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Planning Report 60500
Attached to the e-mail Lot Reconfiguration - Eagle Drive and Tait Street Tewantin REC17/0011.
PLANNING REPORT
NO. 60500
Application for a Development Permit for the Reconfiguration of a Lot by Residential
Subdivision (2 Lots into 21 Lots), involving land described as Lots 3 & 6 on
RP149498, Lot 31 on RP149497 and Lot 10 on SP241386, situated at Eagle Drive
and Tait Street, Tewantin Qld 4565
Prepared on behalf of Eagle Rise Developments Pty Ltd
March 2017
Murray & Associates (Qld) Pty Ltd ACN 075 543 154 ABN 81 075 543 154 www.mursurv.com [email protected]
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Contents
Contact Details ..................................................................... 1
1.0 Summary ...................................................................... 2
2.0 Introduction ................................................................. 4
3.0 Characteristics of the Site and Surrounding Area ......... 5
3.1 Overview ............................................................................... 5
3.1.1 Location of Subject Site ................................................. 5
3.1.2 Zoning Designation ....................................................... 6
3.1.3 Surrounding Land Uses ................................................. 6
3.1.4 Current Registered Landowners ...................................... 7
3.1.5 Existing On-Site Improvements ...................................... 7
3.1.6 Dimensions, Easements, Shape and Topography .............. 7
3.1.7 Access and Services ...................................................... 8
4.0 Proposed Subdivision ................................................... 9
4.1 Development Details ............................................................... 9
4.1.1 Staging ....................................................................... 9
4.1.2 Proposed Lot Areas and Road Frontages .........................10
4.1.3 Access and Parking ......................................................11
4.1.4 Services .....................................................................12
4.1.5 Stormwater Management .............................................12
4.1.6 Waste Management .....................................................13
5.0 Local Planning Matters ............................................... 14
5.1 Level of Assessment ..............................................................14
5.2 Relevant Codes .....................................................................14
5.3 Overlay Codes .......................................................................15
5.3.1 Acid Sulfate Soils Overlay .............................................15
6.0 State Planning ............................................................ 17
6.1 Referral Agencies ..................................................................17
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7.0 Conclusions and Recommendations ............................ 18
Figures
Figure 1 – Locality Map
Figure 2 – Zoning Map
Appendices
Appendix A – Current Title Search
Appendix B – Survey Plan and SmartMap
Appendix C – Plan of Development (Plan No. 60500)
Appendix D – Drainage Basin Masterplan
Appendix E – Code Assessment
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Planning Report 60500 Murray & Associates (Qld) Pty Ltd March 2017
Page 4
Contact Details
Murray & Associates (Qld) Pty Ltd Contact: Blake Bell
Planning & Surveying Consultants Address: PO Box 246
Nambour, Qld 4560
Phone: (07) 5441 2188
Fax: (07) 5441 2601
Email: [email protected]
Contact: Rebekah Hale
Address: PO Box 246
Nambour, Qld 4560
Phone: (07) 5441 2188
Fax: (07) 5441 2601
Email: [email protected]
Callaghan & Toth Contact: Allister Haynes
Civil, Environmental & Hydraulic Address: Suite 6
Engineers 41 Sunshine Beach Road,
Noosa Heads, QLD 4567
Phone: +61 7 5474 9081
Fax: +61 7 5474 9041
Email: [email protected]
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Planning Report 60500 Murray & Associates (Qld) Pty Ltd March 2017
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1.0 Summary
SITE DETAILS
Address Eagle Drive and Tait Street, Tewantin Qld 4565
Lots 3 (29 Tait Street) & 6 on RP149498;
Real Property Lot 31 on RP149497 (14 Eagle Drive); and
Description
Lot 10 on SP241386 (35A Tait Street)
Lot 3 on RP149498 - 633m2 (for drainage
easement)
Lot 6 on RP149498 – 15,034m2
Subject Land Area Lot 31 on RP149497 – 845m2 (for drainage basin)
Lot 10 on SP241386 – 1,416m2
Total Subdivision Area: 16,450m2
Total Area of all Development Land: 17,928m2
Local Authority Noosa Shire Council
Lot 3 on RP149498 - John Phillip Deane &
Margaret Gwenneth Deane
Lot 6 on RP149498 – Paul Gregory Ebsworth
Current Registered
Landowners
Lot 31 on RP149497 – Cheryl Annette Dunshea
Lot 10 on SP241386 – Eli Dylan Malcolm Harris &
Grace Sarah Ebsworth
SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATION
Land Use Category Urban Footprint
PLANNING SCHEME DESIGNATIONS
Locality Plan Tewantin & Doonan
Zoning Map Zone Map ZM9 (Tewantin & Doonan)
Zone Detached Housing
APPLICATION DETAILS
Applicant Eagle Rise Developments Pty Ltd
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Staged Reconfiguration of a Lot by Residential
Proposal
Subdivision (2 Lots into 21 Lots)
Application Type Development Permit
Level of Assessment Code Assessment
PROJECT TEAM
Town Planning and
Murray & Associates (Qld) Pty Ltd
Surveying
Civil, Environmental &
Callaghan & Toth Engineers
Hydraulic Engineers
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2.0 Introduction
Murray & Associates (Qld) Pty Ltd have been commissioned to prepare this Planning
Report on behalf of Eagle Rise Developments Pty Ltd in support of an Application for
a Development Permit for the Staged Reconfiguration of a Lot by Residential
Subdivision (2 Lots into 21 Lots) involving land described as Lots 3 & 6 on RP149498,
Lot 31 on RP149497 and Lot 10 on SP241386, situated at Eagle Drive and Tait
Street, Tewantin.
The Current Registered Landowners of the subject site, being John Phillip Deane &
Margaret Gwenneth Deane, Paul Gregory Ebsworth, Cheryl Annette Dunshea, and Eli
Dylan Malcolm Harris & Grace Sarah Ebsworth (refer to Appendix A for copies of the
Current Title Searches) have provided written consent to the proposed development
by signing the Individual Owner’s Consent Forms which are attached to IDAS Form 1
– Application Details. IDAS Form 7 – Reconfiguring a Lot also accompanies this
application.
The subject site incorporates a total area of 17,928m2 (of which 16,450m2 is for
subdivision purposes) , and is situated within the Detached Housing Zone of the
Tewantin & Doonan Locality, as identified within Zoning Map ZM9 of the Noosa Plan.
As stipulated in accordance with Table 12.10 – Division 13—Assessment table for
development other than material change of use –Tewantin & Doonan Locality Plan of
the Noosa Plan, the proposed development is Code Assessable.
This Planning Report should be read in conjunction with the supporting information
included within the Appendices and Figures, as well as the attached IDAS
development application forms.
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3.0 Characteristics of the Site and Surrounding Area
3.1 Overview
3.1.1 Location of Subject Site
The subject site is located at Eagle Drive and Tait Street, Tewantin and is legally
described as Lots 3 & 6 on RP149498, Lot 31 on RP149497 and Lot 10 on SP241386.
The subject site is located approximately 1km from the Tewantin Township to the
south, 3km from Noosaville to the southeast, 5km from Noosa Heads to the
southeast and 13km from the Bruce Highway to the southwest. The subject site is
afforded easy access to the Tewantin Township via Moorindil Street to the site’s west,
which provides services include such as grocery stores, restaurants, pharmacies and
a newsagency. In addition, the subject site is also afforded with opportune access to
several recreational open space areas and Tewantin State School. Figure 1 below
provides a locality map, which identifies the location of the subject site in relation to
the surrounding area.
Subject Site
Figure 1: Locality Map
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3.1.2 Zoning Designation
The subject site is located within the Detached Residential Zone of the Tewantin and
Doonan Locality Area as identified within Zoning Map ZM9 of the Noosa Plan. Please
refer to Figure 2 which includes an extract of Zoning Map ZM9, identifying the
subject site and surrounding allotments.
Subject Site
Figure 2: Zoning Map
3.1.3 Surrounding Land Uses
Land located directly north and south of the subject site is likewise included within
the Detached Housing Zone of the Tewantin & Doonan Locality Area, whilst the west
of the subject site is comprised of Semi-Attached Housing, Open Space Recreation
(Clarey Park and Noosa Caravan Park) and Community Services (Noosa Nursing
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Centre, further southwest) zoned lots. In addition, land located to the east of the
subject site (within and beyond the Noosa River) is included within the Open Space
Conservation Zone, including areas such as the Sheep Island Conservation Park.
3.1.4 Current Registered Landowners
The Current Registered Landowners of the subject site are John Phillip Deane &
Margaret Gwenneth Deane, Paul Gregory Ebsworth, Cheryl Annette Dunshea, and Eli
Dylan Malcolm Harris & Grace Sarah Ebsworth, as confirmed by a copy of the Current
Title Search, which is included within Appendix A of this report.
3.1.5 Existing On-Site Improvements
Lot 3 on RP149498 currently contains a single detached dwelling house and associated
shed structure. As this lot is not part of the land being subdivided, the structures will
remain in their current state as part of the proposal.
Lot 6 on RP149498 comprises a single detached dwelling house located centrally on
the eastern boundary of the site. The lot is covered with existing vegetation which is
not identified as Environmental Enhancement or Protection Overlays under the Noosa
Plan or remnant vegetation according to the State Regulated Vegetation Management
Map. All of the existing structures and necessary vegetation onsite will be demolished
in order to provide for the proposed development.
Lot 31 on RP149497 currently contains a single detached dwelling house and
associated shed structure. As this land is being dedicated as Drainage Reserve, the
current structures will be removed as part of the proposal.
Lot 10 on SP241386 currently comprises a single detached dwelling house located on
its frontage to Tait Street. An associated shed structure is located in the southeast
corner of the allotment. All of the existing structures and necessary vegetation onsite
will be demolished in order to provide for the proposed development.
3.1.6 Dimensions, Easements, Shape and Topography
The area of the subject site proposed for subdivision is regular in shape (with the
exception of the extra rectangle in the northwest corner fronting Tait Street) and
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comprises an area of 16,450m2 (with a total area of 17,928m2 including the drainage
lots) with an overall downwards slope to the west. For complete site dimensions,
please refer to the Survey Plan and SmartMap included within Appendix B of this
report. In addition, it is noted that the Lot 10 on SP241386 is encumbered by a
number of easements, as confirmed by the Current Title Search included within
Appendix A of this report, and detailed as follows: -
Easement In Gross No. 713478229, described as Easement B on SP230078,
which burdens the subject land and is in favour of Northern SEQ Distributor-
Retailer Authority A.B.N. 89 791 717 472; and
Easement In Gross No. 713478231, described as Easement A on SP230078,
which burdens the subject land and is in favour of Northern SEQ Distributor-
Retailer Authority A.B.N. 89 791 717 472.
3.1.7 Access and Services
The subject site comprises road frontage to Tait Street to the west (Lot 3 on RP149498
and Lot 10 on SP241386) and Eagle Drive to the east and south (Lot 31 on RP149497
and Lot 6 on RP149498 respectively). Access to all of the lots is currently facilitated via
existing access crossovers and associated property driveways, with the exception of
Lot 6 on RP149498 which gains access from a level gravel driveway continuing from
the end of Eagle Drive.
The urban location of the site ensures that it is provided access to all standard urban
infrastructure services, including:
Reticulated wastewater infrastructure;
A reticulated supply of water;
A reticulated supply of electricity;
A reticulated supply of telecommunications; and
Reticulated stormwater drainage infrastructure.
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4.0 Proposed Subdivision
4.1 Development Details
The proposed development seeks approval for the Staged Reconfiguration of a Lot by
Residential Subdivision (2 Lots into 21 Lots) involving land described as Lots 3 & 6 on
RP149498, Lot 31 on RP149497 and Lot 10 on SP241386, situated at Eagle Drive and
Tait Street, Tewantin. The proposed development represents a logical infill
subdivision which seeks to create nineteen (19) additional residential allotments. The
proposed subdivision layout is clearly depicted on the Plan of Development (Plan No.
60500) prepared by Murray & Associated Pty Ltd and attached in Appendix C of this
Report. Lot 6 on RP149498 and Lot 10 on SP241386 are the two (2) lots being
reconfigured by subdivision. Lot 3 on RP149498 will have a 1.5m wide stormwater
easement placed along its southern boundary to accommodate the increased runoff
resulting from the proposed subdivision. Lot 31 on RP149497 is proposed to be
dedicated as Drainage Reserve (Proposed Lot 100) and act as a drainage basin for
the proposed subdivision.
4.1.1 Staging
The proposed development comprises two (2) stages. Stage 1 involves the creation
of Proposed Lots 1-5, 9-10 and 17-19, as well as the establishment of the 1.5m wide
stormwater easement over Lot 3 on RP149498, as well as the removal of existing
structures and dedication as Drainage Reserve on Lot 31 on RP149497. The
extension to Eagle Drive will be constructed up to the point of alignment with the
eastern boundaries of Proposed Lots 10 and 17. The existing structures on Lot 6 on
RP149498 and Lot 10 on SP241386 will not yet be demolished in this stage so as to
temporarily retain the existing functionality of the residences.
Stage 2 of the proposed development comprises the removal of all structures
remaining on Lot 6 on RP149498 and Lot 10 on SP241386 and the creation of
Proposed Lots 6-8, 11-16 and 20-21. The extension to Eagle Drive will also be
completed to the eastern boundary of the subject site.
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4.1.2 Proposed Lot Areas and Road Frontages
The subject site incorporates an area of 16,450m2 to be subdivided, and following
approval of the proposed subdivision, the following areas and road frontages will
apply for each newly created allotment during Stages 1 and 2 (refer to Plan of
Development No. 60500 in conjunction with the tables below):
Stage 1
Proposed Lot Number Area Frontage
16.5m
Lot 1 600m2
(Eagle Drive Extension)
16.01m
Lot 2 602m2
(Eagle Drive Extension)
18.5m
Lot 3 600m2
(Eagle Drive Extension)
18.5m
Lot 4 600m2
(Eagle Drive Extension)
17.1m
Lot 5 681m2
(Eagle Drive Extension)
10.4m
Lot 9 664m2
(Eagle Drive Extension)
17.6m
Lot 10 603m2
(Eagle Drive Extension)
49.3m
Lot 17 600m2
(Eagle Drive Extension)
20.0m
Lot 18 679m2
(Eagle Drive Extension)
25.0m
Lot 19 673m2
(Eagle Drive Extension)
North-western Approximately 90m (Eagle
Balance Lot (6,7,8 in 2,141m2 Drive Extension, Tait
Stage 2) Street, Road Reserve)
Eastern Balance Lot
Approximately 20m (Eagle
(11-16, 20, 21 in 5,530m2
Drive Extension)
Stage 2)
Stage 2
Proposed Lot Number Area Frontage
21.314m
Lot 6 600m2
(Tait Street)
17.3m
Lot 7 739m2
(Road Reserve)
6.1m
(Access handle from Eagle
Lot 8 (rear) 802m2 Drive Extension)
Approximately 15m (Road
Reserve)
17.3m
Lot 11 600m2
(Eagle Drive Extension)
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17.3m
Lot 12 600m2
(Eagle Drive Extension)
17.3m
Lot 13 600m2
(Eagle Drive Extension)
17.0m
Lot 14 616m2
(Eagle Drive Extension)
17.0m
Lot 15 616m2
(Eagle Drive Extension)
17.0m
Lot 16 616m2
(Eagle Drive Extension)
6.2m
Lot 20 (rear) 800m2 (Access handle from Eagle
Drive Extension)
6.2m
Lot 21 (rear) 1082m2 (Access handle from Eagle
Drive Extension)
The proposed development is representative of a logical infill subdivision that
remains consistent with the character & amenity of the Tewantin Detached Housing
Zone and provides for the establishment of an efficient and functional urban
development located within close proximity to a range of essential services and
recreational facilities. Furthermore, the subject site is conveniently located within
300-400m of three (3) different bus stops along Moorindil Street, encouraging
utilisation of the public transport network.
4.1.3 Access and Parking
The area of the subject site designated for the purpose of subdivision, being Lot 6 on
RP149498 and Lot 10 on SP241386, currently provides access to the existing
dwellings via a crossover from Tait Street (Lot 10) and a gravel driveway continuing
from the end of Eagle Drive (Lot 6). Proposed Lot 6 will achieve access via the
existing crossover from Tait Street servicing the current Lot 10 on SP241386. The
construction of 18 new crossovers along the extension to Eagle Drive (within current
Lot 6 on RP149498) will service the remaining Proposed Lots (1-5, 7-21). Crossovers
will be constructed from the extension to Eagle Drive on the frontages of Proposed
Lots 1-5, 8-19 and 21, with Proposed Lot 20 sharing the access handle of Proposed
Lot 21, and Proposed Lot 7 will gain access from the Road Reserve from Tait Street.
The related engineering details will be provided in the subsequent Operational Works
application.
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4.1.4 Services
Given that the subject site is situated within an urbanised area, it is currently
provided with access to all urban infrastructure services, including:
Reticulated wastewater infrastructure;
A reticulated supply of water;
A reticulated supply of electricity;
A reticulated supply of telecommunications; and
Reticulated stormwater drainage infrastructure.
The proposed new allotments will be provided with connection to all of the
abovementioned urban infrastructure services with ease. Detailed civil drawings
depicting the extension/provision of services to each lot will be lodged with
Council as part of a subsequent Operational Work stage.
4.1.5 Stormwater Management
Lot 3 on RP149498 and Lot 31 on RP149497 have been included in this application
for the purposes of stormwater management. Consent from the Current Registered
Landowners has been obtained from the owners of both properties (refer to
Appendix A for copies of the Current Title Searches) by signing the Individual
Owner’s Consent Forms which are attached to IDAS Form 1 – Application Details (for
Lot 31 on RP149497) and by signing an Agreement for Easement Arrangement (for
Lot 3 on RP149498).
The proposed development combined with the natural fall of the land will result in
overland stormwater flow running from east to west over the site along two (2)
different paths. The first path of overland stormwater flow exits along the western
boundary of the current Lot 6 on RP149498 to traverse the southern boundary of Lot
3 on RP149498 to the legal point of discharge along Tait Street. For this reason, the
application proposes the registration of a 1.5m wide easement for the purposes of
stormwater discharge along the southern boundary of Lot 3 on RP149498.
The second path of overland stormwater flow exits the southern boundary of Lot 6 on
RP149498 and is proposed to be captured in the dedicated Drainage Reserve Lot 100
(currently Lot 31 on RP149497). See Appendix D – Drainage Basin Masterplan for
details.
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It is noted that as the applicant will purchase Lot 31 on RP149497 to dedicate as
Drainage Reserve, that Council will be requested to provide a fair and reasonable
offset for the application’s contribution charges.
4.1.6 Waste Management
Given that the proposed development seeks to establish only nineteen (19)
additional Detached Housing lots, the current method of kerbside garbage pickup will
be adequate to service the future dwellings. Adequate room will be allocated along
the verge of the extension to Eagle Drive to facilitate the placement of waste bins
and Proposed Lot 6 will continue to be serviced by the same means. Proposed Rear
Lots 20 and 21 will only have an approximate 38m to wheel their bins to the kerbside
along the shared access handle and Proposed Rear Lot 7 will only require the bins to
be taken 24m to be serviced. On-street waste collection is also the method servicing
surrounding properties and ensures that waste vehicles do not need to enter the site
and conduct un-safe turning manoeuvres.
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5.0 Local Planning Matters
5.1 Level of Assessment
As stated under Section 1.0 and Section 2.0 of this report, the proposed
development requires ‘Code Assessment’, as determined in accordance with Table
12.10 – Division 13—Assessment table for development other than material change
of use –Tewantin & Doonan Locality Plan of the Noosa Plan.
As such, an overview and assessment of the applicable development codes has been
undertaken as part of this report, and is detailed within Section 5.2 and Section 5.3
below as well as within Appendix E.
As the proposed development is a consistent, code assessable development outcome,
an assessment against the Strategic Framework is not deemed necessary.
5.2 Relevant Codes
The following codes are applicable to the proposed subdivision:
Tewantin & Doonan Locality Code;
Reconfiguring a Lot Code;
Landscaping Code; and
Engineering Works Codes:
Driveways and Carparking Code;
Earthworks Code;
Erosion and Sediment Control Code;
Existing Services Code;
Transport, Roads and Drainage Code;
Waste Management Code;
Water Sensitive Design Code.
A comprehensive assessment of the proposed development against the provisions of
the Tewantin & Doonan Locality Code, the Reconfiguring a Lot Code and the
Landscaping Code has been prepared by Murray and Associates (Qld) Pty Ltd and is
attached within Appendix E of this report. The outcomes stipulated in the
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Engineering Works Codes will be addressed as part of the subsequent Operational
Works stage.
5.3 Overlay Codes
As identified by the overlay maps of the Sunshine Coast Planning Scheme, the
following overlays are applicable to the subject site:
Acid Sulfate Soils Overlay
Low Potential Acid Sulfate Area 5-20m AHD; and
High Potential Acid Sulfate Area 0-5m AHD.
Considering the low risk nature of the applicable overlays detailed above, a
comprehensive assessment of the proposal against the Natural Hazards Overlay Code
is not considered necessary in this instance. Instead, a comment and figure detailing
the extent of each applicable overlay has been provided within Section 5.3.1 below.
5.3.1 Acid Sulfate Soils Overlay
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It is acknowledged that the subject site is included within the Low Potential Acid
Sulfate Area 5-20m AHD and High Potential Acid Sulfate Area 0-5m AHD, in
accordance with the Acid Sulfate Soils Overlay Map. However the proposed
development does not include onsite filling or excavation and any future construction
activities associated with the establishment of the proposed development will be
carried out in accordance with an Operational Works approval. As such, the proposed
development will not disturb potential acid sulfate soils.
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6.0 State Planning
6.1 Referral Agencies
The Sustainable Planning Act 2009 and Sustainable Planning Regulation 2009 provide
the legislative framework within Queensland for authorities (Local and State
Government) to assess development applications. Matters that require assessment
may be delegated to the Department of State Development, Infrastructure and
Planning (DSDIP).
Following a review of the State Assessment Referral Agency’s (SARA) DA Online
Mapping System and Schedule 7 of the Sustainable Planning Regulation 2009, it is
confirmed that this application does not require referral to a State Government
Technical Agency for assessment against any matters of State Interest.
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7.0 Conclusions and Recommendations
This application provides justification for approval for a Development Permit for the
Staged Reconfiguration of a Lot by Residential Subdivision (2 Lots into 21 Lots)
involving land described as Lots 3 & 6 on RP149498, Lot 31 on RP149497 and Lot 10
on SP241386, situated at Eagle Drive and Tait Street, Tewantin on the following
grounds:
The proposed development represents a practical infill subdivision, which seeks
to create nineteen (19) additional residential allotments which are able to be
provided with all necessary urban infrastructure services;
The proposed development has been designed in response to the
characteristics, physical constraints and opportunities of the site and the
surrounding area;
The proposed development has been sensitively and attractively designed and
will not detract from the residential amenity or privacy of adjoining land;
Each lot achieves safe and convenient access to/from the road network (Tait
Street, road reserve and the proposed extension to Eagle Drive) via the
proposed driveway crossovers and access handles, and each lot will be capable
of providing adequate on-site parking provisions;
The proposed development complies with the intended outcomes for the
Detached Housing Zone and the Tewantin and Doonan Locality Area; and
The proposed development complies with the performance and acceptable
outcomes of the relevant codes, under Part 12 and Part 14 of the Noosa Plan.
Thus, on behalf of Eagle Rise Developments Pty Ltd, it is recommended that Council
issue approval for the Staged Reconfiguration of a Lot by Residential Subdivision (2
Lots into 21 Lots) involving land described as Lots 3 & 6 on RP149498, Lot 31 on
RP149497 and Lot 10 on SP241386, situated at Eagle Drive and Tait Street, Tewantin.
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Page 22
Appendix A Current Title Searches [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix A Current Title Searches
Page 23
CURRENT TITLE SEARCH
DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND
Request No: 25556453
Search Date: 16/03/2017 08:48 Title Reference: 15397086
Date Created: 11/07/1975
Previous Title: 14718162
REGISTERED OWNER
Dealing No: 709465952 24/03/2006
JOHN PHILLIP DEANE
MARGARET GWENNETH DEANE JOINT TENANTS
ESTATE AND LAND
Estate in Fee Simple
LOT 3 REGISTERED PLAN 149498
Local Government: NOOSA
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 11533012 (POR 60)
2. MORTGAGE No 714097705 06/10/2011 at 11:14
HERITAGE BUILDING SOCIETY LIMITED A.C.N. 087 652 024
ADMINISTRATIVE ADVICES - NIL
UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2017]
Requested By: D-ENQ GLOBAL X
Page 1/1
Page 24
CURRENT TITLE SEARCH
DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND
Request No: 25556463
Search Date: 16/03/2017 08:49 Title Reference: 15397089
Date Created: 11/07/1975
Previous Title: 14718162
REGISTERED OWNER
Dealing No: 716539459 05/06/2015
PAUL GREGORY EBSWORTH
ESTATE AND LAND
Estate in Fee Simple
LOT 6 REGISTERED PLAN 149498
Local Government: NOOSA
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 11533012 (POR 60)
2. MORTGAGE No 716539460 05/06/2015 at 09:30
WESTPAC BANKING CORPORATION A.B.N. 33 007 457 141
ADMINISTRATIVE ADVICES - NIL
UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2017]
Requested By: D-ENQ GLOBAL X
Page 1/1
Page 25
CURRENT TITLE SEARCH
DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND
Request No: 25556481
Search Date: 16/03/2017 08:50 Title Reference: 15429172
Date Created: 24/09/1975
Previous Title: 12909092
REGISTERED OWNER
Dealing No: 716853644 29/10/2015
CHERYL ANNETTE DUNSHEA
ESTATE AND LAND
Estate in Fee Simple
LOT 31 REGISTERED PLAN 149497
Local Government: NOOSA
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 11533098 (POR 59)
2. MORTGAGE No 716853645 29/10/2015 at 15:44
AUSTRALIA AND NEW ZEALAND BANKING GROUP LIMITED A.B.N. 11
005 357 522
ADMINISTRATIVE ADVICES - NIL
UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2017]
Requested By: D-ENQ GLOBAL X
Page 1/1
Page 26
CURRENT TITLE SEARCH
DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND
Request No: 25556467
Search Date: 16/03/2017 08:49 Title Reference: 51007375
Date Created: 06/10/2015
Previous Title: 50824466
50824467
REGISTERED OWNER
Dealing No: 716995756 08/01/2016
ELI DYLAN MALCOLM HARRIS
GRACE SARAH EBSWORTH JOINT TENANTS
ESTATE AND LAND
Estate in Fee Simple
LOT 10 SURVEY PLAN 241386
Local Government: NOOSA
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 11533012 (POR 60)
2. EASEMENT IN GROSS No 713478229 22/09/2010 at 14:44
burdening the land
NORTHERN SEQ DISTRIBUTOR-RETAILER AUTHORITY A.B.N. 89 791
717 472
over
EASEMENT B ON SP230078
3. EASEMENT IN GROSS No 713478231 22/09/2010 at 14:44
burdening the land
NORTHERN SEQ DISTRIBUTOR-RETAILER AUTHORITY A.B.N. 89 791
717 472
over
EASEMENT A ON SP230078
4. MORTGAGE No 716995757 08/01/2016 at 10:26
COMMONWEALTH BANK OF AUSTRALIA A.B.N. 48 123 123 124
ADMINISTRATIVE ADVICES - NIL
UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2017]
Requested By: D-ENQ GLOBAL X
Page 1/1
Page 27
Appendix B Survey Plans and SmartMap [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix B Survey Plans and SmartMap
Page 28
RP149497 VO Page 1 of 2 Not To Scale
This plan MUST NOT BE FOLDED but may be rolled.
‘
This is one of +wo plans
From -the ore fletd book
Bee RP 149496 Ss
'$C71S DIAGRAM
Scale 1:200
' ~ LOneen DATE
od
we | 9049
Cl
ms) t LOCAL AUTH
eo (GrgEsn be
I, 2
ons 6 ou REG) RATE
337 3
je
&
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3)
ROAD 3
kK
WH 5 OP
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g 7
=x Y Al 2AIDm2
& Ve 4
! Ss ae
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2 B36 m (OO
= & g
= “he
Mch, 958 7 e
vy :
& l2avesa.
ss 9
g
x 2493 me 189883 os
/ & T 63,22,
3S.
&.
> z 8ays
3S
= 39
3
; 8
i. 2/2303 RA
5S
& on (aecertt)
3
, ,
§ $53 50" eO"
218
= R.P 149496
3 4
a
a,
| => "Reference to Corners
bo s| agoeo’ | ort. | 0.402
= te
= te
8 —— — =
Q fron Pairs Traverse
5-QIP| 270° 19-10” | 19°12! | 20-376
Gt ‘ 19% 19& 18°39! 4-072
10-Pin | 90°O'50" 20-20% | 98°28’ |20-288
: to | B70°0'so" era | 75°58’ | 20:51
i tz » | 90°0'so’. ee-ee~| 61°! 20-01
: 839%, 13 9 | 10820! 23-23% | Go"a2'15" | 20-004.
6.7g,80° bo " 18 can} et-a4~ | @5%48! | BOOS
Sever wh? ga'B8 25-25” | 14%4'20' | 20:07
, a \' poem 1 .
Pi ia yy pA yf es “es! | rol 26-26" | 83"38'48! | 20-040
! treels eM cece be peo! Sin. 4aames™ | 32925 | 1384
S$ 45 48% 1 | 159 acl act to 23%44 |331%39'30" | 4-617
@ " 44bs 248° ” 44-par a 12-008
: 240, 49 4 23° A 24°45 |339'56'30'| 3-067
\ 46°" | 246° a" 45-45%) 4 6o
3 \ 44-446| Gee "
4 44% 45°45 | ede? "
‘gitt-s3a
£o59 °8
Amendments in red AREA OF NEW ROAD
were made by me, ANO_ PATHWAY.
| DIAGRAM Ark Siniie ll!
: VA CI BSB m*
Seale 1600 "B85 eo
3584 m2
TA, rewantin smi) § A 6 b T
Cancelling. .4a/en
\ Surveyed by. Mblmnbor?.. ssounaneenes
Cof FH Murray, € Asscc. )
8/978
_ Orig. Grant.
CROWN COPYRIGHT RESERVED
REGISTRAR OF TITLES. QUEENSLAND
Copyright protects the plan/s being ordered by you. Unauthorised reproduction or amendments are not permitted.
Orig. Portion... PE.
AQ
149497
tenet ne ctr wt ce
Page 29
_ This plan MUST NOT BE FOLDED but may be rolled
Authorised Surveyor, ‘do Ney solemnly and sincerely declare that | have faithfully and truly surveyed,
measured and marked on the ground the parcel of land herein referred to, and that the measurements
and boundaries given in this plan are correct, and do not to the best of my belief in any way interfere
with the rights or property of any persons, owners or occupiers of the land adjoining the above land,
and described in the said plan; and | make this solemn declaration conscientiously believing the ‘same to
be true, and by virtue of the provisions of the “Oaths Acts, 1867-1960”
nk
-— FOR SURVEYOR'S USE ONLY -
Town of...
sees ..To the Depth of... sess -
Cancelling... "Balance... “OF. Portions. SO ET OM. 60. (plat. Tea. 22...
SURVEY OF... £078. 217.33. FO TAG cess useemennntnnenneeneenets
that all the requirements ‘of this Co he “Local ‘Government ‘Acts of
have been complied with and approves this Plan of Subdivision subject to.
add haa livactornreal oe |. _.Chairman
. pp ae
“-Ghire Clerk
Made and Signed at... NOI BOUR acccsmssmsssssnunsnenssereen thiskB™ day of SID».
19.75 before me.
MA eA. fea cone | Orig, Gtantac.../Z. ig. Porti
Signet of Reginror ol i a ne Orig. Grant... ALO PBB oooccocccccseecee- Orig. Portion
< x v — FOR OFFICE USE ONLY -
The Council of the... AAMAS wk cease Woes a4 _...certifies
Previous Title....../.....4
Mee srs. OHS Tes POY TEED ac cccsssssssvssseeseessesssstasnraseeeveve: Locsaumvesseene as proprietordes’
(Names in full)
/ to,
5! 4"
7"
OL. MOL BP OD, Fiala cP fMLP crrrevssscscrnsinee
[7 CT 2902" 22 Lots 2/ fo F940 fo FE 5 2523 m* New Fol’
REGISTERER, 149497
of this land, agree to this Plan of subdivision, and dedicate the new roads shown hereon to public use. 4? CFT 2202+ QS LO 2A 87m? New Ko’ /
Signature OF i ccccscsssseanescsesaeevsccssentatacevssesessrescsesecscsesseteecaceesecueevaeaey
Proprietor A
The Common Seal of JOUYSII ) OO
PY LTD was hereunto affixed { 0D i
by Authority of the Board in . FE
the presence of RICHARD ) rv Con uditional Plan &
WILLIAN ULBRICH and Gimpa —) CoO Roreent Notings
DOROWHY MARY ULBRICH, two } C2 efer to CIBP
irectors of the Gonpany. Cr
New OT. Ket, Rad
(Re) Sub, Ves,
sgt?
he 25
q?
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ON SMe
mB eR
XN . = m
so oa ax
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: aw 70
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: ns
WS J i
m AY ow 47
. ~ 4
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Particulars entered in Regist Book
Vol... AmMOD. Folio........ DK 2/23.
OWE SJ
ARRE £OK KA SEOS-
Swe’ Lodged by: f.¢.-
NID CE
s8Ncs a SEIS a is/ AhSOR-
ZNNVE : ff Ox WEKSIS ¥ W/
; 0 ; a
SE LER fe adh SOLMCI TORS
vEass OO LAAAAL re
8858 GA omacropng he OE NUE a ee Naas Of LECPOS
od . é
PLAN oooh t¥ tI Fo
Page 30
Sal . aad a Wy vei i mr ih (yhatibsints ste ** any bikini te nf. This plan MUST NOT BE FOLDED but may be rolled. fe "74% é Piiift i} SS Time emai el etnee potenancucncncncuminisncnomtcteimionr = . ae _ 4 ‘A "*, gs igs ‘ ee Pit ae | : cog be, Bee, ro wy = RF (30595 - Se. Lae © “wer y | Go eee oe & £.° Y 80° . — - 4 “ ~ | : . . ee « Y “et “ "tae * oat ‘o a 2 @ Ei ee ~— -~« ©} ibe cg eS a ted to the space % Orig. 9 ot 8 1H A tees ric Drawing of Plan must be rest (s-%) ook (5-368) Sal. orig . oot | ar 7 — . Oe At 2B BG le “npn errutee? Sears Original sformetion compiled fram RAP 131085 mn the Titles OFfce Brisbane miritntemseenem Orig. Portion .. Orig. Grantsiozs2..... Fown=ok... ean OF. Marce... neve sesgeneeerecsat chaps es ane sveeneeeesen sruenns Parish of... AWO€ SA 7 MLdmhofP LANAI Surveyed by Mier ae Al “hi SS Ee REGISTERED ay - Lots da G& SFR SP RRR ee ss pene eee oe! S PERTT + Oem mena tee ee Oe eee CNTR E A eR ee eho es Ete hee ee eee ee wham heben ad Prewhd dimep me ae. + PROP Rew aha eee a tad mses ban Cancelling. Lot. Bs on. Awewe ee tae aer any bs cd F..1PIOBE... sveceree SPOT ee eee hewn ee Fe Ree dene to emeree ' FLARIYET OED f 60707} PLA N... [TO SCALE aeee 483 GBF hie h tt reer Lee ee eee TTT ey Peer Tee SUA REM oedema Eat treeeren _LCISP) CALE £ 1:10. Raine teman—tnch seneae S 49498 = Aeon Peewee be eeremmenenan — er ~ _—+
Page 31
ee meet see
wpe see
meyer
——_-sA
oD
<= =
This plan MUST NOT BE FOLUECLU bul may ve rolled.
1 AMexwell bindesy. ITO PE to cccee se NETO OEE, a cacnnecssccsereee
Autherined Surveyor, ¢o hereby tolemnly and wnrerely decince that | have fanhfully and eruly surveyed,
mestivad and murked on the ground the parcel of land herein referred co, and that the mearurements
and boundartes given im chis plan are correct, atid do not to the “dest of ny bahef in any way interfere
with the eights ar propercy of any persans, ewnerr or ocruplert of che bend adjoining the above fand,
and described Inv the sal¢ plan: and | make this solemn declaration conscientiously delleving tht same to
be true, aed by virtwe of the provisiont af che “Ocths Acis, 1867-1960"
Anka
Made and Signed at ANCOUICQL access orrinnnrnieererie tS,
198 | before me.
f
eee. rrr err eS)
sae Shatin’ Surveyor
aa entee
a
day bh FOE an ayenne
requirement of thit Council, the Local Government Acts af 1936 co (9 Wand all By-Lows
have been complied with and appravet this Plan of Subdivision subject to... se estirecsiresessersmusgnassnnsass
The CouncH of the... PRESS | of... MOSH”.
thac aR che
ae es ek rere EEN ER tee tee eee reba eRe EERE TS hee te ohh eee ORE SS TEREST EEET BOAT and Faden h hel RES CRETE TEE T= oin oe ed
dea ERG eR eee EASE Oe Oe eke mt eee OEE APNE TEN RTF pahh dade dere e eed CORT AAA NPE id
waite ee eeararlasens
| " Dared thts, 2b C? Tikay of WSS RUGS VS
eet etter Petr tie tt ire tr
= eeeeens ce ees Fetes rene S
Ma
pr Mayor
. . ~ (Names in tub) -
of this fand, agree oo this Plan of subdivistan,
Symcrn of The. hocnsrvanr, Meal, of,
“ W20 . oo wultcl td 4
fi nooner, af "
PTY. LIMITED é .
PW taevaeQHIN, S, JOHNSON 8 SONS PTY. LIMITED as rem
in, the,
“ss
SAL AOL: /
—~BmRECTOR
2. 1622 -Coateman |
Face dolee) /
Signed and Declarecl oP awa rin
tn tre State af - Oceens.ans | |
thys ; Twenty .
GOK! of LEB RU UY
” - a
Se 7, EIV T gf
Ts
fy
‘Be Fore me
74 ew - CL? Front. " pee .
<-
i) | Med Sa | vot ff
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| Particulars entered in Register Book
oD sscser
ry
& *
Located...724f,,,. ZRMARIIID, SFPD f
Vol... 47/8... Folio. LEB ccs
etree
Fy
teh ty hh deplete ed he
Peed tetany pean nee winaee beaae =
ie
gf
Calc, Bk, Nod
Exemined B/C
2H
a7 /
MP Are bh edes we ear ebb ate eto es
anne deere et sereewen care
the... day of 25. Juntazd 9 ace?
. kA NeS |
\ -,
, > te ag
AP ALAA CA,
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* ROT TO SCALE Base
2$
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4
Lodgt & Exam
- emmgereinees
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saenee
Oe ae cere ee ane remit reset Oe
tee oot BON ae He Ree etre Mano 2885s Osh sh deP RSE EOTES TE FERS:
County of... Marcf1
ead be et eee See
Town of...
, B
Cancelling... LATE. ET ERLE LO acsansrerryctctees evntnarere man tectansncaneat pecan seceee
SURVEY ORL L OTB LEG. sscsessccsrnsenensessasenmectremtrnnnatnasan
ave
Doe hatha etd ed AREER ee Pre
ARATE ng tapas aw PRET OET ES EE PEE ae Ae Aes Bae eer A Rede
Fonte SPE ee RPS R SG Ree eeee a Ow Neae
~FOR SURVEYOR’S USE ONLY - Ly
ee nen eees peeman ony tmbh ab PRA SRE da REE Fy peh RoR te EEO EES FV OteeeE PERN Pewee be reh Dts deed ERE HPT E REET AEE ELA AES AAR Se
scars aepecracteecapane whet aeney peer ay acne samme snnsdersan=
Parish of... MORE occ ccsccsssescscrsessneansons
ame ree tee eee mewn re
age eked OOP ee eer aren seen ee eee
pee Mawar eke
von the Depth of. sscsassnseseres
Preverere rere etre ttt fits
ba Oe LONER TTR eee bm eeeete ns Batts ah EES Ora
seuss OTAR. Portion ....
ae eeent teens
MRA tat ane cot ENTER E ACERS E EONAR NON N CL NO,
si
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nui EN on Doss
1 beede oom awe Tita Fao
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Previous Title. G.77..2 7007 LG Re cose cee bt Locccccstenssesssersmunnt be bt QOd...:
Latif SR 18. BEEZ BA er mnnnnnren nnn
Ber,
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- FOR OFFICE USE ONLY ~
For Additional Pian &
Document Notings
fet te CISF
eo
‘4 otk
tt Zs
oan
‘ +
ae
Lodged by:
Joun &. clounson 4. Sons pry iro.
Cooroy Ro, TEwANTIN, 4 $68.
}.
eealétereD. PLAN... £49498
i
me ee ee ee, ee ee eee
Neer ee re ee ee
Page 32
SP241386 VO REGISTERED Recorded Date 30/09/2015 16:11 Page
1 of 2 Not To Scale
ne
f namsanmaes anit ernie
Land Title Act 1994; Land Act 1994 SURVEY PLAN Sheet| of
Form 21 Version 2 | 1 1
REFERENCE MARKS fb in tA x
SIN 70 ORIGIN BEARING DIST Ps
/ oP B/RPI31IO85S 270°00'20" 1006 2 ee 0-045
/ O.Nail in Kb 2718172895 | 27591720" | 17693 A ooeeeces |_ NE Cor Rend
3 OIP 4/RPI3I085 180°0" 0-543 eagqany a &ik Wall at Stn
3 | OScrew Butt inke | 3/18172895 | 286°2/'05" | 9-864 90°00 Aaa a.
3 O.Nail in Kb GAISI72895 § B1F°2225" | 24161 Peg placed at stations 4&5. LB RY
6 ole 4/RP 149498 | 90°00'20" +0 So EmtB & Sed | 0
SP230078 R~
PERMANENT MARKS 4a No Mk pid
Pu ORIGIN BEARING | DIST NO lI DIAG
/-OPM +e e032? 307°19° 0-79 53208 1:20
3-OPM USP218817 358°O7" 148-462 | 105740 R 0 A D
ORIG
> 90°00'40"
3 O.Nail in 47-425
GIFP at Stn ORIG
(1/5P2188i7)
OIP, OPM
O.Screw Butt
in kb
O.Nail in Kb
+
=
N
1417 m?
18172895
Eris, lat
SP230078 "
28:15 SEE QUPs
305 ay -—— ——_ (28-345) —— ———- ——_- ——— DIAG Su ao
<td] * No O.Mk 2-4
a “+. Nail pid in top
“teem of SFP at Stn
C.face SFP
0-024, 0-025N
%
Qs
gS
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8
>
< | I om
8 PSSl57
N ‘ aw
s
604 m2 b
ae!
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BH aL
&3 N
g& xX-5 7
0155 + wx Balby Addn ORIG
26-36 . (00 Ore “AQ 5-84 (19065) 13-225 }
| OP, OIP, OPM 27 5 Kane a X
O.Nail in Kb _ OR SoS
0.C. face SFP ge S5aSe 6
35 7°30", 0-15 / gO g Syk RPI49498
(218172895) RP/49498 2 S 3a "6850357
RR
MO
q te . . p
o Original information compiled from Scale |: 200 — Lengths are in Metres.
¢ $P230078 in the Department of Natural fouls L 1 ! 1 4 J 1 _ 1 1 ! 3 _
9) Resources and Mines. 2 0 é 4 6 8 iG 14 16 18 20 22 24 6 2
8 0 t ! ! L_50lmm ! { 1 100|mm | ! t L150 |mm __ State copyright reserved.
; Scale: 1:200
3
9 Format: 'ANDARD
a 1, Maxwell Leslie WATTERSON hereby certify that the land Plan of Lo ts 1 0 & i 1 ST. A
< comprised in this plan was surveyed by Michael Ralph WATSON,
8 surveying graduate, for whose work | accept responsibility, and
Zz that the plan is accurate, that the said survey was performed in
8 accordance with the Survey and Mapping infrastructure Act 2003
and Surveyors Act and associated Regulations an .
E Standards and that the said survey was completed on 29/4/II. Can celling L Oo ts /0 a // cn SPZ3C07E <
< >, 2
s Mt SP241386 [&
x
ath bah, LE OM I eect e etree ~ a
= dete... afu Cadastral Surveyor PARISH: NOOSA COUNTY: March Flan Stctus: o
Meridian: Vide SP230078 F/N’s: No
Copyright protects the plan/s being ordered by you. Unauthorised reproduction or amendments are not permitted.
Page 33
716790113 WARNING : Folded or Mutilated Plans will not be accepted. Plans may be rolled. Information may not be placed in the outer margins. Registered $511.40 30/09/2015 16:11 GE 400 NT 5. Lodged by Tevra Firma Law . 228 Mavy Sweet, Cympie Bio US 70 GEOSO 1. Certificate of Registered Owners or Lessees. PAUL GREGORY EBSWORTH (Names in full) * as Registered Owners of this land agree to this plan and dedicate the Public Use Land as shown hereon in accordance with Section 50 of the Land Title Act 1994. 4) fp Signature of *Registered Owners *Lessees #* Rule out whichever is inapplicable 2.Local Government Approval. hereby approves this plan in accordance with the : % BISTAWWABLE PLAPPING ACT eood Aascicas. AL ews Noosa So? AUTKONSED — Counicy HO LELIL OFACER §—-2¢ /04] 2015. AuTRowsed OFFICE Noosk Council % MAPA Z0\5. b ADRIAN HALL ree nee ne cece see EGPRADINATOR - DEVELOPMENT CONSTRUCTION ENGINEERING & ENVIRONMENT ASSESSMENT SUNSHINE COAST REGIONAL COUNCIL % Insert Integrated Planning Act 1997 or Local Government (Planning & Environment) Act 1990 EGATED OFFICER * Insert the name of the Local Government. #f Insert designation of signatory or delegation 7. Portion Allocation : a. Map Reference : (07) G¢st 2772 labo Oberatirna law-Com -ay vet: WS (Include address, phone number, reference, and Lodger Code) 6. Existing Created Title D a Profit a Reference escription New Lots Road | Emts | Cov. prendre 50824466 | Lot 10 on SP230078 10 —— | ——__|--—- 50824467 | Lot 11 on SP230078 10 & Il —_|——_ | ——- | -———— MORTGAGE ALLOCATIONS Mortgage Lots Fully Encumbered |Lots Partially Encumbered 715247312 10 & Il _ ENCUMBRANCE EASEMENT ALLOCATIONS Easement Lots to be Encumbered 71347823) 10 713478229 10 & Il _ lia, Building Format Plans only. 10 & Ii POR 60 | certify that : * As far as it is practical to determrifie, no part Lu . of the building shown on this pkin ericroaches ots Orig a onto adjoining lots or roasy * Part of the buildin own on this plan encroaches ont joining * lots and road 3.Plans with Community Management Statement: | 4.References : CMS Number : Dept File : N . Local Govt : esrloctk ome Surveyor: 09/2797A 9545-33414 Cadgstral Surve yor /Director* Date ‘delete words not required 2. Locality : 13. Lodgement Fees : TEWANTIN Survey Deposit gil. oO io. Local Government : Lodgement $222.60 NOOSA SHIRE COUNCIL _ 4. New Titles Photocopy i. Passed & Endorsed : ; Postage i By: Moxweli Lesife Watterson TOTAL Date: +sfapu 26 [l'y) Signed : Mik 14, Insert Designetion : Cadastral Surveyor Numba SP24 | 386
Page 34
50
153°02'19".063 39 40 41 153°02'30"
42
153°02'31".607
0
GTP2500
EMT
GTP2500
9489m²
50
RP863250
11 17 9 6
4 1
26°22'42".545 GTP GTP2500 GTP2500 2 RP863250 26°22'42".545
GTP2500 RP863250 3
2500 16 RP863250 4 FH RE
271m² FH RP863250 5
GTP2500 FH RP863250 1036m²
5 6 0 FH
FH
RP
GTP GTP 600m² 863250
GTP2500 2500 2500
7 8 600m²
600m²
FH
12 GTP GTP 640m²
REET
GTP2500 FH 259m²
2500 2500
1 1057m²
1604m²
EA
250m²
13 RP133516
GTP2500 9489m² FH 6
TAIT ST
15 254m² 43
GTP 14 GTP2500 42 2023m² RP220040
5
2500 GTP2500 266m² GTP2500
2
EMT RP220040
0
0
44 RP133516
GTP2500
GTP2500 GTP2500 41 FH
GTP2500
277m² GTP2500
FH FH
0
0m² 20 21
45 GTP2500
B 2023m²
GTP
2500 2500
GTP
GTP2500
40
GTP2500
2 EA RP220040
1830m²
585m²
2920m²
EMT
0 RP203517
23 22 46
39 GTP 3
ESP
GTP2500 GTP2500 GTP2500
GTP2500 2500
FH
23 24 310m² RP203517 23
47 1883m²
1
LANA
GTP2500
GTP2500 38
25
GTP ROAD FH
GTP2500
B
48
GTP2500
2500 RP156715
DE
RP EMT
0 A
FH
EA
165483 31 GTP 10 B RP156715 FH
OSA5027m²
37 EA
GTP2500 2500
GTP2500 SP241386 NOSP R IVE0m²R
A 218817
30
GTP2500 EMT
0
SP230078
11 FH
C
3093m²
SP218818
B
FH GTP SP241386
SP
GTP2500
32
590m² 2500
36
230078
1
FH
604m² 1417m² 6
GTP2500
33
GTP
2500
RP149498
FH
RP149498 70
634m²
9489m²
0m²
GTP2500
34
GTP
2500
35
RP149498
2 M37807
22 RP
A
3
634m²
22
165483 RP149498
FH
FH
634m²
READ S
4
RP149498 FH
T FH
634m²
5
0 RP149498
FH
GTP1603 634m²
FH 41
RP149497 29
1.504ha
EA
FH RP149497
2.269ha 28
1.292ha
GLE DRIVE
719m² FH
RP149497
40 764m² 26
83 FH
82 RP149497 30 RP149497 7
GTP 630m²
GTP FH RP149497 27 FH RP189883
1730 13
1730 747m² FH RP149497 833m² FH
RP189883
21 785m² FH
25
588m²
FH
18
21
REET
657m² 6 RP189883
31 RP149497 603m²
42 N CT FH
9596 RP189883 FH
HERO
84 RP149497
GTPGTP FH 12
E
GTP1730 FH
18671867 0 85
RP149497 588m² RP189883 760m²
RN DRIV
845m² 682m² 5
TAIT ST
GTP1603 GTP 32
23 RP189883
595m² A
17
100
1730
86
FH RP149497
FH RP149497
24
RP149497
FH
RP189883
11
241m²
GTP GTP1730 726m² FH
588m²
RP189883
RP189883
FH 4
FH
EAG
1867
GTP1730
87 39
RP149496
2193m² 33
RP149497 699m² 850m²
RP189883
FH
603m²
FH
ELKHO
FH
88 FH
FH 22 588m²
10 2038m²
LE DRIV
GTP1730 35 RP189883
36 PA RP149497 3 15
38 700m² RP 34 TH FH 16
89 RP149496 W 793m² FH RP189883 RP189883
RP149496 149496 AY 603m² RP189883
GTP1730 RP149496 902m² FH 9
FH FH 21 FH
90 FH FH 588m² RP189883 FH
670m² RP149497 2
GTP1730 E FH
FH RP189883
91 37 865m² 603m² 760m²
830m² 20 FH 651m²
GTP1730 RP149496 8 14
945m² RP149496 808m² 587m²
92 FH FH RP189883 RP189883
708 2.269ha
20 00 m N GTP1730 669m²
1
FH FH
708
20
657m² RP189883
26°22'55".885 19 603m² 26°22'55".885
FH 23
RP149496 18 637m²
587m² MCH4733
FH RE
RP149496
632m² FH 1042m²
1053m²
153°02'19".063 153°02'30" 153°02'31".607
50
39 00m E 50
40 41 42
0 50 100 150 200 250
STANDARD MAP NUMBER
9545-33414 HORIZONTAL DATUM:GDA94 ZONE:56 SCALE 1 : 2500
m
SmartMap
An External Product of
MAP WINDOW POSITION &
NEAREST LOCATION SmartMap Information Services
SUBJECT PARCEL DESCRIPTION CLIENT SERVICE STANDARDS Based upon an extraction from the
Digital Cadastral Data Base
PRINTED (dd/mm/yyyy) 24/03/2017
DCDB
Lot/Plan 6/RP149498
Area/Volume 1.504ha
153°02'25".335 DCDB 23/03/2017
26°22'49".215 Tenure FREEHOLD
TEWANTIN Local Government NOOSA SHIRE
1.27 KM Users of the information recorded in this document (the Information) accept all responsibility and
Locality TEWANTIN
risk associated with the use of the Information and should seek independent professional advice in
Segment/Parcel 30883/121 relation to dealings with property.
Despite Department of Natural Resources and Mines(DNRM)'s best efforts, DNRM makes
no representations or warranties in relation to the Information, and, to the extent permitted by law,
exclude or limit all warranties relating to correctness, accuracy, reliability, completeness or
currency and all liability for any direct, indirect and consequential costs, losses, damages and
expenses incurred in any way (including but not limited to that arising from negligence) in
connection with any use of or reliance on the Information (c) The State of Queensland,
GDA For further information on SmartMap products visit http://nrw.qld.gov.au/property/mapping/blinmap
(Department of Natural
Resources and Mines) 2017.
Page 35
Appendix C Plan of Development (Plan No. 60500) Prepared by Murray & Associates (Qld) Pty Ltd [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix C Plan of Development (Plan No. 60500) Prepared by Murray & Associates (Qld) Pty Ltd
Page 36
Appendix D Drainage Basin Masterplan Prepared by Callaghan & Toth Pty Ltd [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix D Drainage Basin Masterplan Prepared by Callaghan & Toth Pty Ltd
Page 37
Appendix E Code Assessment Prepared by Murray & Associates (Qld) Pty Ltd [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix E Code Assessment Prepared by Murray & Associates (Qld) Pty Ltd
Page 38
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
How does the proposal Internal Use – Has
comply with the Acceptable compliance with the
STAGED RECONFIGURATION OF A LOT (SUBDIVISION – 2 LOTS INTO 21
Measure or Performance Acceptable Solution /
LOTS) AT LOTS 3 & 6 ON RP149498, LOT 31 ON RP149497 AND LOT 10 ON
Criteria? Performance Criteria been
SP241386, SITUATED AT EAGLE DRIVE AND TAIT STREET, TEWANTIN QLD
demonstrated? Is a request
4565
for further information
required?
TEWANTIN AND DOONAN LOCALITY CODE
12.8 Effects of use
Amenity No solution provided. Complies.
O1 Uses are located, designed and
operated to avoid significant adverse The proposed development
changes to the light, air quality, seeks to establish nineteen
noise, accessibility or other conditions (19) additional residential
enjoyed by users of associated, lots which will amalgamate
adjoining or nearby uses. into the existing surrounding
residential uses and not
generate adverse impacts.
Major road network No solution provided. Complies.
O2 The function of, and visual
amenity and character surrounding The proposed development is
the major road network, including located in the vicinity of
Eumundi–Noosa Road, Beckmans Moorindil Street and protects
Road, Cooroy–Noosa Road, Poinciana and enhances the visual
Avenue, Moorindil Street, Emu amenity and character of the
Mountain Road, Doonella Street, Tewantin locality without
Memorial Avenue, Sidoni Street, impacting upon the function
Walter Hay Drive, Sunrise Road, of the road network.
McKinnon Drive and Butler Street is
protected and enhanced.
12.9 Built Form
Density No solution provided. Complies.
O3 The density of development within
Page 39
the site area— The proposed development is a) is compatible with surrounding similar in size and scale to development; surrounding allotments and b) does not exceed— represents a sensitively i. for the Semi-Attached Housing designed development Zone— 1 dwelling unit per 300m2 of specifically envisaged within site area, with a maximum population the Tewantin locality. density of 100 persons per hectare; and ii. for the Attached Housing Zone—a maximum population density of 100 persons per hectare; and iii. for the Business Centre Zone— maximum population density of 100 persons per hectare with the exception of a visitor hostel at the Royal Mail Hotel site (Lot 1 on RP845244 & Lot 3 on RP40197) which has an allowable population density of 320 persons per hectare exclusively for such a use; and iv. for the Community Uses Zone maximum population density of 320 persons per hectare exclusively for the purposes of Residential Aged Care and 160 persons per hectare for any other form of Retirement & Special Needs Housing; and c) has a low site impact to enhance the opportunity to maintain natural site characteristics, including native vegetation and natural landforms. Height Not applicable. O4 Buildings and other structures— S4.1 The maximum height of a) are low rise and present a building buildings and other structures is– The Specific Outcomes and height consistent with structures on a) if in the Business Centre Zone— Probable Solutions of this
Page 40
adjoining and surrounding land; 10m unless within 10m of either Element are applicable to the b) have a maximum building height of Blakesley Street or Sidoni Street in Building Application stage of 2 storeys; which case it is 8m; the proposed development. c) do not visually dominate the b) if in the Rural or Rural In this regard, the proposed street, surrounding spaces or the Settlement Zone—8m, or 9m development applies for a existing skyline; where the pitched roof but no other Reconfiguration of a Lot d) preserve the amenity of part of the building or structure (Subdivision –2 Lots into 21 surrounding land including access to exceeds 8m; or Lots). sunlight; c) in all other zones—8m. e) respect the scale of surrounding vegetation; and f) respond to the topography of the site and minimise cut and fill (eg. by stepping down the slope or using suspended floor construction, for sloping sites). Setbacks S5.1 Buildings and structures Complies. O5 Buildings and other structures are comply with the setbacks specified appropriately designed and sited to— in Schedule 1 - Minimum Boundary The proposed development is a) provide amenity for users of the Setbacks. of an adequate size and scale premises as well as preserve the to contain sufficient setbacks visual and acoustic privacy of as stated within Schedule 1 – adjoining and nearby land uses; Minimum Boundary Setbacks b) preserve any existing vegetation of the Noosa Plan. that will buffer the proposed building from adjoining uses; c) allow for landscaping to be provided between buildings; and d) maintain the visual continuity and pattern of buildings and landscape elements within the street; and e) help protect the natural character and visual amenity of the Noosa River system and other watercourses and lakes. Site cover, gross floor area and No solution provided Not applicable.
Page 41
plot ratio O6 The site cover, gross floor area The Specific Outcomes and and plot ratio of buildings and other Probable Solutions of this roofed structures— Element are applicable to the a) results in a building scale that is Building Application stage of compatible with surrounding the proposed development. development; In this regard, the proposed b) does not present an appearance of development applies for a bulk to adjacent properties, roads or Reconfiguration of a Lot other areas in the vicinity of the site; (Subdivision – 2 Lots into 21 c) maximises the retention of existing Lots). vegetation and allows for soft landscaping between buildings; d) allows for adequate area at ground level for outdoor recreation, entertainment, clothes drying and other site facilities; and e) facilitates onsite stormwater management and vehicular access. O7 Site cover— No solution provided Not applicable. a) for a class 1 or class 10a building within a Detached Housing Zone, The Specific Outcomes and does not exceed— i for a single storey Probable Solutions of this building - 50%; or ii for a building of Element are applicable to the 2 or more storeys - 50% on the Building Application stage of ground floor and 30% for the upper the proposed development. storey(s), or 40% for all storeys for a In this regard, the proposed building of 2 or more storeys; development applies for a b) for other classes within a Detached Reconfiguration of a Lot Housing Zone does not exceed—40%; (Subdivision – 2 Lots into 21 c) for the Semi-Attached Housing Lots). Zone does not exceed 40%; or d) for the Attached Housing Zone does not exceed 40%. O8 For Multiple Housing Type 2 No solution provided Not applicable. development has a maximum plot
Page 42
ratio of 0.45:1. O9 For Multiple housing Types 3 or No solution provided Not applicable. 4, Visitor accommodation Type 4 or the accommodation unit component of an Entertainment and dining business Type 3— the maximum gross floor area is equivalent to the maximum allowable population in persons multiplied by 40m2 . O10 For the Neighbourhood Centre No solution provided Not applicable. Zone and the Business Centre Zone the maximum plot ratio does not exceed— a) 0.8:1 for the first 2,000m2 of site areas; plus b) 0.3:1 for the balance of the site areas in excess of 2,000m2 . Flooding and drainage Not applicable. O11 Buildings and other works are S11.1 For new buildings or designed and sited to— structures or additions of more The Specific Outcomes and a) provide flood free access to than 50m2 gross floor area to an Probable Solutions of this premises and flood free habitable existing building or structure, floor Element are applicable to the areas; levels for habitable rooms are— Building Application stage of b) allow only minor, short term and a) for areas where minimum floor the proposed development. infrequent flooding of non-habitable levels are available—not less than In this regard, the proposed areas; the specified level; development applies for a c) ensure carparking areas can be b) for areas where flood modelling Reconfiguration of a Lot adequately drained; is available—a minimum of 300mm (Subdivision –2 Lots into 21 d) ensure drainage does not above the modelled flood level; Lots). adversely impact upon other and premises; and c) for areas where flood modelling e) ensure filling or excavation does is not available, a minimum of not adversely impact upon other 300mm above the highest known premises by— i. causing ponding of flood level; water on the site or nearby land; ii. AND
Page 43
increasing flooding, which adversely S11.2 Where Council infrastructure
affects the safety or use of any land is available—
upstream and downstream; and iii. a) any drainage (from buildings
adversely affecting the flow of water and land) flows to that
in any overland flow path. infrastructure; and
b) the infrastructure has the
capacity to accept any additional
loading;
AND
S11.3 For Residential Uses—
a) where slab on ground
construction is used, filling does
not extend more than 1m beyond
the building footprint and access to
car parking areas, measured from
outer walls of the building; or
b) the design consists of a
suspended floor construction;
AND
S11.4 Car parking and
maneuvering areas are constructed
at a level that permits the parking
area to drain from the site by
gravity means, without the need
for mechanical pumping; or
S11.5 Basements for residential
uses have flood immunity above
the 1%AEP defined flood event
where alternative means to
mechanical pumping are used to
achieve such immunity; or
S11.6 Basements for non-
residential uses have flood
immunity above the 1%AEP
defined flood event that may be
achieved by means of mechanical
Page 44
pumping where the mechanical
feature is installed with adequate
holding tanks and an alternative
back up power source.
Sloping sites Not applicable.
O12 On sloping sites, buildings and S12.1 Buildings are of split level
structures are designed to maximise design that step down the slope or The Specific Outcomes and
the use of natural slope and minimise have suspended floor construction; Probable Solutions of this
the need for cut and fill. AND Element are applicable to the
S12.2 Cut or fill is less than 2m in Building Application stage of
depth relative to natural ground the proposed development.
surface; In this regard, the proposed
AND development applies for a
S12.3 The distance between the Reconfiguration of a Lot
ground and the lowest part of the (Subdivision – 2 Lots into 21
floor of the building does not Lots).
exceed 3m.
Roof form Not applicable.
O13 Roof forms— S13.1 Except for the Business
a) contribute positively to the local Centre Zone, the main roof of the The Specific Outcomes and
skyline; building has a roof pitch no less Probable Solutions of this
b) complement the low density than 5 degrees and has minimum Element are applicable to the
character of the locality; 600mm eaves to at least 75% of Building Application stage of
c) do not present an appearance of the perimeter of the building; the proposed development.
excessive bulk to side neighbours; AND In this regard, the proposed
d) use simple traditional roof designs; S13.2 Buildings and structures do development applies for a
and not include roof top terrace areas. Reconfiguration of a Lot
e) do not create opportunities for (Subdivision – 2 Lots into 21
residents to overlook the private open Lots).
space areas of neighbouring
properties.
Landscaped setting No solution provided. Complies.
O14 Tall trees and native vegetation
add to the character of the locality The proposed development
and are retained; does not contain significant
AND vegetation.
Page 45
O15 Existing character trees such as eucalypts, poincianas, melaleucas and figs are retained. 12.10 Environment, Conservation and Recreation Environment and cultural heritage No solution provided Complies. values O16 There are no significant adverse Advisory note PSP24 – Effluent The proposed development effects on biodiversity, native Disposal details requirements for has been designed in vegetation, native fauna habitat, the design and siting of effluent accordance with the landscape quality, water quality or disposal systems where located environmental characteristics cultural heritage values, including outside a sewerage service area. of the subject site. those related to— Compliance with PSP24 will be a) changes to natural drainage; considered as part of Council’s b) disturbance of the wetland system; assessment of the plumbing and c) management of landslide and fire drainage application. risk; d) erosion and the transport of sediments off site; e) unmanaged public access; f) effluent disposal; g) changes to fauna habitat and behaviour; and h) disturbance of buildings and features, including natural features, of cultural heritage significance. Open space network S17.1 Open space corridors and Complies. O17 An integrated open space existing native vegetation in areas network is established, enhanced and indicated in Schedule 5 – Map 3 The proposed development protected throughout the locality to— are protected from fragmentation site is not located within an a) provide for both passive and active and encroachment by open space corridor or recreational pursuits; development. existing native vegetation b) provide connectivity for area indicated within pedestrians, cyclists, and horse Schedule 5 – Map 4. riders; c) provide access to Community Uses and buildings, public open space and
Page 46
the Noosa River;
d) provide habitat connectivity for
wildlife;
e) protect watercourses and drainage
lines;
f) protect vegetation on steep slopes;
and
g) form a scenic backdrop for
residential development.
Noosa Trail Network Not applicable.
O18 A comprehensive network of S18.1 No solution provided
bridle trails and pedestrian and The Noosa Trail Network is
bicycle links is established, enhanced not located within close
and protected incorporating road proximity to the subject site.
reserves, State forests, Council
owned land and private lands
consistent with the lifestyle and
outdoor recreation needs of the
Shire’s residents and visitors;
AND
O19 Existing and future pedestrian, S19.1 Development includes
bridle trail or bicycle linkages are linkages to or between existing or
retained as part of a Shire wide trail future components of the Noosa
network. Trail Network, as indicated in
Schedule 5 – Map 2;
AND
S19.2 Development does not have
an adverse impact on the access
functions of the Noosa Trail
Network as indicated in Schedule 5
– Map 2, including severing of
existing or future linkages; or
S19.3 Alternative linkages to those
indicated in Schedule 5 – Map 2
areprovided;
AND
Page 47
S19.4 Linkages to the Noosa Trail
Network are designed and
constructed in accordance with—
a) Australian Standard 2156.1
Walking Tracks Part 1:
Classification and Signage to a
minimum of a Class 4 Standard;
and
b) Australian Standard 2156.2
Walking Tracks Part 2:
Infrastructure Design.
Pedestrian and bicycle pathways S20.1 Pedestrian and bicycle Not applicable.
O20 Safe and convenient pedestrian pathways are provided and
and bicycle pathways are provided retained where indicated in the The subject site is not
and retained between and around key Priority Infrastructure Plan in Part affected by the pedestrian
destinations. 15; and bicycle pathways
AND indicated in the Priority
S20.2 Contributions toward Infrastructure Plan in Part 15
pedestrian and bicycle pathways of the Noosa Plan.
are provided in accordance with
the Priority Infrastructure Plan in
Part 15.
Noosa River S21.1 No solution provided Not applicable.
O21 Commercial development on and
adjacent to the Noosa River is The proposed development
designed to – does not comprise
a) provide for uses for marine facility commercial development on
purposes only; and adjacent to the Noosa
b) be compatible with the scenic River.
values of the waterway;
c) provide a high level of amenity,
including ensuring low ambient noise
levels;
d) not increase the overall scale and
intensity of commercial operations;
e) ensure no additional commercial
Page 48
leases on the Noosa River; f) ensure no net increase in the gross floor area of buildings or structures; g) use materials, natural finishes and colours that blend with the surrounding natural landscape; and h) reflect the character and setting of the locality (such as timber and tin construction with a traditional pitched roof design). O22 Commercial development does S22.1 Development does not Not applicable. not extend beyond existing increase the overall footprint of commercial lease areas. commercial jetties and structures. O23 The loading and unloading of S23.1 No probable solution Not applicable. passengers is confined to the commercial lease areas of the respective commercial operation.
Page 49
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
How does the proposal Internal Use – Has
comply with the compliance with the
STAGED RECONFIGURATION OF A LOT (SUBDIVISION – 2 LOTS INTO 21 LOTS) AT Acceptable Measure or Acceptable Solution /
LOTS 3 & 6 ON RP149498, LOT 31 ON RP149497 AND LOT 10 ON SP241386, Performance Criteria? Performance Criteria been
SITUATED AT EAGLE DRIVE AND TAIT STREET, TEWANTIN QLD 4565 demonstrated? Is a
request for further
information required?
RECONFIGURING A LOT CODE
14.183 Lot Size and Dimensions
O1 Lots have the appropriate S1.1 If for reconfiguration other than community Complies.
37
area and dimensions to title subdivision, Council will require the
provide for— following— The proposed
development, which
a) the intended use and, if not a) Minimum lot area and minimum average applies for a
intended to be used by the width consistent with the relevant Reconfiguration of a Lot
Council or State for community provisions of Table 14-68; and
by Subdivision to create
infrastructure, conservation b) If for residential development—
purposes or public utilities nineteen (19) additional
i) the minimum house site area is not
including road widening are not less than that specified in Table 14- lots complies with the
less than the minimum sizes 69; and provisions contained
specified in Table 14-68; and if not in a sewerage service area an effluent within Table 14.62.
b) if for residential development— disposal area is provided.
i) a house site area of
not less than that
specified in Table 14-
69; and
ii) if not within a
sewerage service
area, an effluent
disposal area;
c) if for community title subdivision,
the minimum lot sizes for the
intended use are not less than
identified for the relevant zone
specified in Table 14-68;
d) siting and construction of
Page 50
buildings to minimise risk of
soil erosion, landslide,
flooding and bushfire;
e) siting and construction of
buildings to minimise
detrimental impacts of
effluent disposal and water
quality impacts;
f) retention of natural
environmental values,
including native vegetation;
g) retention of cultural features
and protect views to cultural
features;
h) minimisation of earthworks or
retaining walls associated with
building construction on sloping
sites;
i) private and public open space
and on-site
landscaped areas; and
convenient vehicle access and on-site
parking, loading and manoeuvring areas.
14.184 Noosa North Shore Locality
O2 No additional lots are created No solution provided. Not applicable.
within the Noosa North Shore Locality.
14.185 Lake Macdonald Water Supply Catchment Area
O3 No additional lots are created No solution provided. Not applicable.
within the Lake Macdonald Water
Supply Catchment identified on Overlay
Maps OM3.5 and OM9.5.
14.186 Lot layout38
O4 Subdivision of land for S4.1 Lots are arranged to front streets and Complies.
residential development provides for public open space;
a neighbourhood with a strong and The proposed
positive identity through— development integrates
Page 51
AND well within the Tewantin
a) legible streets and open space
locality and provides a
networks; S4.2 Rear lots have views over public open
sensitively designed
b) integrating prominent site space;
features, including development specifically
landmarks, native AND envisaged within the
vegetation and views into S4.3 Lots intended for urban settlement are located area. In addition, the
the design; within 1km of retail or commercial uses or land increase in site density
c) the location of community, retail within a commercial zone. provides increased
and commercial facilities at opportunities for casual
focal points either within surveillance.
convenient walking distance for
residents where the
development is urban
settlement or within reasonable
vehicular proximity;
d) the location of lots intended
for urban settlement within
proximity of retail and
commercial facilities;
e) shared use of public facilities
by adjoining communities;
f) enhancement of personal
safety and minimisation of
potential for crime,
vandalism and fear by
maximising opportunities
for casual surveillance of
public spaces; and
establishment of a sense of place.
O5 House site areas are— No solution provided. Complies.
a) located at least 50m from any The development ensures
land including within a that house site areas are
national park, conservation located at least 50m away
park, state forest reserve,
from any park or
nature refuge, coordinated
conservation areas, as
conservation area or
wilderness area; and well as not being situated
Page 52
not located on steep slopes. on steep slopes.
O6 Lots for residential development S6.1 A variety of lot sizes and shapes is provided Complies.
are designed to ensure variety in within the subdivision.
residential streetscapes. The proposed
development provides for
a variety of lot sizes and
scales. Please refer to
Plan of Development
contained within
Appendix C of this
report.
O7 The street network— S7.1 Where involving the construction of a Complies.
new road, road planning and design
a) has design features, which supports the hierarchy and functional The proposed
convey the primary function of aspects identified in Sections 2 and 3 of development achieves the
each type of street and PSP5 Engineering Design Standards – integration into the Noosa
encourage driver behaviour, Roads, Drainage and Earthworks; road network sought in
speeds and traffic volumes Specific Outcome 7.
that are safe and appropriate AND Particular construction
to that function;
S7.2 Road and pathway planning and design is details will be addressed
b) provides a high level of
in accordance with, in order of precedence— in the subsequent
internal accessibility both
within the site and to external Operational Works stage.
a) Noosa Integrated Local Transport Plan;
sites and appropriate external
b) Queensland Transport’s Shaping Up
connections for vehicles,
c) Queensland Design Code for Residential
pedestrian and cycle
Streets;
movements;
d) AUSTROADS Guide to Traffic
c) deters through-traffic from
Engineering Practice;
residential areas and creates
e) Sections 2 and 3 of PSP5 Engineering
safe conditions for local road
Design Standards- Roads, Drainage and
users, pedestrians and cyclists;
Earthworks;
d) incorporates street junctions
f) The Noosa Cycling and Walking Network
and access to lots that are
Development Plan; or
located and spaced to
g) A combination of the principles in these
facilitate safe and convenient
documents;
vehicle movements;
e) provides for street widths and AND
Page 53
lengths that optimise the cost
effectiveness of the network S7.3 The achievement of multiple connections
and the provision of public for all roads and streets (excluding culs-de-sac)
utilities; within the subdivision and to adjoining
f) provides for road reserve widths subdivisions;
not less than the minimum AND
identified Section 2.3 of PSP5
Engineering Design Standards S7.4 Road networks provide connectivity
– Roads, Drainage and between residential areas, both internally and to
Earthworks; adjoining sites, using access roads
g) minimises the extent of
AND
earthworks required by
being sympathetic to the S7.5 The length of a cul-de-sac does not
terrain; exceed 200m in urban areas and 500m in rural
h) has no significant adverse areas;
effects on habitat corridors
or areas of significant AND
native vegetation; S7.6 The layout uses street and road design,
i) does not create noise including variations in carriageway width, as a
attenuation difficulties; traffic calming measure to encourage lower
j) incorporates pedestrian and traffic speeds. (Note: Carriageway widths are
cyclist crossings at identified in Section 2.3 of PSP5 Engineering
intersections or where required Design Standards – Roads, Drainage and
to access high activity nodes Earthworks.)
and public transport;
k) has regard to the potential AND
for conflict between
vehicles, pedestrians and S7.7 On-road cycling treatment is utilised to
cyclists; and provide safe and continuous movement of
l) incorporates on-road cycling cyclists along a roadway such as--
facilities. a) sealed shoulders;
b) wide kerbside lane;
c) exclusive or peak period bicycle lane;
d) advisory treatments such as Bicycle
Awareness Zone;
e) shared parking / bicycle lane;
f) contra flow bicycle lane; or
Page 54
g) bus/bicycle lane; AND
S7.8 The provision of bicycle lanes at
intersections is generally in accordance with
AUSTROADS Part 14, section 5 and Manual of
Uniform Traffic Control Devices (MUTCD) Part 9.
O8 The development contains a S8.1 Subdivision design and layout provides for Complies.
pathway system that encourages walking and cycling routes designed and
walking and cycling and provides a constructed in accordance with— The subject site is not
safe environment for users, and is-- affected by the Pathways
a) Sections 2 and 3 of PSP5 Engineering
Network, but will provide
a) a stable, smooth surface, Design Standards – Roads, Drainage and
a safe and efficient
including across Earthworks;
environment for
driveways, sections and b) AUSTROADS Parts 13 and 14; and
joins; c) The Noosa Cycling and Walking Network pedestrians and cyclists.
b) easily maintained; Development Plan; Particular construction
c) of a width and longitudinal details will be addressed
AND
gradient to cater for in the subsequent
projected usage S8.2 If within 1km of the Pathways Network Operational Works stage.
d) inclusive of clear sight-lines for identified in the Priority Infrastructure Plan in
safe use; Part 15, the subdivision design and layout
e) be free of any includes pathways—
obstructions such as
a) located in accordance with the Pathways
fences, signage and
Network identified in the Priority
bollards.
Infrastructure Plan; or
b) linking to the Pathways Network identified in
the Priority Infrastructure Plan;
AND
S8.3 Pedestrian routes are planned to provide
clear, safe connections between residential,
open space, transit stops and retail areas, and
are located along, or are visible from, streets or
other public spaces;
AND
S8.4 Primary pedestrian routes border the
frontages of residential, public parks and
Page 55
business uses; AND S8.5 Pedestrian routes through parking lots or at the rear of lots are avoided; AND S8.6 Pedestrian and cycle path infrastructure is designed and constructed to— a) have sign posting, particularly where they are commuter and recreational paths, and incorporate pavement markings and line work in accordance with AUSTROADS Part 14 Bicycles, Section 9; b) have navigational signs generally in accordance with the Manual for Uniform Traffic Control Devices Bicycle Directional Signage Guidelines, and Australian Standard 1742.9: 2000 Manual of Uniform Traffic Control Devices Bicycle Facilities; c) be clearly delineated by pavement markings and warning signs when an on- road bicycle lane; d) incorporate kerb ramps at all intersections and designated crossings; e) have refuge islands on all roads with median strips; f) have holding rails for cyclists at the intersection of district collector, sub- arterial and arterial roads that are positioned in accordance with Australian Standard 1742.9:2000 – Manual of Uniform Traffic Control Devices Bicycle Facilities, and AUSTROADS Part 14 Bicycles Section 9; g) have marked bicycle lanes, bicycle; AND awareness zones or storage boxes; and
Page 56
h) Include lighting to pedestrian and cycle
pathways to local government requirements
and in accordance with Australian Standard
1583.1 Road Lighting
i) – Pedestrian area (Category P) lighting.
O9 The subdivision layout is S9.1 Where there is no relevant approved Not applicable.
designed to facilitate linkages master plan, concept plan, or site analysis plan,
with adjoining sites in the subdivision design incorporates future road, The subject site is located
immediate area. street, cycleway and pedestrian path and open at the rear of an existing
space connections to adjoining sites. residential estate and
does not comprise a
potential linkage to other
land uses.
O10 Where the lots are to be used No solution provided. Not applicable.
for Industrial business or
Commercial business uses, the
layout provides for appropriate buffer
areas, to mitigate possible impacts
on nearby residences or other noise
sensitive uses.
O11 For lots in the Rural Settlement No prescribed solution. Not applicable.
Zone—a sealed access to the
nearest urban settlement is
available.
14.187 Water supply for fire fighting
O12 An adequate and accessible S12.1 For development in a water service area, Complies.
water supply is provided for fire water mains within the development shall
fighting purposes. comply with the: Water mains within the
development will comply
a) Queensland Water Resource Commission - with the stipulated
Guidelines for Planning and Design of
guidelines. Particular
Urban Water Supply Schemes; and
details will be addressed
Australian Standard 2419 and the Water within the subsequent
Page 57
Providers Network Model Criteria; Operational Works stage.
AND
b) S12.2 Facilitate the connection of fire
services that comply with the
requirements of the Building Code of
Australia.
14.188 Energy efficiency
O13 The street and lot orientation S13.1 For Community Title Development or Complies.
facilitates the construction of energy urban residential development each lot contains
efficient buildings that respond to the a rectangular house site area where the long The proposed
local climate conditions. axis faces true North or is no more than 20 development facilitates
degrees off true north and has minimum the placement of north-
dimensions of— facing dwellings.
2 2
a) if the lot is between 450m and 599m - 10m
x 15m; or
2
b) if the lot is less than 450m - 9m x 15m.
AND
AND S13.2 Community Title Development lots are
generally rectangular in shape and have a
maximum slope of—
a) 1 in 10 (10%); and
b) 1 in 20 (5%) when measured from the front
to the rear of the lot.
O14 For residential development,
the subdivision design provides for S14.1 No Solution provided
the maximum practicable number of
lots with house site areas that—
a) maximise solar access to
the north in winter;
b) minimise solar access to
the east and west in the
summer;
c) maximise access to any
Page 58
prevailing summer
breezes; and
d) minimise exposure to
prevailing winter winds.
14.189 Infrastructure
O15 Each lot is capable of being S15.1 All lots are connected to power supply Complies.
serviced by appropriate levels of— and telecommunications services;
The subject site’s urban
a) water supply; AND setting allows for the easy
b) reticulated sewerage; connection of urban
c) stormwater drainage;
services to all future
d) power supply; and
allotments within the
e) telecommunications;
subdivision. Particular
construction and design
O16 The design and provision of S16.1 For lots in urban settlements—power details will be addressed
public services and utilities, including supply and communications infrastructure are within the subsequent
sewerage, water, electricity, street provided underground; Operational Works stage.
lighting and telecommunication
services— OR
a) meets the needs of users; S16.2 For lots elsewhere—power supply and
b) ensures health, safety and communications infrastructure are provided
convenience of the community; underground unless—
c) protects the natural a) located in the Rural Zone or Rural
environmental values of the Settlement Zone and where not in a
site and surrounds, including Bushfire Hazard Area as defined on
visual amenity and native Overlay Maps OM1.4-OM9.4;
vegetation; b) new low voltage lines can be strung from
d) are cost effective over their life poles carrying existing high voltage lines;
cycle; or
e) minimises adverse impacts to c) no extensions to the existing reticulation
the environment (including the network is necessary; or
amenity of the local area) in the d) it is necessary to cross a body of water;
short and long term; and
AND
f) ensures that the existing
systems are upgraded or S16.3 Street lighting is provided in accordance
relocated to be capable of with Section 3.19 of PSP5 Engineering Design
Page 59
supporting the proposed Standards – Roads, Drainage and Earthworks;
development;
AND
S16.4 For lots not within a sewerage service
area—the lot has sufficient area and other
attributes to ensure sustainable on-site sewerage
39
disposal ;
Advisory note
PSP24 – Effluent Disposal details
requirements for the design and siting of
effluent disposal systems where located
outside a sewerage service area. Compliance
with PSP24 will be considered as part of
Council’s assessment of the plumbing and
drainage application.
S17.1 Components of the essential network
infrastructure that are likely to fail or may result
in contamination when inundated by flood
water –
a) comply with Table 13.12; or
b) are designed and constructed to exclude water
inundation or infiltration and resist hydrostatic and
O17 Essential network infrastructure
hydrodynamic forces as a result of inundation.
(e.g. electricity, water supply,
sewerage and telecommunications)
maintains effective function during
and immediately after flood events.
Electricity supply infrastructure Complies.
O18 Uses and works maintain a safe S18.1 Building footprints are situated clear of The proposed
distance from electrical infrastructure any power easements on-site; development allows for
including substations, overhead
AND the safe placement of
power lines, power poles and
building footprints with
Page 60
transformers. regard to electricity
S18.2 Building footprints are not less than 50m
supply infrastructure.
from an existing fenced electricity substation.
There are no existing
fenced electricity
substations within 50m of
the subject site.
14.190 Earthworks and stormwater management40
O19 Stormwater run-off is managed No solution provided Complies.
so as not to cause any adverse
impacts on the built or natural The proposed
environment including changes in development will
quality, quantity or location of incorporate stormwater
stormwater discharges. run-off measures that do
not cause adverse
impacts on the built of
natural environment.
O20 Filling or excavation only No prescribed solution. Complies.
occurs where it does not adversely
impact on— Any filling or excavation
undertaken on-site will
a) watercourses, drainage lines and
not adversely impact
wetlands; or
upon the values of natural
b) vegetation on land identified on
environmental features.
Biodiversity Overlay Maps
OM1.1-OM9.1; or
c) water levels on properties
elsewhere.
14.191 Landscaping and visual amenity
O21 Land development responds S21.1 The natural landform and landscape are Complies.
to the distinctive landscape not modified to accommodate the development.
character of the site by utilising the The proposed
natural features of the site, which development will not
include— modify the natural
landform.
a) watercourses and drainage lines;
b) significant trees;
Page 61
c) understorey vegetation;
d) rock outcrops; and
e) views.
O22 Native vegetation, including S22.1 Buffers of existing native vegetation Complies.
individual mature trees are retained, around site boundaries and environmentally
protected, maintained and sensitive areas are retained and reinforced It is noted that the
supplemented, with particular through additional planting; subject site does not
consideration given to— contain significant
AND
vegetation. However,
a) roadsides;
S22.2 For reconfiguring in the Rural Zone and existing vegetation will be
b) the amenity of adjoining land uses;
and Rural Settlement Zone— retained on-site where
c) the protection of appropriate.
a) a 10m landscaped buffer area is provided
environmentally sensitive along road frontages;
areas.
b) clearing and disturbance to vegetation is
minimised around road works, laying of
services and utilities and construction of
property entrances;
c) revegetation of disturbed areas occurs after
completion of works; and
d) planting of clusters of trees along the road
reserves to form a tree canopy cover is
provided
O23 Buildings and other structures S23.1 All lots include a building envelope that Complies.
do not have a significant adverse enables buildings and structures to be sited so
impact upon the visual amenity of they do not— Any proposed dwelling to
surrounding areas. be located on-site will be
a) protrude above ridgelines; or
sited to ensure that the
b) result in the unnecessary removal of
visual amenity of
vegetation from the site.
surrounding areas is not
impacted upon.
14.192 Open space and environmental protection
O24 Public open space provides for S24.1 Active Parkland or open space linkage to Complies.
a diverse range of passive and Active Parkland is provided in accordance with
active quality recreational the Priority Infrastructure Plan in Part 15; Due to the site’s
opportunities including sport to meet proximity to existing open
Page 62
the outdoor recreational needs of the space and recreation uses
OR
community. and the nature of the low
S24.2 Park contributions are paid in accordance density and low impact
with the applicable infrastructure charging development, the
instrument. proposed creation of an
additional 19 Detached
Housing Lots will not
S25.1 A park has direct road frontages of a require dedicated park
minimum of 25% of the total allotment boundary space to be created.
O25 Public open space is of the park to provide physical access and
designed and located to— visibility;
a) be safe and easily accessible; AND
b) contribute to the legibility,
accessibility and character of S25.2 Land intended for public open space
the locality; complements existing adjacent and surrounding
c) create attractive environment open space areas and physical linkages to
settings and focal points; these areas are provided;
d) enable the retention and
protection of significant AND
vegetation, wetlands, S25.3 Open space is provided adjacent to
watercourses, drainage lines watercourses, with roads servicing the linear
and other native habitat areas, parkland and lots located on the opposite side
their associated buffers and of the road to the watercourse;
linkages/corridors and natural
and cultural features; and AND
41
e) be cost effective to maintain .
S25.4 Public open space has good connectivity
for users via pedestrian and cycle paths.
O26 Land provided for active S26.1 Active parkland is of a compact shape free Not applicable.
recreation areas is of a physical of irregular boundaries; AND
standard and condition suitable for S26.2 Active parkland is located on land that is
the intended uses and is not subject exclusive of—
to physical or other constraints
including contamination, a) flood inundation below the 20% AEP (1:5
environmental or biophysical year ARI level);
constraints or legislative protection b) land affected by stormwater or overland
that would encumber its use. flow discharge from adjacent allotments;
c) drainage reserves and detention basins,
Page 63
which cannot be shown to safely and
effectively contribute to the network of
parks and open space areas;
d) land with a slope, or subject to cut and fill
with a batter slope, that exceeds a slope of
1 in 67 (15%);
e) areas of land less than 15m wide, such as
access and service and utility easements;
f) land required to serve primarily as a buffer
area to any existing development or major
transport corridor; and
g) power easements;
AND
S26.3 At least 10% of the total open space
provision for active parkland is exclusive of flood
inundation below the 1% AEP (1:100 year ARI
level or the highest recorded flood level,
whichever is the greatest;
AND
S26.4 Recreational facilities (including
playgrounds, pergolas, barbeques etc.) are
setback a minimum of 30m from the top of the
bank of any watercourse and 10m from the top
of the bank of any drainage line.
O27 Active parklands will provide 27.1 Active parkland in all areas except industrial Not applicable.
a diverse range of recreational areas will contain embellishment in accordance
opportunities for all age groups with the Priority Infrastructure Plan in Part 15
and are designed as attractive and such as:
enjoyable, functional and safe
places to recreate and meet. a) children’s play facilities catering for various
ages;
b) a soft fall surface where required;
c) a shade cover over any play equipment;
d) picnic table/s with seats;
e) seating; and
f) landscaping;
Page 64
AND
27.2 Landscaping is designed to create
aesthetically pleasing open space areas and to
suit the type, setting and purpose of the particular
park.
O28 The natural environmental and S28.1 Land in the Open Space Conservation Not applicable.
cultural values of land in the Open zone is retained in one contiguous lot.
Space Conservation Zone are not
adversely affected by subdivision,
and land in freehold tenure in this
zone is not subdivided.
O29 Lands with high biodiversity S29.1 Lands with high biodiversity values are Not applicable.
values which warrant conservation transferred to public ownership.
status are formally protected for the
long term.
O30 Buffers are provided S30.1 A buffer of no less than 5m is provided to Not applicable.
incorporating development setback/s all development adjacent to either Stream orders
from the stream that will ensure that 1, 2 or 3 where not within the Riparian Buffer
the development does not result in a Area on the Biodiversity Overlay Maps (with the
negative impact upon the long-term buffer measured from the centreline of the
viability of the stream. stream).
14.193 Road and rail corridors
O31 Lots for residential S31.1 Lots intended for residential Not applicable.
development are not subjected to development are separated by a minimum of—
high traffic noise levels from the The subject site is not
major road network or rail corridors. a) 40m from the property boundary of situated in the vicinity of
roads within the major road network;
any major transport
and
networks.
b) 80m from the property boundary of rail
corridors;
OR
S31.2 Development in the vicinity of road
corridors meets the following external design
criteria for roads in the major road network—
54dB(A)L10 (18hours) based on predicted traffic
Page 65
volumes ten years hence;
OR
S31.3 Development in the vicinity of rail
corridors meets the following external design
level noise criteria—
a) 65dB(a), assessed as the 24hour
average equivalent continuous A-
weighted sound pressure level; and
b) 87dB(A), assessed as a single event
maximum sound pressure level.
14.194 Access easements
O32 Access easements are in S32.1 Access easements are designed in Complies.
appropriate locations for safe accordance Sections 2 and 3 of PSP5
access and egress, and supply Engineering Design Standards – Roads, The proposed
appropriate widths and levels of Drainage and Earthworks. development provides for
service for the number of vehicles suitably located access
that will utilise them. easements to safely
service the proposed
residential allotments.
14.195 Traffic
O33 Traffic generated by the S33.1 Any required upgrading of external Complies.
development is within the acceptable roads to the necessary standard to cater for the
capacity of external roads and does expected traffic numbers is undertaken. The development
not have an adverse impact upon the proposes only an
42
functioning of the road network . additional nineteen (19)
lots to be created in the
Detached Housing Zone,
which will not generate
sufficient traffic to
adversely impact upon
the functionality of the
road network.
14.196 Noosa Trail Network
Page 66
O34 A comprehensive network of S34.1 The proposal includes linkages to Not applicable.
trails is established incorporating existing or planned components of the Noosa
road reserves, State forests, Trail Network (refer Schedule 5, Map 3—Noosa The subject site is not
Council owned land and private Trail Network); located in the vicinity of
lands consistent with the lifestyle the Noosa Trail Network.
and outdoor recreation needs of the OR
Shire’s residents and visitors. S34.2 The proposal includes linkages between
existing or planned components of the Noosa
Trail Network (refer Schedule 5, Map 3—Noosa
Trail Network).
O35 The proposal does not have S35.1 Existing or potential pedestrian, horse Not applicable.
an adverse impact on the Noosa trail or bicycle movement linkages are retained
Trail Network. or enhanced; or The subject site is not
located in the vicinity of
S35.2 Alternative linkages are provided; the Noosa Trail Network.
AND
S35.3 Linkages and associated infrastructure
are designed, located and constructed in
accordance with—
a) Australian Standard 2156.1 Walking
Tracks Part 1: Classification and Signage
to a minimum of a Class 4 Standard; and
b) Australian Standard 2156.2 Walking
Tracks Part 2: Infrastructure Design.
14.197 Cooroibah Locality
Protection of existing residential Not applicable.
amenity, road safety and access
points S36.1 Each new allotment in the Rural
Settlement Zone has 1ha free of flood hazard or
O36 The existing residential biodiversity values as indicated on overlay maps
amenity of the estate is maintained OM2.1 and OM2.3;
without impacting on the natural
landform and landscape; AND
S36.2 House site areas on adjoining lots are
separated by not less than 50m.
Page 67
AND S37.1 Shared driveways are provided;
AND
S37.2 No additional driveways are provided from
O37 The number of access points McKinnon Drive
providing access to lots from McKinnon
Drive is maintained or reduced.
Community Title Development
14.198 Residential Uses
O38 Community title subdivision only No solution provided. Not applicable.
occurs if there is a current
development approval for the site
approving one or more of the following
uses—
a) Detached house; or
b) Multiple Housing; or
c) Visitor accommodation Type 3 or
4.
Location and access to services Not applicable.
and facilities O39 Community S39.1 The development site is within 1km of
land in the Neighbourhood Centre Zone,
title subdivisions only occur— Business Centre Zone, Shire Business Centre
a) where they are located Zone or Village Mix Zone;
within easy walking AND
distance of services and
facilities; S39.2 The development is in one of the
b) in the Semi-attached following Localities--
Housing or Attached
Housing Zones; a) Cooroy and Lake Macdonald Locality; or
c) where they are consistent with b) Eastern Beaches Locality; or
the character of the Locality c) Mary River Catchment Locality; or
they are located in; d) Noosa Heads Locality; or
d) if appropriate house e) Noosaville Locality; or
site areas can be f) Tewantin and Doonan Locality;
Page 68
accommodated; AND
e) where they are supplied
with adequate S39.3 Each residential lot can be
infrastructure to meet the connected to Unity Water’s water and
needs of users; sewerage networks;
f) where they minimise AND
adverse effects on the
environment; S39.4 Residential lots are generally
g) if they are of suitable shape rectangular in shape and have a maximum
and slope to minimise slope of—
constraints to
a) 1:10 (10%) across the lot; and
development; and
b) 1 in 20 (5%) from the front to rear of the
h) if they are of sufficient
lot.
area to provide
reasonable amenity
for users.
14.199 Business Uses
Location Not applicable.
O41 Community title subdivisions No solution provided.
intended for
Business Uses only occur in the—
a) Shire Business Centre Zone; or
b) Business Centre Zone; or
c) Industry Zone; or
d) Neighbourhood Centre Zone; or
e) Visitor Mixed Use Zone.
Provision of services and facilities Not applicable.
O42 Adequate areas on site are No solution provided.
provided for vehicular parking,
private and communal open
space, landscaping and site
facilities to meet the needs of
users.
Page 69
SPECIFIC OUTCOMES PROBABLE SOLUTIONS
How does the proposal comply Internal Use – Has
with the Probable Solution or compliance with the
STAGED RECONFIGURATION OF A LOT (SUBDIVISION – 2 LOTS INTO 21
Specific Outcome? Probable Solution /
LOTS) AT LOTS 3 & 6 ON RP149498, LOT 31 ON RP149497 AND LOT 10 ON
specific Outcome been
SP241386, SITUATED AT EAGLE DRIVE AND TAIT STREET, TEWANTIN QLD
demonstrated? Is a
4565
request for further
information required?
LANDSCAPING CODE
14.134 General requirements
Streetscape and amenity S1.1 Landscaped areas, not less than Complies.
O1 Sufficient landscaped areas are the minimum areas and dimensions
provided to— specified in Tables 14-56 or 14-57, are The proposed development
a) enhance the visual amenity and provided and maintained; will comply with the Probable
natural landscape character of the AND Solutions of this Element.
area, streetscape and local area; S1.2 Landscaping is designed, planted
b) retain natural landscape and maintained in accordance with PSP3
features, such as rock outcrops and Landscaping Plants and Guidelines.
existing large trees;
c) retain existing native vegetation
and enhance buffer areas around
property boundaries;
d) suit the relative size and nature
of the development and its setting;
e) reduce the visual impact of large
or bulky structures and fencing
along watercourses; and
f) conceal service, carparking and
loading areas of developments;
g) screen incompatible land uses;
and
h) provide privacy between any
dwelling units and accommodation
units on and adjoining the site to a
height and density appropriate to
the scale of the development.
Page 70
Building and landscape design S2.1 Below ground components of Complies.
O2 Site layout and building and buildings do not extend beyond the
landscape design— above ground footprint to allow for The proposed development
a) provides for soft landscaping to landscaping particularly within building will comply with the Probable
be established in and around the setback areas; Solutions of this Element.
development; AND
b) maximises the retention of large S2.2 Basement carparks do not
canopy trees; encroach into building setback areas;
c) within the Eastern Beaches AND
Locality and Noosa Heads Locality, S2.3 Plants are grouped in mulched
avoids the removal of heath beds rather than planted individually to
vegetation, except where provide for optimum growing conditions
required for internal roads and and less maintenance;
service and infrastructure AND
construction; S2.4 These plants grouped in mulched
d) minimises the extent of beds are not subject to any hedging
impervious paved areas; maintenance regimes;
e) provides for suitable plant AND
layouts and densities; S2.5 Landscaping is designed, planted
f) facilitates the adoption of and maintained in accordance with PSP3
appropriate planting techniques; Landscaping Plants and Guidelines;
and vi AND
g) considers on-going maintenance S2.6 Alternatives to impervious
requirements to assure the pavement are provided and are located
establishment and ongoing survival where landscaping and existing
of planting vegetation will benefit from increased
infiltration of rainwater.
Species selection S3.1 Plantings— Complies.
O3 Landscaped areas include plant a) comprise plant species identified for
species that— the relevant landscape character area in The proposed development
a) are appropriate to the PSP3 Landscaping Plants and will comply with the Probable
biophysical conditions and Guidelines; and Solutions of this Element.
landscape character of the area; b) avoid undesirable plant species
b) are suitable for the space identified in PSP3 Landscaping Plants
available, the level of visual and and Guidelines;
climatic exposure, the functional OR
requirements of the site and the S3.2 For landscaping around pool
Page 71
scale of the development; areas— c) provide for appropriate levels of a) no more than 30% of the landscaped shade and sunlight to occupants of area is a mixture of plants of local origin the development throughout the and exotic plant species, provided none year; of the plant species are undesirable d) minimise the demand for water plants identified in PSP3 Landscaping use; Plants and Guidelines; and e) in road reserves, provide street b) palms are specifically located in trees with effective canopy shading group plantings in accordance with PSP3 having regard to the size and scale Landscaping Plants and Guidelines; of the road reserve and the location AND of services and other structures; S3.3 Root guards are utilised around f) for street trees in towns are species with potentially invasive roots. villages, are consistent with the existing streetscape character; g) do not cause potential damage to buildings or structures; h) are not harmful to pedestrians, particularly around schools, childcare centres, shopping areas and other high pedestrian areas; i) in intensively used environments, can endure high levels of activity; and j) for rural residential developments, are best suited to less intensive maintenance and low availability of water for gardens. Safety and security S4.1 No solution provided. Complies. O4 Landscaping is designed and located to maximise the safety and Figure 14-16 — Landscaping allows Landscaping will be designed security of public and private areas for adequate safe vision at in accordance with safety and by— driveways and intersections security provisions in order to a) clearly defining the boundaries provide casual surveillance between private and public spaces; opportunities. b) promoting casual surveillance of buildings and public areas from the
Page 72
street and other public areas for personal security reasons; c) avoiding concealment spots; and d) maintaining safe sight distances to and from road and building corners, carpark entrances and driveways (see Figure 14-16); e) maintain safe sight distances at planting bed ends within carparks; S5.1 Landscaping provided which allows f) protecting solid fences from adequate visibility for casual graffiti by incorporating elements surveillance of public and semi-public such as landscaping, creepers, spaces, including entrances and exits to murals or vandal resistant paint; sites and buildings, by: and a) planting trees which have clean g) separating and defining trunks to a height of at least 1.8 m; and pedestrian and vehicle circulation b) appropriately spacing shrubs at 1.2m routes. horizontal centres, with a maximum O5 The provision of landscaping is height of 0.75m, to avoid clumping and to a satisfactory standard ensuring to retain sightlines. that it does not lead to S6.1 Street trees and trees in opportunities for concealment and carparking areas achieve a maximum of possible assault sites. 900mm clear trunk height for a 2.0m O6 Street trees and plantings in high tree at planting and are able to towns and villages, carparks and attain a clear trunk height of 1900mm other areas where potential on maturity; conflicts with vehicles and AND pedestrians are evident, are planted S6.2 All scrub planting to be a so as to maximise vehicle and maximum height of 700mm from the pedestrian safety. road pavement (not top of kerb). Services and utilities S7.1 Plant species used in landscaping Complies. O7 All landscaping works maintain adjacent to substations, or adjacent to adequate safe distance from or on electricity transmission line Plant species will be located a services and utilities including easements, are less than 4m high at safe distance away from all substations, overhead powerlines, maturity and do not encroach within 3m existing and constructed power poles and transformers, of a substation boundary; services and utilities.
Page 73
street lamps, stormwater OR
catchment pits, and underground S7.2 For trees higher than 4m, trees
services and utilities. are planted at a distance from any part
of an electricity transmission line at
Figure 14-17 least equal to the expected height of the
tree at maturity (see Figure 14-17);
AND
S7.3 For power lines that connect to a
premises, the height of plant species at
maturity provides for a 2m clearance
below the power line; (see Figure 14-
18)
AND
S7.4 Trees and large scrubs are located
a minimum of—
Figure 14-18 a) 5m from electricity poles and pillars;
b) 4m from street lamps;
c) 2m from stormwater catchment pits;
and
d) 2m from underground services and
utilities;
AND
S7.5 Plants are located to enable
tradespersons to access, view and
inspect service meters, such as water
and electricity meters;
AND
S7.6 Root barriers are installed around
trees that are located within 3m of any
infrastructures or that have potentially
invasive roots.
Entry statements S8.1 No solution provided. Not applicable.
O8 Tree and plant massing are the S9.1 Entry statements are low
dominant features of entry maintenance and located entirely within
statements to residential or privately owned land.
commercial estates and are
integrated with the landscape
Page 74
theme of the estate and the natural landscape character of the locality, rather than the entry being dominated by built elements such as masonary walls, waterfalls and assembled rock outcrops. (see Figure 14-19). O9 Entry statements are low maintenance. Figure 14-19 Typical estate entrance 14.135 Specific requirements for Multiple housing & Visitor Accommodation Private open space S10.1 For Multiple housing Types 2 Not applicable. O10 Private open space is— and 4, each dwelling unit provides for a) provided to all dwelling units and landscaped private open space accommodation units; comprising— b) of adequate size and dimensions a) for units at ground level, a minimum to suits the needs of occupants; area of 25m2 exclusive of the clothes c) clearly set apart for private use drying area, with minimum dimensions and separate from communal of 4m and maximum gradient of 1 in 10 areas; (10%); or d) directly accessible from a living b) for units above ground level, a area of the unit; minimum area of 12m2, with minimum e) located away from noise dimensions of 2.5m; or generating uses; c) if small dwelling units within the f) capable of receiving adequate Business Centre Zone, a balcony not sunlight; and less than 1.5m depth and with a g) designed to provide for the minimum area of 4m2; privacy of occupants of the AND
Page 75
premises and adjoining premises. S10.2 For Multiple housing Types 2
and 4, the private open space area at
ground level is enclosed by side and
rear fencing, screening or dense
landscaping and the landscaping can
attain the equivalent of 60% of the
height of the building on maturity to
protect the privacy of residents;
OR
S10.3 For Visitor accommodation no
solution provided
Communal open space No solution provided Not applicable.
O11 Communal open space within
the development provides adequate
area for children to play and for
socialising, and preferably has a
northern aspect.
Screening & Mounding No solution provided Not applicable.
O12 Planting is provided between
units, adjacent to service and car Figure 14-20
parking areas and around the
boundary of the site to provide for
adequate screening. (see Figure 14-
20).
O13 Clothes drying areas and
waste disposal areas are screened
from adjoining properties and road
frontages.
O14 Mounding adjacent to units do
not extend into service corridors,
cover utility covers, obstruct
overland stormwater flow, or cause
ponding on footpaths, verges or on
adjoining private property.
O15 Mounding associated with
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noise barriers is designed to avoid
linear shapes and incorporates
undulating shapes and forms that
vary in height and width.
Streetscape character No solution provided Not applicable.
O16 Landscaping complements and
enhances the existing streetscape Figure 14.21 Lack of integration
character by providing plantings with street, unsuited to scale of
that match the scale of buildings buildings
within the street. (see Figure 14-21
and Figure 14-22).
O17 Where a podium is provided,
planting is established on the
podium to soften the bulk and
appearance of the building, and
species are used that can tolerate Figure 14-22 Continuation of
difficult climatic conditions. streetscape, scale of building and
landscaping relate well
Passive solar access and energy No solution provided Not applicable.
efficiency
O18 Plantings contribute to passive
solar access, energy efficiency and
amenity by providing shade in
summer, particularly to western
walls and open car parking areas,
and admitting winter sunlight to
outdoor and indoor living areas.
14.136 Specific requirements for Business Uses
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Design of commercial and retail No solution provided Not applicable.
spaces
O19 Landscaping softens building Figure 14-23 Landscaping solutions
bulk and creates pleasant settings that appear to lessen the impact of
for visitors and staff that function building bulk
well in an intensively used
environment by—
a) providing canopy trees and
ancillary shade structures;
b) using shrubs and garden beds to
clearly define public spaces and
pedestrian walkways;
Figure 14-24 Outdoor eating areas
c) providing areas for public art,
integrate well with the streetscape
where appropriate;
d) providing outdoor areas with
seating for staff and visitors;
e) adopting landscape solutions
that reduce the visual impact of
building bulk (see Figure 14-23);
f) using mounding and screen
planting to conceal service and
loading areas;
g) making provision for outdoor
dining areas where appropriate,
that integrate well within the
streetscape (see Figure 14-24);
h) providing adequate screening
along the perimeters of the
development;
i) avoiding the use of formal
planting design for frontage works;
and
j) providing planting design and
species selection that can endure
an intensively used environment.
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Industrial Business No solution provided Not applicable.
O20 Landscaping within industrial
developments is designed to— Figure 14-25 Appropriate species at
a) maximise retention of existing correct density and height
vegetation; effectively screen bulky industrial
b) provide planting in mulched buildings
areas at entrances, along
boundaries and around car parking
and site facilities to provide
screening and shading;
c) lessen the impact of building bulk
though the planting of vegetation
that is in scale with the building,
and by using mounding where
appropriate (see Figure 14-25);
and
d) provide outdoor areas for staff.
14.137 Open space areas and road reserves
Active parkland S21.1 Landscape works for active Not applicable.
O21 Landscaping in and around parkland include—
active parkland creates an a) formation of grassed and well-
environment that provides drained areas for recreation;
functional recreation areas and b) retention of existing vegetation
facilities in a landscaped setting surrounding recreation facilities;
that reflect the natural landscape c) the planting of shade trees around
character of the locality. recreation facilities, including playfields
and playgrounds;
d) provision of landscaped buffer areas
to adjacent residential development;
and
e) installation of recreational facilities
that include the use of natural materials
and finishes, where appropriate, and
colours that blend with the natural
environment.
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Passive parkland and reserves S22.1 Landscape works within passive
O22 Landscaping within passive parkland and adjacent to national parks
parkland and adjacent to national and conservation reserves, include—
parks and conservation reserves, a) retention of existing vegetation of
provides for—- local origin, including understorey plants
a) the protection and enhancement and surface mulch;
of native wildlife habitat and b) revegetation of cleared and disturbed
corridors; areas;
b) the replanting of disturbed c) planting food/habitat trees in areas
areas; supporting important fauna populations
c) the protection of riparian zones and including nest boxes where it has
where the site adjoins or includes a been necessary to clear habitat trees for
watercourse; development;
d) a relaxed and pleasant d) removal of species identified as
environment for visitors, with low undesirable plant species in PSP3
key, low impact recreation facilities; Landscaping Plants and Guidelines;
and e) enhancement of the area through the
e) linkages to other open space provision of walking trails, picnic tables
areas, where appropriate. and bridges;
f) the provision of linkages to the Noosa
Trial Network as identified in Schedule 5
on Map 3, where appropriate;
g) retention of natural ground levels
and hydrology within and around these
areas; and
h) minimal grassed areas.
Road reserves S23.1 A minimum of 1 street tree is Complies.
O23 Landscaping within road provided per lot or every 8m of
reserves— frontage, whichever is the greater; The proposed development
a) enhances the streetscape quality AND will comply with the Probable
and natural landscape character of S23.2 Where vehicles are parked Solutions of this Element.
the area; parallel to the kerb, landscaping is
b) provides buffering to adjoining setback a minimum of 500mm from the
uses; back of the kerb to allow adequate
c) maintains the functionality of the access (see Figure 14-26);
road reserve for vehicles, AND
pedestrian and bicycles, including S23.3 Street trees are planted a
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providing adequate allowance for minimum of 1m from the back of the pedestrians to use the verge; kerb in the road reserve verge. d) provides for the retention of existing tall trees and remnant Figure 14-26 Allow 500mm for native vegetation; passenger e) allows for the opening of car Access doors along urban streets; f) allows for maintenance or emergency access to service corridors and utilities; g) maintains site distances to and from corners, intersections, driveways and pedestrian crossing points; and h) maintains overland stormwater flow to avoid ponding on footpaths, nature strips or adjoining premises. 14.138 Environment protection and conservation Watercourses and drainage No solution provided. Not applicable. lines O24 Landscaping works along watercourses and drainage lines— a) retains and enhances the existing riparian vegetation including understorey; and b) rehabilitates and revegetates degraded riparian zones to filter stormwater run-off and provide for native wildlife habitat; and c) avoids slashing and turfing of watercourse edges and drainage lines; and d) avoids engineering design solutions, such as concrete drains; and e) use natural materials in the
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construction of boardwalks, bridges
and similar structures to blend with
the natural environment.
Wildlife habitat protection S25.1 For Koala Habitat Areas shown in Not applicable.
O25 Landscaping retains and Schedule 7—
enhances habitats and corridors for a) a minimum of 70% of tree species
native wildlife by— planted on the premises are koala food
a) replicating adjacent remnant trees listed in PSP3 Landscaping Plants
vegetation, including understorey and Guidelines; and
vegetation; b) where koala access is impeded by a
b) siting landscaped areas to fence or retaining wall—
complement and enhance existing i climbing poles are erected at
vegetation; regular intervals along the structure
c) retaining old trees (including at an approximate 45 degree angle
dead trees) with hollows for local on either side of the structure;
native fauna habitat; and ii plant vegetation within close
d) creating or enhancing vegetation proximity (branches touching) on
linkages between existing habitats; either side of the fence to provide a
e) minimising adverse effects to natural ladder; and
koalas by planting and retaining iii install panels or planks
appropriate tree species and horizontally along the top of the
facilitating koala movement in koala fence to provide a walkway, where
habitat areas. appropriate; and
c) choose fence materials, such as a
timber postand- rail or chain wire, that
a koala can easily grip and climb or
leave a minimum 300mm gap between
ground level and the first rail or strand
of any fence; and
d) where there is a swimming pool in
the landscape design likely to be
accessible to koalas, a rope is provided
to enable koalas to climb out of the
pool;
AND
S25.2 Vegetation of local origin is
retained and replanted in areas
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indicated in Schedule 5 on Map 4 -
Open Space Networks.
Water management S26.1 The infiltration and conservation Complies.
O26 Landscaping works promote of water is optimised through—
the effective use of water through a) selecting native plant species The proposed development
appropriate plant selection and identified in PSP3 Landscaping Plants will incorporate landscaping
layout and by maximising and Guidelines; treatments that promote the
opportunities for water infiltration. b) grouping plants in mulched beds; effective use of water via
c) minimising impervious surfaces; methods such as plant
d) using semi-pervious pavement selection, mulching and
surfaces; such as grass cell paving, as a surface selection.
alternative to pervious surfaces
e) draining hard surfaces areas to
landscaped areas;
f) planting microphytes along driveways
to absorb hydrocarbons; and
g) using surface and subsurface
drainage swales.
Soil stability No solution provided Complies.
O27 Landscaping works are design
and sited to ensure the stability of The proposed development is
soils and minimize sediment and not located on land prone to
erosion activity, particularly on steep slopes and landslide
steep slopes and in landslide hazard hazard.
areas, making use of soft
landscaping rather than hard
landscaping solutions wherever
possible.
14.139 Carparking areas
Off street carparks S28.1 One advanced canopy tree (a Not applicable.
O28 Landscaping of carparking minimum of 100 litres pot size) is
areas is designed to— provided— The proposed development
a) reduced the visual impact of the a) in towns and villages, shopping applies for the creation of an
development; centres or commercial areas— for every additional nineteen (19)
b) provide for advanced canopy 4 carparking spaces; or residential lots and does not
Page 83
trees to shade vehicles and to b) otherwise—for every 6 carparking include the construction of off-
reduce reflected radiation; spaces; streetcarparking areas.
c) ensure canopy trees are AND
protected from vehicle damage by S28.2 A minimum area of 5m2 is
providing adequate sized garden provided around each canopy tree,
beds; which is mulched and treated;
d) maximise opportunities for AND
infiltration of rainwater on-site; and S28.3 Plants are grouped in mulched
e) minimise contaminated runoff beds rather than using individual,
entering the stormwater system evenly spaced trees and scrubs;
and watercourse. AND
S28.4 Semi-pervious pavement
surfaces are used, such as grass cell
paving, to increase infiltration of
rainwater and minimise contaminated
runoff, including hydrocarbons, entering
the stormwater system and
watercourses;
AND
S28.5 Runoff from carparking areas is
directed to landscaped areas to
minimise contaminate runoff, including
hydrocarbons, entering the stormwater
system and watercourses;
AND
S28.6 Garden mounding is incorporated
into carparking areas adjacent to
frontages;
AND
S28.7 Surface and subsurface drainage
swales are used to maximize
stormwater infiltration;
AND
S28.8 A planting bed of at least 1m
width with screen fencing and dense
planting is provided to any property
boundary with an adjacent residential
development.
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On-street car parks S29.1 Where vehicles are parked Complies.
O29 Edges to parking and turning parallel to the kerb, landscaping is
spaces for on street parking are setback a minimum of 500mm from the The proposed development
landscaped to provide shade and back of the kerb to allow adequate will comply with the Probable
screening, while ensuring adequate access (see Figure 14-27); Solutions of this Element.
access to vehicles. AND
S29.2 Street trees are planted a
Figure 14-27 Allow 500mm for minimum of 1m from the back of the
passenger access kerb in the road reserve verge.