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Development Application part 2 Report and plan REC13/0015
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Page 2
MAX WATTERSON+ASSOCIATES
CONSULTING SURVEYORS & PLANNERS
REPORT TO ACCOMPANY DEVELOPMENT APPLICATION FOR RECONFIGURATION
OF A LOT
ADDRESS: 55 LAKE MACDONALD DRIVE, COOROY
PROPERTY: LOT 136 ON MCH978
APPLICANT: VALKEV PTY LTD.
PLAN OF DEVELOPMENT: 10-3032AH
DATE: 8th FEBRUARY, 2013
PRINCIPAL 12 Maple street (PO Box 639) Cooroy Q 4563 ABN 59 847 644 252
Max L. Watterson PH 0754426121
Cadastral Surveyor (Qld) FAX 0754425125
B.Surv(UNSW). M.S.S.S.I EMAIL [email protected]
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INDEX
Page
1. PROPERTY 3
2. SITE DESCRIPTION 3
3. ADJOINING LAND USES 3
4. PROPOSAL 3
5. NOOSA PLAN
5.1 SPECIFIC OUTCOMES & SOLUTIONS FOR THE
MARY RIVER CATCHMENT LOCALITY 4
5.2 SPECIFIC OUTCOMES & SOLUTIONS FOR THE
DETACHED HOUSING ZONE 10
5.3 SPECIFIC OUTCOMES & SOLUTIONS FOR THE
RECONFIGURING A LOT CODE 10
5.4 SPECIFIC OUTCOMES & SOLUTIONS FOR THE
BIODIVERSITY OVERLAY CODE 16
5.5 SPECIFIC OUTCOMES & SOLUTIONS FOR THE
NATURAL RESOURCES OVERLAY CODE 16
6. CONCLUSIONS 17
APPENDIX A PROPOSAL PLAN (Ref: 10-3032AH) 18
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1. PROPERTY
Real Property Description: Lot 136 on MCH978
Area: 2.415ha
Zone: Detached Housing
Overlays: Biodiversity Riparian Buffer Area
Natural Resources: Gas Pipeline Buffer
South East Queensland Regional Plan: Urban Footprint
2. SITE DESCRIPTION
The subject property is located in the north-western side of Lake Macdonald Drive at the
corner of Wilgee Court.
A dwelling and several outbuildings stand adjacent to the Lake Macdonald Drive frontage.
The property is connected to the water, sewerage, power and telephone reticulation; with
services located along the Road frontage and adjacent to the property along the northern and
southern boundaries.
Lake Macdonald Drive is a well formed bitumen road with a concrete footpath along the
frontage. The property also has frontage to Blue Wren Place and an un-formed road which
provides access to Blue Wren Place along the southern boundary.
The land is flat to undulating with a watercourse traversing the property from the south to the
north and a watercourse located within the property adjacent to the northern boundary.
The property has been cleared of wooded vegetation in the past for rural purposes with some
planting of exotics adjacent to the house. There is some riparian vegetation along the two
watercourses.
3. ADJOINING LAND USES
A residential estate is located along the southern boundary; the adjoining land to the north is a
vacant 2ha lot zoned Detached Housing and the adjoining land to the west is a Reserve for
Gravel; which is currently vacant and un-used.
4. PROPOSAL
It is intended to subdivide the subject land to create 4 residential lots fronting Lake Macdonald
Drive and a balance Lot as shown on the attached Proposal Plan attached as Appendix A
(Ref: 10-3032AH).
The 4 residential Lots comprise areas of between 626m2 and 636m2 and the balance Lot
comprises 2.162ha.
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It is intended that the house and sheds be removed as a part of the development.
The trees located within the 4 residential Lots are all exotic, and it is proposed that the trees
be removed to provide unencumbered building areas within each Lot.
The balance Lot is located within the Detached Housing Zone and it is intended that the
balance area be developed for residential Lots with access from Blue Wren Place.
5. NOOSA PLAN
5.1 Specific Outcomes for the Cooroy & lake Macdonald locality
Specific Outcomes Solution
Amenity Proposed residential use is
01 Uses are located, designed and operated to avoid not expected to interfere with
significant adverse changes to the light, air quality, noise, surrounding land use
accessibility or other conditions enjoyed by users of associated,
adjoining or nearby uses.
Scenic amenity
02 Important scenic vistas including those to
and from Mt Gooroy, Mt Tinbeerwah and Black
Mountain are protected and uninterrupted to
The proposal protects
maintain aesthetic and cultural values of the
natural landscape. existing vista to local
features.
Major road network The proposal is expected to
03 The function of, and visual amenity and generate extra traffic
character surrounding the, major road network, however it will be within the
including Diamond St, Gooroy-Noosa Road, Belli carrying capacity of Lake
Greek Road and Lake Macdonald Drive is MacDonald Drive. It will not
protected and enhanced. alter the character or amenity
of the area.
laneways
04 Uses do not diminish the ability of laneways
to-
a) relieve traffic on streets;
b) provide convenient and safe rear access to
premises; and
c) add to the heritage character of Gooroy;
AND
05 Access for new uses is only taken off a No laneways are nearby
laneway where upgrading works are carried out
to the laneway to enable the laneway to
accommodate the anticipated levels of traffic
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Density
06 The density of development within the site area-
a) is compatible with surrounding development;
b) and does not exceed-
i. For the Semi-Attached Housing Zone-1
dwelling unit per 400m2 of site area with a
maximum population density of 100 persons
per hectare;
ii. For the Attached Housing Zone- maximum
population density of 100 persons per hectare;
and
iii. For the Business Centre Zone- maximum
population density of 100 persons per hectare
iv. For the Community Services Zone maximum
population density of 320 persons per hectare
exclusively for the purposes of Residential
Aged Care and 160 persons per hectare for
any other form of Retirement & Special needs
housing; and
c) has a low site impact to enhance the opportunity to
maintain natural site characteristics such as native
vegetation and natural landforms.
Height
07 Buildings and other structures-
a) are low rise and present a building height consistent with
structures on adjoining and surrounding premises;
b) have a maximum building height of 2 storeys;
c) do not visually dominate the street, surrounding spaces or
the existing skyline;
d) preserve the amenity of surrounding land uses;
The density of the
e) respect the scale of existing vegetation;
and development is similar to that
of the surrounding area. The
f) respond to the topography of the site by avoiding extensive
excavation and filling proposal allows for existing
vegetation and landforms to
be maintained in present
form.
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The existing buildings and
structures comply with the
minimum building setbacks
and there is adequate
Setbacks
provision for future building
locations if needed.
08 Buildings and other structures are
appropriately designed and sited to-
a) provide amenity for users of the premises
as well as preserve the visual and acoustic
privacy of adjoining and nearby properties;
b) preserve any existing vegetation that will
buffer the proposed building from adjoining
uses;
c) allow for landscaping to be provided
between buildings; and
d) maintain the visual continuity and pattern of
buildings and landscape elements within
the street.
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Site cover, gross floor area and plot ratio Reconfiguration allows for
09The site cover, gross floor area and plot appropriate site coverage for
ratio of buildings and other roofed structures- any future building locations if
a) results in a building scale that is compatible needed.
with surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in
the vicinity of the site;
c) maximises the retention of existing
vegetation and allows for soft landscaping
between buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management
and vehicular access.
010 Site cover does not exceed-
a) for a class 1 or class 10a structure within the
Detached Housing Zone, -
i for a single storey building 50%; or
-
ii for a building of 2 or more storeys
-
50% on the ground floor and 30% for
the upper storey(s), or 40% for all
storeys for a building of 2 or more
storeys;
b) for other classes within the Detached
Housing Zone 40%;
-
c) for the Semi-Attached Housing Zone-40%;
or
d) for the Attached Housing Zone-40%
e) for the Community Services Zone-50%
011 For Multiple Housing Type 2 buildings
have a maximum plot ratio of 0.45:1.
012 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4, or the accommodation
unit component of an Entertainment and dining
business Type 3-
013 For the Business Centre Zone plot ratio N/A
does not exceed-
a) 0.8:1 for site areas up to and including 2,000m2; and b)
0.3:1 for the balance of a site over 2,000m2 .
Flooding and drainage Reconfigured lots are
014 Buildings and other works are designed and sited to- positioned to be free of flood
a) provide flood free access to premises and area and access to lots is not
flood free habitable areas; impeded.
b) allow only minor, short term and infrequent
flooding of non-habitable areas; The development will not
c) ensure carparking areas can be adequately increase flooding of the local
drained; area with the ability for all
d) ensure drainage does not adversely impact runoff to be removed.
upon other premises; and
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e) ensure filling or excavation does not
adversely impact upon other premises by-
i. causing ponding of water on the site
or nearby land;
ii. increasing flooding, which adversely
affects the safety or use of any land
upstream and downstream; and
iii. adversely affecting the flow of water
in any overland flow path.
Sloping sites The slope of the site allows
015 On sloping sites, buildings and structures are designed to for natural drainage but does
maximise the use of natural slope and minimise the need for not require excessive cut and
cut and fill. fill for any potential building
areas.
Roof Form
016 Roof forms-
a) contribute positively to the local skyline;
b) complement the low rise character of the
Building design will be
locality; addressed at a later stage if
c) use simple traditional roof designs, such as
required.
hipped, gabled or skillion; and
d) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Public transport node
017 An accessible and safe public transport
node is established and operated within Cooroy
that-
a) links public transport services to other
centres and destinations throughout the
Sunshine Coast; and
b) forms part of an integrated transport network
that is accessible via pedestrian and bicycle
pathways.
Local bus and railways
services are available in
close proximity.
Environment and cultural heritage values
018 There are no significant adverse effects on biodiversity, The reconfiguration
natural vegetation, native fauna habitat, landscape quality, minimises disturbance to
water quality or cultural heritage values, including those related existing water courses and
to- important vegetation which
are kept within one lot.
a) changes to natural drainage;
b) disturbance to any of the wetland systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off site;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features, including natural
features, of cultural heritage siqnificance.
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Open space network
019 An integrated open space network is established, Proposal maintains existing
enhanced and protected throughout open space which is suitable
the locality to- for passive and active
a) provide for both passive and active recreation
recreational pursuits;
b) provide connectivity for pedestrians, The property is not located
cyclists, and horse riders; within the open space
c) provide habitat connectivity for wildlife; corridor.
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and This proposal does not impact
f) form a scenic backdrop for residential upon the Noosa Trail
development; Network.
AND
020 The open space network links-
a) forests including parts of Tewantin and
Ringtail State Forests;
b) the catchment of Lake Macdonald;
c) the vegetated ranges of the sub-coastal
escarpment in the north, south, and east of
the locality; and
d) the riparian corridors of the Six-Mile and
Ringtail Creeks and their tributaries.
Noosa Trail Network
021 A comprehensive network of bridle trails
and pedestrian and bicycle linkages is
established, enhanced and protected
incorporating road reserves, State forests,
Council owned land and private lands consistent
with the lifestyle and outdoor recreation needs of
Noosa’s residents and visitors;
AND
022 The Noosa Trail Network in the locality is
supported by overnight camping facilities, home-
hosted accommodation and signage, allowing
local residents and visitors to experience the
natural values of the area and to access key
destinations including-
a) the town of Cooroy;
b) Lake Macdonald;
c) the Botanic Gardens; and
d) State forests, conservation parks and other
recreation facilities in the localitv.
Pedestrian and bicycle pathways
023 Safe and convenient pedestrian and bicycle pathways are
provided and retained between and
around key destinations, including- a) between Cooroy and
Tewantin; b) between Cooroy and the Noosa Botanical
This proposal retains and
Gardens; and c) within and around the town of Cooroy.
allows for any pedestrian and
bicycle pathway along the
frontage of the property to be
retained.
Property is not within Lake
Protection of lake Macdonald water supply Macdonald catchment area.
024 Development does not adversely impact on
the Lake Macdonald water supply. This proposal restricts the
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AND access to the watercourse to
one lot.
025 The number and location of access points
to watercourses is controlled and managed to
prevent adverse impacts on water quality in
Lake
Macdonald;
AND
026 Key nodes are established and
appropriately managed at the following
locations
and include facilities such as parking and
picnic
areas-
a) the northern part of the lake, in the vicinity
of the water treatment plant, scouts and fish
hatchery;
b) the western part of the lake in conjunction
with the Botanic Gardens and associated
picnic areas; and
c) the eastern part of the lake, in the vicinity of
the Old Tinbeerwah School Park.
AND
027 Treatment and disposal of waste water
does not have any detrimental impact on
Noosa’s
major water storage and supply -
Lake
Macdonald.
5.2 Specific Outcomes and Probable Solutions for the Detached Housing Zone.
This proposal does not include any building work but it is noted that it allows for a detached
house. Each lot contains appropriate room for a detached dwelling that can integrate into the
character of the local area.
5.3 Specific Outcomes and Probable Solutions for the Reconfiguring a Lot Code
Specific Outcomes Solutions
Lot Size and Dimensions
01 Lots have the appropriate area35 and All proposed lots comply with the
dimensions to provide for- minimum lot area of 600m2 and the
a) the intended use and, if not intended to be minimum average width of 17 metres as
used by the Councilor State for community prescribed by the Noosa Plan.
infrastructure, conservation purposes or
public utilities including road widening are not The proposed Lots 1 -
4 are entirely
less than the minimum sizes specified in above the level of 1:1 00 year ARI.
Table 14-68; and
b) if for residential development- The property is not at risk of landslide,
i) a house site area of not less than that erosion or bushfire.
specified in Table 14-69; and
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Specific Outcomes Solutions
ii) if not within a sewerage service area, an The proposal includes the removal of the
effluent disposal area; exotic wooded vegetation within the lots;
c) if for community title subdivision, the minimum all native vegetation is retained.
lot sizes for the intended use are not less than
identified for the relevant zone specified in
Table 14-68;
d) siting and construction of buildings to
minimise risk of soil erosion, landslide,
flooding and bushfire;
e) siting and construction of buildings to
minimise detrimental impacts of effluent
disposal and water quality impacts;
f) retention of natural environmental values,
including native vegetation;
g) retention of cultural features and protect views
to cultural features;
h) minimisation of earthworks or retaining walls
associated with building construction on
sloping sites;
i) private and public open space and on-site
landscaped areas; and
j) convenient vehicle access and on-site
parking, loading and manoeuvring areas.
Noosa North Shore Locality
02 No additional lots are created within the Not applicable.
Noosa North Shore Locality.
Lake Macdonald Water Supply Catchment Area
03 No additional lots are created within the Lake The site is located outside of the Lake
Macdonald Water Supply Catchment identified Macdonald Supply Catchment Area.
on Overlay Maps OM3.5 and OM9.5.
Lot layout
04 Subdivision of land for residential All proposed lots have a frontage onto the
development provides for a neighbourhood with adjoining roads. No rear lots are proposed.
a strong and positive identity through-
a) legible streets and open space networks; The subject property is within close
b) integrating prominent site features, including proximity to the commercial and retail
landmarks, native vegetation and views into services provided by Cooroy town centre.
the design;
c) the location of community, retail and The proposed lots have been designed to
commercial facilities at focal points either integrate the natural features of the site
within convenient walking distance for with the watercourse and riparian in the
residents where the development is urban proposed balance Lot to remain
settlement or within reasonable vehicular untouched.
proximity;
d) the location of lots intended for urban All lots have a significant frontage and allow
settlement within proximity of retail and for casual surveillance of nearby public
commercial facilities; space.
e) shared use of public facilities by adjoining
communities;
f) enhancement of personal safety and
minimisation of potential for crime, vandalism
and fear by maximising opportunities for
casual surveillance of public spaces; and
g) establishment of a sense of place.
05 House site areas are- All lots contain house sites in excess of 50
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Specific Outcomes Solutions
a) located at least SOm from any land including metres from any reserve and no lots
within a national park, conservation park, contain any steep slopes.
state forest reserve, nature refuge,
coordinated conservation area or wilderness
area; and
b) not located on steep slopes.
06 Lots for residential development are designed The proposed lots provide a variety in the
to ensure variety in residential streetscapes. residential development of Cooroy.
07 The street network- The proposed development is able to
a) has design features, which convey the utilise the existing road network without
primary function of each type of street and compromising its carrying capacity.
encourage driver behaviour, speeds and
traffic volumes that are safe and appropriate The surrounding road network is designed
to that function; to allow for safe speeds and sightlines for
b) provides a high level of internal accessibility entering and exiting the proposed lots.
both within the site and to external sites and
appropriate external connections for vehicles, The proposal does not compromise the
pedestrian and cycle movements; ability for the road network to provide
c) deters through-traffic from residential areas future pedestrian and cycling linkages.
and creates safe conditions for local road
users, pedestrians and cyclists;
d) incorporates street junctions and access to
lots that are located and spaced to facilitate
safe and convenient vehicle movements;
e) provides for street widths and lengths that
optimise the cost effectiveness of the network
and the provision of public utilities;
f) provides for road reserve widths not less than
the minimum identified Section 2.3 of PSPS
Engineering Design Standards Roads,
-
Drainage and Earthworks;
g) minimises the extent of earthworks required
by being sympathetic to the terrain;
h) has no significant adverse effects on habitat
corridors or areas of significant native
vegetation;
i) does not create noise attenuation difficulties;
j) incorporates pedestrian and cyclist crossings
at intersections or where required to access
high activity nodes and public transport;
k) has regard to the potential for conflict
between vehicles, pedestrians and cyclists;
and
I) incorporates on-road cycling facilities.
08 The development contains a pathway system A concrete footpath runs along Lake
that encourages walking and cycling and MacDonald Drive and provides safe
provides a safe environment for users, and is-- pedestrian linkages away from the road.
a) a stable, smooth surface, including across
driveways, sections and joins;
b) easily maintained;
c) of a width and longitudinal gradient to cater
for projected usage
d) inclusive of clear sight-lines for safe use;
e) be free of any obstructions such as fences,
signage and bollards.
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Specific Outcomes Solutions
09 The subdivision layout is designed to facilitate Reconfiguration maintains the ability for
linkages with adjoining sites in the immediate further pedestrian linkages to be created
area. in the future if required.
010 Where the lots are to be used for Industrial Not applicable.
business or Commercial business uses, the
layout provides for appropriate buffer areas, to
mitigate possible impacts on nearby residences
or other noise sensitive uses.
011 For lots in the Rural Settlement Zone-a Not applicable.
sealed access to the nearest urban settlement is
available.
Water supply for fire fighting
012 An adequate and accessible water supply is All lots will be connected to a reticulated
provided for fire fighting purposes. water supply that is reliable and conforms
to Council’s Standards.
Energy efficiency
013 The street and lot orientation facilitates the All lots contain sufficient area to allow
construction of energy efficient buildings that orientation of dwellings to maximise solar
respond to the local climate conditions. access.
AND
014 For residential development, the subdivision
design provides for the maximum practicable
number of lots with house site areas that-
a) maximise solar access to the north in
winter;
b) minimise solar access to the east and west
in the summer;
c) maximise access to any prevailing summer
breezes; and
d) minimise exposure to prevailing winter
winds.
Infrastructure
015 Each lot is capable of being serviced by All lots will be connected to power supply,
appropriate levels of- telecommunications services, water
a) water supply; supply and sewerage reticulation. The
b) reticulated sewerage; proposed location of the Lots with
c) stormwater drainage; extensive road frontage allows for them to
d) power supply; and be connected to services from the road
e) telecommunications; with minimal impact on the environment.
AND
016 The design and provision of public services
and utilities, including sewerage, water,
electricity, street lighting and telecommunication
services-
a) meets the needs of users;
b) ensures health, safety and convenience of
the community;
c) protects the natural environmental values
of the site and surrounds, including visual
amenity and native vegetation;
d) are cost effective over their life cycle;
e) minimises adverse impacts to the
environment (including the amenity of the
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S ecific Outcomes Solutions
local area) in the short and long term; and
f) ensures that the existing systems are
upgraded or relocated to be capable of
supporting the proposed development;
AND
017 Essential public utilities are available and
maintain their function during flood events up to a
1 % AEP (1:1 00 year ARt) flood event.
Electricity supply infrastructure All newly subdivided lots are located away
018 Uses and works maintain a safe distance from the easement and in excess of 50m
from electrical infrastructure including from any substations.
substations, overhead power lines, power poles
and transformers.
Earthworks and stormwater management
019 Stormwater run-off is managed so as not to Each lot has appropriate means of
cause any adverse impacts on the built or natural disposing stormwater with the topography
environment including changes in quality, allowing for all stormwater from Lots 1 4 -
quantity or location of stormwater discharges. to flow into the drainage lines and
watercourse located to the north.
Following the development of the site the
stormwater will continue to drain to the
watercourse; however the development
permits the integration of on-site practices
that will control the run-off from the site.
020 Filling or excavation only occurs where it The existing major drainage line that
does not adversely impact on- traverses the site will be retained.
a) watercourses, drainage lines and wetlands;
or There will no impact on Biodiversity values
b) vegetation on land identified on Biodiversity of the site.
Overlay Maps OM1.1-0M9.1; or
c) water levels on properties elsewhere.
Landscaping and visual amenity
021 Land development responds to the The natural landform and landscape are
distinctive landscape character of the site by not modified to accommodate the
utilising the natural features of the site, which development.
include-
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
e) views.
022 Native vegetation, including individual All native vegetation located in
mature trees are retained, protected, maintained environmentally sensitive areas site will be
and supplemented, with particular consideration retained and enhanced by the
given to- development.
a) roadsides;
b) the amenity of adjoining land uses; and
c) the protection of environmentally sensitive
areas.
023 Buildings and other structures do not have All lots include a building area that will not
a significant adverse impact upon the visual protrude above ridges and can conform to
amenity of surrounding areas. the character of the area.
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024 Public open space provides for a diverse This proposal does not include the creation
range of passive and active quality recreational of public open space however it retains
opportunities including sport to meet the outdoor existing open space that can be used for
recreational needs of the community. this purpose if needed.
025 Public open space is designed and located
to-
a) be safe and easily accessible;
b) contribute to the legibility, accessibility and
character of the locality;
c) create attractive environment settings and
focal points;
d) enable the retention and protection of
significant vegetation, wetlands, watercourses,
drainage lines and other native habitat areas,
their associated buffers and linkages/corridors
and natural and cultural features; and
e) be cost effective to maintain.
026 Land provided for active recreation areas is
of a physical standard and condition suitable for
the intended uses and is not subject to physical
or other constraints including contamination,
environmental or biophysical constraints or
legislative protection that would encumber its
use.
027 Active parklands will provide a diverse range This proposal does not include the
of recreational opportunities for all age groups provision of active parklands.
and are designed as attractive and enjoyable,
functional and safe places to recreate and meet.
028 The natural environmental and cultural Not applicable.
values of land in the Open Space Conservation
Zone are not adversely affected by subdivision,
and land in freehold tenure in this zone is not
subdivided.
029 Lands with high biodiversity values which This proposal does not involve any
warrant conservation status are formally vegetation of high biodiversity status but
protected for the long term. still allows for the retention of vegetation
where possible.
030 Buffers are provided incorporating The reconfiguration of lots allows for a
development setback/s from the stream that will buffer to be maintained from the
ensure that the development does not result in a watercourse on the proposed balance Lot.
negative impact upon the long-term viability of
the stream.
Road and rail corridors
031 Lots for residential development are not The proposal is not located near any
subjected to high traffic noise levels from the major noise generating roads and is
major road network or rail corridors. located 280 metres from the railway line.
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Specific Outcomes Solutions
Access easements
032 Access easements are in appropriate Not applicable.
locations for safe access and egress, and supply
appropriate widths and levels of service for the
number of vehicles that will utilise them.
Traffic
033 Traffic generated by the development is All local traffic generated is expected to be
within the acceptable capacity of external roads within the capacity of local roads.
and does not have an adverse impact upon the
functioning of the road network.
Noosa Trail Network
034 A comprehensive network of trails is The proposed development has no impact
established incorporating road reserves, State upon the trail network.
forests, Council owned land and private lands
consistent with the lifestyle and outdoor
recreation needs of the Shire’s residents and
visitors.
035 The proposal does not have an adverse The proposal has no impact upon the
impact on the Noosa Trail Network. Network.
Cooroibah Locality
Protection of existing residential amenity,
road safety and access points
036The existing residential amenity of the estate Not applicable.
is maintained without impacting on the natural
landform and landscape;
AND
037 The number of access points providing
access to lots from McKinnon Drive is
maintained or reduced.
5.6 Specific Outcomes and Probable Solutions Biodiversity Overlay Code
No newdevelopment is proposed within the land designated as Riparian Buffer. The
reconfiguration places the vegetation contained within the riparian buffer within the balance
Lot.
This assists with the conservation of the buffer and avoids any fragmentation of the buffer. All
that landscaping that is performed will support existing vegetation with the use of native
species.
5.7 Specific outcomes for the Natural Resources Overlay Code
The proposed reconfiguration will not result in an increase in the number of people living
within 200m of the gas pipeline as the area affected by the buffer area is located within the
balance Lot.
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Notwithstanding the above it is noted that written evidence was produced from the 9th October
2008 concerning a similar reconfiguration at 17 Wilgee Court, revealing that from the gas
pipeline owner (APT Allgas Pipeline Operations Pty Limited) did not intend to construct a
pipeline in this area. Since this time there have been other residential developments located
within the pipeline buffer area.
6. CONCLUSIONS
The proposal complies with the Specific Outcomes of the Noosa Plan with respect to
Reconfiguration of a Lot Code within the Cooroy & Lake Macdonald Locality Plan Locality.
Accordingly it is requested that the application be approved subject to reasonable and relevant
Conditions.
Max Watterson
17
Page 19
18
APPENDIX A
Proposal Plan
Ref: 10-3032AH
18
[OCR of page images]
18
APPENDIX A
Proposal Plan
Ref: 10-3032AH
18
Page 20
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Used in these records
Development Application part 2 Report and plan REC13/0015Related documentApplication case desk ↗
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