Original source · versioned page text
Planning Report 60669
Attached to the e-mail Reconfiguration of a Lot (1 Lot into 4 Lots) - RAL17/0504.
PLANNING REPORT
NO. 60669
Application for a Development Permit for a Reconfiguration of a Lot by Residential
Subdivision (1 Lot into 4 Lots) involving land described as Lot 1 on RP36729,
situated at 135 Lake Weyba Drive, Noosaville Qld 4566
Prepared on behalf of Andres Gabarrin
September 2017
Murray & Associates (Qld) Pty Ltd ACN 075 543 154 ABN 81 075 543 154 www.mursurv.com [email protected]
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original file
The download may take up to a minute.
Full text of the other 67 pages
Page 2
Contents
Contact Details .....................................................................1
1.0 Summary ......................................................................2
2.0 Introduction .................................................................3
3.0 Characteristics of the Site and Surrounding Area .........4
3.1 Overview ............................................................................... 4
3.1.1 Location of Subject Site ................................................. 4
3.1.2 Zoning Designation ....................................................... 5
3.1.3 Surrounding Land Uses ................................................. 5
3.1.4 Current Registered Landowners ...................................... 6
3.1.5 Existing On-Site Improvements ...................................... 6
3.1.6 Dimensions, Easements, Shape and Topography .............. 6
3.1.7 Access and Services ...................................................... 6
4.0 Proposed Subdivision ...................................................8
4.1 Development Details ............................................................... 8
4.1.1 Proposed Lot Areas and Road Frontages .......................... 8
4.1.2 Access and Parking ....................................................... 9
4.1.3 Services ...................................................................... 9
4.1.4 Stormwater Management ............................................ 10
4.1.5 Waste Management .................................................... 10
5.0 Local Planning Matters ............................................... 11
5.1 Level of Assessment ............................................................. 11
5.2 Relevant Codes .................................................................... 11
5.3 Overlay Codes ...................................................................... 12
5.3.1 Acid Sulfate Soils Overlay ............................................ 13
5.3.2 Biodiversity Overlay .................................................... 13
5.3.3 Bushfire Overlay ......................................................... 14
5.3.4 Flood Hazard Extents Overlay ...................................... 14
5.3.5 Koala Habitat Areas Overlay......................................... 15
6.0 State Planning ............................................................ 16
i
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 3
6.1 Referral Agencies.................................................................. 16
7.0 Conclusions and Recommendations ............................ 17
Figures
Figure 1 – Locality Map
Figure 2 – Zoning Map
Appendices
Appendix A - Current Title Search
Appendix B - Survey Plan & SmartMap
Appendix C - Plan of Development No. 60669/A
Appendix D - Engineering Report
Appendix E - Preliminary Earthworks Plan
Appendix F - Code Assessment
Appendix G - State Code Assessment
ii
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 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]
1
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 5
1.0 Summary
SITE DETAILS
Address 135 Lake Weyba Drive, Noosaville QLD 4566
Real Property Lot 1 on RP36729
Description
Subject Land Area 2.023ha
Local Authority Noosa Shire Council
Current Registered Washington Andres Gabarrin & Tamara Olivia
Landowners Gabarrin
SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATION
Land Use Category Urban Footprint
PLANNING SCHEME DESIGNATIONS
Locality Plan Noosaville
Zoning Map Zone Map ZM8 (Noosaville)
Zone Detached Housing & Open Space Conservation
APPLICATION DETAILS
Applicant Andres Gabarrin
Reconfiguration of a Lot by Residential Subdivision
Proposal
(1 Lot into 4 Lots)
Application Type Development Permit
Level of Assessment Code Assessment
2
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 6
2.0 Introduction
Murray & Associates (Qld) Pty Ltd have been commissioned to prepare this Planning
Report on behalf of Andres Gabarrin in support of an Application for a Development
Permit for Reconfiguration of a Lot by Residential Subdivision (1 Lot into 4 Lots)
involving land described as Lot 1 on RP36729, situated at 135 Lake Weyba Drive,
Noosaville.
The Current Registered Landowners of the subject site, being Washington Andres
Gabarrin & Tamara Olivia Gabarrin (refer to Appendix A for a copy of the Current
Title Search) have provided written consent to the proposed development by signing
the Individual Owner’s Consent Form which is attached to DA Form 1 – Development
Application Details.
The subject site incorporates a total area of 2.023ha (20,230m2) and is situated
within the Detached Housing and Open Space Conservation Zone of the Noosaville
Locality, as identified within Zoning Map ZM8 of the Noosa Plan.
As stipulated in accordance with Part 11 Noosaville – Division 14 – Table 11.12 –
Assessment table for development other than material change of use 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 DA development
application forms.
3
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 7
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 135 Lake Weyba Drive, Noosaville and is legally
described as Lot 1 on RP36729. The subject site is located approximately 2km from
the Noosaville Township to the north, 3km from Noosa Heads to the northeast and
800m from Eenie Creek Drive to the north which provides convenient access to the
wider road network. The subject site is afforded easy access to the Noosa Civic
centre to the site’s west via Eenie Creek Drive, which provides services including a
Woolworths, Big W, cafes, clothing stores, bank branches, food outlets, a post office
and medical services. In addition, the subject site is also afforded with opportune
access to several recreational open space areas. Figure 1 below provides a locality
map, which identifies the location of the subject site in relation to the surrounding
area.
Figure 1: Locality Map
4
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 8
3.1.2 Zoning Designation
The subject site is located within the Detached Housing & Open Space Conservation
Zones of the Noosaville Locality Area as identified within Zoning Map ZM8 of the
Noosa Plan. Please refer to Figure 2 which includes an extract of Zoning Map ZM8,
identifying the subject site and surrounding allotments.
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 Noosaville Locality Area and comprises single
detached residential dwellings. Land to the west is located in the Open Space
Conservation Zone and contains the Noosa National Park, while the area east of the
site is occupied by Weyba Creek.
5
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 9
3.1.4 Current Registered Landowners
The Current Registered Landowners of the subject site are Washington Andres
Gabarrin & Tamara Olivia Gabarrin 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 1 on RP36729 currently contains a single detached dwelling house and shack
structure in the eastern portion of the site fronting Lake Weyba Drive. The existing
dwelling house and dam (located in the southeast corner of the site) will be retained as
part of the proposal; however, the shack will be contained within another of the
proposed lots and may be removed for the siting of future detached housing.
The rear (western portion) of the lot is covered with existing vegetation contained in
the Open Space Conservation Zone adjoining Noosa National Park. This vegetation will
not be affected by the proposed development.
3.1.6 Dimensions, Easements, Shape and Topography
The subject site is regular in shape and comprises an area of 2.023ha of relatively level
topography. 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 Lot
1 on RP36729 not is encumbered by any number of easements in favour of another
party, as confirmed by the Current Title Search included within Appendix A of this
report.
3.1.7 Access and Services
The subject site comprises road frontage to Lake Weyba Drive to the east. Access to
the lot is currently facilitated via an existing gravel driveway stemming from Lake
Weyba Drive.
The urban location of the site ensures that it is provided access to all standard urban
infrastructure services, including:
Reticulated sewerage infrastructure;
A reticulated supply of water;
6
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 10
A reticulated supply of electricity; and
A reticulated supply of telecommunications.
7
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 11
4.0 Proposed Subdivision
4.1 Development Details
The proposed development seeks approval for a Reconfiguration of a Lot by
Residential Subdivision (1 Lot into 4 Lots) involving land described as Lot 1 on
RP36729, situated at 135 Lake Weyba Drive, Noosaville. The proposed development
represents a logical infill subdivision which seeks to create three (3) additional
residential allotments. The proposed subdivision layout is clearly depicted on the Plan
of Development (Plan No. 60669/A) prepared by Murray & Associated Pty Ltd and
attached in Appendix C of this Report. Lots 1 and 2 will be accessed via Sail Street,
with Lots 3 and 4 to be accessed via Lake Weyba Drive. Lot 4 will retain the existing
dwelling and dam, with the other proposed building envelopes included on the Plan of
Development demonstrating sufficient level space clear of vegetation (and the Open
Space Conservation Zone in the case of Lot 1) for the siting of future detached
dwellings.
It is noted that the development footprint incorporates areas which seem to
comprise healthy native vegetation when viewed from aerial images;
however, much of these areas are disturbed and don’t comprise ecological
significance. Council are invited and encouraged to attend the site to confirm
the disturbed status of the development footprint.
4.1.1 Proposed Lot Areas and Road Frontages
The subject site incorporates an area of 2.023ha to be subdivided, and following
approval of the proposed subdivision, the following areas and road frontages will
apply for each newly created lot (refer to Plan of Development No. 60669/A in
conjunction with the table below):
Proposed Lot Number Area Frontage
10.06m
Lot 1 1.321ha
(Sail Street)
10.06m
Lot 2 2,324m2
(Sail Street)
20m
Lot 3 1,211m2
(Lake Weyba Drive)
8
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 12
57.5m
Lot 4 3,483m2
(Lake Weyba Drive)
The proposed development is representative of a logical infill subdivision that
remains consistent with the character & amenity of the Noosaville 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.
4.1.2 Access and Parking
Lots 1 and 2 will be accessed via Sail Street, with Lots 3 and 4 to be accessed via
Lake Weyba Drive. New crossovers and associated driveways from Sail Street and
Lake Weyba Drive will be established to service the newly created allotments. The
related engineering details will be provided in the subsequent Operational Works
application.
In addition, all lots have been provided with pedestrian access from Lake Weyba
Drive. Lots 3 and 4 possess frontage to Lake Weyba Drive, Lot 1 comprises an access
strip to Lake Weyba Drive and the establishment of an access easement over this
access strip (burdening Lot 1 in favour of Lot 2) for private walkway access will
achieve pedestrian connectivity for the development as a whole.
4.1.3 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; and
A reticulated supply of telecommunications.
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.
9
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 13
4.1.4 Stormwater Management
The proposed development combined with the natural fall of the land will result in
overland stormwater flow being discharged to the existing stormwater drainage
systems along Sail Street and Lake Weyba Drive as legal points of discharge. As
such, the development will result in a non-worsening stormwater arrangement for
the surrounding properties. Please refer to the Engineering Report prepared by Tod
Consulting and attached at Appendix D of this report, which outlines stormwater
quality details and addresses stormwater quantity as follows:
In regard to water quantity the increase in impervious area will be in the order of
1250m2 (based on 85% of the house pad areas) which represents approx. 6% of
the total site area. As such detention to mitigate peak flows is not considered
necessary.
4.1.5 Waste Management
Given that the proposed development seeks to establish only three (3) additional
Detached Housing lots, the current method of kerbside garbage pickup will be
adequate to service the future dwellings. Adequate room is present on Sail Street
and Lake Weyba Drive for residents to wheel their bins to the kerbside for on-street
collection. 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.
10
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 14
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 Part 11
Noosaville – Division 14 – Table 11.12 – Assessment table for development other
than material change of use 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 F.
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:
Noosaville 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 Noosaville Locality Code and the Reconfiguring a Lot Code has been prepared by
Murray and Associates (Qld) Pty Ltd and is attached within Appendix F of this
report.
11
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 15
The outcomes stipulated in the Engineering Works Codes will be addressed as part of
the subsequent Operational Works stage.
Due to the small-scale nature of the 1 into 4 lot subdivision, it is considered that the
requirements of the Landscaping Code are not applicable to the development.
5.3 Overlay Codes
As identified by the overlay maps of the Noosa Plan, the following overlays are
applicable to the subject site:
Acid Sulfate Soils Overlay
o 5m AHD or below;
Biodiversity Overlay
o Environmental Protection Area;
Bushfire Overlay
o High Potential Bushfire Intensity;
o Potential Impact Buffer;
Flood Hazard Extents Overlay
o Flood Hazard Extents;
Koala Habitat Areas
o Habitat Regrowth; and
o Remnant Habitat.
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 Sections 5.3.1 to
5.3.5 below.
12
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 16
5.3.1 Acid Sulfate Soils Overlay
It is acknowledged that the subject
site is included within the High
Potential Acid Sulfate Area 0-5m
AHD, in accordance with the Acid
Sulfate Soils Overlay Map. Please
refer to the Engineering Report and
Preliminary Earthworks Plan
prepared by Tod Consulting Pty Ltd
(attached at Appendix D and
Appendix E respectively) which demonstrate the extent of the proposed earthworks.
It is considered that potential acid sulfate soils won’t be disturbed, as extensive
excavation works are not proposed onsite. In this regard, it is acknowledged that a
report will be required to address the issue of potential acid sulfate soils due to the
low-lying nature of the subject site. This report will be provided during the
Information & Referral Stage of the development application process.
5.3.2 Biodiversity Overlay
It is acknowledged that the subject
site includes land within the
Environmental Protection Area, in
accordance with the Biodiversity
Overlay Map. However, the
proposed development does not
involve the clearing of vegetation in
this area and as such, this overlay
does not impact on the
development.
13
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 17
5.3.3 Bushfire Overlay
It is acknowledged that the subject
site comprises areas of High
Potential Bushfire Intensity and
Potential Impact Buffer in
accordance with Noosa Council’s
Bushfire Overlay Map. Please refer
to the Plan of Development
attached at Appendix C which
demonstrates sufficient setbacks
between the High Potential Bushfire Intensity areas and the proposed building
envelopes. In addition, it is noted that there will be an adequate supply of water
available for firefighting purposes.
5.3.4 Flood Hazard Extents Overlay
It is acknowledged that the subject
site is included within Flood Hazard
Extents overlay of the Noosa Plan.
Please refer to the Engineering
Report and Preliminary Earthworks
Plan prepared by Tod Consulting
Pty Ltd (attached at Appendix D
and Appendix E respectively),
which demonstrate how the
proposed development will address and mitigate the impacts of potential flooding
events.
14
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 18
5.3.5 Koala Habitat Areas Overlay
It is acknowledged that the
subject site contains areas of
Habitat Regrowth and Remnant
Habitat in accordance with the
Koala Habitat Areas Overlay
Map. However the proposed
development will not include
the removal of remnant koala
habitat or potential regrowth
areas, as development will not be occurring in the rear of the lot (as per the Plan of
Development attached in Appendix C) and the areas designated as Habitat
Regrowth comprise disturbed areas not suitable for koala habitat.
15
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 19
6.0 State Planning
6.1 Referral Agencies
The Planning Act 2016 and Planning Regulation 2017 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 10 of the Planning Regulation 2017, it is confirmed
that this application requires referral to for assessment against the following:
10.17.3.5.1 Reconfiguring a lot in a coastal management district or for a
canal.
As such, an assessment of the proposed development against State Code 8 – Coastal
Development and Tidal Works has been completed and is attached at Appendix G of
this report.
16
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 20
7.0 Conclusions and Recommendations
This application provides justification for approval for a Development Permit for a
Reconfiguration of a Lot by Residential Subdivision (1 Lot into 4 Lots) involving land
described as Lot 1 on RP36729, situated at 135 Lake Weyba Drive, Noosaville on the
following grounds:
The proposed development represents a practical infill subdivision, which seeks
to create three (3) 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 (Sail
Street and Lake Weyba 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 Noosaville Locality Area; and
The proposed development complies with the performance and acceptable
outcomes of the relevant codes, under Part 11 and Part 14 of the Noosa Plan.
Thus, on behalf of Andres Gabarrin, it is recommended that Council issue approval for
a Reconfiguration of a Lot by Residential Subdivision (1 Lot into 4 Lots) involving land
described as Lot 1 on RP36729, situated at 135 Lake Weyba Drive, Noosaville.
17
Planning Report 60669 Murray & Associates (Qld) Pty Ltd September 2017
Page 21
Appendix A Current Title Search [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix A Current Title Search
Page 22
CURRENT TITLE SEARCH
DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND
Request No: 26705708
Search Date: 22/08/2017 10:17 Title Reference: 11572160
Date Created: 04/12/1923
Previous Title: 11124113
REGISTERED OWNER Interest
Dealing No: 717230904 06/05/2016
WASHINGTON ANDRES GABARRIN 1/2
TAMARA OLIVIA GABARRIN 1/2
AS TENANTS IN COMMON
ESTATE AND LAND
Estate in Fee Simple
LOT 1 REGISTERED PLAN 36729
Local Government: NOOSA
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 11098066 (POR 10V)
2. MORTGAGE No 717230912 06/05/2016 at 11:08
BANK OF QUEENSLAND LIMITED A.B.N. 32 009 656 740
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 23
Appendix B Survey Plan and SmartMap [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix B Survey Plan and SmartMap
Page 24
lentil “_— OTE Re rT ee
Wy
is enrtily, thor Wis gla bas been conce 4 caida & comyilad Sune HUA
AUTOR, OD Arya un, bolacks, Rquoes a from & Cok. TE? Meh.55 tee We
Saves neva Mien Brrsane as shown wy brown Xe eu WEN
Yb LLOOAE.
Sub. go. See. Pen No. ° 72504 ce
A we ey an
.
CAvae. Lot 20lQ err MOASS
1 “ tent ee
T
\\ AMENDED DESCRIPT TON
At fs “if Note:- This description takes effect unon
Aa & ty amendment of the current Title Deed
Ai % 4f Uy which wil be evidenced by a further
' dpe ax : i if noselion {
~ S Suey Lot(s) | TO 4
wy, 7,
co £7):
: : on FP, 1? eB OT a q &&). |
Dagument Notings
fer to CISP wi,
ewe a
= 0; oo %,
= Ze
x a
=" lOv. °S
= =
=> a
“= ‘86 we
“Ee ICY 82 2 =
= =
i- =. ate =
Sp
o. % . , weg ® te
ye ; vr ae. ote :
ms An
Ey, oP
ae x At,
e TH, ¢ J0O3B EF
oe RECEIVED. Hittin 8 IO a
: TH ft yr t ett
JUL 12 972%
FOR LOT DESCRIPTION
t -, » SEE ABOVE
i Oo sop
scar LO rains to an inoh. OF SUBDIVISIONS di LO a
ea
i? -
the naw rvade shown public xse, Me
C. | COUNTY OF arch.
fiatare Ite Larideg
_ OF PORTION rod GV. _ # ,
C2 42 Propristor of thie land, I agree to this Plan of subdivision, and dedicate OF -BHOTION
vanssa or _W yb a... o
. | Cat. NoiIMB-7OF
i Re, <a 729 | © ce COE Bh
t- cnt SEES as:
mic: RPIGIZD Printed: Fei Aug 25 22:04:19 1905
Tt ad SCALE swe
-
Page 25
50
153°03'59".447
153°04'00" 68 70 72 153°04'24".543
26°24'49".519 19 26°24'49".519
RP104568 20
RP104568
LA KE W EYB A DRI VE
21
RP104568
22
RP104568
23
84 147 RP104568
24
RP104568
84
NPW889
4
RP36729
FH
1
17
2.023ha RP72504
SAIL ST
RP72504
18 2
16
RP72504 19 RP72504
RP72504 3
RP72504 20 15
2016m² SP185856
RP RP213221
2016m² 4
72504 21 14
SP185856
RP72504 22 RP213221
2016m²
RP72504
RP
23
FURL ST5
2018m² 13
82 72504 24
RP72504
12
RP72504
6
82
SAIL ST
RP72504 25
RP72504 RP72504
26°25'00" RP72504 26 11 7 26°25'00"
2018m²
RP RP72504 RP72504
2018m² 10
72504 27 8
RP72504
RP72504 28 9 RP72504
RP72504 RP72504
2018m² 29
RP72504
1
RP36729
NP FH
2.023ha
15
707 RP111853 707
80 80
LA
KE
FH
WE
YBA
25
2.023ha RP
26
104568
RP
DR
27
104568
RP
29A
I VE
104568
SP163576
SP163576
B
SP163576
30
SP
2
163576
RP
111853 3
RP
4
111853
RP
707 5
78 00 m N 111853
RP
78
6
111853
RP
2870ha 111853
RP
7
8
111853
RP
9
111853
RP
1
111853
SP
152110 2
SP
3
152110
26°25'16".198 SP152110 26°25'16".198
FH
1595m²
153°03'59".447
153°04'00" 153°04'24".543
50
68 00m E 50
70 72
0 100 200 300 400 500
STANDARD MAP NUMBER
9545-33134 HORIZONTAL DATUM:GDA94 ZONE:56 SCALE 1 : 5000
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
153°04'11".995
Digital Cadastral Data Base
26°25'02".859 PRINTED (dd/mm/yyyy) 22/08/2017
NOOSAVILLE DCDB
2.30 KM Lot/Plan 1/RP36729
Area/Volume 2.023ha
DCDB 21/08/2017
Tenure FREEHOLD
Local Government NOOSA SHIRE
Locality NOOSAVILLE Users of the information recorded in this document (the Information) accept all responsibility and
risk associated with the use of the Information and should seek independent professional advice in
Segment/Parcel 30786/50 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 26
Appendix C Plan of Development (Plan No. 60669/A) Prepared by Murray & Associates (Qld) Pty Ltd
Page 27
Appendix D Engineering Report Prepared by Tod Consulting Pty Ltd [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix D Engineering Report Prepared by Tod Consulting Pty Ltd
Page 28
Appendix E Preliminary Earthworks Plan Prepared by Tod Consulting Pty Ltd [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix E Preliminary Earthworks Plan Prepared by Tod Consulting Pty Ltd
Page 29
Appendix F Code Assessment Prepared by Murray & Associates (Qld) Pty Ltd [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix F Code Assessment Prepared by Murray & Associates (Qld) Pty Ltd
Page 30
Application for a Development Permit for a Reconfiguration of a Lot by Residential Subdivision (1 Lot into 4 Lots) involving land described
as Lot 1 on RP36729, situated at 135 Lake Weyba Drive, Noosaville Qld 4566
NOOSAVILLE LOCALITY CODE
Specific Outcomes Probable Solutions How does the proposal comply with the Overall
Outcome/s or Specific Outcome/s?
11.9 Effects of Use
Amenity No solution provided. Complies.
O1 Uses are located, designed and operated
to avoid significant adverse changes to the The proposed development is located on land surrounded by lots
light, air quality, noise, accessibility or other containing existing detached dwellings. It follows the proposed
conditions enjoyed by users of associated, development will not result in significant change to the established
adjoining or nearby uses. environment of the locality.
Major Road Network No solution provided. Complies.
O2 Through traffic in Noosaville uses Gibson
Road or Eenie Creek Road, ensuring the The proposed development is located on Lake Weyba Drive which
visual amenity of Gympie Terrace is directly connects to Eenie Creek Road.
protected with a consequent enhancement of
visitor and recreation opportunities and The proposed development will not increase the number of transport
benefit to businesses along Gympie Terrace. movements along Gympie Terrace.
Visual Amenity No solution provided. Complies.
O3 The visual amenity and character
surrounding the major road network is The proposed development will not alter the visual amenity or
protected and enhances the recognisable character of the major road network in Noosaville.
entrance to Noosaville through—
a) retaining and enhancing the visual
and physical separation of
Noosaville from other localities; and
b) ensuring development does not
encroach upon existing native
vegetation along the road frontage
other than for accessways.
Neighbourhood Identities No solution provided. Complies.
O4 The separate identities of the various
residential neighbourhoods remain important The proposed development comprises the subdivision of the subject
Page 31
and distinct elements of the residential site to create three (3) additional residential lots suitable for the siting
character of Noosaville of detached residential housing, which will retain the character of the
surrounding neighbourhood.
Lake Entrance Boulevard No solution provided. Not applicable.
O5 There is no increase in the number of
lots that gain access via Lake Entrance The proposed development will not create any additional lots that gain
Boulevard. access via Lake Entrance Boulevard.
Airport No solution provided. Complies.
O6 Development and use of premises within
750m of the airport do not cause an The development will not cause an obstruction or other potential
obstruction or other potential hazard to hazard to aircraft movement associated with the airport by way of
aircraft movement associated with the outcomes a) – f).
airport by the way of—
a) the physical intrusion of buildings or
other structures into aircraft take-
off and approach flight paths;
b) attracting birds or bats to the area,
which could cause or contribute to
bird-strike hazard;
c) providing very bright lighting or
lighting similar to runway lighting,
which can distract or confuse
aircraft pilots;
d) interfering with navigation or
communication facilities;
e) emissions that may affect pilot
visibility or aircraft operations; and
f) transient intrusions into the
airport’s operational airspace.
See Figure 11.1 – Airport traffic area
11.10 Built Form
Density No solution provided. Complies.
O7 The density of development within the
site area— The density of the proposed development is compatible with
a) is compatible with surrounding surrounding development in the Detached Housing Zone.
development; and
b) does not exceed—
i. for the Semi-Attached Housing
Zone:
A. for sites between 500m2 and
599m2 inclusive—4.8 persons;
Page 32
B. for sites 600m2 or more — 6.6
persons or 100 persons per
hectare whichever is the higher;
ii. for the Attached Housing Zone a
maximum population density of 100
persons per hectare with the
exception of Lot 21 on RP815864
situated at 11-13 William Street
which has an allowable population
density of 320 persons per hectare
exclusively for the purpose of a
visitor hostel
iii. For the Visitor Mixed Use Zone—
160 persons per hectare; and
iv. for the Business Centre Zone a
maximum population density of 100
persons per hectare with the
exception of Lots 3 & 4 on
RP122928 situated at 14-16 Mary
Street which have an allowable
population density of 320 persons
per hectare exclusively for the
purpose of a visitor hostel
v. for the Shire Business Centre Zone
160 persons per hectare or 320
persons per hectare exclusively for
the purpose of a visitor hostel
vi. for the Community Services 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 S8.1 Buildings and other structures have a Complies.
O8 Buildings and other structures— maximum building height of—
a) are low rise and have a visual bulk a) if in the Attached Housing Zone – 8m, with The proposed development is located in the Detached Housing Zone
and an architectural scale consistent the exception of those properties with and will establish three (3) additional lots for the siting of future low-
with structures on adjoining or frontage to the following streets: - Russell scale detached housing, which will comply with the 8m height limit.
nearby land; St, William St and Howard St, or Weyba Rd,
Page 33
b) do not exceed a building height of— James St and Albert St north of their
i. for the Attached Housing Zone 2 intersections with Elizabeth St (as well as
storeys unless located on properties fronting Gympie Terrace or Noosa
property with frontage to the Parade between Weyba Road and Russell
following streets: - Russell St, Street) where they have a maximum
William St and Howard St, or building height of 12m;
Weyba Rd, James St and Albert b) if in the Visitor Mixed Use Zone – 12m;
St north of their intersections c) if in the Business Centre or Industry Zones
with Elizabeth St (as well as — 10m;
properties fronting Gympie d) if in the Shire Business Centre Zone –8m,
Terrace or Noosa Parade except in Precinct E1 or E2 where 12m or in
between Weyba Road and Precinct REC/MU where 6m;
Russell Street), where they are e) in all other zones—8m.
not to exceed a maximum
building height of 3 storeys;
ii. for the Visitor Mixed Use Zone–
3 storeys, although present only
1-2 storey façades to Gympie
Terrace;
iii. for the Shire Business Centre
Zone– 2 storeys, except in
Precinct E1 and E2 where 3
storeys and Precinct REC/MU
where 1 storey; and
iv. for all other zones— 2 storeys;
c) do not visually dominate the street
or surrounding spaces;
d) preserve the amenity of
surrounding land;
e) ensure that development responds
to the site topography; and
f) are well articulated with strong
horizontal and vertical design
elements to provide an interesting
streetscape and to complement
landform changes and landscapes.
Setbacks Complies.
O9 Buildings and other structures are S9.1 Buildings and structures comply with the
appropriately designed and sited to— setbacks identified in Schedule 1 - Minimum Buildings and structures will be located within the proposed building
a) provide amenity for users of the Boundary Setbacks. envelopes, which are appropriately setback from the relevant
premises as well as preserve the boundaries.
visual and acoustic amenity of
adjoining and nearby properties;
b) provide adequate distance from
Page 34
adjoining land uses;
c) allow space for required vehicle
parking;
d) preserve any existing vegetation
that will buffer the proposed
building;
e) allow for landscaping to be provided
between buildings;
f) maintain the visual continuity and
pattern of buildings and landscape
elements within the street;
g) avoid large areas of continuous wall
planes by varying the building
setbacks and using appropriate
techniques to provide visual relief;
and
h) help protect the natural character
and visual amenity of the Noosa
River system and other
watercourses.
Site cover, gross floor area and plot No solution provided Not applicable.
ratio
O10 The site cover, gross floor area and plot The proposed development comprises the reconfiguration of a lot and
ratio of buildings and other roofed does not propose any buildings at this stage.
structures—
a) results in a building scale that is
compatible with surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in
the vicinity of the site;
c) maximises the retention of existing
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.
O11 Site cover—
a) for a class 1 or class 10a structure within
the Detached Housing Zone, does not
exceed—
i for a single storey building - 50%; or ii for
Page 35
a building of 2 or more storeys - 50% on the
ground floor and 30% for the upper
storey(s), or 40% for all storeys for a
building of 2 or more storeys;
b) for other classes with the Detached
Housing Zone, does not exceed—40%;
c) for the Semi-Attached Housing Zone does
not exceed 40%;
d) for the Attached Housing Zone does not
exceed 40%;
e) for the Visitor Mixed Use Zone does not
exceed 40%; or
f) for the Shire Business Centre Zone in
Precincts E1, E2, E6 and E7 does not exceed
50%.
O12 For the Semi-Attached Housing Zone
buildings do not exceed a plot ratio of 0.45:1
O13 For the Attached Housing Zone the
maximum gross floor area is equivalent to
the maximum allowable population in
persons multiplied by 40m2.
O14 For the Visitor Mixed Use Zone, the
maximum gross floor area equals the
allowable population in persons multiplied by
40m2, provided that the gross floor area
does not exceed 13,600m2.
O15 For the Business Centre Zone, outside
of the Mary Street/Thomas Street
Precinct the maximum plot ratio is—
a) 0.8:1 for site areas up to and
including 2,000m2; plus
b) 0.3:1 for the balance portion of the
site area in excess of 2000m2.
O16 Within the Shire Business Centre Zone,
the maximum plot ratio for development
within the following precincts is —
a) Precincts B1 and B2 combined- 0.5:1;
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6;
Page 36
f) Precinct E4- 0.6;
g) Precinct E5- 0.6
h) Precinct E6- 0.6;
i) Precinct E7- 0.6;
j) Precinct RES- 0.6; and
k) Precinct REC/MU- 0.1.
Flooding and drainage S17.1 For new buildings or structures or additions Not applicable.
O17 Buildings and other works are designed of more than 50m2 gross floor area to an existing
and sited to— building or structure, floor levels for habitable rooms The proposed development comprises the reconfiguration of a lot and
a) provide flood free access to are not less than the specified minimum floor levels; does not propose any buildings at this stage. For comments on
premises and flood free habitable flooding, please refer to the Engineering Report prepared by Tod
areas; AND Consulting and attached at Appendix D of this report.
b) allow only minor, short term and
infrequent flooding of non-habitable S17.2 Where Council infrastructure is available—
areas; a) any drainage (including buildings and
c) ensure carparking areas can be yards) flows to that infrastructure; and
adequately drained; b) the infrastructure has the capacity to
d) ensure drainage does not adversely accept any additional loading;
impact upon other premises; and
e) ensure filling or excavation does not AND
adversely impact upon other
premises by— i. causing ponding on S17.3 For Residential Uses—
the site or nearby land; c) where slab on ground construction is used,
i. increasing flooding, which filling does not extend more than 1m
adversely affects the safety or beyond the building footprint and access to
use of any land upstream and car parking areas, measured from the
downstream; and outer walls of the building; or
ii. adversely affecting the flow of d) the design consists of a suspended floor
water in any overland flow path. construction;
AND
S17.4 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;
AND
S17.5 Basements for residential uses have flood
immunity above the Q100 where alternative means
to mechanical pumping are used to achieve such
immunity; or
Page 37
S17.6 Basements for non-residential uses have
flood immunity above the Q100 that may be
achieved by means of mechanical pumping where
the mechanical feature is installed with adequate
holding tanks and an alternative back up power
source.
Sloping sites S18.1 Buildings and associated accessways are not Not applicable.
O18 Development on sloping sites— constructed on land with a slope greater than 1 in 4
a) is responsive to the natural topography of (25%); The subject site is relatively flat.
the site and minimises cut and fill;
b) does not visually dominate the hill slope AND
or interrupt the skyline;
c) is integrated with the natural site S18.2 Buildings are of split level design that step
characteristics including vegetation; and down the slope or have a suspended floor
d) for Multiple housing, takes the form of construction;
small separate buildings; AND
AND S18.3 Cut or fill is less than 2m in depth;
O19 On sites which are visible from the AND
major road network, areas of public open
space, the Noosa River or the beaches new S18.4 The distance between the ground and the
buildings and structures including lowest part of the floor of the building does not
outbuildings, are designed so as not to exceed 3m to avoid large under building areas;
dominate or detract from the scenic and
environmental qualities of the site and its AND
setting.
S18.5 Buildings present no more than 3 storeys at
any one point.
S19.1 No solution provided
Roof form Not applicable.
O20 Rooflines— S20.1 With the exception of buildings within the
a) contribute positively to the local skyline; Industry Zone, the main roof of the building has a The proposed development comprises the reconfiguration of a lot and
b) complement the character of the locality; roof pitch no less than 5 degrees and has minimum does not propose any buildings at this stage.
c) are articulated, pitched or skillion; 600mm eaves to at least 75% of the perimeter of
d) avoid low pitched (eg. less than 5 the building;
degrees) or box roof profiles/parapets; and
e) do not create opportunities for residents AND
to overlook the private open space areas of
Neighbouring properties S20.2 Buildings and structures do not include roof
top terraces.
Page 38
Materials and finishes S21.1 With the exception of buildings within the Not applicable.
O21 Buildings and other structures use Industry Zone, buildings
materials and finishes that complement the a) use a mix of lightweight and textured external The proposed development comprises the reconfiguration of a lot and
Noosaville character and integrate with the building materials, including timber finishes; or does not propose any buildings at this stage.
surrounding natural and built environment. b) use masonry construction where variation is
provided in texture, detailing and the like;
c) use open or transparent balustrades; and
d) incorporate open balconies.
11.11 Environment, conservation and recreation
Environment and cultural heritage No solution provided. Complies.
values
O22 There are no significant adverse effects The proposed development will not result in adverse effect on
on biodiversity, native vegetation, native biodiversity, native vegetation, native fauna habitat, landscape
fauna habitat, landscaped quality, water quality, water quality, or cultural heritage values.
quality or cultural heritage values, including
those related to—
a) changes to natural drainage;
b) management of fire risk;
c) erosion and the transport of sediments off
site;
d) unmanaged public access;
e) effluent disposal72;
f) changes to fauna habitat and behaviour;
and
g) disturbance of buildings and features,
including natural features of cultural heritage
significance.
Open space network S23.1 Open space corridors and existing native Complies.
O23 An integrated open space network is vegetation in areas indicated in Schedule 5 – Map 3
established throughout the locality and— are protected from fragmentation and encroachment The proposed development will not detract from the integrated open
a) allows for both passive and active by development. space network, as the vegetated/open space conservation area at the
recreational pursuits; rear of the lot is to be preserved and only the disturbed area within
b) provides safe and convenient connectivity the Detached Housing Zone is to be developed. The subject site does
for pedestrians and cyclists to neighbourhood not comprise any public areas.
centres, community services and other key
destinations such as public open space, the
Noosa River and Wallace Estate;
c) provides habitat connectivity for wildlife;
d) protects watercourses and drainage lines
in the lowlands; and
e) forms a scenic backdrop for the locality’s
residential neighbourhoods.
AND
Page 39
O24 Physical and visual links between public S24.1 No solution provided
open space areas and watercourses are
retained.
Pedestrian and bicycle pathways Not applicable.
O25 Safe and convenient pedestrian and S25.1 Pedestrian and bicycle pathways are provided
bicycle pathways are provided and retained and retained where indicated in the Priority
between and around key destinations Infrastructure Plan in Part 15;
including—
a) an east-west link between the Tewantin & AND
Doonan Locality and the Noosa Heads
Locality along the Noosa River foreshore; S25.2 Contributions toward pedestrian and bicycle
b) a north-south link between the Shire pathways are provided in accordance with the
Business Centre and Wallace Park to the Priority Infrastructure Plan in Part 15.
Noosa River foreshore
c) recreation areas off Shorehaven Drive and
Seacove Court;
d) scouting facilities at Gympie Terrace and
Gibson Road;
e) the Australian Rules field at Weyba Road;
and
f) camping and caravanning facilities at
Munna Point.
Foreshore character Complies.
O26 The natural landscape character and No solution provided.
vegetation along the foreshore areas of the The natural landscape character and vegetation along the foreshore of
Noosa River, Lakes Doonella and Weyba and Weyba Creek will not be adversely affected. No development will be
Eenie Creek, Noosa National Park, Keyser taking place on the foreshore and only Proposed Lot 2 will be visible
Island and Weyba Creek Conservation Parks as an extra component resulting from the development, which will
is protected. integrate into the existing neighbourhood character of Lake Weyba
Drive.
Watercourses No solution provided. Complies.
O27 The environmental, economic, amenity
and transportation values of the Noosa River The proposed development will not affect the environmental,
system are protected. economic, amenity and transportation values of the Noosa River
system.
Page 40
Application for a Development Permit for a Reconfiguration of a Lot by Residential Subdivision (1 Lot into 4 Lots) involving land described
as Lot 1 on RP36729, situated at 135 Lake Weyba Drive, Noosaville Qld 4566
RECONFIGURING A LOT CODE
Specific Outcomes Probable Solutions How does the proposal comply with the Overall
Outcome/s or Specific Outcome/s?
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 applies for a
Reconfiguration of a Lot by Subdivision to create three
a) the intended use and, if not a) Minimum lot area and minimum average (3) additional lots complies with the provisions
intended to be used by the width consistent with the relevant contained within Table 14.62. The minimum lot size of
Council or State for community provisions of Table 14-68; and
infrastructure, conservation 1,000m2 for the subject site (135 Lake Weyba Drive) is
b) If for residential development—
purposes or public utilities achieved, as demonstrated by the Plan of Development
i) the minimum house site area is not
including road widening are not less than that specified in Table 14- (Plan No. 60669/A) attached at Appendix C of this
less than the minimum sizes 69; and report.
specified in Table 14-68; and if not in a sewerage service area an effluent
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 41
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 development integrates well within the
positive identity through— Noosaville locality and provides a sensitively designed
Page 42
AND development specifically envisaged within the area. In
a) legible streets and open space
addition, the increase in site density provides increased
networks; S4.2 Rear lots have views over public open
b) integrating prominent site space; opportunities for casual surveillance. All lots possess
features, including adequate street frontage to either Lake Weyba Drive or
landmarks, native AND Sail Street.
vegetation and views into S4.3 Lots intended for urban settlement are located
the design; within 1km of retail or commercial uses or land
c) the location of community, retail within a commercial zone.
and commercial facilities at
focal points either within
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 that house site areas are
land including within a located at least 50m away from any park or
national park, conservation
conservation areas, as well as not being situated on
park, state forest reserve,
steep slopes.
nature refuge, coordinated
conservation area or
wilderness area; and
Page 43
not located 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 shapes. 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 Not applicable.
new road, road planning and design
a) has design features, which supports the hierarchy and functional The development does not propose new road.
convey the primary function of aspects identified in Sections 2 and 3 of
each type of street and PSP5 Engineering Design Standards –
encourage driver behaviour, Roads, Drainage and Earthworks;
speeds and traffic volumes
that are safe and appropriate AND
to that function;
b) provides a high level of S7.2 Road and pathway planning and design is
internal accessibility both in accordance with, in order of precedence—
within the site and to external
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
lengths that optimise the cost S7.3 The achievement of multiple connections
effectiveness of the network for all roads and streets (excluding culs-de-sac)
and the provision of public within the subdivision and to adjoining
utilities; subdivisions;
f) provides for road reserve widths
Page 44
not less than the minimum
identified Section 2.3 of PSP5 AND
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
earthworks required by AND
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;
i) does not create noise S7.6 The layout uses street and road design,
attenuation difficulties; including variations in carriageway width, as a
j) incorporates pedestrian and traffic calming measure to encourage lower
cyclist crossings at traffic speeds. (Note: Carriageway widths are
intersections or where required identified in Section 2.3 of PSP5 Engineering
to access high activity nodes Design Standards – Roads, Drainage and
and public transport; Earthworks.)
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
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.
Page 45
O8 The development contains a S8.1 Subdivision design and layout provides for Not applicable.
pathway system that encourages walking and cycling routes designed and
walking and cycling and provides a constructed in accordance with—
safe environment for users, and is--
a) Sections 2 and 3 of PSP5 Engineering
a) a stable, smooth surface, Design Standards – Roads, Drainage and
including across Earthworks;
driveways, sections and b) AUSTROADS Parts 13 and 14; and
joins; c) The Noosa Cycling and Walking Network
b) easily maintained; Development Plan;
c) of a width and longitudinal AND
gradient to cater for
projected usage S8.2 If within 1km of the Pathways Network
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
business uses;
AND
S8.5 Pedestrian routes through parking lots or
at the rear of lots are avoided;
Page 46
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 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.
Page 47
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 at the end of an existing
immediate area. street, cycleway and pedestrian path and open residential area and does not comprise a potential
space connections to adjoining sites. 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: Reticulated water is available to service the proposed
development and will provide an adequate supply for
a) Queensland Water Resource Commission - firefighting purposes.
Guidelines for Planning and Design of
Urban Water Supply Schemes; and
Australian Standard 2419 and the Water
Providers Network Model Criteria;
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.
Page 48
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 development facilitates the placement of
local climate conditions. axis faces true North or is no more than 20 north-facing dwellings.
degrees off true north and has minimum
dimensions of—
a) if the lot is between 450m2 and 599m2- 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
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 setting allows for the easy
a) water supply; AND connection of urban services to all future allotments
Page 49
b) reticulated sewerage; within the subdivision. Particular construction and
c) stormwater drainage; design details will be addressed within the subsequent
d) power supply; and Operational Works stage.
e) telecommunications;
O16 The design and provision of S16.1 For lots in urban settlements—power
public services and utilities, including supply and communications infrastructure are
sewerage, water, electricity, street provided underground;
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
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
disposal39;
Page 50
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
O17 Essential network infrastructure inundation or infiltration and resist hydrostatic and
(e.g. electricity, water supply, hydrodynamic forces as a result of inundation.
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 development allows for the safe
distance from electrical infrastructure any power easements on-site; placement of building footprints with regard to
including substations, overhead
AND electricity supply infrastructure. There are no existing
power lines, power poles and
fenced electricity substations within 50m of the subject
transformers. S18.2 Building footprints are not less than 50m site.
from an existing fenced electricity substation.
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 development will incorporate stormwater
environment including changes in run-off measures that do not cause adverse impacts on
quality, quantity or location of the built of natural environment.
stormwater discharges.
Page 51
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 not
adversely impact upon the values of natural
a) watercourses, drainage lines and
environmental features. Please refer to the Engineering
wetlands; or
Report and Preliminary Earthworks Plan prepared by
b) vegetation on land identified on
Tod Consulting Pty Ltd (attached at Appendix D and
Biodiversity Overlay Maps
OM1.1-OM9.1; or Appendix E respectively).
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 development will not significantly modify
natural features of the site, which the natural landform.
include—
a) watercourses and drainage lines;
b) significant trees;
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 Ecologically significant areas of vegetation are located
supplemented, with particular through additional planting; at the rear of the subject site and will be retained in
consideration given to— the balance of Proposed Lot 1.
AND
a) roadsides;
b) the amenity of adjoining land uses; S22.2 For reconfiguring in the Rural Zone and
and Rural Settlement Zone—
c) the protection of 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
Page 52
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 be located on-site will be
surrounding areas. sited to ensure that the visual amenity of surrounding
a) protrude above ridgelines; or areas is not impacted upon. Refer to the building
b) result in the unnecessary removal of
envelopes included on the Plan of Development
vegetation from the site.
attached at Appendix C.
14.192 Open space and environmental protection
O24 Public open space provides for S24.1 Active Parkland or open space linkage to Not applicable.
a diverse range of passive and Active Parkland is provided in accordance with
active quality recreational the Priority Infrastructure Plan in Part 15;
opportunities including sport to meet
the outdoor recreational needs of the OR
community. S24.2 Park contributions are paid in accordance
with the applicable infrastructure charging
instrument.
S25.1 A park has direct road frontages of a
minimum of 25% of the total allotment boundary
of the park to provide physical access and
O25 Public open space is visibility;
designed and located to—
AND
a) be safe and easily accessible;
b) contribute to the legibility, S25.2 Land intended for public open space
accessibility and character of complements existing adjacent and surrounding
the locality; open space areas and physical linkages to
c) create attractive environment these areas are provided;
settings and focal points;
d) enable the retention and AND
Page 53
protection of significant
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
and cultural features; and
e) be cost effective to maintain41. 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,
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;
Page 54
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;
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 Complies.
cultural values of land in the Open zone is retained in one contiguous lot.
Space Conservation Zone are not The subject site’s Open Space Conservation zoned land
adversely affected by subdivision, will be wholly contained within the balance of Proposed
and land in freehold tenure in this Lot 1. Refer to the Plan of Development attached at
zone is not subdivided. Appendix C.
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
Page 55
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 situated in the vicinity of any
major road network or rail corridors. a) 40m from the property boundary of major transport networks.
roads within the major road network;
and
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
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 Not applicable.
appropriate locations for safe accordance Sections 2 and 3 of PSP5
access and egress, and supply Engineering Design Standards – Roads, The access easement included as part of the proposal
appropriate widths and levels of Drainage and Earthworks. is for private walkway purposes only and is of a
service for the number of vehicles sufficient width to accommodate this use.
Page 56
that will utilise them.
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 proposes only an additional three (3)
not have an adverse impact upon the lots to be created in the Detached Housing Zone, which
functioning of the road network42. will not generate sufficient traffic to adversely impact
upon the functionality of the road network.
14.196 Noosa Trail Network
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 2—Noosa The subject site is not located in the vicinity of the
Council owned land and private Trail Network); Noosa Trail Network.
lands consistent with the lifestyle
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 2—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 the
Noosa Trail Network.
S35.2 Alternative linkages are provided;
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
Page 57
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.
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
Page 58
distance of services and
facilities; AND
b) in the Semi-attached S39.2 The development is in one of the
Housing or Attached following Localities--
Housing Zones;
c) where they are consistent with a) Cooroy and Lake Macdonald Locality; or
the character of the Locality b) Eastern Beaches Locality; or
they are located in; c) Mary River Catchment Locality; or
d) if appropriate house d) Noosa Heads Locality; or
site areas can be e) Noosaville Locality; or
accommodated; f) Tewantin and Doonan Locality;
e) where they are supplied AND
with adequate
infrastructure to meet the S39.3 Each residential lot can be
needs of users; connected to Unity Water’s water and
f) where they minimise sewerage networks;
adverse effects on the AND
environment;
g) if they are of suitable shape S39.4 Residential lots are generally
and slope to minimise rectangular in shape and have a maximum
constraints to slope of—
development; and
h) if they are of sufficient a) 1:10 (10%) across the lot; and
area to provide b) 1 in 20 (5%) from the front to rear of the
reasonable amenity lot.
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.
Page 59
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 60
Appendix G State Code Assessment Prepared by Murray & Associates (Qld) Pty Ltd [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix G State Code Assessment Prepared by Murray & Associates (Qld) Pty Ltd
Page 61
State code 8: Coastal development and tidal works
Table 8.2.1: All development
Performance outcomes Acceptable outcomes Response
Development in the erosion prone area
PO1 Development does not occur in the erosion No acceptable outcome is prescribed. Complies.
prone area unless the development:
1. is one of the following types of development: As the proposed development is located on a
a. coastal-dependent development; or site that is wholly included within the erosion
b. temporary, readily relocatable or able to prone area, it is not feasible for the development
be abandoned; or to be situated outside of the erosion prone area.
c. essential community infrastructure; or
d. redevelopment of an existing permanent The proposed building pads discussed in the
building or structure that cannot be Engineering Report (Appendix D) and
relocated or abandoned; and demonstrated in the Preliminary Earthworks Plan
2. cannot feasibly be located elsewhere. (Appendix E) will mitigate the effects of the
development in relation to erosion and realize
the site’s intended potential in the Detached
Housing Zone.
PO2 Development other than coastal protection No acceptable outcome is prescribed. Complies.
work:
1. avoids impacting on coastal processes; and The proposed development will not impact on
2. ensures that the protective function of coastal processes and maintains the protective
landforms and vegetation is maintained. function of landforms and vegetation. The
development will not disturb coastal features as it
Note: In considering reconfiguring a lot applications, simply comprises the creation of three (3)
the state may require land in the erosion prone area additional allotments in the Detached Housing
to be surrendered to the State for coastal Zone for future low-impact residential use.
management purposes under the Coastal Protection
and Management Act 1995.
Where the planning chief executive receives a copy of
a land surrender requirement under the Coastal
State Development Assessment Provisions – version 2.0
State code 8: Coastal development and tidal works Page 1 of 8
Page 62
Performance outcomes Acceptable outcomes Response
Protection and Management Act 1995, this must be
considered in assessing the application.
PO3 Development is located, designed and No acceptable outcome is prescribed. Complies.
constructed to minimise the impacts from coastal
erosion by:
1. locating the development as far landward as As the proposed development is located on a
practicable; or site that is wholly included within the erosion
2. where it is demonstrated that 1 is not prone area, it is not feasible for the development
feasible, mitigate or otherwise accommodate to be situated outside of the erosion prone area.
the risks posed by coastal erosion.
The proposed building pads discussed in the
Engineering Report (Appendix D) and
demonstrated in the Preliminary Earthworks Plan
(Appendix E) will mitigate the effects of the
development in relation to erosion and realize
the site’s intended potential in the Detached
Housing Zone. The proposed building envelopes
have been located as far landward as is
practicable with relation to the other constraints
present at the rear of the lot.
PO4 Development does not significantly No acceptable outcome is prescribed. Complies.
increase the risk or impacts to people and
property from coastal erosion. The proposed development will not significantly
increase the risk or impacts to people and
property from coastal erosion, as it simply
comprises the creation of three (3) additional
allotments in the Detached Housing Zone for
future low-impact residential use.
PO5 Development other than coastal protection No acceptable outcome is prescribed. Complies.
work avoids directly or indirectly increasing the
severity of coastal erosion either on or off the The proposed development will not directly or
site. indirectly increase the severity of coastal erosion
either on or off the site, as it simply comprises
the creation of three (3) additional allotments in
State Development Assessment Provisions – version 2.0
State code 8: Coastal development and tidal works Page 2 of 8
Page 63
Performance outcomes Acceptable outcomes Response
the Detached Housing Zone for future low-impact
residential use.
PO6 In areas where a coastal building line is No acceptable outcome is prescribed. Not applicable.
present, building work is located landward of the
coastal building line unless coastal protection
work has been constructed to protect the A coastal building line is not applicable to the
development. subject site.
Artificial waterways
PO7 Development of artificial waterways, canals No acceptable outcome is prescribed. Not applicable.
and dry-land marinas minimises impacts on
coastal resources by:
The development does not comprise artificial
1. maintaining the tidal prism volume of the waterways, canals or dry-land marinas.
natural waterway to which it is connected
2. demonstrating a whole-of-life strategy for the
disposal of dredged material.
Coastal protection work
PO8 Works for beach nourishment minimise No acceptable outcome is prescribed. Not applicable.
adverse impacts on coastal processes and avoid
any increase in the severity of erosion on The development does not comprise coastal
adjacent land by: protection work.
1. sourcing sand from an area that does not
adversely impact on the active beach system
2. ensuring imported sand is compatible with
natural beach sediments and coastal
processes of the receiving beach.
PO9 Erosion control structures are only No acceptable outcome is prescribed. Not applicable.
constructed where there is an imminent threat to
buildings or infrastructure of value, and there is The development does not comprise coastal
no feasible option for either: protection work.
1. beach nourishment; or
2. relocation or abandonment of structures.
State Development Assessment Provisions – version 2.0
State code 8: Coastal development and tidal works Page 3 of 8
Page 64
Performance outcomes Acceptable outcomes Response
Note: The monetary value of buildings or
infrastructure should be more than the cost of
associated erosion control structures.
PO10 Erosion control structures minimise No acceptable outcome is prescribed. Not applicable.
interference with coastal processes, or any
increase to the severity of erosion on adjacent The development does not comprise coastal
land by: protection work.
1. locating the erosion control structure as far
landward as practicable and directly adjacent
to the structure it is intended to protect
2. where required and feasible, importing sand
to the site to mitigate any increase in the
severity of erosion
3. the design of the structure.
Water quality
PO11 Development: No acceptable outcome is prescribed. Complies.
1. maintains or enhances environmental values
of receiving waters
2. achieves the water quality objectives of The proposed development will not negatively
Queensland waters impact on water quality. Please refer to the
3. avoids the release of prescribed water comments made on water quality by Tod
contaminants to tidal waters. Consulting Pty Ltd within the Engineering Report
(Appendix D).
Note: See Environmental Protection (Water) Policy
2009 for the relevant water quality objectives. It is acknowledged that a report will be required
to address the issue of potential acid sulfate soils
due to the low-lying nature of the subject site.
This report will be provided during the
Information & Referral Stage of the development
application process.
Category C and R areas of vegetation
PO12 Development: No acceptable outcome is prescribed. Not applicable.
1. avoids impacts on category C areas of
State Development Assessment Provisions – version 2.0
State code 8: Coastal development and tidal works Page 4 of 8
Page 65
Performance outcomes Acceptable outcomes Response
vegetation and category R areas of The subject site does not contain areas of
vegetation; or Category C or R vegetation, in accordance with
2. minimises and mitigates impacts on category DILGP’s online DA Mapping System.
C areas of vegetation and category R areas
of vegetation after demonstrating avoidance
is not reasonably possible.
Public use of and access to state coastal land
PO13 Development maintains or enhances No acceptable outcome is prescribed. Not applicable.
public use of and access to and along state
coastal land (except where this is contrary to the
protection of coastal resources or public safety). The proposed development will not impact on the
public use of or access to state coastal land.
PO14 Private marine development ensures that No acceptable outcome is prescribed. Not applicable.
works:
1. are used for marine access purposes only
2. minimise the use of state coastal land The proposed development will not impact on the
3. do not interfere with access between public use of or access to state coastal land.
navigable waterways and adjacent
properties.
PO15 Development ensures erosion control No acceptable outcome is prescribed. Not applicable.
structures are located within the premises they
are intended to protect unless there is no
feasible alternative. The proposed development will not impact on the
public use of or access to state coastal land.
Matters of state environmental significance
PO16 Development: No acceptable outcome is prescribed. Complies.
1. avoids impacts on matters of state
environmental significance; or The proposed development will not impact on the
2. minimises and mitigates impacts on matters matters of state environmental significance
of state environmental significance after (MSES) located on the subject site. Please refer
demonstrating avoidance is not reasonably to the Plan of Development (Plan No. 60669/A)
possible; and attached at Appendix C of this report, which
3. provides an offset if, after demonstrating all demonstrates the location of the proposed
reasonable avoidance, minimisation and building envelopes.
State Development Assessment Provisions – version 2.0
State code 8: Coastal development and tidal works Page 5 of 8
Page 66
Performance outcomes Acceptable outcomes Response
mitigation measures are undertaken, the
development results in an acceptable
significant residual impact on a matter of
state environmental significance.
Statutory note: (3) only applies to development on
Brisbane core port land within the area identified as
E1 Conservation/Buffer, E2 Open Space or
Buffer/Investigation in the Brisbane Port LUP precinct
plan. For the Brisbane Port LUP, see
www.portbris.com.au.
Note: Guidance for determining if the development
will have a significant residual impact on the matter of
state environmental significance is provided in the
Significant Residual Impact Guideline, Department of
State Development, Infrastructure and Planning,
2014. Where the significant residual impact is
considered an acceptable impact on the matter of
state environmental significance and an offset is
considered appropriate, the offset should be delivered
in accordance with the Environmental Offsets Act
2004.
Table 8.2.2: All operational work
Performance outcomes Acceptable outcomes Response
Private marine development
PO17 Private marine development does not No acceptable outcome is prescribed. Not applicable.
require the construction of coastal protection
work, shoreline or riverbank hardening or
dredging for marine access purposes.
Disposal of solid waste or dredged material from artificial waterways
PO18 Solid waste from land and dredged No acceptable outcome is prescribed. Not applicable.
material from artificial waterways is not disposed
State Development Assessment Provisions – version 2.0
State code 8: Coastal development and tidal works Page 6 of 8
Page 67
Performance outcomes Acceptable outcomes Response
of in tidal water unless it is for beneficial reuse.
Disposal of dredged material other than from artificial waterways
PO19 Dredged material is returned to tidal water No acceptable outcome is prescribed. Not applicable.
where this is needed to maintain coastal
processes and sediment volume.
PO20 Where it is not needed to maintain coastal No acceptable outcome is prescribed. Not applicable.
processes and sediment volume, the quantity of
dredged material disposed to tidal water is
minimised through beneficial reuse or disposal
on land.
All dredging and any disposal of dredged material in tidal water
PO21 All dredging and any disposal of dredged No acceptable outcome is prescribed. Not applicable.
material in tidal water is:
1. demonstrated to be safe with regard to
protection of the marine environment and by
meeting the National Assessment Guidelines
for Dredging 2009, Department of
Environment and Energy, 2009, or later
version; and
2. supported by a monitoring and management
plan that protects the marine environment
and that complies with the National
Assessment Guidelines for Dredging 2009,
Department of Environment and Energy,
2009, or later version.
Reclamation
PO22 Development does not involve reclamation No acceptable outcome is prescribed. Not applicable.
of land below tidal water, other than for the
purposes of:
1. coastal-dependent development, public
marine development or community
infrastructure; or
2. strategic ports, priority ports, boat harbours
State Development Assessment Provisions – version 2.0
State code 8: Coastal development and tidal works Page 7 of 8
Page 68
Performance outcomes Acceptable outcomes Response
or strategic airports and aviation facilities, in
accordance with a statutory land use plan or
master plan, where there is a demonstrated
net benefit for the state or region and no
feasible alternative exists; or
3. coastal protection work or work necessary to
protect coastal resources or coastal
processes.
Table 8.2.3: Operational work which is not assessed by local government
Performance outcomes Acceptable outcomes Response
PO23 Works are located and designed such that AO23.1 Tidal work is designed and located in Not applicable.
they continue to operate safely during and accordance with the Guideline: Building and
following a defined storm tide event. engineering standards for tidal works,
Department of Environment and Heritage
Protection, 2017.
State Development Assessment Provisions – version 2.0
State code 8: Coastal development and tidal works Page 8 of 8