MCU RALReport (002)

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INDEX

PROPERTY

THE APPLICANT

SITE DESCRIPTION

ADJOINING LAND USES

PROPOSAL

STATUTORY ASSESSMENT - STATE GOVERNMENT
61 State Planning Regulatory Provisions

6.2 Referral and State Development Assessment Provisions
6.3 State Planning Policies

NOOSA PLAN 2020

7A Hinterland Villages Local Plan Code

7.2 Community Facilities Zone Code

7.3 Reconfiguring a Lot Code

74 Low Density Housing Code

7.5 Heritage Overlay Code

76 Works Code

INFRASTRUCTURE CHARGES

CONCLUSIONS

APPENDIX A: SMARTMAP OF THE LOCALITY

APPENDIX B: PLAN OF PROPOSED DEVELOPMENT OF LOT 201

ON P5011 (Ref: 03-1506AF)

Page

 

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1. PROPERTY
Real Property Description: Lot 201 on P5011
Area: 2,023m?
Zone: Community Facilities - Church
Overlays: Heritage — Character

2. THE APPLICANT

The applicant, The Corporation of the Synod of the Diocese of Brisbane, is the owner of the
subject land; they provide religious and community services to the Pomona community.

Accordingly, the applicant requests a 50% reduction of the applicable fees in accordance with
the Development & Planning Fees and Charges — Subsidy for Community, Sporting and
Religious Organisations.

3. SITE DESCRIPTION

The subject property is located on the north-western intersection of Rectory Street and
Memorial Avenue at Pomona; the property has a frontage 50.29 metres to Rectory Street and
40.23 metres to Memorial Avenue.

The property is occupied by the Pomona Anglican Church and high-set timber dwelling
house.

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Page 4

The current brick Church building was erected in 1974 and stands at the southern side of the
property with concrete driveway accesses on the Rectory Street and Memorial Avenue
frontages. A concrete sealed car parking area is located on the northern side of the Church.

The high-set timber Queenslander style house includes 3-bedrooms; with a car park and
utility rooms underneath. A concrete driveway provides vehicular address from Rectory
Street.

The dwelling was originally used as the Rectory of the Church; however, the property is now
surplus to the requirements of the Church.

 

Each building is separately connected to the water, power and telecommunication reticulation,
which are located along the street frontages. Both buildings also include separate stormwater
drainage connections to the kerb and channel located along Rectory Street frontage. A
sewer connection to the property is located at the north-western corner of the property.

Both Rectory Street and Memorial Avenue are well-formed bitumen roads with kerb and
channel in place.

The property slopes down to the north-east at approximately 5%.

A Smartmap of the locality is contained in Appendix A showing the adjoining development
and local precinct.

Page 5

4. ADJOINING LAND USES

The adjoining properties have been developed for detached housing; with the exception of the
property immediately to the west which has been developed as a duplex dwelling.

5. PROPOSAL

The application seeks a Development Permit for Reconfiguration of a Lot (1 Lot into 2 Lots)
and a Development Permit for Material Change of Use for the use of the Rectory as a
Dwelling House.

A Pian of the Development is attached as Appendix B.

Lot 20 of the Reconfiguration includes the Church and parking area, and comprises 1011m?;
and Lot 21 includes the dwelling and comprises 1012m?.

The proposed subdivision line is located along the base of the existing retaining wall of the
car park.

All services and access arrangement currently in place will remain following the
Reconfiguration of the Lot. The proposed Reconfiguration will only require the completion of
the extension of the sewer reticulation to Lot 20.

The Change of Use of the Rectory building to a dwelling house requires no structural change
of the building.

6. STATUTORY ASSESSMENT - STATE GOVERNMENT

6.1 State Planning Regulatory Provisions

The site is included within the SEQ Regional Plan State Planning Regulatory Provisions —
Land Use Category of Urban Footprint; the proposal is a permitted development within the
Land Use Category. Therefore no further assessment is required.

6.2 Referral and State Development Assessment Provisions

The site is not contained within the SARA Mapping of Matters of Interest; therefore it is
considered that the application does not require referral to SARA.

6.3 State Planning Policies

The site is not mapped as being affected by any of the State Planning Policy's State interest.

7. NOOSA PLAN 2020

The subject property is located with the Hinterland Villages Local Plan Area and within the
Community Facilities Zone of the Noosa Plan 2020.

Page 6

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In accordance with the relevant Tables of Assessment the Development Application for
Material Change of Use for a dwelling house is subject to Impact Assessment, and the
Development Application for Reconfiguration of a Lot is subject to Code Assessment.

The Development Application requires code assessment against the following benchmarks:

Hinterland Villages Local Plan Code;
Community Facilities Zone Code;
Reconfiguring a Lot Code;

Low Density Housing Code;
Heritage Overlay Code and

Works Code.

A discussion of the benchmarks is detailed below:
7.1 Hinterland Villages Local Plan Code
The proposed subdivision complies with all relevant provisions in the local area code. The

proposal is located within the urban boundary and will create a residential lot that meets
community requirements.

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The development:
e Maintains the primary.use of the church building as a Church.
e Preserves the existing buildings that contribute to the character of Pomona.
e The existing scale of development continues with the development.

7.2 Community Facilities Zone Code
The development complies with the relevant provisions of the zone code.

The proposal:
e Retains the community use of church.
e The area of the property removed from the church use retains its residential
character.
Does not increase the demand for community services and infrastructure.
Creates a development that is of a scale and appearance that is existing.

7.3 Reconfiguring a Lot Code

The development complies with the relevant provisions of the Reconfiguring a Lot code. The
subdivision creates lots that:

are appropriate for their intended use,

contribute to high standard of amenity;

are consistent with the character of the local area;

responsive to the site constraints;

improves environmental values and avoids off-site environmental impacts;
provide lawful, safe and practical access arrangements; and

utilize existing infrastructure and services.

All proposed Lots contain an area and a frontage that comply with the prescribed minimums
for Lots in the relevant zone.

The proposed lot layout is consistent with the prevailing urban development pattern of the
local area and is not detrimental to amenity upon the adjoining lots.

7.4 Low Density Housing Code

The development complies with the relevant provisions of the Low Density Housing code. The
subdivision creates a lot that:

e is appropriate for its intended use;

¢ maintains a high standard of amenity;

« is consistent with the character of the local area;

e is responsive to the site constraints;

e provides lawful, safe and practical access arrangements; and
e utilizes existing infrastructure and services.

7.5 Heritage Overlay Code
The development complies with the relevant provisions of the Heritage Overlay code.
The development:

e Maintains the historical features of the property; and
e Maintains the existing streetscapes.

Page 8

7.6 Works Code

The reconfiguration complies with the Works Codes. A Development Application for
Operational Works will be submitted for assessment following approval of the Reconfiguration
of a Lot application.

8. INFRASTRUCTURE CHARGES

Whilst the development creates an additional Lot, there is no additional development or
demand upon community facilities or services.

Therefore it is deemed that no Infrastructure Charges are payable.

9. CONCLUSIONS

This Development Assessment Report has been prepared to accompany Development
Application for Material Change of Use and for Reconfiguring a Lot submitted on behalf of
The Corporation of the Synod of the Diocese of Brisbane.

The site is located within the Community Facilities Zone and in the Hinterland Villages Local
Plan of the Noosa Plan 2020.

The proposal comprises the subdivision of 1 Lot to create 2; that is consistent with the current
uses on the site.

The development complies with all relevant Performance Outcomes of the Codes in the
Noosa Plan 2020.

The subdivision is appropriate given that:

° All proposed residential Lot include an area of at least 1,000m?.

e The proposed development complies with the Overall Outcomes of the Hinterland
Villages Local Plan Code.

e The proposed development complies with the Overall Outcomes of the Community
Facilities Zone Code.

e The proposed development complies with the Overall Outcomes of the Low Density
Housing Code.

e The proposed development complies with the Overall Outcomes of the Reconfiguring
a Lot Code.

¢ The proposed development is consistent with the site’s designation of Urban
Footprint in the South East Queensland Regional Plan.

e The development complies with the relevant parts of the State Planning Policy.

e The proposed development complies with the relevant parts of the State
Development Assessment Provisions.

Therefore, it is considered that the proposed development warrants approval from Council
subject to the imposition of reasonable and relevant conditions.

Max Watterson

 

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APPENDIX A

Smartmap of the Locality

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MAP WINDOW POSITION &
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SUBJECT PARCEL DESCRIPTION CLIENT SERVICE STANDARDS Based upon an extraction from the
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connection with any uso of of rellance on the Information (Department of
For furthor information on SmarlMap praducis vist Natural Resources,
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Page 11

10

APPENDIX B
Plan of Proposed Development of Lot 201 on P5011

(Ref: 03-1506AF)

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