating aquaculture system contained within sheds;
(b) cropping, where involving a turf farm or fruit tree farm; (c) intensive animal industry; (d) animal keeping, where involving a wildlife or bird sanctuary; and (e) industrial uses, where involving food processing plants or stock handling or slaughtering.
AO2.3 Where uses or activities listed in AO2.2 (above) are located between the 3 kilometre and 8 kilometre airport runway separation distance contours, as identified on an Airport Environs Overlay Map:- (a) potential food and waste sources are covered or otherwise secured so they do not present a food source for domestic or other wildlife; and (b) development includes measures to reduce the potential to attract birds and bats.
AO2.4 Where recreation and entertainment facilities involving fair grounds, showgrounds
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-7
Performance Outcomes Acceptable Outcomes and outdoor theatres or cinemas are located within the 3 kilometre airport runway separation distance contour, as identified on an Airport Environs Overlay Map, potential food and waste sources are covered or
otherwise secured so they are not accessible to wildlife.
AO2.5 Landscape and drainage works (including artificial waterbodies) for development located within the 3 kilometre airport runway separation distance contour, as identified on an Airport Environs Overlay Map, are designed and installed to minimise bird and bat attracting potential (e.g. avoidance of fruiting and/or flowering plant species).
Note—the Planning Scheme Policy for the airport environs overlay code provides further guidance in relation to the achievement of AO2.5. PO2- Complies
PO3 Development does not cause an AO3 An extractive industry is not located in the obstruction or hazard to the safe vicinity of that part of the runway approach movement of aircraft within an within the 13 kilometre airport runway airport’s operational airspace separation distance contour. through vibration from blasting associated with an extractive OR industry. An extractive industry located within the 13 kilometre airport separation distance contour is conducted in accordance with a management plan agreed with the airport operator that takes account of aircraft take- off and landing times and the potential for vibration from blasting to impact upon the safety of aircraft using the airport. PO3- Complies
PO4 Development does not cause an AO4 Outdoor lighting (including street lighting and obstruction or hazard to the safe security lighting) located within the 6 movement of aircraft within an kilometre airport runway separation distance airport’s operational airspace contour, as identified on an Airport Environs through the installation of external Overlay Map, does not involve:- lighting that could distract or (a) lighting that shines, projects or reflects interfere with a pilot’s vision, or light above a horizontal plane; confuse the visual identification of (b) coloured, flashing or sodium lighting; runway, approach or navigational (c) flare plumes; or lighting from the air. (d) configurations of lights in straight parallel lines 500 metres to 1,000 metres in length.
Note—the Planning Scheme Policy for the airport environs overlay code provides further guidance in relation to the achievement of AO4. PO4- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-8
PO5 Development does not cause an AO5 Development does not release the following obstruction or hazard to the safe emissions into operational airspace:- movement of aircraft within an (a) gaseous plumes with a velocity airport’s operational airspace exceeding 4.3m/s; through the emission of (b) smoke, dust, ash or steam; or particulates, gases or other (c) emissions with depleted oxygen materials that may cause air content. turbulence, reduce visibility or affect aircraft engine performance. PO5- Complies
Aircraft Noise PO6 Development and land uses that AO6.1 The following uses, or the creation of are sensitive to noise interference additional lots to accommodate these uses, or noise nuisance:- are not located on land identified on an (a) avoid noise affected areas Airport Environs Overlay Map as being surrounding the airport; and subject to the nominated Australian Noise PO6- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-9
Performance Outcomes Acceptable Outcomes (b) are sited, designed and Exposure Forecast (ANEF) contour:- constructed to mitigate noise (a) permanent forms of residential nuisance to acceptable levels. accommodation within the 20 ANEF contour (or greater); (b) visitor or temporary accommodation uses including hotel, short-term accommodation and tourist park within the 25 ANEF contour (or greater); (c) community activities including child care centre, community care centre, educational establishment, health care services and place of worship within the 20 ANEF contour (or greater); (d) business or entertainment activities including food and drink outlet, function facility, service industry, shop, shopping centre, showroom and tourist attraction within the 25 ANEF contour (or greater); and (e) industry uses including low impact industry and research and technology industry within the 30 ANEF (or greater).
AO6.2 Development located within the ANEF contours referred to above is designed and constructed to attenuate aircraft noise in accordance with Australian Standard AS2021: Acoustics-Aircraft noise intrusion- Building siting and construction.
Note—AS2021 considers aircraft noise impacts on indoor spaces only. Noise impacts on outdoor use areas will require separate assessment to determine whether noise levels can be mitigated to be within acceptable limits. This is of significant importance on the Sunshine Coast where the sub- tropical climate supports and encourages an outdoor orientated lifestyle. Public Safety Areas PO7 Development within the public AO7 Development within a public safety area, as safety areas located at the end of identified on an Airport Environs Overlay airport runways avoids:- Map, does not introduce or intensify the (a) a significant increase in the scale of:- number of people living, (a) any residential, business, industrial, working or congregating in community and sport and recreation those areas; and activity; or (b) the use or storage of (b) any use involving the manufacture, use hazardous materials. or storage of flammable, explosive, hazardous or noxious materials. PO7- Complies
On-airport Aviation Facilities (NDB, DME, CVOR, VHF) PO8 Development does not interfere For NDB with the safe and continued functioning of aviation facilities AO8.1 Development involving any of the following through:- buildings, structures or works is not located (a) the temporary or permanent within the aviation facility sensitive area of intrusion of buildings or the NDB (non-directional beacon) facility, as structures that enter an identified on an Airport Environs Overlay aviation facility sensitive area; Map:- or (a) buildings, structures or other works (b) the introduction of buildings, within 60 metres of the facility; structures or devices that emit (b) metallic buildings or structures electrical or electromagnetic between 60 and 150 metres of the radiation or incorporate facility; reflective surfaces that (c) buildings or structures with a size adversely impact on the greater than 2.5 metres in any Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-10
Performance Outcomes Acceptable Outcomes functioning of navigation or dimension between 60 and 150 metres communication facilities. of the facility; (d) other works between 60 and 150 metres of the facility which exceed 3 metres in height; or
(e) buildings, structures or other works between 150 and 500 metres of the facility which exceed 8 metres in height.
For DME
AO8.2 Development involving any of the following buildings, structures or works is not located within the aviation facility sensitive area of the DME (distance measuring equipment) facility, as identified on an Airport Environs Overlay Map:- (a) buildings, structures or other works within 115 metres of the facility which exceed 8 metres in height; (b) buildings, structures or other works between 115 and 230 metres of the facility which exceed 9 metres in height; (c) buildings, structures or other works between 230 and 500 metres of the facility which exceed 10 metres in height; (d) buildings, structures or other works between 500 and 1,000 metres of the facility which exceed 12 metres in height; or (e) buildings, structures or other works between 1,000 and 1,500 metres of the facility which exceed 16.5 metres in height.
For CVOR
AO8.3 Development involving any of the following buildings, structures or works is not located within the aviation facility sensitive area of the CVOR (conventional omnidirectional range) facility, as identified on an Airport Environs Overlay Map:- (a) buildings, structures or works within 300 metres of the facility; or (b) buildings, structures or works between 300 and 1,000 metres of the facility for:- (i) a fence exceeding 2.5 metres in height; (ii) overhead lines exceeding 5 metres in height; (iii) a metallic structure exceeding 8 metres in height; (iv) a tree or open lattice tower exceeding 10 metres in height; or (v) a wooden structure exceeding 13 metres in height.
For VHF
AO8.4 Development located within the aviation facility sensitive area of the VHF
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-11
Performance Outcomes Acceptable Outcomes (communication) facility. As identified on an Airport Environs Overlay Map does not create:- (a) permanent or temporary physical obstructions in the line of sight between antennas; (b) an electrical or electromagnetic field that will interfere with signals transmitted by the facility; or (c) reflective surfaces that could deflect or interfere with signals transmitted by the facility. PO8- Complies
Off-airport Aviation Facilities (Maleny VOR) PO9 Development and land use does AO9 Development involving any of the following not interfere with the safe and buildings, structures or works is not located continued functioning of aviation within the aviation facility sensitive area of facilities through:- the Maleny VOR (VHF omnidirectional (a) the temporary or permanent range) facility, as identified on an Airport intrusion of buildings or Environs Overlay Map:- structures that enter an (a) buildings, structures or works within aviation facility sensitive area; 150 metres of the facility; or (b) buildings, structures or works between (b) the introduction of buildings, 150 and 300 metres of the facility for:- structures or devices that emit (i) overhead lines; electrical or electromagnetic (ii) a fence exceeding 2.5 metres in radiation or incorporate height; reflective surfaces that (iii) a metallic structure exceeding 5 adversely impact on the metres in height; functioning of navigation or (iv) a tree or open lattice tower communication facilities. exceeding 10 metres in height; or (v) a wooden structure exceeding 13 metres in height; or (c) buildings, structures or works between 300 and 1,000 metres of the facility for:- (i) a fence exceeding 5 metres in height; (ii) a metallic structure exceeding 10 metres in height; (iii) overhead lines exceeding 16 metres in height; (iv) a tree or open lattice tower exceeding 20 metres in height; or (v) a wooden structure exceeding 26 metres in height. PO10- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-12
20 21 8.2.7 Flood hazard overlay code
8.2.7.1 Application
(1) This code applies to accepted development and assessable development:-
(a) subject to the flood hazard overlay shown on the overlay maps contained within Schedule 2 (Mapping); and
(b) identified as requiring assessment against the Flood hazard overlay code by the tables of assessment in Part 5 (Tables of assessment).
(2) The acceptable outcomes in Table 8.2.7.3.1 (Requirements for accepted development) are requirements for applicable accepted development.
(3) The following provisions of the code are assessment benchmarks for applicable assessable development:-
(a) section 8.2.7.2 (Purpose and overall outcomes); and
(b) Table 8.2.7.3.2 (Performance outcomes and acceptable outcomes for assessable development).
8.2.7.2 Purpose and overall outcomes
(1) The purpose of the Flood hazard overlay code is to ensure development protects people and avoids or mitigates the potential adverse impacts of flood and storm tide inundation on property, economic activity and the environment, taking into account the predicted effects of climate change.
(2) The purpose of the Flood hazard overlay code will be achieved through the following overall outcomes:-
(a) development does not occur on land subject to flooding except in specified circumstances and only where the impacts of flooding can be effectively ameliorated such that there is no foreseeable risk to life or property;
(b) development protects floodplains and the flood conveyance capacity of waterways;
(c) development in areas at risk from flood and storm tide inundation is compatible with the nature of the defined flood or storm tide event;
(d) the safety of people is protected and the risk of harm to property and the natural environment from flood and storm tide inundation is minimised; and
(e) development does not result in a material increase in the extent or severity of flood or storm tide inundation.
8.2.7.3 Performance outcomes and acceptable outcomes
Table 8.2.7.3.1 Requirements for accepted development
Performance Outcomes Acceptable Outcomes Dual Occupancy and Dwelling House PO1 A dual occupancy or dwelling AO1 The finished floor level of all habitable rooms house is sited and designed such is at least 500mm above the defined flood that risk to people and property event (DFE) and defined storm tide event from flooding and storm tide (DSTE). inundation is avoided or minimised.
20 Editor’s note—the Flood Hazard Overlay Maps in Schedule 2 (Mapping) identify areas (flood and inundation areas) where flood and storm tide modelling has been undertaken by the Council. Other areas not identified by the Flood Hazard Overlay Maps may also be subject to the defined flood event or defined storm tide event. 21 Editor’s note—the Planning scheme policy for the flood hazard overlay code provides advice and guidance for achieving certain outcomes of this code, including guidance for the preparation of a flood hazard assessment report and management plan.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-34
Performance Outcomes Acceptable Outcomes OR
Where the DFE and DSTE has not been modelled for the area, the finished floor level of all habitable rooms is at least 600mm above the highest recorded flood or storm tide inundation level.
OR
Where located on a site in a drainage deficient area, as identified on Figure 8.2.7 (Drainage deficient areas), the finished floor level of all habitable rooms is in accordance with the minimum floor level specified in a current drainage deficient area flood information certificate issued by the Council for the site.
OR
Where involving a minor extension to an existing dwelling house that is situated below the DFE or DSTE (or below the highest recorded flood or storm tide inundation level where the DFE and DSTE has not been modelled for the area):- (a) the extension has a gross floor area not exceeding 20m²; and (b) the finished floor level of any new habitable room is not less than the floor level of existing habitable rooms. PO1- Not Applicable
The proposed development is for a Service Station and Shop.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-35
PO2 A dual occupancy or dwelling AO2 Enclosed car parking and manoeuvring house is sited and designed such areas situated below the DFE or DSTE (or that enclosed car parking and below the highest recorded flood or storm manoeuvring areas do not obstruct tide inundation level where the DFE and the drainage of flood waters or DSTE has not been modelled for the area) create a health hazard after flood are constructed at a level that permits the and storm tide inundation events. parking area to drain from the site by gravity means, without the need for mechanical pumping. PO2- Not Applicable
PO3 Essential network infrastructure AO3 Essential network infrastructure necessary (e.g. on-site electricity, water to service the dual occupancy or dwelling supply, sewerage and house is:- telecommunications) maintains (a) located above the DFE and DSTE (or effective functioning during and where the DFE and DSTE has not immediately after flood and storm been modelled for the area, above the tide inundation events. highest recorded flood or storm tide inundation level for the area); or (b) designed and constructed to exclude floodwater or storm tide intrusion and resist hydrostatic and hydrodynamic forces as a result of inundation by the DFE or DSTE. PO3- Complies
The proponent engaged Knobel Consulting Engineers to prepare an Engineering Services Report and Conceptual Stormwater Management Plan. Please refer to Section 4: Specialist Reports for further details on compliance.
PO4 A dual occupancy or dwelling AO4.1 Filling of areas outside of the plan area of all house does not directly, indirectly buildings and driveway areas does not or cumulatively change flood exceed 50m³ and does not result in net characteristics which may cause filling on the site. adverse impacts external to the development site. OR
Where located on a site in a drainage deficient area, as identified on Figure 8.2.7 (Drainage deficient areas), filling is undertaken in accordance with a current drainage deficient area flood information
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-36
Performance Outcomes Acceptable Outcomes certificate issued by the Council for the site.
AO4.2 Any building, structure or site access does not restrict overland flow. PO4- Not Applicable
Table 8.2.7.3.2 Performance outcomes and acceptable outcomes for assessable development
Performance Outcomes Acceptable Outcomes Floodplain Protection PO1 Development is undertaken in a AO1 Not acceptable outcome provided. manner that ensures:- (a) natural hydrological systems are protected; (b) natural landforms and drainage lines are maintained to protect the hydraulic performance of waterways; and (c) development integrates with the natural landform of the floodplain rather than modifying the landform to suit the development. PO1- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-37
PO2 In a flood and inundation area, as AO2 No acceptable outcome provided. identified on a Flood Hazard Overlay Map, or in areas otherwise determined as being subject to the defined flood event (DFE) or defined storm tide event (DSTE):- (a) any development involving physical alteration to land does not occur; or (b) urban and rural residential development, and other development involving the erection of a building or structure or significant earthworks satisfies at least one of the following criteria:- (i) the development is on land that is already committed to urban or rural residential development by an approval granted prior to the commencement of the planning scheme; (ii) the development is on land identified in a structure plan as an area intended for urban development; (iii) the development is redevelopment or infill development within an existing developed area; (iv) an overriding community need in the public interest has been demonstrated that warrants approval of the development despite its occurrence within an area subject to flooding;
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-38
Performance Outcomes Acceptable Outcomes or (v) the development is for the infrastructure identified on the planning scheme maps; and (c) achieving flood immunity for the development minimises physical alteration to the floodplain. PO2- Complies
Please refer to Section 4: Specialist Reports for a copy of the Engineering Services Report prepared by Knobel Consulting Engineers.
Flood and Storm Tide Inundation Immunity and Safety – Development Siting and Design PO3 Development provides that for all AO3.1 Finished surface and floor levels of urban flood and storm tide inundation lots, and buildings and infrastructure comply events up to and including the DFE with the flood immunity requirements and DSTE:- specified in Table 8.2.7.3.3 (Flood levels (a) the safety of people on the and flood immunity requirements for development and infrastructure). site is protected; and (b) the risk of damage to property on the site is avoided or Note—the finished surface levels referred to in minimised as far as Table 8.2.7.3.3 relate to regional/riverine flooding practicable. and do not override the freeboard requirements for smaller catchments and local drainage specified in QUDM which continue to apply for local area flooding (overland flow paths and roads)/master drainage plans.
AO3.2 A lot in the Rural residential zone has a building envelope or development footprint at least 1,000m² in area that is generally rectangular in shape and has a finished surface level that complies with the criteria for residential development in Table 8.2.7.3.3.
AO3.3 A lot in the Rural zone has a building envelope or development footprint at least 3,000m2 in area that is generally rectangular in shape and has a finished surface level that complies with the criteria for residential development in Table 8.2.7.3.3. PO3- Complies
Please refer to Section 4: Specialist Reports for a copy of the Engineering Services Report for further details.
PO4 Development does not compromise AO4 Development provides an effective the safety of people resulting from evacuation route that remains passable, with the residual flood or storm tide sufficient flood warning time, to enable inundation risk associated with people to progressively evacuate to areas events exceeding the DFE or above the PMF or PMST in the face of DSTE, up to and including the advancing flood or storm tide waters for probable maximum flood (PMF) or events exceeding the DFE or DSTE. probable maximum storm tide (PMST). OR
Development incorporates building floor levels or surface levels within each lot, as adequate safe refuges, that are above the PMF or PMST. PO4- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-39
Building Design and Built Form PO5 Development ensures that building AO5.1 Buildings incorporate appropriate screening design and built form:- to ensure that any under-storey is not visible (a) maintains a functional and from the street, where such screening does attractive street front address not impede flood water flows. appropriate to the intended use; and AO5.2 Building materials and surface treatments (b) ensures that building used below the DFE or DSTE are resilient to materials used have high water damage and do not include wall water resistance and will cavities that may be susceptible to the improve the resilience of a intrusion of water and sediment. building during and after a
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-40
Performance Outcomes Acceptable Outcomes flood or storm tide event. Editor’s note—the use of flood resilient building materials is also encouraged in areas above the DFE/DSTE (up to the PMF/PMST) to reduce the consequences of flooding associated with events larger than the DFE/DSTE.
Note—the Planning scheme policy for the flood hazard overlay code provides further advice in relation to building design and built form in flood hazard areas. PO5- Complies
An acoustical barrier is recommended to screen the residential area to the south of the subject site.
Essential Network Infrastructure PO6 Essential network infrastructure AO6 Any components of essential network within a site (e.g. electricity, water infrastructure that are likely to fail to function supply, sewerage and or may result in contamination when telecommunications) maintains inundated by flood water (e.g. electrical effective function during and switchgear and motors, water supply immediately after flood and storm pipeline air valves and the like) are:- tide inundation events. (a) located above the DFE and DSTE (or where the DFE and DSTE has not been modelled for the area, above the highest recorded flood or storm tide inundation level for the area); or (b) designed and constructed to exclude floodwater or storm tide intrusion or infiltration and resist hydrostatic and hydrodynamic forces as a result of inundation by the DFE or DSTE. PO6- Complies
Please refer to Knobel Consulting Engineering Report for further details on compliance.
Essential Community Infrastructure PO7 Essential community infrastructure AO7.1 Essential community infrastructure is located is able to function effectively during in accordance with the recommended flood and immediately after flood events. level (RFL) and other flood immunity requirements for that infrastructure specified in Table 8.2.7.3.3 (Flood levels and flood immunity requirements for development
and infrastructure).
AO7.2 Essential community infrastructure which is located below the RFL:- (a) is designed and constructed to function effectively during and immediately after the RFL flood event; and (b) has an emergency rescue area above the PMF or PMST if it is for emergency services (including emergency shelters, police facilities, hospitals and associated facilities). PO7- Complies
Hazardous and Other Materials
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-41
PO8 Development ensures that public AO8 The site on which the hazardous materials safety and the environment are not are manufactured or stored in bulk complies adversely affected by the with the flood immunity requirements detrimental impacts of floodwater specified in Table 8.2.7.3.3 (Flood levels on hazardous and other materials and flood immunity requirements for manufactured or stored in bulk development and infrastructure). during the DFE or DSTE. OR
Materials stored on the site:- (a) are those that are readily able to be moved in a flood or storm tide event; (b) are not hazardous or noxious, or otherwise comprise materials that may cause a detrimental impact on the environment if discharged in a flood or storm tide event; and (c) where at risk of creating a safety hazard by being shifted by flood waters, are contained in order to PO8- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-42
Performance Outcomes Acceptable Outcomes minimise movement in times of flood or inundation. Flood Impacts PO9 Development does not directly, AO9 In a flood and inundation area, as identified indirectly or cumulatively alter the on a Flood Hazard Overlay Map, or in areas flooding characteristics external to otherwise determined as being subject to the development site for all flood the DFE or DSTE:- events up to and including the DFE (a) there is no loss of on-site flood storage or DSTE, based on:- capacity; (a) current climate conditions; (b) any changes to level, depth, duration and and velocity of floodwaters are (b) incorporating an appropriate contained within the site for all flood allowance for the predicted events up to and including the DFE or impacts of climate change. DSTE based on:- (i) current climate conditions; and (ii) incorporating an allowance for the predicted impacts of climate change at the year 2100; (iii) catchment conditions relevant at the time of upstream or downstream development; (c) no earthworks (including filling of land or reduction of flood storage capacity) occurs, unless:- (i) such earthworks result in the rehabilitation and repair of the hydrological network and riparian ecology of a waterway; and (ii) an assessment undertaken by a competent person demonstrates that reforming of the land does not negatively impact on the overall hydrology, hydraulics and flood capacity of the waterway and does not, in any way, result in the reduction of flood storage capacity on the site; or (iii) such earthworks relate to improving drainage in a drainage deficient area, as identified on Figure 8.2.7 (Drainage deficient areas), and are undertaken in accordance with a current drainage deficient area flood information certificate issued by the Council. PO9- Complies
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-43
Table 8.2.7.3.3 Flood levels and flood immunity requirements for development and infrastructure
Column 1 Column 2 Column 3 22 23 24 25 Type of development Flood level (DFE/DSTE) Minimum design level Column 2A Column 2B Column 3A Column 3B 26 Recurrence Planning Surface Floor Interval period for climate change General Business 1% AEP 2100 DFE/DSTE or DFE/DSTE + 0.5m Historical or Historical + 0.6m Industrial 1% AEP 2100 DFE/DSTE + 0.5m DFE/DSTE + 0.5m or Historical + or Historical + 0.6m 0.6m Residential 1% AEP 2100 DFE/DSTE + 0.5m DFE/DSTE + 0.5m or Historical + or Historical + 0.6m 0.6m Community (Child care centre / 0.5% AEP 2100 DFE/DSTE or DFE/DSTE + 0.5m Educational establishment) Historical or Historical + 1m Other than as specified above 1% AEP 2100 DFE/DSTE + 0.5m DFE/DSTE + 0.5m or Historical + or Historical + 0.6m 0.6m Community activities that are essential community infrastructure (recommended flood level [RFL]) Emergency service facilities other 0.2% AEP 2100 DFE/DSTE or DFE/DSTE + 0.5m 27 than police facilities Historical or Historical + 1m Emergency shelter 0.2% AEP 2100 DFE/DSTE or DFE/DSTE + 0.5m Historical or Historical + 1m Hospitals and associated facilities 0.2% AEP 2100 DFE/DSTE or DFE/DSTE + 0.5m Historical or Historical + 1m 27 Police facilities 0.5% AEP 2100 DFE/DSTE or DFE/DSTE + 0.5m Historical or Historical + 1m Stores of valuable records or 0.5% AEP 2100 DFE/DSTE or DFE/DSTE + 0.5m items of historic or cultural Historical or Historical + 1m significance Utilities that are essential community infrastructure (recommended flood level (RFL) Major switch yards and substation 0.5% AEP 2100 DFE/DSTE or DFE/DSTE + 0.5m Historical or Historical + 1m Power station 0.2% AEP 2100 DFE/DSTE or DFE/DSTE + 0.5m Historical or Historical + 1m 28 Sewage treatment plant 0.01% AEP 2100 N/A DFE/DSTE or Historical + 1m Water treatment plant 0.5% AEP 2100 DFE/DSTE or DFE/DSTE + 0.5m Historical or Historical + 1m 29 Infrastructure Access roads and car parking 10% AEP 2100 DFE/DSTE and N/A maximum inundation depth of 250mm during 1% AEP event Collector streets and above 1% AEP 2100 DFE/DSTE N/A Other than as specified above 1% AEP 2100 DFE/DSTE or DFE/DSTE or Historical Historical Hazardous and other materials Manufacture and storage of 1% AEP 2100 DFE/DSTE + 0.5m DFE/DSTE + 0.5m hazardous materials in bulk or Historical + 1m or Historical + 1m
22 Note—the DFE/DSTE is the nominated recurrent event at the end of the nominated planning period. 23 Note—the minimum design level is the DFE/DSTE, (including freeboard where nominated). Where the DFE/DSTE is unavailable the minimum design level is the historic level (including freeboard where nominated). 24 Note—for development which is reconfiguring a lot for urban purposes, the minimum design level nominated applies to the entire lot and all associated infrastructure. 25 Note—for development which is reconfiguring a lot for rural or rural residential purposes, the minimum design level nominated applies to the building envelope or development footprint area only, subject to access to the building envelope or development footprint area from the road network being trafficable during the 1% AEP event and flood-free during the 39% AEP event. 26 Note—surface level requirements apply to development for reconfiguring a lot only. 27 Note—some emergency services and police facilities (e.g. water police and search and rescue operations) are dependent on direct water access. The flood levels do not apply to these aspects but other operational areas should be located above the recommended flood level to the greatest extent feasible. 28 Note—for a sewage treatment plant, the recommended flood level applies only to electrical and other equipment that, if damaged by flood water or debris, would prevent the plant from functioning. This equipment should either be protected from damage or designed to withstand inundation. 29 Note—minimum design levels for infrastructure apply to standalone infrastructure only. Where infrastructure is proposed as part of development, the minimum design levels nominated for that development category also apply to the associated infrastructure.
Sunshine Coast Planning Scheme 2014 Amended 3 July 2017 Page 8-40
Sunshine Coast Planning Scheme 2014
PEREGIAN VERRIERD ALE Coolum Inset SPRINGS
NORTH ARM
YANDINA CREEK
COOLUM BEACH
BRIDGES NINDERRY
POINT ARKWRIGHT VALDORA YAROOMBA
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MAROOCHY RIVER Yandina Inset
KULANGOOR
MARCOOLA PARKLANDS
Bru ce Hig IMAGE h FLAT ay w
BLI BLI
PACIFIC PARADISE MUDJIMBA
NAMBOUR
MaroochydoreROSEMOUNT Inset TWIN BURNSIDE WATERS
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DIDDILLIBAH
COES CREEK
WOOMBYE KIELS MAROOCHYDORE
MOUNTAIN KUNDA KULUIN FOREST PARK WEST GLEN Marooc WOOMBYE ALEXANDRA BUDERIM HEADLAND
Disclaimer Drainage Deficient Areas While every care is taken to ensure the accuracy of this product, neither Drainage Deficient Areas the Sunshine Coast Regional Council nor the State of Queensland makes any representations or warranties about its accuracy, reliability, Other Elements completeness or suitability for any particular purpose and disclaims all responsibility and all liability (including without limitation, liability in negligence) for all expenses, losses, damages (including indirect or Local Government Area Boundary consequential damage) and costs that may occur as a result of the product being inaccurate or incomplete in any way or for any reason. Locality © Crown and Council Copyright Reserved 2014 DCDB 28 January 2013 © State Government
Declared Master Planned Area (see Part 10 - Other Plans) Geocentric Datum of Australia 1994 (GDA94) ° Land within Development Control Plan 1 - Kawana Waters which is the subject of the Kawana Waters Development Approx Scale @ A3 1:59,000 Agreement (see Section 1.2 - Planning Scheme Components) 0 0.5 1 2
Page Priority Development Area
(subject to the Economic Development Act 2012) Kilometres
Waterways and Waterbodies
8
- 41 Major Road Figure 8.2.7
Path: W:\Common\Geo\Projects\130101_SunshinecoastPlanningScheme2014\Maps\Part8\Fig8_2_7_Drainage Deficient_20140122.mxd Sunshine Coast Planning Scheme 2014