Original source · versioned page text
planning report snowlake
Development Application
Planning Report
Reconfiguring a Lot (1 into 3 lots)
situated at 100 Hilton Terrace, Noosaville
(Lot 0/SP110388)
Page 1 of 7
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 6 pages
Page 2
Contents
1.0 Summary ......................................................................................................................... 3
1.1 Development application details ............................................................................................. 3
1.2 Planning instrument details ..................................................................................................... 3
1.3 Referral agencies ..................................................................................................................... 3
2.0 Site details ....................................................................................................................... 4
2.1 Site description ....................................................................................................................... 4
2.2 Surrounding land uses ............................................................................................................. 4
3.0 Proposed development details ......................................................................................... 5
4.0 Planning assessment ........................................................................................................ 6
4.1 Key issues ............................................................................................................................... 6
4.1.1 Lot Sizes and Minimum Road Frontage ............................................................................................ 6
4.1.2 Flooding ............................................................................................................................................ 6
4.1.3 Servicing, Footpaths and Driveways ................................................................................................. 7
4.1.4 Landscaping ...................................................................................................................................... 7
5.0 State assessment and other matters ................................................................................ 7
5.1 State interests ......................................................................................................................... 7
5.1.1 Matters established in the Planning Regulation .............................................................................. 7
5.1.2 State Planning Policy ........................................................................................................................ 7
6.0 Conclusion ...................................................................................................................... 7
Client Name: Snowlake Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 6 May 2021
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
Page 2 of 7
Page 3
1.0 Summary
1.1 Development application details
Proposed development: Reconfiguring a Lot (1 into 3 lots)
Type of approval sought: Development Permit for Reconfiguring a Lot
Site address: 100 Hilton Terrace, Noosaville
Real property description: 0/SP110388
Site area: 2,723m2
Assessment manager: Noosa Council
Owner details: Snowlake Pty Ltd
Applicant details: Snowlake Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: SPP 2017
Regional plan: SEQ Regional Plan 2017,
Designation: urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential
Level of assessment: Code
Applicable overlays: Acid Sulfate Soils
Flood Hazard
Applicable codes: Noosaville Local Plan Code
Medium Density Residential Zone Code
Reconfiguring a Lot Code
Works Codes
1.3 Referral agencies
Nil
Page 3 of 7
Page 4
2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Cayman Quays Resort
- TPC676 – Accommodation Units (21 July 1977)
- TPC1904 – 6 Accommodation Units (2 June 1987)
- TC12481 – Modification to Multiple Dwellings (5 March 1998)
Frontage and access 50.2m to Hilton Terrace. An existing driveway crossover to the resort is
located in the western portion of the frontage.
Topography and views The site is level and adjoins an esplanade park and Noosa River to the
rear (north).
Existing vegetation Exotic landscaped plantings.
Figure 1: Aerial view and site identification
Source: DA Mapping System
2.2 Surrounding land uses
The site is generally surrounded by a mix of short-term accommodation resorts and multiple
dwellings. The adjoining parcel of land to the east remains vacant.
Page 4 of 7
Page 5
3.0 Proposed development details
Table 2: Summary of development aspects
Reconfiguring a lot
Existing lots 1
Proposed number of lots (subdivision) 3
Lot Sizes Existing Lot = 2,723m2
Proposed Lot 1 = 923m2 (15.5m frontage)
Proposed Lot 2 = 900m2 (16.4m frontage)
Proposed Lot 3 = 900m2 (18.4m frontage)
Figure 2: Proposal Plan
Page 5 of 7
Page 6
4.0 Planning assessment
4.1 Key issues
4.1.1 Lot Sizes and Minimum Road Frontage
The purpose of the Medium Density Residential zone is to provide for medium density multiple
dwellings; and community uses, and small-scale services, facilities and infrastructure, to support
local residents. Table 9.5.1.4 Minimum Lot sizes and Dimensions of the Reconfiguring a Lot Code
seeks the minimum lot size for the Medium Density Residential Zone is 600m2 with an average width
of 17 metres.
The proposal complies with the minimum lot size requirement, however, the average width of
proposed Lots 1 and 2 will be slightly less than the minimum average width at 15.48 metres and
16.38 metres respectively. Proposed Lots 1 and 2 are large lots that are rectilinear in shapes and
are only slightly below the minimum preferred width specified in Table 9.5.1.4 (1.52m and 620mm
respectively). The lots are designed to allow for the use of the existing median break to Hilton Tce
and are of an appropriate size and shape to provide for medium density residential land uses in
accordance with AO5.1 of the Reconfiguring a Lot Code.
4.1.2 Flooding
The subject site is within a flooding and inundation extent area, as identified in Figure 3 below.
Figure 3: Flooding inundation and extent area (Map OM-FY-12)
The proposed lots can be filled in accordance with an operational works approval to ensure 100% of
each lot is above the Designed Flood Event (DFE), being 1% AEP, for accommodation activities.
The subject site has already been filled to an extent to facilitate the current motel and any additional
filling would not adversely impact on the performance of the flood plain or other premises.
Page 6 of 7
Page 7
4.1.3 Servicing, Footpaths and Driveways
All relevant services can be provided to the proposed lots, including electricity supply, NBN,
reticulated water and sewerage, and connection to Council’s stormwater infrastructure.
A narrow verge width of approximately 3.6m exists along the frontage of the site and there is currently
no footpath established in the verge. Footpaths exist in front of 92 Hilton Terrace to the west and
110 Hilton Terrace to the south. Between these points, pedestrians currently share the use of a slip
lane associated with Hilton Terrace with cyclist. Should Council consider it necessary to provide a
footpath along the frontage of the site, this could be a condition of approval.
Standard driveway crossovers can be provided at the time of construction of the future uses
generally in the locations identified on the proposal plan. The design of these driveways will depend
on the nature of the uses to be established. Therefore, no driveways should be conditioned to be
constructed as part of any development approval.
4.1.4 Landscaping
The Landscaping Code seeks for a minimum of 2 street trees per lot or every 8 metres, whichever
is greater. The site has 50.2m of road frontage, which would equate to 6 street trees. The verge is
constrained by overhead powerlines and the species would need to be of a low height variety.
Appropriate conditions can be imposed to this effect.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
There are no relevant matters applicable to the application.
5.1.2 State Planning Policy
The current State Planning Policy (SPP) commenced on 3 July 2017. The applicable State interests
relating to development assessment are set out in Part E of the document and are under five broad
themes. Section 2.1 of the Noosa Plan 2020 confirms that it integrates the provisions of the State
Planning Policy into the Planning Scheme. Therefore, no further assessment is required against the
SPP.
6.0 Conclusion
The proposed 3 lot subdivision of a 2,723m2 lot in the Medium Density Residential Zone of the
Noosaville Local Plan area is a code assessable and meets the relevant Outcomes of the of the
applicable codes. The Planning Act 2016 prescribes the development must be approved, subject to
appropriate conditions. The proposed subdivision will provide for 3 rectilinear lots that area suitable
for further medium density residential development, consistent with the intent of the zone.
The Assessment Manager’s favourable consideration of the above development application, with
reasonable and relevant conditions, is therefore recommended. Please contact me if you require
any further information and/or clarification with respect to the above application.
Page 7 of 7