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Development Application part 2 Report and Plans - REC13/0060
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MAX WATTERSON+ASSOCIATES
CONSULTING SURVEYORS & PLANNERS
REPORT TO ACCOMPANY DEVELOPMENT APPLICATION FOR
RECONFIGURATION OF LOTS
ADDRESSES: 40 CRAWFORDS RD, BLACK MOUNTAIN
DESCRIPTIONS: LOT 477 MCH3548 & LOT 476 on MCH1319
APPLICANT: MORGAN WILLIAMS &
GIUSEPPE PALUMBO
PLAN OF DEVELOPMENT: 13-3366AC
DATE: 7th MAY, 2013
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PRINCIPAL 12 Maple Street (PO Box 639) Cooroy Q 4563 ABN 59 847 644 252
Max L. Watterson
Cadastral Surveyor (Qld)
B.Surv(UNSW). M.S.S.S.I
~ PH
FAX
0754426121
0754425125
EMAIL [email protected]
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1. SITE
1.1. PROPERTY DETAILS:-
Description: Lot 477 on MCH3548 & Lot 476 on MCH1319
Noosa Plan Zone: Rural
Locality: Mary River Catchment Locality
Overlays:
Riparian Buffer Area
Environmental Protection Area
Landslide Hazard Area
High & Medium Bushfire Hazard Areas
Agricultural Land Conservation Area
SEQ Regional Plan: Regional Landscape & Rural Production Area
Source: Modified from SCRC MyMaps
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1.2 SITE DESCRIPTION
The properties are located to the west of Crawfords Road at Black Mountain. The
Northern boundary adjoins Black Mountain Rd and the western boundary adjoins
Padilpa Rd. Lot 476 contains 19.7ha of land and Lot 477 contains 144.0ha.
At the centre of Lot 477 there is a residential dwelling this is connected to electrical
and telecommunication services. A driveway extends from the house towards
Crawfords Rd which is a graded gravel road. A dam is located close to the house for
water storage.
Towards the southern and eastern boundaries of both of the lots the land is fairly flat
and there are several large areas of cleared land. The remainder of the property
generally contains thick vegetation and undulating topography. A small watercourse
traverses through the southern boundary of Lot 477.
All of the adjoining properties are zoned as rural properties.
2. PROPOSAL
It is intended to realign the common boundaries of the two subject lots as shown on
the Proposal Plan (Ref: 13-3366AC) attached as Appendix A.
This proposal includes the transfer of 115.34ha of land from Lot 477 to Lot 476.
Lot 477 will contain 28.66ha of land and will continue to contain the existing features
of the house, the driveway and the dam. It will have 825m of frontage onto
Crawfords Rd.
Lot 476 is to contain 135.15ha of land. It is intended that the southern boundary of
Lot 476 will have 97.91 m of frontage onto Crawfords Rd; and to the north it will
include additional frontage of approximately 324m. At the east of Lot 476 there is an
existing cleared area which is flat and is suitable to be used as a house site area with
electrical and telecommunications services available from Crawfords Rd.
The proposal does not alter the character of the surrounding area and continues to
provide the opportunity for a rural lifestyle.
3. SOUTH EAST QUEENSLAND REGIONAL PLAN
The application for the Reconfiguration of Lots that create the same number of lots is
permitted in a Regional Landscape and Rural Production Area under the provisions
of the Regional Plan.
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4. NOOSA PLAN
4.1 Reconfiguring a Lot Code
Specific Outcomes Solutions
Lot Size and Dimensions
01 Lots have the appropriate area35 and
dimensions to provide for- The reconfiguration is compliant with
a) the intended use and, if not intended to be Division 3 of the Regulatory Provisions of
used by the Councilor State for community the SEQ Regional Plan 2009-2031 as it is
infrastructure, conservation purposes or a boundary realignment and no additional
public utilities including road widening are not lots are created.
less than the minimum sizes specified in
Table 14-68; and Both of the lots are an appropriate size
b) if for residential development- and shape to allow it to continue to be
i) a house site area of not less than that used for rural uses.
specified in Table 14-69; and
ii) if not within a sewerage service area, Lot 476 contains an appropriate area for a
an effluent disposal area; house site area and effluent disposal
c) if for community title subdivision, the minimum system as required in Table 14-69. Lot
lot sizes for the intended use are not less than 477 contains an existing house that is
identified for the relevant zone specified in currently appropriately located and this
Table 14-68; reconfiguration will not impact on the
d) siting and construction of buildings to amenity of this house.
minimise risk of soil erosion, landslide,
flooding and bushfire; The house site area on Lot 476 is sited
e) siting and construction of buildings to on an area of the property that is flat area
minimise detrimental impacts of effluent that is not at risk of landslide, soil erosion
disposal and water quality impacts; or flooding
f) retention of natural environmental values,
including native vegetation; The proposed house site area is partially
g) retention of cultural features and protect views included as a medium Bushfire Hazard
to cultural features; Area however it is in an area cleared of
h) minimisation of earthworks or retaining walls vegetation and is located close to
associated with building construction on Crawfords Road. This issue was raised at
sloping sites; a prelodgement meeting on the 19/3/2012
i) private and public open space and on-site where it was not found to be a crucial
landscaped areas; and factor in this development application.
j) convenient vehicle access and on-site
parking, loading and manoeuvring areas. Both of the lots contain sufficient area to
deal with the effluent disposal and water
quality of the site.
The reconfigured boundaries located to
avoid any areas of high value. This
proposal does not remove any native
vegetation.
Both of the lots contain sufficient area for
the parking and manoeuvring of vehicles
on the site.
Noosa North Shore Locality
02 No additional lots are created within the Not applicable
Noosa North Shore Locality.
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Specific Outcomes Solutions
Lake Macdonald Water Supply Catchment Area
03 No additional lots are created within the Not applicable
Lake Macdonald Water Supply Catchment
identified on Overlay Maps OM3.5 and OM9.5.
Lot layout
04 Subdivision of land for residential
development provides for a neighbourhood with The proposed new lots are not part of a
a strong and positive identity through- residential development and will have no
a) legible streets and open space networks; impact upon the street or open space
b) integrating prominent site features, networks. Both proposed lots are located to
including landmarks, native vegetation and include significant frontage onto Crawfords
views into the design; Road.
c) 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;
d) the location of lots intended for urban
settlement within proximity of retail and
commercial facilities;
e) shared use of public facilities by adjoining
communities;
f) enhancement of personal safety and
minimisation of potential for crime,
vandalism and fear by maximising
opportunities for casual surveillance of
public spaces; and
g) establishment of a sense of place.
05 House site areas are- House site areas are not located on steep
a) located at least 50m from any land including slopes and are not in close proximity to any
within a national park, conservation park, state national parks or conservation areas.
forest reserve, nature refuge, coordinated
conservation area or wilderness area; and
b) not located on steep slopes.
06 Lots for residential development are Not applicable.
designed to ensure variety in residential
streetscapes.
07 The street network- No new roads are required as part of this
a) has design features, which convey the development. Safe and convenient
primary function of each type of street and access points are available to both of the
encourage driver behaviour, speeds and lots.
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
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Specific Outcomes Solutions
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.
08 The development contains a pathway Not applicable.
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.
09 The subdivision layout is designed to Not applicable.
facilitate linkages with adjoining sites in the
immediate area.
010 Where the lots are to be used for Industrial Not applicable.
business or Commercial business uses, the
layout provides for appropriate buffer areas, to
mitigate possible impacts on nearby residences
or other noise sensitive uses.
011 For lots in the Rural Settlement Zone-a Not applicable.
sealed access to the nearest urban settlement is
available.
Water supply for fire fighting
012 An adequate and accessible water supply is The dam on Lot 477 will provide water for
provided for fire fighting purposes. fire fighting.
Energy efficiency
013 The street and lot orientation facilitates the The new lot layout is a minimal
change
construction of energy efficient buildings that and has minimal impact upon the solar
respond to the local climate conditions. access or exposure to prevailing breezes
of the houses.
AND
014 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
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Specific Outcomes Solutions
winter;
b) minimise solar access to the east and west
in the summer;
c) maximise access to any prevailing summer
breezes; and
d) minimise exposure to prevailing winter
winds.
I nfrastructu re
015 Each lot is capable of being serviced by All lots have available connections to
appropriate levels of- power supply and telecommunications
a) water supply; services and available areas that can be
b) reticulated sewerage; used for stormwater and effluent disposal.
c) stormwater drainage;
d) power supply; and
e) telecommunications;
AND
016 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 cycle;
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
017 Essential public utilities are available and
maintain their function during flood events up to a
1 % AEP (1:1 00 year ARI) flood event.
Electricity supply infrastructure There are no major pieces of electrical
018 Uses and works maintain a safe distance infrastructure located near the site.
from electrical infrastructure including
substations, overhead power lines, power poles
and transformers.
Earthworks and stormwater management
019 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,
_g_uantity or location of stormwater discharges.
020 Filling or excavation only occurs where it No filling or excavation is intended.
does not adversely impact on-
a) watercourses, drainage lines and wetlands;
or
b) vegetation on land identified on Biodiversity
Overlay Maps OM1.1-0M9.1; or
c) water levels on properties elsewhere.
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Specific Outcomes Solutions
Landscaping and visual amenity
021 Land development responds to the The natural landform and landscape is not
distinctive landscape character of the site by modified to accommodate the
utilising the natural features of the site, which development. The boundary realignment
include- passes through an existing crossing point
a) watercourses and drainage lines; at Happy Jack Creek and will not affect it.
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
e) views.
022 Native vegetation, including individual
mature trees are retained, protected, maintained This proposal does not include the
and supplemented, with particular consideration removal of any high value vegetation. It
given to- allows for the large tract of vegetation on
a) roadsides; Lot 476 to be preserved.
b) the amenity of adjoining land uses; and
c) the protection of environmentally sensitive
areas.
023 Buildings and other structures do not have a The proposed house site area is located
significant adverse impact upon the visual away from adjoining properties and is
amenity of surrounding areas. masked from view by surrounding
vegetation.
Open space
024 Public open space provides for a diverse Not applicable.
range of passive and active quality recreational
opportunities including sport to meet the outdoor
recreational needs of the community.
025 Public open space is designed and located Not applicable.
to-
a) be safe and easily accessible;
b) contribute to the legibility, accessibility and
character of the locality;
c) create attractive environment settings and
focal points;
d) enable the retention and protection of
significant vegetation, wetlands, watercourses,
drainage lines and other native
habitat areas, their associated buffers and
linkages/corridors and natural and cultural
features; and
e) be cost effective to maintain.
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Specific Outcomes Solutions
026 Land provided for active recreation areas is The realignment of the lots provides
of a physical standard and condition suitable for sufficient area for recreation on site.
the intended uses and is not subject to physical
or other constraints including contamination,
environmental or biophysical constraints or
legislative protection that would encumber its
use.
027Active parklands will provide a diverse range Not applicable
of recreational opportunities for all age groups
and are designed as attractive and enjoyable,
functional and safe places to recreate and meet.
028 The natural environmental and cultural Not applicable
values of land in the Open Space Conservation
Zone are not adversely affected by subdivision,
and land in freehold tenure in this zone is not
subdivided.
029 Lands with high biodiversity values which This proposal does not alter any of the
warrant conservation status are formally areas of the property that have high
protected for the long term. biodiversity values.
030 Buffers are provided incorporating No trees are to be removed from within the
development setbackls from the stream that will riparian buffer area and this proposal will
ensure that thedevelopment does not result in a not alter the quality of the stream.
negative impact upon the long-term viability of
the stream.
Road and rail corridors
031 Lots for residential development are not Not applicable.
subjected to high traffic noise levels from the
major road network or rail corridors.
Access easements
032Access easements are in appropriate No access easements are proposed
locations for safe access and egress, and supply
appropriate widths and levels of service for the
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This proposal is not expected to generate
significant amounts of traffic and will not
impact upon the functioning of the
surroundi road network.
032 A comprehensive network of trails is Not applicable.
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.
033 The proposal does not have an adverse Not applicable.
impact on the Noosa Trail Network.
Protection of existing residential amenity,
road safety and access points
034 The existing residential amenity of the Not applicable
estate is maintained without impacting on the
natural landform and landscape;
AND
035 The number of access points providing
access to lots from McKinnon Drive is
maintained or reduced.
Biodiversity Overlay Code
The overall outcomes sought for the Biodiversity Overlay Code are the following-
a) The natural resources of the former Noosa Shire are conserved including-
land which is of scenic, cultural, historical, educational, recreational,
scientific, ecological, biodiversity, economic, social or aesthetic value;
ii soil or landforms such as watercourses, drainage lines, foreshores,
dunes and steep slopes;
iii the ecosystem health and quality of the water, land and other natural
resources; and
iv the extent and condition of native and remnant vegetation, including
wetlands and areas of significant regrowth of local origin;
b) The biological diversity of native flora and fauna and their habitats is
maintained;
c) Wildlife corridors, vegetation links and riparian vegetation are conserved,
managed and rehabilitated to ensure the long term ecological viability and
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sustainability of native flora and fauna species;
d) Activities that may impact upon vegetation are managed so as to minimise
the
impact upon Noosa’s natural resources, including-
the ecological values of water catchment areas;
ii that part of the natural environment that may be environmentally harmed
by vermin, pests, noxious plants or threats such as fire, development and
inappropriate land management; and
iii vistas and scenic amenity of the landscape;
e) The replanting or rehabilitation of degraded ecosystems and habitat is
achieved;
f) In the case of urban areas, urban amenity, quality of life and ecosystem
health is
maintained and enhanced.
Comment:
The proposed boundary realignment is minor and will not impact upon the
environmental value of the land. This proposal does not include the removal of any
vegetation.
The Environmental Protection Area contains sparse vegetation and this boundary
realignment is placed through existing cleared areas.
This proposal ensures that no areas of significant vegetation are affected.
It is considered that the proposed boundary realignment achieves compliance with
the Biodiversity Overlay Code.
Natural Hazard 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
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Comment:
The proposal does not include any additional dwellings or works in the area that is
identified to be at risk of Landslide.
Any further infrastructure that is required for Lot 476 can be sited outside of the
landslide hazard area.
The proposed house site area is partially included as a medium Bushfire Hazard
Area; however it is an area that is cleared of vegetation and located close to
Crawfords Road. The property has access to water that can be used for fire fighting
purposes.
Natural Resources Overlay Code
The overall outcomes sought for the Natural Resources Overlay Code are-
a) for agricultural land conservation areas-
the use of good quality agricultural land for agriculture is not adversely
affected by other forms of development; and
ii uses that are able to be located elsewhere do not locate within agricultural
land conservation areas;
Comment:
Any areas that are identified as agricultural land conservation areas will not be
impacted by this proposal. This reconfiguration will not prevent this land from
continuing to be used for agricultural purposes if required.
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 amenity of the property by providing
easy road access and frontage to both lots.
The proposal is considered to be compliant with all relevant parts of The Noosa Plan.
The report shows that approval of the proposal is warranted subject to the imposition
of reasonable and relevant Conditions.
/
Max L. Watterson
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APPENDIX A
Proposal Plan (Ref:13-3366AC)
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[OCR of page images]
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APPENDIX A
Proposal Plan (Ref: 13-3366AC)
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f.’
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MAX WATTERSON
+ASSOCIATES
CONSULTING SURVEYORS
& PLANNERS
12 Maple Street
PO Box 639
Cooroy Qld 4563
Ph. (07)54426121
Fax. (07) 54425125
[email protected]
Client: M. WI LLlAMS
Project:
PLAN OF PROPOSED
RECONFIGURATION
OF LOT 476 ON
MCH1319 & LOT 477
ON MCH3548.
PARISH: TUCHEKOI
COUNTY: MARCH
LOCAL GOVT: SUNSHINE COAST R.C.
LOCALITY: BLACK MOUNTAIN
Plan 1 of 1
Scale: 1 :6000
Date: 07-05-13
Datum:
Origin:
Ref:
Cont.lnt:
13-3366AC
NOTE:
This plan has been prepared for application
purposes only and may be subject to change.
Dimensions and areas shown hereon are
approximate only and subject to final survey.
Used in these records
Development Application part 2 Report and Plans - REC13/0060Related documentApplication case desk ↗
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