Town Planning Report · MCU18/0015

Town Planning Report                                                                          January 2018


    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



Combined MCU and ROL proposal                                                                 Page 7 of 28