PLANNING & ENVIRONMENT REPORT - RAL22 0021 - FINAL REPORT [As Published] · RAL22/0021

               shown by the applicant’s building massing diagrams that have been lodged with the application
               with only the front half of the proposed lots (approximately 400m2 to 480m2) suitable for future
               development.
               The irregularity of the lot shapes, which narrow and taper to the rear along with the smaller road
               frontage, compounds the proposed lots unsuitability for further subdivision and future unit
               development. Specifically, the new lot boundary through the existing site will result in building
               envelopes for 3 storey multiple dwellings having a width of 12.8 metres which as demonstrated by
               the applicants building massing diagrams indicate that development will be concentrated across
               the front of the site with front setback relaxations for future development likely to be required.
               Overall, the proposed lots do not comply with the Reconfiguring a Lot Code as they will not
               sufficiently cater for the outcomes sought for the High Density Residential Zone Code, which is to
               provide for multiple dwellings to the exclusion of dual occupancy and dwelling houses.
               Noosa Heads Local Plan Code and High Density Residential Zone Code
               The overall outcomes sought for Noosa Heads local plan area require:
               (o)     Development in the Medium Density and High Density Housing zones accommodates a
                       greater diversity in housing types including dual occupancies, multiple dwellings, retirement
                       facilities and residential care facilities.
               Similarly, the High Density Residential Zone Code overall outcomes require:
               (c)     The distinct look and feel of existing residential neighbourhoods is retained, and development
                       makes a positive contribution to the streetscape by maintaining the predominant character
                       of the area and providing well designed buildings and landscaping.
               (f)     Multiple dwellings of various sizes and some communal housing models, to the exclusion of
                       dual occupancy and dwelling houses, are provided to meet the needs of different households.
               The proposed lots do not support the outcomes sought for the High Density Residential Zone given
               their limited size and road frontage, irregular shape and topographical and environmental
               constraints as previously discussed. Future development of the lots for multiple dwellings is
               unlikely to be achieved within the built form parameters sought for the High Density Residential
               Zone.
               Stormwater
               The proposed stormwater discharge system has been reviewed by Councils external consultant
               who concluded that the revised stormwater concept was suitable and conservatively addressed
               the risks associated with the proposal.
               4.      CONSULTATION
               4.1. Referral Agencies
               Not applicable
               4.2. Internal Council Referrals
               The application was forwarded to the following internal Council officers:
               •     Coordinator Engineering
               •     Senior Environment Officer
               4.3. Public Comment
               Correspondence has been received from a property owner residing in Picture Point Crescent
               concerning the proposed development. Concerns were raised about future development impacting
               on views and it is noted that these impacts would be assessed as part of assessment of any future
               application for development It is important to note that pursuant to the Planning Act 2016, being
               a code assessable application, the application must be assessed only against the applicable Noosa
               Plan codes and matters prescribed by the Planning Regulation 2017. Regard cannot be had to
               comments from surrounding residents in deciding the application.




Document Set ID: 22364171
Version: 19, Version Date: 05/07/2023