RAL23/0015 Development Application To Reconfigure A Lot (1 Lot Into 2 Lots & Access Easement) At 11 Billabong Way, Tewantin · Attachment 2 – (RAL23-0015) – Planning Officer’S Report

medium sized dwellings (predominately single storey) on lots ranging from 600m2 to 1,500m2
(excluding the development site). The average lot size within proximity to the subject site ranges
from 600m2 to 750m2. The subject lot is the largest lot within the Estate, being an anomaly.
The proposal while seeking to subdivide a larger lot will not impact on this established character
given the proposed lot areas both exceed the predominant lot size in the area, with the site’s well
vegetated frontage to Billabong Way maintained.
Reconfiguring a Lot Code
The proposed reconfiguration complies with minimum lot size of 600m2, minimum average width
of 17m and frontage width of 4.5m for land zoned Low Density Residential. The proposed lots are
also generally regular in shape and able to satisfactorily accommodate dwelling houses. However,
the proposal does not meet the following Performance outcome of the Reconfiguring a Lot Code
as the application relies on access from Griffith Avenue.
Performance outcome PO4 seeks:
PO4 With the exception of lots intended to be used by the Council or State for community
infrastructure, conservation purposes or public utilities, including road widening, no additional lots
are created:
         a) in the Rural zone unless resultant lots have a minimum area of 100 hectares;
         b) in the Environmental Management and Conservation zone;
         c) on Noosa North Shore;
         d) in the Low density residential zone at Cooroibah;
         e) in the Low density residential zone where access is gained via:
                     i.  Noosa Banks Drive, Tewantin;
                    ii.  Golf Course Drive, Griffith Avenue or Carramar Street, Tewantin;
                   iii.  Lake Entrance Boulevard, Noosaville;
                   iv.   Lake Weyba Drive Noosaville, south of Eenie Creek Road; or
                    v.   Habitat Place, Noosa Heads;
         f) within a Water Supply Buffer Area as shown on Regional Infrastructure Overlay.
Council’s Strategic Planning Team were consulted on this requirement and advised the following:
      The prevention of further subdivision in the original Noosa Parkland Estate was only
      introduced with the Noosa Plan 2020 and was primarily to respect the original character and
      amenity of the older estate based on larger urban lots.
      The minimum lot size for the Low Density Residential zone is ordinarily 600m2. There are
      some 47 Low Density Residential lots within this estate that have an area of at least 1200m2.
      Many of these are at the end of cul-de-sacs or are already accessed via an access handle
      so are unlikely to be further divided. Others are impacted by biodiversity values or high
      bushfire risks and may not be suitable for intensification.
      Therefore it is estimated reasonably few lots would ever be divided and the character of the
      estate is not a risk.
As the development does not achieve compliance with Performance outcome PO4, the application
is to be assessed against the Code’s purpose and overall outcomes to determine the
development’s suitability despite the non-compliance with the assessment benchmark.
Purpose and Overall Outcomes
(1) The purpose of the Reconfiguring a lot code is to ensure that development:
      a) results in lots that are appropriate for their intended use;
      b) contributes to a high standard of amenity;
      c) results in lots that are consistent with the desired character of the local area ensuring
         high quality urban design outcomes;
      d) is responsive to site constraints;
      e) maintains or improves environmental values and avoids adverse off-site environmental
         impacts;