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Proposal Report.pdf
proposal report
development application
Development Permit for Reconfiguring a Lot –
Subdivision of one existing lot to create two new lots
over Lot 6 on RP216711
located at 33 Ross Crescent, Sunshine Beach
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proposal report
development application
Development Permit for Reconfiguring a Lot —
Subdivision of one existing lot to create two new lots
over Lot 6 on RP216711
located at 33 Ross Crescent, Sunshine Beach
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proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2020
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
martoo consulting
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proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2020
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ............................................................................................................................................... 4
1.1 Development application details .................................................................................................... 4
1.2 Planning instrument details........................................................................................................... 4
2.0 Site details .............................................................................................................................................. 5
2.1 Site description ................................................................................................................................... 5
2.2 Surrounding development ................................................................................................................. 6
3.0 Proposed development details ............................................................................................................ 6
4.0 Local Government assessment ........................................................................................................... 8
4.1 Planning Scheme ............................................................................................................................ 8
5.0 State assessment and other matters................................................................................................ 10
5.1 State interests ............................................................................................................................... 10
6.0 Grounds for approval ......................................................................................................................... 11
7.0 Conclusion .......................................................................................................................................... 11
9.0 Appendices ......................................................................................................................................... 12
Appendix A Proposal Plan
Appendix B Title Search
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Contents
1.0 Summary
1.1 Development application details
1.2 Planning instrument details
2.0 Site details
2.1 Site description...
2.2 Surrounding development..
3.0 Proposed development details ...........scesscsssssssssessensesssseeseeseseeseseeseeseusesseseesecseseesesaeseesensenaesenseeaesees 6
4.0 Local Government assessment ...
41 Planning Scheme
5.0 State assessment and other matters...
5.1 State interests
6.0 Grounds for approval ..........ccesescsessesseeseesesesesesesesesesesesesaesesesesaesesesesaesesesevaesesesevaeseseeasaeseneeenanseseens 11
7.0 COMCIUSION .......ssseceseseeeeeeseeeeeeeneeseeeeeseeeaeseeaeeaesesensesseesesaeseeseeaeeessesesseeseseesassassesaseeseeseeseeeeseesaeseeeeeaeseeen 11
9.0 — APPeNdiCe ..........scessessesseusesseseesesseseeseseseuseuseseeseeseseesesseuseseuseeaeseusesaeseeseuaesauseusecaeseesesaeseuseuaeseuseeaeeasseeas 12
Appendix A Proposal Plan
Appendix B Title Search
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1.0 Summary
1.1 Development application details
Proposed development: Subdivision of one existing lot to create two new lots
Type of approval sought: Development Permit for Reconfiguring a Lot
Site address: 33 Ross Crescent Sunshine Beach
Real property description: Lot 6 on RP216711
Site area: 3517.27 m2
Assessment manager: Noosa Council
Owner details: Thomas Geoffrey Roderick Sykes and Penelope Ann Sykes.
Applicant details: Thomas Geoffrey Roderick Sykes
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Applicable layers: Coastal Management District
Flood Hazard Area
Erosion Prone Area
Applicable assessment Flood Hazard Area
benchmarks: Erosion Prone Area
Applicable State codes: Module 10 Coastal Protection
Regional plan: South East Queensland Regional Plan 2017
Designation: Urban Area
Planning scheme: Noosa Plan 2020
Zone: Low Density Residential Zone
Level of assessment: Code assessable
Applicable overlays: Land Subject to Acid Sulfate Soils
Coastal Protection
Landslide Hazard
Other Plans: Coastal Hazard – Erosion Prone Area
Applicable codes: Coastal Communities Local Plan Code
Low Density Residential Zone Code
Reconfiguring a Lot Code
Works Codes
Referral agencies: SARA
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Proposed development:
Type of approval sought:
Site address:
Real property description:
Site area:
Assessment manager:
Owner details:
Applicant details:
State planning policy:
Applicable layers:
Applicable assessment
benchmarks:
Applicable State codes:
Regional plan:
Designation:
Planning scheme:
Zone:
Level of assessment:
Applicable overlays:
Other Plans:
Applicable codes:
Referral agencies:
proposal report
Subdivision of one existing lot to create two new lots
Development Permit for Reconfiguring a Lot
33 Ross Crescent Sunshine Beach
Lot 6 on RP216711
3517.27 m2
Noosa Council
Thomas Geoffrey Roderick Sykes and Penelope Ann Sykes.
Thomas Geoffrey Roderick Sykes
State Planning Policy 2017
Coastal Management District
Flood Hazard Area
Erosion Prone Area
Flood Hazard Area
Erosion Prone Area
Module 10 Coastal Protection
South East Queensland Regional Plan 2017
Urban Area
Noosa Plan 2020
Low Density Residential Zone
Code assessable
Land Subject to Acid Sulfate Soils
Coastal Protection
Landslide Hazard
Coastal Hazard — Erosion Prone Area
Coastal Communities Local Plan Code
Low Density Residential Zone Code
Reconfiguring a Lot Code
Works Codes
SARA
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2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Dwelling house
Existing structures Detached dwelling and associated outbuildings and pool
Frontage and access The site has a 69.8m frontage to Ross Crescent.
Topography and Existing ground levels within the site fall from the Ross Crescent frontage down to the
views eastern coastal boundary. The site is afforded ocean views.
Existing vegetation Vegetation on the site comprises a mix of amenity landscaping around the existing
dwelling and pool area. The southern portion of the site includes a stand of coastal
vegetation including eucalypts and banksias.
Existing waterways There are no waterways on the site.
Existing The site is serviced by underground electricity and underground telecommunications
infrastructure infrastructure and is connected to water supply and sewerage schemes.
Existing easements Nil.
Figure 1: Location map of site (source: Noosa Council Mapping October 2020)
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2.0 Site details
2.1
Site description
Table 1: Site description
Existing land use
Existing structures
Frontage and access
Topography and
views
Existing vegetation
Existing waterways
Existing
infrastructure
Existing easements
Dwelling house
Detached dwelling and associated outbuildings and pool
The site has a 69.8m frontage to Ross Crescent.
Existing ground levels within the site fall from the Ross Crescent frontage down to the
eastern coastal boundary. The site is afforded ocean views.
Vegetation on the site comprises a mix of amenity landscaping around the existing
dwelling and pool area. The southern portion of the site includes a stand of coastal
vegetation including eucalypts and banksias.
There are no waterways on the site.
The site is serviced by underground electricity and underground telecommunications
infrastructure and is connected to water supply and sewerage schemes.
Nil.
Figure 1: Location map of site
(source: Noosa Council Mapping October 2020)
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Figure2: Aerial photo of site (source: Noosa Council Mapping - October, 2020)
2.2 Surrounding development
Table 2: Surrounding development
Surrounding development
North Residential dwelling.
South Park
East Unconstructed Road, Park and Sunshine Beach
West Opposite the site – residential dwellings
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Figure2: Aerial photo of site (source: Noosa Council Mapping - October, 2020)
2.2 Surrounding development
Table 2: Surrounding development
Surrounding development
North Residential dwelling.
South Park
East Unconstructed Road, Park and Sunshine Beach
West Opposite the site — residential dwellings
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3.0 Proposed development details
The applicant proposes to subdivide the existing lot and create one additional new lot.
The design of the development is shown on the Proposal Plan in Appendix A.
Table 3: Summary of development aspects
Reconfiguring a Lot
Existing lots One
New lots Two
Proposed lot size Proposed Lot 1 – 2776m2
Proposed Lot 2 – 744m2
Road frontage Proposed Lot 1 – 49.8m
Proposed Lot 2 – 17m
Minimum rectangle of 10m x 15m Yes
Access to new lots Ross Crescent
Length of any new road Nil
Staging No
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proposal report
3.0 Proposed development details
The applicant proposes to subdivide the existing lot and create one additional new lot.
The design of the development is shown on the Proposal Plan in Appendix A.
Table 3: Summary of development aspects
Reconfiguring a Lot
Existing lots One
New lots Two
Proposed lot size Proposed Lot 1 — 2776m2
Proposed Lot 2 — 744m2
Road frontage Proposed Lot 1 — 49.8m
Proposed Lot 2- 17m
Minimum rectangle of 10m x 15m Yes
Access to new lots Ross Crescent
Length of any new road Nil
Staging No
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4.0 Local Government assessment
4.1 Planning Scheme
The Noosa Plan includes the site in the Low Density Residential Zone. The assessment table for Reconfiguring
a Lot details that reconfiguration applications in all zones are code assessable and required to be assessed
against the following codes:
Coastal Communities Local Plan Code
Low Density Residential Code
Reconfiguring a Lot Code
Works Code
The site is also mapped as being affected by the following overlays and is required to be assessed against the
following codes:
Acid Sulfate Soils Overlay Code
Coastal Protection and Scenic Amenity Code
Landslide Hazard Overlay Code
The proposal has been reviewed against the above Codes as detailed below
:
Coastal Communities Local Plan Code
The proposal has been reviewed against the Coastal Communities Local Plan Code and is considered to meet
the outcomes of the Code. The proposal:
Provides for a new house site area that is at a similar level to the existing dwelling on site which is not
highly visible from the beachfront.
Will retain existing vegetation along the boundaries of the site.
Does not include any mapped Habitat Areas or Ecological linkages
Provides an additional residential housing lot in a beachside setting
Low Density Residential Code
The proposal has been reviewed against the Low Density Residential Code and is considered to meet the
outcomes of the Code. The proposal:
Is consistent with the form of residential development in the locality
Provides for a residential use that will not impact on the amenity of the area
Provides a house site area that is relatively unconstrained
Is able to connect to existing infrastructure
Reconfiguring a Lot Code
The proposal has been reviewed against the Reconfiguring a Lot Code and is considered to meet the outcomes
of the Code. The proposal:
Is located within the urban boundaries
Provides a regular lot shape
Reconfigures a lot that is not flood prone
Does not contain any ecologically important areas of linkages
Consistent with the pattern of development
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proposal report
The Noosa Plan includes the site in the Low Density Residential Zone. The assessment table for Reconfiguring
a Lot details that reconfiguration applications in all zones are code assessable and required to be assessed
against the following codes:
¢ Coastal Communities Local Plan Code
¢ Low Density Residential Code
¢ Reconfiguring a Lot Code
¢ Works Code
The site is also mapped as being affected by the following overlays and is required to be assessed against the
following codes:
e Acid Sulfate Soils Overlay Code
e Coastal Protection and Scenic Amenity Code
e Landslide Hazard Overlay Code
The proposal has been reviewed against the above Codes as detailed below
Coastal Communities Local Plan Code
The proposal has been reviewed against the Coastal Communities Local Plan Code and is considered to meet
the outcomes of the Code. The proposal:
e Provides for a new house site area that is at a similar level to the existing dwelling on site which is not
highly visible from the beachfront.
e Will retain existing vegetation along the boundaries of the site.
e Does not include any mapped Habitat Areas or Ecological linkages
e Provides an additional residential housing lot in a beachside setting
Low Density Residential Code
The proposal has been reviewed against the Low Density Residential Code and is considered to meet the
outcomes of the Code. The proposal:
Is consistent with the form of residential development in the locality
Provides for a residential use that will not impact on the amenity of the area
Provides a house site area that is relatively unconstrained
Is able to connect to existing infrastructure
Reconfiguring a Lot Code
The proposal has been reviewed against the Reconfiguring a Lot Code and is considered to meet the outcomes
of the Code. The proposal:
Is located within the urban boundaries
Provides a regular lot shape
Reconfigures a lot that is not flood prone
Does not contain any ecologically important areas of linkages
Consistent with the pattern of development
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Contains a rectangular house site are of 10m x 15m
Faces an area of open space
Is able to be connected to existing infrastructure
Complies with the minimum lot size of 600m2 and minimum average width of 17m
Does not involve the construction of any new road
The new house site will not be readily visible to the surrounding areas.
Works Code
The proposal will be able to comply with the relevant provisions of the Works Code.
Acid Sulfate Soils Overlay Code
The proposal will be able to comply with the relevant provisions of the Code.
Coastal Protection and Scenic Amenity Overlay Code
The proposal has been reviewed against the Code and it is noted that:
The development is located in line with existing development on site and in the area.
The development is located away from frontal dune systems
No coastal building line exists on the site
An appropriate house site area exists that will not be highly visible to the surrounding area
Landslide Hazard Overlay Code
The proposal will be able to comply with the relevant provisions of the Code.
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Contains a rectangular house site are of 10m x 15m
Faces an area of open space
Is able to be connected to existing infrastructure
Complies with the minimum lot size of 600m2 and minimum average width of 17m
Does not involve the construction of any new road
The new house site will not be readily visible to the surrounding areas.
Works Code
The proposal will be able to comply with the relevant provisions of the Works Code.
Acid Sulfate Soils Overlay Code
The proposal will be able to comply with the relevant provisions of the Code.
Coastal Protection and Scenic Amenity Overlay Code
The proposal has been reviewed against the Code and it is noted that:
The development is located in line with existing development on site and in the area.
The development is located away from frontal dune systems
No coastal building line exists on the site
An appropriate house site area exists that will not be highly visible to the surrounding area
Landslide Hazard Overlay Code
The proposal will be able to comply with the relevant provisions of the Code.
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5.0 State assessment and other matters
5.1 State interests
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning
instruments to the extent they are relevant to the development:
State Planning Policy
South East Queensland Regional Plan
Planning Regulation 2017
State Planning Policy
The Noosa Plan 2020 is generally consistent with the State Planning Policy July 2017 (SPP) except in relation
to:
Natural Hazards, Risk and resilience - Coastal Hazards – in part.
The Noosa Plan 2020 notes that development in the erosion prone area will be subject to assessment against
the assessment benchmarks - natural hazards, risk and resilience. The footnotes for the section detail:
Note: These assessment benchmarks apply only where the chief executive is not identified as a referral agency
under the Planning Regulation 2017.
Schedule 10 of the Planning Regulation details that a reconfiguration of a lot in in a costal management district
and within an erosion prone area requires referral to the Chief Executive.
South East Queensland Regional Plan
The South East Queensland Regional Plan includes the site in an urban area and no further assessment under
the Plan is required.
Planning Regulation
The site is mapped as being contained in an Erosion Prone Area and Coastal Management District and will
trigger referral to the State. .
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proposal report
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning
instruments to the extent they are relevant to the development:
¢ State Planning Policy
e South East Queensland Regional Plan
e Planning Regulation 2017
State Planning Policy
The Noosa Plan 2020 is generally consistent with the State Planning Policy July 2017 (SPP) except in relation
to:
e Natural Hazards, Risk and resilience - Coastal Hazards — in part.
The Noosa Plan 2020 notes that development in the erosion prone area will be subject to assessment against
the assessment benchmarks - natural hazards, risk and resilience. The footnotes for the section detail:
Note: These assessment benchmarks apply only where the chief executive is not identified as a referral agency
under the Planning Regulation 2017.
Schedule 10 of the Planning Regulation details that a reconfiguration of a lot in in a costal management district
and within an erosion prone area requires referral to the Chief Executive.
South East Queensland Regional Plan
The South East Queensland Regional Plan includes the site in an urban area and no further assessment under
the Plan is required.
Planning Regulation
The site is mapped as being contained in an Erosion Prone Area and Coastal Management District and will
trigger referral to the State. .
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6.0 Grounds for approval
The proposed development is supported on grounds which include, but are not limited to, the following:
The subdivision layout is considered to be an appropriate design having due regard to the surrounding
road and settlement pattern and the topography of the site.
All urban services, facilities and activities that are directly associated with the existing dwelling are fully
contained within proposed Lot 1 with adequate boundary setbacks.
Both proposed lots comply with the preferred minimum lot dimensions in the planning scheme for the
Low Density Residential Zone.
Proposed Lot 2 is of sufficient size and dimensions for a residential use.
All proposed lots are suited to residential type activities as envisaged in the planning scheme.
All proposed lots are capable of being adequately serviced to a standard considered appropriate for
urban development and currently have direct access to a sealed roadway.
The proposed development will not adversely impact upon the existing or likely amenity of the
surrounding area given surrounding land uses, existing and approved settlement patterns, and
topography.
The proposed development represents infill development of the urban area.
The proposed development is an effective use of the land.
7.0 Summary & Conclusion
The applicant proposes to subdivide one existing lot to create two new lots and it is requested that Council
approves the proposed development to reconfigure the site subject to reasonable and relevant conditions.
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6.0 Grounds for approval
The proposed development is supported on grounds which include, but are not limited to, the following:
¢ The subdivision layout is considered to be an appropriate design having due regard to the surrounding
road and settlement pattern and the topography of the site.
¢ Allurban services, facilities and activities that are directly associated with the existing dwelling are fully
contained within proposed Lot 1 with adequate boundary setbacks.
¢ Both proposed lots comply with the preferred minimum lot dimensions in the planning scheme for the
Low Density Residential Zone.
« Proposed Lot 2 is of sufficient size and dimensions for a residential use.
¢ All proposed lots are suited to residential type activities as envisaged in the planning scheme.
¢ All proposed lots are capable of being adequately serviced to a standard considered appropriate for
urban development and currently have direct access to a sealed roadway.
¢ The proposed development will not adversely impact upon the existing or likely amenity of the
surrounding area given surrounding land uses, existing and approved settlement patterns, and
topography.
¢ The proposed development represents infill development of the urban area.
¢ The proposed development is an effective use of the land.
7.0 Summary & Conclusion
The applicant proposes to subdivide one existing lot to create two new lots and it is requested that Council
approves the proposed development to reconfigure the site subject to reasonable and relevant conditions.
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8.0 Appendices
Appendix A - Proposal plans
Appendix B - Title search
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8.0 Appendices
Appendix A - Proposal plans
Appendix B - Title search
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