ECM_20324479_v2_Delegate Report REC17 0013 (1) · REC17/0013

DELEGATED REPORT
PLANNING

APPLICATION FOR DEVELOPMENT APPROVAL

Application no:	REC17/0013
	
Author:	Patrick Murphy
	
Project Director:	Patrick Murphy
	

SUMMARY:

APPLICATION DETAILS
Applicant:	Ms BY Starkey, Mr AB Starkey
Proposal:	Development Permit to Reconfigure a Lot - 1 Lot into 2 Lots
Properly Made Date:	12 April 2017
Decision Due Date:	16 May 2017

PROPERTY DETAILS
Property Address:	The Palms 706/61 Noosa Springs Dr NOOSA HEADS
RP Description:	Lot 6 GTP 107028
Land Area:	1650 Square Metres
Existing Use of Land:	Undeveloped residential lot

STATUTORY DETAILS
SEQRP Designation:	Urban Footprint
Planning Scheme:	The Noosa Plan (28 October 2016)
Planning Area / Locality:	Noosa Heads
Planning Precinct / Zone:	Detached Housing
Overlay:	Natural Hazard Overlay: Flood, Acid Sulphate Soils
Assessment Type:	Code

PROPOSAL:

The application seeks approval to reconfigure 1 lot into 2 lots at 706/61 Noosa Springs Drive Noosa Heads. The existing lot is 1650m2 and the applicant proposes to subdivide creating the following lots:

Lot 1: 825m2
Lot 2: 825m2

The proposed lot layout is detailed on the following plan:

Figure 1: Proposed subdivision layout

Figure 2: Aerial photograph of the subject site

SITE DETAILS:
Site Description
Site & Locality Description
Road Frontage	Noosa Springs Drive: 20.91 metres
Existing Significant Vegetation	The site does not contain vegetation
Topography:	The site is relatively flat
Surrounding Land Uses:	North: Lake and golf course Other areas: Residential dwellings

STATUTORY ASSESSMENT:

The application has been assessed against the following statutory instruments, including:

the South East Queensland Regional Plan;
any applicable state planning policies; and
the State Planning Regulatory Provisions.

The application has also been assessed against the planning scheme, including the following applicable codes:

Noosa Heads Locality Code
Reconfiguring a Lot Code
Engineering Works Codes

The application has been found to generally comply with all applicable statutory instruments. The pertinent issues arising out of the assessment are discussed below.

Noosa Heads Locality Code:

The proposal is consistent with the Noosa Heads Locality Code in that it proposes a lot reconfiguration which provides for lots that are consistent with many of lot sizes within proximity of the site. The proposed lot sizes allow for development which maintains a high level of residential amenity and which allows for suitable landscaping.

Reconfiguring a Lot Code:

The proposed lot sizes accord with the minimum lot area however they do not comply with the minimum average width requirement. At 825m2 the lots are substantially larger than the minimum requirement of 600m2 and provide sufficient area to develop a new dwelling that can meet setback requirements and allow for convenient vehicle access and on-site parking and manoeuvring.

CONSULTATION:

IDAS Referral Agencies

The application was referred to the following IDAS referral agencies:

Nil

Other Referrals
The application was forwarded to the following internal council specialists:

Development Engineer, Engineering

Their assessment forms part of this report.

CONCLUSION:

The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that can not be addressed by reasonable and relevant conditions.  The application is therefore recommended for approval.

RECOMMENDATION

APPROVE WITH CONDITIONS Application No. REC17/0013 for a Reconfiguring a Lot (1 into 2 lots) situated at The Palms 706/61 Noosa Springs Dr NOOSA HEADS  QLD  4567 as identified in the attached details recommended for the Decision Notice.

Development Application Number REC17/0013

1.	APPLICATION DETAILS

Application No:	REC17/0013
Street Address:	The Palms 706/61 Noosa Springs Dr NOOSA HEADS  QLD  4567
Real Property Description:	Lot 6 GTP 107028
Planning Scheme:	The Noosa Plan (28 October 2016)

2.	DECISION DETAILS

The following type of approval has been issued:

Development Permit to Reconfigure a Lot - 1 Lot into 2 Lots

3.	RELEVANT PERIOD OF APPROVAL

The relevant period for this development approval is 4 years starting the day that this development approval takes effect.

4.	ASSESSMENT MANAGER CONDITIONS

When Conditions Must Be Complied With

Unless otherwise stated, all works required by the conditions of this Decision Notice must be completed prior to submission of the subdivision plan to Council for compliance assessment

Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.

Plan No.	Rev.	Plan/Document Name	Date
15363.3		Proposed subdivision of Lot 6 of GTP107028 ‘C’ – Project Urban	27/03/2017
15363.3		Proposed subdivision of Lot 6 of GTP107028 ‘D’ – Project Urban	27/03/2017

All lot numbering on the subdivision plan to be submitted to Council for compliance assessment must remain as shown on the Approved Plans.

The development must be undertaken and operated in a manner that causes no detrimental effect upon the amenity of the neighbourhood by reason of the creation of excessive noise, lighting nuisance or other emissions.

Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge. The works must be undertaken in accordance with an Operational Works approval.
Electricity and Telecommunication Services
Reticulated electricity and telecommunication services must be provided to each lot in accordance with the standards and requirements of the relevant service provider.
Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
Certification must be submitted to Council from all relevant service providers which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
Water & Sewer Connections
An underground connection to reticulated water and sewerage must be provided to each lot in accordance with the standards and requirements of Northern SEQ Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater) must be submitted to Council that certifies an underground connection to reticulated water and sewerage has been provided to each lot.
Damage to Services and Assets
Any damage caused to existing services and assets as a result of the development works must be repaired at no cost to the asset owner at the following times:
where the damage would cause a hazard to pedestrian or vehicle safety, immediately; or
where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets must first be referred to the relevant service authority for approval.

5.	REFERRAL AGENCIES

Not Applicable.

6.	ADVISORY NOTES

The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:

Infrastructure Charges
This Development Permit will trigger an “Infrastructure Charge Notice” to be issued in accordance with Council’s “Charges Resolution” made pursuant to the Sustainable Planning Act 2009 and in conjunction with the State Planning Regulatory Provision (Adopted Charges).

7.	PROPERTY NOTES

Not Applicable.

8.	PRELIMINARY APPROVAL OVERRIDING PLANNING SCHEME

Not Applicable.

9.	FURTHER DEVELOPMENT PERMITS REQUIRED

Development Permit for Operational Work (Stormwater)
Compliance Permit for Reconfiguration of a Lot (1 Lot into 2 Lots)

10.	SELF ASSESSABLE CODES

Not Applicable.

11.	SUBMISSIONS

Not Applicable.

12.	REASONS / GROUNDS FOR APPROVAL DESPITE CONFLICT WITH SCHEME

Not Applicable.

13.	RIGHTS OF APPEAL

You are entitled to appeal against this decision.  A copy of the relevant appeal provisions from the Sustainable Planning Act 2009 is attached.

During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval.  If Council agrees or agrees in part with the representations, a “negotiated decision notice” will be issued.  Only one “negotiated decision notice” may be given.  Taking this step will defer your appeal period, which will commence again from the start the day after you receive a “negotiated decision notice”.

14.	OTHER DETAILS

If you wish to obtain more information about Council’s decision, electronic copies are available on line at www.noosa.qld.gov.au, or at Council Offices.

REPORT COVER SHEET
PLANNING ASSESSMENT BRANCH

Application no:	REC17/0013
	
Author:	Patrick Murphy -
	
Project Director:	Patrick Murphy - Coordiator Planning
	

TO BE COMPLETED BY PROJECT MANAGER / REPORT AUTHOR:

Is referral required to the Councillor Delegated Sign Off Mailbox?:	Yes     /     No
Has a site inspection been undertaken?	Yes     /     No
Has Infrastructure Policy Branch been notified and a request for an Infrastructure Contributions calculation been made?	Yes     /     No

Material to give to the Project Director

□	A copy of any previous edited version of the report
□	Plans and documents recommended to become Approved Plans and Documents
□	Location plan / aerial photographs at appropriate scales
□	Copy of all specialist advice and/or memos (or alternatively tagged in the file)
□	Site photos (where obtained)
□	Copy of all referral agency responses (or alternatively summarised in the body of the report)
□	Copies of all adjoining approvals and past approvals for the site as may be relevant

PROJECT MANAGER	PROJECT DIRECTOR

Signature:	Signature:
	
Position:  Development Planner	Position: Coordiator Planning
	
Date:	Date:

TO BE COMPLETED BY PROJECT DIRECTOR:
(Note: to be signed after the Councillor Delegated Sign Off referral process is completed (where applicable))

I exercise delegation in accordance with the delegations adopted by Council on 12 December 2009:

Signature:	Date:
	
PROJECT DIRECTOR	

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DELEGATED AUTHORITY REPORT

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