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2 David Low Way - Town Planning Report - Urban Systems Pty Ltd
Attached to the e-mail Reconfiguration of a Lot (1 lot into 6) - RAL17/0501.
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Town Planning Report
Development application seeking a Development Permit
for a Reconfiguration – 1 lot into 6 lots
2 David Low Way, Castaways Beach
Prepared for Kenlynn Pty Ltd
August, 2017
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Full text of sections 2 to 28 (of 107)
Section 2
DOCUMENT CONTROL Persons responsible for this report are: Peter Cumming BTRP FPIA CPP (Director) Reviewer: Anthony Bere-Streeter BEnvPlan CDec (Senior Town Planner and Associate) Urban Systems Pty Ltd ABN 89 107 154 601 Unit 4/24 Kurilpa Street WEST END QLD 4101 Australia Peter Cumming: 0417 622 286 [email protected] Town planning report version 2.0 ROL, 2 David Low Way Page 1 August, 2017
Section 3
CONTENTS 1. APPLICATION SUMMARY............................................................................................................................. 5 1.1. APPLICATION DETAILS .............................................................................................................................. 5 1.2. SITE DETAILS ............................................................................................................................................. 5 1.3. EXECUTIVE SUMMARY .............................................................................................................................. 6 1.3.1. The development application ..................................................................................................................... 6 1.3.2. The proposal ............................................................................................................................................. 6 1.3.3. Planning considerations ............................................................................................................................ 6 2. THE SITE ....................................................................................................................................................... 8 2.1. SITE LOCATION .......................................................................................................................................... 8 2.2. SURROUNDING LAND USES ..................................................................................................................... 9 2.3. SITE CHARACTERISTICS........................................................................................................................... 9 2.4. SITE HISTORY .......................................................................................................................................... 10 2.5. AERIAL PHOTO ........................................................................................................................................ 10 2.6. ZONING MAP ............................................................................................................................................ 11 3. THE PROPOSAL.......................................................................................................................................... 12 3.1 DESCRIPTION OF THE PROPOSAL......................................................................................................... 12 3.1. PRELODGEMENT MEETINGS .................................................................................................................. 13 4. PLANNING ASSESSMENT .......................................................................................................................... 15 4.1. PLANNING ACT 2016 ................................................................................................................................ 15 4.2. STATE PLANNING POLICY JULY 2017 .................................................................................................... 15 4.3. STATE PLANNING REGULATORY PROVISIONS ..................................................................................... 15 4.4. PUBLIC NOTIFICATION REQUIREMENTS ............................................................................................... 15 4.5. IDAS REFERRALS .................................................................................................................................... 16 4.6. STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) AND SARA MAPPING ............................ 16 4.7. REGIONAL PLAN ...................................................................................................................................... 17 4.8. NOOSA SHIRE PLANNING SCHEME 2006 ............................................................................................... 17 4.8.1. Introduction ............................................................................................................................................. 17 4.8.2. Zone and precinct codes ......................................................................................................................... 17 4.8.3. Overlay codes ......................................................................................................................................... 18 4.8.4. Development codes................................................................................................................................. 19 5. CONCLUSION .............................................................................................................................................. 22 FIGURES Figure 1 – Proposal Plan Figure 2 – Site location Figure 3 – Aerial Photo Figure 4 – Noosa Council Zoning Map ROL, 2 David Low Way Page 2 August, 2017
Section 4
TABLES
Table 1 Supporting documents and plans............................................................................................................ 3
Table 2 Application details .................................................................................................................................. 5
Table 3 Site details ............................................................................................................................................. 5
Table 4 Surrounding land uses............................................................................................................................ 9
Table 5 Site characteristics ................................................................................................................................. 9
Table 6 Site history ........................................................................................................................................... 10
Table 7 Proposed development details.............................................................................................................. 12
Table 8 Prelodgement meeting ......................................................................................................................... 13
Table 9 State Planning Policy 2013 ................................................................................................................... 15
Table 10 State planning regulatory provisions ................................................................................................... 15
Table 11 IDAS referrals..................................................................................................................................... 16
Table 12 SDAP codes....................................................................................................................................... 17
Table 13 Zone and Precinct codes .................................................................................................................... 17
Table 14 Overlay codes .................................................................................................................................... 18
Table 15 Development codes ............................................................................................................................ 19
APPENDICES
APPENDIX 1 – TITLE MAP
APPENDIX 2 – SUBDIVISION PROPOSAL (PDF)
APPENDIX 3 – SARA MAPPING
APPENDIX 4 – MINUTES OF THE PRELODGEMENT MEETING WITH SARA HELD ON JUNE 30, 2017
APPENDIX 5 – NOOSA PLANNING SCHEME MAPPING
APPENDIX 6 – PLANNING CODE ASSESSMENTS (NOOSA PLANNING SCHEME)
1. Eastern Beaches Locality Code
2. Detached Housing Code
3. Reconfiguring a Lot Code
APPENDIX 7 – CONTAMINATED LAND SEARCH
APPENDIX 8 – OWNER’S CONSENT
SUPPORTING DOCUMENTS AND PLANS
Table 1 Supporting documents and plans
Description of attachment or title of attachment Method of lodgement to
assessment manager
Development Application Form 1 Electronic
Town Planning Report – Urban Systems Pty Ltd Electronic
Attachment 1 – Subdivision Proposal – AJS Surveys Electronic
Attachment 2 – Ecological and Bushfire Assessment – J. Delaney – Electronic
Cardno
Attachment 3 – Civil Engineering Assessment – Sheehy and Partners Electronic
Attachment 4 – Specific Engineering Assessments – Dr. T. Electronic
Johnston/Cardno
Coastal Hazard and Erosion
Flooding
ROL, 2 David Low Way Page 3 August, 2017
Section 5
Acid Sulphate Soils Geotechnical Assessment Stormwater Management Attachment 5 – Traffic Engineering Report – TTM Pty Ltd Electronic Attachment 6 – Unexploded Ordinance Assessment – Opec Systems Electronic Pty Ltd ROL, 2 David Low Way Page 4 August, 2017
Section 6
1. APPLICATION SUMMARY
1.1. APPLICATION DETAILS
Table 2 Application details
Applicant Urban Systems Pty Ltd on behalf of Kenlynn Pty Ltd
Contacts Primary: Peter Cumming (Urban Systems Pty Ltd)
Secondary: Anthony Bere-Streeter (Urban Systems Pty Ltd)
Type of approval sought Development Permit for a Reconfiguration – 1 lot into 6 lots
Level of assessment Code Assessment
Public notification NA
IDAS referrals SARA: Coastal Management District; Potential for Unexploded
Ordinance
Assessment manager Noosa Shire Council
1.2. SITE DETAILS
Table 3 Site details
Site address 2 David Low Way, Castaways Beach
Real property description Lot 71 MCH 2854
Site area 9,677m2
Owners Kenlynn Pty Ltd
Local government area Noosa Shire Council
Regional plan (land use category) SEQ Regional Plan – Urban Footprint
Planning scheme Noosa Shire Planning Scheme 2006
Zone (precinct) Detached Housing (within the defined Castaways Beach town
boundary)
Local plan (precinct) Eastern Beaches Locality
Overlays State:
Urban Footprint (SEQ Plan)
Coastal Management District
Coastal Area – erosion prone area
Regulated Vegetation – Category B
Substantial potential for UXO
Noosa Planning Scheme:
Biodiversity Overlay (riparian buffer area; environment protection area)
Natural Hazard Overlay (low potential acid sulphate; landslide hazard)
Koala Habitat Schedule 7 (border only)
ROL, 2 David Low Way Page 5 August, 2017
Section 7
1.3. EXECUTIVE SUMMARY
1.3.1. The development application
The development application is submitted by Urban Systems Pty Ltd on behalf of Kenlynn Pty Ltd. Kenlynn are
the owners of the subject property being at 2 David Low Way, Castaways Beach (Lot 71 MCH 2854).
The development application is for an ROL in the Detached Housing zone and is code assessable under the
Noosa Planning Scheme 2006.
1.3.2. The proposal
The proposal is a six-lot subdivision of what is currently a single lot of 9,677m2 but has an approval for two lots.
The lot has two existing houses and outbuildings built in the1970’s.
The subject land’s development pad which accommodates the two houses and the proposed six lot subdivision
is approximately 15-20m upslope and 90-100m inland from the active beach zone.
The proposal seeks to establish:
• 6 lots of between 946m2 and 3,336m2, with an average lot size of 1,612m 2 and a minimum width of 17m;
• Building envelopes which comply with Scheme setbacks and Specific Outcomes for the Eastern
Beaches Locality.
• Covenant and vegetation buffer areas totalling 3,643m2 or 38% of the land to protect and rehabilitate
vegetation along David Low Way and to provide a 50m buffer to Burgess Creek.
• Access from David Low Way but 30m to the south of the current access to provide for better sight
distances.
• Provision of an access easement to service individual lots.
1.3.3. Planning considerations
The key planning considerations and how they have been addressed are summarised below.
1. The proposed ROL complies with the planning parameters for the site being:
• the specific outcomes for the Eastern Beach Locality;
• the specific outcomes for the Detached Housing zone;
• the Reconfiguring a Lot code including spatial solutions for lots.
2. Access to the site from David Low Way has been moved southwards to comply with Noosa code
standards relating to sight lines and service vehicle access.
3. The site is within the Coastal Management District. Potential beach erosion has been assessed using
historical records and state assessment criteria and Noosa code standards are met.
4. Landslide hazard has been assessed and the site is not under threat.
5. Vegetation has been assessed in accordance with state classifications and Noosa’s biodiversity code.
The vegetation on the development site is highly disturbed and vegetation along David Low Way along
the site frontage and a buffer of 50m to Burgess Creek, is to be rehabilitated and retained in a
designated covenant protection area. The proposed plan of development will not have a significant
impact on any matters of local, state or national environmental significance.
6. Civil engineering to enable the subdivision complies with Noosa’s engineering codes.
ROL, 2 David Low Way Page 6 August, 2017
Section 8
Figure 1 – Proposal Plan
ROL, 2 David Low Way Page 7 August, 2017
[OCR of page images]
‘This pian has been 35 2 proposed subdivision
ard Cheuk re be Used for ary Geter purpoce
The dimensions, areas and total number of lots shown
hereon are subject to field survey and are aiso to the
requirements of councS and any other authority which
may have requirements under any relevant legislation
Cartiicate of Title for this site has not been obtained.
“Therefore, no reliance should be pkaced on the
information on this plan for any fnancial dealings
volving the land.
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Identifier| Benefit Type \
A Access/Services’
B Access/Services
c Access/Services
D Access/Services
Ee Access/Services
e Access/Services
Statistics Table
Lots 6
Area range 946m‘ - 3336m
Area average 1612 m*
Road Nil
Park Nal
Covenant 3643 m*
Contour Interval - Im, 5m major
REVISIONS
HON Aaa tower Seale 1:750 - Lengths are in Metres.
= usu 1 1 1 1 l 1 1 1 1 1 1
m3 ° nb 2 0 © Ss oo nM © = 100 IW
sire: Proposed Lots 711-718 & Ents AF & Cov PV (CLIENT: SCALE 1-760 {A3)
Pi coe sparc ileal Kenlynn Pty Ltd aren s00s4-Pa(e]
Figure 1 - Proposal Plan
ROL, 2 David Low Way Page 7 August, 2017
Section 9
2. THE SITE
2.1. SITE LOCATION
Site
Figure 2 – Site location
ROL, 2 David Low Way Page 8 August, 2017
Section 10
2.2. SURROUNDING LAND USES
Table 4 Surrounding land uses
North Burgess Creek and Sunrise Beach
South Coastal vegetation
East Coastal vegetation and the beach dunal system
West David Low Way and Castaways Beach low density residential
development
2.3. SITE CHARACTERISTICS
Table 5 Site characteristics
Existing land use Two dwellings, garden areas, vegetation.
Area and dimensions Area of 9,677m2 with maximum linear dimensions of approximately
210m X 70m.
Frontage and access Frontage of approximately 250m to David Low Way.
Access is proposed some 30m south of the current shared driveway
access into the site to improve safety and sight distances.
Topography and views The land slopes northward to Burgess Creek and eastwards to the
beach and coastal dunal systems.
The proposed development pad is an elevated, relatively flat area with a
difference in height from the southern building envelope for proposed
Lot 716 to the northern building envelope of proposed Lot 711 of about
4m.
Expansive views from the development pad are available to the coast
and ocean.
The vegetation along the approximate 10m wide strip adjoining the road
reserve is intended to be rehabilitated and preserved under covenant.
This will effectively screen dwellings from David Low Way.
Neighbourhood character Low key coastal residential at generally lower density.
Existing vegetation Disturbed coastal vegetation and garden areas on the development
pad.
Existing waterways The southern banks of Burgess Creek form the northern boundary of
the holding
Existing structures Two dwellings, carports, outbuildings.
Existing easements None
Existing services Water and sewer mains are situated on David Low Way.
Current dwellings are not connected to reticulated water or sewer. Note
that a Council sewerage treatment plant is located just west of David
Low Way on Burgess Creek.
ROL, 2 David Low Way Page 9 August, 2017
Section 11
2.4. SITE HISTORY
Table 6 Site history
Development application history • 132000 200343 – DA for 3 multiple dwelling units – lodged
31/08/2000 – lapsed
• 111999 11414 – DA for dwelling addition – approved
• 131999 982925 – DA for dwelling addition – approved
Pending development permits REC 16/0015 – 1 lot into 2 with access easement – lodged 13/06/2016
– Decision Pending
A Negotiated Decision Notice was issued by Council on December 6,
2016 for an ROL for one into two lots for each of the existing dwellings
on the site, with an access easement.
This Decision Notice is the subject of an Appeal relating to condition 3
concerning the area of the site to be subject to vegetation covenants as
it impinges on building envelopes and bushfire setbacks.
2.5. AERIAL PHOTO
Figure 3 – Aerial Photo
ROL, 2 David Low Way Page 10 August, 2017
Section 12
2.6. ZONING MAP
Figure 4 – Noosa Council zoning map for the subject land (source: Noosa Council website)
ROL, 2 David Low Way Page 11 August, 2017
Section 13
3. THE PROPOSAL
3.1 DESCRIPTION OF THE PROPOSAL
Development details are shown in the following table.
Table 7 Proposed development details
Existing lots Single lot of 9677m2
Proposed lots and areas
Lot Area m2 Building
envelope m2*
711 3336 829
712 1219 665
713 1211 653
714 1143 567
715 946 388
716 1819 349
Totals 9674** 3451
Site % 100% 35.6%
Vegetation covenant 3,643
areas
Site % 37.6%
* Building envelopes have been designed to comply with ROL code
requirements
**Area figure differences due to rounding
Site access Site access off David Low Way via a common access easement –
removal of existing access which does not comply with the current
Noosa PS standard.
Lot access Easement access to each lot – 6m wide to Lots 713-716; 3m wide to
Lots 711 and 712.
Car parking Car parking on individual lots as per the Detached Housing Code.
Proposed servicing arrangements Water: reticulated from Unity Water main
Sewer: reticulated from Unity Water main
Stormwater: proposed onsite treatment for each lot – approximately
70m2 per lot
Vegetation management Covenant protection for vegetation along the David Low frontage to
protect vegetation and views from the road.
50m riparian buffer to the southern top of bank on Burgess Creek.
Vegetation rehabilitation of covenant and buffer areas.
ROL, 2 David Low Way Page 12 August, 2017
Section 14
Vegetation controls and planting would be expected on lot setback
areas.
Buildings Not the subject of this application – would be the subject of applications
under the Detached Housing and other codes and development
conditions as part of an approval for this application.
Rubbish removal Area for bin storage is on the southern side of the David Low shared
access way.
Other The cycleway/pedestrian path is to be retained along the David Low
Way frontage at the changed access point with works to be approved by
Council as part of a development approval.
3.1. PRE-LODGEMENT MEETINGS
No Pre-lodgement meeting was held with Council given that a condition of the previous two lot subdivision is still
under appeal.
A Pre-lodgement meeting was held with the Department of Infrastructure, Local Government and Planning
(SARA) on June 30, 2017 and the minutes of that meeting are contained in Appendix 4 and are summarised
below.
Table 8 SARA Pre-lodgement meeting summary
Matter and details SARA comment Applicant response
The site is located within the • Site is protected by 100m of Vegetation and coastal
coastal management district and vegetated reserve. management and erosion matters
erosion prone area. • Table 8.2.1 of State code 8: in State Code 8 are addressed in:
Coastal development and tidal • Attachment 2 – Ecological
works of the State and Bushfire Assessment –
Development Assessment Cardno
Provisions (SDAP), version • Attachment 4 – Specific
2.0, must be addressed. Engineering Assessments – Dr
• Impact on regulated T. Johnston/Cardno
vegetation (MSES) must be
addressed for vegetation on
the northern part of the site
adjacent to Burgess Creek
(see below).
• Covenant to protect vegetation
along David Low Way is
supported.
The site is located within an area The application requires referral to Potential UXO is addressed in
of substantial unexploded DILGP under Schedule 10, Part 4, Attachment 6 – Unexploded
ordnance (UXO) potential in a Division 2, Table 1—Premises Ordinance Assessment – Opec
state mapping layer. contaminated because of Systems Pty Ltd.
unexploded ordnance and
address State Code 13.
ROL, 2 David Low Way Page 13 August, 2017
Section 15
Table 8 SARA Pre-lodgement meeting summary
Matter and details SARA comment Applicant response
Matter of State Environmental At point 3 on page 3 of the Pre- MSES status is addressed in
Significance applying to the land lodgement minutes it is mentioned s3.2.3.2 of the Ecological and
(MSES). that: Bushfire Assessment Report in
“The vegetated area on proposed Attachment 2. The assessment
Lot 711 will be retained to protect notes that:
Burgess Creek. This area on the “This suggestion has been
northern portion of the site has investigated and it has been
been identified as MSES – determined that this particular
Regulated vegetation (wetland). MSES does not apply to the Site
This MSES relates to a regional for the following reasons:
ecosystem that intersects with a
wetland shown on the vegetation a) the regulated vegetation that
management wetlands map. This occurs on the Site is not a
is a result of updated MSES wetland regional ecosystem
mapping that was not available at and there are no wetland
the time of the pre-lodgement areas on the Site, apart from a
meeting on 30 June 2017.” narrow fringe of wetland
associated with Burgess
Creek; and
b) in any event, Section 5 of
the Environmental Offsets
Regulation 2014 effectively
excludes”a regional
ecosystem that intersects with
an area shown as a wetland on
the vegetation management
wetlands map (to the extent of
the intersection)” from being a
MSES if located within an
Urban Area and the Site is an
Urban Area.”
ROL, 2 David Low Way Page 14 August, 2017
Section 16
4. PLANNING ASSESSMENT
4.1. PLANNING ACT 2016
The application is made under s51 of the Planning Act 2016.
The site is also in a Coastal Management District under the Coastal Protection and Management Act 1995
(Coastal Act).
4.2. STATE PLANNING POLICY JULY 2017
Table 9 State Planning Policy 2013
State Planning Policy modules Applicability/comments
Planning for liveable communities Road widths are sufficient for benchmarks to be met for fire hydrants
and housing (SPP p.31). Expected as a condition of development.
Planning for economic growth Not applicable
Planning for the environment and Not applicable – see s3.2 – the site is not within an area identified as a
heritage matter of state environmental significance (MSES). Refer Table 8.
Planning for safety and resilience Applicable – the site is within the coastal management district and
to hazards erosion prone area.
Planning for infrastructure Not applicable
4.3. STATE PLANNING REGULATORY PROVISIONS
Table 10 State planning regulatory provisions
State planning regulatory provisions Applicability
Yeerongpilly Transit Oriented Development State Not applicable
Planning Regulatory Provision 2014
South East Queensland Regional Plan 2009-2031 Not applicable
State planning regulatory provisions (as amended)
Guragunbah State Planning Regulatory Provision Not applicable
State planning regulatory provision (adopted charges) Not applicable
Off-road motorcycling facility on State-owned land at Not applicable
Wyaralong
State Planning Regulatory Provisions (Adult stores) Not applicable
South East Queensland Koala Conservation State Not applicable – the site does not contain any Koala
Planning Regulatory Provisions Bushland or Rehabilitation habitat areas pursuant to
the Conservation of Koala in SEQ State Planning
Policy or State Planning Regulatory Provisions.
4.4. PUBLIC NOTIFICATION REQUIREMENTS
The proposed development is a code assessable ROL in the Detached Housing zone and is not required to be
publicly notified under the Noosa Planning Scheme 2006.
ROL, 2 David Low Way Page 15 August, 2017
Section 17
4.5. DEVELOPMENT APPLICATION STATE REFERRALS
Table 11 State referrals
Referral trigger Agency and role Applicability/ Pre-referral Changes made after pre-
comments received (Y/N) referral received
ROL in a Coastal Department of Concurrence agency No, but refer NA
Management Environment and Under Schedule 10, SARA Pre-
District Heritage Part 17, Division 3, lodgement
Protection Table 5— notes in s3.2
(DEHP) via Reconfiguring
SARA a lot in a coastal
management district
or for a canal
UXO unexploded Department of Concurrence agency No NA
ordinance Environment and under Schedule 10,
overlay Heritage Part 4, Division 2,
Protection Table 1—Premises
(DEHP) via contaminated
SARA because of potential
unexploded
ordnance
4.6. STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) AND SARA MAPPING
Table 12 SDAP Codes
SDAP Code Applicability/comments
State code 8: Coastal The site is located within the Coastal Management District and therefore the
development and tidal works ROL triggers assessment against SDAP 8. The purpose of the code is to
ensure that development is designed and located to:
1. protect life, buildings and infrastructure from the impacts of coastal
erosion;
2. maintain coastal processes;
3. conserve coastal resources;
4. maintain appropriate public use of, and access to and along, state
coastal land;
5. account for the projected impacts of climate change; and
6. avoid impacts on matters of state environmental significance and, where
avoidance is not possible, minimise and mitigate impacts, and provide an
offset for significant residual impacts where appropriate.
Items 1, 2, 3, 4 and 5 are considered and assessed in Attachment 4 –
Specific Engineering Assessments – Dr T. Johnston/Cardno
Items 2 and 6 are considered and assessed in Attachment 2 – Ecological
and Bushfire Assessment – J. Delaney – Cardno
State Code 13: Unexploded Potential UXO is addressed in Attachment 8 – Unexploded Ordinance
ordnance (UXO) Assessment – Opec Systems Pty Ltd.
ROL, 2 David Low Way Page 16 August, 2017
Section 18
SARA Mapping applicable to the site is shown in Appendix 3.
4.7. REGIONAL PLAN
The applicable Regional Plan is the SEQ Regional Plan 2009 and the site is located within the Urban Footprint
as shown in the SEQ Map in Appendix 3.
The Urban Footprint designation is the same in the Draft SEQ Plan 2016.
4.8. NOOSA SHIRE PLANNING SCHEME 2006
4.8.1. Introduction
The proposed development was developed and assessed against the Noosa Shire Planning Scheme 2006.
(October 2016 version).
It is noted that a July 2017 version is now available which contains changes in terminology arising from the
introduction of the Planning Act 2016. However, no changes have been made in this version to assessable
codes.
Under the Noosa Planning Scheme, the land is In the Detached Housing Zone as shown below in Figure 4.
The zone and Eastern Beaches Locality codes are considered in s4.8.2 and Appendix 6.
Noosa Planning Scheme mapping for the site is contained in Appendix 5. The site is the subject of the following
Planning Scheme overlays:
• Biodiversity Overlay (riparian buffer area; environment protection area)
• Natural Hazard Overlay (low potential acid sulphate; landslide hazard)
• Koala Habitat Schedule 7 (border only)
The relevant overlay codes are considered in s4.8.3 and in detail in Appendices and Attached Reports.
The proposed ROL has been assessed against the following engineering and planning development codes as
summarised in s4.8.4 and in detail in the Appendices and Attached Reports:
• Reconfiguring a Lot Code
• Residential Uses Code
• Detached Housing Code
• Detached Driveways and Carparking Code
• Earthworks Code
• Erosion and Sediment Control Code
• Existing Services Code
• Transport, Roads and Drainage Code
• Waste Management Code.
4.8.2. Zone and precinct codes
Table 13 Zone and precinct codes
Zone and precinct codes Applicability/comments
Eastern Beaches Locality Code The site is within the Eastern Beaches area.
The Code is addressed in Appendix 6 by Urban Systems.
ROL, 2 David Low Way Page 17 August, 2017
Section 19
Table 13 Zone and precinct codes
Zone and precinct codes Applicability/comments
The proposed subdivision complies with the specific outcomes and
probable solutions (where applicable), specifically in:
• maintaining amenity and a vegetative buffer to David Low Way
• retaining the character and function of David Low Way
• proposing low density development
• maintaining flooding and drainage regimes
• complying with slope guidelines
• retaining environment and cultural heritage values
• retaining the pedestrian and bicycle pathway on David Low
Way.
Detached Housing Zone Code The site is within the Eastern Beaches area.
The Code is addressed in Appendix 6 by Urban Systems.
The proposed subdivision complies with the specific outcomes and
probable solutions (where applicable), specifically in:
• providing for consistent uses
• providing for built form outcomes through an ROL which will
comply with the code.
4.8.3. Overlay codes
Table 14 Overlay codes
Overlay codes Applicability/comments
Biodiversity Overlay The site is mapped as Riparian Buffer Area and Environment Protection
Area (map at Appendix 5).
The Overlay Code is addressed in Attachment 2 – Ecological and
Bushfire Assessment by Cardno.
The assessment indicates compliance with specific outcomes and
probable solutions, importantly that:
• The vegetation on the Site does not satisfy the criteria for
classification as either:
o an Environmental Protection Area; or
o an Environmental Enhancement Area; or
o a Riparian Buffer Area, apart from those parts of the Site
located within 50m of the bank of Burgess Creek.
• That part of the Site located within the Riparian Buffer Area to
Burgess Creek:
o will not be traversed by any new lot boundaries; and
o will be the subject of an Environmental Covenant protecting
native vegetation and fauna habitats.
• The Site does not contain any Koala Habitat Areas pursuant to
Schedule 7 Koala Habitat Areas, apart from a narrow (<5m) wide
band of habitat.
• Regrowth associated with David Low Way. The functional Koala
habitat values of this vegetation is negligible.
ROL, 2 David Low Way Page 18 August, 2017
Section 20
Table 14 Overlay codes
Overlay codes Applicability/comments
• The Site does not contain any Koala Bushland or Rehabilitation
habitat.
• Areas pursuant to the Conservation of Koala in SEQ State
Planning Policy or State Planning Regulatory Provisions.
• The proposed plan of development will not adversely affect open
space networks or ecological linkages in the Site locality.
• The proposed plan of development maintains vegetated buffers to
David Low Way that are at least 10m in width and Burgess Creek
that are at least 50m in width.
• The nature and scale of filling and excavation required to give
effect to the proposed development will not have a significant
impact on the vegetation or hydrology of external areas.
Natural Hazard Overlay The site is mapped (as shown in Appendix 5) as:
• a Low Potential Acid Sulphate Area
• a Landslide Hazard Area
• a Potential Impact Buffer for Bushfire.
The Overlay Code has been addressed as follows.
Acid Sulphate is addressed in Attachment 4 – Specific Engineering
Assessments by Cardno, which found that the elevation and sandy
composition is unlikely to contain acid sulphate components.
Landslide Hazard including a geotechnical assessment is also
addressed in Attachment 4 and concludes that the site is not erosion
prone or likely to be subject to landslide hazard and complies with
probable solutions.
The development site is not flood prone.
A bushfire assessment is included in Attachment 2 – Ecological and
Bushfire Assessment by Cardno and concludes that the level of risk
of harm that future residents and their properties would be exposed to is
relatively low and less than that to which many existing residents to the
west of David Low Way are exposed.
4.8.4. Development codes
Table 15 Development codes
Development codes Applicability/comments
Reconfiguring a Lot Code The Code is addressed in Appendix 6 by Urban Systems.
The proposed subdivision complies with the specific outcomes and
probable solutions (where applicable), specifically in that:
• Minimum lot area and minimum average width is consistent with
the relevant provisions of Table 14-68 and minimum house site
area is not less than that specified in Table 14-69 in that each lot
has a minimum area of 600m² and a minimum average width of 17
metres.
• Each lot has frontage via a parallel easement to David Low Way
and the reserve along Castaways Beach.
ROL, 2 David Low Way Page 19 August, 2017
Section 21
Table 15 Development codes
Development codes Applicability/comments
• The proposed subdivision does not adjoin any nominated
conservation reserve or land types and does not provide for
development on steep slopes.
• A diversity of lot shapes and sizes are provided.
• Each lot is within 20 degrees of the east-west access to facilitate
solar access.
• Each lot is capable of being fully serviced.
• The usable part of the site is not flood affected.
• The site does not contain power easements and is not within
proximity of a substation.
• Stormwater can be managed on-site and connected to Council
infrastructure.
• Filling and excavation will not be within proximity of Burgess Creek.
• The natural land form is retained as much as possible.
• Buffers of existing native vegetation around site boundaries and
environmentally sensitive areas are retained.
• Each building pad is not visually obtrusive. The parts of the site
with ecological value will be protected by covenants.
• A 50-metre buffer is provided to Burgess Creek.
• Access easements are provided in accordance with nominated
standards.
• Safe site access will be provided.
• The existing pedestrian/bicycle pathway is retained.
Civil Works and Engineering Civil works including drainage, earthworks, erosion and sediment
Codes control, waste management and services have been assessed in
Attachment 3 – Civil Engineering Assessment by Sheehey and
Partners against the following codes:
• Residential Uses Code
• Detached Housing Code
• Detached Driveways and Carparking Code
• Earthworks Code
• Erosion and Sediment Control Code
• Existing Services Code
• Transport, Roads and Drainage Code
• Waste Management Code.
The proposed ROL can comply with Council engineering requirements –
importantly:
• Cut and fill on the site will be no greater than 2m relative to natural
ground level, without benching.
• Reticulated water, sewer, electricity and communications are
available to the site.
• Driveways can be in accord with Council design and grade
requirements.
• Stormwater can be collected and connected to Council’s existing
infrastructure.
ROL, 2 David Low Way Page 20 August, 2017
Section 22
Table 15 Development codes
Development codes Applicability/comments
• No work is proposed in or near watercourses.
• Waste storage and collection can comply with Council’s
requirements.
Driveways and Parking Code Access from David Low Way and the Driveways and Parking Code is
(access and traffic) specifically addressed in Attachment 5 – Traffic Engineering Report
by TTM Pty Ltd and concludes that:
• The design (including sight distance provision) and location of the
proposed relocated driveway from David Low Way is in accordance
with AS2890.1.
• The existing driveway will become redundant and will be closed,
leaving just a single driveway.
• Civil drawings indicate a maximum driveway grade of 1 in 5, which
complies with Council standards
• The proposed access arrangements provide improved sight
distance, consistent with the requirements of AS2890.1, as required
by the Driveways and Car Parking Code.
• The proposed minor widening of David Low Way across part of the
sight frontage provides for passing opportunities consistent with a
basic right and left turn treatments (BAR and BAL) whilst maintaining
the on-road cycle lanes.
ROL, 2 David Low Way Page 21 August, 2017
Section 23
5. CONCLUSION The proposed Development Permit for a Reconfiguration – 1 lot into 6 lots at 2 David Low Way, Castaways Beach (Lot 71 MCH 2854), represents an outcome which is consistent with the state, regional and local planning policy and provisions. The proposal more effectively utilises well located and well serviced urban land within the designated town boundary of Castaways Beach. The proposed development sits within land zoned for residential purposes and is generally consistent with the outcomes of the relevant codes under the Noosa Shire Planning Scheme 2006. The proposed ROL preserves vegetation along David Low Way and within 50m of Burgess Creek by covenant and the proposed development pad is not under threat from coastal erosion or hazard. The ROL will not have a significant impact on any matters of local, state or national environmental significance. Therefore, the application is recommended for approval by Council and relevant state authorities subject to reasonable and relevant conditions. ROL, 2 David Low Way Page 22 August, 2017
Section 24
APPENDIX 1 – TITLE MAP ROL, 2 David Low Way Page 23 August, 2017 [OCR of page images] APPENDIX 1 - TITLE MAP ROL, 2 David Low Way Page 23 August, 2017
Section 25
51
153°06'12".472 04 06 08
153°06'30"
10
153°06'37".569
6
N21840
8198m²
74
86
87 N
N 88 89
883 N 90 91 21849 24 2
579 21850 N N
MCH 21850 N N 72 N21838 14 N21840
26°25'22".116
841626
N21870 21850 21850
21849 21849
92 93
94 N21838 23 N21838 1
159 26°25'22".116
Y R ISE
N N
RY C
RE S
ORIENT N 71 N21838 15 N21838 CP839188
V I CT O
115 114 DRIV 21849 70 N21838
21849
21849
22 N21838 ROAD
580 113
E 16 95
B
ER
N N 112 N21838
884 N N 111 110 N21838 21 N21838 N21838
VE
TH
886 885 2185021850 N 109 17
NE
MCH 21870 21850 N N N21838 96
MCH MCH 21850 N 20 N21838
I
841626 21849 21849 108 N21838
841626 841626 21849 N21838 18
DR
N 107 19
N21838 97
21849 N N21838
N T99 SP
106 98 N21838
21838
74 N 105
O R IE100 74
Y
10 21838 N 104
103 101
152283
SP
WA
21838 N N
N N 152283
21838 102 21838 RE
MCH842019 21838
N21838
21838
OW
D L
VI
DA
SL
26°25'30" 26°25'30"
92.8ha
130
CP846482
72 RE 72
9.42ha 1882m²
226
CP
227
CP
228
229 263
71
CP 230
897235897235
897235
CP
897235
CP
231
CP
241
CP
CP897237
MCH2854
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FH
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217 239CP CP
216 215 232 6796m²
RER C O U R T
CP CP 897236897236 246
CARIBB
CP CP CP897235 243 N
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F E 897236 CP
204 897235D897235 233 238 CP CP 247
9677m²
CP897235 CP897235
CP CP897235 CP897234 CP 897236
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205 214 244 245
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CP888722
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CP
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CP882292 K CP 174 897237
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882292 196
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CP CP C 882292
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CP852092
153°06'12".472 153°06'30" 153°06'37".569
51
04 00m E 06 08 51
10
0 100 200 300 400 500
STANDARD MAP NUMBER
9545-33123 HORIZONTAL DATUM:GDA94 ZONE:56 SCALE 1 : 5000
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
Digital Cadastral Data Base
PRINTED (dd/mm/yyyy) 20/07/2017
DCDB
Lot/Plan 71/MCH2854
Area/Volume 9677m²
153°06'25".021 DCDB 19/07/2017
26°25'35".455 Tenure FREEHOLD
CASTAWAYS BEACH Local Government NOOSA SHIRE
0.85 KM Users of the information recorded in this document (the Information) accept all responsibility and
Locality CASTAWAYS BEACH
risk associated with the use of the Information and should seek independent professional advice in
Segment/Parcel 30858/8 relation to dealings with property.
Despite Department of Natural Resources and Mines(DNRM)'s best efforts, DNRM 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 limited to that arising from negligence) in
connection with any use of or reliance on the Information (c) The State of Queensland,
GDA For further information on SmartMap products visit http://nrw.qld.gov.au/property/mapping/blinmap
(Department of Natural
Resources and Mines) 2017.
Section 26
APPENDIX 2 – SUBDIVISION PROPOSAL (PDF) ROL, 2 David Low Way Page 24 August, 2017 [OCR of page images] APPENDIX 2 - SUBDIVISION PROPOSAL (PDF) ROL, 2 David Low Way Page 24 August, 2017
Section 27
!
DRAWN
06/06/17
13/06/17
21/07/17
29/06/17
Lots
F
E
B
A
SURVEYOR
D
C
Park
Road
LJS
LGM
Identifier
Covenant
Area range
Area average
DATE
involving the land.
CHECKED LGM
712
Benefit
5/08/2017
711,713
711-715
711-714,716
711,712,714
711-713,715
REVISIONS
Amend Covenant P and Covenant areas
Add 3.0m Sewer Easement
13.
72
Widen access driveway to 6m
19.
47
Emt E & F as per updated HRV turnaround
15.
0
22
1 4 . 00
.0
0
16.
28
2
.0
19
. 00
18
. 00
17
16
Contour Interval - 1m, 5m major
18.
54
PP/41289
15.
46
TBM/STPKT
6
Nil
Nil
PP/208615
Section 28
17.
AHD
59
. 00
(RL 8.587m)
21
Statistics Table
PP/1
16.
46
16. 16.
31 16
11.
13.
52
18. 24
16
15.
89
14.
. 00
63
18.
70
. 00
22
3643 m 2
1612 m 2
11.
96
12
17.
20. 19
55
16.
DERIVED FROM PSM 18395
64 11.
66
20.
44
SIGN/
Amend Bldg Env Lot 711-713 & 716, realign Emt A-C with driveway, The text continues on section 29.