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Town Planning Report (2)
Our Ref: 20210414
30 November 2021
Noosa Council
PO Box 141
Tewantin QLD 4565
Sent via email: [email protected]
Attention: Development Assessment Team
Dear Sir / Madam,
DEVELOPMENT APPLICATION FOR RECONFIGURATION OF A LOT (1 LOT
INTO 2 LOTS AND NEW ACCESS EASEMENT) AT 15 JIRRIMA CRESCENT,
COOROIBAH (LOT 43 ON RP136461)
Please find enclosed a development application for Reconfiguration of a Lot to be assessed by
the Noosa Council. In support of this application please find enclosed:
● Landowner Consent;
● DA Form 1;
● Proposed Subdivision Plan prepared by CadCon;
● Site Plan (Building Envelopes) prepared by Robinson Architects;
● Rehabilitation and Landscape Plan prepared by Anembo;
● Bushfire Risk Assessment and Risk Management Plan and CV prepared by Adrian
Hansen; and
● On-Site Effluent Disposal Report prepared by Australian Soil Investigations.
The Council application fee will be paid upon receipt of a Council reference number and
payment link.
APPLICATION DETAILS
Street Address: 15 Jirrima Crescent, Cooroibah
Real Property Description: Lot 43 on RP136461
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APPLICANT DETAILS
Landowner and Applicant: Rhiana Magee and Christopher James Anderson
PROPERTY DETAILS
Land Area: 41,021.15m2
Existing use of land: Vacant land
PLANNING INSTRUMENT DETAILS
Planning Scheme: Noosa Plan 2020
Zone: Rural Residential
Local Plan: Not applicable
Level of Assessment: Code Assessable
Applicable Overlays: ● Acid Sulfate Soils (Area 1: 5m AHD or below, Area
2: above 5m AHD to 20m AHD)
● Biodiversity, Waterways and Wetlands (Areas of
biodiversity significance, Waterways, MSES
Regulated Vegetation - intersecting a
watercourse, Riparian buffer area)
● Bushfire Hazard (High potential bushfire intensity,
Potential impact buffer)
● Flood Hazard (Waterways, Flooding and
inundation extent)
SEQRP Designation: Rural living area
Referral Agencies: Not applicable
EXISTING APPROVALS
Not applicable
APPLICATION DETAILS
The following type of approval is being applied for:
● Reconfiguration of a Lot (1 lot into 2 lots and new access easement)
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DOCUMENTATION FOR APPROVAL
Plan No. Rev Plan Title Date
218803-01-02 - Proposal Plan, prepared by CadCon 10/08/21
LD1 Sheet 1 of 6 B General Notes, prepared by Anembo Consultants 13/10/21
LD2 Sheet 2 of 6 B General Notes, prepared by Anembo Consultants 13/10/21
LD3 Sheet 3 of 6 B Schedule of Finishes, Specification Notes and 13/10/21
Typical Detail, prepared by Anembo Consultants
LD4 Sheet 4 of 6 B Plant Schedules, prepared by Anembo 13/10/21
Consultants
LD5 Sheet 5 of 6 B Landscape Plan, prepared by Anembo 13/10/21
Consultants
LD6 Sheet 6 of 6 B Landscape Plan, prepared by Anembo 13/10/21
Consultants
200264(S) - On-Site Effluent Report - Proposed Subdivision, 23/08/21
prepared by Australian Soil Investigations
- 1 Bushfire Risk Assessment and Bushfire Risk 29/11/21
Management Plan, prepared by Ecological Natural
Area Management
SD.02 A Site Plan, prepared by Robinson Architects 13/10/21
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LOCATION AND SITE DETAILS
Figure 1: Subject Site (Nearmap, accessed November 2021)
The subject land is formally described as Lot 43 on RP136461 at 15 Jirrima Crescent,
Cooroibah, and has a site area of 41,021.15m2. The site is a regular shaped block with a 93m
street frontage to Jirrima Crescent. No formal access to the site currently exists.
PROPOSAL
This application seeks a development permit for Reconfiguration of a Lot to subdivide the
existing allotment into two allotments plus an access easement in accordance with the
attached Proposed Subdivision Plan prepared by CadCon.
A Site Plan has also been prepared by Robinson Architects and is for information purposes
only. The Site Plan outlines an indicative area for a dwelling house and shed on Proposed Lot
2 and an indicative house location for Proposed Lot 1. An application will be submitted in
future if required.
The proposed lot configuration is as follows:
● Proposed Lot 1: 1.652ha (including EMT A: 1,526m2);
● Proposed Lot 2: 2.454ha;
● Access is provided via a new driveway and crossover from Jirrima Crescent along the
southern boundary. A common, 10.1m wide access easement is proposed (with a 4.5m
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wide sealed pavement area), burdening Proposed Lot 1 and benefitting Proposed Lot
2.
In relation to the proposal, we note the following:
● Waste collection will be provided via kerbside collection;
● The site can be connected to electrical and telecommunications;
● No water or sewer connections are available to the site. Water tanks and an effluent
disposal system will be required to service any new development on the site. Please
refer to the On-Site Effluent Disposal Report prepared by Australian Soil Investigations
for further details.
A Landscape and Rehabilitation Plan has been prepared by Anembo Consultants in
accordance with the Pre-Lodgement Meeting Notes (Council Ref: PLM21/0040) which details
the proposed trees to be removed to accommodate the access easement and rehabilitation
areas. Refer to plans for further details.
A Bushfire Risk Assessment and Bushfire Risk Management Plan has been prepared in
accordance with the Pre-Lodgement Meeting Notes (Council Ref: PLM21/0040) which
provides an assessment of bushfire risk and provides recommendations for managing
bushfire risk. The report confirms both lots could construct houses to BAL 12.5 construction
standard, and should be setback a minimum of 10m from retained vegetation. Refer to the
report for further details.
The On-Site Effluent Disposal Plan has been prepared by Australian Soil Investigations which
confirms an Advanced Secondary Aerated Wastewater Treatment System with covered or
subsurface drip irrigation can be provided to both lots with sufficient setbacks to future
structures and boundary lines.
STATE PLANNING INTERESTS
The Planning Act 2016 provides the framework and process of planning instruments and
processes for development applications. The following planning instruments have been
considered in this application and are discussed in further detail below in the following
sections:
● State Planning Policy (SPP);
● South East Queensland (SEQ) Regional Plan;
● State referral requirements;
● State development assessment provisions (SDAP);
● Schedule 10 and 11 of the Planning Regulation 2017.
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STATE PLANNING POLICY (SPP)
Part E of the State Planning Policy provides a comprehensive review of the state interests, the
related policies and assessment benchmarks under five broad themes. Section 2.1 of the
Noosa Plan 2020 confirms it integrates the provisions of the State Planning Policy into the
Planning Scheme. No further assessment is required.
REGIONAL PLAN
Section 2.2 of the Planning Scheme confirms it appropriately advances the South East
Queensland Regional Plan. No further assessment is required.
STATE REFERRAL
Referral to State Assessment Referral Agency (SARA) is not required.
STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP)
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which
SARA will assess an application against. In accordance with the above, no referral is required
as part of this application.
SCHEDULE 10 OF THE PLANNING REGULATION
A review of Schedule 10 of the Planning Regulation confirms that the proposed development
is not prohibited development and no referral to State Assessment Referral Agency (SARA) is
required.
SCHEDULE 11 OF THE PLANNING REGULATION
A review of Schedule 11 of the Planning Regulation provides assessment benchmarks in
relation to koala habitat in the SEQ Region where for development on premises in a koala
priority area not interfering with koala habitat and for development in an identified koala
broad-hectare area. The site is mapped as containing priority koala area, but not mapped as
containing broad hectare area. In this instance, the assessment benchmarks are not
applicable to this development.
PLANNING SCHEME ASSESSMENT
Under the Noosa Plan 2020, the site is within the Rural Residential zone. Refer Figure 2
below.
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Figure 2: Zoning Map (Noosa Council, accessed August 2021)
TABLE OF ASSESSMENT
Under the relevant table of assessment for the Rural Residential zone, the proposed
development is subject to code assessment.
The proposed development is required to be assessed against the following codes:
● Rural Residential zone code;
● Reconfiguring a lot code;
● Works code;
● Biodiversity, Waterways and Wetlands overlay code;
● Bushfire Hazard overlay code;
● Flood Hazard overlay code.
The proposal has been assessed against the Acceptable Outcomes and Performance
Outcomes of the above codes. Where the proposal is non-compliant with the Acceptable
Outcomes, alternate solutions to the corresponding Performance Outcome have been
provided below.
The assessment confirms there are no planning scheme conflicts.
PLANNING SCHEME CODE ASSESSMENT
A review of the relevant Planning Scheme codes has been undertaken which confirms the
proposed development complies with all of the Acceptable and Performance Outcomes of the
applicable codes, with the exception of the below.
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RECONFIGURING A LOT CODE
Performance Outcome Acceptable Outcome Response
PO7 Development provides AO7.5 Lot boundaries, The proposed access (EMT A)
for a lot layout and services, utilities and roads traverses a mapped riparian
configuration of roads and are aligned to avoid buffer area. As per Council
pathways that is responsive traversing ecologically mapping, the riparian buffer
to:- important areas and area is mapped over the
1. the setting of the site ecological linkages. majority of the front
within an urban or boundary and the proposed
non-urban context; access point is the least
2. any natural affected constrained area,
environmental values and has been selected for the
present on, or reason. As shown on the
adjoining the site; Rehabilitation and Landscape
Plans, five trees will be
3. any natural hazards
required to be removed for
affecting the site or
the proposed access, which
adjoining land such
will be offset at a 1:1 rate.
that the number of
The proposed lot boundaries
properties or persons
otherwise consider the
at risk is not
mapped overlays and avoid
increased;
traversing ecologically
4. the terrain of the land, important areas and linkages.
minimising the need
for earthworks; In addition to the above, we
5. any places of cultural note the following:
heritage significance
or character areas ● The Bushfire Risk
present on, or Assessment and Bushfire
adjoining the site; and Risk Management Plan
6. any important confirms a BAL 12.5
landmarks, views, construction standard and
vistas or other areas a 10m separation to
of high scenic quality vegetation is required to
present on, or able to manage bushfire risk;
be viewed from, the ● The Site Plan shows that
site. future
buildings/structures will
Editor’s Note— be outside of mapped
Development of land overlay areas;
affected by constraints ● No earthworks are
shown on overlay maps will proposed as part of the
be subject to overlay codes application;
● The site is not mapped as
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a cultural heritage area or
character area and does
not adjoin a site that is
mapped as a cultural
heritage area or character
area;
● The site does not contain
any important landmarks,
views, vistas or other
areas of high scenic
quality present on, or
able to be viewed from,
the site.
The proposed development is
considered compliant with
PO7.
PO21 Rear (battle-axe) lots AO21.2 No more than 10% The proposal is for a 1 into 2
are created only where:-: of lots within a subdivision lot rural residential
1. it would not be are rear lots or lots accessed subdivision. The proposal is
desirable nor via an access strip. considered the most practical
practicable for the site arrangement for the site. To
to be reconfigured so propose two lots that have
that all lots have full full frontage to a road would
frontage to a road; result in lot dimensions of
2. located in the Low approximately 397m x 42m,
density residential which is not desirable or
zone, Rural residential practical.
zone or Rural zone;
AO21.4 No rear lot shares a The proposed rear lot
3. development
common boundary with (Proposed Lot 2) will share a
positively contributes
more than four other lots. common boundary with five
to the character of the
lots, including Proposed Lot
neighbourhood;
AO21.5 No more than two 1. It is noted that 13A Jirrima
4. development provides rear lots or rear lot access Crescent is nominated as a
a high standard of strips directly adjoin each park and is mapped as
amenity for residents other. Environmental Management
and other users of the and Conservation zoning,
rear lot and adjoining which cannot be used for
properties; permanent residential
5. the lot is large enough purposes, and thereby
to accommodate reducing traffic generation.
anticipated land uses
An access easement for a
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including car parking AO21.7 Where two rear lots rear lot arrangement exists
and manoeuvring; adjoin each other, a single on the site to the south. The
6. development is not common driveway and proposed access easement
detrimental to the use reciprocal access easements will be located on the
and amenity of are provided. southern boundary and
adjoining lots through adjoins the driveway on the
loss of privacy, adjoining lot to the south. It
sunlight or breezes is not proposed to provide a
once buildings are reciprocal access easement
constructed; arrangement over both lots
as the adjoining site has
7. vehicular access to
existing vegetation along the
rear lots will not have
boundary line, which would
a detrimental impact
require removing additional
on lots adjoining the
trees. The applicant seeks to
access strip due to
retain existing vegetation.
excessive noise, light,
Minimal trees will be removed
dust, stormwater
to accommodate the
runoff and the like;
proposed access to both lots.
8. access arrangements The proposed access is not
do not adversely considered to affect the
affect the safety and safety and efficiency of
efficiency of the road Jirrima Crescent and will
from which access is provide a consolidated access
gained; point.
9. their creation does not
prejudice the The proposed layout is
anticipated considered compliant with
development of PO21.
adjoining land.
DRIVEWAYS AND PARKING CODE
Performance Outcome Acceptable Outcome Response
PO3 The number of AO3.2 Driveways are located An access easement for a
driveways across pedestrian so they abut existing rear lot arrangement exists
footpaths is minimised. driveways of adjoining on the site to the south. The
development where proposed access easement
practicable and reciprocal will be located on the
easements are created to southern boundary and
reduce the sealed driveway adjoins the driveway on the
width. adjoining lot to the south.
It is not proposed to provide
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a reciprocal access easement
arrangement over both lots
as the adjoining site has
existing vegetation along the
boundary line, which would
require removing additional
trees. The applicant seeks to
retain existing vegetation.
Minimal trees will be removed
to accommodate the
proposed access to both lots.
Jirrima Crescent does not
contain any existing
pedestrian footpaths, being
in a rural residential setting.
The proposed layout is
considered compliant with
PO3.
BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY CODE
Performance Outcome Acceptable Outcome Response
PO1 Development is sited AO1.1 Ecologically important In accordance with Noosa
and designed to protect the areas are conserved or Council 2020 Overlay
physical and ecological improved to ensure their Mapping, the proposed
integrity and biodiversity of ongoing contribution to the development is located within
ecologically important areas natural resources and mapped ecologically
through protection of: biological diversity of Noosa important areas. As can be
1. existing habitat areas Shire. seen on the Site Plan, future
and ecological linkages; buildings can be located
and AND outside of mapped areas. As
2. existing riparian per AO1.3, vegetation
vegetation, waterways AO1.2 Buildings, structures clearing is proposed for the
and wetland habitat and associated works are extent of the access driveway
values. located within existing and boundary fencing only,
cleared areas or areas of and is proposed to be offset
lowest ecological value. at a 1:1 ratio. The Landscape
and Rehabilitation Plan shows
the vegetation to be removed
and replaced.
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The proposed access is
predominantly located
outside of the mapped
riparian buffer area. The
proposed boundary line
between Lots 1 and 2 avoids
traversing the mapped native
vegetation area.
The proposal is considered
compliant with PO1 by
avoiding (where possible)
mapped ecologically
important areas to maintain
existing habitat areas and
linkages, and minimising the
required vegetation clearing
and rehabilitating the site at
1:1 ratio.
OVERLAY
Overlay Compliance
In accordance with Noosa Council 2020
Overlay Mapping, the site is mapped as
containing acid sulfate soils. No filling or
excavation is proposed. No further
assessment is required.
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In accordance with Noosa Council 2020
Overlay Mapping, the proposed
development is located within mapped
ecologically important areas. The
proposed boundary lines seek to avoid
the mapped areas, however the
proposed access easement will traverse
the mapped riparian buffer area. Please
refer to the Rehabilitation and
Landscape Plan prepared by Anembo
Consultants and the assessment in the
previous section of this report.
In accordance with Noosa Council 2020
Overlay Mapping, the proposed
development is mapped as containing
bushfire hazard areas and buffers.
Sufficient water tanks and fittings will
be provided for fire fighting purposes to
each allotment. Please refer to the
Bushfire Risk Assessment and Bushfire
Risk Management Plan, which
addresses this code.
In accordance with Noosa Council 2020
Overlay Mapping, the proposed
development is mapped as containing
areas of flood hazard. Future houses
and effluent disposal systems can be
sited outside of mapped areas as per
the attached Site Plan prepared by
Robinson Architects. No further
assessment is required.
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We thank the Council on behalf of the applicant for assessing the above application. Based on
the information provided in this application we respectfully request that Council proceed to
commence their assessment and approve the development subject to reasonable and relevant
conditions.
Should you have any queries, please do not hesitate to contact the undersigned.
Yours faithfully,
Adapt Town Planning + Development Management
Tiani Boulton
Associate
E: [email protected]
M: 0404924160
A: PO Box 7618 Sippy Downs QLD 4556
W: adaptplanning.com.au
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