2017-08-08 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                        08 AUGUST 2017



                    We request a 'one off' consideration by Council to reduce fees or infrastructure
                    charges as there is a discrepancy between the estimated cost of the frontage works
                    and the value of the land.

                    The estimated market value of the land, based on comparative prices in the area,
                    would be $240,000 being $466 a square metre, so 40.234m2 of land would be
                    $18,750. At the beginning of the project, our engineer's estimated cost of kerb &
                    channel and stormwater pipe in lieu of the open drain in the laneway was
                    approximately $8000.

                    This proposal was not known at the beginning of the application process or discussed
                    at the pre-lodgement meeting. There is a cost to us to extend the decision period by
                    another month while it is presented to August Council meeting. Subsequent new
                    applicants for this immediate location will have the benefit of knowing at the time of
                    making application that this will be a Council requirement.
                    The applicants request for a ‘one off’ consideration is not supported as the dedication
                    is required in lieu of the applicant undertaking public works within Olivine Lane. The
                    dedication and future dedications resulting from the development of properties
                    abutting the lane will allow for Council to undertake a co-ordinated upgrade of Olivine
                    Lane which will be to a higher standard than what would be required should a Public
                    Works condition be imposed. The dedication is required to ensure that the laneway
                    continues to function satisfactorily as properties adjacent the laneway be developed
                    for duplex dwellings. Furthermore whilst the dedication results in a reduction to the
                    site area the dedication does not impact the proposed layout.
  Cooroy & Lake     O8 Setbacks – The Noosa Plan details a minimum 6.0metre rear boundary setback
  Macdonald         for duplex dwellings. As the site has two road frontages there is no defined rear
  Locality Code     boundary for the entire site. However, as the applicant is proposing to subdivide the
                    site and create two Standard Format Lots a rear boundary setback could be applied.
                    The reduced setback to Olivine Lane is for an existing garage.
                    The reduced setback between the units is considered appropriate as there is
                    sufficient open space on site for each unit and the sloping topography and single
                    storied design reduces the impact of the new unit on the existing dwelling.
  Cooroy & Lake     O16 Roof Form – The Locality Code details that buildings are to have a 12 degree
  Macdonald         roof pitch with 600m eaves. The proposal indicates a maximum 6 degree roof pitch
  Locality Code     with 450m eaves.
                    It is noted that roof pitches within the area are predominantly compliant with this
                    requirement. As there is no overriding reason for a roof of a lesser pitch a condition
                    to the permit will require compliance with this outcome.
  Cooroy & Lake     O37 Length of wall – The proposed new dwelling unit to the rear of the site slightly
  Macdonald         exceeds scheme requirements in relation to maximum length of wall requirements of
  Locality Code     15m with a length of 15.8m. This slight increase is considered acceptable based on
                    the single storied presentation of the building and windows that break up the rear
                    facade.


Reconfiguring a Lot Code
The creation of individual titles for unit development normally occurs when the units have been
completed which provides assurance that the development is occurring generally in accordance
with relevant planning approvals. The applicant however seeks approval to subdivide the site and
create the title for 2 standard format lots prior to the construction of the actual unit development.
This subdivision will result in two separately titled lots of 494m2 and 514m2 that are below the
minimum lot size of 800m2 for the Semi-Attached Housing zone and could be disposed of
separately.
The applicant has included legal correspondence which states that their solicitors believe that
conditions imposed on the development approval would ensure that any future purchaser would
be required to develop the site in accordance with any relevant Development Approval.


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