Appendix 3. Planning Report [As Published] · 132007.2399

M1806
Page 9 of 19
November, 2007

             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standard provisions of the Superseded Planning Scheme and is consistent with the context and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