2009 KHA Original Report · REC14/0015

Page 2

KHA Development Managers

May 2009

1.0 EXECUTIVE SUMMARY

 

 

 

 

 

 

 

DETAT ]
Address 73-77 Eumundi Noosa Road, Noosaville
RPD (Subject Land) Lot 74 on RP71151 & Part of Lots 73 & 83 on RP71151
Subject Land Area 4248m?
Local Authority Sunshine Coast Regional Council
SEQ Regional Plan Urban
Land Owners Courtware (Australia) Pty Ltd ACN 006 257 647
PLY ET, }
Applicant Courtware (Australia) Pty Ltd
e@ Proposal Reconfiguring a Lot
Level of Assessment Code
Referral Agencies None
| PLANNING SCHEME DESIGNATIONS |
Planning Scheme The Noosa Plan
Locality Noosaville (Zone Map 8)
Zone Detached Housing
Co High Potential Acid Sulfate Area s———
Relevant Overlays
Low Potential Acid Sulfate Area
Town Planning Report Page 2 of 31

Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 3

KHA Development Managers May 2009

 

2.0 INTRODUCTION

This assessment report has been prepared to accompany a development application for
Reconfiguration of a Lot prepared by KHA Development Managers for and on behalf of Courtware
(Australia) Pty Ltd. The application seeks Council’s approval for reconfiguration of a lot (4 lots) on
land located at Eumundi Noosa Road, Noosaville and described as Lot 74 on RP71151 & Part of Lots
73 & 83 on RP71151. The site is more specifically defined as Lot 74 on RP71151 and approved Lot 3
on Kimmorley Surveying drawing 02170-L (Council file 23686DA).

The properties are within the Noosaville Locality (Zone Map ZM8), and located within the Detached
Housing Zone under the provisions of the Noosa Plan.

A copy of the proposed reconfiguration plan is included as Attachment 1.

The purpose of this report is to describe the site, its existing and proposed uses and to address the
relevant town planning issues in respect to the proposed development.

This report should be read in conjunction with the accompanying covering letter, IDAS Development
Application forms and the Proposal Plans prepared by KHA Development Managers.

 

Town Planning Report Page 3 of 31
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 4

KHA Development Managers May 2009

3.0 SUBJECT SITE

The subject site is located at Eumundi Noosa Road, Noosaville and is described as Lot 74 on RP71151
& Part of Lots 73 & 83 on RP71151. The site can be more accurately defined as Lot 74 on RP71151
and approved Lot 3 on Kimmorley Surveying drawing 02170-L (Council file 23686DA). A copy of this
approved plan is included as Attachment 2.

 

The site contains an existing detached house (Lot 74) with the land gently sloping away from
Eumundi Noosa Road towards Starboard Avenue. The site comprises an area of 4,248m’.

 

    

   
  

mee

7a! TRE a

Figure 1 - Subject Site Location (PD Online)

 

Town Planning Report Page 4 of 31
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 5

KHA Development Managers May 2009

4.0 PROPOSAL

It is proposed to subdivide the subject site into four (4) residential lots in accordance with the
proposal plan prepared by KHA Development Managers included as Attachment 1, The proposal
involves the subdivision of Lot 74 on RP71151 and approved Lot 3 on Kimmorley Surveying drawing
02170-L - Council file 23686DA (currently described as part of Lots 73 & 83 on RP71151). Proceeding
with this subdivision will be contingent upon the creation of approved Lot 3 and it is expected that
any approval can be appropriately conditioned in this regard. The subject application will result in the
creation of one lot fronting Eumundi Noosa Road containing the existing dwelling (with access as
existing) and three rear access lots accessed from the continuation of Starboard Avenue.

 

Town Planning Report Page 5 of 31
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 6

KHA Development Managers May 2009

5.0 PLANNING SCHEME CONTEXT

Under The Noosa Plan the site is included in the Noosaville Locality and the Detached Housing Zone.
5.1 LEVEL OF ASSESSMENT

The following table of assessment outlines the level of assessment for the development of land within
the Detached Housing Zone in the Noosaville Locality for the purposes of Reconfiguring a Lot.

Column 1 Column 2 oro Winn )
Type of development Assessment Category Relevant assessment criteria —
applicable code if

development is self-
assessable or requires code
Pesos 1018

 
   

 
     

f OFHER USES £” a foo Es. vs ee
Reconfiguring a lot Code assessable If code assessable—
a) Noosaville Locality Code;
b) Reconfiguring a Lot Code;
c) Landscaping Code;

d) Engineering Works Codes

ae ed

 

 

 

 

 

 

Comment: The proposal for reconfiguring a lot is code assessable in accordance with the Noosa
Plan.

5.2 APPLICABLE OVERLAYS
The following overlays are identified for the site.

ode fe _——__==4] | While part of Lot 83 is subject to a ‘100yr Flood
Event Inundation Area’ and ‘Area Subject to Min
Floor Height’ under the Natural Hazards:
Landscape/ Flooding Overlay, the subject site is
not affected. No assessment of this overlay is
required with the application.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

   

 

  

 

 

 

 

 

2 x
r77 75 Lecalit .
Loos Beat ies vote Noose ore Boundary

Property seco Railway Line
| Boundaries -—-— Major Road Network

are Landslide Streams, Rivers and

Hazard Area Orainage Lines

Extent of
——" Flood Mapping EG Flood Hazard Area

.

Town Planning Report ~ Page 6 of 31

Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 7

 

 

KHA Development Managers May 2009

 

Vi LELNS The site is located within the ‘High Potential
Acid Sulfate Area’ and ‘Low Potential Acid
Sulfate Area’ of the Natural Hazards Bushfire
and Acid Overlay.

 

Only a portion of the site is affected by high

RAY | potential Acid Sulfate Soils as illustrated in the

overlay map with the remaining majority of the

YN . RS site affected by low potential Acid Suifate Soils.
Zs ‘

b

 

 

 

 

 

 

 

 

 

 

 

The proposed reconfiguration does not require

, excavation or filing on the subject site and
YL UiigNN : does not trigger referral to the Department of
GT: id ~

Natural Resources and Water.

 

 

 

 

: — : Boat es cee Noosa Shire Boundary
— +++ Railway Li : iti
Property os Major Road Network An approval can be appropriately conditioned
J High Bushfire Hazard Area regarding acid sulfate soils management.

0 Medium Bushfire Hazard Area
” High Potential Acid Sulfate Area 0-5m AHD

ry! Low Potential Acid Sulfate Area §-20m AHO

 

 

5.3 APPLICABLE CODES

The proposed development will be subject to Code Assessment and is subject to the following
applicable codes:

Noosaville Locality Code

Landscaping Code
Engineering Works Code

eoeee

An assessment of the applicable codes is undertaken in the following sections:

5.3.1 NOOSAVILLE LOCALITY CODE

Division 17 — Specific Outcomes and Probable Solutions for the Noosaville Locality Table
11-13

 

 

 

ve ~~Reconfiguring-a-Lot COd en me er me ree cree nore are cee nite tae cencr mes name acne tie ame creme atte ate cites mani coer te tn

 

 

11.9 Effects of use

Amenity

O12 Uses are located, designed and | No solution provided Complies

Operated to avoid —§ significant The proposal is for the subdivision
adverse changes to the light, air of residential lots and will therefore
quality, noise, accessibility or other not conflict with the amenity of the
conditions enjoyed by users of adjoining residential uses.
associated, adjoining or nearby

uses.

Major Road Network

G2 Through traffic in Noosaville | No solution provided N/A

uses Gibson Road or Eenie Creek

 

 

 

 

Town Planning Report Page 7 of 31
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

 

Page 8

KHA Development Managers

May 2009

 

Specific Outcomes

Paieln ko uel Men

 

Road, ensuring the visual amenity
of Gympie Terrace is protected with
a consequent enhancement of
visitor and recreation opportunities
and benefit to businesses along
Gympie Terrace.

 

Visual amenity

o3 The visual amenity and
character surrounding the major
road network is protected and
enhances the recognisable entrance

No solution provided

Complies

The proposal represents a small
infill subdivision that will not impact
the visual amenity and character

 

various residential neighbourhoods
remain important and distinct
elements of the residential
character of Noosaville.

to Noosaville through— surcounding the major road
a} retaining and enhancing the network,
visual and physical separation of
Noosaville from other localities;
and
b) ensuring development does not
encroach upon existing native
vegetation along the road
frontage other than for
accessways.
Neighbourhood identities
O4 The separate identities of the | No solution provided Complies

The proposal represents a small
infill subdivision that will not impact
the existing neighbourhood identity.

 

Airport
OS Development and use of
premises within 750m of the airport
| do_not cause an obstruction or
other potential hazard to aircraft
movement associated with the
airport by the way of—

a} the physical intrusion of buildings
or other structures into aircraft
take-off and approach flight
paths;

b) attracting birds or bats to the
area, which could cause or
contribute to bird-strike hazard;

¢) providing very bright lighting or
lighting similar to runway
lighting, which can distract or
confuse aircraft pilots;

d) interfering with navigation or
communication factlities;

e) emissions that may affect pilot
visibility or aircraft operations;
and

f) transient intrusions into the
airport's operational airspace.

No solution provided

 

"$1.10. Builtform

 

 

 

Density
O6 The density of development
within the site area—

 

a) is compatible with surrounding

No solution provided

 

 

Complies
The proposed density is consistent
with the surrounding residential

 

 

Town Planning Report
Reconfiguration of a Lat
Eumundi Noosa Road, Noosaville

Page 8 of 31

 

Page 9

 

KHA Development Managers

er

May 2009

 

Specific Outcomes

ike Gre teers

 

development; and
b) does not exceed—
i, for the
Housing Zone:
A. for sites between 500m?
and 599m? inclusive—4.8
persons

B. for sites 600m? or more
— 6.6 persons or 100
persons per hectare
ii. for the Attached Housing
and Business Centre Zones—
a = maximum population
density of 100 persons per
hectare with the exception of
the following sites which
have an allowable population
density of 320 persons per
hectare exclusively for the
purpose of a visitor hostel—
A. Lots 3 & 4 on RP122928
situated at 14-16 Mary
Street; and

B. Lot 21 on RP815864
situated at 11-13 William
Street;

iii, For the Visitor Mixed Use
Zone— 160 persons per
hectare; and

c) has a low site impact to enhance
the opportunity to maintain
natural site —_ characteristics,
including native vegetation and
natural landforms.

Semi-Attached

development and allowable density
for the detached housing zone.

 

| Height’ i
0o7 Buildings and  ather | $7.1 Buildings and other structures | Can Comply
structures— have a maximum building height | Future residential dwellings will
d) are low rise and have a visual | of— comply with specified building
bulk and an architectural scale | a) if in the Attached Housing Zone | heights.

consistent with structures on

adjoining or nearby land;

e) do not exceed a building height
of —

i. for the Attached Housing
Zone 2. storeys unless
located on property with
frontage to the following
streets: - Russell St, William
St and Howard St, or Weyba
Rd, James St and Albert St
north of their intersections
with Elizabeth St, where they

are mot to exceed a
maximum building height of
3 storeys;

ii. for the Visitor Mixed Use
Zone— 3 storeys, although
present only 1-2 storey
fagades to Gympie Terrace;

iii, for the Shire Business Centre
Zone- 2 storeys, except in

 

- 8m, with the exception of
those properties with frontage to
the following streets: - Russell
St, William St and Howard St, or
Weyba Rd, James St and Albert
St north of their intersections
with Elizabeth St where they
have a maximum building height
of 12m;

b) if in the Visitor Mixed Use Zone —
12m;

ce) if in the Business Centre or
Industry Zones — 10m;

3) if in the Shire Business Centre
Zone -8m, except in Precinct EL
or E2 where 12m;

e) if in the Industry Zone — 10m

f) in all other zones—8m.

 

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

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KHA Development Managers

May 2009

 

Specific Outcomes

Probable solutions

 

Precinct E1 and £2 where 3
storeys and Precinct REC/MU
where 1 storey; and

iv. for all other zones—
storeys;

f} do not visually dominate the
street or surrounding spaces;

g) preserve the amenity of
surrounding jand; ensure that
development responds te the site
topography; and

h) are well articulated with strong
horizontal and vertical design
elements to provide an
interesting streetscape and to
complement landform changes
and landscapes.

2

 

Setbacks

O8 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 amenity of
adjoining and nearby land uses;

b) provide adequate distance from
adjoining land uses;

¢) allow space for required vehicle
parking;

d) preserve any existing vegetation
that will buffer the proposed
building;

a) allow for landscaping to be

—provided between buildings; _ _ |.

6 avoid large areas of continuous

wall planes by varying the
building setbacks and using
appropriate techniques to

provide visual relief; and

g) protect the natural character and
visual amenity of the Noosa River
system and other watercourses.

$8.1 Buildings and structures
comply with the setbacks identified
in Schedule 1 ~ Minimum Boundary
Setbacks.

The setback requirements as noted
within Schedule 1 for the Shire
Business Zone are as follows:

1) Premises adjoining Open Space
Conservation Zone - 5 m from the
common boundary

2) Premises adjoining the internal
loop read — 6m.

Can Comply
Future residential dwellings will
comply with prescribed setbacks.

 

 

Site cover, gross floor area and

plot ratio

O9 The site cover, gross floor area

and plot ratio of buildings and other

roofed structures—

a) results in a building scale that is
compatible with surrounding
development;

b} does not present an appearance
of bulk to adjacent properties,
roads or other areas in the
vicinity of the site;

¢) maximises the retention of
existing vegetation and allows
for additional soft landscaping
between buildings;

d) allows for adequate area at
ground level for outdoor

No solution provided

 

Can Comply

Future residential dwellings will
result in site cover, gross floor area
and plot ratio consistent with the
surrounding character.

 

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 10 of 31

 

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KHA Development Managers

May 2009

 

Specific Outcomes

Probable solutions

 

recreation, entertainment,
clothes drying and other site
facilities; and

e) facilitates onsite stormwater
management and vehicular
access.

O10 Site cover does not exceed—

a) for the Detached Housing Zone—
50% for a single storey building
and 40% for a double storey
building;

b) for the Semi-attached Housing
Zone-40%;

c) for the Attached Housing Zone-
40%;

d) for the Visitor Mixed Use Zone-
35%; or

e) for the Shire Business Centre
Zone in Precincts E1, £2, £6 and
E7-50%,

O11 For Multiple Housing Type 2
buildings do not exceed a plot ratio
of—

a) 0.6:1 if in the Attached Housing
Zone with frontage to the
following streets: Russell St,
William St and Howard St, or
Weyba Rd, James St and Albert
St north of their intersections
with Elizabeth St; or

b) 0.45:1 otherwise.

O12 For Multiple housing Type 3

or 4, Visitor accommodation Type 4
and the accommodation — unit
component of an Entertainment and
dining business Type 3—the
maximum a gross floor area is
equivalent to the maximum
allowable population in persons
multiplied by 40m2.

O13 For the Visitor Mixed Use
Zone, the maximum gross floor
areas equals = the_~— allowable
population in persons multiplied by
40m2, provided that the gross ficor
area does not exceed 13,600m2.

014 For the Detached house Zone
and Semi-attached Housing Zone—
soft landscaping is provided and
retained over a minimum of 20% of
the site area.

 

 

 

Can Comply

Future residential dwellings will
comply with prescribed site cover
for the Detached Housing Zone.

N/A

N/A

N/A

Can Comply

Landscaping with future dwellings
can be provided over at least 20%
of the site area.

N/A

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 11 of 31

 

Page 12

KHA Development Managers

May 2009

 

 

 

designed and sited to—

a) provide flood free access to
premises and flood free habitable
areas;

b) allow only minor, short term and
infrequent flooding of non-
habitable areas;

c) ensure drainage does not
adversely impact upon other
premises; and

d) ensure filling or excavation does
not adversely impact upon other
premises by—

i. causing ponding on the site

or nearby land;

ji, increasing flooding, which
adversely affects the safety
or use of any Jand upstream
and downstream; and
adversely affecting the flow
of water in any overland flow
path.

rooms are not less than the
specified minimum floor levels

AND

$18.2 Where
infrastructure is available—
a) any drainage (including buildings

Council

and yards) flows to that
infrastructure; and

b) the infrastructure has the
capacity to accept any additional
loading;

AND

$18.3 For Detached houses and

Multiple housing—

a) where slab on ground

construction is used, filling does
not extend more than 1m
beyond the building footgrint,
measured from the outer wails of
the building ; or

b) the design consists of
suspended floor construction.

a

Ree
O15 For the Business Centre Zone,

outside of the Mary Street/Thomas

Street Precinct the maximum plot

ratio is —

0.8:1 for site areas up to and

including 2,000m2; plus

0.3:1 for the balance portion of the

site area in excess of 2000m2.

N/A

016 For the Business Centre Zone

within the Mary Street/Thomas

Street Precinct the maximum plot

ratio is 0.5:1.

N/A

017 Within the Shire Business

Centre Zone, the maximum plot

ratio for development within the

following precincts is —

a) Precincts Bi and B2 combined-

0.5:1;

b) Precinct B3- 0.8;

c) Precinct E1- 0.6;

d) Precinct E2- 0.6;

e) Precinct E3- 0.6;

f) Precinct E4- 0.6;

g) Precinct E5- 0.6

h) Precinct E6- 0.6;

i} Precinct £7- 0.6;

j) Precinct RES- 0.6; and

k) Precinct REC/MU- 0.1.

Flooding and drainage

048° Buildings and other works are | $18-1- -Floor—levels- for habitable-|-Can-Comply—-—- -

Future residential dwellings can
comply with prescribed floor levels,
construction and drainage
specifications.. This will be
addressed in a future application.

 

Sloping sites & ridgelines
O19 = Development on stoping
sites—

 

 

$19.1 Buildings and associated
access ways are not constructed on

Complies
The subject site has slope of less

 

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Read, Noosaville

Page 12 of 31

 

Page 13

KHA Development Managers

May 2009

 

Specific Outcomes

Probable solutions

 

a) is responsive to the natural
topography of the site and
minimises cut and fill;

b) does not visually dominate the
hill slope or interrupt the skyline;

Cc) is integrated with the natural site
characteristics including
vegetation; and

d) for Multiple housing, takes the
form of small separate buildings;

AND

020 On steep slopes or ridgelines
which are visible from the major
road network, areas of public open
space, the Noosa River or the
beaches—

new buildings and structures
including outbuildings, are designed
so as not to dominate or detract
from the scenic and environmental

“| qualities of the Site arid its séttifig? ~~

land with a slope greater than 25%
(1 in 4);

AND

$19.2 Buildings are of split level
design that step down the slope or
have suspended floor construction;
AND

$19.3 Cut or fill is less than 1.2m
in depth;

AND

$19.4 The distance between the
ground and the lowest part of the
floor of the building does not
exceed 3m to avoid large under
building areas;

AND

$19.5 Buildings present no more
than 2 or 3 storeys at any one
point.

$290.1 No solution provided

than 25%.

N/A
Site is not steep fand

 

Roof form

O21 Rooflines—

a) contribute positively to the local
skyline;

b) complement the character of the
locality;

c) are articulated,
skillion;

d) avoid low pitched (eg. less than
5 degrees) or box roof
profiles/parapets; and

e) do not create opportunities for
residents to overlook the private
open space areas sof
neighbouring properties.

pitched or

$21.1 The main roof of the
building has a roof pitch no less
than 5 degrees and has roof
overhangs a minimum of 600mm
wide;

AND

$21.2 Buildings and structures do
not include roof top terraces.

Can Comply
Future residential dwellings can
comply with prescribed roof form.

 

Materials and finishes

O22 Buildings and other structures
use materials and finishes that
complement the Noosaville
character and integrate with the
surrounding natural and — built
environment by—

a) using a mix of lightweight and

textured external building
materials, including ‘timber
finishes; and

 

 

No solution provided.

 

Can Comply

Future residential dwellings can use
materials that reflect the Noosaville
character.

 

 

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Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 13 of 31

 

Page 14

KHA Development Managers

May 2009

 

Specific Outcomes

Probable solutions

 

b) using masonry — construction
where variation is provided in

texture, detailing and the like.

 

11.11 Environment, conservation and recreation ot

 

Environment and cultural

heritage values

023 There are no significant

adverse effects on biodiversity,

native vegetation, native fauna

habitat, landscaped quality, water

quality or cultural heritage values,

including those related to—

a) changes to natural drainage;

b) management of fire risk;

c) erosion and the transport of
sediments off site;

d) unmanaged public access;

e) effluent disposal;

f) changes to fauna habitat and
behaviour; and

g) disturbance of buildings and
features, including _ natural
features of cultural heritage
significance.

No solution provided.

Complies

The subject site will not impact on
any biodiversity, native vegetation,
native fauna habitat, landscaped
quality, water quality or cultural
heritage values.

 

Open space network

024 An integrated open space

network is established throughout

the locality and—

a) allows for both passive and
active recreational pursuits;

b) provides safe and convenient
connectivity for pedestrians and
cyclists to neighbourhood

other key destinations such as
public open space, the Noosa
River and Wallace Estate;

c) provides habitat connectivity for
wildlife;

d) protects watercourses and
drainage lines in the lowlands;
and

e) forms a scenic backdrop for the
lacatity’s residential
neighbourhoods.

AND

025 Physicat and visual links

between public open space areas

and watercourses are retained.

__-. centres, community services and .

$24.1 Open space corridors and
existing native vegetation in areas
indicated in Schedule 5 — Map 4 are
protected from fragmentation and
encroachment by development.

$25.1 No solution provided

N/A

 

Pedestrian and bicycle
pathways
026 Safe and convenient
pedestrian and bicycle pathways are
provided and retained between and
around key destinations including—
a) an east-west link between the
Tewantin & Doonan Locality and
the Noosa Heads Locality along
the Noosa River foreshore; and
b) a north-south link between the

 

Shire Business Centre and

$26.1 Pedestrian and bicycle
pathways are provided and retained
where indicated in Schedule 5 -
Map 2;

AND

$26.2 Contributions toward a
Pathways Network are provided in
accordance with PSP20.

 

N/A

 

 

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 14 of 31

Page 15

KHA Development Managers

May 2009

 

Specific Outcomes

kere ete

 

Wallace Park to the Noosa River
|__ foreshore.

 

Foreshore character

027 The natural landscape
character and vegetation along the
foreshore areas of the Noosa River,
Lakes Doonella and Weyba and
Eenie Creek, Noosa National Park,
Keyser Island and Weyba Creek
Conservation Parks is protected.

No solution provided.

N/A

 

Watercourses

027 The environmental, economic,
amenity and transportation values
of the Noosa River system is
rotected.

 

 

No solution provided

 

N/A

 

 

5.3.2 RECONFIGURING A LOT CODE

Specific outcomes and probable solutions for the Reconfiguring a Lot Code

Table 14-66 — All reconfiguring a lot

 

Specific Outcomes

ere oe cle

 

14.183 Lot Size and Dimensions

 

Q1 Lots have the appropriate area
and dimensions to provide for—
a) the intended use and, if not
intended to be used by the Council
or State for community
infrastructure, conservation

-| purposes-or- public-utilities-including—

road widening are not less than the
minimum sizes specified in Table
14-68—Minimum Allotment Areas ;
and

b) if for residential development—
i) a house site area of not less than
that specified in Table 14-69; and
ii) if not within a sewerage service
area, an effluent disposal area;

c) if for community title subdivision,
the minimum 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

 

 

$1.1 If for reconfiguration other
than community title subdivision,
Council will require the following—
a) Minimum lot area and minimum
average width consistent with the
relevant provisions of Table 14-68;
ANDe we re me ee
b) If for residential develooment—
i) the minimum house site area is
not less than that specified in
Table 14-69; and

ii) if not in a sewerage service
area an effluent disposal area is
provided.

 

Complies

Lot sizes comply with Table 14-68
and house site areas comply with

Table 14-69.

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Read, Noosaville

Page 15 of 31

 

Page 16

KHA Development Managers

May 2009

 

Specific Outcomes
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 Jandscaped areas, and

j) convenient vehicle access and on-
site parking, loading and
manceuvring areas.

4 Probable Solutions

 

dk eee

 

 

; 14,184 Noosa North Shore Locali

ty

 

©2 No additional lots are created
within the Noosa North Shore
Locality.

No solution provided.

N/A

 

14.185 Lake Macdonald Water Supply.Catchment Area ..

 

O3 No additional lots are created .
within the Lake Macdonald Water
Supply Catchment identified on
Overlay Maps OM3.5 and OM9.5.

No solution provided.

N/A

 

14.186 Lot layout

 

04 Subdivision of fand for
residential development provides for
a neighbourhood with a strong and
positive identity through—

a) legible streets and open space
networks;

b) integrating prominent site
féatures, including landmarks, ~
native vegetation and views into the
design;

c) the location of community, retail
and commercial facilities at focal
points either within convenient
walking distance for residents
where the development is urban
settlement or within reasonable
vehicular proximity;

d) the location of lots intended for
urban settlement within proximity of
retail and commercial facilities;

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.

|) AND ~

$4.1 Lots are arranged to front
streets and public open space;
AND

$4.2 Rear lots have views over
public open space;

$4.3 Lots intended for urban
settlement are located within km
of retail or commercial uses or land
within a commercial zone.

Complies where applicable
Proposed Lot 48 fronts Eumundi
Noosa Road. All other lots are rear
lots.

Complies
While the rear lots do not directly

-l-adjoin open space, they willhave ~~

easterly views towards the open
space on the opposite side of
Starboard Avenue. The rear lots
are elevated (midway through the
lots) about 6m higher than the open
space, thereby providing ability for
a degree of overlooking.

Complies
The site is located within 1km of
retail and commercial uses.

 

O5 House site areas are—
a) located at least 50m from any

 

No solution provided.

 

 

Compiles
House site areas are well removed

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 16 of 31

 

Page 17

KHA Development Managers

May 2009

 

Specific Outcomes

EL les

 

land including within a national
park, conservation park, state forest
reserve, nature refuge, coordinated
conservation area or wilderness
area; and

b) nat located on steep slopes.

—

from national park, conservation
park, state forest reserve, nature
refuge, coordinated conservation
area or wilderness areas and do not
comprise steep slopes.

 

O6 Lots for residential development
are designed to ensure variety in
residential streetscapes.

$6.1 A variety of lot sizes and
shapes is provided within the
subdivision.

Complies

A variety of lot sizes are proposed.
The rear lots will not have any
direct impact upon the streetscape.

 

 

07 The street network—

a) has design features, which
convey the primary function of each
type of street and encourage driver
behaviour, speeds and traffic
volumes that are safe and
appropriate to that function;

b) provides a high level of internal
accessibility both within the site and
to external sites and appropriate
external connections for vehicles,
pedestrian and cycle movements;
¢) deters through-traffic from
residential areas and creates safe
conditions for focal 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

 

£) Sections 2 and 3 of PSPS _

$7.1 Where involving the
construction of a new road, road
planning and design supports the
hierarchy and functional aspects
identified in Sections 2 and 3 of
PSPS Engineering Design Standards
~ Roads, Orainage and Earthworks;
AND

$7.2 Road and pathway planning
and design is in accordance with, in
order of precedence—

a) Noosa Integrated Local Transport
Plan;

b) Queensland Transport’s Shaping
Up

C) Queensland Design Code for
Residential Streets;

d) AUSTROADS Guide to Traffic
Engineering Practice;

Engineering Design Standards-
Roads, Drainage and Earthworks;
f} The Noosa Cycling and Walking
Network Development Plan; or

9) A combination of the principles in
these documents;

AND

S7.3 The achievement of multiple
connections for all roads and streets
(excluding culs-de-sac) within the
subdivision and to adjoining
subdivisions;

AND

$7.4 Road networks provide
connectivity between residential
areas, both internally and to
adjoining sites, using access roads
AND

$7.5 The length of a cul-de-sac
does not exceed 200m in urban
areas and 500m in rural areas;
AND

S7.6 The layout uses street and
road design, including variations in

 

N/A
No new roads are proposed as part
of this application.

N/A
No new roads are proposed as part
of this application.

N/A
No new roads are proposed as part
of this application.

N/A
No new roads are proposed as part
of this application.

N/A
No new roads are proposed as part
of this application.

N/A
No new roads are proposed as part

 

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 17 of 31

Page 18

KHA Development Managers

May 2009

 

Specific Outcomes

1) incorporates on-road cycling
facilities.

‘Cities fitters

 

carriageway width, as a traffic
calming measure to encourage
lower traffic speeds. (Note:
Carriageway widths are identified in
Section 2.3 of PSPS Engineering Design
Standards — Roads, Drainage and
Earthworks.)
AND
§8.7 On-road cycling treatment is
utilised to provide safe and
continuous movement of cyclists
along a roadway such as--
a) sealed shoulders;
b) wide kerbside lane;
c) exctusive or peak period bicycie
lane;
d) advisory treatments such as
Bicycle Awareness Zone;
e) shared parking / bicycle lane;
f) contra flow bicycle lane; or
g) bus/bicycle lane;
ANDO
$7.8 The provision of bicycle lanes
at intersections is generally in
accordance with AUSTROADS Part
14, section 5 and Manual of Uniform
Traffic Control Devices (MUTCD)
Part 9.

of this application.

N/A
No new roads are proposed as part
of this application.

N/A
No new roads are proposed as part
of this application.

 

 

O8 The development contains a

pathway system that encourages

walking and cycling and provides a
safe environment for users, and is--
a) a stable, smooth surface,
including acrass 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.

$8.1 Subdivision design and layout
provides for walking and cycling
“routes designed and constructed in
accordance with—

a) Sections 2 and 3 of PSPS
Engineering Design Standards —
Roads, Drainage and Earthworks;
b) AUSTROADS Parts 13 and 14;
and

c) The Noosa Cycling and Walking
Network Development Plan;

AND

$8.2 If within 1km of the Pathways
Network identified on Map 2 of
Schedule 5, the subdivision design
and layout includes pathways—

a) located in accordance with the
Pathways Network identified on Map
2 of Schedule 5; or

b) linking to the Pathways Network
identified on Map 2 of Schedule
538;

AND

$8.3 Pedestrian routes are planned
to provide clear, safe connections

N/A
No new roads are proposed as part
“Of this application. ~~

 

 

between residential, open space,

 

 

Town Planning Report
Reconfiguration of a Lat
Eumundi Noosa Road, Noosaville

Page 18 of 31

 

Page 19

KHA Development Managers

May 2009

 

Tim eet)

 

 

Probable Solutions

transit stops and retail areas, and
are located along, or are visible
from, streets or other public spaces;
AND

$8.4 Primary pedestrian routes
border the frontages of residential,
public parks and business uses;
AND

$8.5 Pedestrian routes through
parking lots or at the rear of lots are
avoided;

AND

$8.6 Pedestrian and cycle path
infrastructure is designed and
constructed to—

a) have sign posting, particularly
where they are commuter and
recreational paths, and incorporate
pavement markings and line wark in
accordance with AUSTROADS Part
14 Bicycles, Section 9;

b) have navigational signs generally
in accordance with the Manual for
Uniform Traffic Control Devices
Bicycle Directional Signage
Guidelines, and Australian Standard
1742.9: 2000 Manual of Uniform
Traffic Control Devices Bicycle
Facilities;

¢) be clearly delineated by _

pavement markings and warning -

signs when an on-road bicycle lane;
d) incorporate kerb ramps at all
intersections and designated
crossings;

e) have refuge islands on all roads
with median strips;

f) have holding rails for cyclists at
the intersection of district collectar,
subarterial and arterial roads that
are positioned in accordance with
Australian Standard 1742.9:2000 —
Manual of Uniform Traffic Control
Devices Bicycle Facilities, and
AUSTROADS Part 14 Bicycles
Section 9;

g) have marked bicycle lanes,
bicycle awareness zones or storage
boxes; and

h) Include lighting to pedestrian and
cycle pathways to local government
requirements and in accordance
with Australian Standard 1583.1
Road Lighting — Pedestrian area

 

 

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 19 of 31

 

Page 20

KHA Development Managers

May 2009

 

 

 

designed to facilitate linkages with
adjoining sites in the immediate
area.

approved master plan, concept
plan, or site analysis plan,
subdivision design incorporates
future road, street, cycleway and
pedestrian path and open space
connections to adjoining sites.

Specific Outcomes dgeeye ites ta ene) Gee
—————
(Category P) lighting.
O9 The subdivision layout is $9.1 Where there is no relevant N/A

The subdivision is a small infill
development.

 

010 Where the {ots are to be used
for Industrial business or
Commercial business uses, the
layout provides for appropriate
buffer areas, to mitigate possible
impacts on nearby residences or
other noise sensitive uses.

No solution provided.

N/A

 

O11 For lots in the Rural
Settlement Zone—a sealed access
to the nearest urban settlement is
available.

No prescribed solution.

N/A

 

14,187 Water supply for fire fighting

 

O12 An adequate and accessible
water supply is provided for fire
fighting purposes.

$12.1 For development in a water
service area, water mains within the
development shall comply with the:
a) Queensland Water Resource
Commission - Guidelines for
Planning and Design of Urban Water
Supply Schemes; and

b) Australian Standard 2419 and the
Water Providers Network Model
Criteria;

AND

| $12.2-Facilitate the connection of. - -

fire services that comply with the
requirements of the Building Code
of Australia.

Complies
Adequate water supply will be
provided.

 

14.188 Energy efficiency

 

013 The street and lot orientation
facilitates the construction of energy
efficient buildings that respond to
the locat climate conditions.

AND

 

014 For residential development,

§13.1 For Community Title
Development or urban residential
development each lot contains a
rectangular house site area where
the long axis is within 20 degrees of
true North and has minimum
dimensions of—

a) if the lot is between 450m2 and
599m2- 10m x 15m; or

b) if the lot is less than 450m2 - 9m
x 15m.

AND

$13.2 Community Title
Development lots are generally
rectangular in shape and have a
maximum slope of—

a) 1 in 10 (10%); and

b) 1 in 20 (5%) when measured
from the front to the rear of the lot.
$14.1 No Solution provided

 

 

N/A
The proposal does not contain any
lots less than 600m?.

N/A
The proposal is not a community
title development.

Complies

 

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 20 of 31

Page 21

 

KHA Development Managers

May 2009

 

Specific Outcomes

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.

Peete

 

Rae

 

Design provides for all lots with tong
axis facing north and short axis
facing east/west allowing preferred
solar access to be achieved with
building design. This orientation
also allows maximum access to
prevailing summer breezes.

 

14.189 Infrastructure

 

015 Each lot is capable of being
serviced by

appropriate levels of—

a) water supply;

b) reticulated sewerage;

c) stormwater drainage;

d) power supply; and

e) telecommunications;

AND

O46 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;

_| ©) protects the natural
environmental values of the site and
surrounds, including visual amenity
and native vegetation;

d) are cost effective over their life
cycle;

@) minimises adverse impacts to the
environment (including the amenity
of the 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

$15.1 All lots are connected to
power supply and
telecommunications services;
AND

$16.1 For lots in urban
settlements—power supply and
communications infrastructure are
provided underground;

or

$16.2 For lots elsewhere — power
supply and communications
infrastructure are provided
underground unless.
@) located in the Rural Zone or
Rural Settlement Zone and where
not in a Bushfire Hazard Area as
defined on Overlay Maps OM1.4-
OM9.4;

b) new low voltage lines can be
strung from poles carrying existing
high voltage lines; or

¢) no extensions to the existing
reticulation network is necessary; or
d) it is necessary to cross a body of
water;

AND

$16.3 Street lighting is provided in
accordance with Section 3.19 of
PSPS Engineering Design Standards
— Roads, Drainage and Earthworks;
AND

$16.4 For lots not within a
sewerage service area—the lot has
sufficient area and other attributes
to ensure sustainable on-site
sewerage disposal;

 

 

Advisory note ___ |

 

Can Comply
All lots can be connected to power
and telecommunications services

Can Comply
All services can be provided
underground.

N/A

N/A

N/A

 

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 21 of 31

Page 22

KHA Development Managers

May 2009

 

Specific Outcomes

W Probable Solutions

eam)

 

O17 Essential public utilities are
available and maintain their function
during flood events up to a

1% AEP (1:100 year ARI) flood
event.

PSP24 — Effluent Disposal details
requirements for the design and siting of
effluent disposal systems where focated
outside a sewerage service area.
Compliance with PSP2¢ will be
considered as part of Council's
assessment of the plumbing and
drainage application.

 

$17.1 Components of the
infrastructure that are likely to fail
or may result in contamination are—
a) located above the level of a 1%
AEP (1:100 year ARI) flood event;
or

b) designed and constructed to
exclude water inundation or
infiltration and resist hydrostatic
and hydrodynamic forces as a result
of inundation.

Can Comply

All services can be located above
1:100 year ART

 

Electricity supply infrastructure
018 Uses and works maintain a
safe distance from electrical
infrastructure including substations,
overhead power lines, power poles
and transformers.

$18.1 Building footprints are
situated clear of any power
easements on-site;

AND

§18.2 Building footprints are not
less than 50m from an existing
fenced electricity substation.

Complies
No power easements located on-site

Complies
No electricity substation within 50m

 

44.190 Earthworks and stormwa

ter management.

 

019 Stormwater run-off is
managed so as not to cause any
adverse impacts on the built or

| natural environment including. _ -
changes in quality, quantity

or location of stormwater
discharges.

No solution provided

Can Comply
Stormwater will be undertaken in
accordance with an approved

 

020 Filling or excavation only
occurs where it does not adversely
impact on—

a) watercourses, drainage lines and
wetlands; or

b) vegetation on land identified on
Biodiversity Overlay Maps OM1.1-
OM9.1; or

c) water levels on properties
elsewhere.

No prescribed solution.

N/A
No filling or excavation is proposed
as part of this application.

 

14.191 Landscaping and_visual amenity.

 

021 Land development responds to
the distinctive landscape character
of the site by utilising the natural
features of the site, which include—
a) watercourses and drainage lines;
b) significant trees;

c) understorey vegetation;

d) rock outcrops; and

e) views.

$21.1 The natural landform and
landscape are not modified to
accommadate the development.

Complies

No substantial modification of
landform proposed as part of this
application.

 

 

022 Native vegetation, including

 

$22.1 Buffers of existing native

 

N/A

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 22 of 31

Stormwater Management Plan. | |

 

Page 23

KHA Development Managers

May 2009

 

J Toc en il

individual mature trees are retained,
protected, maintained and
supplemented, with particular
consideration given to—

a) roadsides;

b) the amenity of adjoining land
uses; and

¢) the protection of environmentally
sensitive areas.

W Probable Solutions

 

vegetation around site boundaries

and environmentally sensitive areas
are retained and reinforced through
additional planting;

AND

$22.2 For reconfiguring in the
Rural Zone and Rura! Settlement
Zone—

a) a 10m landscaped buffer area is
provided along road frontages;

b) clearing and disturbance to
vegetation is minimised around road
works, laying of services and
utilities and construction of property
entrances;

Cc) revegetation of disturbed areas
occurs after completion of works;
and :

d) planting of clusters of trees along
the road reserves to form a tree
canopy cover is provided.

No native vegetation or
environmentally sensitive areas
exist on the site.

N/A

 

023 Buildings and other structures
do not have a significant adverse
impact upon the visual amenity of
surrounding areas.

$23.1 All lots include a building
envelope that enables buildings and
structures to be sited so they do
not—

a) protrude above ridgelines; or

b) result in the unnecessary
removal of vegetation from the site.

Complies

All lots contain an unrestricted
building envelope that will not result
in buildings protruding above
ridgelines or removal of vegetation.

 

 

 

| 14.192 Open Space and environmental protection _

 

| 24 Public open space provides for _
a diverse range of passive and

active quality recreational
opportunities including sport to

meet the outdoor recreational needs
of the community.

O25 Public open space is designed

and located to—

a) be safe and easily accessible;

b) contribute to the legibility,
accessibility and character of

 

 

$24.1 A minimum of 10% ofthe __

total! site area, is provided as public
open space;
AND

$24.2 Acitve Parkland or open
space linkage to Active Parkland is
provided within 500m of al!
residential, commercial or industrial
allotments:

AND

$24.3 Active Parkland is provided
within Skm of allotments within the
rural settlement zone.

OR

$24.4 Park contributions are paid in
accordance with PSP12 Public Open
Space Contributions;

$25.1 A park has direct road
frontages of a minimum of 25% of
the total allotment boundary of the
park to provide physica! access and
visibility;

 

NMA
Proposal is an infill subdivision. The
previous lot reconfiguration (Council
file 23686DA) provided the required
open space dedication.

Complies

Active parkland exists within 500m
of afl lots.

N/A

N/A

Proposal is an infill subdivision. The
previous lot reconfiguration (Council
file 23686DA) provided the required
open space dedication.

N/A

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Read, Noosaville

Page 23 of 31

 

Page 24

KHA Development Managers

May 2009

 

Piel reloN eT ‘ Gohriine titi

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 area 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 it use.

 

dk) fee

 

AND

$25.2 Land intended for public
open space complements existing
adjacent and surrounding open
space areas and physical linkages to
these areas are provided;

$25.3 Open space is provided
adjacent to watercourses, with
roads servicing the linear parkland
and lots located on the opposite
side of the road to the watercourse.
$25.4 Public open space has good
connectivity for users via pedestrian
and cycle paths.

$26.1 Active parkland is of a
compact shape free of irregular
boundaries;
AND
$26.2 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; ee
d) fand with a slope, or subject to
cut and fill with a batter slope, that
exceeds a slope of 1 in 67 (15%);
e) areas of land less than 15m 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.
AND
$26.3 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. AND
$26.4 Recreational facilities
(including playgrounds, pergolas,
barbeques etc.) are setback a
minimum of 30m from the top of

 

N/A

N/A

N/A

N/A

N/A

N/A

N/A

 

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 24 of 31

 

Page 25

 

KHA Development Managers

———

May 2009

 

ET alice el ee ite Probable Solutions

 

the bank of any watercourse and
10m from the top fo the bank of
any drainage line;

 

027 Active parklands will provide a
diverse range of recreational
opportunities for all age groups and
are designed as attractive and
enjoyable, functional and safe
places to recreate and meet.

028 The natural environmental and
Cultural 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 warrant conservation
status are formally protected for the_
tongterm.

036 Buffers are provided
incorporating development
setback/s from the stream that will
ensure that the development does
not result in a negative impact upon
the long-term viability of the
stream,

$27.1 Active parkland in all areas
except industrial areas will contain
at least:

a) children’s play facilities catering
for various ages;

b) a soft fall surface where
required;

C) a shade cover over any play
equipment;

d) picnic table/s with seats;

e) seating;

f) landscaping;

AND

$27,2 Landscaping is designed to
create aesthetically pleasing open
space areas and to suit the type,
setting and purpose of the
Particular park.

$28.1 Land in the Open Space
Conservation zone is retained in one
contiguous lot.

$29.1 Lands with high biodiversity
values are transferred to public
ownership.

$30.1 A buffer of no less than Scm
is provided to all development
adjacent to either Stream orders 1,2
or 3 where not within the Riparian
Buffer Area on the Biodiversity
Overlay Maps (with the buffer
measured from the centerline of the
stream).

N/A
No active parkland proposed with
application.

N/A

N/A

N/A

N/A

 

14,193 Road and rail corridors

 

031 Lots for residential
development are not subjected to
high traffic noise levels from the
major road network or rail corridors.

 

$31.1 Lots intended for residential
development are separated by a
minimum of—

a) 40m from the property boundary
of roads within the major road
network; and

b) 80m from the property boundary
of rail corridors;

OR

$31.2 Development in the vicinity
of road corridors meets the
following external design criteria for
roads in the major road network—

 

Complies

All proposed new lots, except Lot 48
which already fronts Eumundi

Noosa Road, are appropriately
separated from the major road
network.

N/A

 

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 25 of 31

 

Page 26

KHA Development Managers

May 2009

 

Specific Outcomes Probable Solutions}

Ga

 

54dB(A)L10 (18hours) based on
predicted traffic volumes ten years
hence;
OR
$31.3 Development in the vicinity
of rail corridors meets the following
external design level noise criteria—
a) 65dB(a), assessed as the 24hour
average equivalent continuous
Aweighted sound pressure {evel;
and
b) 87dB(A), assessed as a single
event maximum sound pressure
level.

N/A

 

14.194 Access easements

 

032 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.

$32.1 Access easements are
designed in accordance Sections 2
and 3 of PSPS Engineering Design
Standards — Roads, Drainage and
Earthworks.

Alternative Solution

PSP5 does not specify any
requirements for access easements
servicing 4 lots. The proposed
access easement is contained in an
access handle of 8m width with a
10m wide t-head turnaround
facility. This width allows a
driveway width to be achieved with
passing opportunities and therefore
provides an appropriate level of safe
access/egress and service for the
anticipated vehicular traffic.

 

14,195 traffic

 

 

 

 

 

 

 

 

 

 

“033 Traffic generated by the | $33.4 Any required upgrading of |__| N/A =
development is within the externalroadstothenecessary |
acceptable capacity of external standard to cater for the expected
roads and does not have an adverse / traffic numbers is undertaken at no
impact upon the functioning of the | cost to Council.
road network,

| 14.156 Noosa Trail Network
034 A comprehensive network of $34.1 The proposal includes N/A
trails is established incorporating linkages to existing or planned
road reserves, State forests, Council | components of the Noosa Trail
owned land and private lands Network (refer Schedule 5, Map 3—
consistent with the lifestyle and Noosa Trail Network);
outdoor recreation needs of the OR
Shire’s residents and visitors. $34.2 The proposal includes N/A

linkages between existing or
planned components of the Noosa
Trail Network (refer Schedule 5,
Map 3—Noosa Trail Network).
035 The proposal does not have an | $35.1 Existing or potential! N/A
adverse impact on the Noosa Trail pedestrian, horse trail or bicycle
Network. movement linkages are retained or
enhanced; or
$35.2 Alternative linkages are N/A
provided;
AND
Town Planning Report Page 26 of 31

Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 27

KHA Development Managers

——

May 2009

 

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$35.3 Linkages and associated
infrastructure are designed, located
and constructed in accordance
with—

a) Australian Standard 2156.1
Walking Tracks Part 1: Classification
and Signage to a minimum of a
Class 4 Standard; and

b) Australian Standard 2156.2
Walking Tracks Part 2:
Infrastructure Design.

N/A

 

14.197 Cooraibah Locality

 

Protection of existing
residential amenity, road safety
and access points

O36 The existing residential
amenity of the estate 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.

 

 

$36.1 Each new allotment in the
Rural Settlement Zone has iha free
of flood hazard or biodiversity
values as indicated on overlay maps
OM2.1 and OM2,3; AND

$36.2 House site areas on
adjoining lots are separated by not
less than SOm. AND

$37.1 Shared driveways are
provided; AND

$37.2 No additional driveways are
provided from McKinnon Drive

 

N/A

N/A

 

5.3.3 LANDSCAPING CODE

. As.the proposal. does not-involve-the creation-of- any-new roads; the-only-landscaping proposed: with *
the lot reconfiguration will be within the access easement area. This landscaping is subject to final
design of the driveway and services location and therefore cannot be assessed at this stage. Any
required landscaping can be addressed as part of a subsequent Operational Works application.

5.3.4 ENGINEERING WORKS CODE

The proposal is for an infill subdivision within an established residential area. All necessary services

and infrastructure is available for the development.

The site does not have any development

constraints that may pose an issue for compliance with the engineering works codes. Al! necessary
engineering design matters can be addressed as part of a subsequent Operational Works application.

 

Town Planning Report
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 27 of 31

 

Page 28

KHA Development Managers May 2009

6.0 CONCLUSION

This planning report has demonstrated that approval for the proposed Reconfiguration of a Lot (4
Lots) is warranted subject to the imposition of reasonable and relevant conditions on the following
basis:-

* The proposal is an infill subdivision within an established residential area;

» The proposal is a consistent use under The Noosa Plan;

« The proposal is consistent with the provisions of the Noosaville Locality; and
* The proposal is consistent with the Reconfiguring a Lot Code.

 

Town Planning Report Page 28 of 31
Reconfiguration of a Lot
Eumundi Noosa Road, Noosaville

Page 29

ATTACHMENT 1
Proposed Lot Reconfiguration Plan

Page 30

ATTACHMENT 2
Approved Lot Reconfiguration Plan

Page 31

 

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