Delegated Report - Code - Planning RAL19 0030 · RAL19/0030

Author	Development Planner, Tara Norley
Development Assessment

APPLICATION DETAILS
Application No.	RAL19/0030
Applicant	Philip Alan Starkey
Proposal	Reconfiguring A Lot - Residential
Properly Made Date	25 October 2019
Information Request Date	20 November 2019
Information Response Date	5 March 2020
Decision Due Date	16 April 2020
Report Completed Date	3 April 2020
Report Reviewed By	Glen Conforti 14/03/2020
Number of Submissions	Not Applicable

PROPERTY DETAILS
Property Address	The Palms 704/61 Noosa Springs Drive, Noosa Heads Qld 4567
RP Description	Lot 4 on GTP107028
Land Area	1,313.0m²
Existing Use of Land	Vacant

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Noosa Heads
Zone	Detached Housing
Overlays	Natural Hazard Overlay (Acid Sulfate Soils)
Assessment Type	Code
PROPOSAL
The application seeks approval for Reconfiguring a Lot (one lot into two lots). Lot 72 is proposed at 670m2 and Lot 73 proposed at 640m2. Both lots will gain access via Noosa Springs Drive. Figure 1 below shows the proposed lot configuration.

Figure 1: Proposed Lot Reconfiguration
site details
Site Description
The subject site is located within The Palms – Noosa Springs. The site is irregular in shape and clear of any vegetation. The site is bordered by the golf club to the north, and a sewerage easement encumbers the full length of the northern boundary.
Surrounding Land Uses
The subject site is located within The Palms – Noosa Springs estate and is surrounded by detached housing. The rear boundary is bordered by a water body associated with the golf course.
assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
The following codes from the Noosa Plan are applicable to this development:
Noosa Heads Locality Code;
Reconfiguring a Lot Code;
Landscaping Code; and
Engineering Works Codes.
The subject site is located in the Noosa Heads Locality and is zoned Detached Housing. The application has been found to generally comply with all applicable statutory instruments. The pertinent issues arising out of the assessment are discussed below:
Noosa Heads Locality Code:
The proposal is consistent with the Noosa Heads Locality Code in that it proposes a lot reconfiguration which provides for lots that are generally consistent with lot sizes within proximity of the subject site. The proposed lot sizes allow for low density development which maintains a high level of residential amenity and which allows for sufficient on site landscaping.
Reconfiguring a Lot Code:
The proposed lot sizes, at 670m2 and 640m2, comply with the minimum lot size required, however at an average of 16.45m wide, proposed Lot 72 does not comply with the minimum average width requirement of 17m. The non-compliance is considered relatively minor, and the proposed lot sizes are of a sufficient area to develop a new dwelling that can meet setback requirements and allow for convenient vehicle access and on-site parking and manoeuvring.
draft planning scheme
The draft Planning Scheme zones the subject site as Low Density Residential and the proposed subdivision would remain code assessable. This zone reflects the intent of the current zone under the existing Noosa Plan, and the minimum lot size and width provisions remain the same. No change to the assessment or recommendation would result under the New Noosa Plan.
cONSULTATION
Referral Agencies
Not applicable
Other Referrals
The application was forwarded to the following internal Council officers:
Development Engineer, Development Assessment
conclusion & reasons for decision
The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that cannot be addressed by reasonable and relevant conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No RAL19/0030 for Reconfiguring a Lot (one lot into two lots), situated at The Palms 704/61 Noosa Springs Drive, Noosa Heads Qld 4567 and described as Lot 4 on GTP107028, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	RAL19/0030
Street address:	The Palms 704/61 Noosa Springs Drive, Noosa Heads Qld 4567
Real property description:	Lot 4 on GTP107028
Planning Scheme:	The Noosa Plan (8 June 2018)
Decision details
Council decided to issue the following type of approval:
Development Permit for Reconfiguring a Lot (one lot into two lots)
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
assessment manager conditions
PLANNING
When Conditions Must Be Complied With
Unless otherwise stated, all works required by the conditions of this Decision Notice must be completed prior to submission of the subdivision plan to Council for compliance assessment.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
Project: M1806 Plan: 18	A	Reconfiguration Plan Philip Starkey 704/61 Noosa Springs Drive, Noosa Heads	23 October 2019
NA		Stormwater Connections	Not dated
All lot numbering on the subdivision plan to be submitted to Council for compliance assessment must remain as shown on the Approved Plans.
The development must be undertaken and operated in a manner that causes no detrimental effect upon the amenity of the neighbourhood by reason of the creation of excessive noise, lighting nuisance or other emissions.
Currency Period
The Currency Period for this development approval lapses if all conditions have not been complied with, and the plan of survey lodged with Council for endorsement by 14 April 2024, unless an application to extend the currency period is approved by Council.
Site Access and Driveways
A driveway must be constructed to each of the proposed lots. The driveways must be generally in accordance with Council’s Standard Drawings RS-049 & RS-050 and Noosa Springs Body corporate requirements. The driveways must be constructed as part of any subsequent building approval.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.
Water & Sewer Connections
An underground connection to reticulated water and sewerage must be provided to each lot in accordance with the standards and requirements of Northern SEQ Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater) must be submitted to Council that certifies an underground connection to reticulated water and sewerage has been provided to each lot.
Electricity and Telecommunication Services
Reticulated electricity and telecommunication services must be provided to each lot in accordance with the standards and requirements of the relevant service provider.
Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
Certification must be submitted to Council from all relevant service providers which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
Easements
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee. Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms. Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Damage to Services and Assets
Any damage caused to existing services and assets as a result of the development works must be repaired at no cost to the asset owner at the following times:
where the damage would cause a hazard to pedestrian or vehicle safety, immediately; or
where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets must first be referred to the relevant service authority for approval.

referral agencies
Not applicable.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
Infrastructure Charges
All developments and/or changes to existing developments may require payment of “Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution” made pursuant to the planning legislation and regulations current at the time of issue.
property notes
Not applicable.
VARIATION approval details
Not applicable.
further development permits required
Type of Development Permit Required	Subject of the required Development Permit
Development Permit for Reconfiguring a Lot	Plan sealing
submissions
Not applicable.
RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval. If Council agrees or agrees in part with the representations, a negotiated decision notice will be issued. Only one negotiated decision notice may be given.
OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at www.noosa.qld.gov.au or at Council Offices.

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