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Planning Report 2125 - Loxton Subdivision
Attached to the e-mail Reconfigure a Lot (1 into 2) - RAL18/0009.
Proposal Report
Development
Application
Development Permit for Reconfiguring a Lot
(1 into 2 residential lots and easements)
Lot 2 on RP173874 located at 20 Mitti St, Noosa Heads
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proposal report
Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ............................................................................................... 3
1.2 Planning instrument details ....................................................................................................... 3
1.3 Referral agencies ....................................................................................................................... 3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ......................................................................................................................... 4
2.2 Surrounding land uses ............................................................................................................... 5
3.0 Proposed development details ........................................................................................... 6
4.0 Planning assessment ....................................................................................................................... 7
4.1 Pre-lodgement .......................................................................................................................... 7
4.2 Key issues ................................................................................................................................. 7
5.0 State assessment and other matters ................................................................................ 11
5.1 State interests ..........................................................................................................................11
5.1.1 Matters established in the Planning Regulation ............................................................................... 11
5.1.2 State Planning Policy ......................................................................................................................... 11
6.0 Conclusion ...................................................................................................................... 11
Prepared by:
Jack Lewis – Senior Planner B.Sc Hons UNSW, M.Plan Otago
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
Date: 13/04/2018 – Version 1
© Martoo Consulting Pty Ltd 2018
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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1.0 Summary
1.1 Development application details
Proposed development: Reconfiguring a Lot – 1 into 2 residential lots and easements.
Type of approval sought: Development Permit
Site address: 20 Mitti Street, Noosa Heads
Real property description: Lot 2 RP173874
Site area: 1,373m2
Assessment manager: Noosa Shire Council
Owner details: Peter Loxton and Sarah Tritton
Applicant details: Jack Lewis C/- Martoo Consulting Pty Ltd
1.2 Planning instrument details
State planning policy: Relevant State Interest Policies (July 17)
Regional plan: South East Queensland Regional Plan 2017
Designation: - Urban Footprint designation.
Planning scheme: The Noosa Plan (3 July 2017)
Locality: Noosa Heads Locality
Zone: Detached Housing Zone
Level of assessment: Code
Overlays: Natural Hazards
- Potential Landslide Hazard (Not triggered as not involving
vegetation clearing or earthworks)
- Potential Acid Sulfate Soils (Not triggered as not involving
earthworks)
Applicable codes: Noosa Heads Locality Code
Reconfiguring a Lot
Landscaping Code
Engineering Works Codes
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Site Description
characteristic
Existing land use Detached House
Existing structures Detached House within two attached buildings.
Frontage and 4.16m to Mitti Street
access
Topography and The site slopes at a rate of approximately 17% from Mitti Street east towards
views an intermittent drainage line located between the existing buildings.
Existing vegetation The site includes numerous palms and melaleucas, which are not proposed
to be removed as part of this proposal.
Adjoining the site to the east is the Noosa National Park.
Existing waterways A small intermittent drainage line extends through the site from south to north
towards the ocean. The drainage line is not mapped as either a drainage
feature or waterway by the Water Act 2000.
Existing Approvals There are no existing planning approvals over the site.
The initial three storey house was constructed in 1980. The addition to the
dwelling was approved in 2016 (PC16/0951).
Figure 1: Aerial view and zoning map
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Figure 2: Photos looking along the driveway to the west (towards Mitti St) and east (towards the NP).
Figure 3: Photos of the driveway looking west and north (down Mitti St).
2.2 Surrounding land uses
Surrounding land uses
Surrounding land uses
North The ‘Rainforest Terraces’ at 22 Mitti Street include five individual townhouses with a common
laneway access with a central tennis court and pool on common property. Each building lot is
~350m2.
South ‘Park Edge Court’ at 14 Mitti Street includes three individual townhouses with a common road
connecting each of the buildings. Each building lot ranges in size from 358m 2 to 378m2.
East The site adjoins the 2,870ha Noosa National Park to the east.
West Adjoining the site to the west is 18 Mitti Street which is 607m2 and has 28m of road frontage.
Across Mitti Street to the west is a nine unit development (15 Mitti Street - Alderley) and four
unit development (13 Mitti Street).
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3.0 Proposed development details
Reconfiguring a lot
Existing lots 1 detached house lot with access from Mitti Street
Proposed number of lots (subdivision) 2 residential detached house lots with access, drainage
and service easements.
The application proposes to subdivide the existing 1,373m2 lot into 2 residential lots both gaining
access from Mitti Street. The connecting structure between the existing buildings is to be
demolished at plan sealing stage. The proposed size and dimensions of each lot is included below.
Lot Size Dimensions Easements Access
1 697m2 Irregular shaped Services and access Shared access along existing driveway.
(540m2 excluding rectangle (average 25m x (part)
easements) 25m around existing
house)
2 676m2 ‘L’ shaped lot (average Drainage Shared access along existing driveway.
(603m2 excluding 40m x 25m around
easements) existing house)
Figure 4: Proposed subdivision plan
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4.0 Planning assessment
4.1 Pre-lodgement
On the 16 March 2018, a pre-lodgement meeting was undertaken with Council officers Mark Lewis
(Senior Development Engineer) and Kerri Coyle (Manager Development Assessment) to discuss
planning requirements and key issues applicable to this development application.
Summary of key issues
Issue Council response Applicant response
Assessment is required against the Overall The plan of subdivision demonstrates suitable
Minimum
Outcomes of The Reconfiguring a Lot onsite parking and turning for vehicles,
Lot Size
Code. The proposal will need to appropriate setbacks from existing buildings in
demonstrate suitable on site car parking accordance with The Noosa Plan and a
and turning for vehicles, sufficient outdoor dedicated drainage easement surrounding the
recreation space, and maintain appropriate existing drainage line.
setbacks between the 2 existing buildings. The following assessment also demonstrates
Overall, given the pattern of development the proposed lot sizes are larger than the
in the area with many lots also falling below surrounding development pattern, and allow
the minimum lot size, there is considered for a suitably sized house on each lot with a
some merit for the proposal where the sufficient curtilage area for open space around
above matters are appropriately the buildings.
addressed.
Demonstrate passing opportunities at the The subdivision plan and associated access
Access
top and bottom of the battleaxe handle to easements demonstrate cars are able to
negotiate the driveway. Due to the length negotiate the driveway access without causing
of the access driveway it is also necessary external impacts to Mitti Street. The proposal
for the internal driveway and easements be plans also demonstrate suitable onsite
sufficient to allow vehicles to enter and exit manoeuvring within a proposed access
the site in a forward gear. easement on proposed Lot 2.
Stormwater The subdivision design shall avoid the The lot boundaries provide for suitable
drainage path being located within both setbacks to buildings while also ensuring the
lots. This might be resolved through waterway is entirely contained within proposed
incorporating this waterway/drainage line in Lot 2. A drainage easement with sufficient
common property/easement similar to the width beyond the defined bank is proposed
manner in which other properties in the along the boundary of Lot 2 allowing existing
area have been subdivided. stormwater from Lot 1 to utilise the easement
and any future drainage works (if required).
Services Provide a subdivision plan with relevant The subdivision plan demonstrates a service
easement of all servicing to each new lot. easement for water, sewerage connection,
electricity and telecommunications can be
provided for within an easement under the
existing driveway.
4.2 Key issues
The proposal has been assessed against the relevant codes and generally complies with all
corresponding Specific Outcomes and Probable Solutions. Further discussion with regard to
assessment against the Specific and Overall Outcomes regarding Lot Size & Dimensions, Traffic &
Access, and Servicing requirements is provided below.
Lot Size and Dimensions
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Specific Outcome O1 requires new detached house lots have an area no less than 600m2 and
800m2 for battleaxe lots (not including any access easement), with an average width of 17m. The
proposed lots have an average width of 25m, are both battleaxe lots with an area of 676m2 and
697m2, thereby not strictly complying with the Specific Outcome.
The relevant Overall Outcomes of the Reconfiguring a Lot code seeks for lot sizes and dimensions
are appropriate for their intended use as a detached house. Each lot shall also provide for
compatible relationships between land uses, with suitable, safe and appropriate access.
Immediately to the west of the site (across Mitti Street) are predominantly attached units within the
Semi Attached Housing zone with an average size of ~150m2. The average lot sizes of the five
developed lots to the north and three developed lots to the south is 355m2. Council indicates these
adjacent lots were historically developed in this arrangement to allow for the natural drainage line to
remain in common property. A copy of the surrounding lot sizes and general drainage line path is
included as Figure 5 below.
Figure 5: Adjoining lot sizes and indicative drainage lines
The proposed lot shapes and sizes are larger than the lots to the immediate north and south within
the Detached Housing zone and provides for single detached houses to be developed consistent
with the intent of the zone.
The proposed lot sizes and dimensions allow for the existing buildings to include a large enough
curtilage area around each house. As part of the subdivision, the ‘access link’ connecting the two
lots is proposed to be removed and a full kitchen and laundry may be constructed to establish a
separate detached house. A copy of the existing building approval plans are included as Figure 6
below.
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Figure 6: Building approval plans with additions to the existing house and proposed subdivision plan
The proposed lot boundary between the existing buildings is a minimum of 2.5m from the existing
11m high building on proposed Lot 1 and is compliant with the relevant setback provisions of The
Noosa Plan. Each building also includes approximately 200m2 of site coverage and represents 33%
(Proposed Lot 1) and 37% (Proposed Lot 2) of site cover calculations relative to the proposed lot
sizes (not including easements). The resultant site cover will comply with the Detached House Code
provisions and is of a scale compatible with surrounding development. The design also maximises
the retention of vegetation between buildings and allows for a suitable area at ground level for
outdoor recreation, entertainment, clothes drying and vehicular access.
It is demonstrated that each lot affords sufficient outdoor open space areas around the buildings and
allows for access, services and waterways to be contained within common easements.
The subdivision design meets the relevant Overall Outcomes of the Reconfiguring a Lot code
pertaining to lot size and dimensions.
Traffic and Access
The Specific Outcomes of the Reconfiguring a Lot code seek for traffic generated by the
development does not have an adverse impact on the functioning of the road network, and the
access easements are in appropriate locations and widths to cater for the vehicles that will use
them.
The design allows for two cars to pass within an access easement at the bottom of the driveway and
a sufficient area within the existing driveway (off the main carriageway of Mitti Street). This proposal
replicates the existing onsite situation and allows for users to negotiate the battleaxe handle in a
forward gear (see Figure 7).
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Figure 7: Design vehicle swept paths
The corresponding access easement encumbering proposed Lot 1 and benefiting proposed Lot 2
are in appropriate locations for safe access and egress, without impacting Mitti Street or the
adjoining neighbour’s access. The plans demonstrate appropriate widths and levels of service for
the number of vehicles that will utilise the driveway access, consistent with the Specific Outcomes of
the Reconfiguring a Lot code.
Servicing
The site is able to connect to all infrastructure services including:
- Reticulated water within the Mitti Street frontage with house connections extending under the
existing access driveway.
- Accessible water supply for firefighting purposes within Mitti Street.
- Underground electricity supply and telecommunications within the frontage of the site with
house connections extending under the existing access driveway.
- The existing Unitywater sewerage main extends under the existing house on proposed Lot 2.
The building on proposed Lot 1 is currently connected to the sewer with a small pump
connecting into the existing sewerage line. Any future house connection for a separate
house can will be located within the easement under the driveway.
- Both lots are able to connect in to the proposed drainage easement extending through the
site.
There is no vegetation required to be removed to accommodate the servicing of each lot and the
proposed boundaries have been located to avoid existing trees within the site. The subdivision is
able to connect into all relevant infrastructure and services consistent with the Probable Solutions
and Specific Outcomes of the Reconfiguring a Lot Code and Engineering Works Codes.
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5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The following assessment benchmarks are
applicable and have been appropriately considered in preparing this development application:
State interest Assessment against assessment benchmark
Water Quality The State Planning Policy requires any reconfiguring a lot application
involving 6 or more lots to meet the stormwater management design
objectives in Appendix 2. The proposed 2 lot subdivision does not meet
the threshold for requiring onsite water quality treatment and is nt
required to provide onsite water quality treatment.
Bushfire Hazard The State Planning Policy requires any reconfiguring a lot application
development mitigates the risks to people and property to an
acceptable or tolerable level. The site is adjacent to a rainforest and is
not mapped within an identified bushfire hazard area or buffer area.
6.0 Conclusion
This application seeks a Development Permit for Reconfiguring a Lot (1 into 2 residential lots and
easements) within the Detached Housing zone at 20 Mitti Street, Noosa Heads. The proposal is
code assessable development under The Noosa Plan. The assessment finds the development
meets the relevant Overall Outcomes of the Noosa Heads Locality, Reconfiguring a Lot,
Landscaping and Engineering Works Codes.
This report includes a number of grounds supporting the proposed development, including:
- The proposed lot sizes are larger than those existing immediately north and south within the
Detached Housing zone, and is consistent with the developed character of the
neighbourhood;
- The design provides for lot sizes and dimensions that are appropriate for their intended use
as residential houses, including suitable open space areas within each building’s curtilage;
- All lots can be serviced by way of effective and efficient provision of relevant infrastructure;
- The proposed boundaries have been located to not have an unacceptable impact on existing
drainage features and adjoining premises; and
- Suitable, safe and appropriate access is provided to each lot.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended.
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