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Town Planning Assessment Report
Mur
Town Planning
Assessment Report
21 Jirrima Crescent, Cooroibah
Development Permit to Reconfigure a Lot (1 Lot into 2 Lots)
December 2021
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Table of Contents
1. SITE AND APPLICATION SUMMARY ................................................................................................................ 3
2. PROPOSAL.............................................................................................................................................................................. 4
3. BACKGROUND.................................................................................................................................................................. 5
4. SITE DETAILS ........................................................................................................................................................................ 7
4.1. SITE DESCRIPTION ....................................................................................................................................................... 7
4.2. SURROUNDING LOCALITY ....................................................................................................................................... 8
5. ASSESSMENT REQUIREMENTS............................................................................................................................... 9
5.1. FRAMEWORK FOR ASSESSMENT .............................................................................................................................. 9
5.2. ASSESSMENT BENCHMARKS RELATED TO THE PLANNING REGULATION 2017 ................................ 9
5.3. ASSESSMENT BENCHMARKS RELATING TO THE PLANNING SCHEME....................................................11
5.3.1. LEVEL OF ASSESSMENT ..........................................................................................................................................11
5.3.2. ASSESSMENT BENCHMARKS ................................................................................................................................11
6. CONCLUSION ................................................................................................................................................................. 12
Appendices
Appendix A Proposal Plans
Appendix B Site Photographs
Appendix C Code Assessment
Appendix D Bushfire Hazard Assessment &
Management Plan
Appendix E Flood Search Certificate
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1. Site and Application Summary
Applicant
Applicant: Ian and Janis Rowe
C/- Brennan Planning
Contact Details: Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Registered Landowner(s): Ian and Janis Rowe
Application
Development Application: Development Permit to Reconfigure a Lot (1 Lot into 2 Lots)
Level of Assessment: Code Assessable
Referral Agencies: Nil
Assessment Manager Noosa Council
Subject Site
Address: 21 Jirrima Crescent, Cooroibah.
Lot Description: Lot 46 on RP 136461
Area: 4.38859ha
Easement(s): Yes - access & services easement in favour of NBN
Regional Plan Designation Rural Living Area
Planning Scheme Noosa Plan 2020 (25 September 2020)
Local Plan: Nil
Zone: Rural Residential
Overlays: + Acid Sulfate Soils
- Area 1 and Area 2
+ Biodiversity, Waterways and Wetlands
- Area of Biodiversity Significance
- Waterways
- Riparian Buffer Area
+ Bushfire Hazard
- High Potential Bushfire Intensity
- Potential Impact Buffer
+ Flood Hazard Overlay
- Flood Inundation Extent
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2. Proposal
The proposed development application seeks approval for a Development Permit to Reconfigure a Lot (1
Lot into 2 Lots).
The proposal would maintain a lot fronting Jirrima Crescent (Lot 1), which would encompass the existing
dwelling and associated structures. A rear lot would also be established (Lot 2), which is to be accessed via
a 10m wide access and services easement to be provided along the northern boundary of the site. The
proposed lots would have the following areas:
Lot No. Lot Area
Lot 1 2.567ha
Lot 2 1.824ha
Lot 1 would maintain direct access to Jirrima Crescent via the existing driveway to the dwelling house.
Access to proposed Lot 2 will be achieved via an existing gravel driveway that runs adjacent and parallel to
the northern boundary of the site. The driveway includes a concrete section for a length of approximately
30m where it crosses a waterway that transects the site. The driveway was constructed in accordance
with an operational works approval associated with the establishment of the NBN facility over the adjoining
lot (OPW16/0218.01) and is of an appropriate standard for a rural residential driveway. A 10m wide
easement for access and services purposes will be established over the driveway.
A building envelope is proposed to be established over proposed Lot 2 to provide a suitable future house
site area that appropriately avoids flooding and bushfire constraints and environmentally important areas
pertaining to the land.
The proposed rural residential lots would be consistent with the predominant size and character of the
surrounding area and there would be no visible changes from the Jirrima Crescent road frontage.
The proposed subdivision layout is shown in Figure 1 below:
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Figure 1 - Proposed Subdivision Layout
3. Background
On 20 April 2017 Council, at its ordinary meeting, decided to approve a development application for a
Material Change of Use of Premises and associated Operational Works to establish a Utility Type 3 - Tower
for the purpose of an NBN tower on the adjoining property to the north (No. 23 Jirrima Crescent).
On 7 June 2017 a Negotiated Decision was issued in relation to the application.
NBN later determined that the waterway barrier works required to facilitate access to the NBN tower
proved to be difficult and unviable. Subsequently, the NBN undertook negations with Ian and Janis to Rowe,
the owners of 21 Jirrima Crescent, being the subject site, to utilise an existing waterway crossing for the
purpose of access to the tower.
On 4 June 2020, Council approved an ‘other change’ to the approvals to facilitate access to the NBN tower
via 21 Jirrima Crescent (Council reference: MCU16/0099.01, OPW16/0218.01, RAL19/0036). Consequently,
a gravel driveway was established adjacent to and running parallel to the northern boundary of 21 Jirrima
Crescent to access the NBN tower located at the rear of 23 Jirrima Crescent. A 4m wide easement for
access and services purposed was also established over the driveway.
A pre-lodgement meeting was held with Council on 13 October 2021 in relation to the proposed
development (Council Reference PLM21/0056). A summary of the notes provided by Council is provided
below with a comment against the advice provided:
Council Advice and Information Comment
Proposed Development The proposed development remains generally in
accordance with the layout provided at the pre-
The development comprises a Reconfiguration of lodgement meeting.
a Lot (1 Lot into 2 Lots) to create one
additional battle axe allotment (proposed lot 2) to Proposed Lot 2 would be accessed via an existing
the rear of the site with an area of 1.81ha. gravel driveway that was established for the NBN
Proposed lot 2 would obtain access via an existing tower on the adjoining property (23 Jirrima
access easement which currently follows Crescent).
the alignment of an internal access track with an No vegetation clearing will be required to facilitate
established crossing over the waterway the development.
central to the site.
It is understood that no vegetation clearing is
required to undertake the development.
Reconfiguring a Lot Code The lot size and dimensions of each lot remain
compliant with code requirements.
The preliminary lot layout provides areas that
achieve compliance with the minimum lot size Access to Lot 2 will remain via the existing gravel
and dimensions prescribed by the code. Both lots driveway to the NBN facility. The existing
are of a size and shape that can accommodate the easement will be widened to 10m in accordance
land uses intended by the zone. with access advice below. No additional works will
be required.
Proposed Lot 2’s access would utilise an existing
easement which has an approximate width of
4.0m. The proposed access does not raise
concern provided the easement aligns with the
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existing access track and does not require
vegetation clearing or additional works within the
riparian buffer areas which may cause adverse
disturbance.
Flood Hazard Overlay Code A flood search certificate was obtained from
Council after the meeting. The flood search
The site is affected by the Flood Hazard Overlay certificate identified the defined flood levels to be
Code. The development would need demonstrate 4.6; 4.7; 4.8 and 5.0m in accordance with a flood
that an effective evacuation route remains map provided for the site.
passable, with sufficient flood warning
time, to enable residents on Lot 2 to progressively The proposed house site is positioned at a level of
evacuate to safe areas above the probable 6m AHD which is well above the level of a defined
maximum flood (PMF) event as defined by the flood event for the site.
Noosa Plan 2020. This would require the access to
proposed Lot 2 to achieve flood immunity to a
PMF standard.
If unachievable and acknowledging the access
intersects a riparian buffer area (works must
be very limited to avoid adverse disturbance), the
development needs to demonstrate an area
of sufficient size and dimension on the site above
the PMF that allows for safe congregation
and refuge provided flood waters subside within a
reasonable period of time (avoid isolating
residents for prolonged period of time and/or
burdening disaster management response).
The development application would also need to
demonstrate a developable area of sufficient
dimension above the PMF as defined by the
Noosa Plan 2020. A building envelope should be
included in the application material to demonstrate
this.
Bushfire Hazard A Bushfire Hazard Assessment & Management
Plan has been prepared for the site which
The site is located within a Bushfire Hazard demonstrates that the development would not
Overlay Area. A site specific bushfire management comprise the safety of people and property from
plan is required which demonstrates that the the adverse impacts of bushfire. Please refer to the
development would not compromise the safety of A Bushfire Hazard Assessment & Management
people and property from the adverse impacts of Plan at Appendix D for further details.
bushfire.
Biodiversity, Waterways and Wetlands Overlay
Code
No additional works will be required within the
The site is subject to a riparian buffer area. A riparian buffer area.
subsequent development application must
demonstrate that no additional works or
vegetation clearing is required within the riparian
buffer area. This would include works required to
overcome the bushfire and flood hazard
constrains.
Access
The existing driveway/easement was designed The easement has been widened to a width of 10m
and intended for very limited access in accordance with Council’s advice. However, no
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associated with servicing of NBN facility. The additional work will be necessary as a result of
existing access would need to meet minimum widening the easement.
design standards to service a rural residential
allotment. This would include widening of the
existing easement to a minimum width of 10m.
If no works are proposed, a subsequent application
would need to demonstrate that the
existing access is sufficient to accommodate the
proposed development and that it would not
cause amenity impacts to adjoining landowners
(dust/noise).
4. Site Details
4.1. Site Description
The subject site is located at 21 Jirrima Crescent, Cooroibah described as 46 RP 136461.
The site has a total area of 4.38859 ha and a 95.55m frontage to Jirrima Crescent to the east.
A dwelling house and associated structures are located in the eastern portion of the site, fronting Jirrima
Crescent
A waterway transects the central portion of the site which runs in a northerly direction. The waterway has
been historically dammed, and a large dam exists on the property. Scattered regrowth predominantly
consisting of Melaleuca Quinquenervia exists along the banks of the waterway. A small portion of the
vegetation located in the vicinity of the southern end of the dam is identified as being of biodiversity
significance under the Biodiversity, Waterway and Wetlands Overlay mapping. The waterway is also
mapped as containing an associated riparian buffer area under the Biodiversity, Waterway and Wetlands
Overlay mapping, which has a total width of having a total width of 165m.
A gravel driveway and concrete waterway crossing has been established along the northern boundary of
the site to access the NBN facility at the rear of 23 Jirrima Crescent.
Please refer to Figure 2 below for an aerial photograph of the subject site and Appendix B – Site
Photographs further details.
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Figure 2 – Aerial Photograph of Subject Site
4.2. Surrounding Locality
The site is located in within rural residential area. The surrounding properties fronting Jirrima crescent
comprise of a mixture of lot sizes that range between 1 ha – 4.2ha and are of a rural residential character and
nature. A 1 into 2 lot subdivision was recently approved over the adjoining property to the north (23 Jirrima
Crescent) which permitted lots having sizes of a 1.5ha and 2.57ha lot to be created, both meeting the
minimum lot size of 1.5ha required by the Noosa Plan 2020. An aerial photograph of the site and surrounding
area is detailed below.
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Figure 4 – Locality map
5. Assessment Requirements
5.1. Framework for Assessment
Categorising Instruments for Statutory Assessment
In accordance with Section 43 of the Planning Act 2016, the following categorising instruments may contain
assessment benchmarks applicable to development applications:
• the Planning Regulation 2017
• the Planning Scheme for the local government area
• any temporary local planning instrument
• any variation approval
Of these, the planning instruments relevant to this application are discussed below:
5.2. Assessment Benchmarks Related to the Planning Regulation 2017
The Planning Regulation 2017 (the Regulation) prescribes assessment benchmarks that the application
must be carried out against, which are additional or alternative to the assessment benchmarks contained in
council’s Planning Scheme. These assessment benchmarks may be contained within:
• the South East Queensland Regional Plan 2017 (SEQRP 2017);
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• Part E of the State Planning Policy, to the extent they are not appropriately integrated into the
Planning Scheme; and
• Schedule 10 of the Regulation.
An assessment against the applicable benchmarks contained within the Regulation is provided below:
SEQRP 2017
The subject site is located within the Rural Living Area designation under the SEQRP 2017. The proposed
rural residential subdivision meets the intent and principles for the Rural Living Area designation under the
SEQRP 2017.
Part E of the State Planning Policy
The current State Planning Policy (SPP) commenced on 3 July 2017. The applicable State interests relating
to development assessment are set out in Part E of the document and are under five broad themes. The
assessment benchmarks of the SPP Part E that are relevant to the development proposal are consistent
with the current provisions of the Planning Scheme and would not warrant further assessment.
Schedule 10 of the Regulation
The proposal does not trigger referral to any agencies or assessment against any of the benchmarks
contained with Schedule 10 of the regulation.
Koala Conservation Plan
The subject site is mapped as being within a Koala Priority Area and containing a small area of Core Koala
Habitat Area under the Nature Conservation (Koala) Conservation Plan 2017 as illustrated in Figure 4 below:
Figure 4 – Koala Conservation Plan 2017 mapping (source: DSDMIP mapping system)
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The proposed development would not involve prohibited or assessable development under Schedule 10,
Part 10, Division 2, section 16A & 16B of the Regulation as it does not involve interfering with koala habitat.
5.3. Assessment Benchmarks Relating to the Planning Scheme
5.3.1. Level of Assessment
The site is located within the Rural Residential zone under the Noosa Plan 2020 (the Planning Scheme). In
accordance with Table 5.6.1 of the Planning Scheme, reconfiguring a lot in the Rural Residential Zone requires
Code Assessment.
5.3.2. Assessment Benchmarks
Pursuant with Table 5.6.1 of the Planning Scheme, the proposed reconfiguration requires assessment against
the following Codes:
+ Rural Residential Zone Code
+ Reconfiguring a Lot Code
+ Works codes
The proposed development also requires assessment against the following overlay codes:-
+ Biodiversity, Waterway and Wetlands Overlay Code;
+ Bushfire Hazard Overlay Code; and
+ Flood Hazard Overlay Code.
An assessment against each of the codes has found the development is compliant with, or could be
conditioned to comply with all of the applicable outcomes. A detailed assessment against the
abovementioned primary codes is provided in Appendix C – Code Assessment.
Overall, the proposed development will provide two rural residential lots that have appropriate areas and
dimensions to accommodate future dwellings and associated infrastructure in a semi-rural setting. The lots
will offer a high level of amenity for future residents and ensure that house sites can be established that
avoids flooding and bushfire constraints pertaining to the property. The proposed development will also
protect and enhance the natural values of the site including a waterway and associated riparian zone that
transects the western part of the site.
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6. Conclusion
This report has identified that the proposed development to reconfigure a lot (1 lot into 2 lots) complies with
the relevant benchmarks contained within the Noosa Plan 2020 and does not raise any significant issues that
cannot be addressed by reasonable and relevant conditions on the following basis:
+ Each lot achieves the minimum lot size of 1.5ha required by the planning scheme for the Rural
Residential Zone and is consistent with the rural residential character amenity of area;
+ Each lot will be capable of supporting a large house site area that appropriately avoids and
addressed bushfire and flooding constraints pertaining to the site;
+ The new lot boundaries avoid ecologically important area within the site;
+ The proposal will utilise existing infrastructure including driveways and a waterway crossing so as to
ensure that no work will be undertaken within ecologically important areas; and
+ safe and appropriate vehicular access is provided to each lot.
This office trusts that the information supplied comprehensively addresses all of the issues that are to be
considered by the Noosa Plan 2020. Should you have any questions in relation to the proposal, or any aspect
of the development, please do not hesitate to contact the undersigned on 0423 952 928 or via email
[email protected]
Yours sincerely,
Marcus Brennan
B. Urb. Reg. Plan.
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