RAL22/0028 APPLICATION FOR RECONFIGURING A LOT (1 INTO 2 LOTS) AT 1 POINCIANA AVENUE, TEWANTIN (Referred from P&E 9 May 2023) · ATTACHMENT 1 - RAL22 0028 - ACTING MANAGER DEVELOPMENT ASSESSMENT REPORT

The proposed lots do not comply with the code requirements, with proposed lot 1 being an irregular
shaped lot and lot 2 falling below the minimum lot size of 600m2 and 17m average lot width. While
the area of lot 2 is not dissimilar to a number of other lots in the area and so will not appear out of
character, the proposed new access for lot 2 is not safe and is likely to impact the functionality of
the road network given the site’s location on a busy roundabout.
To achieve a safe access the applicant’s traffic engineer recommends that all access movements
to Lot 1 and Lot 2 are forward in and forward off the site and adequate provision is made for visitor
parking. This would result in a significant portion of the frontage of Lot 2 to be dedicated for vehicle
manoeuvring and parking and is not considered a practicable or appropriate outcome, with limited
means for Council to enforce such a requirement. The manoeuvring and parking areas would
dominate the streetscape (the front 6 metre setback), leave little opportunity for any meaningful
landscaping and result in a restricted, unsuitable house site area. The smaller lot size and lesser
width, as well as the existing sewer main all compound the unsuitability of lot 2. Vehicles entering
lot 2 from Butler Street will also slow the flow of traffic on and off the roundabout contrary to its
intended function and has the potential to lead to collisions. Sufficient information has not provided
to demonstrate that vehicles exiting the roundabout onto Butler Street have the minimum safe
intersection sight distance required to safely stop and avoid collision.
Proposed lot 1 is an irregular shaped lot and while it is a direct result of its location on the curve of
the road, it is not suitable for a house site, being highly constrained by its shape, minimum area
and the existing access arrangements across the site’s frontage which are recommended to be
retained by the applicant’s traffic engineer.
Overall, the proposed subdivision of the site does not meet the requirements of the Code as it will
result in lots not suitable for future dwellings, with access to lot 2 unsafe and likely to adversely
impact on the functionality of the road network.
3.3.2 Low Density Residential Zone Code
The Low Density Residential Zone is intended to accommodate predominantly detached housing
on lot sizes consistent with the character of the area and which meets needs of residents. The
proposal is generally consistent with this intent though may result in a poor outcome for the
streetscape and amenity for future residents being located on a busy roundabout. Future dwellings
are also likely to require siting variations given the proposed lot size and shape.
4.    CONSULTATION
4.1. Referral Agencies
Not applicable
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers:
•     Development Engineer
4.3. Public Notification
The application was not required to be publicly notified under the Planning Act 2016. Given the
application is required to follow a code assessment process.
5.    CONCLUSION & REASONS FOR DECISION
It is concluded that the proposed reconfiguring a lot is contrary to the Noosa Plan 2020
requirements for lots in the Low Density Residential Zone falling below the minimum lot size and
average width and/or being irregular shape. While the lot sizes are generally consistent with other
lots in the area, the site is located adjacent a busy roundabout, and the proposed subdivision will
not result in suitable house sites for future residents. An appropriate, safe access is also not able
to be provided for both lots and it is also expected that access to lot 2 will adversely impact on the
functionality of the roundabout. The application is therefore recommended for refusal.
Departments/Sections Consulted: