MCU180015 - Submission - Narelle Kearney · MCU18/0015

                                     Unit 3/34 Edg_ar Bennett Ave                    NOOSA HEADS
              Narelle Kearney, of                             rnakerthis submission regarding a Development
 Application MCUl 8/0015 lodged by Mr DV)I Neate C/- Innovative Planning Solutions Pty Ltd, (Applicant) under
 the Planning Act 2016 (the Act) on land at 27 Attunga Heights, Noose Heads (Lot 27 on RP89506) (the site').

 The development application seeks approval for a Development Permit for a Material Change of Use for 2
 Dwelling houses and 12 Multiple Dwelling Units and Reconfiguring of a lot (1 into 3 lots).
 This document constitutes a properly made submission opposing development application MCU18/0015 in
 accordance with Schedule 2 of the Act. This document outlines several objections to the proposed development
 at the site. They demonstrate how the proposed development does not comply with the assessment
 benchmarks in the Nousa Plan 2006 (the planning scheme'), and does not demonstrate grounds to justify
 significant conflicts with the planning scheme.

 We wish to state at the outset that the planning scheme anticipates some level of residential development on
 the site. However, this is limited specific areas along the eastern and southern boundaries of the site. We
 therefore strongly object to the multiple dwelling component for the reasons expressed throughout this
 submission. The objections and areas of non compliance with the planning scheme are outlined below.

             1. The proposed development causes irreconcilable conflicts with the zoning pattern for the
                 locality

 The site is a mixed zoning comprising of the Detached Housing zone, Attached Housing zone and the Open
 Space Conservation zone. The Open Space Conservation zone accommodates over three quarters of the site
 area with the remaining zones making up the balance.

Mixed zones on individual land parcels are uncommon in planning schemes and only adopted in unique
circumstances to ensure appropriate development and land use outcomes. The planning scheme has been
specific in applying this mixed zoning approach by clearly and accurately delineating certain portions of the site
that are appropriate residential uses. Conversely, it has also been firm in identifying the parts of the site that are
intended for open space and conservation purposes. In doing this, the planning scheme has carefully
considered several factors including:
              •     minimising impacts (from development or otherwise) on biodiversity values including native fauna and
                    flora;
              •     prevailing topography to reduce the risk of landslide hazard and ensure stormwater flows are
                    managed properly; and
              a     limiting the scale of development so that overall density is compatible with the intended character of
                    the locality and cognisant of the prevailing circumstances (biodiversity and landslide risk) of the site.
This resulting mixed zoning over the site was established in the 2006 Noose Plan (and possibly in superseded
planning schemes) and has remained, without any scheme amendments, up to now. What this demonstrates,
and a simple inspection of the site proves, is that the:
         •        site has never been developed and is covered by mature native coastal vegetation that is inhabited by
                  local wildlife. The biodiversity values across the site have not changed and, if anything, have been
                  enhanced through the maturation of the forest ecology over the years; and
         •        the prevailing topography and geomorphology of the site is relatively unchanged meaning the steepest
                  parts of the site are located along the entire western section (Council's own topographic mapping
                  confirms this).

The proposed development seeks approval for 12 multiple dwelling units along the western edge of the site
which, as mentioned above, contains important biodiversity values and a prevailing steep topography that
creates an unreasonable risk of landslide on what is essentially a sand dune. The proposed development also
seeks to subdivide for new lots within this area which will further fragment this important habitat and bushland
and create a lot susceptible to landslide. This is in complete conflict with the intended zoning pattern in the area
which has carefully considered these important factors. Equally so, this zoning pattern also reflects community
expectations for how development is to be regulated in the locality given the presence of:
     •            extensive biodiversity corridors (including the Noose National Park);


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