2019-12-11 SM Agenda - Item 1 - Attachment 1 DRAFT 20191202-Noosa Plan Consultation Report

 Submitter   Submission and Grounds of Submission                                                                            Planners’ Response                                                                                        Recommendation
 20864649    Owner of 45 Reserve Street requests the eastern and central parts of the property (approx. 80%) be              As per adjoining 49 Reserve Street this site has been included in the Detached Housing zone since the     Council at its Special Meeting of 12 September 2019 resolved that Zoning Map ZM-9
             included in the Low Density Residential Zone and the western portion, being more constrained be included        2006 Noosa Plan commenced. Prior development approval for subdivision has lapsed and a more               in Schedule 2.3 of the New Noosa Plan be amended to apply split zoning to 45
             in the Recreation and Open Space Zone.                                                                          recent application withdrawn.                                                                             Reserve Street so that:
             The land proposed for the Low Density Residential zone is generally covered by an open forest with no           Most of the site is affected by the Biodiversity overlay and at the western end the risk of bushfire      a)   the portion constrained by existing vegetation with biodiversity values be zoned
             under storey or has been cleared of treed vegetation. Bushfire risk can be mitigated.                           increases.                                                                                                     Environmental Management & Conservation; and
             All urban services are already connected to the property and development of the subject site and adjoining      A split zoning is proposed.                                                                               b)   approximately 4000 square metres of land considered suitable for development
             properties provides an opportunity to utilise the existing water and sewerage reticulation without cost to                                                                                                                     be zoned Low Density Residential.
             service providers. Development of this site and adjoining lands would form a logical expansion area
             without creating house lots affected by flooding.                                                                                                                                                                         This formed part of a package of significant changes to the draft scheme re-
                                                                                                                                                                                                                                       advertised from 13 September.
             Separate letter received from Consulting Engineers confirming they are in the process of preparing a
                                                                                                                                                                                                                                       During the subsequent consultation period no submissions were received however the
                                                                                                                                                                                                                                       urban boundary and urban area on the Strategic Framework Settlement Map should
                                                                                                                                                                                                                                       also be changed to align with the area zoned Low Density Residential Zone.

                                                                                                                             The majority of this block to be in the Environmental Management and Conservation Zone and only a
                                                                                                                             small portion could be included in the Low Density Residential Zone (roughly 4,000m2).




             subdivision application
 20850107    Submitters’ property is located at 12 Ambulance Street, Pomona and is currently entirely residentially          The submitters’ properties in Ambulance Street are proposed to be split zoned, largely to reflect the     That no change be made to the New Noosa Plan as a result of this submission.
             zoned. They contest the proposed zone change (part Low Density Residential and part Conservation)               degree of flood hazard at the rear of the blocks, however the biodiversity values are also a constraint
             would mean that more than half their block would be rezoned for conservation (unable to develop).               for further development.
             Submitter has made long term investment decisions on what they understood to be the potential for this
             property. They created a super fund purely for this particular property and what they understood was its
             potential to subdivide. Submitters are reliant on this to fund their retirement. Requests this submission be
             considered and the zone to remain as currently are.
 20868352    16 Ambulance Street Pomona is currently zoned Detached Housing and submitters oppose the proposed
             zoning which would see part of the site in the Low Density Residential Zone but part of it in the
             Environmental Management and Conservation Zone. They submit that any land outside of the flood
             hazard area is suitable for residential development with the imposition of suitable conditions of approval.
             The owners request:
             •  The inclusion of the part of the property outside of the Flood Hazard Overlay (approximately 3148m 2
                75%) in the Low Density Residential Zone; and
             • The inclusion of the part of the property affected by the Flood Hazard Overlay (approximately 1051m2 -
                25%) in the Environmental Management and Conservation Zone.
             The eastern portion of the property is deemed suitable for inclusion in the Low Density Residential Zone as:
                                                                                                                             While 12 Ambulance Street already contains a house, #16 is as yet undeveloped. The Low Density
             •   The existing vegetation has limited environmental values;                                                   Residential Zone is designed to allow for a home on each block as anticipated in that zone, however it
             •   All urban services are already connected to the property;                                                   is unlikely either of the lots could be divided further.
             •   Existing urban services (water, sewer, telecommunications and electricity) area capable of being            The tenure of blocks do not change with zoning and zoning on private land for Environmental
                 extended within the development at no cost to service providers; Development provides an                    Management and Conservation is quite distinct from National Parks or any other park where the public
                 opportunity to utilize existing under-utilized reticulation infrastructure                                  can access.
             •   The inclusion of portion of the land in the Environmental Management and Conservation Zone is seen
                                                                                                                             Staff note submissions but consider the proposed zoning is appropriate and reflects the real
                 as a reasonable offset for any vegetation damaged associated with development of the balance of the
                                                                                                                             constraints of the site.
                 land in the Low Density Residential Zone
             •   The adjoining properties provide similar characteristics and are deemed to be suitable for similar
                 proposed changes to the zone of the properties. These properties collectively form a logical area for in-
                 fill development of Pomona
 20826397    Land zoned for Medium Density Residential in Pomona is unlikely to be redeveloped because the existing          Since the 1997 Strategic Plan there has been provision for a small amount of semi-detached and            That no change be made to the New Noosa Plan as a result of this submission.
             substantial homes on site.                                                                                      attached residential housing in Pomona. Much of this has not been taken up despite the introduction
                                                                                                                             of reticulated sewerage. The draft scheme has already included further lots close to the town centre in
             Blocks between Church Street and Church Lane are ideal for medium density development, but not the              the Medium Density Residential Zone.
             Hospital Street blocks fronting Stan Topper Park (apart from the units near the Lions Den end).
                                                                                                                             13 Rectory Street, and indeed most of Rectory Street is within the character area and as such
             Selected corner blocks in town could be designated for duplex developments, with two attached dwelling          redevelopment for higher density housing has not been suggested.
             units, looking all the world like one house, but with two separate driveways (one from each road).
                                                                                                                             The risk of flood inundation affects both 14 and 16 Hill sites, particularly #16. Intensification of
             Specifically requests 14 and 16 Hill Street, 13 Rectory St and 16 and 18 Red Street be zoned Medium             residential development on these sites would be problematic.
             Density Residential.
                                                                                                                             The Local Government Infrastructure Plan identifies a future pathway connection along Yurol Forest


Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                                                                              Page 98