3207Report

Page 2

1. SITE

1.1. | PROPERTY DETAILS: —
Description: Lots 1 & 2 on CP807560 and Lot 2 RP46057
Noosa Plan Zone: Detached Housing
Locality: Noosa North Shore
Overlays: Natural Hazard — Flood Hazard Area
Area Subject to Min Floor Height
High Potential Acid Sulfate Area 0-5m AHD.

South East Queensland Regional Plan: Regional Landscape & Rural Production
Area

Site Plan:
a

 

Source: SCRC MyMaps

Page 3

1.2. SITE DESCRIPTION

The three lots are located at the south-eastern end of Noosa River Drive at Noosa
North Shore. Upon the lands stand 2 houses and a large shed; with the 2 houses
located on Lot 1 on CP807560 and the targe shed located on Lot 3 on CP807560.
Lot 2 on RP46057 is vacant.

Lot 1 on CP807560 and Lot 2 on RP46057 have frontage to Noosa River; however
they do not have frontage to Noosa River Drive. Lot 3 on CP807560 has a frontage
of 4045 metres to Noosa River Drive.

The 3 Lots have a total area of 2992m’.

The properties are flat with established mature gardens.

Noosa River Drive has a gravel formation which terminates at the north-western

corner of the subject land. Power and telephone services are connected to the
properties.

 

Aerial Photo of site: Source: _SCRC MyMaps

Page 4

It is intended to realign the common boundaries of the subject 3 lots as shown on the
Plan of Development (Ref: 11-3207AB).

The proposal includes the creation an access handle for access to Lot 2 and an
Easement for Access and Services for access to Lot 3. The common boundaries
have been re-located to create 3 allotments with area generally in accordance with
the original Lots. The proposal also requires the removal of the old high-set house
located on Lot 1.

The realignment of the lots provides access for all Lots to Noosa River Drive.

The boundary realignment improves the utility and amenity of the 3 existing Lots.

The realignment has no impact upon the adjoining properties or upon the existing
services reticulation.

3.

SOUTH EAST QUEENSLAND REGIONAL PLAN

The application for the Reconfiguration of Lots that create the same number of lots is
permitted under the provisions of the Regional Plan.

  

    

4. NOOSA PLAN
4.1 Reconfiguring a Lot Code
Specific Outcom

  

Lot Size and Dimensio

 

 

   

   

 

a)

a)

b)

¢)

qd)

e)

 

Lots have the appropriate area and

dimensions to provide for—

the intended use and, if not intended to be
used by the Council or State for community
infrastructure, conservation purposes or
public utilities including road widening are
not less than the minimum sizes specified
in Table 14-62 — Minimum Allotment Areas;
and

if for residential development—

i) a house site area of not less than

that specified in Table 14-63 and
ii) if not within a sewerage service
area, an effluent disposal area;

siting and construction of buildings to
minimise risk of soil erosion, landslide,
flooding and bushfire;

siting and construction of buildings to
minimise detrimental impacts of effluent
disposal and water quality impacts;
retention of natural environmental values,
including native vegetation;

 

Table 14-62 of the Noosa Plan does not
provide a minimum lot area in the Noosa
North Shore locality.

The proposed Lots are generally the same
as the existing Lots.

The proposed Lots do on increase the
potential of soil erosion, landslide, flooding
or bushfire.

 

 

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BU ECLLE

 

Specific Outcomes

f) retention of cultural features and protect
views to cultural features;

g) minimisation of earthworks or retaining
walls associated with building construction
on steep slopes;

h) private and public open space and on-site

landscaped areas; and
i) convenient vehicle access and on-site
parking, loading and manoeuvring areas.
OR
O02 If for community title subdivision—tots have
the appropriate area and dimensions to provide
for the intended use and—

b) __ if for Detached housing, are not less than
the minimum sizes specified in Table 14-
33; or

c) _ if for other residential uses are not less
than 200m?

 

Noosa North Shore Locality _

 

 

 

O03 No additional! lots are created within the
Noosa North Shore Locality.

No additional Lots created.

 

Lake Macdonald Water Supply Catchment

 

 

Area_

 

04 No additional lots are created within the
Lake Macdonald Water Supply Catchment
identified on Overlay M OM3.5 and OM9.5

     

Not applicable.

 

 

    

Lot layout.

    
 

 

O5 Subdivision of land for residential
development provides for a neighbourhood with a
strong and positive identity through—

a) _ legible streets and open space networks;
b) integrating prominent site features,
including landmarks, native vegetation and
views into the design;

the location of community, retail and
commercial facilities at focal points either
within convenient walking distance for
residents where the development is urban
settlement or within reasonable vehicular
proximity;

the location of lots intended for urban
settlement within proximity of retail and
commercial facilities;

shared use of public facilities by adjoining
communities;

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.

c)

qd)

The pro new lots will have no impact
upon the street or open space networks.

 

 

O6 House site areas are—

a) located at least 50m from any land including
within a national park, conservation park, state
forest reserve, nature refuge, coordinated
conservation area or wilderness area; and

b) not located on steep slopes.

Not applicable.

 

 

O07 Lots for residential development are
designed to ensure variety in residential

Not applicable.

 

 

 

Page 6

 

Specific Outcomes

streetscapes.

BO

 

08 The street network—

a) has design features, which convey the
primary function of each type of street and
encourage driver behaviour, speeds and
traffic volumes that are safe and
appropriate to that function;

b) provides a high level of internal
accessibility both within the site and to
external sites and appropriate external
connections for vehicles, pedestrian and
cycle movements;

c) deters through-traffic from residential areas
and creates safe conditions for local road
users, pedestrians and cyclists;

d) incorporates street junctions and access to
lots that are located and spaced to facilitate
safe and convenient vehicle movements;

e) provides for street widths and lengths that
optimise the cost effectiveness of the
network and the provision of public utilities;

f) provides for road reserve widths not less
than the minimum identified Section 2.3 of
PSP5 Engineering Design Standards —
Roads, Drainage and Earthworks;

g) minimises the extent of earthworks
required by being sympathetic to the
terrain;

h) has no significant adverse effects on
habitat corridors or areas of significant
native vegetation;

i) does not create noise attenuation
difficulties;

j incorporates pedestrian and cyclist
crossings at intersections or where
required to access high activity nodes and
public transport;

k) has regard to the potential for conflict
between vehicles, pedestrians and cyclists;
and

I) incorporates on-road cycling facilities.

No new roads are required.

 

O9 The development contains a pathway

system that encourages walking and cycling and

provides a safe environment for users, and is--

a) a stable, smooth surface, including across
driveways, sections and joins;

b) easily maintained;

c) of a width and longitudinal gradient to cater
for projected usage

d) inclusive of clear sight-lines for safe use;

e) be free of any obstructions such as
fences, signage and bollards.

Not applicable.

 

010 The subdivision layout is designed to
facilitate linkages with adjoining sites in the
immediate area.

Not applicable.

 

 

O11 Where the lots are to be used for Industrial
business or Commercial business uses, the
layout provides for appropriate buffer areas, to

 

Not applicable.

 

 

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Sea)

 

Specific Outcomes
mitigate possible impacts on nearby residences
or other noise sensitive uses.

 

012 For lots in the Rural Settlement Zone—a
sealed access to the nearest urban settlement is
available.

Not applicable.

 

_Water supply for fire fighting

 

 

013 An adequate and accessible water supply | is

| fighting.

ere is sufficient water available for fire

 

 

 

rovided for fire fi ighting purposes.
‘Energy efficiency - ae

 

 

 

014 The street and lot orientation facilitates the
construction of energy efficient buildings that
respond to the local climate conditions.

AND

015 For residential development, the

subdivision design provides for 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

da) minimise exposure to prevailing winter
winds.

The new lot layout has no impact upon the
solar access or exposure to prevailing
breezes of the houses.

 

 

 

 

 

 

 

 

 

 

Infrastructure.

 

 

 

 

nie

 

016 Each lot is capable of being serviced by

appropriate levels of —

a) water supply;

b) reticulated sewerage;

c) stormwater drainage;

d) power supply; and

e) — telecommunications;

AND

O17 The design and provision of public services

and utilities, including sewerage, water,

electricity, street lighting and telecommunication
services—

a) meets the needs of users;

b) — ensures health, safety and convenience of
the community;

c) protects the natural environmental values
of the site and surrounds, including visual
amenity and native vegetation;

d) are cost effective over their life cycte;

e) minimises adverse impacts to the
environment (including the amenity of the
local area) in the short and long term; and

f) ensures that the existing systems are
upgraded or relocated to be capable of
supporting the proposed development;

AND
078 Essential public utilities are available and

maintain their function during flood events up to a
1% AEP (1:100 year ARI) flood event.

 

All lots have power and telephone
services available.

The proposal will require the re-location of
the power and telephone services.

 

 

Page 8

Electricity supply infrastructure

O19 Uses and works maintain a safe distance Not applicable.
from electrical infrastructure including
substations, overhead power lines, power poles
and transformers.

 

  

Earthworks and stormwater management :

020 Stormwater run-off is managed so as not to | Not applicable.

cause any adverse impacts on the built or natural

environment including changes in quality,

quantity or location of stormwater discharges.

021 Filling or excavation only occurs where it Not applicable.

does not adversely impact on—

a) watercourses, drainage lines and wetlands,
or

b) vegetation on land identified on Biodiversity
Overlay Maps OM1.1-OM9.1; or

c) water levels on properties elsewhere.

 

 

 

 

      

 

| Landscaping and visual amenity
022 Land development responds to the

 

he natural landform and landscape are

 

distinctive landscape character of the site by not modified to accommodate the
utilising the natural features of the site, which development.
include—

a) watercourses and drainage lines;

b) _ significant trees;

c) understorey vegetation;

d) rock outcrops; and

e) views.

023 Native vegetation, including individual Not applicable.

mature trees are retained, protected, maintained

and supplemented, with particular consideration
given to—

a) roadsides;

b) the amenity of adjoining land uses; and

Cc) the protection of environmentally sensitive

areas.

024 Buildings and other structures do not have Not applicable.

a significant adverse impact upon the visual

amenity of surrounding

Open spac None

025 Public open space is design and located Not applicable.

to—

a) provide for a range of recreational settings
and accommodate adequate and
appropriate facilities to meet the needs of
the community;

b) provide a range of safe and easily
accessible recreational opportunities for the
community, except where dedicated for
conservation purposes;

c) contribute to the legibility, accessibility and
character of the /ocality,

d) create attractive environment settings and
focal points;

e) facilitate appropriate measures for
stormwater and flood management;

f) enable the retention and protection of

 

 

  
 
 

 

       

 

 

 

 

 

Page 9

  

SU cULiRe KLIK)
significant vegetation, wetlands,
watercourses, drainage lines and other
native habitat areas, their associated
buffers and linkages/corridors and natural
and cultural features; and
g) be cost effective to maintain.

AND

026 The natural environmental and cultural
values of land in the Open Space Conservation
Zone is not adversely affected by subdivision,
and land in freehold tenure in this zone is not
subdivided.

SOC

 

 

027 Adequate land is provided for active
recreation and is of a physical standard and
condition suitable for the intended uses and is
not subject to physical or other constraints
including contamination, biophysical constraints
or legislative protection that would encumber it
use.

The proposed new lots contain sufficient
area for recreation.

 

Availability and protection of resources

028 Development does not limit the potential for
the utilisation of extractive resources by creating
conflicts of interest.

Not applicable

 

 

Road and rail corridors

 

   

 

  

 

029 Lots for residential development are not
subjected to high traffic noise levels from the
major road network or rail corridors.

Not applicable.

 

   

“Access easements _

    

 

 

030 Access easements are in appropriate
locations for safe access and egress, and supply
appropriate widths and levels of service for the
number of vehicles that will utilise them

 

The proposed access easement provides
sage access and egress.

 

 

 
  

 

031 Traffic generated by the development is
within the acceptable capacity of external roads
and does not have an adverse impact upon the
functioning of the road network.

No additional traffic will be generated by
the development.

 

_Noosa Trail Network

  

  

 

032 A comprehensive network of traits is
established incorporating road reserves, State
forests, Council owned land and private lands
consistent with the lifestyle and outdoor
recreation needs of the Shire’s residents and
visitors.

Not applicable.

 

033 The proposal does not have an adverse
impact on the Noosa Trail Network.

Not applicable.

 

 

 

 

road safety and access points

034 The existing residential amenity of the
estate is maintained without impacting on the
natural landform and landscape;

 

Not applicable

 

 

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10

AND

O35 The number of access points providing
access to lots from McKinnon Drive is
maintained or reduced.

 

4.2 Natural Hazard Overlay Overlay Code
The overall outcomes sought from the Natural Hazards Overlay Code are—

a) development in areas at risk from natural hazards is compatible with the
nature of the natural hazard;

b) the risk to people, property and the natural environment from natural
hazards is minimised;

c) development does not result in a material increase in the extent or
severity of natural hazards; and

d) for acid sulfate areas—the generation or release of acid and associated
metal contaminants into the environment is avoided

Comment: The site is subject to “Flood Bushfire Hazard”, “Area Subject to Min Floor
Height” and “High Potential Acid Sulfate Hazard” on the Natural Hazard Overlay
maps.

The proposed boundary realignment will not result in an increase in the number of
dwellings in the flood hazard area and will not require any excavation that will result
in acid sulfate soil impacts. Any new dwelling will be subject to a Building Application
and the minimum floor height will be conditional upon approval.

It is considered that the proposed boundary realignment achieves compliance with
the Natural Hazard Overlay Code.

4.4 Landscaping Code

The proposal does not involve the creation of any new roads or trigger the
requirement for any specific landscaping; therefore no assessment against the
provisions of the Landscaping Code is required.

4.5 Engineering Works Code

The proposal is for realignment of a boundary within an established residential area.
All services and infrastructure are generally available for the development.

The proposed new access easement will require the alteration of any services or
access driveways. An Operational Works application will be required in this case.

Page 11

11

5. CONCLUSION

The proposal is a rationalisation of the boundaries of the subject lands and does not
impact upon the amenity of the local area.

The realignment of boundaries improves the utility and amenity of the three Lots and
provides access to Noosa River Drive.

The report shows that approval of the proposal is warranted subject to the imposition
of reasonable and relevant Conditions, as:

The proposal is a minor boundary realignment.

The proposal has no impact upon the potential uses of the properties.
The proposed lots are sympathetic with the surrounding areas.

The proposal complies with the relevant Codes.

Max L. Watterson

8

Page 12

12

APPENDIX A

Title Plans of Properties

12

Page 13

CP807560 VO Page 1 of 2 Not To Scale

807560

PLAN MUST BE DRAWN WITHIN BLUE LINES

807560

WARNING -

FOLDING OR MUTILATING WILL LEAD TO REJECTION -

PLAN MAY BE ROLLED

 

  

Me

Sim?

  
 
 

AREA TO BE
EXCISED M&,

    
 

 
 

 
 

 

 

 

 

 

 

 

 

 

 

 

 

  
  
 

 

 

 

 

AREA TO BE
Mm EXCISED
Yay 104 m2
Sg Aq
AREATO BE &
2 >
55 m?
see ‘2
AREA 70 SE Excised AREA TOBE se tet
Feomt lo7.3 on RP47488 Py 5me ie
crctese ST 2, &
AREA TO BE ADDED TO Lor! we
OK R.PAGOST .----.. 55 m?,
REFERENCE MARKS
TOTAL AREA EXCISED STN] ro BRG. DIST.
FROM LOT 1...........d09m? 3 | Bin. Fa. 3215" to
ow 5 | Pin. Fa. 15° .
OW RP AEOST New Conn. 7 | O1P.Dist'a. 151°45" 0.385
10 | Nail in Cone. Wall 24°4I" Lo
12 | Pin. Fe. 3255" Lo
FIELD NOTES LODGED
1, Adrian Peter Dwyer PLAN OF PARISH...LADY
land compritod in ths plonfoter personalycory. Lots/!& 3 county March
pemyeccept ici), Cancelling Lot! on RP 46057 TOWNILOCALITY . "
that the plan is accurate, that the said survey was LOCAL AUTHORMY ..f
pertgmed in ena gpg stand & Lot 3 on RP47488 LAND AGENTSMINING icone
was complet va woes onic Porsceonmntmnpe. 6D eceesetsetuvenvestcesease Muvine FIELD
4 MERIDIAN: MAP REF SCALE FILE REF | REGISTERED \REGISTERING AUTH)
fbhee : (fhe araraty [9545-33413 | 7 gQq | 8072-567 MF o..93 0.0.1. _CROWN pcan 807560

 

 

 

 

 

 

 

CROWN COPYRIGHT RESERVED

1005

095208

SINIT INTE NIRLIM NMVYC J@ LSNW NV Id

095208

 

 

Copyright protects tha plan/s being ordered by you. Unauthorised reproduction or amendments are not permitted.

Page 14

RP46057 VO Page 1 of 1 Not To Scaie

    
 

  

  
  

   

THIS PLAN should be ROLLED not folded.

Certificate of Title or Deed of Grant,

 

 

 

 

 

 

 

 

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Signeture f 2)
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Copyright protects the plan/s being ordered by you. Unauthorised reproduction or amendments are not permitted.

For Additions! Pian a:
Decumer. +: stings

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OF SUBDIVISIONS, f & z

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Page 15

15

APPENDIX B

Proposal Plan (Ref: 11-3185AA)

15