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Planning Report
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PLANNING REPORT FOR RECONFIGURING A LOT AT 2 David Low Way, Castaways Beach FOR Kenlynn Pty Ltd [OCR of page images] - Creve CISION NANA URBANCONSULTANTS MNT CCR ae) el, RECONFIGURING A LOT AT 2 David Low Way, Castaways Beach FOR Kenlynn Pty Ltd ——— PLANNERS URBAN DESIGNERS SURVEYORS DEDOEE ENGINEERS LANDSCAPE ARCHITECTS
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Page 2
PLANNING REPORT FOR
RECONFIGURING A LOT
AT
2 David Low Way, Castaways Beach
FOR
Kenlynn Pty Ltd
M2683 –Revision A
June 2016
JFP Urban Consultants Pty Ltd
Prepared by: Leanne Simpson
Approved by: Graeme Bews
BRISBANE SUNSHINE COAST CENTRAL QUEENSLAND
JFP House 237-239 Bradman Avenue, Maroochydore 59 Goondoon Street, Gladstone
76 Ernest Street, South Brisbane PO Box 6 Maroochydore Qld 4558 PO Box 172, Gladstone Qld 4680
PO Box 3634, South Brisbane Qld 4101 P 07 5443 2500 F 07 5443 4759 P 07 4972 2100 F 07 4972 5444
P 07 3844 7161 F 3846 1959
JFP URBAN CONSULTANTS PTY LTD ABN 79 050 414 045 MEMBERSHIPS. UDIA. PCA. PIA. UDAL. SSSI. RPECQ. AILA. WEBSITE. WWW.JFP.COM.AU
Page 3
TABLE OF CONTENTS
1.0 EXECUTIVE SUMMARY .............................................................................................................................................. 4
1.1 SITE DETAILS ................................................................................................................................................................. 4
1.2 APPLICATION DETAILS .................................................................................................................................................. 4
1.3 REFERRAL AGENCIES .................................................................................................................................................... 4
2.0 SITE HISTORY ............................................................................................................................................................ 5
3.0 THE DEVELOPMENT PROPOSAL ................................................................................................................................. 5
4.0 SITE IN CONTEXT ....................................................................................................................................................... 6
4.1 LAND USE AND ZONING ............................................................................................................................................... 6
4.1.1 Development Site ................................................................................................................................................ 6
4.1.2 Surrounding Locality ............................................................................................................................................ 6
4.2 SITE AND ENVIRONMENT DESCRIPTION ...................................................................................................................... 7
4.2.1 Topography and Drainage Patterns ..................................................................................................................... 7
4.2.2 Vegetation ........................................................................................................................................................... 7
4.2.3 Waterways, Wetlands, Flooding and Acid Sulfate Soils ...................................................................................... 8
4.2.4 Site Contamination .............................................................................................................................................. 8
4.2.5 Heritage ............................................................................................................................................................... 8
4.3 ACCESS AND MOBILITY ................................................................................................................................................. 8
4.3.1 Vehicular Access .................................................................................................................................................. 8
4.3.2 Pedestrian, Cycle and Public Transport ............................................................................................................... 8
4.4 INFRASTRUCTURE ......................................................................................................................................................... 8
4.4.1 Services ................................................................................................................................................................ 8
4.4.2 Community Facilities ........................................................................................................................................... 8
5.0 STATUTORY PROVISIONS AND COMPLIANCE ............................................................................................................ 9
5.1 STATE INTERESTS .......................................................................................................................................................... 9
5.1.1 State Planning Policy ........................................................................................................................................... 9
5.1.2 Regional Plan ..................................................................................................................................................... 10
5.1.3 Referral Agencies ............................................................................................................................................... 10
5.2 COUNCIL INTERESTS ................................................................................................................................................... 10
5.2.1 Eastern Beaches Locality Plan ........................................................................................................................... 10
5.2.2 Overlays ............................................................................................................................................................. 10
5.2.3 Planning Scheme Codes ..................................................................................................................................... 11
6.0 CONCLUSION........................................................................................................................................................... 13
APPENDICES
APPENDIX A - CODE COMPLIANCE TABLES
APPENDIX B - RECONFIGURATION PLAN
APPENDIX C - DRAINAGE LAYOUT PLAN
PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 3
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1.0 EXECUTIVE SUMMARY
JFP Urban Consultants have been engaged by Kenlynn Pty Ltd to prepare an application for Reconfiguring a Lot (1
Lot into 2 Lots and Access Easement) in respect of land at 2 David Low Way, Castaways Beach and described as
Lot 71 on MCH2854.
This Planning Report provides details of the development proposal and how the proposal complies with Council’s
planning scheme and other relevant provisions.
1.1 SITE DETAILS
Particulars of the site are described in the following table:
Real Property Description Lot 71 on MCH2854
Site Area 9,677m2
Street Address 2 David Low Way, Castaways Beach QLD 4567
Registered Owner Kenlynn Pty Ltd
Local Government Noosa Council
SEQ Regional Plan Classification Urban Footprint
Strategic Plan Classification Area of Ecological Significance
Locality/Zone Eastern Beaches Locality / Detached Housing Zone
Planning Scheme Overlays Environmental Protection Area, Riparian Buffer Area, Coastal
Protection Area, Landslide Hazard Area, Medium Bushfire
Hazard Area (part), Low Potential Acid Sulfate Soils Area
(part)
State Interest Overlays Category B – Remnant vegetation (Least concern), Coastal
Management District, Erosion Prone Area, Unexploded
Ordnance (UXO)
1.2 APPLICATION DETAILS
The application is for Reconfiguring a Lot (1 Lot into 2 Lots and Access Easement) under the Noosa Plan. In
accordance with the Assessment Table for the Eastern Beaches Locality (Table 7.10) the application requires code
assessment.
1.3 REFERRAL AGENCIES
The application requires referral to SARA due to the site’s location within the Coastal Management District and
also contains substantial risk of unexploded ordnance.
PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 4
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2.0 SITE HISTORY The site contains an existing approval for a duplex (Ref: TPC2566-1993) and is currently occupied by two residential dwellings, with shared access off David Low Way. In February 2014, a prelodgement meeting was held with Council to discuss a proposal for a 3 lot subdivision (ref: PLM14/0002). Whilst Council saw some merit in the proposal, the prelodgement advice raised key issues around vegetation clearing, visual amenity, vehicle access, services, geotechnical constraints and coastal protection. A further prelodgement meeting was held in December 2015 for an alternative development proposal comprising 4 lots (PLM15/0034). The advice provided by Council was that a subdivision of 2 lots would be supported, based on the existing duplex approval, however any proposal beyond two lots would be unlikely to be approved due to the impacts on vegetation and coastal processes, vehicular access and the need to provide reticulated sewerage infrastructure. The client also approached SARA for prelodgement advice in April 2016 based on a proposal for 4 lots. SARA provided advice stating that the applicant is required to address Module 10.1 of the SDAP provisions (Ref: SPL- 0116-027549). Specifically, SARA advised that a development free buffer zone is required for all land seaward of the existing dwellings/ building envelopes and that this buffer zone may require either dedication to the State or protection under a covenant to ensure ongoing maintenance of coastal processes. In addition, SARA indicated support for the proposed vegetation covenant adjacent to David Low Way. The current proposal has been amended to address both Council and the State’s concerns, particularly in relation to vegetation clearing and coastal protection matters. 3.0 THE DEVELOPMENT PROPOSAL The proposal comprises subdivision of the existing land into two lots (refer to Reconfiguration Plan at Appendix B). Proposed Lot 1 has an area of 5,737m2 and proposed Lot 2 has an area of 3,940m2. Vehicular access is proposed in the location of the existing site access on the David Low Way frontage. An access easement is proposed over Lot 1 in favour of Lot 2. Building envelopes are proposed within each lot and are generally sited in accordance with the existing dwellings, although it is noted that these dwellings are likely to be demolished and new dwellings constructed in the future. Minimal vegetation clearing is required to establish these building envelopes. A large portion of the site adjoining David Low Way and extending to parts of the eastern boundary is intended to form part of a vegetation covenant to ensure long term protection of significant vegetation on the site. Each lot will be serviced by an on-site sewerage disposal system. Site drainage will be generally as per the enclosed Drainage Layout Plan at Appendix C and will include the use of soakwell pits based on a developable area of 1,470m2. In essence the proposal is seeking only to separate the tenure of the existing two dwellings on the site and, as such, will not have any significant impacts on the existing environmental values of the site or the immediate locality. PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 5
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4.0 SITE IN CONTEXT
4.1 LAND USE AND ZONING
4.1.1 Development Site
The site falls within the Noosa Heads Locality - Detached Housing Zone. Figure 1 provides an extract of the
applicable zoning map from the Noosa Plan.
Figure 1: Eastern Beaches Zone Map ZM4 (extract) Source: Noosa Council
4.1.2 Surrounding Locality
The site is adjoined to the north, east and south by land within the Open Space Conservation Zone, being the
Castaways Beach foreshore reserve. To the west is David Low Way, followed by existing low density residential
housing off Driftwood Drive, surrounded by national park.
Figure 2 provides an aerial photo of the site and surrounding land uses.
PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 6
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Figure 2: Aerial Photo Source: Qld Globe 4.2 SITE AND ENVIRONMENT DESCRIPTION The particular attributes of the site are discussed in further detail below: 4.2.1 Topography and Drainage Patterns The site is undulating, with an elevation ranging between 4 – 24m AHD. A steep embankment exists at the northern end of the site, with the existing dwellings generally located on the highest parts of site having an elevation of around 17-20m. 4.2.2 Vegetation The site contains significant vegetation, which is mapped as Category B Remnant vegetation (Least concern) under the Vegetation Management Act 1999. This vegetation mapping continues over the adjoining coastal foreshore vegetation to the east and national park to the west. Council’s overlay mapping indicates the entire site as Environmental Protection Area and Riparian Buffer Area. PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 7
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4.2.3 Waterways, Wetlands, Flooding and Acid Sulfate Soils According to Council’s overlay mapping, the site does not contain any waterways or wetlands and is not subject to flooding. The northern extremity of the site has an elevation below 5m AHD and is mapped as containing Low Potential Acid Sulfate Area. It is not proposed to disturb this part of the site. 4.2.4 Site Contamination The site is listed as containing substantial risk of Unexploded Ordnance (UXO). Referral to SARA is required to ensure appropriate conditions are imposed in relation to managing risk of UXO. 4.2.5 Heritage The site does not contain any buildings, structures or landscape features of heritage significance. 4.3 ACCESS AND MOBILITY 4.3.1 Vehicular Access Direct vehicular access to the site is currently available off David Low Way. It is proposed to retain the existing access arrangements, with minor upgrading of the access to accommodate a formalised easement over Lot 1 in favour of Lot 2. 4.3.2 Pedestrian, Cycle and Public Transport There is no pedestrian infrastructure existing in the vicinity of the site. A marked bicycle lane exists along David Low Way and public transport is also available along this route, providing a regular service between Noosa and Maroochydore (Route 620). 4.4 INFRASTRUCTURE 4.4.1 Services The site is serviced by reticulated water, sealed road, electricity and telecommunications. On-site sewerage is currently operating, and will continue as the preferred method of sewerage disposal for the proposed lots. 4.4.2 Community Facilities The site is accessible to existing community facilities in Noosa Heads, Peregian Beach and Coolum. PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 8
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5.0 STATUTORY PROVISIONS AND COMPLIANCE
5.1 STATE INTERESTS
5.1.1 State Planning Policy
The potential applicability of the relevant sections of the Queensland State Planning Policy are considered below:-
Policy Principle Comment
Mining and Extractive Resources Not Applicable - The site is not located in proximity to any mining or
extractive resource activities.
Biodiversity Applicable – The site is mapped as Category B – Remnant vegetation that is
a Least concern regional ecosystem. Any vegetation clearing in this area will
be minor so as to accommodate the proposed building envelopes and any
required clearances for bushfire protection. Vegetation covenants are
proposed for a large portion of the site to ensure ongoing protection of
existing ecological and coastal values.
Coastal Environment Applicable – The site is within Coastal Management District. The proposal
ensures that building envelopes for future dwellings are located to generally
align with the existing dwellings on the site. If the existing dwellings were to
be demolished, any future dwellings would not result in new or additional
impacts on coastal processes.
The proposal does not impact on public access to the foreshore nor have
any visual or scenic amenity impacts on the natural coastal landscape as
each lot is capable of only accommodating a single dwelling.
Water Quality Not Applicable – The proposal does not involve six or more lots.
Natural Hazards Applicable – Parts of the site are mapped as bushfire hazard area and
landslide hazard area. The proposal has been designed so as to mitigate the
risk of these natural hazards by locating building envelopes generally in
existing cleared areas. The proposal does not seek to increase the
residential density on the site.
Emissions and Hazardous Activities Not Applicable – The site is not located in proximity to any existing or future
hazardous activities, and the proposal is for establishment of a residential
use only.
State Transport Infrastructure Not Applicable – The site is not located within 400m of public passenger
transport facility.
Strategic Airports and Aviation Facilities Not Applicable – The site is not located within proximity to an airport or
aviation facility.
PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 9
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5.1.2 Regional Plan
The site falls within the Urban Footprint under the SEQ Regional Plan 2009-2031. The proposed development is
consistent with the intent of the Urban Footprint and does not require any further assessment in this regard.
5.1.3 Referral Agencies
The application requires referral to SARA in relation to coastal protection matters and unexploded ordnance.
Referral will occur following receipt of Council’s acknowledgement notice.
5.2 COUNCIL INTERESTS
5.2.1 Eastern Beaches Locality Plan
The site falls within the Eastern Beaches Locality. The proposed subdivision has been designed to meet the
relevant Overall Outcomes for the Eastern Beaches Locality in that:
the proposal is compatible in scale with the existing use of the property for two detached dwellings;
the proposal avoids significant adverse impacts on the visual amenity of the locality by protecting
vegetation along the David Low Way frontage and eastern boundary; and
the proposal avoids significant adverse impacts on the natural environment and ensures protection of
coastal processes by locating building envelopes to align with the existing dwellings resulting in minimal
vegetation clearing and site works.
A detailed assessment against the Specific Outcomes and Probable Solutions for the Eastern Beaches Locality
Code is provided at Appendix A.
5.2.2 Planning Scheme Overlays
The site is affected by the following overlays under the Noosa Plan:
Environmental Protection Area and Riparian Buffer Area;
Coastal Protection Area;
Landslide Hazard Area ;
Medium Bushfire Hazard Area – part site only;
Low Potential Acid Sulfate Area – part site only;
Given the proposal is merely seeking to separate the title for the two existing dwellings, and incorporate new
building envelopes for any future dwellings in the equivalent locations, it is not considered necessary to provide a
detailed assessment against the Specific Outcomes and Probable Solutions of each overlay code in this instance.
Furthermore, it is not considered necessary to provide specialist ecological, geotechnical or bushfire hazard
assessment reports.
Section 5.2.3 below provides a general assessment against the relevant Overall Outcomes for each of the
applicable codes.
PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 10
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5.2.3 Planning Scheme Codes
The following planning scheme codes are applicable to the proposed development:
Eastern Beaches Locality Code
Reconfiguring a Lot Code
Landscaping Code
Engineering Works Codes
Biodiversity Overlay Code
Natural Hazards Overlay Code
Natural Resources Overlay Code
An assessment against the relevant Specific Outcomes and Probable Solutions of the Eastern Beaches Locality
Code and the Reconfiguring a Lot Code is provided at Appendix A. The Overall Outcomes of the applicable codes
are addressed below:
RECONFIGURING A LOT CODE
The proposal meets the relevant Overall Outcomes of the Reconfiguring a Lot Code in that:
the proposed lot sizes and dimensions are appropriate for their intended use;
the proposed lots have safe and appropriate access via a shared access easement to David Low Way;
the proposal does not impact on environmentally sensitive areas;
the proposal does not create any increased risk of natural hazards ie. bushfire or landslide given the
existing density is being maintained at only two dwellings;
the proposed lots are able to be adequately serviced with infrastructure, including electricity and
telecommunications, reticulated water and on-site sewer; and
the proposed lots and building envelopes will facilitate an energy efficient building design for future
dwellings.
LANDSCAPING CODE
The proposal meets the relevant Overall Outcomes of the Landscaping Code in that:
the proposal retains the natural landscape character of the site and locality;
the proposal retains existing vegetation and other natural features of the site, other than minor clearing
for upgrading of site access;
the proposal ensures the protection of any native wildlife habitat, ecological and biodiversity values of
the site;
the proposal facilitates efficient stormwater management;
the proposal ensures privacy between dwellings through adequate separation of buildings and retention
of existing vegetation;
the proposal does not seek to remove vegetation that is required to ensure land stability.
ENGINEERING WORKS CODES
PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 11
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The applicable engineering works codes are listed as follows:
Driveways and Carparking Code
Earthworks Code
Erosion and Sediment Control Code
Transport, Roads and Drainage Code
Waste Management Code
Water Sensitive Design Code
Water Supply and Sewerage Reticulation Code
The proposal meets the relevant Overall Outcomes of the above listed codes in that:
the proposal provides for safe and reasonable access from the public road;
the proposal will not compromise the capacity and safety of the public road network nor increase the
scale of impacts on the road network;
the proposal involves minimal disturbance of land;
the proposed works to formalise the driveway construction and underground services will not result in
any significant environmental harm with respect to land stability, contamination, or flooding and
drainage;
future dwellings will be adequately buffered from road traffic noise along David Low Way due to
separation distance and/or building design measures;
the proposal demonstrates adequate drainage infrastructure can be provided to service future dwellings
without resulting in any adverse impacts on environmental values of the site;
the proposal includes sufficient and convenient area for on-site refuse storage and collection from David
Low Way;
the proposal includes adequate area for on-site sewer disposal systems to service each individual
dwelling; and
the site has ready access to other essential urban infrastructure including sealed roads, reticulated water,
electricity and telecommunications services.
BIODIVERSITY OVERLAY CODE
The proposal meets the overall outcomes of the Biodiversity Overlay Code in that:
the proposal seeks to retain existing vegetation along the David Low Way frontage and extending to the
eastern boundary, including establishing a vegetation covenant over these areas to ensure long term
viability;
the proposal minimises site works and retains existing natural landforms so as to minimise impacts on
scenic amenity and ecological values of the site.
NATURAL HAZARDS OVERLAY CODE
The proposal meets the overall outcomes of the Natural Hazards Overlay Code in that:
the proposal does not seek to increase the density on the site, thereby not exposing more persons to
unreasonable risk or hazard from bushfire or landslide;
PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 12
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the proposed building envelopes are located within existing cleared areas in the elevated parts of the site
to ensure no impacts from acid sulfate soils or other natural hazards present on the site.
NATURAL RESOURCES OVERLAY CODE
The proposal meets the overall outcomes of the Natural Resources Overlay Code in relation to coastal protection
areas in that:
the proposed subdivision will not impacts on natural coastal processes;
the proposed building envelopes will not impact on the visual amenity of the locality.
6.0 CONCLUSION
The proposal for Reconfiguring a Lot (1 Lot into 2 Lots and Access Easement) over land at 2 David Low Way,
Castaways Beach has been assessed against the relevant provisions of the Noosa Plan and is found to be generally
compliant.
In summary, the proposal provides for:
development of a minor scale comprising two large house lots with building envelopes reflective of the
existing dwelling locations;
shared driveway access off David Low Way via an access easement;
minimal vegetation clearing, thereby ensuring existing visual and environmental values of the site are
maintained;
long term protection of existing vegetation under a vegetation covenant;
appropriate access to infrastructure including sealed road, reticulated water supply, electricity and
telecommunications, and on-site sewer disposal.
In light of the above, we now recommend the proposal to Council for approval, subject to reasonable and
relevant conditions.
PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 13
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APPENDICES PLANNING REPORT FOR RECONFIGURING A LOT – Revision A 2 David Low Way, Castaways Beach Page 14