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Planning statement
Attached to the e-mail REC15/0024 Development Application 71 Cooroy Noosa Rd Tewantin.
Our Reference: 01907 LO2 NG 28th October 2015 Chief Executive Officer Noosa Council PO Box 141 TEWANTIN Q 4565 ATTENTION: ENVIRONMENT AND PLANNING DEPARTMENT Confidential Email Transmission: [email protected] Original in Post: No Dear Sir/Madam, RE: LODGMENT OF APPLICATION DEVELOPMENT APPLICATION – RECONFIGURATION OF LOT (1 LOT INTO 2 LOTS) AND ACCESS EASEMENT OVER LAND SITUATED AT 71 COOROY NOOSA ROAD TEWANTIN AND DESCRIBED AS LOT 210 ON RP136750 Martoo Consulting has been engaged by Ms Dionne Amato Ali, as applicant for the above proposal to submit a development application to the Noosa Council under the Sustainable Planning Act 2009. This application seeks approval for Reconfiguring a Lot to create two lots and an access easement over Lot 210 on RP 136750 located at 71 Cooroy Noosa Road, Tewantin. This letter details the subject site and surrounds, the development proposal and provides an assessment of the proposal against relevant code provisions contained within the Noosa Plan 2006. 1. THE SUBJECT SITE AND SURROUNDING USES The subject site comprises a triangular shaped parcel of land located on the southern side of Cooroy Noosa Road, Tewantin opposite the Noosa Golf Club. The site has an area of 2188m2 and contains an existing dwelling at the rear of the site and a small relative’s apartment to the front of the site. Access to both buildings extends along the eastern side boundary. A plan indicating the location of the site is provided below in Figure 1. As detailed by Figure 1, the character of the locality is a residential lots along the southern side of Cooroy Noosa Road with the open space area of the Noosa Golf Course to the north. The site is located approximately 2.2 kilometres from the urban services of Tewantin.
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Subject site
Figure 1 – Locality plan Source: Google Earth
3. THE DEVELOPMENT APPLICATION
This application seeks a Development Permit for Reconfiguring a Lot to create one additional lot on the
site at 71 Cooroy Noosa Road, Tewantin. Plans prepared by Martoo Consulting are included as
Attachment 1.
The proposed subdivision layout includes:
• Proposed Lot 1: 1354m2 includes existing dwelling
• Proposed Lot 2: 834m2 includes existing dwelling
Access to proposed lot 1 to the rear of the site will be via an access easement along the eastern
boundary.
4. ASSESSMENT
4.1 State Planning Instruments
South East Queensland Regional Plan 2009- 2031
The South East Queensland Regional Plan includes the site in the Urban Area which permits urban uses.
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State Planning Regulatory Provisions - South East Queensland Koala Conservation
The site is not mapped as an assessable development area and therefore does not trigger assessment under
the Regulatory Provisions.
4.2 Local Planning Instruments
4.2. Noosa Plan 2006
The Noosa Plan includes the site in the Tewantin and Doonan locality and provides the site with a Detached
housing zoning. The assessment table for the locality indicates that a reconfiguration of a lot is code
assessable development.
The codes identified in the Noosa Plan as being applicable to code assessable development for the
reconfiguration in the locality include:
- Tewantin and Doonan Locality code
- Reconfiguration of a Lot Code
- Landscaping Code and
- Engineering Works Codes.
• Tewantin and Doonan Locality code
The proposal has been reviewed against the relevant provisions of the code and is consistent with the
intent of the zone to provide single detached housing that is of a domestic scale.
• Reconfiguration of a Lot Code
The proposal has been reviewed against the relevant provisions of the code and the following is noted:
- Minimum lot size of 600m2 and 800m2 for rear or battleaxe lots detailed in Code.
Proposed lot 1 is a rear lot and has an area of 1354m2 and proposed lot 2 has an
area of 834m2 both of which comply with the provisions of the code.
- Proposed house sites reflect a natural division of the site between the two existing
buildings on site.
- Sites connected to urban services which extend to the site..
• Landscaping Code
The proposal has been reviewed against the relevant provisions of the code and is able to comply with
the relevant requirements.
• Engineering Works Codes
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Page 4 The proposal has been reviewed against the provisions of the Engineering Works Codes and will be able to comply with relevant requirements. Sight distances are able to be achieved to the east however existing vegetation within the road reserve currently reduces sight lines to the west as illustrated by the photographs below. Figure 2 – photographs of existing access and vegetation in the road reserve The vegetation with the road reserve that obscures the sight lines comprises a mixture of palms and shrubs and it is noted that if removed would enable compliance. The applicant therefore requests
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removal of the vegetation to enable compliance with relevant standards but also to improve the sight
line for the existing driveway.
6. CONCLUSION
The development proposal is considered to represent an appropriate subdivision of land and provides
an urban residential subdivision that is consistent with the existing and desired character for the area.
This application can be supported on a number of grounds as detailed in the above report. These
grounds include:
The proposal is consistent with the established character of the locality;
The proposed subdivision is a natural reflection of the site based on the two existing
dwellings on site;
The proposal is unlikely to result in any significant impacts on the environment, existing
infrastructure or general community.
The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
The enclosed development is submitted electronically and includes:
Proposal Report including Proposal Plan and Locality Plan;
completed IDAS Forms 1 and 7;
Council’s application fee as the Assessment Manager for the application will be paid
electronically upon formal advice from Council.
Please contact our office if you require any further information and/or clarification with respect to the
above application.
Yours sincerely
Nadine Gorton
Senior Planner
Martoo Consulting Pty. Ltd.
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Attachments
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Attachment A – Proposal Plan