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TOWN PLANNING REPORT RECONFIGURING A LOT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) FOR Altum Constructions
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TOWN PLANNING REPORT
RECONFIGURING A LOT
Lots 6 & 7 Resort Drive, Noosa Heads
(Precincts E2 and F Parkridge Noosa)
FOR
Altum Constructions
M2562 – Rev. A
June 2017
JFP Urban Consultants Pty Ltd
Prepared by: Sian Davis
Approved by: Graeme Bews
BRISBANE SUNSHINE COAST CENTRAL QUEENSLAND
JFP House 237-239 Bradman Avenue, Maroochydore 59 Goondoon Street, Gladstone
76 Ernest Street, South Brisbane PO Box 6 Maroochydore Qld 4558 PO Box 172, Gladstone Qld 4680
PO Box 3634, South Brisbane Qld 4101 P 07 5443 2500 F 07 5443 4759 P 07 4972 2100 F 07 4972 5444
P 07 3844 7161 F 3846 1959
JFP URBAN CONSULTANTS PTY LTD ABN 79 050 414 045 MEMBERSHIPS. UDIA. PCA. PIA. UDAL. SSSI. RPECQ. AILA. WEBSITE. WWW.JFP.COM.AU
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TABLE OF CONTENTS
TABLE OF CONTENTS ....................................................................................................................................... 3
1.0 EXECUTIVE SUMMARY ......................................................................................................................... 5
1.1 SITE DETAILS ................................................................................................................................................. 5
1.2 APPLICATION DETAILS .................................................................................................................................. 5
1.3 REFERRAL AGENCIES ..................................................................................................................................... 5
2.0 SITE HISTORY ....................................................................................................................................... 6
2.1 PREVIOUS DEVELOPMENT APPROVALS........................................................................................................ 6
2.2 PRELODGEMENT DISCUSSIONS .................................................................................................................... 6
3.0 THE DEVELOPMENT PROPOSAL ............................................................................................................ 7
3.1 RECONFIGURATION AND PROPOSED STAGING............................................................................................ 7
4.0 SITE IN CONTEXT .................................................................................................................................12
4.1 DEVELOPMENT SITE.................................................................................................................................... 12
4.2 SURROUNDING LOCALITY ........................................................................................................................... 12
4.3 SITE CHARACTERISTICS ............................................................................................................................... 13
4.3.1 Topography and Drainage Patterns .................................................................................................... 13
4.3.2 Vegetation .......................................................................................................................................... 13
4.3.3 Waterways, Wetlands, Flooding and Acid Sulfate Soils ..................................................................... 14
4.3.4 Site Contamination & UXO ................................................................................................................. 14
4.3.5 Heritage .............................................................................................................................................. 14
4.4 ACCESS AND MOBILITY ............................................................................................................................... 14
4.4.1 Vehicular Access ................................................................................................................................. 14
4.4.2 Pedestrian, Cycle and Public Transport .............................................................................................. 14
4.5 INFRASTRUCTURE ....................................................................................................................................... 14
4.5.1 Services ............................................................................................................................................... 14
4.5.2 Community Facilities .......................................................................................................................... 14
5.0 STATUTORY PROVISIONS AND COMPLIANCE........................................................................................15
5.1 STATE PLANNING POLICY............................................................................................................................ 15
5.2 SEQ REGIONAL PLAN 2009-2031 ................................................................................................................ 16
5.3 THE NOOSA PLAN ....................................................................................................................................... 16
5.3.1 Noosa Heads Locality Plan .................................................................................................................. 16
5.3.2 Overlays .............................................................................................................................................. 17
5.3.3 Applicable Planning Scheme Codes .................................................................................................... 17
TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 3
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6.0 CONCLUSION ......................................................................................................................................20 APPENDICES...................................................................................................................................................21 LIST OF APPENDICES APPENDIX A - PROPOSED RECONFIGURATION PLAN APPENDIX B - CODE COMPLIANCE TABLES TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 4
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1.0 EXECUTIVE SUMMARY
JFP Urban Consultants have been engaged by Altum Constructions Pty Ltd to prepare an application for a
Reconfiguration of a Lot subject to a layered community title scheme and Access Easement in respect of land at
Resort Drive, Noosa Heads and described as Lots 6 & 6 on SP178340. The proposal represents Precincts E2 and F
of Noosa Springs, and will be marketed as ‘Parkridge Noosa’.
This Planning Assessment Report provides details of the development proposal and how the proposal complies
with Council’s Planning Scheme and other relevant provisions.
1.1 SITE DETAILS
The following table provides the relevant site details:
Real Property Description Lots 6 & 7 on SP 178340
Site Area 5.44 ha
Street Address Resort Drive, Noosa Heads
Registered Owner Altum Constructions No. 4 Pty Ltd (TTE)
Local Government Noosa Council
SEQ Regional Plan Classification Urban Footprint
Strategic Plan Classification Urban
Locality / Zone Noosa Heads – Semi-Attached Housing
Environmental Enhancement Area, Landslide Hazard Area,
Applicable Council Overlays Medium Bushfire Hazard Area, Low Potential Acid Sulfate
Soils Area
Category B – Remnant vegetation (Least concern)
Regulated Veg. Management Map
Essential Habitat
1.2 APPLICATION DETAILS
This application is for a Development Permit for a Reconfiguration of a Lot subject to a layered Community Title
Scheme (CTS) and Access Easement under The Noosa Plan. The general structure of the proposed CTS comprises
a Principle CTS over the whole of the subject land with nine (9) Subsidiary CTS’s. Delivery of this outcome is
intended to be achieved the creation of up to 26 building format plan phases, wherein a balance lot is created
with each BFP phase.
The purpose of this application is to facilitate the process of registering ‘balance lots’ which, pursuant to the
Sustainable Planning Act 2009 is defined as ‘Reconfiguring a Lot” (RoL) and hence necessitates development
approval.
In accordance with the provisions of The Noosa Plan, this application requires code assessment.
1.3 REFERRAL AGENCIES
The application triggers referral to SARA for comment by the Department of Natural Resources and Mines due to
the site being mapped as having pockets of Regulated Vegetation.
TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 5
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2.0 SITE HISTORY
2.1 PREVIOUS DEVELOPMENT APPROVALS
The subject land forms Precincts E2 and F of the Noosa Springs residential community. Master planning for the
Noosa Springs locality was undertaken in the 1990s, with the majority of the area now developed for residential
and golf course purposes, with associated recreational and community facilities. The subject land forms the
eastern extremity of the Noosa Springs locality and was historically used for sand quarrying purposes.
Precinct F is subject to an existing development approval for Multiple Dwelling comprising 155 Dwellings Units
and associated Facilities (Theatre, Restaurant, Multi-Function Room and Gym). This approval was recently
extended until 1 November 2017 (REF: 132005.1133.3), with a modification to this approval granted by Council on
16 December 2016 (Ref: 132005.1133.5). A further request for a permissible change to this approval has recently
been lodged with Council to reduce the dwelling unit numbers down to 145 dwelling units. This permissible
change request is yet to be determined by Council.
A separate development application has been lodged over Precinct E2 for a Multiple Dwelling (Type 4
Conventional – 44 Dwelling Units) – Council Ref. MCU15/0109. This application is currently in the negotiated
decision phase of IDAS. It is intended to develop Precinct E2 and F in an integrated manner to allow for internal
road and pathway connections between the two sites.
2.2 PRELODGEMENT DISCUSSIONS
A prelodgement meeting was held with Council officers on 4 April 2017. At this meeting, the concept of a
proposed staged subdivision over the subject land was flagged with Council, who identified that the following
would need to be addressed as part of any development application:-
Assurances that the subdivision will not compromise the approved master plan for the site;
Clarification as to how bulk earthworks will be undertaken so that the stability of abutting lots is not
compromised and that associated infrastructure is completed on all lots;
Assurance that occupiers of each stage will have access to the resort facilities; and
General compliance on individual lots with respect to matters such as density, gross floor area, car
parking and site cover.
The original reconfiguration concept was for a standard format subdivision “tied” to the higher order approvals
via a perpetual licence instead of a CMS. Following concerns raised by Council regarding the perpetual licence
mechanism, our client has revised the proposal to seek a reconfiguration approval subject to a layered
Community Title Scheme (CTS).
All of the above matters identified through the prelodgement discussion are addressed further in this report.
TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 6
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3.0 THE DEVELOPMENT PROPOSAL 3.1 RECONFIGURATION AND PROPOSED STAGING The proposed reconfiguration will take the form of a layered community title scheme directly correlating with the intended staging of the multiple dwellings to be constructed over Precinct E2 and Precinct F (refer Reconfiguration Plan at Appendix A). The general structure of the Community Title Scheme (CTS) is as follows:- 1. Principle CTS – a Principal CTS is intended to be established over the whole of the subject land and relate to both associated multiple dwelling approvals (and / or pending approvals). All areas comprising driveway access and communal recreation areas (i.e. communal space adjacent to the club facilities approved) will be managed as common property within this scheme. A further access easement is also anticipated as being created as per the conditions of the associated multiple dwelling approvals over Precinct F (Council Ref. 132005.1133.5). 2. Subsidiary CTS/s – it is intended that nine (9) Subsidiary CTS’s be created, generally aligning to the anticipated sub-staging of the multiple dwelling development. Within each of these subsidiary CTS’s, it is anticipated that areas generally located outside of the building footprints will be managed as common property under the relevant Subsidiary CTS; 3. Building Format Plan (BFP) Phasing and Balance Lot Creation – it is intended that up to 26 building format plans be registered across the development in a phased approach, wherein a balance lot will be created with each Building Format Plan phase. The resultant outcome of this phasing is to deliver upon the 9 subsidiary CTS’s; however, the process by which this outcome is delivered (i.e. the creation of “balance” lots) is defined by the Sustainable Planning Act 2009 as “Reconfiguring a Lot” (RoL) and hence the balance lots created are assessable development and therefore require RoL approval. As outlined in section 2.1 above, there is an existing approval over Precinct F with a recent request to amend this approval having been lodged with Council. The development application for the multiple dwelling over Precinct E2 is currently in the negotiated decision phase of IDAS and resolution of this approval is anticipated as occurring in the not too distant future. It is intended that the proposed subdivision be staged with the delivery of the associated multiple dwellings (approval/s and or pending approval/s), which will result in the creation of a balance parcel with each BFP phase of registration. As per the associated multiple dwelling approvals, it is intended that flexibility be afforded such that plan sealing and registration of individual BFP phases does not necessarily occur in a particular sequence, as construction of the dwellings is proposed to occur across multiple stages simultaneously. In this regard, proposed staging will occur generally in accordance with the following table, with plan sealing and registration of individual BFP phases able to occur in any order (subject to provision of necessary services):- TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 7
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Subsidiary Community Title Building Format Plan Phase Associated Multiple Dwelling
Scheme Approval – Block Numbers
100 101 – 103 Blocks 15, 16 & 17
200 201 – 206 Blocks 7 – 12
300 301 & 302 Blocks 3 & 4
400 401 Club Facilities Building
500 501 & 502 Blocks 5 & 6
600 601 – 605 Blocks 22 – 26
700 701 Block 2
800 801 & 802 Blocks 13 & 14
900 901 – 904 Blocks 18 – 21
The following provides an example as to how the staged plan sealing and registration of the development may
occur over time:
Indicative Staged Plan Sealing and Registration Approach
Creation of Lot 201 (i.e. aligning to the ultimate boundary of BFP Phases 201, 202 and 203), Balance Lot
8000 and part of the Principal Common Property within the Principle CTS. In this stage of delivery, existing
Lot 6 on SP178340 will be retained in its current form.
1.
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Indicative Staged Plan Sealing and Registration Approach
Collective registration of BFP Phases 201, 202 and 203 (i.e. part of Subsidiary CTS 200) together with
additional Principle Common Property within the Principle CTS. Balance Lot 8000 and existing Lot 6 on
SP178340 would be retained in their current form in this stage of delivery.
2.
Collective registration of BFP Phases 204, 205 and 206 together with previously registered (collective) BFP
phases 201, 202 and 203 to complete Subsidiary CTS 200. Additional Principle Common Property within the
Principle CTS would also be created with this stage. Balance Lot 8000 would be retained in its current form
in this stage of delivery, while Lot 6 on SP178340 would reduce in area to form a new balance Lot 6.
3.
TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 9
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Indicative Staged Plan Sealing and Registration Approach
Registration of BFP Phase 301 forming part of Subsidiary CTS 300. Balance Lot 6 would be retained in its
current form in this stage of delivery, while balance Lot 8000 would reduce in area to form a new balance
Lot 8000.
4.
Registration of BFP Phase 101 forming part of Subsidiary CTS 100. Additional Principle Common Property
within the Principle CTS would also be created with this stage. Balance Lot 6 would be retained in its
current form in this stage of delivery, while balance Lot 8000 would reduce in area to form a new Balance
Lot 8000.
5.
TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 10
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Indicative Staged Plan Sealing and Registration Approach
Registration of BFP Phase 302 forming part of Subsidiary CTS 300. Balance Lot 6 would be retained in its
current form in this stage of delivery, while balance Lot 8000 would reduce in area to form a new Balance
Lot 8000.
6.
TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 11
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4.0 SITE IN CONTEXT
4.1 DEVELOPMENT SITE
The site falls within the Noosa Heads Locality and is zoned Semi Attached Housing. Figure 1 provides an extract of
the applicable zoning map from The Noosa Plan.
SUBJECT SITE
Figure 1: Noosa Heads Zone Map ZM6 (extract) Source: Noosa Council
4.2 SURROUNDING LOCALITY
Immediately to the east and south of the subject land is the Noosa National Park with the Girraween Nature
Reserve to the east, while to the west lies the Noosa Springs Golf Course and the balance of the Noosa Springs
residential community. The site lies approximately 3 kilometres from Hastings Street.
Figure 2 provides an aerial photo of the site and surrounding land uses.
TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 12
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SUBJECT SITE Figure 2: Aerial Photo Source: Qld Globe 4.3 SITE CHARACTERISTICS The particular attributes of the site are discussed in further detail below: 4.3.1 Topography and Drainage Patterns The subject site is located on the western slopes of an elevated sand dune. Due to the past sand quarry operations over the site, the natural topography has been substantially modified, including removal of a significant portion of the natural ridgeline. Resulting ground levels vary by up to 20 metres across the site. In general, the site slopes from east to west, with elevation ranging from approximately 33m AHD on the eastern boundary, sloping down to approximately 6m AHD on the western boundary. A steep embankment exists in the centre of the site, sloping towards the north and reflecting the historical quarry batter. 4.3.2 Vegetation Due to past degradation from quarry operations, vast areas of the site have been cleared. The site currently supports areas of cleared land. Small areas of vegetation in the south-east corner and in the northern end of the site are mapped as Remnant Vegetation that is a Least Concern regional ecosystem. The site adjoins Girraween Nature Reserve to the east, which contains significant vegetation also mapped as Remnant – Least Concern. TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 13
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4.3.3 Waterways, Wetlands, Flooding and Acid Sulfate Soils The site does not contain any waterways or wetlands and is not subject to flooding. 4.3.4 Site Contamination & UXO The site is not listed on the Contaminated Land Register or the Environmental Management Register. The site is listed as having “slight” potential for unexploded ordnance (UXO). The Department of Defence notes this level of mapping does not require any further UXO investigation or remediation. 4.3.5 Heritage The site does not exhibit any natural or cultural heritage significance. 4.4 ACCESS AND MOBILITY 4.4.1 Vehicular Access Vehicular access to the site is currently available via Resort Drive. It is proposed that access to individual CTS’s will be achieved by way of an easement arrangement over the driveway to be constructed with the associated multiple dwelling approvals. The easement is required to be in place in accordance with conditions of the associated multiple dwelling approvals. 4.4.2 Pedestrian, Cycle and Public Transport A pedestrian / cycle pathway currently exists along the western side of Resort Drive. It is proposed to construct pathway links from the subject land to the existing pathway network in conjunction with works associated with the multiple dwelling approvals. There are currently no public transport services to the subject land. 4.5 INFRASTRUCTURE 4.5.1 Services The site is currently or is able to be readily serviced by essential urban infrastructure, including reticulated water, sewer and stormwater. 4.5.2 Community Facilities The subject land is well located for access to existing recreational facilities including the Noosa Springs Golf Course and associated services. The site is located only 3 kilometres from Hastings Street and less from other services and facilities in the Noosa Heads locality. TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 14
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5.0 STATUTORY PROVISIONS AND COMPLIANCE
5.1 STATE PLANNING POLICY
The potential applicability of the relevant sections of the State Planning Policy are considered below:-
Policy Principle Comment
Mining and Extractive Resources Not Applicable - The site is not located in proximity to any mining or
extractive resource activities.
Biodiversity Applicable – The south-eastern and northern extremities of the site are
mapped as Category B – Remnant vegetation that is a Least concern regional
ecosystem. As demonstrated with the associated multiple dwelling MCU
approvals over the subject land, vegetation clearing is intended to be
restricted to that necessary to accommodate the approved built form. In
relation to the mapped vegetation in the south-eastern corner of the site, as
a consequence of the associated MCU approvals, all buildings will be
setback a minimum of 12m from the eastern and southern property
boundary to mitigate bushfire risk. These outcomes are not intended to
change as a consequence of the proposed reconfiguration of the land, which
merely seeks to rationalize staged development and community titling
arrangements to align with the approved multiple dwellings.
Coastal Environment Not Applicable – The site lies outside the Coastal Management District.
Water Quality Applicable – The proposal involves a reconfiguration of a lot on land that
has an area greater than 2,500sqm and which will result in the creation of
more than 6 lots.
Water Quality matters were addressed as part of the associated multiple
dwelling approvals over the subject land and will not change as a
consequence of the proposed reconfiguration. In this regard, the proposed
reconfiguration directly correlates with the approved (and or pending
approved) uses over the subject land. This will be assured into perpetuity by
way of the proposed community title scheme arrangement.
Natural Hazards Applicable – Parts of the site are mapped as flood hazard area, bushfire
hazard area and landslide hazard area on either Council or State
government overlay mapping. The proposal has been designed so as to
mitigate the risk of these natural hazards. This has been demonstrated
through the assessment of the associated multiple dwelling approvals over
the subject land.
Emissions and Hazardous Activities Not Applicable – The site is not located in proximity to any existing or future
hazardous activities, and the proposal is for establishment of a residential
use only.
State Transport Infrastructure Not Applicable – The site is not located within 100m of a State-controlled
road and the proposed development does not exceed the threshold for
number of dwellings in relation to public transport infrastructure.
Strategic Airports and Aviation Facilities Not Applicable – The site is not located within proximity to an airport or
aviation facility.
TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 15
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5.2 SEQ REGIONAL PLAN 2009-2031
The site is included within the Urban Footprint of the SEQ Regional Plan. The proposed development is consistent
with this designation as it represents an orderly and integrated development which is compatible with existing
surrounding development and provides opportunities for housing choice and the ability for residents to remain
within their locality through all life stages.
5.3 THE NOOSA PLAN
5.3.1 Noosa Heads Locality Plan
The Noosa Heads Locality Code provides that, for land included within the Semi-Attached Housing Zone,
development is to (among other things) accommodate detached housing or semi-attached housing forms that
offer a high level of amenity and respect the scale of surrounding development.
The multiple dwelling approvals (or pending approval/s) over the subject land have previously been assessed and
determined as appropriate for the subject land. The proposed reconfiguration merely seeks to offer a flexible
titling and delivery strategy for these approval/s (or pending approval/s). It is expected that any community
management statement (CMS) for the community title schemes will implement clauses to the effect that the
approved reconfiguration must ensure that the associated multiple dwelling intent is delivered on the subject
land.
We note that matters associated with population density, site cover, gross floor area / plot ratio, carparking,
communal open space provision and the like have previously been assessed as part of the associated multiple
dwelling approvals, and have been determined as appropriate in the context of the overall development. Each
Subsidiary CTS continues to be generally self-sufficient in terms of accommodating the multiple dwelling ‘blocks’
of the associated multiple dwelling approvals. The following table offers a preliminary assessment for each of the
proposed Subsidiary CTS’s and the extent of individual compliance with planning scheme provisions:
CTS Site Area Max. Proposed Site Cover Max. Proposed Landscaping Proposed Carparking
(sqm) Density Density (%) GFA GFA (sqm) (% of site Carparking (min)
(sqm) area)
Scheme Provision 100pp/ha 40% max. pop x 40 - varies
100 9,056 91 120 25.9 3,640 6,003 65 85 75
200 6,870 69 82 31.5 2,760 2,962.5 55 61 36
300 2,450 25 281 42.2 1,000 2,585 58 29 44
400 8,518 0 0 8.9 - 612 91 19 10
500 3,813 38 190 29.1 1,520 2,772 71 47 47
600 11,188 112 119 29.5 4,480 4,868.5 59 92 77
700 1,934 19 192 32.4 760 1,442 68 23 22
800 4,070 41 96 23.2 1,640 1,634 77 32 24
900 6,522 65 46 20.9 2,600 1,941 65 44 20
In most circumstances, each of the CTS’s is generally compliant on a stand-alone consideration of the relevant
Scheme Provision. The exception being the intensity of development within a Subsidiary CTS’s in relation to
density, site cover and gross floor area. However, we note that:-
TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 16
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The proposed reconfiguration subject to a layered CTS merely seeks to facilitate the development staging
and titling arrangements for the approved multiple dwellings;
The community management statements associated with the proposed layered community title scheme
will ensure that the design of the approved multiple dwellings is delivered;
Any community management statement (or variation) would typically require the endorsement of
Council, and as such any future development of individual Subsidiary CTS’s that does not align with the
multiple dwelling approvals would need to be considered on its merits, and likely be subject to a fresh
(impact assessable) development application. In the unlikely event that a future redevelopment of an
individual CTS is proposed, the application would need to comply with the Planning Scheme provisions.
On this basis, it is contended that the proposed reconfiguration does not contradict the relevant Overall
Outcomes for the Noosa Heads Locality, as:-
The proposed reconfiguration has been designed to be compatible with and ensure the flexible delivery
of the approved multiple dwelling developments over the subject land;
Reconfiguration of the subject land, which aligns to the approved multiple dwelling developments over
the subject will ensure that the amenity of surrounding residents will be maintained in perpetuity;
A detailed assessment against the Specific Outcomes and Probable Solutions for the Noosa Heads Locality Code is
provided at Appendix B.
5.3.2 Overlays
The site is affected by the following overlays under the Noosa Plan:-
Environmental Enhancement Area – all of the site with the exception of the central portion
Landslide Hazard Area - central portion of site
Bushfire Hazard Area and / or Potential Impact Buffer - whole of the site
Acid Sulfate Soils – south western portion of the site
An assessment against the applicable overlay codes has previously been undertaken as part of the associated
multiple dwelling applications over the subject land. The proposed reconfiguration is not anticipated as being
adversely affected by the mapped overlays given that it merely seeks a staged titling and management structure
for the multiple dwelling developments intended for the site.
5.3.3 Applicable Planning Scheme Codes
The following planning scheme codes are applicable to the proposed development:-
Noosa Heads Locality Code
Reconfiguring a Lot Code
Landscaping Code
Engineering Works Codes
An assessment against the relevant overall outcomes of these codes is provided below (note: the overall
outcomes of the Noosa Heads Locality Code are addressed under section 5.3.3 above).
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5.3.3.1 Reconfiguring a Lot Code
The proposal meets the relevant Overall Outcomes of the Reconfiguring a Lot Code in that it:
Facilitates the creation of a safe, convenience, efficient and attractive allotment configuration that is
consistent with the approved multiple dwelling developments over the subject land;
Provides a topographically responsive layout that aligns with the landscape intent inherent in the
approved multiple dwelling developments over the subject land;
Facilitates the efficient provision of essential urban infrastructure;
Provides an allotment structure that affords a flexible titling and management arrangement for the
approved multiple dwelling development over the subject land;
Ensures that the logical and integrated movement network established under the approved multiple
dwelling developments over the subject land are appropriately catered for in the proposed allotment
layout.
A detailed assessment against the relevant Performance Criteria and Acceptable Measures of this code is
provided at Appendix B to this report.
5.3.3.2 Landscaping Code
Landscape design associated with the multiple dwelling applications over the subject land will not change as a
consequence of the proposed reconfiguration of the subject land. The landscape design, to be submitted with the
operational works application for the associated multiple dwelling approvals, will continue to:-
Allow for discrete cluster of dwellings within a landscape setting to reinforce the natural landscape
character of the area;
Retain existing mature trees wherever possible;
Allow for on-site water detention and efficient infiltration of stormwater;
Allow for the establishment of plantings of a scale and density commensurate with the intended built
form; and
Include areas of communal landscape recreation areas for residents and visitors.
5.3.3.3 Engineering Works Codes
The applicable engineering works codes are listed as follows:-
Driveways and Carparking Code
Earthworks Code
Erosion and Sediment Control Code
Transport, Roads and Drainage Code
Waste Management Code
Water Sensitive Design Code
Water Supply and Sewerage Reticulation Code
The proposed reconfiguration merely seeks to offer a staged titling and management strategy associated with the
approved multiple dwelling applications over the subject land. The technical engineering requirements of the
TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 18
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above-mentioned code were addressed in detail as part of these associated multiple dwelling approvals. Given that these outcomes are not anticipated as changing, a further detailed assessment of these codes has not been provided. TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 19
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6.0 CONCLUSION The proposal comprising a reconfiguration of a lot subject to a layered community title scheme and Access Easement at Resort Drive, Noosa Heads (Precincts E2 and F) has been assessed against the relevant provisions of the Noosa Plan and the applicable State government policies and is found to be generally compliant. The proposal provides a unique opportunity to deliver a staged reconfiguration that directly correlates with the staged delivery of approved (or pending) multiple dwelling developments over the subject land. As per the associated multiple dwelling approvals, it is intended that flexibility be afforded such that staging does not necessarily occur in a particular sequence, as construction of the dwellings is proposed to occur across multiple stages simultaneously. In light of the above, we recommend the proposal to Council for approval subject to reasonable and relevant conditions. TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 20
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APPENDICES TOWN PLANNING REPORT Lots 6 & 7 Resort Drive, Noosa Heads (Precincts E2 and F Parkridge Noosa) Page 21