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Town Planning Report · REC15/0011
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Town Planning Report Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1 Balance Environmental Lot) 1 George Street, Tewantin th Date: 19 June 2015 RPS Ref: PR122205-3 rpsgroup.com.au
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Page 2
Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under the Copyright Act, no part of this
report, its attachments or appendices may be reproduced by any process without the written consent of RPS Australia East Pty Ltd. All
enquiries should be directed to RPS Australia East Pty Ltd.
We have prepared this report for the sole purposes of Sunshine Beach Constructions Pty Ltd (“Client”) for the specific purpose of
making a Development Application (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and
does not apply directly or indirectly and will not be used for any other application, purpose, use or matter.
In preparing this report we have made certain assumptions. We have assumed that all information and documents provided to us by the
Client or as a result of a specific request or enquiry were complete, accurate and up-to-date. Where we have obtained information from a
government register or database, we have assumed that the information is accurate. Where an assumption has been made, we have not
made any independent investigations with respect to the matters the subject of that assumption. We are not aware of any reason why any of
the assumptions are incorrect.
This report is presented without the assumption of a duty of care to any other person (other than the Client) (“Third Party”). The report may
not contain sufficient information for the purposes of a Third Party or for other uses. Without the prior written consent of RPS Australia East
Pty Ltd:
this report may not be relied on by a Third Party; and
RPS Australia East Pty Ltd will not be liable to a Third Party for any loss, damage, liability or claim arising out of or incidental to a Third
Party publishing, using or relying on the facts, content, opinions or subject matter contained in this report.
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report with or without the consent of RPS
Australia East Pty Ltd, RPS Australia East Pty Ltd disclaims all risk and the Third Party assumes all risk and releases and indemnifies and
agrees to keep indemnified RPS Australia East Pty Ltd from any loss, damage, claim or liability arising directly or indirectly from the use of
or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits, damage to property, injury to any
person (including death) costs and expenses incurred in taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal
costs, compensation, interest and any other direct, indirect, consequential or financial or other loss.
RPS Project Team Contact Information
RPS Australia East Pty Ltd RPS Job Name: 1 George Street, Tewantin
ACN: 44 140 292 762 RPS Reference: PR122205-3
Office: Sunshine Coast Document Title: Development Permit for a
Reconfiguration of a Lot (1 Lot into
11 Residential Lots and 1 Balance
Environmental Lot)
W www.rpsgroup.com.au Document Type: Town Planning Report
T: 07 5436 7888 RPS Contact: Jeremy Scriven
Revision History
Version Date Purpose Author Reviewer Approval Date
A 19/05/2015 DA Lodgement Jeremy Scriven Jeremy Scriven
PR122205-3: Ver. C – 19/06/15
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
Contents
1. SUMMARY ...............................................................................................................................................1
2. SITE DESCRIPTION ................................................................................................................................4
2.1 Site Analysis ...................................................................................................................................4
2.2 Surrounding Land Uses .................................................................................................................4
3. BACKGROUND .......................................................................................................................................5
3.1 Pre-lodgement Meetings ................................................................................................................5
4. DEVELOPMENT DESCRIPTION ............................................................................................................6
4.1 Development Detail ........................................................................................................................6
4.2 Engineering and Infrastructure Provision .......................................................................................8
4.3 Environmental Management ........................................................................................................10
4.4 Infrastructure Charges..................................................................................................................11
5. PLANNING ASSESSMENT ...................................................................................................................12
5.1 State Planning Requirements ......................................................................................................12
5.2 Local Planning Requirements ......................................................................................................15
6. CONCLUSION .......................................................................................................................................17
PR122205-3: Ver. C – 19/06/15
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
Figures
Figure 1 Site Location Plan ........................................................................................................................... 1
Figure 2 Cadastral Plan ................................................................................................................................ 1
Figure 3 Zoning Plan .................................................................................................................................. 15
Appendices
Appendix A IDAS Forms, Owner’s Consent & Searches
Appendix B Proposal Plans
Appendix C Pre-lodgement Meeting Minutes
Appendix D Engineering Report [prepared by TOD Consulting Engineers]
Appendix E Preliminary Vegetation Rehabilitation Plan [prepared by Environmental Landscape Planning]
Appendix F Koala Habitat Assessment Report [prepared by RPS]
Appendix G DSDIP Pre-lodgement Advice
Appendix H SDAP Response
Appendix I Planning Scheme Codes Responses
PR122205-3: Ver. C – 19/06/15
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
1. Summary
Our client, Sunshine Beach Constructions Pty Ltd (the Applicant), has engaged RPS to seek development
approval for a Development Permit for Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1 Balance
Lot) located at 1 George Street, Tewantin, formally described as Lot 1 on RP220516, as shown on Figure 1 –
Site Location Plan and Figure 2 – Cadastral Plan.
The proposal is for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1 Balance Lot); the proposed
lot layout is depicted on the Proposal Plans prepared by RPS (Plan Reference 122205-10) and included at
Appendix B.
The subject site, located in the Tewantin and Doonan Locality, is included in the Rural Settlement Zone and the
Detached Housing Zone. Reconfiguration is subject to Code Assessment pursuant to the Noosa Plan 2006.
This report provides greater detail on the nature of the proposal and describes the site’s characteristics and
surrounding land uses; it also provides a statutory assessment of the proposal against the intent and overall
outcomes of the applicable Planning Scheme Codes, pursuant to the Noosa Plan 2006 and other relevant
statutory documents. Full details of the proposal, the site and the relevant planning framework are set out in
Table 1 – Development Summary.
This report concludes that approval of the proposal is warranted subject to reasonable and relevant conditions.
Figure 1 - Site Location Plan Figure 2 - Cadastral Plan
PR122205-3: Ver. C – 19/06/15
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
Table 1 - Development Summary
Site Details
Address 1 George Street, Tewantin Refer to Figure 1
Description Lot 1 on RP220516 Refer to Figure 2
Site Area 3.51ha Refer to Figure 2
Owner Sunshine Beach Constructions Pty Ltd Refer to Appendix A
Local Government Noosa Shire Council
Application Details
Project Description
Development Permit for Reconfiguration of a Lot [1 Lot into 11 Residential Lots and 1 Balance Lot] (Code
Assessment)
Applicant
Applicant Sunshine Beach Constructions Pty Ltd
Approval Sought Aspect of Development and Description
Planning Scheme Noosa Plan 2006
Development Permit Development Permit for a Reconfiguration of a Lot [1 Lot into 11 Residential Lots
and 1 Balance Lot] (Code Assessment)
Assessment Details
Assessment Manager Noosa Shire Council
Level of Assessment Code Assessment
Prelodgement Consultation
Agency Meeting Date and Contact
st
Council 1 July 2014
Assessment Framework
Relevant Planning Instruments
State Planning Regulatory Draft Amendment to the SEQ Regional Plan (17 October 2013)
Provisions (SPRP)
State Planning Policy Interim Development Assessment Requirements:
(SPP) Biodiversity
Coastal environment
Water quality
Natural hazards
Regional Plan South East Queensland Regional Plan 2009-2031
Regional Plan Land Use Urban Footprint
Planning Scheme The Noosa Plan 2006
Zoning Part Rural Settlement and part Detached Housing
Local Plan Tewantin and Doonan Locality
Overlays Riparian Buffer Area
Environmental Protection Area
Watercourse and Drainage Line
PR122205-3: Ver. C – 19/06/15
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
Site Details
Flood Hazard Area
Area Subject to Min. Floor Height
High and Low Potential Acid Sulphate Soils Area
Referrals
Sch 7 Ref. Aspect Involving Role Agency
Table 2 Item 14 RAL Coastal Management Concurrence DSDIP (via SARA)
District
Other Information
Contacts
Primary Contact RPS Australia East Pty Ltd
Jeremy Scriven
(07) 5436 7815
[email protected]
PR122205-3: Ver. C – 19/06/15
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
2. Site Description
2.1 Site Analysis
The subject site is located at 1 George Street, Tewantin and formally described as Lot 1 on RP220516, as
shown on Figure 1 – Site Location Plan and Figure 2 – Cadastral Plan. The site has an area of 3.51 hectares
and a road frontage to George Street of approximately 175m. The site is occupied by an existing detached
dwelling. Key details of the subject site are included in Table 2 – Site Analysis below.
Table 2 - Site Analysis
Site Analysis
Description
Existing Development Single storey detached dwelling
Topography The site slopes gently to the south, away from George Street
Waterways Watercourse and drainage line
Vegetation The site contains some regulated high value regrowth vegetation
Contaminated Land The site is not registered on the EMR or CLR. Refer to Appendix A.
Notifiable Activities The site has not been used for a Notifiable Activity.
Heritage Places The site:
is not a Heritage Place
does not adjoin a Heritage Place
Infrastructure and Services
Infrastructure and The site is connected to existing services, including reticulated water, electricity and
Services telecommunications, but not sewerage; effluent disposal from the existing house is
by a septic system.
2.2 Surrounding Land Uses
The subject site is located in the Noosa Local Government Area and on the fringe of an established residential
locality comprised predominantly of low density detached dwellings. The subject site adjoins Wooroi Creek
reserve to the west, which extends into the site. The surrounding land uses are outlined in Table 3 –
Surrounding Land Uses below.
Table 3 – Surrounding Land Uses
Surrounding Land Uses
North To the north of the site is George Street, beyond which is a development
comprising predominantly single-storey detached dwellings.
East A single detached dwelling is situated on Lots 43 & 46, T16321 located to the
immediate east of the site.
South To the south of the site is Lot 2 RP220516, which is currently vacant.
West The site is bounded to the west by an esplanade adjacent to Wooroi Creek.
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
3. Background
3.1 Pre-lodgement Meetings
A pre-lodgement meeting was held with Noosa Council officers (Mark Lewis, Denis Wallace & Jack Lewis) on
th
the 14 April 2015 when an eleven residential lot proposal plan was tabled. This plan was prepared in response
th
to an Information Request issued last year (24 November) following our submission of a fourteen residential lot
proposal plan for the previous land-owner; Council officers had previously made it clear that the developable
footprint proposed at that time was too big (ie too many lots) and also that a “battle-axe” configuration option
was preferred.
th
The general consensus of the 14 April meeting was that the eleven residential lot proposal seemed generally
acceptable, subject to a further decrease in the developable footprint and due consideration to the treatment of
stormwater in particular. Several environmental constraints also needed to be adequately addressed, mainly in
regard to the protection of vegetation both within the site and along the George Street frontage. In addressing
the issues raised, the following actions have been taken:
Reduced the developable footprint by shifting the rear boundary of Lots 2, 3, 6, 8 & 9 between four and
six metres north, thereby decreasing the depth (and area) of those lots;
Amended the proposed sewerage reticulation layout, in consultation with Unitywater;
Amended the proposed method of treatment of storm-water and roof-water drainage, in part by piping
roof-water into two bio-retention basins that are as remote as practicable from significant trees;
Proposing preferred driveway locations to minimise impact on street frontage vegetation;
Preparing a Preliminary Vegetation Rehabilitation Plan.
A range of technical information has been provided to address the key concerns raised at the pre-lodgement
meeting, as well as other statutory issues. A copy of the pre-lodgement meeting minutes is included at
Appendix C of this report.
PR122205-3: Ver. C – 19/06/15
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
4. Development Description
4.1 Development Detail
This town planning report seeks approval for a Development Permit for a Reconfiguration of a Lot (1 Lot into 11
Residential Lots and 1 Balance Lot) over land located at 1 George Street, Tewantin, more formally described as
Lot 1 on RP220516. The proposed lot layout is reflected on the Proposal Plans prepared by RPS included at
Appendix B. The proposed lot layout has been determined based on the site’s environmental constraints and
zone entitlements under the Noosa Plan 2006, as well as perceived amenity.
The proposal is for a reconfiguration of the existing land to enable the creation of eleven (11) residential lots
suitable to accommodate detached dwellings, with Lot 9 intended to accommodate the existing dwelling on the
subject land. The proposed lot layout has been designed with respect to Council’s preference for rear battleaxe
lots (proposed Lots 2,3,6,8 & 9) and traditional residential lots (proposed Lots 1, 4, 5,7,10 & 11) at the George
Street road frontage such that residential amenity is maintained. The proposal also includes proposed Lot 900
as a balance lot, comprising an area of approximately 2.7 hectares and intended to be dedicated for the
purposes of drainage and environmental purposes. Whether this will be dedicated as Public Use Land (PUL) or
transferred to Council in fee simple on trust will, we understand, be articulated in the development approval.
The proposed lot layout enables safe and practical access from George Street to the properties via six (6)
shared driveways. The proposed driveways will be designed and constructed in accordance with the relevant
Planning Scheme Policies. The intention is to minimise the number of driveways so as to avoid adverse impacts
on the road reserve with respect to existing significant vegetation (particularly, large gum trees) and
infrastructure (footpath & services); the shared driveways are shown on our Proposal Plan.
The proposal maintains adequate buffer distance to Wooroi Creek. With reference to the original pre-lodgment
meeting it was conceded with Council that a reduced setback (buffer distance less than the minimum separation
of one-hundred metres between a wetland and any adjacent development) to the Wooroi Creek to the south
would be acceptable in recognition of the fact that the main creek flow extends predominantly along the western
boundary; the waterway to the south is minor in terms of extent and level of flow. Notwithstanding this, the
setback to the south ensures that potential Koala habitat trees (gum trees) are located outside the developable
area and included in the balance environmental. Consideration has also been given to ensure adequate buffer
distances to the adjoining rural lands to the east and in recognition of this, a fifteen-metre wide buffer interfaces
the adjoining rural lands to ensure as much as feasible that residential amenity is maintained.
The subject site is included wholly in the Detached Housing Zone and partly in the Rural Settlement Zone. It is
noted that the boundary between the two zones does not coincide with the cadastral boundaries of the subject
land and is not defined by metes and bounds; for the purpose of this application, the zone boundary has been
scaled from Council small-scale Zone Map, ZM9. The majority of the lots are included within the Detached
Housing Zone, with the exception of the zone boundary traversing proposed Lots 3, 6, 8 and 9 to a minor extent
at the rear; proposed Lots 1 and 2 are located outside of the Detached Housing Zone.
2 2
The minimum lot size for the Detached Housing Zone is 600m for traditional lots and 800m for battle-axe lots
under the Reconfiguration of a Lot Code pursuant to the Noosa Plan 2006. The proposal delivers lots that range
2 2
in area from 601m to 904m . It should be noted that the area of the rear battle-axe lots shown includes the area
of the access handle, so technically they are not compliant with the minimum lot size stipulated in the planning
scheme; however, the proposed lots do have sufficient area to accommodate a substantial building envelope
and private open space. The lot layout has been designed such that the majority of the significant trees are not
located within, or impacted by, the developable area and are instead included within the balance area (proposed
Lot 900) so they can be retained. We have been led to believe Council will likely support this as an outcome,
particularly if a net benefit can be demonstrated in terms of rehabilitation of the balance lot.
PR122205-3: Ver. C – 19/06/15
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
It is considered that the proposed lot layout is commensurate with the area of lots to the immediate north and
further east so as to maintain the traditional streetscape character. The proposed lots will also be connected to
existing services and this is addressed in more detail in the accompanying Engineering Report, included at
Appendix D.
In recognition of the site’s environmental constraints (Regulated Vegetation – Category B), dedication of the
balance of the site to Council (as trustee for PUL or in fee simple) for the purposes of environmental protection
and drainage is anticipated. Legal and practical access to the environmental (park) lot 900 is available directly
from George Street, whilst the proposed lot layout has been designed in response to the existing vegetation on
the site. A Preliminary Vegetation Rehabilitation Plan, included at Appendix E, has been prepared by Mark
Bizzell from Environmental Landscape Planning. The plan shows the existing trees to be retained and those
trees to be removed and it be noted that the majority of trees that have been identified for removal within the
developable area have not been identified as potential koala habitat (gum) trees.
General development statistics are set out in Table 4 – Project Outline below.
PR122205-3: Ver. C – 19/06/15
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
Table 4 - Project Outline
Development Statistics
Reconfiguring a Lot Proposals
Number of Existing Lots One (1) Existing Lot
Number of Proposed Lots Eleven (11) residential lots and one (1) balance (environmental & drainage) lot
Balance lot anticipated as being dedicated as Public Use Land or transferred to
Parkland
Council.
None existing
Easements for access (reciprocal) over Lots 2/3 & 8/9 battle-axe handles
Easements
Easements for sewer (in favour of Unitywater) over all sewer infrastructure
Easements for drainage (in favour of upstream owners) over all drainage pipes
Leases Nil
4.2 Engineering and Infrastructure Provision
4.2.1 Urban Services
The proposed development is able to connect into existing electricity and water infrastructure services located in
George Street. Existing connections for electricity and water services are located towards the north- eastern
corner of the subject site and it is understood that sufficient capacity exists in respect of both of these to service
the proposed development.
Existing over-head electricity currently services the property (along its George Street frontage) from the east,
with the end of line pole situated roughly mid-way along the frontage to proposed Lot 7. Although it is our client’s
preference (and no doubt Council’s) to have underground supply to new developments, the environmental
constraints in this case may dictate that it is more practical to utilise, rather than replace, the existing
infrastructure. Initial consultation with an electrical engineering consultant has indicated that an underground
supply may be able to be provided to proposed Lots 8 to 11 from that end of line pole, however further
investigation will be required in this regard.
With respect to sewer connection to all of the new lots it is anticipated that they will be serviced via a gravity
sewer system connecting to an existing sewer manhole east of the site in George St. The internal sewer has
been designed to be as economical as possible in terms of its length & the number of bends, whilst minimising
its impact on existing significant trees. The proposed sewer reticulation is shown on the TOD Plan #15513-SK02
Rev C and has been given provisional approval by Unitywater.
4.2.2 Stormwater
The proposal incorporates a grass swale drain along the site’s frontage, with the majority of run-off being
2 2
directed to either of two proposed bio-retention basins (indicatively 73m & 95m in area within the balance lot,
Lot 900, to treat stormwater. The two bio-retention basins have been proposed to minimise impacts on existing
trees and to accommodate natural contours of the land. Following discussions with Council at the pre-
lodgement meeting, water from the lots is conveyed to the bio retention basins via a conventional piped inter-lot
drainage system, with no open swale drain being proposed over the balance lot, in order to better control the
water and to minimise maintenance. A gravel, all-weather driveway is proposed down the eastern and the
western sides of the site to provide access for maintenance of the bio retention basins and the balance area.
Stormwater management measures, as well the concept design for the sewer, are addressed in the Engineering
Report & accompanying plans prepared by TOD Consulting Engineers included at Appendix D.
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
4.2.3 Flooding
A Flooding Impact Assessment has not been prepared in relation to the development potential of the subject
land. It is noted that although the subject land is located adjacent Wooroi Creek and is partly mapped by
Council’s Planning Scheme as being in a Flood Hazard Area and also an Area Subject to Minimum Floor
Height, the proposed residential allotments are located well above this mapped / affected area.
Of additional note, the Proposal Plans clearly demonstrate that the new residential allotments and the proposed
drainage lot (Lot 900) are offset at least 40m from surveyed highest astronomical tide of Wooroi Creek. The
proposed residential allotments are also predominantly located above 5.0m AHD; likewise, the proposed
drainage lot (Lot 900) is located above 4.0m AHD.
The State’s ‘Coastal Hazard Areas’ Map shows the subject site as being partly included in a ‘Medium hazard
area (less than 1.0m water depth)’, the boundary of which appears to coincide approximately with the 2m AHD
contour. The previous owner, who until very recently resided on the property for most of her life (she is over 70
years old), showed us the highest points on the ground to where the water has risen in high rainfall or ‘flood’
events; these points just happen to coincide very closely with the 2m contour, so it would seem that the “less
than 1.0m water depth” declared on the mapping is definitely conservative. Furthermore, it should be noted that
all of the proposed residential allotments, as well as the proposed balance lot (Lot 900), are located well above
the top of bank, which is generally at about RL 4.0m AHD.
It is therefore contended that sufficient flood immunity is provided to the proposed residential allotments and
proposed drainage lot (Lot 900) to comfortably comply with Council requirements.
4.2.4 Acid Sulphate Soils
The subject land slopes gently down to the south, away from George Street, towards Wooroi Creek and its
tributary. The highest part of the site is at an approximate RL of 8.5m AHD, whilst the majority of the
‘developable area’ is situated above RL 5.0m AHD.
The proposal plans clearly demonstrate that the majority of the proposed residential Lots 1 to 11 lie wholly
3
above 5.0m AHD and any excavation or filling work is not anticipated as being in excess of 100m . As such, the
proposed development is exempt from assessment against the Natural Hazards Overlay Code (with respect to
Acid Sulphate Soils) pursuant to Table 13.7 of the Planning Scheme.
It is noted that proposed Lot 900 as shown on the Proposal Plans is intended to accommodate two stormwater
bio-retention basins. Whilst the location of these basins is below 5.0m AHD, it is not anticipated that excavation
3
works associated with them will exceed 100m or more of material. As such, the proposed development is
exempt from assessment against the Natural Hazards Overlay Code (with respect to Acid Sulphate Soils)
pursuant to Table 13.7 of the Planning Scheme.
PR122205-3: Ver. C – 19/06/15
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
4.3 Environmental Management
4.3.1 Koala Habitat
Assessment of the site’s Koala habitat values with respect to the existing Bloodwoods, Red River Gums,
Blackbutts and Melaleucas is addressed in the Koala Habitat Assessment included at Attachment F of this
report. The site assessment involved a habitat assessment and Koala survey within the assessment area.
This report concludes that Koala habitat within the assessment area is probably of moderate value for this
species. Although the assessment area supports Koala feed tree species and evidence for Koala occurrence,
the report also identifies that it is disturbed and is unlikely to provide long-term breeding or foraging habitat for
this species. It is also unlikely to be important for facilitating movements between significant patches of habitat.
4.3.2 Erosion Prone Areas
The site is located within the Coastal Management District (CMD) and included in an Erosion Prone Area under
State mapping. The accuracy of this mapping is questioned as the site is not subject to inundation by the
highest astronomical tides (HAT), nor is it at risk from sea erosion. We have determined HAT from the ‘2014
Queensland Tide Tables’ using the figures listed for Tewantin, which shows HAT as being at RL 0.55m AHD;
upstream on Wooroi Creek, HAT would be expected to be lower than this.
Our proposal plan shows the approximate HAT line and also a 40 metre offset from HAT, which is situated
outside the proposed developable area, this being the zone boundary between the land designated for
Detached Housing and that labelled Rural Settlement on Zone Map ZM9.
4.3.3 Regulated Vegetation
The subject site is mapped by several overlay constraints including Category B regulated vegetation, containing
‘of concern’ regional ecosystems. A detail survey has been undertaken to ‘ground truth’ the extent of regulated
vegetation’ over the site; contours and trees are shown on the Proposal Plans at Appendix B of this report. The
survey indicates that the presence of regulated vegetation appears to be proximate to the creek line. The
vegetation along the George Street frontage comprises almost entirely of a planted garden (initially established
some decades ago by the owner) and we contend that it should not therefore be classed as regulated
vegetation, even though it contains a few trees of significant size.
A survey undertaken to locate significant trees on the site formed the basis of identifying the existing trees to be
retained and those trees that will need to be removed; these are depicted on the Preliminary Vegetation
Rehabilitation Plan prepared by Mark Bizzell (Environmental Landscape Planning) included at Appendix E. It
should be noted that the majority of trees that have been identified for removal within the developable area have
not been identified as potential koala habitat (gum) trees.
In accordance with pre-lodgement discussions, the balance of the site (proposed Lot 900) is intended to be
either dedicated as Public Use Land (PUL), with Council as trustee, or transferred to Council in fee simple on
trust for the purposes of drainage and environmental protection, in recognition of its environmental significance.
4.3.4 Rehabilitation
Based on our intended lot configuration and the associated civil works (primarily stormwater, sewerage and
driveway construction) a Preliminary Vegetation Rehabilitation Plan has been prepared by Mark Bizzell
(Environmental Landscape Planning) and is included at Appendix E. This has apparently been prepared in
consultation with Council officers and seeks to minimise the loss of significant trees, whilst recognising the
proximity of services and potential danger to new residences.
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
4.4 Infrastructure Charges
The Adopted Charges SPRP applies to all development in Queensland. The subject land lies partly within the
Rural Settlement Zone and partly within the Detached Housing Zone and is in the Priority Infrastructure Area
under Council’s Adopted Infrastructure Charges Resolution (No.1) 2014. Under the State Planning Regulatory
Provision (Adopted Charges) and Council’s Adopted Infrastructure Charges Resolution, the proposal is subject
to the calculation of infrastructure charges based on the number of residential lots in the proposed development.
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
5. Planning Assessment
This section provides an overview of the legislative context of the application under the provisions of the SPA.
Key assessment details, such as the aspects of development, the level of assessment and referral triggers are
outlined in Table 1 – Development Summary.
5.1 State Planning Requirements
A review of the current SPRPs, SPPs and the applicable Regional Plan has been undertaken. The proposed
development is considered compliant with all of the requirements and no conflicts have been ascertained.
5.1.1 State Planning Regulatory Provisions
The SPRP that are applicable to the site and/or proposal are listed in Table 1 – Development Summary. The
Adopted Charges SPRP is addressed at Section 4.6 above in the context of infrastructure charging.
5.1.2 State Planning Policy
The relevant Interim Development Assessment Requirements of the SPP, as identified in Table 1 –
Development Summary, are addressed in the following table.
Table 5 - SPP Interim Development Assessment Requirements
SPP Assessment Requirements Response
Biodiversity
(1) enhances matters of state The proposal will not adversely impact on matters on state
environmental significance where environmental significance. The site is subject to regulated
possible, and vegetation (Category B). The presence of environmental
constraints is predominantly located on the balance of the site
(2) identifies any potential significant and as such, this half of the site will be dedicated for the
adverse environmental impacts on
purposes of reserve (environmental park) in accordance with pre-
matters of state environmental
lodgement discussions with Noosa Council.
significance, and
(3) manages the significant adverse As noted above, the proposal will not adversely impact on
environmental impacts on matters of matters of state environmental significance. The proposed lot
state environment significance by layout retain many established trees, please refer to Proposal
protecting the matters of state Plans included at Appendix B.
environmental significance from, or
otherwise mitigating, those impacts.
Coastal Environment
(1) avoids or minimises adverse impacts The site is included within the Coastal Management District
on: however, the proposed development will not impede on coastal
(a) coastal processes and coastal processes and coastal resources.
resources, and To this end, a detail survey undertaken by RPS and included on
(b) scenic amenity of important the Proposal Plans at Appendix B indicates that the site is (in
natural coastal landscapes, large) not subject to inundation by HAT and at risk from sea
views and vistas erosion. All of the proposed residential allotments and the
proposed drainage lot are located well above HAT (and are set
beyond a 40m offset) at indicated on the Proposal plans at
Appendix B.
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
SPP Assessment Requirements Response
Water Quality
Receiving waters
(1) avoids or otherwise minimises Two 73m2 bio-retention basins are located within proposed Lot
adverse impacts on the 900 for the treatment of stormwater run-off. Water from the lots
environmental values of receiving is conveyed to the bio retention basins via a conventional piped
waters, arising from: inter-lot drainage system. A gravel access is proposed down the
(a) altered stormwater quality or eastern and western side of the site to provide access for
flow, and maintenance of the bio retention basins. Preliminary engineering
advises are that a non-worsening level of stormwater run-off is
(b) wastewater (other than
likely to be achieved. Details are anticipated as being provided
contaminated stormwater and
as part of a future development application for Operational
sewage), and
Works.
(c) the creation or expansion of non-
tidal artificial waterways, and
(2) complies with the SPP code: Water The proposed development complies with the SPP code: Water
quality (Appendix 3). quality (Appendix 3)
Acid sulfate soils
(1) avoids the disturbance of acid sulfate The subject land accommodates a gentle slope from George
soil by: Street to the south. The Proposal Plans at Appendix B clearly
(a) not excavating or otherwise demonstrate that the majority of the proposed residential lots lie
removing soil or sediment that wholly above 5m AHD and any excavation or filling work is not
contains acid sulfate soil (ASS), 3
anticipated as being in excess of 100m .
and
It is noted that proposed Lot 900 as shown on the Proposal Plans
(b) not permanently or temporarily
included at Appendix B of this report is intended to
extracting groundwater that
accommodate two bio-retention basins. Whilst the location of this
results in aeration of previously
lot is below 5m AHD, it is not anticipated that excavation works
saturated ASS, and
associated with the basin will exceed 100m3 or more of material.
(c) not undertaking filling that results
in moving ASS below the water Notwithstanding, it is expected that an Acid Sulfate Soils
table, or Management Plan will be provided prior to construction works.
The Acid Sulfate Soils Management Plan will be provided as part
(2) ensures that the disturbance of ASS of an Operational Works application.
avoids or minimises the mobilisation
release of acid and metal
contaminants by:
(a) neutralising existing acidity and
preventing the generation of acid
and metal contaminants, and
(b) preventing the release of surface
or groundwater flows containing
acid and metal contaminants into
the environment.
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
SPP Assessment Requirements Response
Natural Hazards
(5) maintains or enhances natural The proposed development is compliant with SDAP Code- Tidal
processes and the protective function works, or development in a coastal management district state
of landforms and vegetation that can code, specifically A05.1 as it relates to development in an erosion
mitigate risks associated with the prone area within a CMD. Accordingly, the proposed
natural hazard, development will not remove or damage vegetation on coastal
landforms and does not require erosion control structures.
(6) is not located in an erosion prone Whilst it is noted that the site is mapped as being included in an
area within a coastal management Erosion Prone Area under State mapping, it is contended that
district unless: this mapping does not accurately reflect the constraints on the
(a) it cannot feasibly be located subject land. To this end, a detail survey has been undertaken
elsewhere, and demonstrating that the subject site is not subject to inundation by
HAT and at risk from sea erosion. Please refer to the detail
(b) is coastal-dependent survey included on the Proposal Plans at Appendix B of this
development, or temporary, report.
readily relocatable or able-to-be-
abandoned development.
5.1.3 Regional Plan
The site is within the area of the South East Queensland Regional Plan 2009. It is included in the Urban
Footprint Land Use Area of the Regional Plan. The proposal is consistent with the Regional Plan.
5.1.4 Referrals and State Development Assessment Provisions
Referral matters for this proposal have been assessed against Schedule 7 of the SPR. Table 1 – Development
Summary identifies the applicable referral matters. As no prelodgement referral responses have been sought,
referral responses will be obtained as part of the information and referral stage.
Pre-lodgement advices were requested from DSDIP in relation to an earlier iteration of the proposed
development and are provided at Appendix G of this report. These pre-lodgement advices identify the modules
of the State Development Assessment Provisions (SDAP) against which any formal application will be
assessed.
Table 6 – SDAP State Code Response lists and provides a response to the State Codes applicable to this
application.
Table 6 - SDAP State Code Response
SDAP State Code Response
Module 10: Coastal protection
10.1 Tidal works, or development in a Refer to Appendix H – SDAP Response.
coastal management district state
code
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
5.2 Local Planning Requirements
The Noosa Plan 2006 is applicable to this application. The relevant provisions are identified and addressed
below.
5.2.1 Zone
Under the Planning Scheme, the site is included in the Detached Housing and Rural Settlement Zones, as
illustrated in Figure 3 – Zoning Plan. It is noted that the boundary between the two zones does not coincide
with the cadastral boundaries of the subject land. In light of this, it is recognised that the zone boundary
traverses several of the proposed lots. Notwithstanding, it is advised that approximately half of the proposed
residential allotments are wholly or partially included within the Detached Housing Zone, with the balance of the
site and proposed allotments included in the Rural Settlement Zone.
The proposed development layout has been determined based on the actual environmental constraints of the
subject land. To this end, the proposed residential allotments and proposed balance lot (lot 900) have been
located such that they are generally clear of physical constraints with the balance of the site intended to be
dedicated for the purposes of reserve. All lots are provided with both legal and practical access and essential
services are available where required.
Figure 3 Zoning Plan
5.2.2 Locality Plan
Under the Planning Scheme the site is also in the Tewantin and Doonan Locality Plan.
The proposal is consistent with the Overall Outcomes and Specific Outcomes envisaged for the Tewantin and
Doonan locality as addressed in the Tewantin and Doonan Locality Code response included at Appendix I of
this report.
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
5.2.3 Applicable Codes
The Noosa Plan 2006 identifies four (4) Planning Scheme Codes that are applicable to the proposed
development. The applicable Planning Scheme Codes are outlined in Table 7 – Planning Scheme Codes
below. An assessment of the proposal against the relevant Planning Scheme Codes is included in Appendix I
of this report.
Table 7- Planning Scheme Codes
Applicable Planning Scheme Codes
Tewantin and Doonan Locality Code
Reconfiguring a Lot Code Appendix I – Code Assessment
Landscaping Code
Engineering Works Codes:-
Driveways and Carparking Code;
Transport, Roads and Drainage Code;
Erosion and Sediment Control Code;
Existing Services Code;
Earthworks Code;
Waste Management Code;
Water Sensitive Design Code; and
Water Supply and Sewerage Reticulation Code
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Town Planning Report
Development Permit for a Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1
Balance Environmental Lot)
1 George Street, Tewantin
6. Conclusion
This Town Planning Report seeks development approval over land located at 1 George St, Tewantin, more
formally described as Lot 1 on RP220516, for the following aspects of development:
Development Permit for Reconfiguration of a Lot (1 Lot into 11 Residential Lots and 1 Balance Lot).
We believe this proposal is warranted based on the following reasons:
The proposal is consistent with the Overall Outcomes and Specific Outcomes envisaged for the
Tewantin and Doonan locality in that it provides for a combination of lot sizes suitable to accommodate
detached dwellings;
The proposal complies with the Overall Outcomes and Specific Outcomes of the Reconfiguring a Lot
Code, Landscaping Code and Engineering Works Codes; and
The proposal is consistent with the State Development Assessment Provisions, including the relevant
State Codes, and it aligns with all other relevant State requirements.
As demonstrated in this Town Planning Report and the supporting technical appendices, the proposed
development is consistent with the intent of the Planning Scheme and other relevant instruments. As such, we
would hope that approval is recommended, subject to reasonable and relevant conditions.
PR122205-3: Ver. C – 19/06/15
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