Planning & Environment Report - RAL22/0021 - Final Report

                                     Figure 3 - Building Envelopes

2.    SITE DETAILS
2.1. Background
The application was lodged with Council on 7 September 2022 and it is noted that no pre-
lodgement meeting was undertaken prior to submission. Officers did not make a request for further
information however a further advice letter was provided to the applicant on 17 October 2022
identifying a number of issues with the proposal. The applicant responded to this letter on 22 March
2022 submitting further material and provided a response to officer concerns regarding the
proposed lots’ suitability for multiple dwellings. A second Further Advice letter was issued 21 April
2023 raising concerns with the proposed stormwater system with the applicant providing further
information on 15 May 2023.
2.2. Site Description
The site currently contains a dwelling house and associated structures which are to be demolished
to facilitate the proposed lots. This dwelling is built to the front of the site, with a double garage
located close to the front boundary.
The site slopes down towards the rear, with the rear of the site steeply sloping, having slopes of
50 to 60%. The rear of the lot is mapped as having vegetation of biodiversity significance
connecting with vegetation along Noosa Drive and ultimately other larger tracts of vegetation. This
vegetation was cleared sometime in 2022 by the applicant under the Noosa Plan 2020 and
Planning Act 2016 exemption provisions for fire management purposes due to the proximity of the
existing dwelling to medium potential bushfire intensity areas.
There are no easements registered over the lot, though a sewer line traverses the site under the
existing dwelling.
2.3. Surrounding Land Uses
The site is zoned High Density Residential, with the area planned to accommodate a range of
development including tourist accommodation, multiple dwellings, and dwelling houses. The
properties zoned High Density Residential in Picture Point Crescent and Edgar Bennett Avenue
have all largely been developed for multiple dwellings with the subject lot, 37, 43 and 45 Picture
Point Place still each containing a single dwelling house.