Original source · versioned page text
Assessmenr Report
Eagle Surveys
Creating Spatial Solutions M:0417 151 115
Cadastral Surveying E: [email protected]
Engineering Surveying
Planning & Development Pty Ltd A.B.N. 68 066 652 104 www.eaglesurveys.net
Assessment Report
For
Development Permit
Lot Reconfiguration (2 into 2)
Boundary Realignment
At
# 21- 35 Rules Road, Pomona
For
Vipassana Long Couse Centre & Vipassana Centre
Queensland
10 July 2026
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Page 2
Contents Page
1.0 Summary 1
1.1 Development Application Details 1
1.2 Planning Instrument Details 1
1.3 Referral Agencies 1
2.0 Introduction 2
3.0 Site Details 2
3.1 Site Description 2
3.2 Surrounding Land Uses 6
4.0 Proposed Development Details 7
5.0 Planning Assessment 7
5.1 Pre Lodgement 8
5.2 Key Issues 7
5.3 State Interest 8
6.0 Summary of Supporting Information 10
7.0 Conclusion 10
Appendix A Proposal Plan 4245 ROL-A
Appendix B Smartmap & Title
Page 3
1.0 Summary
1.1 Development application details
Proposed development: Lot Reconfiguration (2 into 2) Boundary Realignment
Type of approval sought: Development Permit for Lot Reconfiguration
Site address: 21 & 35 Rules Road, Pomona Qld 4568
Real property description: Lot 6 on RP848414 & Lot 2 on RP35094
Site area: 38.05 ha
Assessment manager: Noosa Shire Council
Owner details: Vipassana Long Couse Centre & Vipassana Centre Queensland
Applicant details: Eagle Surveys Pty Ltd
1.2 Planning instrument details
State planning policy: Nil
Regional plan: SEQ Regional Plan 2009-2031, Urban Footprint Designation
Designation:
Planning scheme: Noosa Plan 2020
Applicable preliminary approval: N/A
Strategic framework: N/A
Zone: Rural Residential Zone
Local plan: N/A
Level of assessment: Code Assessment
Applicable overlays: Bushfire Hazard Overlay
Biodiversity, Waterways and Wetlands Overlay
Applicable codes: Reconfiguration of a Lot Code
Bushfire Hazard Overlay Code
Biodiversity, Waterways and Wetlands Overlay Code
1.3 Referral agencies
Referral requirement Referral agency and role
2.0 Introduction
Eagle Surveys Pty Ltd has been commissioned by the land owner (Vipassana Long Couse Centre &
Vipassana Centre Queensland) to prepare this planning report to support the Application for a Development
Permit for a Lot Reconfiguration (Boundary Realignment) 2 lots into 2 lots allotment.
The subject site (Lot 6 on RP848414 & Lot 2 on RP35094) situated at 21 & 35 Rules Road, Pomona is within the
Rural Residential Zone as identified with the Noosa Plan 2020. As determined under Noosa Plan 2020, the
proposed development triggers Code Assessment as the allotment areas comply with the Council’s
minimum lot size requirements.
Page 4
The aim of this report is to illustrate a detailed overview of the proposed development in relation to the characteristics of the site, the local area and the applicable Local & State Government Planning Regulations. As such, this report addresses the Overlay Codes of the Noosa Plan 2020. The main reason for the Boundary Realignment is to allow more room for walking and relaxing around the Men’s Accommodation of the Vipassana Centre. No fencing or improvements will be made along the new boundary and no vegetation will be removed. 3.0 Site Details 3.1 Site Description The site contains an Educational facility with associated accommodation. Figure 1 below shows the location of the subject site. Figure 1 – Subject Site The property has the following infrastructure: Road Surface Gravel Drainage To existing dams Electricity Overhead
Page 5
Reticulated Water N/A Telecommunications Telstra along Rules Road Sewer N\/A Stormwater To existing creeks and dams Table 1: Site description Site characteristic Description Existing land use Course Accommodation – Vipassana Centres Existing structures Dwellings and Shed Frontage and access Lot 10 is 54m, Lot 11 access is40m Topography and The property has gentle slope to the dams views Existing vegetation Native vegetation over majority of property Existing waterways Creek traversing property Figure 2: Zoning Map -Rural Zone 3.2 Surrounding land uses
Page 6
Table 2: Surrounding land uses
Surrounding land uses Photos
West Rural Residential & Rural
East Rural
South Rural Residential
North Rural
4.0 Proposed Development Details
Reconfiguring a lot
Existing lots 2
Reconfiguration Boundary Realignment
Proposed number of lots (subdivision) 2
Stages (subdivision) 1
The application seeks approval for a Development Permit to realign the existing properties boundaries, in order to allow more
space around the existing Male Accommodation at the
See Appendix A for a copy of the Proposal Plan (4245 ROL-A) for the Application.
Below illustrates the proposed lot sizes, slopes and access.
Existing Allotment / Property Proposed Lot Identity Proposed Total Area Primary Access Point
#35 Rules Road (Lot 6 on RP848414) Lot 10 15.92 ha Rules Road (Northern Corridor)
#21 Rules Road (Lot 2 on RP35094) Lot 11 22.13 ha Rules Road (Southern Precinct)
5.0 Structures & Use: Lot 10 successfully maintains the established orchard layout and storage sheds clear of the property
line
6.0 Access & Frontage: Both allotments maintain stable, independent access along the bitumen frontage of Rules Road
7.0 Existing Services & Easements: Mapped networks including Emt B on SP216077, Emt N on RP210855, and Emt P on
RP210855 along the eastern limits remain intact and fully functional
8.0 Planning Assessment
5.1 Pre-Lodgement
The minutes of the Pre Lodgement meeting are contained in contained in Appendix F
Page 7
5.2 Key issues
Reconfiguration of a Lot Code See Appendix C for the performance of this overlay
Bushfire Hazard Overlay Code See Appendix D for the performance of this overlay
See Appendix E for the performance of this overlay
Biodiversity, Waterways and Wetlands Overlay
Code
5.3 State interest
6 net increase in properties, it does not trigger a State Assessment and Referral Agency (SARA) referral.
7 Vegetation Management Act: All work stays within existing asset protection zones, avoiding vegetation clearing penalties
or referral checks.
5.4 Reconfiguration of a Lot Code
• PO1 & PO5 (Lot Size and Character): Complies. Proposed Lot 10 (15.92 ha) and Lot 11 (22.13 ha) are designed to
respect the large acreage character of Pomona (4245 ROL-A... p. 1). They match or exceed the sizing profiles of
surrounding historic holdings (4245 ROL-A... p. 1).
• PO4 (No Additional Lots Created): Complies. The application represents a pure 2 into 2 configuration layout. There is
zero local density expansion.
• PO7 (Terrain & Constraints): Complies. Vector bounds follow the property's natural contours (ranging from 104.4m
to 266.6m clear lines) (4245 ROL-A... p. 1). The alignment avoids the need for structural earthworks or changing the
site's slope.
5.5 Bushfire Hazard Overlay Code
• PO1 & PO2 (Safety Framework): Complies. Moving the shared property line doesn't add new houses or residents
inside the hazard boundary. The change separates the northern vegetation zones on Lot 10 from the main living area on
Lot 11.
• PO7 & PO8 (Fire Access tracks): Complies. Both properties have direct road frontages for emergency vehicle access
(4245 ROL-A... p. 1). They also have enough space to handle safety clearances entirely within their own boundaries.
5.6 Biodiversity, Waterways and Wetlands Overlay Code
• PO1 & AO1.2 (Ecological Integrity): Complies. The adjusted property line uses existing clearings and modified
orchard rows. It avoids cutting down native trees or breaking up local environmental zones.
• AO2 (Wildlife Cor corridors): Complies. This adjustment modifies an existing internal property boundary, meaning it
requires no new clearing or fence structures that would disrupt wildlife movement.
Page 8
6.0 Summary of supporting information
7.0 Conclusion
The Proposal Plan (Ref: 4245 ROL-A) fulfills all code requirements of the Noosa Plan 2020 (4245 ROL-A...
p. 1). It preserves the local environment, protects rural land features, and simplifies property boundaries. We
request that Noosa Shire Council approve this boundary realignment application subject to standard
conditions.
Page 9
APPENDIX A Proposal Plan 4245 ROL-A
Page 10
0 20 40 60 80 100m
SCALE 1:1000 @A3 Eagle Surveys
31
Pty. Ltd. ACN 066 652 104
RP35102
189
MCH1261 90°01'30"
463.290
M:0417 151 115
Email: [email protected]
190 www.eaglesurveys.net
MCH1261
270.430
0°01'
This plan is prepared for VLCC from field survey and existing records for the
purpose of new constructions and subdivisions and should not be used for any
other purpose. The title boundaries show hereon were not marked at the time of
10 2
survey and have been determined by plan dimension only. Services shown
hereon have been located by field survey where possible. If not able to be so
located, services have been plotted from the relevant authorities where
SP216050 available and have been noted accordingly on this plan. Where such records
either do not exist or are considered inadequate, a notation has been made
15 .92 ha hereon. Prior to any demolition, excavation or construction on the site, the
407.967
relevant authority should be contacted for possible location of further
0°02'
underground services and location of all services. This note is an integral part of
this plan.
Subdivision Proposal Plan
193 Lot 6 on RP848414 & Lot 2on
MCH1261
108°
RP35094
216. 48'30"
840 #21 & 35 Rules Road
Pomona
13
7°
50
3
77
104°
44'1
'5
.5
5"
5"
00
RP814545
14 7.1
4°
Origin 266.
Emt B
639 Level Datum:
17 7
al Pro
3
.23 5"
'0
perty SP216077
137°37'0
7
5" 1 1.785
88°34'
9
Boun
dary 118.920
20.0
178°34'
88°34'
58°
23
6
152.210
50'
05"
55.211
100°35 5
'55"
SP216050 Client: VLCC
Surveyed By: CGB
0°02'15"
388.087
3 Drawn By: CGB
SP129576
11 Date: 29/5/2026
180°02'50"
277.520
22 .13 ha LEGEND
Water Meter E Electicty Box Stormwater M/H
H Fire Hydrant Light Pole R Roofwater Pit
W Scour Valve Power Pole Gully Pit
TTap Electricity Pit Gas Valve
Sewer M/H Telstra Pit Tree
Inspection Sign Bench Mark
Opening
W W Water Retic \\\\ \\\\
Edge of Bitumen
S S Sewer Line Fence
Stormwater Line Top of Bank
Emt P
SW SW SW
RP2108
52 Emt N RP210855 463.51 271.190 RP210855 T T Telstra Cable
Elictrical Cable O/H \\\\\\\\\\\\\\\\
Concrete
Building
Emt M
270°01'10" 270°0' P P Elictrical Cable U/G Eave
Kerb
203 204 96 99
Em 858566
1 79 201 202 RP866685
Our Ref: 4245 ROL-A
RP
RP860544 RP860544 RP866685
tA
SP129576 RP858577 RP860545 RP860545
Scale 1:1000 Original Size: A3
Page 11
Appendix B Smart Map & Title
Page 12
48
152°51'05".798 55 60 152°51'43".428
31
3
RP35098
22
2947m²
351
506 P5015 4 21 RP35101
26°22'08".969 11 30 29 28 27 10
MCH2211 26°22'08".969
ET
RP35098 RP35101
MCH631
RE
RP 5 RP RPRP RP 20 11 RP35100
STREET
FH 31
PINE ST
20 860603 RP35098 3509835098
35098
35098 RP35101 RP35101
21 RP35098 19
2 1.735ha 22
SP177656
SP
6
18
2585m²
RP35101
A 3035m²
CREEK
RP35098 FH 12
RP211590
FH
2
SP
RP
177656
177656
8
7
RP35098
6690m²
31 17
RP35101
RP814553
RP35101
RP35101
13
3 RP35101
A
FH
2.502ha
1
RP211590
153126
RP153126 9
RP35098
RP35098
RP35102 16
RP35101
D
SP335376
B C
SP335376
14
15
7 8
B
A 187 10
RP35098
SP335376
SP335376
SP335376
SP335376
SP208259 SP208259
SP208259 SP208259 MCH1261
FH FH
4047m²
A
7 2.888ha 1.214ha
EA
FH
SP320405
SP337535
1
5053m²
2.974ha 188
FH 7.011ha
1
MCH1261
RP199724
FH
FH
1.2141ha
SP175054
FH
ST
1.055ha
189
68
E
MCH1261
RV
MCH303 FH
13.6151ha
SE
1.5869ha
RE
708
30 LL 190 708
30
ST MCH1261 10.29ha
E
ERV 2 FH 2
8.167ha S
2
RE 1
RP66013 RU
LE
S
1.5846ha
RO
RP35094
RP66013
FH AD
SP216050
192 193
1.32ha
MCH1261 MCH1261
FH
130 FH FH
4
MCH589
4047m²
1.686ha FH
SP129576 1.7085ha 3
RE
RP814545
1.816ha
3 FH
SP129576 6 16.1849ha
2ha RP848414 16.03ha 5
FH B
3050m²
SP216050
SP216077
708
25 00 m N 25
FH
FH
10.84ha
M N
RP210852 RP210856
2 79 EA
SP129576 1 RP858577
201
RP860545
9270m²
21.87ha
SP129576
FH
FH
202
RP860545
203
RP860544
204
P
RP860544
RP210855
EA
13.74ha
FH 83 1.446ha FH
FH
FH
7771m²
FH 2.035ha RP860545
A
7007m²
84
6356m²
HG 5476m²
96
99
RP FH
26°22'48".988 3.75ha 858566
RP860545
FH 86
RP
RP
860544
860544 87
RP886685 RP886685 26°22'48".988
80 1.75ha 97
5327m²
RP860544
FH
RP860544
FH
FH RP886685 FH
RP858577
FH
4054m²
2.219ha FH 1.474ha
3.8ha 4917m²
1.119ha 1.024ha
152°51'05".798 152°51'43".428
48
55 00m E 48
60
0 150 300 450 600 750
STANDARD MAP NUMBER
9445-24223 HORIZONTAL DATUM:GDA94 ZONE:56 SCALE 1 : 7500
m
SmartMap
An External Product of
MAP WINDOW POSITION &
NEAREST LOCATION SmartMap Information Services
SUBJECT PARCEL DESCRIPTION CLIENT SERVICE STANDARDS Based upon an extraction from the
152°51'24".613
Digital Cadastral Data Base
26°22'28".978 PRINTED 26/05/2026
POMONA DCDB
1.35 KM Lot/Plan 2/RP35094
Area/Volume 16.1849ha
DCDB 22/05/2026
Tenure FREEHOLD
Local Government NOOSA SHIRE Users of the information recorded in this document (the Information) accept all responsibility and
Locality POMONA risk associated with the use of the Information and should seek independent professional advice in
relation to dealings with property.
Segment/Parcel 31121/31
Despite Department of Natural Resources and Mines, Manufacturing and Regional and Rural
Development best efforts, NRMMRD makes no representations or warranties in relation to the
Information, and, to the extent permitted by law, exclude or limit all warranties relating to
correctness, accuracy, reliability, completeness or currency and all liability for any direct,
indirect and consequential costs, losses, damages and expenses incurred in any way (including but not © The State of Queensland,
limited to that arising from negligence) in connection with any use of or reliance on the (Department of Natural Resources and Mines,
Information
GDA
Manufacturing and Regional and Rural
For further information on SmartMap products visit
https://www.qld.gov.au/housing/buying-owning-home/property-land-valuations/smartmaps Development) 2026.
Page 13
Current Title Search
Queensland Titles Registry Pty Ltd
ABN 23 648 568 101
Title Reference: 18626046 Search Date: 26/05/2026 13:43
Date Title Created: 25/10/1993 Request No: 56273858
Previous Title: 18184225, 18355016
ESTATE AND LAND
Estate in Fee Simple
LOT 6 REGISTERED PLAN 848414
Local Government: NOOSA
REGISTERED OWNER
Dealing No: 705241607 05/12/2001
VIPASSANA CENTRE QUEENSLAND LIMITED A.C.N. 064 545 535
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 10985084 (POR 136V)
Deed of Grant No. 10989139 (POR 135V)
2. EASEMENT IN GROSS No 601396875 (J213926W) 28/08/1987
BURDENING THE LAND
TO COUNCIL OF THE SHIRE OF NOOSA
OVER EASEMENT P ON RP210855
3. VESTING No 712278351 13/03/2009 at 14:48
EASEMENT IN GROSS: 601396875 (J213926W)
EASEMENT IN GROSS: 601396876 (J213964X)
QUEENSLAND BULK WATER SUPPLY AUTHORITY
4. EASEMENT IN GROSS No 601396876 (J213964X) 28/08/1987
BURDENING THE LAND
TO COUNCIL OF THE SHIRE OF NOOSA
OVER EASEMENT N ON RP210856
5. MORTGAGE No 707853925 30/06/2004 at 13:40
AUSTRALIA AND NEW ZEALAND BANKING GROUP LIMITED A.C.N. 005
357 522
ADMINISTRATIVE ADVICES
NIL
UNREGISTERED DEALINGS
NIL
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT QUEENSLAND TITLES REGISTRY PTY LTD [2026] www.titlesqld.com.au
Requested by: D-ENQ DYE & DURHAM (S) Page 1/1
Page 14
Current Title Search
Queensland Titles Registry Pty Ltd
ABN 23 648 568 101
Title Reference: 17218034 Search Date: 26/05/2026 13:42
Date Title Created: 22/11/1988 Request No: 56273834
Previous Title: 11348063
ESTATE AND LAND
Estate in Fee Simple
LOT 2 REGISTERED PLAN 35094
Local Government: NOOSA
REGISTERED OWNER
Dealing No: 723806014 15/01/2025
VIPASSANA LONG COURSE CENTRE LTD A.C.N. 660 131 046
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 10989139 (POR 135V)
ADMINISTRATIVE ADVICES
NIL
UNREGISTERED DEALINGS
NIL
** End of Current Title Search **
COPYRIGHT QUEENSLAND TITLES REGISTRY PTY LTD [2026] www.titlesqld.com.au
Requested by: D-ENQ DYE & DURHAM (S) Page 1/1