Letter to Noosa Council - 20 Mitti Street

 “Adamson Town Planning, specialising in providing higher order town planning advice”




Other Provisions
In terms of the other codes including the Landscaping Code and Engineering Works Codes, the
proposed development either complies with or could be conditioned to comply.

The subject land is located within the Urban Footprint under the South East Queensland Regional Plan
2017 and makes use of available residential land which can be readily serviced in an efficient and
effective manner at minimum cost.

Having regard to the State Planning Policy 2017 (SPP), the proposed development is not within an
area mapped as being subject to flooding (refer OM6.3); however, the land is subject to localised
storm water flows during a 1%AEP event. For reasons given above, the proposed development does
not pose a significant risk to people or property.

Conclusion
The proposed development seeks to reconfigure land to create two allotments. The land contains a
Detached House which is in two parts connected by an elevated walkway. The existing structures are
to be retained and will become two dwellings, with internal modifications only being required for the
extension over proposed Lot 1. The current access, on site carparking and manoeuvring is adequate
to service both dwellings. Services and infrastructure can be readily provided for the proposed
allotments.

While technically both allotments are battle-axe in shape and don’t meet the minimum allotment size
of 800m², the area of both allotments is well over the minimum 600m² for the Detached House Zone.
Further, adequate building setbacks and private open space are provided ensuring a high level of
residential amenity and having enough area to meet the needs of users. The proposed development
is also consistent with the existing residential character of the locality.

The key issue in the assessment is the matter of localised stormwater flows over Lot 1 during a 1%AEP
event. In this case Lot 1 already contains an extension to the existing dwelling and has separate access
and parking. No other building work is required or intended other than internal modifications to
provide a kitchen and laundry and make this part of the dwelling self-contained once the
reconfiguration occurs.

The stormwater flows over Lot 1 during a 1%AEP event are intermittent and for a limited duration
unlike other parts of Noosa that are subject to river flooding (OM6.3). The existing extension is located
at least 580mm above the stormwater flow level and the velocity and depth of flow across the access
does not exceed the level of safety required under the relevant standard (QUDM). Consequently, the
existing development does not present a significant risk to people and property and the proposed
reconfiguring does not change the level of risk.

The proposed development is no different to a dwelling being established in the low-lying areas of
Tewantin, Noosaville or Noosa Heads where significant river flooding can occur. Development is
allowed in these locations subject to attaining minimum floor heights for habitable rooms. Access in



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18019 – 20 Mitti Street, Noosa Heads, August 2018