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Subdivision Report
Development Application
Planning Report
Reconfiguring a Lot (1 into 8 lots)
situated at 60 Glenridge Drive, Cooroibah
described as Lot 47 on RP860577
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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 ............................................................................................................. 6
3.0 Proposed development details ......................................................................................... 7
4.0 Background...................................................................................................................... 9
5.0 Planning assessment ........................................................................................................ 9
Key Issues .......................................................................................................................................... 9
5.1 Biodiversity, Wetlands and Waterways......................................................................................... 9
5.2 Flooding ....................................................................................................................................... 10
5.3 Bushfire ........................................................................................................................................ 11
6.0 State assessment and other matters .............................................................................. 11
6.1 State interests ....................................................................................................................... 11
6.1.1 Matters established in the Planning Regulation ............................................................................ 11
6.1.2 State Planning Policy ...................................................................................................................... 11
7.0 Conclusion .................................................................................................................... 12
Client Name: Mark Bain Constructions Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 13 December 2021
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local
Government and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses
the key issues and matters where a proposed development does not exactly meet the requirements of, or
conflicts with, a planning scheme or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no
responsibility for decisions or actions taken as a result of any data, information, statement or advice, expressed
or implied, contained within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Reconfiguring a Lot (1 into 8 lots)
Type of approval sought: Development Permit for Reconfiguring a Lot
Site address: 60 Glenridge Drive, Cooroibah
Real property description: Lot 47 on RP860577
Site area: 16.38ha
Assessment manager: Noosa Council
Owner details: Maria and Gary Roper
Applicant details: Mark Bain Constructions Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: SPP 2017
Regional Plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), Rural Living Area.
Planning scheme: The Noosa Plan
Zone: Rural residential
Level of assessment: Code
Applicable overlays: Land subject to Acid Sulfate soils
Biodiversity, Waterways and Wetlands Overlay
Bushfire Hazard – Medium and Potential Impact buffer
Flood Hazard
Applicable codes: Rural Residential Zone Code
Reconfiguring a Lot Code
Works Codes
1.3 Referral agencies
The application is required to be referred to SARA as a concurrence agency under Schedule 10
Div 4, Sub 2 Table 1 of the Planning Regulation 2017 as part of the premises is within 25m of a
State transport corridor.
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2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
The lot consists of a dwelling house and has historically been used for
Existing land use
cropping practices (sugar cane).
Frontage and access Approximately 225m of frontage to Glenridge Drive with a centrally
located vehicle access to the existing dwelling house.
Topography and views The lot has approximately 2m of slope generally towards a centrally
located drainage line which slopes to the east of the land.
Existing vegetation The site is generally void of vegetation with stands of regrowth along the
boundaries and a portion of the drainage line.
Easements Nil
Figure 1 - Aerial view of the subject site. Source: Noosa Council Mapping.
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Figure 2 - Recent aerial of the subject site. Source: Nearmaps
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Figure 2 - Recent aerial of the subject site. Source: Nearmaps
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Figure 3 - Zone Map. Source: Noosa Council Mapping.
2.2 Surrounding land uses
The site is surrounded by rural residential lots with a finger shaped portion of native vegetation to
the north east. Directly opposite the site is a wholesale nursery business as shown in Figure 4 below.
Figure 4 - Surrounding land uses
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3.0 Proposed development details
Table 2: Summary of development aspects
Reconfiguring a lot
Existing lots 1
Proposed number of lots (subdivision) 8
Lot, Covenant and building envelope Existing Lot = 16.38ha
sizes
The following Table shows the lot size, proposed
covenant area size and building envelope size.
The subdivision proposes environmental covenants over flood affected areas of the lots, vegetation
rehabilitation and generous sized building envelopes. A new road is proposed with minor access to
lots 3 and 5 leading from the new cul de sac. Importantly no building envelope is required to be filled
for the 1%AEP (2100), except for proposed lot 1 - where minor filling of 0.74m is required to obtain
flood immunity.
The following Figure 5 shows the proposed subdivision with the green shaded areas representing
proposed covenants, and the blue shaded areas are the generous building envelopes and the green,
1000m² indicative building platforms (500mm above the DFE). Noting the existing dwelling is
retained wholly within the building envelope within proposed Lot 8.
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Figure 5 - Proposal plans
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PERSPECTIVE
Figure 5 - Proposal plans
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4.0 Background
A Prelodgement meeting was undertaken on the 17 November 2021 with a subsequent site
inspection undertaken by Council’s environment officer on the 22 November 2021. Although Council
did not reproduce any minutes, the following issues were discussed:
- No defined channel / waterway and current cane farm (Conor Neville)
- Subdivision Design - Lot 1 Engineering and Flood Modelling (3 options for development)
(Doug Reynolds)
- Proposed 10.86ha of Environmental Covenant and Rehabilitation – Overall Net
Environmental Benefit.
5.0 Planning assessment
Key Issues
5.1 Biodiversity, Wetlands and Waterways
The site is generally void of vegetation except for various stands of regrowth around the boundary
and near the drainage line. The site has previously been used for cropping purposes (sugar cane)
which is clearly shown in Figure 6 below.
Figure 6 - Ploughed paddocks prior to seeding
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The site is affected by a mapped Riparian Buffer area which appears to have been incorrectly
mapped as there is no waterway onsite. In any case, a proposed covenant and rehabilitation of some
of this area significantly improves the ecological value of the land. An analysis of the Biodiversity
Overlay and Ecological Assessment, prepared by Conor Neville concludes the development results
in a net gain of ecological values over the site given the proposed rehabilitation when compared to
the historical cropping use.
The proposal complies with the Biodiversity, Wetland and Waterways Overlay Code as there is no
mapped waterway onsite, native vegetation is not proposed to be fragmented and there is a clear
net increase in ecological values of the site because of the development.
5.2 Flooding
The site is flood affected. A Flood Investigation prepared by Peakurban concludes the development
does not impact on adjoining or downstream properties. The building envelopes are positioned
outside the flood affected area and are naturally above the 1%AEP (2100) except for proposed lot 1
which requires a small quantity of fill up to 0.7m in depth. Figure 7 below shows the positioning of
the building envelopes in relation to a 1%AEP (2100) flood event.
Figure 7 - Representation of the 1% AEP and the building envelope locations
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In terms of flooding, the proposal complies with Reconfiguring a Lot Code and the Flood Overlay
Code as the development:
• Avoids risk to life and property by proposing safe vehicle access to the lots with the road
providing 10%AEP flood immunity and being trafficable in a 1% AEP flood event;
• No impact to flood levels to adjoining properties;
• Provides building envelopes above the 1% AEP (2100) when modelled with all culverts 100%
blocked;
• Clearly achieve a 1,000m² building platform 500mm above the DFE;
• Non-worsening of peak flood levels downstream is achieved;
• No loss of flood storage;
• Provides a covenant over the flood plain to ensure natural processes are retained;
• Improvements to the flood plain are proposed by removing agricultural uses that historically
were undertaken on the lot and reinstating a portion of the natural environment;
• Improves stormwater quality.
It is requested that Council consider the 1,000m² building platform not be constructed as part of the
subsequent OPW approval as this size building platform can be achieved by future owners within
the building envelope at the time of the Building Approval.
The applicant is comfortable for a property note to be placed on the lots to ensure the minimum floor
level is achieved for the dwelling. This provides maximum flexibility for future owners to construct a
premises anywhere within the building envelope. Noting that all building envelopes obtain the
1%AEP (2100) flood immunity without a building platform.
5.3 Bushfire
North Coast Environmental have undertaken a Preliminary Bushfire Management Plan which has
informed the subdivision design. The building envelopes are located more than 25m from the
proposed revegetated areas and will ensure a building fire rating of BAL29.
The consultant also recommends appropriate low bushfire risk plantings around the road which will
ensure residents have a safe access in the event of a fire. The subdivision designmaintains the
safety and property from the adverse impacts of bushfire.
6.0 State assessment and other matters
6.1 State interests
6.1.1 Matters established in the Planning Regulation
There are no relevant matters applicable to the application.
6.1.2 State Planning Policy
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The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The site is not located in the erosion prone area.
7.0 Conclusion
This application seeks a Development Permit for Reconfiguring a Lot (1 lot into 8 lots) situated at 60
Glenridge Drive, Cooroibah. The proposal is subject to code assessment within the Rural Residential
zone. The assessment finds the proposal meets the relevant Acceptable and Performance
Outcomes of the Development, Works and overlay Codes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development
(The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of
the assessment benchmarks for the development; and
(b) may decide to approve the application even if the development does not comply with
some of the assessment benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment
benchmarks, decide to refuse the application only if compliance cannot be achieved by
imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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