Appendix 6 - Council Pre-lodgement Minutes 11.09.14 (00005274)

Page 2

 4. ADVICE & INFORMATION
 Planning                                   Officer Name – Denis Wallace

 The proposal for a Multiple Housing - Type 4 unit development is an inconsistent Use within
 the Community Service zone under the provisions of The Noosa Plan. An application for the
 use would need to demonstrate sufficient grounds to overcome the conflict with the planning
 scheme in accordance with S326(1)(b) of the Sustainable Planning Act.

 In particular, the application would need to demonstrate that the land should not be retained
 for community purposes. Preliminary advice from Council’s Strategic Planning unit indicates
 that no additional community facilities have been identified or planned for the Tewantin CBD,
 with the intent to continue to upgrade and strengthen the existing Tewantin Community
 Centre at Ernest/Earl Streets.

 Differences and changes from the previous development proposal presented at PLM13/0215
 were discussed.

 The owner’s again confirmed that the development is not proposed to be an NRAS or similar
 recognised affordable housing scheme. It’s noted that the units are relatively small and likely
 to garner broad support for housing product of this type in the locality.

 The key technical provisions of the proposal are below, with a discussion provided further
 below:
  Criteria         Planning Scheme                     Proposal               Complies?
                                   2
  Site Area               2,539m
  Population density      Attached Housing – 100 per ha (25.39=               15 x 2 bed units and                    X
                          10 x 2 bed units)                                   6 x 1 bed units
                          Community Services – 160 per ha for                 = 46.2 persons
                          retirement & special needs (40.62= 16 x 2
                          bed units)
                          Business Centre - 100 per ha (25.39= 10
                          x 2 bed units)
                                                           2                          2
  Plot ratio*             Attached Housing – 1,019m                           2,026m = 0.79:1                         X
                                                      2
                          Community Services – 1,625m
                                                   2
                          Business Centre - 1,764m

  Site cover              Attached Housing – 40%                              32%                                     
                          Community Services – None
                          Business Centre – None
                                                                      2                        2
  Landscaping             Minimum Area = Max pop x 40m                    =   Approx. 1,200m                          X
                                 2
  Area                    1,625m

  Boundary setback        Front – 6m                                          6m                                      
                          Rear – 6m                                           7m                                      
  Building height
  in storeys              2 storeys max                                       3 storeys                                x
  in metres               8 metres max                                        8.5-10 metres                            x
  Roof form
  Roof Pitch              5 degrees                                           5 degrees                               
  Eave overhangs          600mm to 75%                                        600mm to 75%                            
  Carparking              2 bed unit = 1 per dwelling + 1 per 3 for           33                                      
                          visitors; 1 bed unit = 1 per dwelling

 Height – It should be noted that the maximum height limits for Tewantin’s adjacent Business
 Centre zone is 2 storeys and 10m only. Council officers prefer that any 3 storey portion of the
 development be limited to the rear of the site, limited in area, and a greater setback to the
 upper level be provided to that currently shown on the proposal plan.

This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
FM6082/8-18/04/2013                                                                                                   Page 2 of 3

Page 3

 Density & Plot Ratio – Previous pre-lodgement advice indicated there may be some planning
 merit in achieving a density consistent with retirement and special needs housing for the site’s
 Community Services zoning (160 persons per ha). The amended development density
 proposed still exceeds 160 person/ha, and exceeds density and plot ratio for dwellings
 allowed anywhere in the locality. The applicant’s grounds to overcome this conflict were
 discussed but are not considered strong. As such, the proposal is unlikely to be supported in
 its current form.

 Council would seek a pedestrian access easement through the northern portion of the site to
 connect the Council owned carparks.

 Civil Engineering                          Officer Name - Monkeith Kadhum

 The following engineering issues require further assessment:
  Drainage strategy for the site including stormwater detention, stormwater quality treatment
    areas and connection to the Council’s drainage system.
  Gravity drainage for the basement. Applicant indicated that mechanical pump out of
    basement would not be required and this would need to be further demonstrated.
  Traffic Impact:
         o The submitted Traffic Report addresses the parking and manoeuvring on the site
            but not the impact on the traffic in Doonella Street. This street is currently subject
            to significant daily traffic congestion during peak hours. The impact on traffic is a
            primary issue in considering this development proposal.
         o Turning area/space is required at the end of the isle in the parking area of the
            basement.


 5. INFRASTRUCTURE CHARGES
 A request for written advice for an Infrastructure Contributions Estimate relevant to your
 proposal may be obtained for a fee of $211.

 6. FURTHER ADVICE TO BE SOUGHT
      You are advised to contact Unitywater and any relevant Queensland Government
      Agencies for their specific requirements in respect of your proposal.

 7. PLM NOTES
 Council Project Director




This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
FM6082/8-18/04/2013                                                                                                   Page 3 of 3