Town Planning Report · MCU18/0015

Town Planning Report                                                                             January 2018


    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.




Combined MCU and ROL proposal                                                                    Page 9 of 28