Town Planning Report · MCU18/0015

Town Planning Report                                                                           January 2018


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.




Combined MCU and ROL proposal                                                                  Page 13 of 28