L02 To NSC - lodge DA

Page 2

 As indicated above, the site is shown outlined in red on the zoning map in Figure 1 and also on the aerial
 imagery taken in 2023 in Figure 2. The site is positioned at the corner of Garnet Street and Straker Drive
 in Cooroy.

 There is no easement registered over the site or known to benefit the site.

 There is a one storey building erected along the eastern boundary of the site. A property access servicing the
 existing dwelling has been constructed off Garnet Street.

 There are trees and a wooden picket fence along the road frontage of the site and domestic style gardens
 within the site.

 Existing ground levels over the site are generally at about a reduced level of 120.2 m. to about 122.8m on
 Australian Height Datum




Figure 1: Location Map showing 2020 Noosa Plan zonings over the Site and adjoining lots with an 2023 Aerial Imagery Base Map
(source: Council’s On-line Mapping – 8 June, 2024)




                                                                                                                          2

Page 3

Figure 2: 2023 Aerial Imagery over the Site (source: Council’s On-line Mapping - 8th June, 2024)



There are no planning scheme overlays mapped over the site under the 2020 Noosa Plan.

The 2020 Noosa Plan is consistent with the 2017 State Planning Policy (“SPP 2017”) and therefore this
development application does not need to be assessed against SPP 2017

That DA overlay mapping administered by the State over the site identifies the following overlays:

        SEQ Regional Plan                        SEQ Regional Plan land use categories
         Triggers
        Water Resources                          Water resources planning area boundary

Existing community infrastructure that services the site includes the above two-way sealed roadways within
both Garnet Street and Straker Drive as well as all essential infrastructure considered necessary to service
low density residential development in Cooroy. This infrastructure includes being serviced by the town
water supply, connection to the Unity Water sewerage scheme, stormwater management, overhead
electricity supply and associated street lighting and underground telecommunication services. There is
11m. wide verge that contains a 2m. wide pathway along the site’s frontage to Garnet Street and
approximately 3.5m. wide turfed verge along the site’s frontage to Straker Drive. There is also a 2m. wide
paved pathway on the verge on the other side of the roadway within Straker Drive.

There are no other significant development assessment features known to be located on the site or affecting
this development application.



                                                                                                          3

Page 4

THIS DEVELOPMENT APPLICATION

The applicant proposes a subdivision of an existing lot as shown on the proposal plan by Martoo Consulting
that is numbered D-03088-01-A and dated 28th May, 2024. A copy of this proposal plan is included in
Attachment B. This proposal plan was based on a detail survey plan numbered 24334 Det and dated 24/05/2024
by Noosa Cooloola Land Surveys Pty. Ltd. .

The proposed lot design was decided by the applicant following liaison with Council which include a pre-
lodgement meeting with Council DA staff on 19th March, 2024 and which was attended by Chris Amies for
the applicant, Skye Jones from Complete Civil Consulting and myself.

As a result of feedback obtained from Council DA staff at this pre-lodgement meeting, Complete Civil
Consulting has prepared the proposed Stormwater Management Plan and Services Plan that are included
in Attachment C.

The proposed lot layout is essentially identical to the investigation plan discussed at the pre-lodgement
meeting and can be explained as follows:

       The site is proposed to be subdivided into 3 new lots which equates to 2 additional lots
       The applicant proposes to retain the existing dwelling on the site with its property access and to
        create a new lot of about 644 m2 to contain this dwelling and benefits from the existing property
        access. This lot is identified as proposed Lot 2 on the proposal plan in Attachment B. The
        proposed boundary between proposed Lots 1 and 2 is positioned so that the outermost projections
        of this existing dwelling are setback approximately 1.5m. to 1.6m. from this proposed new
        boundary.
       Proposed Lot 1 is a vacant new lot of approximately 646m2 excluding a proposed new road opening
        with a three chord 5 meter truncation at the corner of Garnet Street and Straker Drove as suggested
        by Council at the above pre-lodgement meeting.
       Proposed Lot 3 of about 652m2 is a vacant new lot with a frontage to Starker Drove.
       The details of the proposed Stormwater Management Plan and Services Plan are shown on the
        supporting plans in Attachment C. These works will be generally the subject of a subsequent
        approvals from Council and/or Unity Water and include the following:
        (a) new property accesses are proposed to service both proposed Lots 1 and 3 off Straker Drive.
        (b) roof water from the future dwelling in proposed Lot 1 is proposed to be connected to the existing
            stormwater management works within Straker Drive.
        (c) roof water from the existing dwelling in proposed Lot 1 will be connected to the existing
            stormwater management works within Garnet Street.
        (d) roof water from the future dwelling in proposed Lot 3 is proposed to be connected to proposed
            inter-allotment drainage in a drainage easement proposed to be registered through proposed
            Lot 2 to the existing stormwater management works in Garnet Street.
        (e) proposed Lot 1 is proposed to be connected by new gravity sewers in sewer easements
            proposed to be registered through proposed Lots 1, 2 and 3 to an existing sewer manhole in
            an existing registered easement within Lot 174 on SP213111.
       None of the proposed services easements are assessable development due to not being for access
        purposes.




                                                                                                           4

Page 5

THE DEVELOPMENT ASSESSMENT

Matters of Interest to Local Government

The site is in the Low Density Residential Zone in the 2020 Noosa Plan (refer to Figure 1)

The proposed reconfiguring a lot is code assessable development in the 2020 Noosa Plan.

Such a development application being code assessable is therefore to be assessed against the following
assessment benchmarks as applicable for the site and proposed development in the planning scheme:

    1.   Local Plan Code - Cooroy Local Plan Code
    2.   Zone Code - Low Density Residential Code
    3.   Reconfiguring a lot Code Code
    4.   Works Codes (as relevant to the proposed development)

The assessment against the 2020 Noosa Plan is included in Attachment D and confirms that the proposed
development is considered to comply with the purpose of these codes, the relevant performance outcomes
in these codes and/or acceptable outcomes in the above codes.


Matters of Interest to the State

An assessment of the development application against either assessment benchmarks in the SPP 2017 or
State Assessment Provisions due to the DA overlay mapping by the State under the Planning Regulation
2017 is not required in order for Council to assess this development application.


GROUNDS FOR APPROVAL

Grounds for approval of the proposed subdivision include, but are not limited to, the following:
        All three proposed new lots will or can be serviced by that community infrastructure as preferred in
         the 2020 Noosa Pan for Low Density Residential Zone development in Cooroy.
        All three proposed new lots have sufficient dimensions and area to enable each lot to be utilised
         by those uses envisaged in the 2020 Noosa Plan for lots in Low Density Residential Zone in
         Cooroy.
        All three proposed lots comply with the relevant assessment benchmarks in the 2020 Noosa Plan.

With due consideration to the above, the applicant requests that Council approves this development
application subject to reasonable and relevant conditions.

The applicant is also the owner of the site. This development application has been prepared in accordance
with the Act and the following four (4) Attachments are attached as part of the relevant application material:

         A. A Completed DA Form 1
         B. Proposal Plan by Martoo Consulting numbered D-03088-01-A and dated 20th March, 2022
         C. Stormwater Management Plan and Services Plan by Complete Civil Consulting numbered
            GY24-009.01-03-A and dated 05/24
         D. Assessment Against the 2020 Noosa Plan

The applicant requests that Council issue an invoice/payment link for Council’s assessment fees to Martoo
Consulting and made out to the applicant and then Martoo Consulting will liaise with the applicant so that
the applicant can pay Council directly.


                                                                                                            5

Page 6

Please contact me if Council requires any further information and/or clarification in relation to this
development application.


Yours faithfully,




Greg Martoo
Principal
martoo consulting pty ltd

Encl (4)




                                                                                                    6