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Planning Report 3032 · REC13/0148
WOT Ca warterson associates | CONSULTING SURVEYORS & PLANNERS REPORT TO ACCOMPANY DEVELOPMENT APPLICATION FOR DEVELOPMENT PERMIT FOR RECONFIGURATION OF LOT ADDRESS: PROPERTY: APPLICANT: PLAN OF DEVELOPMENT: LOT 135 ON PEARSONS ROAD AND PART OF 55 LAKE MACDONALD DRIVE, COOROY LOT 135 ON MCH978 & PROPOSED LOT 32 ON THE RECONFIGURATION OF LOT 136 ON MCH978 VALKEV PTY LTD A.C.N 160 921 059 10-3032AQ DATE: 20" NOVEMBER 2013 PRINCIPAL 12 Maple Street (PO Box 639) Cooroy Q 4563 Max L. Watterson PH 07 5442 6121 Cadastral Surveyor (Qlid) FAX 07 5442 5125 B.Surv(UNSW). M.S.S.S.1 EMAIL [email protected] ABN 59 847 644 252
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1. PROPERTY
Real Property Description: Lot 135 & Proposed Lot 32 on the
Reconfiguration of Lot 136 on MCH978.
Area: 2.57ha
Locality: Cooroy & Lake MacDonald
Zoning: Community Services and Detached Housing
S.E. Queensland Regional Plan: Urban Footprint
Overlays: Biodiversity Riparian Buffer Area
Natural Hazards Flood Hazard Area
2. SITE DESCRIPTION
Lot 135 on MCH978 is located to the south-east of the junction of Pearsons Road
and Elm Street and contains a total area of 2.02ha. The land contains flat
topography, is covered by vegetation and contains no structures.
Lot 135 is a rehabilitated quarry site and is zoned for Community Services.
The site is accessed from Pearsons Road that enters the subject property at the
north-western boundary. It has a frontage of 92m onto Elm Street which is a major
road in the local traffic network. The south-eastern corner of Lot 135 adjoins Blue
Wren Place which is a newly constructed sealed bitumen road.
Proposed Lot 32 on the reconfiguration of Lot 136 on MCH978 is located to the east
of Lot 135 on MCH978 and contains an area of 1551m2. Proposed Lot 32 is shown
on the Plan of the Proposed Reconfiguration of Lots 136 & 137 and Lot 2 on
RP173883 (Ref:10-3032AP1) which is included in Appendix A Proposed Lot 32 is
based upon a Development Application for a subdivision (REC13/0146). It is located
to the north of Blue Wren Place and is zoned as Detached Housing. It contains a
gentle slope to the east, does not contain any structures and is covered by several
established trees.
Water, sewerage, stormwater, electricity and telephone services are available to the
property.
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Source: Modified from SCRC MyMaps
3. BACKGROUND
Lot 135 on MCH978 is under the ownership of the Queensland Government and was
previously used by the Department of Transport & Main Roads as a gravel reserve.
The gravel reserve then discontinued use and was rehabilitated where the quarry
was filled with material and the site was vegetated.
On the 14th of June 2013, approval was given for the subdivision of Lot 136 on
MCH978 into 4 Lots that front onto Lake Macdonald Drive and a Balance Lot (Ref:
REC13/0015).
On the 19th of November 2013, Lot 135 was the subject of a Development
Application for Preliminary Approval for a material change of use for the purposes of
detached housing.
On the 20th of November 2013 an application was lodged over Lots 136 & 137 on
MCH978 and Lot 2 on RP173883 for a subdivision to create 17 new lots and a
balance lot (REC13/0146). It is from this Application that Proposed Lot 32 on the
Reconfiguration of Lot 136 is derived.
4. ADJOINING LAND USES
The adjoining properties are generally used for residential purposes. Several
properties to the north contain Detached Housing and there is a property to the south
that contains medium density development. Several other properties in the area are
zoned as Community Services for the purposes of transport and schools. The North
Coast Railway line is located on the other side of Elm Street.
5. PROPOSAL
The applicant also seeks to apply for a Development Permit to Subdivide the subject
property to create 24 lots. The proposed Lot layout is shown on the Plan of Proposed
Reconfiguration (Ref: 10-3032AQ) attached as Appendix B.
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The proposed Lots vary in size from 658m2 to 913m2. The majority of the Proposed
Lots are to be located completely within Lot 135 on MCH978. Proposed Lots 32-34
are to be situated over the Common Boundary of Lots 135 on MCH978 and
Proposed Lot 32 on the Reconfiguration of Lot 136 on MCH978.
It is proposed that Blue Wren Place will be further extended into a cul-de-sac to
provide access to Proposed Lots 32-42, Lot 45 and Lots 48-55. Proposed Lots 43,
44, 46 & 47 will front onto and be accessible from Elm Street. A pedestrian pathway
will provide a linkage from the head of the cul-de-sac onto Elm Street.
6. THE NOOSA PLAN
6.1 SPECIFIC OUTCOMES FOR THE COOROY & LAKE MACDONALD
LOCALITY CODE
Specific Outcomes Proposed solutions
Amenity The proposed residential use is not expected
O1 Uses are located, designed and operated to generate excessive impacts on the light, air
to avoid significant adverse changes to the light, quality and noise of adjoining properties. The
air quality, noise, accessibility or other proposal provides for appropriately sized lots
conditions enjoyed by users of associated, to each contain a single Detached House.
adjoining or nearby uses. Appropriate setbacks between dwellings will
ensure that these dwellings are to be
constructed in a way that minimises the
impact on any nearby properties.
Scenic amenity The proposal does not impact upon the local
O2 Important scenic vistas including those to scenic vistas as the site is not elevated and
and from Mt Cooroy, Mt Tinbeerwah and Black no tall structures are proposed.
Mountain are protected and uninterrupted to
maintain aesthetic and cultural values of the
natural landscape.
Major road network The function, visual amenity and character of
O3 The function of, and visual amenity and the major road network are protected by the
character surrounding the, major road network, proposal. The proposal will generate extra
including Diamond St, Cooroy–Noosa Road, traffic that is considered to be within the
Belli Creek Road and Lake Macdonald Drive is carrying capacity of the Major Road Network.
protected and enhanced. Elm Street is a Major Road and the function is
protected by allowing for the majority of the
lots to be accessed from the proposed new
road of Blue Wren Place. Any dwellings that
have direct access onto Elm Street are
designed to provide proper sightlines.
Laneways The proposed development includes a
O3 Uses do not diminish the ability of pedestrian laneway that extends from the cul-
laneways to— de-sac and connects to Elm Street. The
a) relieve traffic on streets; laneway is designed to increase the
b) provide convenient and safe rear access to permeability of pedestrian traffic throughout
premises; and the site.
c) add to the heritage character of Cooroy;
AND
O4 Access for new uses is only taken off a
laneway where upgrading works are carried out
to the laneway to enable the laneway to
accommodate the anticipated levels of traffic.
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Built form
Density
O5 The density of development within the site The total area of the site is 4.43ha and 24
area— new Lots are Proposed over the subject site.
a) is compatible with surrounding It is expected that each of the proposed lots
development; and contains between 658m2 – 913m2 of area
b) does not exceed— which is a suitable level to cater for detached
i. For the Semi-attached Housing housing.
Zone–1 dwelling unit per 400m2 of
site area with a maximum population The density of the development is similar to
density of 100 persons per hectare; that of the surrounding area and for a typical
ii. For the Attached Housing Zone– Detached Housing zone where 600m2 is the
maximum population density of 100 minimum size for an allotment in the Cooroy
persons per hectare; and and Lake MacDonald locality and 800m2 is
iii. For the Business Centre Zone– the minimum area for battleaxe lots.
A. for sites less than
2
1000m –1 dwelling unit per The proposal allows for all significant natural
non-residential use; or features and landforms to be maintained in
B. for sites of 1000m2 or present form.
more—maximum population
density of 160 persons per No buildings are included as part of this
hectare; and proposal but will be addressed as necessary
c) has a low site impact to enhance the in a future application.
opportunity to maintain natural site
characteristics such as native vegetation
and natural landforms.
Height This proposal does not include any existing or
O6 Buildings and other structures— proposed buildings on the subject property.
a) are low rise and present a building height
consistent with structures on adjoining and
surrounding premises;
b) have a maximum building height of 2
storeys;
c) do not visually dominate the street,
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding land
uses;
e) respect the scale of existing vegetation;
and
f) respond to the topography of the site by
avoiding extensive excavation and filling.
Setbacks Each of the proposed lots contains sufficient
O7 Buildings and other structures are area to contain a detached house that can be
appropriately designed and sited to— appropriately sited to preserve the privacy
a) provide amenity for users of the premises with adjoining properties and to provide for
as well as preserve the visual and acoustic landscaping between buildings.
privacy of adjoining and nearby properties;
b) preserve any existing vegetation that will
buffer the proposed building from adjoining
uses;
c) allow for landscaping to be provided
between buildings; and
d) maintain the visual continuity and pattern
of buildings and landscape elements within
the street.
Site cover, gross floor area and plot ratio The proposed subdivision allows for a building
O8 The site cover, gross floor area and plot scale that has an appropriate gross floor area
ratio of buildings and other roofed structures— and plot ratio.
a) results in a building scale that is
compatible with surrounding development;
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b) does not present an appearance of bulk to
adjacent properties, roads or other areas in
the vicinity of the site;
c) maximises the retention of existing
vegetation and allows for additional soft
landscaping between buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management
and vehicular access.
O9 Site cover does not exceed— The proposed subdivision allows for each
a) for the Detached Housing Zone—50% for a proposed lot to contain a detached house and
single storey building and 40% for a double to provide a site cover of less than 50%.
storey building;
i for a single storey building - 50%; or
ii for a building of 2 or more storeys -
50% on the ground floor and 30% for the
upper storey(s), or 40% for all storeys for a
building of 2 or more storeys;
b) for other classes within the
Detached Housing Zone - 40%;
c) for the Semi-Attached Housing
Zone—40%; or
d) for the Attached Housing Zone—
40%
e) for the Community Services Zone—
50%
O10 For Multiple Housing Type 2 buildings Not applicable
have a maximum plot ratio of 0.45:1.
O1 For Multiple housing Type 3 or 4, Visitor Not applicable
accommodation Type 4, or the
accommodation unit component of an
Entertainment and dining business Type 3—
maximum gross floor area is equivalent to the
maximum allowable population in persons
multiplied by 40m2.
O2 For the Business Centre Zone plot ratio Not applicable
does not exceed—
a) 0.8:1 for site areas up to and including
2,000m2; and
b) 0.3:1 for the balance of a site over 2,000m2.
Flooding and drainage
O3 Buildings and other works are designed The area of the subject property where the
and sited to— proposed development is to occur is above
a) provide flood free access to premises and the Q100 inundation level. The proposed
flood free habitable areas; development is not expected to contribute
b) allow only minor, short term and infrequent towards any additional flooding.
flooding of non-habitable areas;
c) ensure drainage does not adversely impact
upon other premises; and
d) ensure filling or excavation does not
adversely impact upon other premises by—
i. causing ponding of water on the site
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or nearby land;
ii. increasing flooding, which adversely
affects the safety or use of any land
upstream and downstream; and
1. adversely affecting the flow of water in
any overland flow path.
Sloping sites The subject property is not a sloping site.
O4 On sloping sites, buildings and structures
are designed to maximise the use of natural
slope and minimise the need for cut and fill.
6.2 SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE
RECONFIGURING A LOT CODE
Specific Outcomes Proposed Solutions
Lot Size and Dimensions
O1 Lots have the appropriate area35 and The Community Services Zone does not
dimensions to provide for— contain any required lots sizes or
a) the intended use and, if not intended to be dimensions.
used by the Council or State for community The purpose of the proposed subdivision
infrastructure, conservation purposes or is to provide detached housing and the
public utilities including road widening are not lots are sized appropriately. Each of the
less than the minimum sizes specified in proposed Lots contains an area that is
Table 14-68; and greater than 600m2 including Proposed
b) if for residential development— Lot 42 which is a battleaxe block and
i) a house site area of not less than that contains an area of 891m2.
specified in Table 14-69; and
ii) if not within a sewerage service area, an Each of the proposed Lots has an
effluent disposal area; average width of 17m and Lot 42 has an
c) if for community title subdivision, the minimum access handle that is greater than 4.5m in
lot sizes for the intended use are not less than width.
identified for the relevant zone specified in
Table 14-68; All of the proposed residential lots are
d) siting and construction of buildings to outside of the flood hazard areas and are
minimise risk of soil erosion, landslide, not at risk of landslide, erosion or
flooding and bushfire; bushfire.
e) siting and construction of buildings to
minimise detrimental impacts of effluent Each lot is able to provide sufficient
disposal and water quality impacts; parking and vehicle access.
f) retention of natural environmental values,
including native vegetation;
g) retention of cultural features and protect views
to cultural features;
h) minimisation of earthworks or retaining walls
associated with building construction on
sloping sites;
i) private and public open space and on-site
landscaped areas; and
j) convenient vehicle access and on-site
parking, loading and manoeuvring areas.
Noosa North Shore Locality
O2 No additional lots are created within the Noosa Not applicable.
North Shore Locality.
Lake Macdonald Water Supply Catchment Area
03 No additional lots are created within the Lake The site is located outside of the Lake
Macdonald Water Supply Catchment identified on Macdonald Supply Catchment Area.
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Specific Outcomes Proposed Solutions
Overlay Maps OM3.5 and OM9.5.
Lot layout
O4 Subdivision of land for residential The subject site is located within 1km of
development provides for a neighbourhood with a the commercial and retail sites in Cooroy.
strong and positive identity through—
a) legible streets and open space networks; The street network provides a laneway
b) integrating prominent site features, including which increases the permeability of the site
landmarks, native vegetation and views into and protects the traffic function of Elm
the design; Street.
c) the location of community, retail and
commercial facilities at focal points either The subject site does not include any
within convenient walking distance for prominent features.
residents where the development is urban
settlement or within reasonable vehicular The proposal does not include any open
proximity; space.
d) the location of lots intended for urban
settlement within proximity of retail and
commercial facilities;
e) shared use of public facilities by adjoining
communities;
f) enhancement of personal safety and
minimisation of potential for crime, vandalism
and fear by maximising opportunities for
casual surveillance of public spaces; and
g) establishment of a sense of place.
O5 House site areas are— All proposed lots contain potential house
a) located at least 50m from any land including sites in excess of 50 metres from any
within a national park, conservation park, reserve and do not contain any steep
state forest reserve, nature refuge, slopes.
coordinated conservation area or wilderness
area; and
b) not located on steep slopes.
O6 Lots for residential development are designed to The proposed lots provide a variety in the
ensure variety in residential streetscapes. residential development with a variety of
shapes and sizes.
O7 The street network— The proposed development includes a
a) has design features, which convey the new cul-de-sac which is to be extended
primary function of each type of street and from Blue Wren Place. This cul-de-sac
encourage driver behaviour, speeds and protects the function of Elm Street and
traffic volumes that are safe and appropriate deters non-local traffic from accessing the
to that function; residential area.
b) provides a high level of internal accessibility
both within the site and to external sites and The pedestrian laneway allows for
appropriate external connections for vehicles, residents to easily access nearby sites.
pedestrian and cycle movements;
c) deters through-traffic from residential areas The proposed road network is designed to
and creates safe conditions for local road allow for safe speeds and sightlines for
users, pedestrians and cyclists; entering and exiting the proposed lots.
d) incorporates street junctions and access to The proposal does not compromise the
lots that are located and spaced to facilitate ability for the road network to provide
safe and convenient vehicle movements; future pedestrian and cycling linkages.
e) provides for street widths and lengths that
optimise the cost effectiveness of the network The road design has been designed in
and the provision of public utilities; accordance with sections 2 & 3 of
f) provides for road reserve widths not less than Planning Scheme Policy No. 5 with a
the minimum identified Section 2.3 of PSP5 width of 17.0m. Each cul-de-sac has a
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Specific Outcomes Proposed Solutions
Engineering Design Standards – Roads, length of less than 200m and an
Drainage and Earthworks; appropriate turning circle.
g) minimises the extent of earthworks required
by being sympathetic to the terrain;
h) has no significant adverse effects on habitat
corridors or areas of significant native
vegetation;
i) does not create noise attenuation difficulties;
j) incorporates pedestrian and cyclist crossings
at intersections or where required to access
high activity nodes and public transport;
k) has regard to the potential for conflict
between vehicles, pedestrians and cyclists;
and
l) incorporates on-road cycling facilities.
O8 The development contains a pathway system Sufficient area is provided for pathways to
that encourages walking and cycling and provides a be constructed.
safe environment for users, and is--
a) a stable, smooth surface, including across
driveways, sections and joins;
b) easily maintained;
c) of a width and longitudinal gradient to cater
for projected usage
d) inclusive of clear sight-lines for safe use;
e) be free of any obstructions such as fences,
signage and bollards.
O9 The subdivision layout is designed to facilitate The proposed reconfiguration maintains
linkages with adjoining sites in the immediate area. the ability for further pedestrian linkages
to be created in the future if required.
O10 Where the lots are to be used for Industrial Not applicable.
business or Commercial business uses, the layout
provides for appropriate buffer areas, to mitigate
possible impacts on nearby residences or other noise
sensitive uses.
O11 For lots in the Rural Settlement Zone—a sealed Not applicable.
access to the nearest urban settlement is available.
Water supply for fire fighting
O12 An adequate and accessible water supply is All proposed lots will be connected to a
provided for fire fighting purposes. reticulated water supply that is reliable
and conforms to Council’s Standards.
Energy efficiency
O13 The street and lot orientation facilitates the In designing the subdivision layout
construction of energy efficient buildings that consideration has been given to street
respond to the local climate conditions. and lot orientation and how buildings can
respond to local climate conditions. All
AND lots contain sufficient area to allow
orientation of dwellings to optimise solar
O14 For residential development, the subdivision access.
design provides for the maximum practicable number
of lots with house site areas that—
a) maximise solar access to the north in winter;
b) minimise solar access to the east and west in
the summer;
c) maximise access to any prevailing summer
breezes; and
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Specific Outcomes Proposed Solutions
d) minimise exposure to prevailing winter winds.
Infrastructure
O15 Each lot is capable of being serviced by All lots will be connected to power supply,
appropriate levels of— telecommunications services, water
a) water supply; supply and sewerage reticulation.
b) reticulated sewerage;
c) stormwater drainage; The proposed location of the Lots in
d) power supply; and relation to existing infrastructure allows for
e) telecommunications; services to be provided in an efficient
AND manner with minimal impact on the
O16 The design and provision of public services and environment.
utilities, including sewerage, water, electricity, street
lighting and telecommunication services—
a) meets the needs of users;
b) ensures health, safety and convenience of the
community;
c) protects the natural environmental values of
the site and surrounds, including visual amenity
and native vegetation;
d) are cost effective over their life cycle;
e) minimises adverse impacts to the environment
(including the amenity of the local area) in the
short and long term; and
f) ensures that the existing systems are upgraded
or relocated to be capable of supporting the
proposed development;
AND
O17 Essential public utilities are available and
maintain their function during flood events up to a 1%
AEP (1:100 year ARI) flood event.
Electricity supply infrastructure No proposed lots are located in close
O18 Uses and works maintain a safe distance from proximity to any electrical supply
electrical infrastructure including substations, infrastructure.
overhead power lines, power poles and transformers.
Earthworks and stormwater management
O19 Stormwater run-off is managed so as not to Each lot has appropriate means of
cause any adverse impacts on the built or natural disposing stormwater with the topography
environment including changes in quality, quantity or allowing for all stormwater from the
location of stormwater discharges. proposed Lots to flow into the drainage
lines and watercourse.
O20 Filling or excavation only occurs where it does The existing drainage lines that traverse
not adversely impact on— the site will be retained and are not
a) watercourses, drainage lines and wetlands; or located near the Proposed Lots.
b) vegetation on land identified on Biodiversity
Overlay Maps OM1.1-OM9.1; or There will no impact on any areas of high
c) water levels on properties elsewhere. ecological value of the site.
Any filling will ensure that it does not
contribute to additional flooding on nearby
properties.
Landscaping and visual amenity
O21 Land development responds to the distinctive The natural landform and landscape are
landscape character of the site by utilising the natural not significantly modified to accommodate
features of the site, which include— the development.
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
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Specific Outcomes Proposed Solutions
e) views.
O22 Native vegetation, including individual mature Where possible native vegetation of
trees are retained, protected, maintained and ecological value will be retained.
supplemented, with particular consideration given
to—
a) roadsides;
b) the amenity of adjoining land uses; and
c) the protection of environmentally sensitive
areas.
O23 Buildings and other structures do not have a All lots include a building area that will not
significant adverse impact upon the visual amenity of protrude above ridges and can conform to
surrounding areas. the character of the area.
Open space and environmental protection
O24 Public open space provides for a diverse No public open space is provided as part of
range of passive and active quality recreational this development.
opportunities including sport to meet the outdoor
recreational needs of the community.
The proposal does not include any land
O25 Public open space is designed and located for public open space.
to—
a) be safe and easily accessible;
b) contribute to the legibility, accessibility and
character of the locality;
c) create attractive environment settings and
focal points;
d) enable the retention and protection of
significant vegetation, wetlands, watercourses,
drainage lines and other native habitat areas, their
associated buffers and linkages/corridors and natural
and cultural features; and
e) be cost effective to maintain.
O26 Land provided for active recreation areas is The proposal does not include any land
of a physical standard and condition suitable for the for active recreation areas.
intended uses and is not subject to physical or other
constraints including contamination, environmental
or biophysical constraints or legislative protection
that would encumber its use.
O27 Active parklands will provide a diverse range The proposal does not include any land
of recreational opportunities for all age groups and for active parklands.
are designed as attractive and enjoyable, functional
and safe places to recreate and meet.
O28 The natural environmental and cultural values of Not applicable.
land in the Open Space Conservation Zone are not
adversely affected by subdivision, and land in
freehold tenure in this zone is not subdivided.
O29 Lands with high biodiversity values which This proposal does not involve any
warrant conservation status are formally protected vegetation of high biodiversity status but
for the long term. still allows for the retention of vegetation
where possible.
O30 Buffers are provided incorporating The proposed lots have an appropriate
development setback/s from the stream that will buffer towards the minor drainage line and
ensure that the development does not result in a will not negatively impact upon the stream.
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Specific Outcomes Proposed Solutions
negative impact upon the long-term viability of the
stream.
Road and rail corridors
O31 Lots for residential development are not The proposed layout minimises the
subjected to high traffic noise levels from the major number of Lots that will be affected by the
road network or rail corridors. rail corridor. Any house site areas are
able to be located n the eastern side of
the proposed Lots which reduces the
distance and noise produced from the
railway line. The proposal is similar to a
number of other properties in the area
which adjoin the railway line. Vegetation
and fencing is able to be located along the
western boundary of the subject property
to reduce noise levels experienced by
residents.
Access easements
O32 Access easements are in appropriate locations Not applicable.
for safe access and egress, and supply appropriate
widths and levels of service for the number of
vehicles that will utilise them.
Traffic
O33 Traffic generated by the development is within All local traffic generated is expected to
the acceptable capacity of external roads and does be within the capacity of local roads.
not have an adverse impact upon the functioning of
the road network.
Noosa Trail Network
O34 A comprehensive network of trails is established The proposed development has no impact
incorporating road reserves, State forests, Council upon the trail network.
owned land and private lands consistent with the
lifestyle and outdoor recreation needs of the Shire’s
residents and visitors.
O35 The proposal does not have an adverse impact The proposal has no impact upon the trail
on the Noosa Trail Network. Network.
Cooroibah Locality
Protection of existing residential amenity, road Not applicable.
safety and access points
O36The existing residential amenity of the estate is
maintained without impacting on the natural landform
and landscape;
AND
O37 The number of access points providing access
to lots from McKinnon Drive is maintained or
reduced.
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6.3 PROPOSED SOLUTIONS FOR THE BIODIVERSITY OVERLAY
Proposed Lot 32 on the Reconfiguration of Lot 136 on MCH978 is located within an
area identified as riparian buffer. This area is associated with a minor drainage line
that contains a limited amount of vegetation and does not contain any vegetation of
high ecological value. The proposal will not impact on the drainage line itself.
6.4 PROPOSED SOLUTIONS FOR THE NATURAL HAZARDS OVERLAY
Proposed Lot 32 on the Reconfiguration of Lot 136 on MCH978 is located outside of
the Q100 inundation level and is not expected to be flooded. This Lot is to be
developed to allow for Blue Wren Place to be extended. When the road is extended it
is expected to be designed to provide flood free access.
7. SOUTH EAST QUEENSLAND REGIONAL PLAN 2009-2031
The subject property is situated within the Urban Footprint where the proposed
Reconfiguration of Lots is permitted.
8. CONCLUSIONS
The proposal complies with the Specific Outcomes of the Noosa Plan with respect to
the Reconfiguration of a Lot Code and the Cooroy & Lake Macdonald Locality Plan
Locality. Accordingly it is requested that the application be approved subject to
reasonable and relevant Conditions.
Yours sincerely,
Nicholas Gabriel
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Appendix A
The Location of Lot 32 on the
Proposed Reconfiguration of
Lots 136 & 137 and Lot 2 on RP173883
(Ref:10-3032AP1)
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LINETYPE LEGEND
STORMWATER GRATE i a
—— — — — = sanxeorton STORMWATER MANHOLE
Lbbibtitittil Banktor
alt ta SEWER WANHOLE
earrer ©
ELECTRICITY JUNCTION Box
—— — — crown
TeLSTRAPT
TE water MeTER
TB obyoranr
3 : MAX WATTERSON
——__—_— e
ELECTRICAL
——, &y 2 ASSOCIATES
———_ pawroo SQ
—— S —— sewer x
DRAINAGE,
AV NOON | treeuIne
———_ caroen
NSS WENNSE ROCK OUTCROP
12 Maple Street
PO Box 639
Cooroy Qid 4563
Ph. (07) 54426121
Fax. (07) 54425125
Email. [email protected]
Boy
MAJOR CONTOUR
non court 99
RP881300
Client: K. & V. KELLY
Project:
PLAN OF PROPOSED
RECONFIGURATION
OF BALANCE OF
LOTS 136 &137 ON
MCH978 & OF LOT 2
ON RP173883.
100 INUNDATION
3
RP113733
PARISH: TEWANTIN
COUNTY: MARCH
LOCAL GOVT: SUNSHINE COAST R.C.
135
R.661
MCH978
RESERVE FOR GRAVEL
LOCALITY: COOROY
Scale: 1:1500 Plan 1 of 1
Datum: Date: 20-11-13
Origin:
Cont.Int: 0.5m Ref:
10-3032AP1
NOTE:
This plan has been prepared for application
purposes only and may be subject to change.
| STAGE 3: Lots 16-19, 28-32 & Balance. a ee
' STAGE 4: Lots 20-27 & Balance. !
| a
100 3
SP218739
RESERVE OPEN SPACE
Scale 1:1500 - Lengths are in Metres
15 30 45 60 75 90 105 120 135 150 165
Page 16
15
Appendix B
Proposal Plan
(Ref: 10-3032AQ)
15
[OCR of page images]
15
Appendix B
Proposal Plan
(Ref: 10-3032AQ)
15
Page 17
z Oy, IS 9 oF , RP113733 RP206856 RP206856 Scale 1:1000 - Lengths are in Metres 10 0 10 20 30 40 50 60 70 80 90 100 3 RP113733 RP206856 110 SP218739 p RESERVE mth \ OPEN SPACE 7 S SP218739 “ny \ Y 8 SP218739 Log 9 SP218739 MAX WATTERSON ASSOCIATES 12 Maple Street PO Box 639 Cooroy Qid 4563 Ph. (07) 54426121 Fax. (07) 54425125 Email. [email protected] Client: K. & V. KELLY Project: PLAN OF PROPOSED RECONFIGURATION OF LOT 135 ON MCH978 & PROPOSED LOT 32 OF PROPOSED RECONFIGURATION OF LOT 135 ON MCH978. PARISH: TEWANTIN COUNTY: MARCH LOCAL GOVT: SUNSHINE COAST R.C. LOCALITY: COOROY Scale: 1:1000 Plan 1 of 1 Datum: Date: 20-11-13 _ DIGITIZED FROM Origin: councit RECORDS Ref: 10-3032AQ Cont.int: 1.0 NOTE: This plan has been prepared for application purposes only and may be subject to change. Dimensions and areas shown hereon are approximate only and subject to final survey.
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