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Appendix 3. Planning Report [As Published] · 132007.2399
JFOP JONES FLINT & PIKE PTY LTD DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE OF LAND FOR THE USE OF LAND FOR RESIDENTIAL PURPOSES AND A RECONFIGURATION OF A LOT IN TWO (2) STAGES Lot 3 on SP178323 NOOSA SPRINGS DRIVE, LINKS DRIVE & RESORT DRIVE NOOSA SPRINGS, NOOSA HEADS PLANNING ASSESSMENT REPORT Prepared on behalf of StarCo Holdings PTY LTD November 2007
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BASIC INFORMATION
Basic information relating to this development application includes:
Applicant: StarCo Developments PTY LTD
PO Box 1184
NOOSA HEADS QLD 4567
Address of Site: Noosa Springs Drive, Links Drive and Resort Drive, Noosa
Heads
Real Property Description: Lot 3 on SP178323
Owners: StarCo Holdings PTY LTD
Area of site: 62.45 hectares
Current Use of Site: Golf course, spa, tennis courts, fitness centre and vacant
land
Planning Scheme: Superseded Planning Scheme
Land Use Zoning(s): Special Facilities Zone (Tourist Resort Complex as shown
on the Plan of Development 390-PD3)
Strategic Designation: Open Space - Recreation
Proposal: Development Permit for a staged residential subdivision:
Stage 1 – one (1) lot into two (2) lots
Stage 2 – one (1) lot into twenty-seven (27) lots,
one (1) common property lot and creating an access
easement.
Development
Approval Sought: Development Permit for a Material Change of Use and a
Reconfiguration of a Lot
Referral Agencies: Department of Natural Resources and Water
Environmental Protection Agency
Existing Easements: Easement D on RP214555
Easement E on SP100810
Easement G on SP100810
Easement H on SP100810
Easement L on SP100810
Easement A on SP100810
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Easement C on SP103605
Easement D on SP108098
Easement U on SP110384
Easement V on SP110387
Easement AA on SP110393
Easement BB on SP110393
Easement T on SP108100
Easement DD on SP120992
Easement EE on SP120992
Easement CC on SP120992
Easement HH on SP120995
Easement B on SP129054
Easement A on SP129054
Easement M on SP137430
Easement N on SP137430
Easement P on SP137430
Easement R on SP137429
Easement U on SP140492
Easement Y on SP146050
Easement Z on SP146050
Easement V on SP140494
Easement JJ on SP178323
Easement KK on SP178323
Easement LL on SP178323
Easement MM on SP178323
Easement NN on SP178323
Easement QQ on SP178323
Easement SS on SP178323
Easement RR on SP178323
Easement PP on SP178323
Assessment Level: Impact Assessable
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TABLE OF CONTENTS
1.0 INTRODUCTION ................................................................................................................4
2.0 SITE DESCRIPTION ..........................................................................................................4
2.1 The Site and Surrounds...............................................................................................5
3.0 SITE HISTORY...................................................................................................................6
4.0 THE PROPOSAL ...............................................................................................................7
4.1 Level of Assessment ...................................................................................................7
4.2 Proposal Details ..........................................................................................................8
4.3 South-East Queensland Regional Plan (SEQ Regional Plan) ...................................10
4.4 Remnant Vegetation Mapping ...................................................................................11
5.0 SUPERSEDED PLANNING SCHEME .............................................................................12
5.1 Zone ..........................................................................................................................12
5.2 Strategic Plan ............................................................................................................12
6.0 ASSESSMENT CONSIDERATIONS................................................................................14
6.1 Material Change of Use Requirements......................................................................14
6.1.1 Required External Works ............................................................................15
6.1.2 Landscaping................................................................................................16
6.1.3 Parking, Loading and Access......................................................................16
6.2 Reconfiguration of a Lot Requirements .....................................................................17
7.0 STATE PLANNING POLICIES.........................................................................................18
8.0 CONCLUSION..................................................................................................................19
APPENDICES
APPENDIX A - Locality Plan
APPENDIX B - Survey Plan (Current Land Title)
APPENDIX C - Proposal Plan
APPENDIX D - Approved Plan of Development
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1.0 INTRODUCTION
This planning report has been prepared on behalf of StarCo Developments PTY LTD which is the
Applicant. StarCo Holdings PTY LTD is the registered proprietor of land fronting Noosa Springs
Drive Links Drive and Resort Drive. Owners consent accompanies the Development Application.
The area which is the subject of the application is described as Lot 3 on SP178323. Lot 3 is
included within the metes and bounds of Noosa Springs. The area which is to contain the
proposed residential subdivision development is located within part of Lot 3 and, for the purpose of
this Development Application, is described as Precinct J. As the Applicant, StarCo Developments
PTY LTD has engaged our office to prepare a Planning Report for a Development Application
which will materially affect part of Lot 3, and is to be contained within the area described as
Precinct J.
We hereby request that the Development Application be made assessable under the Superseded
Planning Scheme. The application includes two (2) components and seeks the Council’s consent
for:
¾ A Material Change of Use of mainly vacant land and partly golf course included within part
of Lot 3 for residential purposes and a realignment of the eighteenth hole; and,
¾ A staged Reconfiguration of a Lot:
o Stage 1 – one (1) lot into two (2) lots to create the Precinct J lot and balance lot on
which the golf course, spa, tennis court and fitness centre are located; and
o Stage 2 – one (1) lot into twenty-seven (27) lots and one (1) common property lot
(Community Title Scheme) and an access easement.
As mentioned above and for the purpose of clarity, the residential subdivision is described as
Precinct J and is included within the boundary of Lot 3 on SP178323. Noosa Springs is located in
the Noosa Heads/ Noosaville locality which is within the Parish of Weyba, County of March and is
included within the boundary of the Noosa Shire.
The proposal is deemed Impact Assessable consistent development under the provisions of
Superseded Planning Scheme and the Integrated Planning Act 1997 (IPA).
The following sections of this planning report provide a brief description of the Precinct J site, and
the surrounding residual area of Lot 3. The report also investigates the character and scale of
development throughout Noosa Springs, provides a brief site history, proposal details and an
assessment of the proposed development against the relevant provisions of the Superseded
Planning Scheme and other relevant State planning policies. In short, this report provides a
summary of the grounds that support the approval of the proposed development in order to assist
the Council in its assessment of the application.
2.0 SITE DESCRIPTION
The area described as Precinct J which is to contain the proposed residential subdivision
development, is part of Lot 3 on SP178323 and is incorporated within the metes and bounds of
Noosa Springs. On the approved Plan of Development, Lot 3 on SP178323 is identified as
Precinct H and comprises vacant land, part of the Golf Course, Club House and associated
facilities. A map showing the location of the site is included within Appendix A of this report.
Lot 3 on SP178323 comprises a total area of 62.45 hectares. The Precinct J site however, is
included within the boundaries of Lot 3 and features a developable area of 3.07 hectares. A list of
the registered Easements over Lot 3 is provided within the “Basic Information” section at the front
of this report. In addition, a full description of the registered Easements is detailed on the current
Title which describes Lot 3 and is attached in Appendix B. It should be noted that two (2)
Easements currently traverse the Precinct J site. The two (2) Easements are described as
Easement D on SP108098 and Easement L on SP100810.
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M1806 Page 5 of 19 November, 2007 2.1 The Site and Surrounds The topography of the site falls at a fairly constant grade from the northeast to the southwest, from a level of approximately 9.0m on AHD to a minimum level of 1.5m on AHD. The topography can generally be described as a gradual slope with slight undulations towards the south western corner. The natural elevation facilitates views and vistas across the lake system and the Noosa Springs Golf Course, and is an ideal outlook for residential dwellings. The site is mainly vacant land surrounded by part of the Golf Course and can be serviced by the standard community infrastructure expected for a residential subdivision. These services include underground telecommunications, reticulated town water supply, sewerage, electricity supply and associated sealed access. Other community infrastructure and services such as a Fire Station, a Police Station and an Ambulance Station are situated to the north east of Noosa Springs. The proposed development will require a minor alteration to the 18th fairway. It should be noted from the outset that the remodelling of the 18th fairway will result in a more challenging and functional final golf hole. A copy of the amended design is attached to the application. Noosa Springs adjoins the foreshore of Lake Weyba and is situated within the southern pocket of the Noosa Heads/ Noosaville Locality. It is secluded from the wider Noosa Heads locality due to existing environmental and physical barriers, which include open space areas to the north, east and west and the construction of Eenie Creek Road. The uses surrounding the site relate to the on-going development of the Noosa Springs Master Planned Community. A Sewerage Treatment Plant is also located to the north east. Some of the vegetation surrounding Lot 3 is identified as a State significant ecosystem, and forms part of the Noosa National Park. This application will have no impact on this vegetation.
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Extract – Site Plan
LEGEND
The Precinct J Site Open Space Conservation
Lot 3 on SP178323—Part of Road Connection
the existing Golf Course N
Source: Department of Natural Resources and Water
3.0 SITE HISTORY
A Rezoning Deed dated 21st September, 1995 permitted the development of Noosa Springs by
way of a Plan of Development. This rezoning was approved prior to the adoption of the
Superseded Planning Scheme. Accordingly, the Precinct J site and the greater area of Noosa
Springs are included within the Special Facilities Zone in the Superseded Planning Scheme. Land
included within the Special Facilities Zone typically comprise particular combinations of uses which
are not suited to conventional zones. This zone facilitates development that is generally in
accordance with a Plan of Development. For the purpose of this Application the relevant Plan of
Development is referenced as 390 PD3 and dated December, 1997 [as amended] and is attached
at Appendix D.
The Plan of Development incorporates a total of twelve (12) precincts, which include:-
i. Precinct A, B1, B2, C1, C2, D1 and D2 – Residential uses;
ii. Precinct G and H encompass, the Golf Course, Club House and Associated Facilities;
iii. Precinct F includes a Resort, Hotel and Associated Facilities; and,
iv. Precinct E1 and E2 includes Multiple Dwelling Units.
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The Plan of Development also incorporates a Dwelling Unit Yield Schedule. The schedule details
permitted and permissible dwelling unit types for each precinct, unit yields and suggested gross
floor area limitations. It should, however, be noted that there is a portability provision within the
Schedule which states ‘notwithstanding the above, the Dwelling Unit Yield or GFA may be
transferred between precincts provided that prior Town Planning Consent approval of Council is
first obtained’. The portability provision has been implemented previously with respect to Precincts
B, C, D, E1 and E2. In recent times the implementation of the portability provision was endorsed
by a decision at the Planning and Environmental Court, StarCo Developments PTY LTD-v-Noosa
Shire Council [2002] QPELR 438.
4.0 THE PROPOSAL
4.1 Level of Assessment
The proposal seeks Council consent for a Development Permit for a Material Change of Use of
partly vacant land and partly golf course included within part of Lot 3 for residential purposes and a
realignment of the eighteenth hole and a staged Reconfiguration of a Lot comprising:
o Stage 1 – one (1) lot into two (2) lots
o Stage 2 – one (1) lot into twenty-seven (27) lots and one (1) common property lot
and the creation of an access easement.
The proposal is made under the Superseded Planning Scheme, which is identified as a
Transitional Planning Scheme. The level of assessment is determined in accordance with s6.1.29
of the Integrated Planning Act 1997 (“The Act”).
The proposal is over land included within a Special Facilities Zone which is the subject of a Plan of
Development.
We make reference to the Plan of Development attached at Appendix D of this report. More
specifically, we make reference to the provisions detailed under the Permissible Uses header for
Precinct H which currently includes the land proposed to contain the residential use. The Plan of
Development defines Permissible Uses for Precinct H as follows:
“Any development extending from one Precinct in which it is a Permitted Use or
Permissible Use into the adjacent area of an adjoining precinct where it is not a Permitted
Use or Permissible Use.”
The concept of Permitted Uses and Permissible uses relates directly to the repealed Local
Government (Planning and Environment) Act and, in the terms of the current legislative, can be
translated to mean Code Assessable and Impact Assessable development respectively. The
proposed development:
is in Precinct H which adjoins all five (5) existing residential precincts;
is in an area which is adjacent to these existing residential precincts; and
extends the residential uses from the existing residential precincts into Precinct H.
Therefore, it is submitted that the proposal is deemed to be a Column 4 consistent use subject to
Impact Assessment. As a result, the Development Application is required to undergo Public
Notification in accordance with the Act.
Although within a precinct of the Plan of Development which provides for golf course and
associated uses, the proposed residential subdivision will not affect the existing golf course use as
it's current use is predominantly for growing palm trees on a temporary basis and is an "out of
bounds" area for golf players. As such, the current use of the land represents a very inefficient use
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M1806 Page 8 of 19 November, 2007 of scarce land which is otherwise suitable for residential development given it's location within the existing Noosa Springs development and its proximity to all relevant services. As indicated above, the proposed development will not cause the overall density and area limits set out in the Dwelling Unit Yield Schedule in the Plan of Development for Noosa Springs to be exceeded. In that respect it is consistent with the overall intent for the Plan of Development for this zone. Extract – Superseded Planning Scheme: Table of Assessment Source: Superseded Planning Scheme In addition, the proposed development is consistent with the Dwelling Unit Yield Schedule included within the Plan of Development. Further justification supporting the application is found within the overarching principles of the South East Queensland Regional Plan. To be specific, the site is located within the Urban Footprint. Pursuant to Schedule 2 of the Integrated Planning Regulation the Department of Natural Resources and Water (DNR&W) is a Concurrence Agency because Lot 3 is mapped as containing remnant vegetation. It should, however, be noted that the Precinct J site does not contain remnant vegetation. In addition, the Department of Natural Resources and Water is an Advice Agency because of the potential for disturbance of Acid Sulfate Soils and the Environmental Protection Agency is an Advice Agency with regards to the proximity of the site to the Noosa National Park. 4.2 Proposal Details The applicant seeks approval for a Material Change of Use of mainly vacant land included within part of Lot 3 on SP178323 for residential purposes and a realignment of the eighteenth hole and a staged Reconfiguration of a Lot:
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o Stage 1 – one (1) lot into two (2) lots
o Stage 2 – one (1) lot into twenty-seven (27) lots, one (1) common property lot and
an access easement.
Consequently, the Development Application is comprised of two (2) components, which are
detailed in a consequential manner. In short, consent must be granted for the proposed
reconfiguration and residential use. This is necessary for the land to be associated with the
appropriate land use designation in order to achieve the correct developmental outcome.
As mentioned earlier, the Precinct J site is incorporated within the boundary of Lot 3 on SP178323,
which comprises part of the Noosa Springs. The Proposal Plan is included within Appendix C of
this report. The subdivision layout integrates design elements which reflect similar development
principles to the existing development located within the western part of the Noosa Springs. Such
design elements incorporated within the subdivision layout include; a common property lot
comprising a gated private road and landscaping, and regular shaped large residential allotments
having an average area of approximately 800m2. In addition, the proposed development is to be
regulated by a Community Management Statement and a Building Covenant in a similar manner to
Precincts C1, C2, D1 and D2. The Building Covenant is included within the application
documentation. The design principles will lead to the continuation of the award winning existing
settlement pattern and built form evident within Noosa Springs.
The proposed development is of a scale and density which is considered to be compatible with the
standard provisions of the Superseded Planning Scheme and is consistent with the context and
the overall character and density of the Noosa Springs.
The following table indicates the original Dwelling Unit Entitlements for each precinct in
accordance with the Plan of Development. The existing density has been measured against the
actual developed Dwelling Unit Entitlements established by means of development approvals
within each precinct. In addition, the table has been slightly amended to incorporate the Dwelling
Unit Entitlements derived from the proposal for Precinct H in order to accurately determine the
increase in density over Noosa Springs.
Table 1 Noosa Springs Development Yields in terms of Dwellings and GFA
PoD Dwelling Units Gross Floor Area (m2)
Precinct Plan of Actual/approved Plan of Actual/approved
Dev. Dev.
A 59 59 10,000 10,000
B 92 85 17,125
(B1+B2) 90,000
C 193 61 21,000 *
(C1+C2)
D 164 67 23,000 *
(D1+D2)
E 36 73 5,000 7,850
(E1+E2)
F 200 155 20,500 21,950
H n/a 27 n/a 8,700 **
Total 744 527 125,500 109,625
* an estimate of the GFA of homes built within earlier precincts built by the owners of individual
residential lots
** an estimate based on homes averaging 300 m2 GFA per Lot for the subject subdivision
Source: StarCo Developments PTY LTD
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As indicated within the above Table, the majority of the Precincts comprising Noosa Springs have
been developed or are approved for development. The proposal provides the last opportunity
available for infill development within Noosa Springs. It is evident that the full potential for
development density within Noosa Springs has not been reached, even with Precinct H. Unused
capacity in regard to existing infrastructure and community facilities serves to support the approval
of the proposed development.
4.3 South-East Queensland Regional Plan (SEQ Regional Plan)
The Precinct J site is included within the Urban Footprint as identified by the SEQ Regional Plan.
Extract – SEQ Regional Plan Mapping
“The Precinct J
Site”
The SEQ Regional Plan is the principal regional planning document which guides development
throughout the South-East Queensland region (“SEQ”). Section 8 of the SEQ Regional Plan sets
out a series of Principles and Policies to structure development within the plan area. Relevant
policies read as follows:
“Principle 8.1: Accommodate the majority of regional growth in existing urban centres or within
identified urban growth areas.”
Comment: The proposed development provides an opportunity for infill development and
seeks approval to provide urban consolidation at a density that correctly recognises
the sites characteristics and qualities.
“Principle 8.2: Make the most efficient use of land allocated for urban development.”
Comment: The part of Lot 3 which is the subject of the Application is recognised to contain a
considerable area of vacant land and an established Golf Course. As such, we are
proposing to develop the site in a manner which uses the land effectively whilst
protecting its environmental qualities and increasing the amenity and usability of
the nearby Golf Course, particularly the 18th hole.
“Principle 8.3: Design and site new development to reflect SEQ’s subtropical climate, reinforce
local character and achieve design excellence and innovation.”
Comment: Development within the Community Title allotments in particular will be subject to a
series of building controls which will ensure that dwellings are designed in a
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manner that is consistent with the existing development and embody best practice
principles in residential design.
“Principle 8.8: Achieve the strategic intent of the Regional Plan at the local level.”
Comment: The proposed development seeks approval for residential development within a
suitably identified site in an ecologically and socially responsible manner.
4.4 Remnant Vegetation Mapping
Lot 3 has been mapped by the Environmental Protection Agency as containing Remnant of
Concern and Remnant Not of Concern Regional Ecosystem.
Extract – 2003 Regional Ecosystem Map
“The Precinct J
Site”
Lot 3 on SP179323 has been identified above as containing Remnant Of Concern (Sub-dominant)
and Remnant Not Of Concern Regional Ecosystems. It should, however, be noted that the area
which is to contain the proposed development does not contain any remnant vegetation. As a
result no remnant vegetation will be cleared. However, the Development Application is still
required to be referred to the Department of Natural Resources and Water for assessment against
the Vegetation Management Act. Regardless of the separation of the site from the specific location
of the mapped remnant vegetation, no clearing of remnant vegetation is proposed. The correct
Performance Requirements are detailed below:
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5.0 SUPERSEDED PLANNING SCHEME
5.1 Zone
The site is identified as being within the Noosa Heads/ Noosaville Locality.
Extract – Noosa Heads/ Noosaville Locality, Superseded Planning Scheme
“The Precinct J
Source: Superseded Planning Scheme
Lot 3 on SP179323 is included within the Special Facilities Zone. As mentioned above, drawing
number 390PD-3 and dated December 1997 is the approved Plan of Development.
Although within a precinct of the Plan of Development which provides for golf course and
associated uses, the proposed residential subdivision will not affect the existing golf course use as
it's current use is predominantly for growing palm trees on a temporary basis and is an "out of
bounds" area for golf players. As such the current use of the land represents a very inefficient use
of scarce land which is otherwise suitable for residential development given it's location within the
existing Noosa Springs development and its proximity to all relevant services. As indicated above,
the proposed development will not cause the overall density and area limits set out in the Dwelling
Unit Yield Schedule in the Plan of Development for Noosa Springs to be exceeded. In that respect
it is consistent with the overall intent for the Plan of Development for this zone.
5.2 Strategic Plan
Lot 3 is contained within the Open Space – Recreation strategic designation. This designation is
generally intended to provide for “large scale recreation facilities”1. The Precinct J site comprises
1
Superseded Planning Scheme: pp125
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part of Lot 3. The proposal involves a residential subdivision of the Precinct J site and the balance
of Lot 3 will continue to the utilised for current functions. Subsequently, the approval of the
proposed development will not affect the strategic objectives for the balance of Lot 3. The
proposal will support and in fact enhance the function of the recreational uses established over Lot
3.
Extract – Strategic Designation
“The Precinct J Site”
Source: Superseded Planning Scheme
The Strategic Plan provides a series of objectives to achieve the broad intentions of each
designation. The objectives relevant to the Open Space – Recreation designation are detailed
below:
19.7.3 Objective: Provide land for a range of recreational purposes that protect land from
encroachment by incompatible land uses.2
19.7.3.1 The Noosa Heads/Noosaville locality has a number of parcels of land which has been set
aside for a range of different experiences and facilities, from passive recreation to active sporting
facilities. Some of these facilities lie within an Open Space – Recreation designation, while others
are found in the Community Services and Open Space Conservation & Waterway Protection
designations. These parcels include:-
The Noosa River foreshore area.
The Noosa Heads and the Tewantin-Noosa Bowls Clubs
Recreation areas off Shorehaven Drive and Seacove Court, Noosaville
Facilities within Wallace Park at Eumundi Road
Scouting facilities at Gympie Terrace and Gibson Road, Noosaville
The Australian Rules field at Weyba Road, Noosaville
Comment: The site is not identified as being a resource which should be “set aside for a range of
different experiences and facilities” for the broader community.
As such, we respectfully submit that the proposed development will not impact on the designated
Open Space resources enjoyed by the broader community such that alternative uses would
2
Superseded Planning Scheme: pp126
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conflict with the intent of the Strategic Plan. In addition, the approval of the proposed development
will not impact on the viability of the golf course as currently enjoyed by the members and visitors,
and will not impact on the use of the primary recreational infrastructure within the Noosa Heads /
Noosaville Locality. Only a minor realignment of the 18th fairway is necessary to provide land for
part of the proposed use. It should be noted that the remodelling of the 18th hole will improve the
function of the Golf Course. To this end, the proposed development is not inconsistent with the
intent of the above implementation note.
19.7.3.3 Land with an Open Space – Recreation designation may also have environmental values.
These values will be assessed in determining the suitability of any use of the land. Uses which do
not adversely impact on the environmental values of the land are encouraged.
Comment: The Precinct J site is considered to be substantially vacant land and is currently being
used to cultivate plants for use throughout Noosa Springs. It is largely cleared and retains no
significant functions in terms of land use. The area proposed to contain the residential
development is not mapped as containing any remnant vegetation. It should also be noted that the
Applicant takes pride in the quality of landscaping evident throughout the Golf Course and the
surrounding residential precincts. As such, any clearing of vegetation will be offset by substantial
replanting scheme.
6.0 ASSESSMENT CONSIDERATIONS
The Development Application is made assessable under the Superseded Planning Scheme. The
application includes two (2) components and seeks the Council’s consent for:
¾ A Material Change of Use of mainly vacant land included within part of Lot 3 on SP179323
for residential purposes and a realignment of the eighteenth hole; and,
¾ A staged Reconfiguration of a Lot:
o Stage 1 – one (1) lot into two (2) lots
o Stage 2 – one (1) lot into twenty-seven (27) lots, one (1) common property lot and
the creation of an access easement.
The Material Change of Use component proposes to apply Residential Uses to a particular part of
Lot 3 on SP178323, being part of Noosa Springs and a realignment of the eighteenth hole. The
subsequent component seeks a staged Reconfiguration of a Lot approval.
6.1 Material Change of Use Requirements
The Material Change of Use component of the Development Application is assessable in
accordance with s6.1.29 of the Integrated Planning Act 1997. As a result, s3.5.4 and s3.5.5 do not
apply for assessing the application. This is due to the application being made against the
Superseded Transitional Planning Scheme and a Plan of Development that was originally
approved under the repealed Local Government (Planning and Environmental) Act [subject to
subsequent amendments].
As indicated in Section 3 of this report, a Rezoning Deed was granted over land which is described
as Noosa Springs. It provides Dwelling Unit Density Entitlements to the Precinct J site under the
now Superseded Transitional Noosa Planning Scheme. This approval has resulted in the rezoning
of the site in accordance with the Plan of Development under the repealed Local Government
(Planning and Environment) Act which provided the impetus for the zoning of the site as Special
Facilities in the Superseded Planning Scheme. It should, however, be noted that at the time that
the application was originally made, the proposed Plan of Development included a Residential
Precinct within the north eastern part of Precinct H. The Precinct J site is situated in a similar
location to the then proposed Residential Precinct. In the course of the assessment process the
proposed Residential Precinct was required to be removed in accordance with Condition 14.1 of
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the Rezoning Deed. The condition stated that a 600 metre Buffer Zone be provided around the
Sewerage Treatment Plant, and limited development within the Buffer to uses of a non-residential
nature.
The 600 metre buffer is also noted on the Plan of Development. However, it is noted the buffer
and Plan of Development were approved and adopted prior to the upgrading of the treatment
plant. A detailed odour assessment report as prepared by Pacific Air and Environment PTY LTD is
included within the application. The report supports the proposed development as it concludes
there will be no unacceptable odour impacts on the proposed residential use of precinct J. In
accordance with the findings of the assessment, no formal application to amend condition 14.1 of
the original rezoning approval is required as an approval by the Council will automatically override
condition 14.1 by virtue of s6.1.35B of the Integrated Planning Act 1997.
The proposed residential development can be further supported by the Dwelling Unit Yield
Schedule on the Plan of Development. This provision has been discussed in greater detail within
section 4.2 of this report. In particular Table 1 provides a tabulated calculation of the Dwelling Unit
Density Entitlements permitted by the Plan of Development and a comparison with the established
and proposed Dwelling Unit Density Entitlements evident within the Noosa Springs. The Plan of
Development stipulates that a maximum of 744 Dwelling Units are permitted within Noosa Springs.
Only 527 Dwelling Units are proposed or have been established within Noosa Springs. This figure
includes the proposed residential development detailed in this report. It should also be noted that
the majority of the Precincts within Noosa Springs have been fully developed, and the site provides
a logical opportunity for infill development which can be supported by the strategic provisions of
the superseded planning scheme and the South East Queensland Regional Plan. The proposed
residential development is of a scale and density which is consistent with the existing development
to the west, and the development throughout Noosa Springs. Effectively, the design elements
featured within the proposal promote a continuation of the existing settlement pattern.
The Material Change of Use component of the Development Application is assessed against
Section 3 – General Requirements for Development, under the Superseded Planning Scheme.
The planning parameters applying to land included within the Special Facilities Zone are:-
o Required external works;
o Landscaping; and,
o Parking, loading and access.
The following section of this report demonstrates compliance with the General Requirements for
Development included within Section 3 of the Superseded Planning Scheme.
6.1.1 Required External Works
As mentioned within previous sections of this report, the majority of the Precincts listed on the Plan
of Development and included within the metes and bounds of Noosa Springs have been
constructed or are planned for construction in the near future. Therefore, minimal external works
are required as a result of the proposal. An Engineering Report as prepared by Tate Engineers
PTY LTD is included within the application.
It should also be noted that an established stormwater and drainage system which services Noosa
Springs will also service the proposed development. The established system involves stormwater
and overland flows, being collected and discharged through underground pipes overland flow
paths into an established Lake System located within Noosa Springs. The lakes act as a filtration
system, which trap sediment and contaminants prior to the water entering Lake Weyba. This
stormwater and drainage system has been constructed to service Noosa Springs in accordance
with the original approval. Subsequently, the system was constructed for a capacity of 744
Dwelling Units. At present, the number of dwelling units that have been established or are
Page 17
M1806 Page 16 of 19 November, 2007 proposed to equate to 527 Dwelling Units. Therefore, it is considered that the existing stormwater and drainage system has sufficient capacity to service the proposed residential development. Furthermore a drainage line situated along the north eastern boundary of the site will provide a channel for stormwater and overflow to travel to a point in which it will be piped into the existing internal lake systems. As mentioned throughout this report, the Precinct J site is included within part of Lot 3 on SP178323, which comprises part of the broader Noosa Springs. The greater part of the Precinct J site is comprised of vacant land. The south western part of the site impinges slightly on the current alignment and use of the 18th fairway. As a result, minor works will be required to re-locate the tee and re-position the fairway in order to retain the function of the 18th hole. We believe that these works will improve the playability of the 18th hole. Existing pedestrian pathways are located within proximity to the Precinct J site along Links Drive which provide accessibility to other parts of Noosa Springs. The intention is to develop the Precinct J site as a gated community. However, the proposed development promotes connectivity with the recreation facilities by providing pedestrian and light vehicle (golf cart) access. 6.1.2 Landscaping The Precinct J site comprises mainly vacant land. At present, the area contains mounds of soil and several hundred cultivated palm trees. The naturally occurring vegetation existing within the Precinct J site will be largely preserved, reinforced and enhanced where possible. It should be noted that no rare, threatened or endangered plant species have been identified within the Precinct J site. Any vegetation lost due to the proposed development will be replaced by an extensive revegetation program. A conceptual landscaping site plan as prepared by Jones Flint & Pike Landscape Architecture PTY LTD is included within the application. It is intended that the residential area of the proposed development will be cleared of all cultivated vegetation, whilst the naturally occurring vegetation existing along the proposed private road and site boundaries is to be retained and augmented where possible to form a vegetated buffer between the proposed residential development and the golf course fairways. The landscaping along the site boundaries will be enhanced with supplementary planting comprising of native species to provide a natural bush setting. The landscaping buffered areas will be continuous along sections of the Precinct J site boundaries. The landscaping buffered areas will be broken up by ground covers and shrubs to allow for good visual permeability, which encourages surveillance and increased security, whilst capturing views and vistas to the Golf Course. Landscaping located internally within the Precinct J site will feature lush native planting that will be comprised of local and other plant species that are evident throughout Noosa Springs. 6.1.3 Parking, Loading and Access Access to the proposed residential development is to be gained off a round-a-bout located on Links Drive. Links Drive connects with Noosa Springs Drive, which is the main road access to Noosa Springs. The proposed road has been designed as a private access road, which is included within the common property lot of the Community Title Subdivision. As the access road is private, a gated entrance will be provided. This type of development is consistent with the existing residential development located to the west of the Precinct J site. It is anticipated that each proposed allotment will contain a minimum of two (2) covered car parking spaces and one (1) covered golf cart parking space, with an average of two (2) covered car parking spaces. An additional, fourteen (14) visitor car parking spaces have been scattered throughout the development to manage the impact of vehicles parking on the private road. The
Page 18
M1806
Page 17 of 19
November, 2007
provision of visitor car parking spaces as proposed is more than sufficient to meet the Council’s
standard requirements.
In accordance with best practice engineering and ecological design principles the internal road
layout is integrated within the stormwater management strategy. The road network within the
residential areas are designed as overland flowpaths to direct the stormwater through the Precinct
J site, which will then be collected via pits and pipework, in order to be discharged into the existing
lake system. In addition, the narrow streetscape encourages driver awareness and lowers the
speed environment, which sustains a safe residential environment.
6.2 Reconfiguration of a Lot Requirements
The Reconfiguration of a Lot component of the Development Application comprises a staged
Reconfiguration of a Lot:
o Stage 1 – one (1) lot into two (2) lots
o Stage 2 – one (1) lot into twenty-seven (27) lots, one (1) common property lot and
the creation of an access easement.
This component of the application is accompanied by a Material Change of Use component which
applies the residential land use entitlements to the Precinct J site and facilitate a realignment of the
eighteenth hole.
A detailed assessment against the relevant scheme measures has been carried out and it has
been determined that the proposed subdivision design is consistent with Chapter 7 of the
Superseded Planning Scheme. This section of the scheme refers the Development Application to
the Plan of Development for assessment. The approved Plan of Development, however, does not
provide subdivision controls, such as requirements for minimum areas and average widths.
The Plan of Development does, however, provide a schedule that regulates the dwelling density
across Noosa Springs. Section 4.2 of this report provides a comparison of the permitted number
of Dwelling Units against the established and proposed number of Dwelling Units. It is noted that a
short fall of 171 Dwelling Units exists across Noosa Springs. A provision stipulated on the Plan of
Development enables the Dwelling Unit Density Entitlements stipulated for each precinct to be
transferred across Noosa Springs, regardless of the Precinct. Accordingly, a minimum of twenty-
seven (27) Dwelling Units are to be included within the area described in the Plan of Development
as being part of Precinct H.
The proposed residential subdivision design has been based upon the minimum areas and
average widths requirements of the Residential Low density and Residential Single Unit Zone.
The allotment areas range from 700m2 to 960m2 with an average area of approximately 800m2.
It is noted that two (2) Easements transverse the Precinct J site and are described as Easement D
on SP108098, and Easement L on SP100810. The Easements are provided for underground
power, water and sewerage. The services and Easements are to be re-located along the
proposed lot boundaries. Correct consent is provided on the IDAS forms which accompany this
report.
The proposed subdivision has been designed in a manner that maintains and enhances the rights
and functions of the Golf Course. As previously mentioned in the report, the south western part of
the development footprint impinges on the alignment and use of the 18th fairway. As a result,
works will be required to re-locate the tee and re-position the fairway in order to retain the function
of the 18th hole. Existing access pathways for the purpose of light vehicles (golf carts) are located
within the Golf Course and traverse the Precinct J site. These paths will be retained and where
needed an access easements shall be placed over the development in favour of the Golf Course.
Page 19
M1806 Page 18 of 19 November, 2007 The 600 metre buffer is also noted on the Plan of Development. However, it is noted the buffer and Plan of Development were approved and adopted prior to the upgrading of the treatment plant. A detailed odour assessment report as prepared by Pacific Air and Environment PTY LTD is included within the application. The report supports the proposed development as it concludes there will be no unacceptable odour impacts on the proposed residential use of precinct J. In accordance with the findings of the assessment, no formal application to amend condition 14.1 of the original rezoning approval is required as an approval by the Council will automatically override condition 14.1 by virtue of s6.1.35B of the Integrated Planning Act 1997. We make reference to an Engineering Report as prepared by Tate Engineers PTY LTD, which demonstrates that key infrastructure can be managed in accordance with Council policy. The Engineering Report forms part of the application. 7.0 STATE PLANNING POLICIES State Planning Policy 1/92 – Development and Conservation of Agricultural Land Not applicable to this application State Planning Policy 1/02 – Development in the Vicinity of Certain Airports and Aviation Facilities Not applicable to this application State Planning Policy 2/02 – Planning and Managing Development involving Acid Sulfate Soils We do not anticipate that any part of the subdivision will require excavation below 5 metres AHD however, we are mindful that such a situation may occur. To this end we make reference to the Geotechnical Report which accompanies the Development Application. We will not be in a position to categorically state this until we are advised of the details of the approval and associated conditions by the Council. When this information is available detailed calculations can be undertaken and the amount of excavation, if necessary, within the hazard area can be identified. We respectfully request that the Council impose a reasonable and relevant condition requiring that, if necessary, an Acid Sulfate Soil Management Plan be prepared prior to the issuing of Operational Works permits. State Planning Policy 1/03 – Mitigating the Adverse Impacts of Flood, Bushfire and Landslide Policy Principle Comment FLOOD 1. Development maintains the safety of people on the Flooding is not a consideration in the assessment of development site from all floods up to and including the DFE the proposed development on the subject site. 2. Development does not result in adverse impacts on people’s safety or the capacity to use land within the floodplain. 3. Development minimises the potential damage from flooding to property on the development site. 4. Public safety and the environment are not adversely affected by the detrimental impacts of floodwater on hazardous materials manufactured or stored in bulk. 5. Essential services infrastructure (e.g. on-site electricity, gas, water supply, sewerage and telecommunications) maintains its function during a DFE.
Page 20
M1806
Page 19 of 19
November, 2007
BUSHFIRE
6. Development maintains the safety of people and property by: The site is not subject to Medium or High Bushfire
a) avoiding areas of High or Medium bushfire hazard; or Hazard.
b) mitigating the risk through:
• Allotment design and siting of buildings; and
• Including firebreaks that provide adequate:
• setbacks between buildings/structures and hazardous
vegetation, and
• access for fire-fighting/other emergency vehicles;
• providing adequate road access for fire-fighting/other
emergency vehicles and safe evacuation; and
• providing an adequate and accessible water supply
for fire-fighting purposes.
7. Public safety and the environment are not adversely affected
by the detrimental impacts of bushfire on hazardous materials
manufactured or stored in bulk
LANDSLIDE
8. Development maintains the safety of people, property and The site is not subject to landslip hazard.
hazardous materials manufactured or stored in bulk from the
risk of landslide.
8.0 CONCLUSION
Application has been made to have the development application assessed against the Superseded
Planning Scheme as the provisions detailed in the Plan of Development confer specific
development rights to the site. Those development rights are not reflected in the current Noosa
Plan. Also, all previous stages of Noosa Springs have been assessed and approved under the
Plan of Development. As this is the last stage, it is logical to pursue the approval under that
regime. This will maintain consistency, and continuity of development type essential to the
integrity of the overall vision for Noosa Springs as has been done to date under the Plan of
Development.
This planning assessment report has demonstrated that the proposed development is consistent
with the Superseded Planning Scheme and various forward planning instruments. To the extent it
is not, there are sufficient planning grounds to approve the application despite the conflict. The
proposed development features high quality design elements that are reflected throughout Noosa
Springs and provides a logical continuation to the award winning established settlement pattern.
Furthermore, the proposed allotment layout and development yield is consistent with the overall
provisions and the Dwelling Unit Density Entitlements detailed on the approved Plan of
Development (390PD-3 dated December, 2007). The additional consultant reports that are
attached to the application also address the associated rezoning conditions, which prove the
Precinct J site to be an exceptional opportunity for infill development. The proposal is in
accordance with the strategic provisions of the South East Queensland Regional Plan.
We submit that the proposed development is needed to meet growing demand for high quality
residential dwelling sites in Noosa. We reiterate that the Precinct J site is ideal for residential
dwellings due to its proximity to services and local facilities. We also note that the characteristics
of the area will afford a superb outlook for residences.
We therefore respectfully request Council approve the proposed development subject to
reasonable and relevant conditions.
Page 21
JFOP Job No.M1806 Planning Assessment Report — Prepared for StarCo Halding PTY LTD APPENDIX A Locality Plan
Page 22
soda 153°0528",009 15 1 SP177649 SP177650 FH 135.79h ROAD SP177650 1.474ha SP100810 NPW889 707 7A OOM Ny 16°25'28".093 3 SP178323 1 RP146310 135.79ha 62.45ha NPW889 2870ha SmartMap HORIZONTAL DATUM;GDAS4 ZONE:56. SCALE 1: S000 bien em a \ ap raon Sarde MAP WINDOW POSITION & — SUBJECT PARCEL DESCRIPTION CLIENT SERVICE STANDARDS based upon an exacion om te PRINTED (ddimm/yyyy) 19/11/2007 Digital Cadastral Data Base pepe LovPlan 38P 178323 Area/Volume 62.48ha 42007 Tenure FREEHOLD Depa terns720 Local Government NOOSA SHIRE & Users of the information recorded In this document (the information) accept all responsibility and > ae Neves HEADS risk associated with the usa of tha information and should seek independent professional advica in Q land be relation ta dealings with property, sony cr NRWY's best efforts, NRW make: ueensfan tt ‘Despite Department af Natural Resources and Water Ys best efforts, iS Governme SegmentiPercel 30808827 ‘no representations or warranties in relation to the Information, and, to the extent permitted by law, n exch or ii all waa relating ta conaciness acrurac, really, comieleness currency and all labllty for any direct, Indirect and consequential casts, losses, damages a expanses incurred in any way (Including but not limited to that arising from negligence) in Natural Resources connection with any use of of reliance on the Information and Water For further Information on SmartMap products visit hitp-inrw.qid.gov.auiproperty/mepping/binmap (©) The Stata of Queensland, Natural Resources and Water, 2007, 78
Page 23
JFOP Job No.M1806 Planning Assessment Report— Prepared for StarGo Holding PTY LTD APPENDIX B Survey Plan (Current Land Title)
Page 24
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Page 25
WARNING : Folded or Mutilated Plans will not be accepted.
Plans may be rolled.
Information may not be placed in the outer margins.
708635685
5. Lodged by
CLAYTON uTz 232
A Terese, ,
| (Include address, phone number, reference, and Lodger Code)
50347587 | 3 j SP1I37433 [3&5] JJ, KK, LL, MM, New Rd
NN, QQ, RR & SS
p
Registered
$515.40
06/08/2005 15:25
BE 400 NT
|. Certificate of Registered Owners or Lessees.
(Names in full) :
Covenant 702633664 to be surrendered prior to lodgement of plan
* as Registered Owners of this land agree to this plan and dedicate the Public Use
Land as shown hereon in accordance with Section 50 of the Land Title Act 1994.
. BENEFIT EASEMENT ALLOCATIONS
a Cartan. Lasemen€ Lots Fully Benefited Lots Partially Benefited
Signature of *Registered Owners 702633660
Sole SQirccter 702633694
and Sele 703113748
‘ 703131004
Seu tary at 703613371
704163149
704163202
704163193
ENCUMBRANCE EASEMENT ALLOCATIONS
601499167 3
702633651 3
702633653 3
702633659 3
702848157 3
702969184 3
703204929 3
703206849 3
* Rule out whichever is inappticeble 703613348 3
704515267 3
2. Local Government Approval. 704515269 3
* COUNCIL.OF THE SHIRE OF NOOSA. uw... 704887873 3
hereby approves this plan in accordonce with the : 705687430 3
a . 705963239 ( EMT V on SP140494) 3
Integrated Planning Act 1997 705963239 ( EMT W & X on SP140494) 5
12. Building Format Plans only.
certify thot :
* As far as it is practical to determr
Por 1633, 1651, 1653
Por 1651
7. Portion Allocation :
s, Map Reference :
Dated this... 0. TB cscs. doyot.. May. 6e0S........| 9545-33134, 9545-33131
> ocaity :
NOOSA HEADS
‘delete words not required
13, Lodgement Fees :
Michaal William Joseph Hagan
vee ctveiee teers Authorised Officer..... # Survey Deposit $
eg # io. Local Government : Lodgement $
Tit!
NOOSA SHIRE New Titles 5
* Insert the nome of the Local Government. % Insert Integrated Planning Act (997 or . Photocopy $
# Insert designation of signatory or delegation Local Government (Plonning & Environment) Act 1990 | |! Passed & Endorsed : Postage $
° ” JONES FLINT & PIKE PTY. LTD.
3.Plans with Community Management Statement: | «References : By: ACN 050 414 045 TOTAL t
CMS Number : Dept File: Date: /6- 3: os”
Local Govt : Signed : ——— 4. Insert
N ;
ome Surveyor : M1806 Designation : CADASTRAL SURVEYOR Number SP1 78323
Page 26
Job No.M1806 JFOP Planning Assessment Report — Prepared for StarCo Holding PTY LTD APPENDIX C Proposal Plan Drawing No. M1806-10 & M1806-11A
Page 27
NOTES NOOSA SPRING GS DRI VE (i) This plan was prepared for the purpose and exclusive use of o STARCO DEVELOPMENTS PTY LTD to accompany an application to NOOSA SHIRE COUNCIL for a Develapment Permit for Material Change of Use of the land and for approval to Reconfigure the land described In the plan and is not fo be used for any other purpose or by any other person ar corporation. JONES FLINT & PIKE PTY. LTD. accepts no responsiblity for any loss or damage suffered howsoever arising to any person or corporation who may use or rely on this plan in contravention to the terms of this clause or clauses 2, 3 or 4 hereof. (2) The contours on this plan are from field survey - sea JF&P detail plan J t (M1806-09A) dated 01/10/2007, 7177650 (3) The dimensions, areas, size and location of improvements, flood information (if shown) and number of lots shown on thls plan are approximate only and may vary. (4) This plan may not be reproduced unlass these notes are included. 59.39 ha PROPERTY DESCRIPTION PROPOSED LOTS 8 & 9 CANCELLING LOT 3 ON SP178323 / PARISH OF WEYBA RPUHB0 COUNTY OF MARCH TOTAL AREA 62.45 ha i & s100810 5 SPITBIEI ( . 1 Yo 25 5075s 2002s oY VY Ye ‘ ee ee HOMES FLINT & PIKE (At) 1:2500 (A3) 15000 | [ee ee NOOSA SPRINGS - NOOSA HEADS shest 1 of 1 sess creams Cee ee I ncconm |i anne aevngrone BRISBANE ~ FP House = - E Seite, Bees a Toon aeons ae STARCO DEVELOPMENTS PTY LTD M1806-10 BY Param [faa | tasoocowsit way norae coven ce TRANGUTED erighal bave ‘sannor Tra cxapstone AC FORSLOREY NPV UGAS PART CRSA WITHOUT . filg nome fedare eed 00 a jo] —_—_— A PROPOSAL PLAN - STAGE 1 iB06-10.¢va wrejpconos teephone (07) 4972 2100 \ coproved | aT. A KX. . A. A inte 30th October 2007 J}
Page 28
NOTES
(1) This plan was prepared for the purpose and exclusive use of
STARCO DEVELOPMENTS PTY LTO.
to accompany an applicatlan to NOOSA SHIRE COUNCIL,
/ for a Development Permit for Material Change of Use of the land and for
approval to Reconfigure the land described in the plan and Is not to be used
for any other purpose or by any other person or corporation.
JONES FLINT & PIKE PTY, LTD, accepts no responslbliity for any loss or
damage suffered howsoever arising ta any person or corporation who may
use ar rely on thls plan in contravenilon to the terms of this clause or
clauses 2, 3 or 4 hereof,
SPI77650
(2) The contours on this plan are from fleld survey - see JF&P detall plan
(1806-094) dated 01/10/2007.
{3} The dimensions, areas, size and location of improvements, flood
information (if shown) and number of lots shown on this plan are
approximate only and may vary.
(4) This plan may not be reproduced unless these notes are Included.
PROPERTY DESCRIPTION
PROPOSED LOTS 4 - 27, EASEMENT &
COMMON PROPERTY CANCELLING
PART OF LOT 3 ON SP178323
(PROPOSED LOT 9 ON JF& P PLAN M1806-10)
PARISH OF WEYBA
COUNTY OF MARCH
TOTAL AREA 3.06 ha
J
SPI7B323
PROPOSED EASEMENT
0519 ha
Oez
7S
JONES FLINT 2 PIKE ( (At) 1:750 A3) 1.1500 ——2 2s Y a ‘
Saauinenmnicscoene LSS wes alee vaoomonsent eros Ga on eee oe 11800 at(A3}sse___meltee NOOSA SPRINGS - NOOSA HEADS oe sheets
: NOT SAE ae THIS DRAWN USE RY DMEHSOHS PROVED ~ DOS PLEAS SCURE jatar :
Sets, Se an \ Hees eo cee Tea ma STARCO DEVELOPMENTS PTY LTD M1806-11A
drown [Tag | nS oocanent warnor se coven on mAASUTTED riginal tssue samor [rat
Beebinsin checked [UT ewerelcanroremanaeorEATn A _| Proposed Easement Added la7wo7 | exc PROPOSAL PLAN - STAGE 2 Wee TA dug
Awopnone (0) 4078200, Krproved| aT. TK NX we
A date 7th November 2007 yy
Page 29
Job No.M1806 Planning Assessment Report — Prepared for StarGo Holding PTY LTD JFOP APPENDIX D Approved Plan of Development Drawing No. 389PD3 December 1997
Page 30
sees yrouy Mou om ona Precinel In witch
developmen, Nis a Permitted Use or
Carperking and Access, Permaissfble Use into the
Service Bulldings, adjacent area of an adj
Golf Course, Display Pracinet whera Its nol a
Houses or Units, Estale Pernille Use or Permissible
Sale Offtces,, Use.
General Store. (ene only is
penmissibse bul application may
be made fort to be established
in any of the psecincis).
SPECIAL CONDITIONS FOR BUILOINGS IN PRECINCT C2
“all buidings in Precinct C2 shall be ® miskmum of 3 metres
clear of the escarpment to the south.
SPEGIAL CONDITIONS FOR BUILDINGS WW PRECINET D2
“All buildings in Precinct 02 shall be developed in tocalions
clear of Ihe escarpment fo the soulh,
PECIAL CONDITIONS FOR SHOPS I PRECINCTS 4 &
PERMITTED USES:
A loial of 7 shops only Gneluding retail facititias af the. Sporting
venue) will be approved for these combined precinct areas,
Further, a maximum of 3 shops anly Is permilted In Precinct H,
PRECINCT F
PERMITTED Us!
PERMISSIBLE USES:
Resort Hofet {not Any development extending from one
exceeding 200 Precinct in whch il is @ Pannlited Use
accommodation units), oF Permlssible Use Inlo the udjacent area
Carparking and Access, of an adjoining Precinct where if ts nol
‘Shops, Resosi Hote! a Pemnilted Use of Permissible Use,
Reslaurants/Cafes, (aol Resort Holet Restavrents/Caies, (ather
xceeding 3 in total, then those permitted) Shops {exceacing
~Resorl Management Offices, 500m? GFA but act exceeding 1000m?
‘ervice Bulldings, Indoor GFA). Any Resor Hote! building
Enilertainment (Convention exceeding a heighl of 2 slorsys and 10
jaciities and Recrealion
entre, containing Squash, 12 metres. Commercial, Indoor
Yi ium, Saunzs, Spas, Entertainment, Administralien Areas,
james Room, ele}, ‘Sport and Recreation, Ouldoor
miming Pool. and Service Araa in
+ excess of Ihe maximumparitied GFA
y ‘andlor maximum pesrnilled number.
EGIAL CONDITIONS FOR BUILDINGS IN PRECINCT F.
1. In adgition to the 2 storey vertical fatght tm, na
art of any building shall have mova thon 3 levals in
* eleval view.
yy The verlical separation of any separale bulldings in
elevation view shalt bs a minimum of 5 mattes oF
less as approved by Councit in ciscumstences where
4 Is salisifed that appropriate visual separation of
the proposed buildings will occur
‘The length of any exlemat wall In one plane shall
fot exceed 15 melas provided tat the lengths of
wall wilh exfemal facades which are olfsel by 1
Mate or more sha!l be measured separalaly and
lengths of wall which sre separated by a distance of
at least 25 metres shall be measured separately.
.No more than 19 hotet unils are to be allached in
any harizontal plane unless 2 separation of at least :
| metre in verlicat plane is provided. Neverthefess
No resort hotel butiding shall exceed 3 lenglh of 20
ailached hotet units when viewed in etevation form,
5. AMI resort hotel buildings shal) have a minimums
setback from any other resort building of 5 melres or
fess as approved by Council In cireumsiances where
Nis satisfied that appropriate visuat separation of
the propased buildings will occur
6 All cesart_ hotel bulldings shall have = minimum
Setback of 15 metres from any boundary of the sile
except for a road reserve boundary in which case
the minimum selback shall be 6 metres and witere
hulidings are proposed to be developed vlhity lhe
existing quarry face er belween he quany face and
Precincl G where all resort hotel buildings shall
have @ minimum setback of 8 metres from the
boundary of the site,
PRECINCT ¢
PERMITTED USES: PERMISSIBLE USES:
Carparking and Access, Any dovetopment lal is nol for
Golf Course, Playing Fietis, residential purposes and which
Parks, Lit Tennis Gourts would be compatible wilh a focation
@ maximum), Indoor within a sewerage (reatment plant
Enleviatnmeat (Tennis duffer zone extending from one
Pro-Shop}, Swimming Pool. precinct in whieh Il is a Peemitledt
Use or Permissible Use inte the
adjecem area of an adjotning
Precinct witers itis no! 3
Permitted Use or Peniissible
Use.
metres buf nol axcoeding & sloreys and
25" 46'24*
237,52q
of
Se
‘ PRECRICT. A
. RESMENTIAL
Sh REA
of? (refer 390 #0 21 fie
ofe eles & toad |
: af
aff
Of?
fie ROS Fe
A SOME TATET
N WKS MET STI
Big
3g
aff
PRECNCT Bz
RESDENTIAL
ABA 130k
refer 330 FO 21 for
ates & beinds |
PRECIICT 84
RESIDENTIAL,
MEA LSI
{efor 390 PD ZA fee
ix
m
SORT ANY OFT recry
OSS FLOOR AREAS INAXIMUM PERNITT
Resort Hotel and associated ReslaurantsiCates,
The resort halet comptex shall nol exceed! 200
accommodation units and shall be devetoped
by 8 serias of bulldings incosporaling extensive
archileclurat and design eloments eppropriale
lo the circumstances of Ihe site: To avoid
impacts of bulk associated with Ihe
development of the Resort Holel, it shall
comprise at feast 3 buiidings having
distircl form and vith no single aullding
exceeding @ gross floor rea of 7000m?
ert egr
Tet .oP 224
Shops
Olber Commerciel, indoor Entertainment and
Admintsiration Areas,
Sport and RecrealionOuldoor Entertainment
Service Area
BUILDING HEIGHT (MAXIMUM ALLOWABLE)
ABOVE NATURAL GROUND LEVEL
Resod Hotel, Recreallon Centre and Golf Club House
Ail other buildings
PREGHCT H
SOLE COURSE
Wilt
CLUBHOUSE AND
ASSOCATED FAGLIIES
MEK 72 6 tat
‘ee af toad verre fo be dosed
ood reserre
NN
LOT 3 on RP.882153
AREA 192, SOE ha vs tte —
Proposed new
road reserve
ea of existing
toad reserve fo
be iesed & added
a PREGICT H
Yo PREGACT EL
ates of biting
oad reserve to
rein pen
PRECINCT at
RESIDENTIAL
AEA GBP he
(rater 350 0 22 for
sefes & beinds |
PRECINCT Ef
RESBENTIAL
AREA 1. BSP ty
re. agen of roxd
PRECHCT 02 neserre fo be dosed
RESIDENTIAL
PRECINCT G
AEA Btia
‘he proposed nev
Ueafer 330 PO 22 for ”
safes K bownds
~ 17,000m* (total of al
buildings)
+ S00mt .
2,000m?
= 800m? |
+ 200m*
- 2 storeys and #0 metres
(except as spacitiad in
Precinct F)
- — 2sloreys and 8 metres
Popes ne
toad reserte
\
PREC F
RESORT HOTEL &
ASSOCIATED FAULTS
NEA 4 BSs
ara of eiiting
road reserve fb
be closed & added
PREOHET F
in, area of road reserve fu be conad
Crefer 290 PU 22 foe neles & bonds ? eB
INTERPRETATION
“The lena ‘adjoining
precinct’ refers fo any twa
precincts that physically
abit and share a common
boundary of are separaled
by azoad reserve.”
“The ‘era ‘Permitted Uses*
means thal the
Uovelopment Msled under
the heading requires an
Approval pursuant fo
Column 38 of ihe Table of
Zones as Permilled
-Dovelopment subjecl jo
Conditions*,
PRECHICT Ez
RESDEATAL,
ih COGN
eles & Beads |
4
he,
NS,
3
PRECHET C1
RESMENTIAL
AEA 2.
ble
ade
ge
afm
tor : PRECCT C2
Tope 33 RESDENTIAL
Yee, Ba. AEA SB oo —_
4959, refer 399 PO 24 for
“8a writes & keds |
Re.
ae.
“eee
289.
Weep
8,
eS
Soe
1805 276°35'93*
TOT Bas
PRECINCTH OWELLING UNIT YIELD SCHEDULE ¥.
oO B,
PERMITTED USES: PERMISSIBLE USES: - Maximum §44 Dwelling units > XN.
~ Maximum GFA of Dieting Units Shallbe 10,000m’ in *s 2),
Golf Course, Camarklag and Any development extending Precinct A; 90,000m? in Precincts B lo D; and 5,000m? in. Es
Access, Shops, Service Area
and Malntenance Buildings,
Indoor Entertainment,
(Golf and Societ Clubhouse,
including Resteurant, Cafes,
Lounges, Bars, Pro-Shsp,
Cari Park, Admsistrallon
from one Precinct in which it
Js a Permilled Use ar Permissible
Use Into the edjacent aree
Of an adjoining Precinct where
i118 nol a Permilied Use or
Permissible Use,
Cornmercial, Indoor Enlertaiament,
Precinct E. The average dwelling unif size shall be 193m?
- Maximum Dwelling Unil Yield per Precinct shalt be:-
Precinct A 5a
Precinct 81 and B2 92
Precinct CiandC2 193
Frecinel DiandD2 184
Offices, Conference Room, Administration 4reas, Spart Precinc! Et 3
etc). and Recrealton, Quicoor Precinct €2 18
Conventlon Facilties, Entertelament and Service . .
{including Gymnasium, Area in excess of Notwilhslandiag the above, the Oweling Unt Yield or GFA may
Acrabies, Saunas Spas,
Squash, elo}, LE Swimining
Pool.
Child Minding Centre,
Mattagemant Offices Guefading
Body Comorate, Architectural
Review Aulhorily, Caretaking
and Letling, Residential
Resales, ele). provided that
such uses are nol pemnitted
lo develop véthin 70 malres
ofthe boundaries of Precincts
A, 81,82, C1, €2, D1, 02, £4
and EZ,
Permiilted Gross Floor Area,
be transfered between precincts: provided Uial print Town
Planning Consent approval of Councitis fret obtained.
AREA & 05 ba i
Center 590 PO 22 for toed meet
vuefes & bounds | be cated & 2died
fe PRRCRECT 2
82 "43,
188°,
aay,
NOOSA
28°50 99° PLAN OF
358, Bas
SPRINGS
DEVELOPMENT
R. 407
ScBRD 3
Used in these records
Appendix 3. Planning Report [As Published]Related documentApplication case desk ↗
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