PLANNING & ENVIRONMENT REPORT - RAL22/0027 - Final Report

                    v.   Habitat Place, Noosa Heads;
        f)   within a Water Supply Buffer Area as shown on Regional Infrastructure Overlay.
No Acceptable Outcome provided.
Acceptable Outcome AO7.3 of the Reconfiguring a Lot Code seeks:
AO7.3
      All reconfigured lots on land subject to a constraint or valuable feature identified on an overlay
      map contains a building envelope marked on a plan of development that demonstrates that
      there is an area sufficient to accommodate the intended purpose of the lot, that is not subject
      to the constraint or valuable feature or that appropriately responds to the constraint or
      valuable feature.
PO7

      Development provides for a lot layout and configuration of roads and pathways that is
      responsive to:-
        a) the setting of the site within an urban or non-urban context;
        b) any natural environmental values present on, or adjoining the site;
        c) any natural hazards affecting the site or adjoining land such that the number of
           properties or persons at risk is not increased;
        d) the terrain of the land, minimising the need for earthworks;
        e) any places of cultural heritage significance or character areas present on, or
           adjoining the site; and
        f) any important landmarks, views, vistas or other areas of high scenic quality present
           on, or able to be viewed from, the site.
The applicant seeks to subdivide a residential lot which gains access off Griffith Avenue and
therefore does not comply with Performance Outcome PO4. Further subdivision within the Noosa
Parklands Estate is not permitted for the purpose of maintaining the character and amenity of the
older estate, with the character being a consequence of the larger urban lots.
Satinay Drive consists of small to medium sized dwellings (predominately single storey) on lots
ranging from 1,000m2 to 1,400m2 in area. The smaller proposed lot sizes of 660m2 and 758m2,
whilst compliant with minimum lot sizes under the Reconfiguration of a Lot Code, are contrary to
the existing character of the area, development on these lots will likely result in reduced setbacks
and less area for meaningful landscaping and recreation space. The proposed lot sizes of 660m2
and 758m2 are not reflective of the local character. The required separation distances from
hazardous vegetation limits the area available for development, when considering the required
building setbacks for any future development of the site, an area of approximately 75m2 is available
for development (refer to Figure 7). The proposed lots are not of a dimension appropriate for their
intended use nor of a size consistent with the desired outcomes of local area.

The proposed building envelope by the applicant relies on the separation distance afforded by the
National Parks and Council reserve buffers to achieve the appropriate 29kW/m2 separation to the
building envelope, refer to Figures 5 and 6. The building envelope does not appropriately respond
to the natural hazard nor does it demonstrate that there is sufficient area for a dwelling, associated
structures and services.
Tewantin Local Plan and Low Density Residential Zone Code
The Low Density Residential Zone is intended to accommodate predominantly detached housing
on lot sizes consistent with the character of the area and which meets the needs of residents. The
proposal will result in a poor streetscape outcome and amenity for future residents as development
of Lot 2 is concentrated to the north eastern corner of the rear lot. Future dwellings are also likely
to require siting variations given proposed Lot 2’s site constraints.