Original source · versioned page text
Planning Report
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
Code Assessable Development Application for the
Reconfiguration of a Lot (1 into 2 Lots)
over land at
108 Black Mountain Range Road, Black Mountain
(Lot 2 on RP131369)
In the Noosa Shire Council Planning Scheme Area
on behalf of Total Concept Homes Pty Ltd
January 2021
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 1 of 14
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 13 pages
Page 2
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
Table of Contents
1 Summary ............................................................................................................. 3
2 Site Details .......................................................................................................... 4
2.1 Existing Use and Description .............................................................................................. 4
2.2 Surrounding Land Uses ....................................................................................................... 4
3 Prelodgement Advice......................................................................................... 5
4 Proposal .............................................................................................................. 8
4.1 Access .................................................................................................................................... 8
4.2 Services.................................................................................................................................. 8
4.3 Earthworks ............................................................................................................................. 8
5 Statutory Assessment – State Government ..................................................... 9
5.1 State Planning Policy (SPP) ................................................................................................. 9
5.2 State Planning Regulatory Provisions (SPRP)................................................................... 9
5.3 Referral and State Development Assessment Provisions ................................................ 9
6 Statutory assessment – Local Government ................................................... 10
6.1 Code Assessment ............................................................................................................... 10
6.1.1 Rural Residential Zone Code ............................................................................................ 10
6.1.2 Reconfiguring a Lot Code ................................................................................................. 10
6.1.3 Driveways and Parking Code ............................................................................................ 11
6.1.4 Earthworks Code ............................................................................................................... 11
6.1.5 Existing Services Code ..................................................................................................... 12
6.1.6 Fire Services for Common Private Title Code ................................................................... 12
6.1.7 Landscaping Code ............................................................................................................ 12
6.1.8 Sustainable Building Design Code .................................................................................... 12
6.1.9 Transport Code ................................................................................................................. 12
6.1.10 Water Quality and Drainage Code ................................................................................ 13
6.1.11 Waste Management Code ............................................................................................ 13
6.1.12 Biodiversity, Waterways and Wetlands Overlay Code .................................................. 13
6.1.13 Bushfire Hazard Overlay Code ..................................................................................... 13
6.1.14 Landslide Hazard Overlay Code ................................................................................... 13
7 Conclusion ........................................................................................................ 14
Appendices
Appendix A .....................................................................................................QLD Title RP131369_2
Appendix B ..................................................................................................... Land Owner’s Consent
Appendix C ................................................................................................................... Proposal Plan
Appendix D ............................................................................................................. Engineering Plans
Appendix E ......................................................................................... Ecological Assessment Report
Appendix F ......................................................... Bushfire Hazard Assessment & Management Plan
Appendix G......................................................................................................... Geotechnical Report
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 2 of 14
Page 3
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
1 SUMMARY
This report has been prepared on behalf of Total Concept Homes Pty Ltd and seeks approval for a code
assessable development application for a Reconfiguration of a Lot (1 into 2 Lots) over land at 108 Black
Mountain Range Road, Black Mountain also described as Lot 2 on RP131369.
The development will involve subdividing the existing lot to create a total of 2 standard format lots.
Proposed Lot 1 will retain the existing house and have an area of 4.38ha and Lot 2 will be a vacant lot
with an area of 1.597ha.
This report describes the site and surrounds of the proposed development which is consistent with the
pattern of subdivision in the area and the intent of the rural residential zone. All applicable codes should
be read in conjunction with the relevant attachments. It is submitted that Council approval of the
application is warranted, subject to reasonable and relevant conditions.
APPLICATION DETAILS
Site Details
Land Owner Total Concept Homes Pty Ltd A.C.N. 099 275 877
Property Address 108 Black Mountain Range Road, Black Mountain QLD 4563
Real Property Description Lot 2 on RP131369
Site Area 5.977404ha
Local Authority Noosa Shire Council
Current Land Use Residential – Detached Dwelling House
Proposal Reconfiguration of a Lot (1 into 2 Lots)
STATUTORY DETAILS
State Government Assessment
SEQRP Land Designation Rural Living Area
State Referral Agencies N/A
Local Government Assessment
Planning Scheme Noosa Plan 2020
Zoning Rural Residential Zone
Local Plan Area N/A
Assessment Type Code
Overlays • Biodiversity, Waterways and Wetlands Overlay
• Bushfire Hazard Overlay
• Landslide Hazard Overlay
Development Codes • Rural Residential Zone Code
• Reconfiguring a Lot Code
• Works Codes
o Driveways and Parking Code
o Earthworks Code
o Existing Services Code
o Fire Services for Common Private Title Code
o Landscaping Code
o Sustainable Building Design Code
o Transport Code
o Water Quality and Drainage Code
o Waste Management Code
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 3 of 14
Page 4
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
2 SITE DETAILS
2.1 Existing Use and Description
The site comprises an area of approximately 5.98ha and is currently used for a dwelling house. The
site slopes downwards towards the north and south-east with varying gradients. The site is heavily
vegetated towards the rear half and a section at the front of the site.
2.2 Surrounding Land Uses
The site is adjoined by lots zoned rural residential with rural land zoned to the west of the site. The
immediate surrounding area is predominantly characterised by 1 storey dwelling houses in a rural
setting.
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 4 of 14
Page 5
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
3 PRELODGEMENT ADVICE
The proposal was the subject of a prelodgement meeting with Council (PLM20/0032) dated 29
September 2020 prior to proceeding with a development application over the land. The resultant
proposal plans have been amended to incorporate advice from Council where possible, practical and
warranted, having regard to applicable planning scheme requirements and specific site circumstances.
Responses to key issues are outlined below.
Koala Priority Area and Koala Habitat Area
Matter Raised Response
The site is identified within a koala priority area The development does not propose any clearing
and contains koala habitat area. Under the of koala habitat area and is therefore not
Planning Regulation 2017 (Schedule 10, Part 10, prohibited development.
Division 2, Section 16A), the proposal may be
prohibited development, due to potential Compliance with Schedule 11, Part 2 of the
vegetation clearing or potential impacts on Planning Regulation 2017 and the relevant
vegetation… Before submitting the application, it provisions of the Biodiversity, Waterways and
must be clearly and accurately demonstrated that Wetlands Overlay Code under the Noosa Plan
the proposed reconfiguration of a lot does not 2020 has been demonstrated as part of this
propose any clearing of koala habitat area, in application and a full assessment against these
accordance with and making reference to assessment benchmarks are provided as part
Schedule 10, Part 10, Division 2, 16A of the Appendix E – Ecological Assessment Report.
Planning Regulation 2017. If lodged, the
application must clearly and accurately
demonstrate compliance with Schedule 11, Part
2 of the Planning Regulation 2017 and relevant
provisions of the Biodiversity, Waterways and
Wetlands Overlay Code under the Noosa Plan
2020.
Lot Shape, Size and Character
Matter Raised Response
The proposed common boundary between The proposed subdivision layout results in
proposed lots 1 and 2 is irregular and the location irregular shaped lots due to lot boundaries being
of the proposed house site areas are elevated aligned to avoid traversing ecologically important
above surrounding land. Performance Outcome areas and to align with the existing driveway.
PO5 of the Reconfiguring a Lot Code seeks lots Despite the lots being irregular in shape, the
to have a predominantly regular or rectangular layout is considered to be appropriate and satisfy
shape; be consistent with the size and character PO5 of the Reconfiguring a Lot Code as the lots
of surrounding lots; and retain the scenic amenity meet the prescribed 1.5ha minimum lot size, are
of the landscape. of a consistent size and character of surrounding
lots, still enable activities consistent with the
purpose and overall outcomes sought for the
rural residential zone, and both lots are capable
of accommodating dwelling houses (noting that
Lot 1 will retain the existing house and Lot 2 has
a 2736m2 building envelope).
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 5 of 14
Page 6
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
Effluent Disposal Area
Matter Raised Response
It must be demonstrated that each lot has An effluent disposal report has been provided as
sufficient area and other attributes to ensure part of Appendix G – Geotechnical Report which
efficient and effective on-site sewerage disposal. outlines the requirements for on-site effluent
disposal. The sites are capable of complying with
the recommendations from this report and a
development approval can be conditioned to
ensure compliance.
Biodiversity, Waterways and Wetlands Overlay
Matter Raised Response
The proposed house site areas and property The development proposes building envelopes
boundaries must be sited within existing cleared and lot boundaries in existing cleared areas and
areas or areas of low ecological value. areas of low ecological value. Refer to Appendix
E – Ecological Assessment Report for full details.
Bushfire Hazard Overlay
Matter Raised Response
Parts of the site are mapped Medium Potential A site specific bushfire hazard report has been
Bushfire Intensity and the building envelope of provided as part of this application. Refer to
proposed lot 2 is located within this level of Appendix F – Bushfire Hazard Assessment &
identified hazard area. A site-specific bushfire Management Plan.
hazard assessment report and management plan
would be required in accordance with PSP8
Natural Hazards.
Landslide Hazard Overlay
Matter Raised Response
The predominant area of the site and the A site-specific geotechnical report has been
proposed access is mapped landslide hazard provided as part of the development application
area. The Reconfiguring a Lot Code seeks (refer to Appendix G – Geotechnical Report). The
development ideally not to be located on land report has identified that there would be a low risk
identified as a landslide hazard. Any of slope instability impacting the proposed
development proposed on land identified as a development and that the development should
landslide hazard would need to be supported by be undertaken in accordance with
a site-specific geotechnical assessment recommendations contained within the report. A
prepared by a registered professional engineer, development approval can be conditioned to
in accordance with PSP8 Natural Hazards. The ensure compliance with the geotechnical
Landslide Hazard Overlay Code seeks buildings recommendations.
and associated accesses not to be constructed
on land with a slope greater than 25%.
The Landslide Hazard Overlay Code seeks The development will retain the existing house on
development to: be responsive to the natural Lot 1. A building envelope is proposed within Lot
topography and constraints imposed by the 2 for a future dwelling house which is situated at
slope; retain natural landforms, landscape a lower elevation than the existing house and will
character, vegetation and visual amenity of hill be located forward of the dwelling house on the
slops and ridgelines; visually integrate into the neighbouring lot to the north. Given the location
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 6 of 14
Page 7
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
natural surrounds; and ensure buildings and of the building envelope is situated forward of the
structures (house site areas) are not visually neighbouring house and earthworks are only
obtrusive, particularly from ridgelines, public required to facilitate the driveway, it is considered
open spaces, scenic routes and other critical that the future dwelling will not be visually
vantage points, outside the site. obtrusive and will integrate within the natural
surrounds.
The site-specific geotechnical investigation will The site-specific geotechnical report has
also need to consider the stormwater runoff from considered drainage and effluent disposal as part
and effluent disposal areas for both the existing of its assessment and has provided
dwelling and the proposed building envelope. recommendations that should be implemented
as part of the development. A development
approval can be conditioned to ensure
compliance with the geotechnical
recommendations. Refer to Appendix G –
Geotechnical Report for full details.
Access
Matter Raised Response
The existing access is located within an area of A site-specific geotechnical report has been
the site mapped as being in a Landslide Hazard provided as part of the development application
Area. Any application would need to include a (refer to Appendix G – Geotechnical Report). The
site-specific geotechnical investigation that report has identified that there would be a low risk
includes specific comment about the access and of slope instability impacting the proposed
include recommendations for any works that may development and that the development should
be required to ensure the ongoing stability of the be undertaken in accordance with
land and the access. recommendations contained within the report. A
development approval can be conditioned to
ensure compliance with the geotechnical
recommendations.
The section of the existing access in the road The development proposes a new driveway and
reserve does not appear to be in accordance with crossover that will be sealed and constructed in
Council’s Standard Drawings and may not be accordance with Council’s standard drawings.
sufficient to cater for the traffic for the proposed Refer to Appendix D – Engineering Report &
development. Any application would need to Plans for full details.
include an assessment of the access prepared
by an RPEQ.
Council has some concerns with the impacts on The development proposes a new concrete
the amenity of the existing dwelling due to the driveway from Black Mountain Range Road
passing traffic on the driveway. The assessment generally over the existing driveway. The
of the access mentioned above must also include driveway is shared up until it splits off to Lot 1 and
comment on the potential impacts on the existing Lot 2. Where the driveway splits, a new concrete
dwelling and whether there is a need to seal all driveway proceeding to the Lot 2 building
or part of the driveway to address the impacts. envelope is proposed and a gravel transition is
proposed to the existing house on Lot 1. The
provision of a new concrete driveway will
alleviate potential impacts to the existing dwelling
from increased traffic.
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 7 of 14
Page 8
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
4 PROPOSAL
The application seeks approval for a code assessable development permit for a Reconfiguration of a
Lot (1 into 2 Lots) at 108 Black Mountain Range Road, Black Mountain in accordance with the submitted
proposal plans and engineering plans (refer to Appendices C and D).
The proposal involves subdividing the existing lot to create a total of 2 standard format lots with the
existing house to be retained on Lot 1. Lot 1 will have an area of 4.38ha and Lot 2 will have an area of
1.597ha. A 2736m2 building envelope is proposed within Lot 2 to accommodate a future dwelling house.
The proposed subdivision layout results in irregular shaped lots due to lot boundaries being aligned to
avoid traversing ecologically important areas and to align with the existing driveway. Despite the lots
being irregular in shape, the layout is considered to be appropriate as they meet the prescribed 1.5ha
minimum lot size, are of a consistent size and character of surrounding lots, still enable activities
consistent with the purpose and overall outcomes sought for the rural residential zone, and both lots
are capable of accommodating dwelling houses (noting that Lot 1 will retain the existing house and Lot
2 has a 2736m2 building envelope).
4.1 Access
The lots will be accessed via a new shared concrete driveway from Black Mountain Range Road located
in accordance with the existing driveway along the south-west boundary. The driveway will be 6m wide
at the verge to enable two-way vehicle entry/exit. The concrete driveway will vary in width through the
access handle but will have a minimum concrete width of 3.5m. The driveway will be contained within
an access easement (proposed Emt A) that is located in Lot 1 and will be favour of Lot 2 for access and
services. A passing bay is proposed within the access easement to enable safe two-way vehicle
movements along the driveway.
4.2 Services
The development site will be connected to telecommunications and electricity services. The site is
located in an area that is not serviced by water and sewer trunk infrastructure. Each lot will be
appropriately self-supported with tanks for domestic water supply and fire-fighting purposes and on-site
effluent disposal for wastewater treatment.
Waste management will be via kerbside collection from Black Mountain Road.
4.3 Earthworks
The development will require minor earthworks to facilitate retaining walls and construction of the
driveway. The extent and volume of earthworks will be detailed as part of a future operational works
application for the site subject to the reconfiguration of a lot approval.
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 8 of 14
Page 9
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
5 STATUTORY ASSESSMENT – STATE GOVERNMENT
5.1 State Planning Policy (SPP)
The State Planning Policy (July 2017) is appropriately reflected and integrated in the Noosa Plan 2020.
Therefore, the proposal does not require separate assessment against the SPP.
5.2 State Planning Regulatory Provisions (SPRP)
The following SPRP are relevant to the proposal:
• South East Queensland Regional Plan 2009-2031 SPRP; and
• SPRP (Adopted Charges).
As the site is included within the South East Queensland Regional Plan 2009-2031 under the land use
category of Rural Living, further assessment against the plan is not required.
The SPRP (Adopted Charges) is reflected in the Noosa Shire Council’s Charges Resolution and will be
applied to the development approval.
5.3 Referral and State Development Assessment Provisions
A review of the State Assessment Referral Agency DA online mapping system shows the site is mapped
as a koala priority area and containing core koala habitat area. As the development does not involve
interfering with koala habitat, in accordance with Schedule 10 of the Planning Regulation 2017, the
development must have regard to the assessment benchmarks from Schedule 11, Part 2 of the
Planning Regulation 2017.
An assessment against the assessment benchmarks form Schedule 11, Part 2 of the Planning
Regulation 2017 is provided in detail as part of Appendix E – Ecological Assessment Report.
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 9 of 14
Page 10
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
6 STATUTORY ASSESSMENT – LOCAL GOVERNMENT
6.1 Code Assessment
The proposed development triggers code assessment as determined in accordance with Part 5 Tables
of Assessment from the Noosa Plan 2020 as the development is for reconfiguring a lot.
In general this application complies with the acceptable outcomes from the applicable planning scheme
codes. Commentary for a performance outcome satisfied by an alternative means is provided below.
6.1.1 Rural Residential Zone Code
No performance outcome from this code requires satisfaction by alternative means. The proposed
development satisfies the purpose and overall outcomes of the code and is consistent with the intended
use of the zone which will enable low density, semi-rural in nature residential uses and activities on
large lots.
6.1.2 Reconfiguring a Lot Code
Table 9.5.1.3 Criteria for assessable development
Performance Outcomes Acceptable Outcomes Comment
PO5 AO5.2 Performance Solution
New lots have areas and In general, lots have a The proposed subdivision
dimensions that: predominantly regular, layout results in irregular
(a) are consistent with the rectangular shape. shaped lots. Despite this, it is
purpose and overall considered that the
outcomes of the applicable Editor's note- development satisfies the
topographical constraints or
zone or zones; corresponding performance
environmental values may call for
(b) are consistent with the size irregular property boundaries. outcome. Specifically, the
and character of proposed lots are of a
surrounding lots; consistent size and character of
(c) can accommodate land surrounding lots, are larger than
uses that are consistent the prescribed 1.5ha minimum
with the purpose and lot size for the rural residential
overall outcomes of the zone, still enable activities
applicable zone; consistent with the purpose and
(d) allow for siting and overall outcomes of the rural
construction of buildings, residential zone, and both lots
structures, access ways are capable of accommodating
and car parking while:- dwelling houses with the
(i) retaining ecologically development proposing to
important areas and retain the existing dwelling and
ecological linkages; outbuildings on Lot 1 and Lot 2
(ii) minimising risk of soil has a proposed 2736m2
erosion, landslide, building envelope to
flooding and bushfire; accommodate a future dwelling.
(iii) minimising earthworks It is important to acknowledge
or retaining walls that the lot boundaries have
associated with been specifically located to
construction on sloping avoid traversing ecologically
sites; important areas and to align
with the existing driveway.
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 10 of 14
Page 11
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
(iv) retaining the scenic
amenity and vegetated
character of the
landscape;
(v) retaining culturally
significant features and
protecting views to
culturally significant
features;
(vi) minimising detrimental
impacts of effluent
disposal or storm water
runoff; including open
space for landscaping;
ensuring safe vehicular
manoeuvring areas
without concentration
of driveways in one
space; and
(vii) where not in a water or
sewerage service area,
allow for water storage
tanks and suitable
effluent disposal.
(e) except where otherwise
specified in a local area
code, comply with the
minimum lot size specified
in Table 9.5.1.4 Minimum
Lot Size and Dimensions
6.1.3 Driveways and Parking Code
No performance outcome from this code requires satisfaction by alternative means.
6.1.4 Earthworks Code
Table 9.4.2.3 Criteria for assessable development
Performance Outcomes Acceptable Outcomes Comment
PO9 AO9 Performance Solution
On sloping sites development Cut or fill is less than 1.5 metres The development will require
follows the natural landform in depth relative to the natural minor earthworks and retaining
wherever practical and ground level. walls to construct the access
excavation or filling is minimal. driveway. The extent and
volume of earthworks will be
detailed as part of a future
operational works application
for the site subject to the
reconfiguration of a lot
approval.
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 11 of 14
Page 12
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
6.1.5 Existing Services Code
No performance outcome from this code requires satisfaction by alternative means.
6.1.6 Fire Services for Common Private Title Code
The development is located in a non-urban area and is not able to be serviced by fire hydrants. As such
further assessment against this is code is not required.
6.1.7 Landscaping Code
No performance outcome from this code requires satisfaction by alternative means. The development
is for a reconfiguration of a lot only and does not involve landscaping works as part of the development.
6.1.8 Sustainable Building Design Code
No performance outcome from this code requires satisfaction by alternative means. Compliance with
applicable requirements of this code can be conditioned in a development approval.
6.1.9 Transport Code
Table 9.4.7.3 Criteria for assessable development
Performance Outcomes Acceptable Outcomes Comment
PO14 AO14 Performance Solution
Development is provided with Where not already existing, the It is submitted that on this
external works— following infrastructure occasion for this subdivision at
(a) along the full extent of the components are provided at the this site kerb and channel is not
frontage of the site to an frontage of the site— warranted and would not in fact
appropriate standard (a) full width sealed road; improve the existing drainage
having regard to the (b) concrete kerb and channel circumstances i.e.
specified function of the where appropriate; • The lots immediately north
road; and (c) forming and grading to and south of the subject lot
(b) provided beyond the site’s footpaths; do not have kerb and
frontage if required (d) vehicular kerb and footpath channel;
crossings; • There is a functional table
(e) a constructed bikeway; drain arrangement
(f) a constructed footpath; operating in front of these
(g) a constructed carriageway; three lots;
(h) required alterations to • Construction of kerb and
public utility mains, services channel and subsequent
or installations; concentration of
(i) construction of any required stormwater would require
alterations to public utility discharge construction over
mains, services or the steep back and into the
installations; heavily vegetated subject
(j) stormwater drainage works; lot; and
and • The development proposes
(k) installation of electrical using the same access
conduits. point for access to the new
lots enabling the existing
table drain arrangements to
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 12 of 14
Page 13
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
be utilised albeit with some
minor alterations at the
access point itself.
6.1.10 Water Quality and Drainage Code
Stormwater management has been addressed as part of Appendix D – Engineering Report & Plans
and will be further addressed in detail as part of a future operational works application.
6.1.11 Waste Management Code
No performance outcome from this code requires satisfaction by alternative means.
6.1.12 Biodiversity, Waterways and Wetlands Overlay Code
Assessment against the biodiversity, waterways and wetlands overlay code has been addressed in
detail as part of the Appendix E – Ecological Assessment Report. Development is to be undertaken in
accordance with the recommendations outlined within Appendix E and it is requested that a
development approval be conditioned accordingly to ensure compliance.
6.1.13 Bushfire Hazard Overlay Code
Assessment against the bushfire hazard overlay code has been addressed in detail as part of Appendix
F – Bushfire Hazard Assessment & Management Plan. Development is to be undertaken in accordance
with the recommendations outlined within Appendix F and it is requested that a development approval
be conditioned accordingly to ensure compliance.
6.1.14 Landslide Hazard Overlay Code
No performance outcome from this code requires satisfaction by alternative means. A site-specific
geotechnical report has been provided certifying that the site has a low risk of instability and is
appropriate for further development subject to the recommendations within the report (refer to Appendix
G – Geotechnical Report). It is requested that a development approval be conditioned accordingly to
ensure compliance with Appendix G.
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 13 of 14
Page 14
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
7 CONCLUSION
This report has been prepared as part of a code assessable development application seeking approval
for a Reconfiguration of a Lot (1 into 2 Lots) over land at 108 Black Mountain Range Road, Black
Mountain also known as Lot 2 on RP131369.
The proposal involves subdividing the existing lot to create a total of 2 standard format lots. Proposed
Lot 1 will have an area of 4.38ha and will retain the existing house whilst Lot 2 will become a vacant lot
with a site area of 1.597ha. Both lots will be accessed via a shared concrete driveway located within an
access easement. A future operational works application will be required to facilitate the proposed
subdivision.
The proposal is consistent with the Noosa Plan 2020 and this report has demonstrated that the
applicable codes have been satisfied. The proposal satisfies the applicable overall outcomes sought for
the rural residential zone as it will enable the preferred level of low density, semi-rural in nature
residential uses and is consistent with the pattern of subdivision in the area. Appendices C to G provide
the required detail to demonstrate compliance with the applicable planning scheme codes.
It is submitted that Council approval of the application is warranted subject to reasonable and relevant
conditions.
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 208516 – Total Concept Homes Pty Ltd Page 14 of 14