Planning report with attachments

Page 2

Subject Land: -      Lot 496 on Plan MCH591
                     (See Appendix 2, Registered Plan)


Locality: -          30 Pottery Street, Pomona
                     (See Appendix 1, Locality Plan)


Existing Zoning: -   Detached Housing
                     (See Appendix 3, Noosa Zoning Map)


Scheme Overlay: -    Environmental Enhancement (Appendix 4)
                     Bushfire Hazard (Appendix 5)


Existing Use: -      Dwelling House


Area: -              2.023 ha

Page 3

PROPOSAL: -

The proposed layout is included as Appendix 6.

The applicant proposes a low density residential style development, incorporating

      3 allotments of about 1000 sq m area fronting Pottery Street.
      1 vacant allotment of about 1500 sq m accessed via easement.
      1 allotment comprising the existing residence accessed via easement.
      Balance allotment of 1.4ha, inclusive of 8047 sqm Conservation Covenant.
      Full urban servicing of all 6 allotments


SITE HISTORY AND AMENITY: -

The subject land has been the residence of the owner and applicant for this
development proposal for over 45 years. The brick home was purpose built to
accommodate the Leape family in the 1970s. Following the departure of her adult
children and demise of husband, Donald, Mrs Leape has stayed on as well known
Pomona identity. The large residence and property has now become a burden for the
elderly Mrs Leape.

The land under application was subdivided into it’s current configuration in 1909. The
five acre allotment has over 90m frontage to Pottery Street on the east, linking it with
Pomona township via Red Street. It is in close proximity to police station, supermarket
and town centre. The current driveway access is directly opposite the Red Street
intersection with Pottery Street. Pottery Street is bitumen road for the full site frontage.

Lot 496 on MCH 491 is currently connected to all services, including power, telephone,
water and sewerage. Whilst sewer main is provided to the south east corner of the
property, the existing dwelling has not been connected to date and is provided with
soakage trenches.

Topography is moderately sloping for the most part, with slopes generally to the south
east.

Vegetation has been cleared around the existing house and driveway thereto, with
reasonably young native timber covering the eastern half of the property, older
vegetation being lost to bushfire about 1970. The rear of the property, where
conservation covenant is proposed, has retained more older timber.

Page 4

ADJOINING PROPERTIES: -

Lot 495 on MCH591 adjoins the subject land to the north. The 2 ha property comprises
a single dwelling and is used for residential purposes.

Three allotments abut the southern boundary, Lot 1 on RP148139 and Lots 21 & 22
on SP285519. Lot 1 comprises 3872 sqm and contains a single dwelling, Lot 22 6317
sqm also with dwelling. Lot 21, comprising 1.001 ha with dwelling, provides access to
land further south via access easement. These properties are zoned detached
housing.

To the rear, the property abuts Lots 4 and 5 on RP124556, each over 4 ha in area and
containing dwelling houses. Zoning is rural settlement.

Page 5

NOOSA PLAN 2006

CONCURRENCE WITH PLANNING SCHEME : -




MARY RIVER CATCHMENT LOCALITY

Specific Outcomes and Solutions for the Mary River Catchment Locality




8.8 Effects of Use

Amenity

Specific Outcome 1     The design of proposed lots allows scheme conforming
                       use of lots without any negative impact on existing or
                       proposed neighbours.

Scenic Amenity

Specific Outcome 2     Mt Cooroora can be sighted from the subject property,
                       views only interrupted by existing vegetation and
                       topography. Development will have no adverse impact,
                       but selective clearing will improve scenic amenity.

Major road network

Specific Outcome 3     The subject land is well removed from the major road
                       network and the development has no effect on its
                       operation.

Page 6

8.9 Built Form

Density

Specific Outcome 4          The density of development a s p r o p o s e d is
                            compatible with surrounding development and of low
                            impact. Natural site characteristics, being broad ridge
                            landform on lower slopes of Mt Cooroora, with heavy
                            vegetation, are retained and secured for the future by the
                            proposed conservation covenant.

Height

Specific Outcome 5          Building envelopes proposed on all lots are sited to enable
                            attractive, low rise, dwelling house construction in harmony
                            with existing streetscape and neighbouring homes.

Setbacks

Specific Outcome 6          Building envelopes proposed enable future buildings and
                            structures to conform with scheme minimum boundary
                            setbacks.
Site cover, gross floor area & plot ratio
Specific Outcomes 7 to 11   The site cover of proposed Lot E containing the e x i s t i n g home
                            complies with code and it’s design is considerate of future and
                            existing neighbours. Existing access, clothes drying, active and
                            passive recreation areas are retained. The proposed lots
                            contain sufficient area to enable compliance with N o o s a
                            P l a n s c h e m e requirements.

Flooding and drainage

Specific Outcome 12         The subject land is flood free with flood free access to
                            Memorial Avenue and the Town Centre. Sufficient area is
                            available for off-street, car parking. Landform readily
                            allows drainage by gravity means.

Sloping sites and Roof form

Specific Outcomes 13-14 Building design can be completed ensuring code
                        compliance.

Page 7

8.10 Environment, Conservation and Recreation

Environment and cultural heritage values

Specific Outcome 15      An Ecological Assessment Report is submitted with this
                         development application addressing environmental
                         matters. No natural features of cultural heritage
                         significance exist.

Open space network

Specific Outcome 16      The proposed development does not fragment open space
                         corridors. The Ecological Assessment Report addresses
                         effect on existing native vegetation.



Noosa Trail Network

Specific Outcomes 17-18 The subject land is separated from the Noosa Trail
                        Network and has no impact upon its use or enjoyment.

Pedestrian and bicycle pathways

Specific Outcome 19      Proposed allotments are within walking distance of the
                         Pomona Schools, the town centre, showgrounds and sport
                         and recreation facilities. These walks have been recently
                         enjoyed by the owner / applicant.




Specific Outcomes and Solutions for the Detached Housing Zone

Consistent Use

Specific Outcome 20-27   This reconfiguration application does not include any
                         buildings. However, each lot includes sufficient room
                         within its boundaries for a detached house, whilst
                         proposed Lot E contains the existing dwelling and shed.

Page 8

RECONFIGURING A LOT CODE


Specific Outcomes and Solutions for the Reconfiguring a Lot Code

14.183 Lot Size and Dimensions

Specific Outcome 1
           All proposed lots comply with the minimum lot area of 1000sqm and the
             minimum average width of 17m as prescribed by the Noosa Plan, Table
             14-68.
           Minimum house site areas specified in Table 14-69 are available.
           No community title subdivision proposed.
           Adequate building areas are available to each proposed lot to minimise
             the risk of bushfire.
           All lots will be connected to sewer main
           Native vegetation will be retained and protected for the future by a
             conservation covenant.
           The limited views of Mt Cooroora available are not affected by this
             proposed development, due to the retention of existing timber vegetation.
           Earthworks are not proposed under this reconfiguration application,
             although some minor works will be required in operational and building
             works resulting. The moderate topography allows construction without
             significant land degradation.
           Open space areas are available within the allotments proposed.
           Adequate vehicle access is available to all lots from Pottery Street and
             the lots are large enough to readily park private domestic vehicles.

14.186 Lot layout

Specific Outcome 4
  1. Proposed lot layout is a harmonious extension to the existing neighbourhood
      character, with Red Street linking Pottery Street to the town hub and community
      services.
  2. Facilities and shops are within easy walking distance.
  3. The layout proposed will provide added security to residents by virtue of being
      more readily visible to neighbours.


Specific Outcome 5
  4. Lots contain available house sites well removed from any parks or reserves.
  5. The landform of the subject land is not considered steep.


Specific Outcome 6
  6. The proposed layout allows for building design continuing the diverse character
      of the existing streetscapes.

Page 9

Specific Outcomes 7 to 9
  7. No new roads are proposed in this development.
  8. Pottery Street is not compromised by the five additional lots proposed.
  9. Vehicles can access and depart proposed allotments in a forward motion.
  10. Red and Pottery Streets are quiet and wide enough to accommodate cyclists
      and pedestrians with adequate provision for safety, assuming sensible usage.


14.187 Water supply for fire fighting

Specific Outcome 12
  11. Reticulated water will be provided to all allotments.



14.188 Energy efficiency

Specific Outcomes 13 and 14
  12. Lot layout has been designed to allow dwellings to be oriented and designed
      considerate of solar and prevailing breezes. Energy efficient dwellings can be
      designed to maximise use and enjoyment of environmental factors.


14.189 Infrastructure

Specific Outcomes 15 to 20
  13. All lots in the development are proposed to be fully serviced.
  14. Services are currently connected to the subject parcel and can be extended.


14.190 Earthworks and stormwater management

  15. Stormwater flow paths will be retained.
  16. No major earthworks incorporating filling or excavation are proposed.


14.191 Landscaping and visual amenity

Specific Outcomes 21 to 23
  17. Existing landform is retained in this development.
  18. The conservation covenant proposed will protect regional ecosystems.
  19. Building areas are available on all lots to ensure significant adverse impact upon
      visual amenity of others is avoided.


14.192 Open space and environmental protection

Page 10

Specific Outcomes 24 to 30
  20. The conservation covenant proposed will formally protect regional ecosystem
      for the long term.


14.193 Road and rail corridors

Specific Outcome 31
  21. The subject land is not affected by significant road noise, with rail traffic noises
      typical of those in the local neighbourhood and not excessive.


14.194 Access easements

Specific Outcome 32
  22. Access by easement only is proposed for lots D and E, through the 16m wide
      Pottery Street connection of Lot F.
  23. The 16m wide strip is centred on the intersection of Red St with Pottery St.
  24. The proposed driveway construction will be sufficient to accommodate the
      proposed use and number of users.
  25. All access to Pottery Street will be in a forward direction.


Biodiversity Overlay Code

Compliance with the Biodiversity Overlay Code is assessed and reported on by
North Coast Environmental Services in the Ecological Assessment Report attached.
Overall, the proposed development has been determined to be compliant with the
Biodiversity code.


Natural Hazards Overlay Code

The subject property to this application is wholly within the Medium Bushfire Hazard
Area in Council Mapping. House sites will be made available on all lots with sufficient
area for the intended use and adequate setbacks from fire sources.



CONCLUSION : -

The proposal under consideration by this application conforms with the intentions of
Council’s current planning scheme and approval to the development is requested
subject to reasonable and relevant conditions.

Page 11

APPENDIX 1

LOCALITY PLAN


[OCR of page images]
APPENDIX 1

LOCALITY PLAN

Page 12

Google Maps 30 Pottery st

   

Imagery €2019 Google Map data €2019 Google 50m

Page 13

  APPENDIX 2

REGISTERED PLAN


[OCR of page images]
APPENDIX 2

REGISTERED PLAN

Page 14

 

Saiseldcve
Fae nex | oe
wey wan |oee
or AT See? | eae

Bale -? Gabriwskh

 

ae Es aes

sar ahi Steve tonne ho . “|e spa waten
its [cee
Mined cee Dy

 

Few awe i
wen are
ene

 

lane €
ie A a
Few -ctol- aensag|

pyaar
store sy gan

 

 

 

 

 

 

 

 

 

 

 

 
  

 

ext

res

savas Bette’ Beate? Unig 2e

Fh

fot
Nfmecerls el te

 

’

Sat VR

f

3
ar

LAr ot paraicr BON giheers Bruix of Oped

PLAN OF
 Paanatier ME Toe, POA.
pune | Maney dan

   

Page 15

     APPENDIX 3
NOOSA PLAN ZONING MAP


[OCR of page images]
APPENDIX 3
NOOSA PLAN ZONING MAP

Page 16

 

Ag Roae Labels
fz Way
Ag terrnefiste
Ag wer
and Pisusis
$3 Noose “ian fone ip 11
PZ ‘sary Thomas €: Precirc:
AJ Tan Renincanios
Moves Mar Zonee (20161
etached 4ourag
Im Altzc ved Housira
Beri Sechwe lasirg
fi vesncr Mixac ine

  

 

 

Yeghnaurnead Canta

lim Suciress Centre

MB Stirs Business Centre
Sommunity Servioss
snoustig

Mm ura) Setomant

mm Juul

Dpen Spann Heenatien

Wi Seer Space Curtservetion

WE, ~werment
Soverant

AV -100! Gevemment cas

AG Soo

Tog Saber

 

    

 

19/05/2019

 

 

 

 

 

 

1:4514

 

 

 

Page 17

       APPENDIX 4

    SCHEME OVERLAY

ENVIRONMENTAL ENHANCEMENT


[OCR of page images]
APPENDIX 4

SCHEME OVERLAY

ENVIRONMENTAL ENHANCEMENT

Page 18

 

Az. Road Lzbale
Az Majer
Az Ivernediste
Ag Miner
$B Saves Plen Divdieaciy Overley
JA Sirsaens ane Reset
rararoouraee ard Dainage Lires
EIEE Riparar Autfor ran
SG Erircevnent - Ennenes Or rorect
(@ Hreimamenta Enhancement ama
lim Ervirevnenta Prolec:o7 Ave
Gi Oliver Delivery Areas
Ue ant Paroats
AP Local Guesicursnt Ares
havea
Ouer LG

 

 

 

 

 

 

 

 

17/05/2019 oO
1:9028

 

 

 

Page 19

  APPENDIX 5

SCHEME OVERLAY

BUSHFIRE HAZARD


[OCR of page images]
APPENDIX 5

SCHEME OVERLAY

BUSHFIRE HAZARD

Page 20

 

 

2 Narco Plen haters! Aezards Cveday
ZA Sele Sulphate Sls
ZA Nom Hotertial aca taupphaea Arma he
ZA Fan Patron ot
9) Lendelive | seat Aves
fm Hecht
(lim Very High Ponta Burhive Imensi
(9) bgt Patnntial Bushfire ninnsty
(Ge Mediem Potential Bushtre niensty:
Porential Imaact Gufer
Lend Paroals
AV (oail Guseirurent ess

 

 

 

 

 

17/05/2019 0
1:9028

 

 

 

 

 

 

 

Page 21

     APPENDIX 6

DEVELOPMENT PROPOSAL


[OCR of page images]
APPENDIX 6

DEVELOPMENT PROPOSAL

Page 22

 

495

 

aie Tie 7

 

 

 

 

POTTERY STREET

 

 

 

 

i ann
a ox
/ Ser
<— f 1
Conservation Ss MS
Cavenant =
8047 nf
4
errisse
a6. {t4ag)
2 22 1
ae
Sromse
Notte Seana and mansions ere primary any and
subet te DAS mpprond proce and calor aurvay
Sontoure end ett shaxm ore bow en WelMTRS Inowwry
rd re prortad by Woore Siw Gree
Gontour terol metre
cent: ELLEN LEAPE
Proposed Subdivision BRIAN NAISMITH
50 Pottery Street, Pomona Development Consultant
Lat 498 on Plan MEH59T
PARISH: 7LIGHENOF CONT: March oe
Pm te S005 Pep A er | sam £2000 Grae

 

 

 

 

Prepred 2p SEN vote 70K Moy 2G

 

 

 

RED
STREET

aemey

 

 

Page 23

          APPENDIX 7

ECOLOGICAL ASSESSMENT REPORT

    North Coast Environmental


[OCR of page images]
APPENDIX 7

ECOLOGICAL ASSESSMENT REPORT

North Coast Environmental