Council archive · source document
Town Planning Report · MCU18/0015
TOWN PLANNING
REPORT
Development Permit for a Reconfiguration of a Lot (1 Lot
into 4 Residential Lots and 1 Open Space Lot) and Material
Change of Use (3 Detached Houses and Multiple Housing
Type 4 Conventional – 12 dwelling units)
27 Attunga Heights, Noosa Heads, QLD, 4567
(Lot 27 on RP89506)
For – David Neate
January 2018
P: 07 5452 5207
E: [email protected]
45 First Avenue, Mooloolaba Qld 4557
PO Box 1043 Maroochydore Q 4558
townplanningsunshinecoast.com.au
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Town Planning Report January 2018 TABLE OF CONTENTS Section 1 - Executive Summary 3 Section 2 - Application Details 4 The Application 4 The Subject Land 4 Land Use Context and Availability of Services 4 Land Use History 5 Pre-Lodgement Feedback 6 Section 3 - Proposal Details 11 Development Snapshot 11 Proposal Plans 11 Development Details 12 Section 4 - Town Planning Considerations 19 STATE INTEREST 19 South Planning Policy 19 State Development Assessment Provisions 19 South East Queensland Regional Plan 20 PLANNING SCHEME CONSIDERATIONS – THE NOOSA PLAN 2006 20 Proposal Definition 20 Level of Assessment 20 Desired Environmental Outcomes 21 Applicable Codes 23 Planning Scheme Overlays 27 Section 5 - Conclusions 28 Attachments Attachment 1 Contextual Plans Smartmap Aerial Plan Attachment 2 Statutory Map Extracts Zoning Map Overlay Map Extract State Heritage Map Regional Plan Map Extract Attachment 3 Proposal Plans Attachment 4 Engineering Report Attachment 5 Geotechnical Report Attachment 6 Ecological Report Combined MCU and ROL proposal Page 2 of 28
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SECTION 1 – EXECUTIVE SUMMARY
SITE DETAILS
Address 27 Attunga Heights, Noosa Heads, QLD, 4567
Lot and Plan Lot 27 on RP89506
Subject Area 1.81 ha
Local Authority Noosa Council
Current use Existing dwelling and associated outbuildings (to be removed)
SEQRP DESIGNATION
Land Use Category Urban Footprint
PLANNING SCHEME INFORMATION – THE NOOSA PLAN 2006
Locality Noosa Heads
Zoning Open Space Conservation, Detached Housing and Attached Housing
Biodiversity
Overlays
Natural Hazard
APPLICATION DETAILS
Reconfiguration of a lot (1 Lot into 4 Residential Lots and 1 open space
Application Type lot) and Material Change of Use (3 Detached Houses and Multiple
Housing Type 4 Conventional – 12 dwelling units)
Level of Assessment Impact assessment
APPLICANT DETAILS
Applicant David Neate
Town Planner Innovative Planning Solutions
Civil Engineer Walsh Professional Engineers
Geotechnical Engineer Core Consultants
Ecologist James Warren & Associates
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SECTION 2 – APPLICATION DETAILS
The Application
1. This application is made on behalf of the applicant David Neate to the Noosa Council for a Development
Permit for a Reconfiguration of a lot (1 Lot into 4 Residential Lots and 1 Open Space Lot) and Material
Change of Use (3 Detached Houses and Multiple Housing type 4 Conventional – 12 dwelling units).
The Subject Land
2. The subject land is located on Noosa Hill at 27 Attunga Heights, Noosa Heads and is legally described as
Lot 27 on RP89506. The land has an area of 1.81 hectares and contains an existing residential dwelling
and associated infrastructure.
3. The site has a frontage of approximately 18.3 metres to the residential street of Attunga Heights. To the
east and west of the site are Picture Point Crescent and Alma Way which are comprised predominantly
of short and long term accommodation, including Noosa Lookout and Viridian Village. The heritage listed
site, “Halse Lodge” Guesthouse is located to the north of the subject land along Halse Lane.
4. The site is a regular shaped parcel of land that generally slopes to the east / north-east from a ridge that
runs along the western boundary and Attunga Heights towards Alma Way. Slope across the site varies,
but is generally in the order of 20% up to 60%. There is an existing drainage gully which flows in a
northerly direction towards the eastern boundary of the site. Panoramic views from the site are afforded
over Little Cove and Laguna Bay to the north.
5. Vehicle access to the subject land is currently from Attunga Heights, however, the site also maintains
frontage to Alma Way along the majority of the eastern boundary. Pedestrian access to the main street
is afforded via a pedestrian link which runs alongside the site down onto Noosa Drive.
6. The subject land is depicted on the Aerial Plan and Smartmap included with the Contextual Plans at
Attachment 1.
Land Use Context and Availability of Services
7. The surrounding land use context is a mix of single residential dwellings, medium density residential
development and short and long term tourist accommodation. Uses range from residential dwellings on
lots around 600sqm through to large lots accommodating mixed use, tourist and permanent residential
developments. Existing development in the surrounding area is environmentally responsive in regards
to slope and vegetation.
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8. The subject land is located in close proximity to the full range of urban services including public
transport, a school, open space and reserves as well as higher order retail uses at Noosa Civic. Such uses
are outlined below in Table 1.
Table 1 – Proximate Services and Facilities
Public Transport (bus stop on Noosa Drive) 500m
Noosa Junction shops 500m
Noosa Heads Surf Club / Noosa Main Beach 1.0km
Sunshine Beach State School 3.5km
St Thomas More Primary School 2.5km
Sunshine Beach State High School 3.5km
Child care centre 800m
Noosa Hospital 6.5km
Noosaville 3.7km
Noosa Spit 2.5km
Noosa National Park 2.0km
Noosa Community Health Centre 600m
Higher order retail facilities at Noosa Civic 5.5km
9. Town Planning Comment – The land has good accessibility to the full range of services and facilities
expected for the type and scale of development proposed.
Land Use History
10. The subject land has a long application history having previously been approved for a Development
Permit for a Material Change of Use (30 Multiple Dwelling Units and an Accommodation Building for 12
units). Subsequently an associated Operational Works permit and vegetation clearing permit was
obtained. The approval process associated with these development applications can be generally
summarised as follows:
(a) On 13 October 2005 Noosa Shire Council issued a Development Permit for a Material Change of
Use for Multiple Dwelling Units & Accommodation Units whilst refusing a request to reconfigure
the subject land into 2 lots.
(b) On 6 March 2006 a ministerial call in resulted in a Negotiated Decision Notice being issued for a
Material Change of Use for 30 Multiple Dwelling Units & 12 Accommodation Units with a currency
period until April 2010. The basis of the ‘call in’ was that the development involved matters of state
interest, including a state wildlife corridor, impact on wildlife habitat, the movement of koalas, and
remnant vegetation.
(c) On 17 October 2008, the Department of Natural Resources and Water issued a permit for the
clearing of native vegetation on the site.
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(d) On 21 April 2009, Council issued a Preliminary Approval for Operational Works – Drainage,
Stormwater, Vegetation Clearing, Water & Sewerage, Earthworks and Access and Parking. A
Preliminary Approval was issued on the basis that payment of contributions and bonds was
outstanding. Upon payment, a Development Permit can be granted.
(e) On 13 July 2009, Council extended the relevant period of the Ministerial approval and the
associated Operational Works preliminary approval until the 15 October 2013.
(f) On 31 October 2013, the Department of State Development, Infrastructure and Planning extended
the relevant period of the State Permit for clearing of vegetation for two (2) years.
(g) On 11 October 2013, a request to extend the relevant period of both the Ministerial Approval and
associated Operational Works preliminary approval was lodged with Council. This request was
refused by Council on 1 May 2014 and an appeal was subsequently lodged in the Planning and
Environment Court on 26 June 2014 (Appeal D93/2014). This appeal has yet to be decided and as
such the approvals over the land are effectively still current.
Pre-Lodgement Feedback
11. A pre-lodgement meeting was held with Noosa Council on 19 May 2016 in relation to a new
development concept. The pre-lodgement meeting was premised on a proposal for a Reconfiguration
of a Lot (1 into 4 lots plus open space lot), 1 Dwelling House and 16 Multiple Dwelling Units.
12. It is now proposed to develop the site for Multiple Housing Type 4 Conventional (12 Dwelling Units) and
reconfigure the land into 4 residential lots and 1 Open Space Lot, whereby three of residential lots are
intended to be developed with a single detached dwelling and one of the residential lots is intended to
be developed for the Multiple Housing. This is largely as a reflection of changes made to the layout and
concept following consideration of Council feedback. It is noted that the revised development concept
is significantly more responsive to the environmental features of the land than the original MCU
proposal approved in 2006.
13. The feedback given by Council at the pre-lodgement meeting has been assessed and considered, and
while a detailed consideration of each of the matters is provided throughout this town planning report,
a summary response to each of the matters raised is provided below.
Council meeting comment – The site is located in the Noosa Heads Locality and is predominantly zoned
Open Space Conservation with limited areas zoned Detached Housing (2,481m2) and Attached Housing
(2,086m2). The Detached Housing and Attached Housing zone areas roughly align with the less
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constrained areas on the site., though it is acknowledged these areas may be refined further through
more detailed site analysis.
Based on the areas zoned for Attached Housing, the density should not exceed 33.3 persons for a Multiple
Dwelling (i.e. 10 x 3 bedroom units or 12 x 2 bedroom units and 1 x 3-bedroom unit, or some other
combination) to be consistent with the specific outcomes of the Noosa heads Locality Code. In terms of
the Detached Housing area, nominally up to 3 lots (dwellings) may be possible based on the area zoned
Detached Housing and the minimum lot size for the locality.
Town Planning Comment – The proposed development has been reduced from the original pre-
lodgement meeting to the following configuration:
Reconfiguration of a Lot (1 into 4 residential lots plus 1 open space lot)
12 x Multiple Housing Type 4 Conventional (12 Dwelling Units) – all 3 bedrooms
3 x Detached Houses
The development is proposed at a population density of 39.6 persons per hectare. We understand this
exceeds Council preferences by 6.3 persons (equating to 2 dwelling units), however it is considered that
these compelling planning grounds warrant this minor departure from the planning scheme controls:
1. The development will result in a significant portion of the land being preserved in perpetuity either
by the dedication of the land to Council or by way of vegetation covenant across the land. This
aligns with the amount of land that is currently contained in the Open Space and Conservation
zoning under the Noosa Plan (albeit in a more responsive configuration). The configuration of the
proposed open space areas also provides for vastly improved wildlife connectivity through the site
and buffers to the creekline than the zoning mapping and / or the previous development proposal.
A 50m wildlife corridor is achieved in the northern part of the site with a 20m corridor achieved in
the southern parts of the land. The Site Comparison Plan PL.03 and Environmental Features Plans
PL.04 included with the Proposal Plan Series at Attachment 3 shows these features.
2. The design of the proposed development is a substantial improvement from the previous
development in terms of construction methodology and excavation works. Whilst the previous
proposal required deep excavation to accommodate the unit building, the current proposal plans
show that the proposed units are proposed to be accommodated partially on poles to work with
the topography and minimise the need for deep excavation.
3. The lightweight construction methodology results in an improved visual appearance with the
buildings sitting lightly on the hill rather than appearing as one large bulky structure. The visual
montages PL.12 to PL 15 included with the Proposal Plans at Attachment 3 are indicative 3D
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renders of the proposed development from various viewpoints to demonstrate that the units will
blend with the landscape. Muted colours and materials are proposed to ensure the built form
presentation of the units and detached houses blend with the surrounding environment.
4. In preparing the proposed development design, the applicant commissioned a full suite of technical
assessments including geotechnical, engineering and environmental to site specifically ground
truth the site’s constraints. These reports are included at Attachments 4, 5 and 6 conclude that the
proposed development has been aligned to the least constrained parts of the land and the site can
be safely and responsibly developed.
For the above reasons it is considered that the proposed development is a suitable design response to
the site’s topography and environmental conditions and the population density of the proposed
development is appropriate and suitable.
Council meeting comment - The site is also identified as containing vegetation worthy of environmental
protection by the Biodiversity Overlay. The Natural Hazards Overlay identifies the site as being within a
medium bushfire prone area and containing areas subject to landslide hazard. The site is also identified
by State mapping as containing remnant vegetation and of concern regional ecosystem, with essential
habitat on the site. It is also clear that the site is a critical link between vegetation along Weyba Creek
(fronting the Settlers Cove development) and vegetation on the Peppers site and linking up to the
National Park. Further, previous fauna surveys found a species Ophioscincus truncates listed as Rare in
the Native Conservation (Wildlife) Regulation 1994. This animal is a reptile, being a burrowing species of
skink. Another significant species found on site was the grey headed flying fox, Pteropus poliocephalus.
Town Planning Comment – under the Biodiversity Overlay, the subject site is mapped as being affected
by an “Environmental Protection Area” and a “Watercourse”. A site specific Ecological Assessment has
been prepared for the proposed development concept and is included at Attachment 6. This assessment
was prepared using a variety of investigations including on site surveys and desktop analysis. The report
determines that the proposed development has been sited on parts of the land containing least
environmental values. Rehabilitation works on site are expected to enhance the existing areas of the
site to be retained and encourage movement opportunities through the environmental corridor. Under
the Natural Hazards Overlay, the subject site is mapped as being partially affected by a small area of Low
Potential Acid Sulfate Soils and a small part of the site is included within the Medium Bushfire Hazard
Area. The majority of the proposed development is sited outside these mapped overlays. In relation to
the part of the land that is mapped as ‘Landslide Hazard’ a site specific geotechnical assessment has
been prepared (refer to Attachment 5) to determine that the proposed development can be constructed
safely and sensitively without adversely affecting the stability of the land. Therefore it is considered that
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the development has been designed to be responsive to site constraints and appropriate construction
methods will be implemented to ensure natural hazards are appropriately managed.
Council meeting comment – Generally, review of the site indicates the site is significantly constrained
and few areas of the site are considered suitable for development, with the ‘flatter’ areas of the site
generally contained to the eastern side the creek and an area off Attunga Heights. It is noted that the
proposed development footprint is not contained to these ‘flatter’ areas and proposes a significantly
larger footprint than identified by the site’s current zoning pattern. Notably, the development also
significantly exceeds the density provisions for the site, which is an outcome of the Noosa Plan. There are
no apparent grounds for the significant departure from the zoning boundaries or the increased density.
However, should you wish to proceed with these non-compliant aspects, additional site analysis
information (directed at the site’s suitability) should be provided to justify the departure from the zoning
boundary and density provisions.
Town Planning Comment – The proposed development has been designed to be responsive to site
constraints, with intended built form aligned to the less constrained areas of the site. Furthermore, the
proposed development anticipates dedicating a significant larger area of the site for open spaces
purposes than that which was envisaged under the original approval over the subject land. This town
planning report and associated supporting technical information provides further evidence as to the
appropriateness of the proposed development on the subject site. The matter of density is responded
to in an earlier response.
Council meeting comment – To protect the environmental values and functions of the creek and its
riparian vegetation the buffer to the creek should be at least 10m wide, measured from the top of bank
of each side of the creek. This setback can also assist in maintaining bank stability by protecting against
erosion and slumping of the sandy bank. Lot boundaries should also not traverse the creek and be setback
similarly from the creek to minimise the potential disturbance to the creek and its banks.
Town Planning Comment – The development layout has been designed to avoid lot boundaries
traversing the creek as far as practicable. Furthermore, this area of the site is intended to form part of
an environmental open space / wildlife corridor along the length of the creek line, which includes a
vegetation protection covenant 10 metres from the centreline of the creek.
Council meeting comment – The proposed wildlife corridor identified on the plans is considered
insufficient given the importance of this linkage corridor and a 50m wildlife corridor is sought free of any
development. No effective access is currently proposed to the land proposed to be dedicated as public
open space and further consideration is needed in this regard. The development also appears to
cantilever into this space.
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Town Planning Comment – The Proposal Plans show a substantial wildlife corridor that is 50m wide at
the northern parts of the site narrowing to 20m wide towards the southern extent. This width of
environmental corridor is sufficient to provide for fauna movement opportunities as well as retain
sufficient setbacks to the creekline. The ecological assessment included at Attachment 6 notes that
rehabilitation works on site will further enhance the existing areas of the site to be retained.
Council meeting comment – The presentation of the multiple housing development to the public
walkway adjacent is important and the maintenance of natural vegetated feel for the pedestrians using
this walkway is sought as much as practicable. The plans indicate that the height of units 11 and 12 in
particular, coupled with minimal setback to this boundary may mean these buildings are very imposing
on this space.
Town planning comment – The multiple housing component of the proposed development has been
designed to be sympathetic to the surrounding environment. The proposed built form is generally set
well back from the western boundary adjacent this public walkway. Only one unit is located within
proximity of this boundary with the design of the built form such that it offers good casual surveillance
of this pathway without affording an imposing presence to users of the pathway (refer to Site Section
PL.11 D) with the Proposal Plans at Attachment 3 which shows this proposed interface.
Council meeting comment – The driveway for the multiple dwelling units appears to be very steep and
consideration should be given to waste bin collection. It is recommended that you contact Council’s waste
section for advice on this matter.
Town planning comment – The proposed development layout has been designed such that it is capable
of accommodating the collection of waste in accordance with Council’s standards. A longitudinal
drawing and cross sections of the proposed driveway are included with the Engineering Report at
Attachment 4 to demonstrate the proposed levels of the proposed driveway.
Council meeting comment – In terms of the proposed development control tables for the dwelling
houses, it is preferred that these dwellings be subject to the planning scheme codes rather a new set of
provisions.
Town planning comment – For proposed Lots 2 to 4, it is intended that building controls for future
dwelling house construction will largely align with the provisions contained in the Noosa Plan however,
given the desire to offer increased control around environmental protection over the subject land,
individual development controls have been established for each of these allotments. Refer to Plans
PL.24, PL.25 and PL.26 included with the Proposal Plans at Attachment 3.
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SECTION 3 - PROPOSAL DETAILS
Development Snapshot
14. The proposal is to develop the subject land by way of a Reconfiguration of a Lot (1 Lot into 4 Residential
Lots and 1 Open Space Lot) and a Material Change of Use (3 Detached Houses and Multiple Housing
Type 4 Conventional – 12 dwelling units).
15. The 3 Detached Houses are intended to be established on 3 of the residential lots created by the
Reconfiguration component of the development application, whilst the Multiple Housing Type 4
Conventional – 12 dwelling units) are intended to be established on the fourth residential lot intended
to be created with a reserve lot to be dedicated to Council.
16. A summary of the key development parameters is provided below in Table 2.
Table 2 – Key Development Parameters
Site Area 1.81ha
Density 39.6 persons per hectare
Dedicated environmental reserve 6,510m2 (36%)
Vegetation covenant areas Approximately 1395m2
ROL
Number of proposed lots 4 residential lots & 1 park lot
Lot 1 (Multiple Housing) – 7,507sqm
Lot 2 – 1,232sqm
Lot size – residential (only)
Lot 3 – 1,200sqm
Lot 4 – 1,589sqm
Environmental Corridor Width 20 – 50 metres between residential lots
MCU – Multiple Housing
Proposed GFA 3,513sqm
Site Cover 31.4%
Building Height 12 metres (maximum)
24 resident spaces
Car parking spaces
8 visitor spaces
Proposal Plans
17. The Proposal Plans for the development are included at Attachment 3 and include a comprehensive set
of plans including Site Plans, Sections, Elevations, Floor Plans, Development Control Plans and
Perspectives that detail the proposed development. The key features of the proposed development
include:
(a) The proposed internal access has been designed to ensure stands of existing significant vegetation
are retained and minimal cut and fill is required;
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(b) Buildings have been sited and designed to maximise positive solar orientation and access to
prevailing breezes.
(c) Buildings have been designed to ‘touch the earth lightly’ through sensitive footing design, small
individual building footprints and lightweight building materials.
(d) Muted tones and materials will be used to ensure the built form presentation blends with the
landscape.
(e) The layout is such that it not only retains significant vegetation but additional planting of endemic
species to provide privacy between dwellings and increase habitat for fauna will be able to occur;
(f) An environmental open space / wildlife corridor is provided along the creek line, which includes a
vegetation protection covenant 10 metres from the centreline of the creek. This corridor has a
width of 20m widening up to 50m in some places.
The development is sensitive to the existing environmental values of the site, wherein areas of built
form are both consolidated and located such that generous widths of wildlife corridors are afforded
across the site. This represents a significant contribution towards, and acknowledgement of the
environmental contribution the proposed development makes towards the broader community.
Development Details
18. The original approval over the site was originally approved in 2006. Since that time, the site has been
purchased by the applicant and subsequently the real estate market has experienced some volatility
that has resulted in the development concept not having yet been delivered. This is certainly not from
a lack of investigation into market acceptance of the end product by the applicant, nor the extensive
investment in consultant costs to ensure that the approval / s over the site remain current.
19. As a consequence of investigations around both the original approval and alternate concepts for the
development of the site, it has become evident that a less dense and more sympathetic development is
the preferred outcome for the land. This concept forms the subject of this development application and
is reflected on the Proposal Plans at Attachment 3. Each operational aspect of the development has
been considered below.
20. Lot Layout – Lot sizes vary based on their intended ‘end use’. Proposed Lots 2 to 4, which are proposed
to be developed for Detached Houses range in size from 1,200sqm to 1,589sqm. Proposed Lot 1, which
is anticipated as being developed for residential units, is in the order of 7,507sqm. The balance of the
site (6,510sqm) is intended to be dedicated for open space purposes, which represents approximately
36% of the total site area. Proposed Lots 1 to 4 all have generous frontage to, and outlooks of, the
balance open space land.
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21. Lot Configuration – Proposed Lots 2 to 4 each accommodate a generous building envelope for their
intended purpose of a single detached house, with the building envelopes for proposed for lots 2 and 3
being set well back (minimum 10 metres) from the centreline of the creek running through the adjacent
proposed park lot. Lot 3 is also proposed to accommodate a vegetation covenant area. Proposed Lot 4
is located towards the south-eastern corner of the site (towards Attunga Heights frontage) and it
anticipates a building envelope that maximises the extent of vegetation to be retained within the
boundaries of the allotment via a vegetation covenant. Proposed Lot 1, which is proposed to
accommodate the Multiple Housing Type 4 Conventional – 12 Residential Units, also seeks to maximise
the extent of vegetation to be retained as well as ensuring a setback of built form of no less than 10
metres from the centre line of the creek.
22. Access Configuration – Proposed Lots 3 and 4 are intended to obtain access from the adjacent Viridian
Development, whilst proposed lots 1 and 2 are intended to obtain access from the Attunga Heights
frontage of the lot. Access arrangements are all able to be provided in accordance with Council
standards. The design of the driveway extension from Attunga Heights servicing proposed Lots 1 and 2
is such that it retains significant vegetation on the site, including 3 hoop pines towards the western
boundary, as well as minimising the extent of cut and fill required across the site with slopes being such
that waste collection vehicles will be able to adequately service the site.
23. Pedestrian Connectivity – Pedestrian connectivity is readily available to Noosa Heads. There is an
existing gravel walking track that commences at Attunga Heights and extends down Picture Point
Crescent onto Noosa Drive. The proposed development will maintain direct access to this walking track.
24. Density – As was discussed earlier in this report in response to the pre-lodgement feedback, the
development proposes a development density of 39.6 persons. We understand this exceeds Council
preferences by 6.3 persons (equating to 2 dwelling units), however it is considered that these compelling
planning grounds warrant this minor departure from the planning scheme controls:
(a) The development will result in a significant portion of the land being preserved in perpetuity either
by the dedication of the land to Council or by way of vegetation covenant across the land. This aligns
with the amount of land that is currently contained in the Open Space and Conservation zoning under
the Noosa Plan (albeit in a more responsive configuration). The configuration of the proposed open
space areas also provides for vastly improved wildlife connectivity through the site and buffers to
the creekline than the zoning mapping and / or the previous development proposal. A 50m wildlife
corridor is achieved in the northern part of the site with a 20m corridor achieved in the southern
parts of the land. The Site Comparison Plan PL.03 and Environmental Features Plans PL.04 included
with the Proposal Plan Series at Attachment 3 shows these features.
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(b) The design of the proposed development is a substantial improvement from the previous
development in terms of construction methodology and excavation works. Whilst the previous
proposal required deep excavation to accommodate the unit building, the current proposal plans
show that the proposed units are proposed to be accommodated partially on poles to work with the
topography and minimise the need for deep excavation.
(c) The lightweight construction methodology results in an improved visual appearance with the
buildings sitting lightly on the hill rather than appearing as one large bulky structure. The visual
montages PL.12 to PL 15 included with the Proposal Plans at Attachment 3 are indicative 3D renders
of the proposed development from various viewpoints to demonstrate that the units will blend with
the landscape. Muted colours and materials are proposed to ensure the built form presentation of
the units and detached houses blend with the surrounding environment.
(d) In preparing the proposed development design, the applicant commissioned a full suite of technical
assessments including geotechnical, engineering and environmental to site specifically ground truth
the site’s constraints. These reports are included at Attachments 4, 5 and 6 conclude that the
proposed development has been aligned to the least constrained parts of the land and the site can
be safely and responsibly developed.
For the above reasons it is considered that the proposed development is a suitable design response to
the site’s topography and environmental conditions and the population density of the proposed
development is appropriate and suitable.
25. Earthworks – Proposed earthworks are generally limited to that required for the construction of the
proposed access driveway (and associated drainage) and proposed construction of essential
infrastructure (sewer, water, electrical and telecommunications). This is a significant improvement
when compared to the earthworks and excavation that was proposed to accommodate the previous
unit development on the subject site. The Engineering Report included at Attachment 4 provides further
details regarding the proposed infrastructure site works.
26. Infrastructure provision – Infrastructure services are able to be connected to each proposed allotment
and component of the proposed development, include water, sewer, electricity and
telecommunications. There is no stormwater infrastructure available within the site to allow direct
connection to a Council piped network, however, the existing natural drainage gully through the site has
been considered to represent the legal point of discharge for the proposed development and
stormwater has been designed to achieve non-worsening at this location. The Engineering Report
included at Attachment 4 provides further details regarding the preliminary servicing arrangements.
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27. Open Space Provision – As per the original approval over the subject land, the proposed development
continues to contemplate the dedication of a significant area of land for open space purposes, and
specifically for a wildlife corridor. This environmental area is 36% of the overall site area and varies in
width from 20 metres up to 50 metres wide. This area will provide opportunities for fauna movement
and environmental connectivity as well as providing for the retention of the vegetation to maintain the
green character of Noosa Hill. The Perspectives included with the Proposal Plans at Attachment 3 show
how the proposed development will blend into the landscape. It is noted that these perspectives were
prepared based upon the previous design where duplexes were proposed on Lots 3 and 4 however these
lots are now intended to be reduced to be for a single detached house only such that the visual
presentation and scale of the development will be further reduced.
28. Setbacks, building envelopes, development controls – Given the unique nature of the proposed
development and a desire to offer an increased level of control around environmental protection
matters, individual development controls have been developed for each of these allotments and these
are provided at Attachment 3. The intent of these development control plans is to provide a ‘one stop
shop’ with respect to built form requirements, as well as establish areas of vegetation protection
covenants and setbacks from the creek centreline.
29. It is intended that the proposed Multiple Housing be established on proposed Lot 1. Key operational
aspects of this component of this component of the development application are as follows:
(a) Built Form and Design – The unit component of the development has been configured as six (6)
separate residential buildings, each of which have effectively been designed in a duplex style
arrangement. Each of the proposed units are located such that they are set back from the Attunga
Heights frontage of the site and have been orientated to maximise climatic conditions, as well as
to take advantage of the views over Laguna Bay and Little Cove. The development layout has been
carefully designed to optimise opportunities for areas of private open space to achieve a favourable
north-easterly aspect, with living areas directly accessing or overlooking these spaces. The internal
design of the proposed multiple dwelling units represent a functional design that establishes
habitable rooms capable of receiving a good source of daylight and ventilation. The external design
and three storey nature of the proposed units, does not result in loss of amenity to adjacent land
with regard to overshadowing, privacy, views, building character, and scale as seen from
neighbouring properties.
(b) Building Appearance – The proposed multiple dwelling development has a high-quality
appearance. The building is of a form and character suitable for the surrounding area. The Proposal
Plans and Perspectives at Attachment 3 illustrate the high quality detailing and presentation of the
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proposed multiple dwelling building. Future houses on the detached housing lots will be required
to undergo building approval to ensure compliance with the approved development control plan,
Noosa Plan and relevant building legislation at the time. The unit buildings are proposed to
incorporate muted tones and materials to ensure the built form presentation is responsive to the
landscape.
(c) Site Cover – The proposed development has a site coverage of approximately 2,357sqm, which
equates to approximately 31.4% of the 7,507sqm site. This is considered a low site coverage that
will assist in maintaining the treed and green presentation of Noosa Hill. A large proportion of the
site is proposed for environmental protection either via dedication or environmental covenants.
(d) Setbacks – The proposed multiple dwelling provides the following setbacks:
A minimum road front setback of 14 metres;
A minimum side boundary setback of 2 metres to the southern boundary of the unit allotment
and 5 metres to the northern boundary of the unit allotment;
A minimum rear setback of 10 metres to the unit allotment.
(e) Private Open Space – The proposed development has been designed to incorporate generous
areas of private open space for each dwelling unit. Useable decks are provided at each level of the
apartments. Deck areas have been oriented to address areas of open space. A drying court is also
provided in each of the units to provide a screened area of clothes drying space separate to the
private open space for each unit. A number of mature trees are proposed to be retained around
the proposed units to add to the leafy character of the proposed development. Opportunities are
identified on the plans for a number of the units to incorporate a swimming pool which will create
additional recreation area. Whilst no dedicated communal open space area is intended for the
proposed development the generous amounts of private open space coupled with the high level of
pedestrian connectivity of the site and availability of recreational facilities in the surrounding area
is considered sufficient to ensure the open space requirements of residents are accommodated.
(f) Refuse Collection and Storage – Two bin storage and collection areas are proposed for the multiple
dwellings, with one being located at the Attunga Heights entry to the development and the second
being centrally located within the development. The bin enclosures are strategically located so that
the bins can be readily accessed by residents of the proposed development. The driveway has also
been designed in accordance with Council requirements to ensure that a waste collection vehicle
is able to enter and manoeuvre through the site for waste collection.
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(g) Building Height – The unit component of the development development comprises six separate
buildings, wherein each building has been designed such that they do not exceed a maximum
building height of 12 metres above natural ground.
(h) Car parking and access – The proposed units all achieve access via Attunga Heights via a standard
driveway crossover. A total of thirty-two (32) car spaces are provided on site as follows:
Twelve (12) double garage spaces (1 per unit);
Eight (8) unenclosed visitor spaces, all of which are readily accessible from Attunga Heights
entrance to the development.
All car parking spaces are accessible via the common driveway and have been located in such a
manner that they do not dominate the road frontage of the site. The driveway access and turning
circle area for the car parking spaces have been designed in accordance with Australian Standards
and allows for the vehicles to enter and exit the site in a forward gear.
(i) Landscaping – The landscaping design for the proposed development will support and complement
the built form of the development whilst promoting the local neighbourhood and environmental
character of the locality. The landscaping theme will be attractive, responsive to the architectural
design, functional, low maintenance, and enhance the comfort and safety of users of the site. The
detailed design of landscaping will be demonstrated as part of a subsequent Operational Works
application.
(j) Clothes Drying – Each dwelling unit will be provided with individual clothes drying facilities. The
specific location and type of drying facilities will be determined on a unit by unit basis, depending
on design, layout and location.
30. The following technical information is appended to this report to allow a full assessment of the
application:
(a) Geotechnical Report – Core Consultants were commissioned to undertake a geotechnical
assessment of the subject land for the proposed development. A copy of the report is provided
at Attachment 5. The purpose of the investigation was to assess geotechnical conditions and
slope stability risks. The report reviews the previous geotechnical investigation and concludes
that the original recommendations remain applicable to the revised development concept. The
recommendations include minimising the amount of fill required, nomination of suitable footing
treatments and recommendations regarding drainage and erosion management. This report
provides satisfactory evidence to conclude that development on the site can be adequately
managed through the implementation of appropriate engineering solutions.
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(b) Ecological report – JWA Pty Ltd Ecological Consultants (JWA) were commissioned to undertake
a site specific assessment of the subject land’s environmental values and determine how the
proposed development responds to such features. A copy of the assessment is included at
Attachment 6. The report included site surveys and a review of desktop mapping and
information relating to the site. This report concludes that the proposed development has been
sited to align with the areas of the site that hold the least environmental value and that the
retention of a substantial wildlife corridor (in conjunction with rehabilitation and offset
plantings) will allow for wildlife movement opportunities and enhanced environmental
outcomes on the site.
(c) Engineering report – Walsh Professional Engineers were commissioned to undertake a
preliminary assessment of engineering matters associated with the proposed development. A
copy of the report is provided at Attachment 4. This report provides preliminary detail regarding
the civil construction matters pertaining to the development including access, pedestrian
connectivity, stormwater management, water and sewer supply as well as electricity and
telecommunications. The report concludes that the proposed development is able to be
serviced by all requisite urban infrastructure with further detail to be provided at operational
works stage of the development.
Summation – The submitted reports and assessments provide sufficient technical detail to confirm the
site constraints are able to be appropriately managed.
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SECTION 4 - PLANNING CONSIDERATIONS
STATE INTEREST
State Planning Policy
31. The State Planning Policy July 2017 has a range of interim development assessment requirements which
have been prepared for a range of state interests including:
Planning for liveable communities and housing
Planning for economic growth
Planning for environment and heritage
Planning for safety and resilience to hazards
Planning for infrastructure
Mining and extractive resources
32. The proposed development is consistent with the outcomes expressed in the State Planning Policy and
furthers the relevant state interests. A more detailed assessment of specific state interests is discussed
in the section related to the SDAP provisions.
State Development Assessment Provisions
33. The proposed development will require referral to the State Department pursuant to the Planning
Regulation (Material Change of Use adjoining a Queensland Heritage Place). The subject land adjoins
the Qld Heritage listed Halse Lodge (listing no. 601393) at 17 Noosa Drive, Noosa Heads (refer to Overlay
Map included at Attachment 2). The proposed development does not meet the criteria of an ‘excluded
MCU’ and therefore referral to and assessment by the Department is required. Whilst ultimately this is
a matter for assessment by the Department, we would note that the proposed development is
considered to have a negligible impact on the adjoining State Heritage Listed Halse Lodge. This is
because:
(a) There is a large level of separation between the proposed development and the Halse Lodge
(minimum of 60m to the closest building)
(b) The proposed development has adopted sensitive building design principles to minimise its impact
upon the landscape including sensitive footing design, small building footprints
(c) Lightweight materials and muted colours / roof schemes have been selected to blend with the
existing landscape and pattern of surrounding development
(d) A substantial wildlife / environmental corridor is proposed to be dedicated to Council for ecological
reserve which will ensure 36% of the site is retained in community ownership and will enable the
preservation of scenic values of the site in perpetuity.
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South East Queensland Regional Plan
34. The subject site is identified within the Urban Footprint designation of the South-East Queensland
Regional Plan (SEQRP) – refer to Regional Plan Map Extract at Attachment 2. Land within the Urban
Footprint is intended to accommodate the full range of normal urban uses, such as housing, industry,
business, infrastructure, community facilities and urban open space. The SEQRP also encourages infill
development in existing urban areas. The proposed development represents an efficient use of the land
and achieves a compact residential form and residential density anticipated for lands within the urban
footprint. As such the proposal furthers the intent of the South-East Queensland Regional Plan.
PLANNING SCHEME CONSIDERATIONS – NOOSA PLAN
Proposal Definition
35. The proposal is defined by the Planning Regulation 2016 and / or the Noosa Plan as follows:
Reconfiguring a lot means—
(a) creating lots by subdividing another lot; or
Multiple Housing – means the use of premises for two or more dwelling units or
accommodation units as the case may be, occupied by permanent or semi-permanent residents,
where the occupants may share common facilities on the site. The term includes the following
types –
Type 4 Conventional means the use of premises for dwelling units that do not fall within
Multiple housing Types 1, 2, 3, or 5. The use includes units, townhouses, flats, apartments, villas
and small dwelling units.
Detached House means the use of premises for a single dwelling units which comprises the
whole of the building on one lot8. The term includes uses and works incidental to and associated
with the detached house. The term includes the temporary use as a display home or removal
home. The use is not divided further.
Town Planning Comment – These definitions accurately reflect what is proposed by the application.
Level of Assessment
36. Whilst the Reconfiguration of a Lot component would typically be code assessable due to the combined
nature of the application all aspects of the application will be impact assessable by the Noosa Plan. As
such, the application will be required to be publicly notified and subject to assessment against the whole
of the planning scheme.
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Desired Environmental Outcomes
37. The Noosa Plan 2006 (Planning Scheme) includes Desired Environmental Outcomes (DEO’s) which seek
to balance the components of ecologically sustainable development and achieve the desired vision for
Noosa. Table 3 below provides a review of the proposed development against the relevant DEO’s
Table 3 – Response to Desired Environmental Outcomes
Desired Environmental Outcome How the proposal addresses DEO
OPEN SPACE, ENVIRONMENT AND The proposed development is consistent with
CONSERVATION FUNCTIONING Desired Environmental Outcome – Open Space,
Networks of open space and natural Environment and Conservation Functioning on the
habitat, vegetated lands, and riparian following basis: -
zones along watercourses— The proposed development is such that
i. are sensitively managed and ecological values on site will be protected via
protected from any adverse an ecological reserve in public ownership to
impacts, including cumulative ensure strong protection;
impacts, resulting from The subject site contains large areas of existing
development; vegetation that are intended to be protected
ii. set Noosa apart from other coastal through built form arrangement and proposed
parts of south-east Queensland by lot configuration. It is intended that vast areas
strongly protecting the natural of the site be preserved by way of park
environment; dedication which will ensure the ongoing
iii. support the economy through the retention of this greenspace for public
tourism industry; enjoyment;
iv. define the boundaries to or of each Proposed building envelopes have been
of the distinct urban localities of rationalised and consolidated towards the least
Noosa; constrained areas of the site, with proposed
v. protect water quality, landscape lots configured to maintain the existing
stability and biodiversity; amenity of the Noosa heads locality;
vi. provide passive, nature-based The development layout is such that natural
recreational and educational hazards will be avoided and / or mitigated;
opportunities; The development layout has been designed to
vii. enhance visual amenity; and ensure that risk of harm to people, property
viii. provide linkages beyond Noosa’s and the environment due to bushfire is
boundaries. minimised, by way of appropriate design and
provision of essential water infrastructure;
RESIDENTIAL USES The proposed development is consistent with
Urban and rural settlement for Desired Environmental Outcome – Residential
residential use is developed to be Uses on the following basis: -
consistent with— The proposed development anticipates only 4
i. the planned capacity for roads, residential lots, with 3 of these lots to be
community services and developed with a single detached dwelling and
infrastructure for the particular the remaining lot developed with 12 multiple
locality; housing units. The functional road hierarchy
ii. the expectations of Noosa’s within which the proposed development
population to have access to a intersects has been designed to accommodate
broad range of safe, secure and such densities;
affordable housing; The proposed development achieves a
iii. the expected character and compact settlement pattern which
amenity for the particular locality; successfully integrates with the existing road
network;
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Table 3 – Response to Desired Environmental Outcomes
Desired Environmental Outcome How the proposal addresses DEO
iv. the landform, natural High traffic generating uses are not anticipated
environmental and climatic by the proposed development;
conditions of the locality; The proposed development is effectively infill
v. energy efficiency and water development and is located within an existing
conserving design principles; defined urban boundary;
vi. convenience and accessibility to The proposed developments represents a
urban services; and pattern of development that not only responds
vii. suitable separation from to site constraints, it also offers diversity in
incompatible land uses. housing choice within the locality;
The proposed development will not unduly
detract from the existing amenity of the Noosa
Heads community. The development is of a
scale and intensity that seeks to generally align
with the settlement pattern already
established within the area. Retention of vast
areas of vegetation will further enhance the
amenity of the proposed development;
As outlined in section 2 of this report above,
the development is conveniently located in
proximity to a wide range of existing urban
services;
The proposed development is residential in
nature and consistent with the surrounding
preeminent development. Surrounding
development is of a similar scale and nature,
and has responded in a similar manner to the
proposed development to site constraints.
The planning scheme clearly denotes an intent
for the development of the subject land, akin
to the proposed intensity of development. In
this regard, the proposed development is
consistent with the community expectations
for the subject land and is able to be
adequately serviced by existing infrastructure.
TRANSPORT & MOBILITY FUNCTIONS The proposed development is consistent with
Community access for all is provided Desired Environmental Outcome – Transport &
to a range of safe and efficient Mobility Functions on the following basis: -
transport choices appropriate to As demonstrated in Section 2 of this report,
community needs considering the the subject site has good access to a range of
location of residential uses, public transport options, community and
community and shopping facilities, shopping facilities, leisure opportunities and
leisure opportunities and employment. Existing pedestrian networks
employment. These transport choices are also available within proximity to the
include— subject site.
i. affordable community transport, The proposed development is afforded access
including on the roads and the to a diverse range and scale of efficient
Noosa River; transport choices appropriate to the
ii. private vehicle; community in which the proposed
iii. cycling; and development is located;
iv. walking.
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Table 3 – Response to Desired Environmental Outcomes
Desired Environmental Outcome How the proposal addresses DEO
INFRASTRUCTURE AND SERVICES The proposed development is consistent with
i. The efficient provision and use of Desired Environmental Outcome – Infrastructure
services such as water, sewerage, and Services on the following basis: -
power, telecommunications and The proposed development is able to be
waste disposal caters for the efficiently serviced by all required urban
needs of residents and visitors, infrastructure as demonstrated in the
relative to their location within submitted Engineering Report.
Noosa. Given the proposed development’s location in
ii. The ongoing viability of existing an existing urban area it is not expected that
infrastructure services and the proposed development would compromise
facilities are protected from the the viability of existing or planned
impacts of future development. infrastructure within Noosa.
38. Summation – Therefore it is considered that the proposed development is wholly consistent with the
Desired Environmental Outcomes of the Noosa Plan 2006.
Applicable Codes
39. There are a number of Planning Scheme Codes relevant to the assessment of this application. A general
assessment of how the proposal complies with the outcomes of these codes is set out below:
(a) Noosa Heads Locality Code – The subject land is located in the Noosa Heads Locality and has mixed
zonings of Attached Housing, Detached Housing and Open Space Conservation. Approximately
2086sqm of the site area is mapped in the Attached Housing Zone, 2481sqm is mapped in the
Detached Housing Zone with the remainder of the site zoned for Open Space Conservation. It is
noted that the land use zonings depicted on Council’s Zoning Map included at Attachment 2 do not
necessarily align with the actual environmental and slope constraints of the land. Therefore the
extent of development indicated on the Proposal Plans has been designed to align with the results
of the technical constraints reporting rather than the broad scale derived zoning map.
The intent for development within the Noosa Heads Locality (generally) is that new uses and works
are located, designed and managed to be compatible with adjacent land uses, whilst also avoiding
significant adverse impacts on amenity and the natural environment. Housing form is also to offer
a high level of residential amenity, design quality and safety is respectful to the character of the
streetscape and surrounding development. The proposed development furthers this intent of the
Noosa Heads Locality Code in the following ways:
(i) The proposed development is infill development in an existing urban area and provides a
design that is responsive to site constraints and maintains the amenity of the surrounding
area;
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(ii) The development is of a scale and intensity that generally aligns with the established pattern
of development within the area. The proposed development is of a density that is
substantially less than the adjoining Viridian development.
(iii) The development is sensitive to the existing environmental values of the site where areas of
built form are consolidated and located such that generous widths of environmental
corridors are afforded across the site.
(iv) The density of development is in the order of 39.6 persons. We understand this is 2 dwellings
more than Council’s preferences however the reasons outlined in this report reasonably
necessitate approval of the development at this greater density. Particularly the quantum of
site area that will be retained for environmental purposes, the lightweight construction
methods that have been designed to be more responsive to the topography and minimise
the excavation required to accommodate the development. These factors coupled with the
technical assessments that have been prepared to demonstrate that the proposed
development is a suitable development response.
(v) The proposed built form will not exceed a maximum of 3 storeys and 12 metres in height
and the dwellings have been designed to sit lightly in the landscape and have minimal visual
impact. Retention of a vast amount of the site in public ownership will ensure the visual
amenity of Noosa Hill is maintained.
(vi) Building setbacks nominated on the proposal plans at Attachment 3 will ensure the
preservation of visual and scenic amenity of adjacent land uses as well as maximise the
extent of vegetation to be retained. The perspectives included with this report demonstrate
the superior visual presentation of the development when compared to other developments
that have occurred in the surrounding area.
(vii) Built form controls for the detached houses are such that they will result in a building scale
that is compatible with the surrounding context. The proposed multiple housing has also
been designed such that it will not present an appearance of excessive bulk and scale.
(viii) The anticipated gross floor area of the proposed multiple housing component of the
development is only in the order of 3,513sqm, which is less than that which would be
nominally calculated as the maximum for a development within the Attached Housing Zone
with a site area of 7,507sqm.
(ix) Site cover for the proposed multiple housing is only in the order of 34.1% with the detached
houses to have nominated building envelopes for future houses.
(b) Reconfiguring a Lot Code – the proposed development is such that it furthers the intent of the
Reconfiguring a Lot Code and generally complies with the Specific Outcomes and Probable
Solutions of the code as follows:
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(i) The proposed development is sympathetic to its surrounds and responds appropriately to
matters of site constraint. Site specific assessments have been provided to support the
development context.
(ii) Lot sizes and dimensions are consistent with and appropriate for their intended purpose
and consistent with those existing in the surrounding area.
(iii) Each of the proposed allotments is of a sufficient size to accommodate a building envelope
that achieves standard building setbacks and sufficient bushfire buffering.
(iv) The proposed reconfiguration is appropriately accessed by extensions to existing roads.
(v) The proposed reconfiguration seeks to dedicate vast portions of the subject site adjacent
an existing waterway corridor to preserve its ongoing value to the community.
(vi) Each of the proposed allotments are able to be adequately serviced by all urban
infrastructure, including water, sewer, electricity and telecommunications.
(vii) A large portion of the site is to be dedicated to Council for environmental and scenic
amenity conservation purposes.
(viii) Access arrangements have been designed to be consistent with Council requirements.
(c) Detached House Code – Proposed Lots 2, 3 and 4 are intended to be developed for single
detached houses. Building controls for future dwelling house construction will generally defer
to the provision of the Noosa Plan, however to offer an increased level of control around
environmental protection, individual development controls have been established for each of
these allotments. These controls provide a clear and concise set of rules to regulate
development on the created allotments (refer to control plans included at Attachment 3).
(d) Residential Uses Code – Proposed Lot 1 is intended to be developed for a Multiple Housing –
Type 4 Conventional Development. The proposed design of this component of the development
is reflected on the Proposal Plans included at Attachment 3, which clearly demonstrate that the
building will ‘sit lightly’ in the landscape and will not adversely affect the amenity of the
surrounding locality and immediately adjacent land uses.
(e) Driveways and Carparking Code – Proposed Lots 3 and 4 are intended to obtain access from
the adjacent Viridian Development, whilst proposed lots 1 and 2 are intended to obtain access
from the Attunga Heights frontage of the lot. Access arrangements are all able to be provided
in accordance with Council standards. The design of the driveway extension from Attunga
Heights servicing proposed Lots 1 and 2 is such that it retains significant vegetation on the site,
including 3 hoop pines towards the western boundary, as well as minimising the extent of cut
and fill required across the site with slopes being such that waste collection vehicles will be able
to adequately service the site. Carparking provision is also anticipated as being a rate suitable
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for the intended development. Proposed lots 2, 3 and 4, will each be able to accommodate a
minimum of 2 car spaces, whilst the proposed multiple housing on proposed Lot 1 is intended
to accommodate 12 x double garages (i.e. total of 24 car spaces) for residents and 8 visitor car
parks. This is in excess of the car parking requirements pursuant to the Noosa Planning Scheme
which require 2 spaces per 3 bedroom unit plus 1 visitor space per 4 units.
(f) Earthworks Code – The limited amount of earthworks that will be required to facilitate the
proposed development will be undertaken in accordance with the recommendations of the
Geotechnical Report provided at Attachment 5.
(g) Erosion and Sediment Control Code – Proposed earthworks will be generally limited to that
required for the construction of the proposed access driveway and for various infrastructure.
Appropriate erosion and sediment controls will be implemented, with the detailed design
demonstrated through a subsequent application for Operational Works.
(h) Existing Services Code – The subject site has access to, and proposed lots are capable of being
connected to (without adversely affecting the function of) existing urban infrastructure
including water, sewer, electricity and telecommunications. The detailed design of connection
to these services will be demonstrated as part of a subsequent Operational Works application.
(i) Landscape Code – Landscaping will be consistent with the existing residential character of the
area in accordance with Council standards outlined in the Landscaping Code.
(j) Transport, Roads and Drainage Code – High traffic generating uses are not anticipated by the
proposed development, which will successfully integrate with the existing road network.
(k) Water Sensitive Design Code – There is no stormwater infrastructure available within the site
to allow direct connection to Council piped network, however, the existing natural drainage
gully through the site has been considered to represent the legal point of discharge for the
proposed development and stormwater has been designed to achieve non-worsening at this
location. Detailed design of stormwater solutions will be demonstrated as part of a subsequent
Operational Works application.
(l) Waste Management Code – The proposed development layout has been designed such that it
is capable of accommodating the collection of waste in accordance with Council’s standards.
(m) Water Supply and Sewerage Reticulation Code – The Engineering Report included at
Attachment 4 conceptually provides water supply and sewer reticulation services. The detailed
design of this infrastructure will be demonstrated as part of a subsequent application for
Operational Works.
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Planning Scheme Overlays
40. The land is mapped as being constrained by some Planning Scheme Overlays (refer Overlay Map Extract
included with the Statutory Mapping Extract at Attachment 2). These overlays are discussed below:
(a) Biodiversity Overlay Code – The subject site is mapped as being affected by “Environmental
Protection Area” and a “Watercourse” under this overlay code. The intent of this code is to ensure
that the natural resources of the Noosa Shire are conserved with wildlife corridors / vegetation links
/ riparian vegetation managed and rehabilitated to ensure the longer term ecological viability and
sustainability of native flora and fauna. As discussed in the Ecological Report included at Attachment
6 a site specific assessment has been undertaken determining that the proposed development is
sited on the areas of the site with the least environmental significance and that the substantial
wildlife corridor proposed will allow for fauna movement through the site. We would also note the
community benefits of the proposed development in particular that it will result in a significant
portion of the site (36%) being transferred to public ownership to ensure its long term protection for
the benefit of Noosa.
(b) Natural Hazard Overlay Code – A small part of the land is mapped as being affected by Low Potential
Acid Sulfate Area 5-20m AHD and Medium Bushfire Hazard Area as well as parts of the land being
affected by the Landslip Hazard Overlay. The proposed development has been designed such that it
is responsive to the constraints of the subject land and appropriate construction methods will be
implemented to minimise hazards and safety risks. Furthermore, the subject land also currently has
access to reticulated water which will provide an adequate water supply for firefighting purposes in
the event of bushfire.
41. Town Planning Comment – There are no planning scheme overlays that cannot be overcome by sound
design solutions and in any case, do prevent development of the type proposed by this application.
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SECTION 5 - CONCLUSIONS
42. This report has assessed and considered a proposal to the Noosa Council for a Development Permit for
Reconfiguration of a Lot (1 Lot into 4 Residential Lots and 1 Open Space Lot) and Material Change of Use
(3 Detached Houses and Multiple Housing Type 4 Conventional – 12 Dwelling Units) at 27 Attunga
Heights, Noosa Heads, QLD, 4567.
43. The development application has been made in accordance with the requirements for development
under the Planning Act 2016.
44. The proposal complies with the State Planning Policy (to the extent that it applies to the proposed
development).
45. The proposal is consistent with the Urban Footprint designation of the land pursuant to the South-East
Queensland Regional Plan 2017.
46. The proposed development furthers the achievement of the Desired Environmental Outcomes of the
Noosa Plan 2006.
47. The proposal is consistent with the overall outcomes of the Noosa Heads Locality Code and other
relevant development codes. The proposed lot sizes and density of development proposed is responsive
to the locational attributes of the site and will integrate well with surrounding development.
48. The proposal generally complies with the relevant provisions of the relevant Planning Scheme Codes of
the Noosa Plan (or could be conditioned to comply).
49. The proposed development will deliver a community benefit by dedicating 36% of the site to Council
allowing for the preservation of environmental and scenic values of Noosa Hill.
50. All necessary urban infrastructure is able to be provided to service the proposed development in
accordance with Council’s requirements.
51. Supporting technical assessments have demonstrated that appropriate technical solutions can be
implemented to ensure development of the site can occur in accordance with the intent of the Planning
Scheme and in a way that appropriately mitigates / addresses all potential constraints to development
of the land.
52. For the above reasons, the proposed development should be approved subject to reasonable and
relevant conditions.
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