App B - PLM Notes

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                                                          PRE-LODGEMENT NOTES
                                                          Development Assessment



1.      PRE-LODGEMENT MEETING DETAILS

 Application No:                        PLM24/0008

 Date:                                  Tuesday 12 March 2024

 Applicant Attendees:                   Russell Green - RG Strategic

 Council Attendees:                     Tara Norley – Senior Development Planner
                                        Morgan Gaffney – Senior Development Engineer

2.      PROPERTY INFORMATION

 Street address:                        304 Elm St & 52 Kennedys Rd, COOROY

 Real property description: Lot 1 RP 174721 & Lot 2 RP 174721

3.      PROPOSAL DETAILS

 Proposal Details:                 Reconfiguring a Lot (2 Lot into 2 Lots)

4.      PLANNING SCHEME INFORMATION

 Planning Scheme:                  Noosa Plan 2020 (25 September 2020)

 Level of Assessment:              Code

 Zone:                             Rural

 Precinct:                         Not applicable

 Local Plan Area:                  Not applicable

 Overlays:                         Biodiversity, Waterways and Wetlands Overlay
                                          Protected Vegetation Overlay Area
                                          MSES Environmental Values
                                          Area of Biodiversity Significance
                                          Waterways
                                          MSES Regulated Vegetation – Intersecting a Watercourse
                                          MSES Regulated Vegetation – Category R GBR Riverine
                                          Riparian Buffer Area
                                   Agricultural Land Overlay
                                          Agricultural Land Conservation Area
                                   Bushfire Hazard Overlay
                                          Potential Impact Buffer
                                          High Potential Bushfire Intensity

This document is a record of pre-lodgement discussions and will not be made available for public viewing. Pre-lodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.

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                                   Flood Hazard Overlay
                                          Flooding and Inundation Extent
                                   Landslide Hazard Overlay
                                          Moderate Hazard Area
                                          High Hazard Area
                                   Regional Infrastructure Overlay
                                          Gas Pipeline Corridor
                                          Gas Pipeline Corridor Buffer
                                          Major Electricity Infrastructure
                                          Water Supply Pipeline

 Other Plan Maps                   Koala Habitat Area
                                          Koala Priority Area
                                          Core Koala Habitat Area
                                   A review of the Queensland Government Development
                                   Assessment Mapping System should be undertaken to determine
                                   all matters of State interest

5.      SUPPORTING INFORMATION (PROVIDED BY THE APPLICANT)

 Plan No.          Rev.          Plan/Document Name                                                    Date

 A04               002698 Site Plan – Boundary Measurement                                             13.02.2024

6.      ITEMS IDENTIFIED BY THE APPLICANT FOR DISCUSSION

 Key Issues

 1.    Boundary is through Waterway and Riparian Buffer Overlay.

 2.    Building envelope & effluent disposal area

7.      ADVICE & INFORMATION

 Senior Development Planner - Comments

 Lot Design
     Any application will need to provide sufficient evidence that the rearrangement of the lot
      boundaries results is an improvement to the existing situation whereby the size and
      dimensions of proposed lots comply more fully with Table 9.5.1.4 Minimum lot size and
      dimensions and at least one of the following is achieved:
      (a) the rearrangement of lots remedies an existing boundary encroachment by a
          building or structure;
      (b) the rearranged lots will be made more regular in shape;
      (c) access is provided to a lot that previously had no access or an unsuitable access;
      (d) the rearranged lots better meet the overall outcomes for the zone and the local plan
          area in which the site is situated;


This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.

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         (e) the rearrangement of lots provides for a significant improvement in rural productivity;
              or
         (f) the rearrangement of lots results in a significant improvement in the protection of
              environmental values.
        It is noted that Council Officer’s attended the site on Wednesday 13 March 2024 in
         relation to a separate tree clearing application and have confirmed that the proposed
         new boundary location appears to result in a non-worsening in terms of ecological
         values on the site. However, it is noted that the proposal in its current form dissects the
         mapped riparian buffer area and may also dissect the mapped Core Koala Habitat Area.
         It is strongly recommended that the boundary be relocated slightly further south so as
         to avoid these mapped areas and any potential further assessment triggered as a result
         of dissecting these mapped areas.
        It is also recommended that the boundary realignment result in the existing easement
         being located entirely within the one Lot.
    Bushfire Hazard
        The subject site is mapped as Potential Impact Buffer and High Potential Bushfire
         Intensity, however the Bushfire Hazard Overlay Code does not trigger assessment for
         a boundary realignment. It is recommended that any application provide a building
         envelope outside of the mapped hazard area, or alternatively, provide evidence that the
         hazard for any proposed new dwelling location can be sufficiently mitigated.


    Senior Development Engineer - Comments

    Access
        Future applications on the site will need to demonstrate that safe and efficient vehicle
         access can be provided to any new Lot/s created in accordance with the Noosa Plan
         2020. Note that driveway grades should not exceed 20% for more than 20 metres or
         one quarter of their length, whichever is the lesser, and not steeper than 25% in any
         location.

    Flood Hazard Overlay
        The site includes areas mapped within the Flood Hazard Overlay along the southern
         boundary adjacent to Six Mile Creek. Any new Lot/s will be required to provide suitable
         building envelopes (including effluent treatment areas) outside of mapped flood areas
         in accordance with the Flood Hazard Overlay Code.

    Landslide Hazard Overlay
        The site includes areas mapped within the Landslide Hazard Overlay. Any new Lot/s
         design and associated accesses will be required to provide suitable building envelopes
         outside of mapped landslide hazard areas and/or demonstrate that development can
         comply with the requirements of the Landslide Hazard Overlay Code.

8.        MANDATORY TECHNICAL REPORTS AND INFORMATION TO BE PROVIDED WITH
          APPLICATION MATERIAL

Should an application be lodged for this proposal, the following technical documentation must
be provided upon lodgement:
       Town Planning Report
       Reconfiguration Plan, including building envelope free of constraints
       Ecological Assessment & Rehabilitation Plan (if dissecting the mapped overlays)
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.

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Should any of the above technical documents not be provided with the application material,
the application may be deemed to be Not Properly Made.
Council’s website includes information on how to prepare a well-made application, this
information can be accessed at the following link:
www.noosa.qld.gov.au/downloads/file/2752/how-to-prepare-a-well-made-application
9.      EXTENT OF PRELODGEMENT ASSESSMENT

The meeting has addressed the key issues/matters that have been identified by the applicant
on the development assessment enquiry form. This document is a record of prelodgement
discussions and will not be made available for public viewing. Prelodgement discussions are
conducted to explore development options and requirements, identify issues and provide
guidance to prospective applicants about Council’s policies for development. The recorded
discussion items and outcomes in no way imply or commit to an approval of the proposal on
the part of Council or Council officers, nor guarantee that all potential issues associated with
a development proposal have been raised / identified. When a formal development application
is lodged, the proposal will be assessed on its planning merits in accordance with Council’s
policy framework existing at the time of the assessment.
10.     RIGHT OF REPLY

Should the applicant disagree with any of the above notes, a request to amend the notes can
be made within five (5) business days of receipt of the document. Any request for amended
notes will be reviewed by Council, and should Council agree to changes, amended notes will
be issued within ten (10) business days of receipt of the request.
11.     INFRASTRUCTURE CHARGES

A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
your proposal may be obtained for a fee. You can request further details by emailing:
[email protected]
12.     FURTHER ADVICE TO BE SOUGHT

State Assessment and Referral Agency (SARA)
Where an application is required to be referred to the State government as a concurrence or
referral agency council recommends early discussions with those agencies to minimise the
state assessment period and potential delays relating to providing responses to their
information requests.
Unitywater and other Agencies
You are advised to contact Unitywater and any relevant Queensland Government Agencies
for their specific requirements in respect of your proposal.


Yours faithfully


Tara Norley
Senior Development Planner




This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.

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