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Response to Noosa Council Information Request · RAL20/0027
Council’s Reference: RAL20/0027 Our Reference: 2822 L06 NG Our Contact: Nadine Gorton 19th March 2021 Chief Executive Officer Noosa Council PO Box 141 TEWANTIN QLD 4565 Confidential Email Transmission: [email protected] Original in post: No Attention: Planning Assessment Dear Sir/Madam, RESPONSE TO INFORMATION REQUEST DEVELOPMENT PERMIT FOR RECOFIGURING A LOT - SUBDIVISION OF ONE EXISTING LOT TO CREATE TO TWO NEW LOTS OVER LOT 6 ON RP216711 AND LOCATED AT 33 ROSS CRESCENT, SUNSHINE BEACH I refer to the above application and the information request issued by your Council and dated 26th November 2020. This request listed 12 items that Council considers is necessary in order to complete its assessment of the above application. The applicant provides the following response: Item 1: A response to the requirements of the Reconfiguring a Lot Code with regards to Performance Outcome PO7. It should be noted that Council officers are not supportive of the creation of a new lot which has a slope of approximately 25%. Applicant’s Response to Item 1: PO7 of the Reconfiguration of a Lot Code states the following: PO7 Development provides for a lot layout and configuration of roads and pathways that is responsive to:- a) the setting of the site within an urban or non-urban context; b) any natural environmental values present on, or adjoining the site; c) any natural hazards affecting the site or adjoining land such that the number of properties or persons at risk is not increased; d) the terrain of the land, minimising the need for earthworks; e) any places of cultural heritage significance or character areas present on, or adjoining the site; and f) any important landmarks, views, vistas or other areas of high scenic quality present on, or able to be viewed from, the site. The proposed subdivision creates one lot to the south of the existing dwelling. The size and shape of this proposed lot is consistent with the surrounding development in the area which includes lots with areas of 600m2 opposite the site. [OCR of page images] Council's Reference: RAL20/0027 Our Reference: 2822 LO6 NG Our Contact: Nadine Gorton 19!" March 2021 Chief Executive Officer Noosa Council PO Box 141 TEWANTIN QLD 4565 Confidential Email Transmission: [email protected] Original in post: No Attention: Planning Assessment Dear Sir/Madam, RESPONSE TO INFORMATION REQUEST aer ‘a =. martoo consu us + SUNSHINE COAST OFFICE 13/6-12 BOTTLEBRUSH AVE NOOSA HEADS PO BOX 1684 NOOSA HEADS Q 4567 - 07 5447 2550 - 07 5455 3322 [email protected] + GYMPIE OFFICE 38 NASH STREET GYMPIE PO BOX 391 GYMPIE Q 4570 - 07 5482 7440 - 07 5482 4952 [email protected] + www.martooconsulting.com DEVELOPMENT PERMIT FOR RECOFIGURING A LOT - SUBDIVISION OF ONE EXISTING LOT TO CREATE TO TWO NEW LOTS OVER LOT 6 ON RP216711 AND LOCATED AT 33 ROSS CRESCENT, SUNSHINE BEACH | refer to the above application and the information request issued by your Council and dated 26th November 2020. This request listed 12 items that Council considers is necessary in order to complete its assessment of the above application. The applicant provides the following response: Item 1: A response to the requirements of the Reconfiguring a Lot Code with regards to Performance Outcome PO7. It should be noted that Council officers are not supportive of the creation of a new lot which has a slope of approximately 25%. Applicant’s Response to Item 1: PO7 of the Reconfiguration of a Lot Code states the following: PO7 Development provides for a lot layout and configuration of roads and pathways that is responsive to:- a) the setting of the site within an urban or non-urban context; b) any natural environmental values present on, or adjoining the site; Cc) any natural hazards affecting the site or adjoining land such that the number of properties or persons at risk is not increased; d) the terrain of the land, minimising the need for earthworks; e) any places of cultural heritage significance or character areas present on, or adjoining the site; and f) any important landmarks, views, vistas or other areas of high scenic quality present on, or able to be viewed from, the site. The proposed subdivision creates one lot to the south of the existing dwelling. The size and shape of this proposed lot is consistent with the surrounding development in the area which includes lots with areas of 600m2 opposite the site. © TOWN © URBAN © LAND © DEVELOPMENT PLANNING DESIGN © SURVEYING MANAGEMENT
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Item 2: Demonstrate how the proposed reconfiguration complies with the relevant provisions within
the Noosa Plan which seek to protect the ecological values and ecological character of the site and
area.
Applicant’s Response to Item 2: No specific provisions have been detailed and therefore it is difficult
to provide an appropriate response to the item. The site is not mapped as containing any significant
vegetation (Biodiversity, Waterways and Wetlands Overlay).
Item 3: Provide a response which demonstrates how the creation of a new lot within an erosion prone
area, which will be subject to vegetation removal and future development, accords with the requirements
of the Coastal Protection and Scenic Amenity Overlay Code and the Reconfiguring a Lot Code
Applicant’s Response to Item 3: A preliminary review of the proposal against the Coastal Protection
and Scenic Amenity Overlay Code and the Reconfiguring a Lot Code is provided in the tables below:
Coastal Protection and Scenic Amenity Overlay Code
Performance Outcomes Acceptable Outcomes Proposal
PO1 No acceptable outcome provided. Site has a substantial buffer to the
Development allows for natural frontal dune system and coastline.
fluctuations of the coast and foreshores
to occur, including allowance of climate
change.
PO2 No acceptable outcome provided. Proposed new lot will not impact
Development is located, designed and existing frontal dune system and will be
constructed to: in line with existing development to the
north of the site. The proposed lot
a) maintain dune crest heights and maintains existing buffers to the
minimise and mitigate the risk to surrounding area.
development from wave
overtopping and storm tide
inundation; and
b) maintain or enhance coastal
ecosystems and natural features
such as coastal creeks and marine
plants including mangroves, salt
marshes and coastal wetlands, to
assist in protecting and buffering
communities and infrastructure
from sea-level rise and coastal
inundation impacts.
PO3 No acceptable outcome provided. No coastal building line on site.
Where a coastal building line exists on
a lot, all buildings, structures and
retaining walls do not extend seaward
of the coastal building line for the site,
other than—
a) uncovered and unenclosed
cantilevered balconies that do not
extend greater than 3 metres
seaward of the
coastal building line; and
b) are setback a minimum of 6
metres from the seaward boundary
(see Figure 8.2.4.4).
Editor's Note—State
Coastal building lines are identified on
the Coastal Protection Overlay Maps.
State coastal building lines are
declared under the Coastal Protection
and Management Act 1995.
PO4 No acceptable outcome provided. Proposed lot has an average length of
Where a coastal building line does not 41 metres which is more than sufficient
exist on a lot fronting the beachfront or to cater for a dwelling and required
a reserve adjoining the beachfront, new setbacks.
buildings and structures are setback no
less than 6 metres from the seaward
boundary of the site.
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Item 2: Demonstrate how the proposed reconfiguration complies with the relevant provisions within
the Noosa Plan which seek to protect the ecological values and ecological character of the site and
area.
Applicant’s Response to Item 2: No specific provisions have been detailed and therefore it is difficult
to provide an appropriate response to the item. The site is not mapped as containing any significant
vegetation (Biodiversity, Waterways and Wetlands Overlay).
Item 3: Provide a response which demonstrates how the creation of a new lot within an erosion prone
area, which will be subject to vegetation removal and future development, accords with the requirements
of the Coastal Protection and Scenic Amenity Overlay Code and the Reconfiguring a Lot Code
Applicant’s Response to Item 3: A preliminary review of the proposal against the Coastal Protection
and Scenic Amenity Overlay Code and the Reconfiguring a Lot Code is provided in the tables below:
Coastal Protection and Scenic Amenity Overlay Code
fluctuations of the coast and foreshores
to occur, including allowance of climate
change.
Performance Outcomes Acceptable Outcomes Proposal
PO1 No acceptable outcome provided. Site has a substantial buffer to the
Development allows for natural frontal dune system and coastline.
PO2
Development is located, designed and
constructed to:
a) maintain dune crest heights and
minimise and mitigate the risk to
development from wave
overtopping and storm tide
inundation; and
6) maintain or enhance coastal
ecosystems and natural features
such as coastal creeks and marine
plants including mangroves, salt
marshes and coastal wetlands, to
assist in protecting and buffering
communities and infrastructure
from sea-level rise and coastal
inundation impacts.
No acceptable outcome provided.
Proposed new lot will not impact
existing frontal dune system and will be
in line with existing development to the
north of the site. The proposed lot
maintains existing buffers to the
surrounding area.
PO3
Where a coastal building line exists on
a lot, all buildings, structures and
retaining walls do not extend seaward
of the coastal building line for the site,
other than—
a) uncovered and unenclosed
cantilevered balconies that do not
extend greater than 3 metres
seaward of the
coastal building line; and
b) are setback a minimum of 6
metres from the seaward boundary
(see Figure 8.2.4.4).
Editor's Note—State
Coastal building lines are identified on
the Coastal Protection Overlay Maps.
State coastal building lines are
declared under the Coastal Protection
and Management Act 1995.
No acceptable outcome provided.
No coastal building line on site.
PO4
Where a coastal building line does not
exist on a lot fronting the beachfront or
a reserve adjoining the beachfront, new
buildings and structures are setback no
less than 6 metres from the seaward
boundary of the site.
No acceptable outcome provided.
Proposed lot has an average length of
41 metres which is more than sufficient
to cater for a dwelling and required
setbacks.
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PO5 AO5 As detailed above the lot has sufficient
Development within the Coastal A mix of native landscaping, such as dimensions to provide an appropriate
Protection and Scenic Amenity Area ground covers, shrubs and trees, is house site and landscaping to
is— provided for a width of 5 metres from boundaries.
the seaward or rear boundary of
a) designed to protect character and the site to provide adequate landscape
scenic amenity and integrate with buffering to protect the coastal dune
the surrounding natural landscape system.
and skyline vegetation (see Figure
AP3-3A); and Editor's Note—Refer to the Table 3.1
b) finished predominately in colours & 3.2 of PSP2 Landscaping for suitable
and hues of the surrounding coastal species.
natural landscape.
Editor's Note The following is a useful
guide for ensuring that buildings blend
with the natural surrounds.
External building materials that are
lightweight and comprise
predominantly timber or board,
stainless steel, glass, and corrugated
iron will generally be more in keeping
with the beach/riverside character than
concrete rendered block.
Use external colours and roof finishes
which are non-reflective and which do
not cause glare. Shades that match the
colours and tones of
surrounding vegetation will ensure the
buildings are less visually prominent
from the beach or the water.
Appropriate wall colours will depend on
the existing native vegetation and
backdrop, but may include muted
earth/environmental tones that blend
with the natural environment, such as–
green;
olive green;
blue green;
grey green;
green blue;
indigo;
brown;
blue grey; and
green yellow.
PO6 AO6.1 Proposal able to comply with
Rear fences adjacent to the beachfront Rear fences adjacent to the beachfront requirements.
within the Coastal Protection Area are within the Coastal Protection Area
designed and sited to be sympathetic incorporate the following—
with the visual amenity of the beachfront
and do not degrade the natural a) height of no more than 1.2
beachfront character. metres; and
b) open construction (ie at least
50% transparent);
c) lightweight materials (eg.
timber); and
d) dark colours to blend with the
natural landscape.
AO6.2
Gates are not installed in fences as
direct access to the beachfront does not
occur.
AO6.3
Only beach access points for use by the
community are constructed.
Reconfiguring a Lot Code
Performance Outcomes Acceptable Outcomes Proposal
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POS
Development within the Coastal
Protection and Scenic Amenity Area
is—
a) designed to protect character and
scenic amenity and integrate with
the surrounding natural landscape
and skyline vegetation (see Figure
AP3-3A); and
6) finished predominately in colours
and hues of the surrounding
natural landscape.
AOS
A mix of native landscaping, such as
ground covers, shrubs and trees, is
provided for a width of 5 metres from
the seaward or rear boundary of
the site to provide adequate landscape
buffering to protect the coastal dune
system.
Editor's Note—Refer to the Table 3.1
& 3.2 of PSP2 Landscaping for suitable
coastal species.
Editor's Note The following is a useful
guide for ensuring that buildings blend
with the natural surrounds.
External building materials that are
lightweight and comprise
predominantly timber or board,
stainless steel, glass, and corrugated
iron will generally be more in keeping
with the beach/riverside character than
concrete rendered block.
Use external colours and roof finishes
which are non-reflective and which do
not cause glare. Shades that match the
colours and tones of
surrounding vegetation will ensure the
buildings are less visually prominent
from the beach or the water.
Appropriate wall colours will depend on
the existing native vegetation and
backdrop, but may include muted
earth/environmental tones that blend
with the natural environment, such as—
green;
olive green;
blue green;
grey green;
green blue;
indigo;
brown;
blue grey; and
green yellow.
As detailed above the lot has sufficient
dimensions to provide an appropriate
house site and landscaping to
boundaries.
PO6
Rear fences adjacent to the beachfront
within the Coastal Protection Area are
designed and sited to be sympathetic
with the visual amenity of the beachfront
and do not degrade the natural
beachfront character.
AO6.1
Rear fences adjacent to the beachfront
within the Coastal Protection Area
incorporate the following—
a) height of no more than 1.2
metres; and
b) open construction (ie at least
50% transparent);
c) _ lightweight materials (eg.
timber); and
d) dark colours to blend with the
natural landscape.
AO6.2
Gates are not installed in fences as
direct access to the beachfront does not
occur.
AO6.3
Only beach access points for use by the
community are constructed.
Proposal able to with
requirements.
comply
Reconfiguring a Lot Code
Performance Outcomes
Acceptable Outcomes
Proposal
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O1 Site located within urban boundary
Urban residential development: No acceptable outcome provided
a) is confined to land within the Urban
boundaries;
b) provides a mix of lot sizes and
configurations to cater for variety in
housing choice;
c) contributes to efficient use of land and
infrastructure;
d) increases residential densities and
reduces lot sizes in close proximity to
public transport and centre zones;
e) provides appropriate buffer areas
between sensitive land
uses, ecologically important
areas and conflicting uses;
f) contributes positively to the amenity
and landscape value of the local area.
PO2 Not applicable
Rural residential development is confined to No acceptable outcome provided
land within the Rural Residential zone and
included within either the Urban Footprint or
Rural Living designations of the South East
Queensland Regional Plan.
PO3 AO3 Not applicable
Development of land for business and Development of land:
employment functions occurs within the
activity centres and the industrial zones. a) at the Noosa Business Centre is to
be generally in accordance
with Figure 7.2.4.5 (Noosa Business
Centre Framework and Character
Plan);
b) at the former Bowls site Lot 3
RP884396, Noosa Junction is to be
generally in accordance with Figure
7.2.5.4 (Noosa Junction Framework
and Character Plan).
PO4 Not applicable – site not detailed.
With the exception of lots intended to be No acceptable outcome
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.
PO5 AO5.1 Proposed lots has a proposed area of
New lots have areas and dimensions that: New lots are of a size and shape 744m2 and is of a regular shape that
that can accommodate the land would accommodate a residential
uses intended by the zone. dwelling.
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o1
Urban residential development:
a) is confined to land within the Urban
boundaries;
b) provides a mix of lot sizes and
configurations to cater for variety in
housing choice;
c) contributes to efficient use of land and
infrastructure;
d) increases residential densities and
reduces lot sizes in close proximity to
public transport and centre zones;
e) provides appropriate buffer areas
between sensitive land
uses, ecologically important
areas and conflicting uses;
f) contributes positively to the amenity
and landscape value of the local area.
No acceptable outcome provided
Site located within urban boundary
PO2
Rural residential development is confined to
land within the Rural Residential zone and
included within either the Urban Footprint or
Rural Living designations of the South East
No acceptable outcome provided
Not applicable
employment functions occurs within the
activity centres and the industrial zones.
a) atthe Noosa Business Centre is to
be generally in accordance
with Figure 7.2.4.5 (Noosa Business
Centre Framework and Character
Plan);
b) at the former Bowls site Lot 3
RP884396, Noosa Junction is to be
generally in accordance with Figure
7.2.5.4 (Noosa Junction Framework
and Character Plan).
Queensland Regional Plan.
PO3 AO3 Not applicable
Development of land for business and | Development of land:
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) inthe Rural zone unless resultant lots
have a minimum area of 100
hectares;
6) in the Environmental Management
and Conservation zone;
c) onNoosa North Shore;
d) inthe Low density residential zone at
Cooroibah;
e) inthe Low density residential zone
where access is gained via:
i Noosa Banks Drive,
Tewantin;
ji. 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.
No acceptable outcome
Not applicable — site not detailed.
PO5
New lots have areas and dimensions that:
AO5.1
New lots are of a size and shape
that can accommodate the land
uses intended by the zone.
Proposed lots has a proposed area of
744m2 and is of a regular shape that
would accommodate a_ residential
dwelling.
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Page 5
a) are consistent with the purpose and AO5.2
overall outcomes of the applicable In general, lots have a predominantly
zone or zones; regular, rectangular shape.
b) are consistent with the size and
character of surrounding lots; Editor's note-topographical
c) can accommodate land uses that constraints or environmental values
are consistent with the purpose and may call for irregular property
overall outcomes of the applicable boundaries.
zone;
1. allow for siting and construction of AO5.3
buildings, structures, access ways In residential zones, lots are
and car parking while:- generally arranged so that:
a) retaining ecologically important
areas and ecological linkages; a) there are no more than five lots with
b) minimising risk of soil erosion, a frontage width of less than 15
landslide, flooding and bushfire; metres grouped in a row;
c) minimising earthworks or b) there are no more than three lots
retaining walls associated with with a frontage width of 7.5 metres
construction on sloping sites; or less in a row unless serviced by a
rear lane;
d) retaining the scenic amenity
and vegetated character of the c) lots with a frontage width of less than
landscape; 15 metres are not located opposite
other lots with a frontage width of
e) retaining culturally significant
less than 15 metres
features and protecting views
to culturally significant features;
AO5.4
f) minimising detrimental impacts
In activity centres and industry zones, new
of effluent disposal or storm
lots contribute to a mix of lot sizes that cater
water runoff; including open
for varied commercial and industrial
space for landscaping;
enterprises, such that:
ensuring safe vehicular
manoeuvring areas without
a) smaller lots intended for intensive
concentration of driveways in
development are clustered near
one space; and
centres;
g) where not in a water or
b) new lots adjacent to sensitive land
sewerage service area, allow
uses include sufficient area for
for water storage tanks and
buffering of incompatible land uses;
suitable effluent disposal.
and
2. except where otherwise specified in a
c) lot reconfiguration provides for
local area code, comply with the
shared access arrangements
minimum lot size specified in Table
wherever possible.
9.5.1.4 Minimum Lot Size and
Dimensions
PO6 Regular shaped lot proposed
Development provides for irregular shaped No acceptable outcome provided
lots to be created only where:
a) the creation of regular lots is
impractical such as at a curve in the
road or because of topographical
constraints;
b) safe access and visual exposure to
and from the site can be provided,
while not adversely impacting on
the functionality of the surrounding
road network;
c) it is desirable to
avoid clearing of vegetation and the
fragmentation of habitat
in ecologically important areas; and
d) the irregular lot is demonstrably
suitable for its intended purpose.
Site Responsive Design Proposed lot located above flood level.
PO7 AO7.1
Development provides for a lot layout and If located in the Low density residential
configuration of roads and pathways that is zone, Medium density residential
responsive to:- zone, High density residential
zone, Tourist accommodation
a) the setting of the site within an zone or Community facilities zone and
urban or non-urban context; intended for a residential use, any new lot
b) any natural environmental values is located outside the modelled flood level
present on, or adjoining the site; of the 1% AEP (1:100 year ARI) water
c) any natural hazards affecting surface levels or where not modelled,
the site or adjoining land such that above the highest known flood level.
the number of properties or persons
at risk is not increased; AO7.2
d) the terrain of the land, minimising Flood immunity for development areas is
the need for earthworks; not achieved by filling land below the
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a)
5)
c)
are consistent with the purpose and
overall outcomes of the applicable
zone or zones;
are consistent with the size and
character of surrounding lots;
can accommodate land uses that
are consistent with the purpose and
overall outcomes of the applicable
zone;
allow for siting and construction of
buildings, structures, access ways
and car parking while:-
a) retaining ecologically important
areas and ecological linkages;
6) minimising risk of soil erosion,
landslide, flooding and bushfire;
¢) minimising earthworks or
retaining walls associated with
construction on sloping sites;
d) retaining the scenic amenity
and vegetated character of the
landscape;
e) retaining culturally significant
features and protecting views
to culturally significant features;
f) _ minimising detrimental impacts
of effluent disposal or storm
water runoff; including open
space for landscaping;
ensuring safe vehicular
manoeuvring areas without
concentration of driveways in
one space; and
g) where not in a water or
sewerage service area, allow
for water storage tanks and
suitable effluent disposal.
except where otherwise specified in a
local area code, comply with the
minimum lot size specified in Table
9.5.1.4 Minimum Lot Size and
Dimensions
AO5.2
In general, lots have a predominantly
regular, rectangular shape.
Editor's note-topographical
constraints or environmental values
may call for irregular property
boundaries.
A05.3
In residential zones, lots are
generally arranged so that:
a) there are no more than five lots with
a frontage width of less than 15
metres grouped in a row;
b) there are no more than three lots
with a frontage width of 7.5 metres
or less in a row unless serviced by a
rear lane;
¢) lots with a frontage width of less than
15 metres are not located opposite
other lots with a frontage width of
less than 15 metres
A05.4
In activity centres and industry zones, new
lots contribute to a mix of lot sizes that cater
for varied commercial and _ industrial
enterprises, such that:
a) smaller lots intended for intensive
development are clustered near
centres;
b) new lots adjacent to sensitive land
uses include sufficient area for
buffering of incompatible land uses;
and
c) lot reconfiguration provides for
shared access arrangements
wherever possible.
PO6
Development provides for irregular shaped
lots
a)
5)
c)
d)
to be created only where:
the creation of regular lots is
impractical such as at a curve in the
road or because of topographical
constraints;
safe access and visual exposure to
and from the site can be provided,
while not adversely impacting on
the functionality of the surrounding
road network;
itis desirable to
avoid clearing of vegetation and the
fragmentation of habitat
in ecologically important areas; and
the irregular lot is demonstrably
suitable for its intended purpose.
No acceptable outcome provided
Regular shaped lot proposed
Site
Responsive Design
PO7
Development provides for a lot layout and
configuration of roads and pathways that is
responsive to:-
a)
5)
c)
d)
the setting of the site within an
urban or non-urban context;
any natural environmental values
present on, or adjoining the site;
any natural hazards affecting
the site or adjoining land such that
the number of properties or persons
at risk is not increased;
the terrain of the land, minimising
the need for earthworks;
AO7.1
If located in the Low density residential
Zone, Medium density residential
Zone, High density residential
zone, Tourist accommodation
Zone or Community facilities zone and
intended for a residential use, any new lot
is located outside the modelled flood level
of the 1% AEP(1:100 year ARI) water
surface levels or where not modelled,
above the highest known flood level.
AO7.2
Flood immunity for development areas is
not achieved by filling land below the
Proposed lot located above flood level.
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e) any places of cultural heritage 1% AEP (1:100 year ARI) flood level.
significance or character areas
present on, or adjoining the site; AO7.3
and All reconfigured lots on land subject to a Site mapped as subject to Acid Sulfate
f) any important landmarks, views, constraint or valuable feature identified on soils and landslide hazard. Specific
vistas or other areas of high scenic an overlay map contains a building engineering solutions are available to
quality present on, or able to be envelope marked on a plan of address these constraints as part of any
viewed from, the site. development that demonstrates that there future dwelling house design and
is an area sufficient to accommodate the construction.
Editor’s Note— Development of intended purpose of the lot, that is not
land affected by constraints shown subject to the constraint or valuable feature
on overlay maps will be subject to or that appropriately responds to the
overlay codes constraint or valuable feature.
AO7.4 Site is within the urban footprint and any
New lots with a site area less than 4,000m² future construction on the site will be
in area have a slope not exceeding: able to address the constraint.
a) 10% side slope (crossfall); or
b) 5% lengthwise slope (longitudinal
fall).
AO7.5 Future operational works applications
Lot boundaries, services, utilities and to address.
roads are aligned to avoid
traversing ecologically important
areas and ecological linkages.
AO7.6 Future operational works applications
Development does not result in to address. Existing vegetation will be
significant modification to natural retained where feasible.
landform or landscape features
including:
a) waterways and drainage lines;
b) native vegetation or significant
character trees;
c) understorey vegetation;
d) slope;
e) rock outcrops; or
f) views.
AO7.7 Existing vegetation will be retained
Development retains or provides viable where feasible.
ecological corridors for wildlife movement.
AO7.8 Not applicable - No stream on site
Where no riparian buffer is nominated
through the Biodiversity, Waterways and
Wetlands Overlay Map in Schedule 2, a
vegetated buffer is provided no less than
10 metres wide, measured from the
centreline of any stream .
AO7.9 Not applicable – no mapped ecologicall
Ecologically important areas are formally important areas.
protected for the long term through
environmental covenant or transferal to
public ownership or through gazettal of a
nature reserve.
Climate Responsive Design
PO8 AO8.1 Complies
The street design and lot orientation The lot design maximises the number of
facilitates the construction of energy lots where the longest axis of the lot has a
efficient buildings that respond to the local general east-west orientation.
climate conditions by:
AO8.2 Not applicable – no new streets
a) maximising solar access to the north; The street pattern maximises the number
b) minimising solar access to the west; of streets running in a general north-south
c) proportioning lots direction.
and building envelopes to
accommodate energy AO8.3 Complies
efficient building orientation; For development within the Low density
d) maximising access to any prevailing residential zone each lot contains a
summer breezes; and rectangular house site area where the
long axis faces true north or is no more
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e) any places of cultural heritage
significance or character areas
present on, or adjoining the site;
and
f) any important landmarks, views,
vistas or other areas of high scenic
quality present on, or able to be
viewed from, the site.
Editor’s Note— Development of
land affected by constraints shown
on overlay maps will be subject to
overlay codes
1% AEP (1:100 yearARI) flood level.
AO7.3
All reconfigured lots on land subject to a
constraint or valuable feature identified on
an overlay map contains a building
envelope marked on aplan_— of
development that demonstrates that there
is an area sufficient to accommodate the
intended purpose of the lot, that is not
subject to the constraint or valuable feature
or that appropriately responds to the
constraint or valuable feature.
AO7.4
New lots with a site area less than 4,000m?
in area have aslopenot exceeding:
a) 10% side slope (crossfall); or
b) 5% lengthwise slope (longitudinal
fall).
AO7.5
Lot boundaries, services, utilities and
roads are aligned to avoid
traversing ecologically important
areas and ecological linkages.
AO7.6
Development does not result in
significant modification to natural
landform or landscape features
including:
a) waterways and drainage lines;
b) _ native vegetation or significant
character trees;
c) understorey vegetation;
d) slope;
e) _ rock outcrops; or
f) views.
AO7.7
Development retains or provides viable
ecological corridors for wildlife movement.
AO7.8
Where no riparian buffer is nominated
through the Biodiversity, Waterways and
Wetlands Overlay Map in Schedule 2, a
vegetated buffer is provided no less than
10 metres wide, measured from the
centreline of any stream
AO7.9
Ecologically important areas are formally
protected for the long term through
environmental covenant or transferal to
public ownership or through gazettal of a
nature reserve.
Site mapped as subject to Acid Sulfate
soils and landslide hazard. Specific
engineering solutions are available to
address these constraints as part of any
future dwelling house design and
construction.
Site is within the urban footprint and any
future construction on the site will be
able to address the constraint.
Future operational works applications
to address.
Future operational works applications
to address. Existing vegetation will be
retained where feasible.
Existing vegetation will be retained
where feasible.
Not applicable - No stream on site
Not applicable — no mapped ecologicall
important areas.
Climate
Pos
The street design and lot orientation
facilitates the construction of energy
efficient buildings that respond to the local
climate conditions by:
Responsive Design
a) maximising solar access to the north;
6) minimising solar access to the west;
¢) proportioning lots
and building envelopes to
accommodate energy
efficient building orientation;
d) maximising access to any prevailing
summer breezes; and
AO8.1
The lot design maximises the number of
lots where the longest axis of the lot has a
general east-west orientation.
AO8.2
The street pattern maximises the number
of streets running in a general north-south
direction.
A08.3
For development within the Low density
residential zone each lot contains a
rectangular house site area where the
long axis faces true north or is no more
Complies
Not applicable — no new streets
Complies
Page 7
Page 7
e) minimising exposure to prevailing than 20 degrees off true north and has
winter winds. minimum dimensions of 10 metres x 15
metres.
Neighbourhood Design Complies
PO9 AO9.1
Development provides for a lot layout, land Lots are arranged to front streets
use and infrastructure configuration that: and public open space.
a) provides for an efficient land use AO9.2
pattern; Development maximises opportunities for
b) creates compact and walkable casual surveillance and avoids areas of
neighbourhoods that are well concealment by ensuring pathways
connected to centres, employment, and public open space have defined
education facilities, community edges and are visually exposed to
services, open space and roadways.
recreation facilities;
c) creates useable and interconnected AO9.3 Not applicable – no new roads or
movement and open space Neighbourhoods (including roads, pathways
networks; pathways and open space) are designed
d) effectively connects and integrates with a high degree of legibility with public
the site with existing or planned spaces and corridors easy to find and
development on adjoining sites; recognise.
e) provides for moderate and large
size developments to have
multiple access points;
f) promotes a sense of community
identity and belonging;
g) promotes a variety of streetscapes;
h) provides for a high level of amenity,
having regard to potential noise,
dust, odour and lighting nuisance
sources;
i) integrates prominent site features
including landmarks,
native vegetation and views into the
design;
j) discourages crime or antisocial
behaviour by facilitating casual
surveillance of streets, paths
and public open space;
k) avoids the sporadic or out-of-
sequence creation of lots; and
l) protects and enhances ecologically
important areas and provides for
the clustering of lots into cleared
areas.
Infrastructure New lot able to comply
PO10 No acceptable outcome provided
Development accommodates and provides
for the efficient and timely delivery of
infrastructure appropriate to the site’s
setting and intended use.
PO11 Not applicable - no new road or
Roadway and pathway layout are No acceptable outcome provided pathway proposed
predominantly rectilinear with a high
degree of permeability.
Editor’s Note— Further detail on traffic
and the road network is addressed in Part
9.4.8 Transport Code
PO12 AO12.1 Proposal able to comply
New lots are located, sized and configured All lots are connected to power
so as to ensure each lot is capable of supply and telecommunications
being serviced by appropriate levels of services and where located within the
infrastructure including: Urban boundaries, power supply and
communications infrastructure are
a) power supply; provided underground.
b) telecommunications; and
c) where within Local Plan Areas AO12.2
d) reticulated water supply; If located in a water service area each
e) reticulated sewerage; and new lot can be connected to
f) stormwater drainage. Unitywater’s water supply network.
AO12.3
If located in a sewerage service area
each new lot can be connected to
Unitywater’s sewerage network.
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e) minimising exposure to prevailing
than 20 degrees off true north and has
winter winds. minimum dimensions of 10 metres x 15
metres.
Neighbourhood Design Complies
Pog AO9.1
Development provides for a lot layout, land
use and infrastructure configuration that:
a) provides for an efficient land use
pattern;
b) creates compact and walkable
neighbourhoods that are well
connected to centres, employment,
education facilities, community
services, open space and
recreation facilities;
c) creates useable and interconnected
movement and open space
networks;
d) effectively connects and integrates
the site with existing or planned
development on adjoining sites;
e) provides for moderate and large
size developments to have
multiple access points;
f) promotes a sense of community
identity and belonging;
g) promotes a variety of streetscapes;
h) provides for a high level of amenity,
having regard to potential noise,
dust, odour and lighting nuisance
sources;
i) integrates prominent site features
including landmarks,
native vegetation and views into the
design;
j) discourages crime or antisocial
behaviour by facilitating casual
surveillance of streets, paths
and public open space;
k) avoids the sporadic or out-of-
sequence creation of lots; and
|) protects and enhances ecologically
important areas and provides for
the clustering of lots into cleared
areas.
Lots are arranged to front streets
and public open space.
AO9.2
Development maximises opportunities for
casual surveillance and avoids areas of
concealment by ensuring pathways
and public open space have defined
edges and are visually exposed to
roadways.
AO9.3
Neighbourhoods (including roads,
pathways and open space) are designed
with a high degree of legibility with public
spaces and corridors easy to find and
recognise.
Not applicable —- no new roads or
pathways
Infrastructure
PO10
Development accommodates and provides
for the efficient and timely delivery of
infrastructure appropriate to the site's
setting and intended use.
No acceptable outcome provided
New lot able to comply
PO11
Roadway and pathway layout are
predominantly rectilinear with a high
degree of permeability.
Editor’s Note— Further detail on traffic
and the road network is addressed in Part
No acceptable outcome provided
Not applicable - no new road or
pathway proposed
9.4.8 Transport Code
PO12 AO12.1 Proposal able to comply
New lots are located, sized and configured | All lots are connected to power
so as to ensure each lot is capable of supply and telecommunications
being serviced by appropriate levels of
infrastructure including:
a) power supply;
b) telecommunications; and
c) where within Local Plan Areas
d) reticulated water supply;
e) reticulated sewerage; and
f) _ stormwater drainage.
services and where located within the
Urban boundaries, power supply and
communications infrastructure are
provided underground.
AO12.2
Iflocated in a water service area each
new lot can be connected to
Unitywater’s water supply network.
AO12.3
If located in a sewerage service area
each new lot can be connected to
Unitywaters sewerage _ network.
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AO12.4
If located in a Local plan area lots can
be connected to Council’s
stormwater drainage network.
AO12.5
If not in a sewerage service area
each lot has sufficient area and other
attributes to ensure efficient and
effective on-site sewerage disposal.
PO13 AO13.1 Future access will be able to comply
Each lot is provided with safe and Vehicular access for the development is with Council requirements.
convenient vehicle access consistent with the function and design of
the road it takes access from.
AO13.2
Development does not require new or
changed access to a state-controlled road
that is a limited access road unless in
accordance with the limited access policy
for the state-controlled road .
AO13.3
Access easements are in appropriate
locations for safe access and egress, and
supply appropriate widths and levels of
service for the number of vehicles that will
utilise them as per the requirements of
Council’s Planning Scheme Policy PSP6
Engineering design standards – Roads,
drainage and earthworks.
Editor's note- Reference should be made
to the Queensland Government's
Development Assessment Mapping
System to confirm which are state-
controlled roads or limited access roads.
Traffic Infill development. Existing road system
PO14 No acceptable outcome provided able to cater for the one additional lot.
Traffic generated by the development is
within the acceptable capacity of external
roads and does not have an adverse
impact upon the functioning of the road
network.
Editor’s Note— Further detail on traffic
and the road network is addressed in Part
9.4.8 Transport Code
Roads and Pathways Infill development - No new road or
PO15 AO15.1 pathways proposed.
Development involving the creation of new Where involving the construction of a new
roads and pathways ensures road, road planning and design supports
infrastructure— the hierarchy and functional aspects
identified in Council’s Planning Scheme
a) provides convenient, safe and Policy PSP6 on Engineering design
efficient movement for all modes of standards – Roads, drainage and
transport between land use earthworks.
activities;
b) prioritises pedestrian movement Editor’s Note— Further detail on road
and bicycle use over vehicle and pathway networks is provided in Part
movements; 9.4.8 Transport Code
c) facilitates efficient, safe and
accessible bus services that AO15.2
connect to existing and future public The street layout is generally rectilinear
passenger transport facilities; and does not rely on culs-de-sac, or
d) provides through roads and where the use of a cul-de-sac is
minimises the use of culs-de-sac; unavoidable because of the natural
e) minimises the extent of earthworks features of the site, it does not exceed a
required by being sympathetic to length of 200 metres.
the terrain;
f) allows for unimpeded and AO15.3
practical access to each proposed Pathways and pedestrian routes are
lot; and planned to provide clear, safe connections
between residential, open space, transit
g) provides for mature street trees.
stops and retail areas, and are located
along, or are visible from, streets or other
public spaces.
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AO12.4
If located in a Local plan area lots can
be connected to Council's
stormwater drainage _ network.
AO12.5
If not in a sewerage service area
each lot has sufficient area and other
attributes to ensure efficient and
effective on-site sewerage disposal.
PO13 A013.1 Future access will be able to comply
Each lot is provided with safe and | Vehicular access for the development is | with Council requirements.
convenient vehicle access consistent with the function and design of
the road it takes access from.
A013.2
Development does not require new or
changed access to a state-controlled road
that is a limited access road unless in
accordance with the limited access policy
for the state-controlled road
A013.3
Access easements are in appropriate
locations for safe access and egress, and
supply appropriate widths and levels of
service for the number of vehicles that will
utilise them as per the requirements of
Council's Planning Scheme Policy PSP6
Engineering design standards — Roads,
drainage and earthworks.
Editor's note- Reference should be made
to the Queensland Government's
Development Assessment Mapping
System to confirm which are state-
controlled roads or limited access roads.
Traffic Infill development. Existing road system
PO14 No acceptable outcome provided | able to cater for the one additional lot.
Traffic generated by the development is
within the acceptable capacity of external
roads and does not have an adverse
impact upon the functioning of the road
network.
Editor’s Note— Further detail on traffic
and the road network is addressed in Part
9.4.8 Transport Code
Roads and Pathways Infill development - No new road or
PO15 AO15.1 pathways proposed.
Development involving the creation of new | Where involving the construction of anew
roads and pathways ensures | road, road planning and design supports
infrastructure— the hierarchy and functional aspects
a) provides convenient, safe and
efficient movement for all modes of
transport between land use
activities;
b) __ prioritises pedestrian movement
and bicycle use over vehicle
movements;
c) facilitates efficient, safe and
accessible bus services that
connect to existing and future public
passenger transport facilities;
d) provides through roads and
minimises the use of culs-de-sac;
e) minimises the extent of earthworks
required by being sympathetic to
the terrain;
f) allows for unimpeded and
practical access to each proposed
lot; and
Qg) provides for mature street trees.
identified in Council's Planning Scheme
Policy PSP6 on Engineering design
standards — Roads, drainage and
earthworks.
Editor’s Note— Further detail on road
and pathway networks is provided in Part
9.4.8 Transport Code
AO15.2
The street layout is generally rectilinear
and does not rely on culs-de-sac, or
where the use of a cul-de-sac is
unavoidable because of the natural
features of the site, it does not exceed a
length of 200 metres.
A015.3
Pathways and pedestrian routes are
planned to provide clear, safe connections
between residential, open space, transit
stops and retail areas, and are located
along, or are visible from, streets or other
public spaces.
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AO15.4
Sufficient space and soil depth is provided
for the planting of street trees for shade,
amenity and habitat purposes.
PO16 AO16 Site able to comply with relevant
The subdivision layout is designed to If within 1 kilometre of the Pathways requirements.
facilitate pedestrian and cyclist linkages Network identified in the Local
with adjoining sites in the immediate area. Government Infrastructure Plan located in
Part 4, the subdivision design and layout
includes pathways:
a) located in accordance with the
Pathways Network identified in
the Local Government Infrastructure
Plan; or
b) linking to the Pathways Network
identified in the Local Government
Infrastructure Plan.
PO17 Not applicable – not an activity centre
Development on land within activity No acceptable outcome provided
centres with active frontages are
provided with access from a rear lane
or other access streets to reduce
potential conflicts with pedestrians
and cyclists.
PO18 AO18.1 No active parkland or open space
Development provides for parks, drainage Active parkland or open space which required for the proposed additional lot.
reserves and open space infrastructure links to active parkland is provided in
that:- accordance with the Council’s
infrastructure network planning;
a) provides for a range of passive and
active recreation settings, offering a OR
range of informal and formal
experiences to the community; AO18.2
b) accommodates adequate facilities Park contributions are paid in
to meet the needs of the community accordance with the applicable
and is designed to maximise use by infrastructure instrument.
the community it serves;
c) provides opportunities for all age AO18.3
groups and levels of mobility; Land intended for public open
d) is well distributed and contributes to space complements existing
the legibility and character of the adjacent and surrounding open
specific town, village or locality; space areas and physical linkages to
e) creates attractive settings and focal these areas are provided.
points for the community, designed
as attractive and enjoyable, AO18.4
functional and safe places to meet Open space is provided adjacent to
and recreate; waterways, with roads servicing the
f) benefits the amenity of adjoining linear parkland and lots located on
land uses; the opposite side of the road to the
waterways.
g) facilitates the retention and
protection of ecologically important
AO18.5
areas, wetlands, waterways,
A park has direct road frontages of a
drainage lines and native habitat
minimum of 25% of the
areas, their associated
total allotment boundary of
buffers, ecological linkages and
the park to provide
other natural and cultural features;
physical access and visibility.
h) incorporates appropriate measures
for stormwater and flood AO18.6
management; Public open space has good
i) is cost effective to maintain; and connectivity for users via pedestrian
j) is dedicated as public land in the and cycle paths.
early stages of the subdivision.
AO18.7
Landscaping is designed to create
aesthetically pleasing open space
areas and to suit the type, setting and
purpose of the particular park.
AO18.8
Active parkland in all areas other than
the Low impact industry zone
and Medium impact industry zone
will contain embellishment in
accordance with the Local
Government Infrastructure Plan in
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AO15.4
Sufficient space and soil depth is provided
for the planting of street trees for shade,
amenity and habitat purposes.
PO16
The subdivision layout is designed to
facilitate pedestrian and cyclist linkages
with adjoining sites in the immediate area.
AO16
If within 1 kilometre of the Pathways
Network identified in the Local
Government Infrastructure Plan located in
Part 4, the subdivision design and layout
includes pathways:
a) located in accordance with the
Pathways Network identified in
the Local Government Infrastructure
Plan; or
b) linking to the Pathways Network
identified in the Local Government
Infrastructure Plan.
Site able to comply with relevant
requirements.
PO17
Development on land within activity
centres with active frontages are
provided with access from a rear lane
or other access streets to reduce
potential conflicts with pedestrians
and cyclists.
No acceptable outcome provided
Not applicable — not an activity centre
PO18
Development provides for parks, drainage
reserves and open space infrastructure
that:-
a) provides for a range of passive and
active recreation settings, offering a
range of informal and formal
experiences to the community;
b) accommodates adequate facilities
to meet the needs of the community
and is designed to maximise use by
the community it serves;
c) provides opportunities for all age
groups and levels of mobility;
d) is well distributed and contributes to
the legibility and character of the
specific town, village or locality;
e) creates attractive settings and focal
points for the community, designed
as attractive and enjoyable,
functional and safe places to meet
and recreate;
f) benefits the amenity of adjoining
land uses;
g) facilitates the retention and
protection of ecologically important
areas, wetlands, waterways,
drainage lines and native habitat
areas, their associated
buffers, ecological linkages and
other natural and cultural features;
h) incorporates appropriate measures
for stormwater and flood
management;
i) _ is cost effective to maintain; and
j) is dedicated as public land in the
early stages of the subdivision.
A018.1
Active parkland or open space which
links to active parkland is provided in
accordance with the Council's
infrastructure network __ planning;
OR
A018.2
Park contributions are paid in
accordance with the applicable
infrastructure instrument.
A018.3
Land intended forpublic open
space complements existing
adjacent and surrounding open
space areas and physical linkages to
these areas are __ provided.
A018.4
Open space is provided adjacent to
waterways, with roads servicing the
linear parkland and lots located on
the opposite side of the road to the
waterways.
A018.5
A park has direct road frontages of a
minimum of 25% of the
total allotment boundary of
the park to provide
physical access and visibility.
A018.6
Public open spacehas good
connectivity for users via pedestrian
and cycle paths.
A018.7
Landscaping is designed to create
aesthetically pleasing open space
areas and to suit the type, setting and
purpose of the particular park.
A018.8
Active parkland in all areas other than
the Low impact __ industry zone
and Medium impact industry zone
will contain embellishment — in
accordance with the Local
Government Infrastructure Plan in
No active parkland or open space
required for the proposed additional lot.
Page 10
Page 10
Part 4 such as:
a) children’s play facilities catering for
various ages including a soft fall
surface where required and a shade
cover over play equipment;
b) seating;
c) picnic table/s with seats; and
d) landscaping.
Editor’s Note— Further detail on
Landscaping is addressed in
Part 9.4.5 Landscaping Code
PO19 AO19.1 Not applicable – no parkland required
Land provided for active recreation areas is Active parkland is of a usable shape free
of a physical standard and condition of irregular boundaries.
suitable for the intended uses and is not
subject to physical or other constraints AO19.2
including contamination, environmental or Active parkland is located on land that is
biophysical constraints or legislative exclusive of—
protection that would encumber its use.
a) flood inundation below the
20% AEP (1:5 year ARI level);
b) land affected by stormwater or
overland flow discharge from
adjacent allotments;
c) drainage reserves and detention
basins, which cannot be shown to
safely and effectively contribute to
the network of parks and open
space areas;
d) land with a slope, or subject to cut or
fill with a batter slope, that exceeds
a slope of 15%;
e) areas of land less than 15 metres
wide, such as access and service
and utility easements;
f) land required to serve primarily as a
buffer area to any existing
development or major transport
corridor; and
g) power easements.
AO19.3
At least 10% of the total open space
provision for active parkland is exclusive of
flood inundation below the 1% AEP (1:100
year ARI level or the highest recorded
flood level), whichever is the greatest.
PO24 Future application for operational works
Development provides for the effective No acceptable outcome provided will be able to demonstrate compliance.
drainage of lots and roads in a manner
that:-
a) maintains the natural flow regime;
b) effectively manages stormwater
quality and quantity; and
c) ensures no adverse impacts on
receiving waters and surrounding
land.
Editor’s Note— Requirements for
the design and construction of
stormwater management
infrastructure are addressed in Part
9.4.9 Water Quality and Drainage
code
Item 4: Provide additional detail and preliminary plans of the access (vehicle and pedestrian) to
proposed Lot 2. The plans must be prepared by a suitably qualified person and include but not be limited
to;
4.1. existing vegetation and infrastructure in the road reserve
4.2. existing surface levels within the road reserve and the adjacent areas of proposed
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Part 4 such as:
a) children’s play facilities catering for
various ages including a soft fall
surface where required and a shade
cover over play equipment;
b) seating;
c) picnic table/s with seats; and
d) landscaping.
Editor’s Note— Further detail on
Landscaping is addressed in
Part 9.4.5 Landscaping Code
PO19
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.
AO19.1
Active parkland is of a usable shape free
of irregular boundaries.
A019.2
Active parkland is located on land that is
exclusive of—
a) _ flood inundation below the
20% AEP (1:5 year ARI level);
b) _ land affected by stormwater or
overland flow discharge from
adjacent allotments;
c) drainage reserves and detention
basins, which cannot be shown to
safely and effectively contribute to
the network of parks and open
space areas;
d) land with a slope, or subject to cut or
fill with a batter slope, that exceeds
a slope of 15%;
e) areas of land less than 15 metres
wide, such as access and service
and utility easements;
f) land required to serve primarily as a
buffer area to any existing
development or major transport
corridor; and
g) power easements.
A019.3
At least 10% of the total open space
provision for active parkland is exclusive of
flood inundation below the 1% AEP (1:100
year ARI level or the highest recorded
flood level), whichever is the greatest.
Not applicable — no parkland required
PO24
Development provides for the effective
drainage of lots and roads in a manner
that:-
a)maintains the natural flow regime;
b)effectively manages stormwater
quality and quantity; and
c) ensures no adverse impacts on
receiving waters and surrounding
land.
Editor’s Note— Requirements for
the design and construction of
stormwater management
infrastructure are addressed in Part
9.4.9 Water Quality and Drainage
code
No acceptable outcome provided
Future application for operational works
will be able to demonstrate compliance.
Item 4: Provide additional detail and preliminary plans of the access (vehicle and pedestrian) to
proposed Lot 2. The plans must be prepared by a suitably qualified person and include but not be limited
to;
4.1. existing vegetation and infrastructure in the road reserve
4.2. existing surface levels within the road reserve and the adjacent areas of proposed
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Lot 2
4.3. levels and grades of the proposed access
4.4. any retaining structures..
Applicant’s Response to Item 4: The applicant advises that this matter can be considered as part of
any future operational works application. Existing vegetation will be retained where possible.
Item 5: Provide a site specific geotechnical investigation and report for proposed Lot 2. The report
must include recommendations for the future development of the site and include comment on the
suitability of on-site infiltration of stormwater
Applicant’s Response to Item 5: The applicant considers that these matters can be addressed as
part of any future operational works application and would not be a determining factor in the assessment
of the application.
Item 6: Provide a preliminary design for stormwater management for a concept for future residential
development on proposed Lot 2. The design must include indicative locations and volumes of the
required on-site infiltration system.
Applicant’s Response to Item 6: Refer item 5 above.
Item 7: The geotechnical report and the stormwater management plan must be consistent in their
recommendations
Applicant’s Response to Item 7: Refer item 5 above.
Item 8: Provide a plan of the location of the existing services for proposed Lot 1 (sewer, water, electrical,
telecommunications and stormwater)
Applicant’s Response to Item 8: The applicant indicates that the site is connected or able to be
connected to existing services in the area.
Item 9: Provide preliminary advice from Unitywater in regard to the sewer system (connection, private
pump system etc) for proposed Lots 1 and 2.
Applicant’s Response to Item 9: The applicant indicates that this matter will be able to be considered
as part of any future operational works applications.
The applicant considers that they have now responded to Council’s information request. The Decision
Making Period has therefore commenced and we request that your Council proceeds with its
assessment of the application as soon as possible in accordance with the Planning Act 2016.
Please contact our Sunshine Coast office if you require any further information and/or clarification.
Yours faithfully,
Nadine Gorton
Senior Planner
martoo consulting pty. ltd
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Lot 2
4.3. levels and grades of the proposed access
4.4. any retaining structures..
Applicant’s Response to Item 4: The applicant advises that this matter can be considered as part of
any future operational works application. Existing vegetation will be retained where possible.
Item 5: Provide a site specific geotechnical investigation and report for proposed Lot 2. The report
must include recommendations for the future development of the site and include comment on the
suitability of on-site infiltration of stormwater
Applicant’s Response to Item 5: The applicant considers that these matters can be addressed as
part of any future operational works application and would not be a determining factor in the assessment
of the application.
Item 6: Provide a preliminary design for stormwater management for a concept for future residential
development on proposed Lot 2. The design must include indicative locations and volumes of the
required on-site infiltration system.
Applicant’s Response to Item 6: Refer item 5 above.
Item 7: The geotechnical report and the stormwater management plan must be consistent in their
recommendations
Applicant’s Response to Item 7: Refer item 5 above.
Item 8: Provide a plan of the location of the existing services for proposed Lot 1 (sewer, water, electrical,
telecommunications and stormwater)
Applicant’s Response to Item 8: The applicant indicates that the site is connected or able to be
connected to existing services in the area.
Item 9: Provide preliminary advice from Unitywater in regard to the sewer system (connection, private
pump system etc) for proposed Lots 1 and 2.
Applicant’s Response to Item 9: The applicant indicates that this matter will be able to be considered
as part of any future operational works applications.
The applicant considers that they have now responded to Council's information request. The Decision
Making Period has therefore commenced and we request that your Council proceeds with its
assessment of the application as soon as possible in accordance with the Planning Act 2016.
Please contact our Sunshine Coast office if you require any further information and/or clarification.
Yours faithfully,
Nadine Gorton
Senior Planner
martoo consulting pty. Itd
Used in these records
Response to Noosa Council Information Request.pdfRelated documentApplication case desk ↗
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