Town Planning Report · REC15/0011

                                                                                                        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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