RAL Report

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INDEX

PROPERTY

SITE DESCRIPTION

ADJOINING LAND USES

PROPOSAL

NOOSA PLAN 2020

5.1 COOROY LOCAL AREA PLAN CODE
5.2 LOW DENSITY RESIDENTIAL CODE

5.3 ENVIRONMENTAL MANAGEMENT AND CONSERVATION
ZONE CODE

5.4 RECONFIGURING A LOT CODE

5.5 WORKS CODE

5.6 BIODIVERSITY, WATERWAYS AND WETLANDS CODE
5.7 FLOOD HAZARD CODE

STATE PLANNING INTERESTS

6.1 STATE PLANNING REGULATORY PROVISIONS

6.2 REFERRAL AND STATE DEVELOPMENT ASSESSMENT
PROVISIONS

6.3 STATE PLANNING POLICIES
CONCLUSIONS

APPENDIX A PLAN OF PRPOPOSED RECONFIGURATION OF LOT 3

ON RP113733 (Ref: 20-5179AN)

APPENDIXB INTEGRATED WATER MANAGEMENT PLAN

APPENDIX C FLOOD STUDY

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1. PROPERTY

Real Property Descriptions: Lot 1 on RP113733

Area: 1.7453ha
Zones: Low Density Residential and Environmental
Management & Conservation
Overlays: Biodiversity Riparian Buffer Area
Waterways
Flood Hazard Flooding & Inundation Area
SEQ Regional Plan: Urban Footprint

2. SITE DESCRIPTION

The subject property is located on the eastern side of Pearsons Road, approximately 20
metres north of Elm Street at Cooroy. The property also has a frontage to Blue Wren Place.

The property has been largely cleared of wooded vegetation in the past for rural residential
purposes and contains a single storey house and several outbuildings. The land is flat to
undulating with a drainage line traversing through the centre of the property towards the
north-east corner.

A timber plantation of Gympie Messmates has been established in the 1990’s adjacent to the
southern and eastern boundaries. An area of re-growth vegetation is located at the north-east
corner of the property including eucalypts, wattle, pine and camphor laurel.

The subject Lot was created in 1973 by the registration of RP113733. The subdivision
created an irregular lot layout; which included a strip of land was created about 3.6 wide along
part of the northern boundary of Lot 3 on RP113733.

Pearsons Road and Blue Wren Place are well formed bitumen roads with footpaths, kerbing
and channelling. Electricity, telecommunications, water and sewerage services are connected
to the property.

Sewer lines traverse the property along the Pearson Road and along the generally eastern
boundary; the eastern sewer line is located within Easement A on SP196686.

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(Source: Noosa Council Mapping)

3. ADJOINING LAND USES

The surrounding lands have been developed for residential purposes recently; they include
Blue Wren Place, Spotted Gum Court and Carruthers Court.

The adjoining residential Lots generally include Lots with areas of 600 - 680m?.

The land located immediately east of the subject land is Public Land used as a Park and
Drainage Reserve developed as a part of the Erindale Estate. Part of the adjacent land to the
north is a Park — Carruthers Park.

4. PROPOSAL

It is intended to carry out a subdivision of the land to create 19 residential Lots and a Park, as
shown on the Plan of Development contained in Appendix B (Ref: 20-5179AL).

Proposed Lots 1 — 18 front an extension of Blue Wren Place with areas ranging from 600m?
to 1,070m?. All Lots have frontage to Blue Wren Place extension; with Lots 8 and 9 have
access to the road via a 6 metre wide access strip, which will be included within an Easement
for Access & Services. Proposed Lot 19 contains the existing house, with an area of 662m?
and utilizing the existing access from Pearsons Road.

Proposed Lot 100 generally comprises the land in the Environmental Management and
Conservation Zone and proposed for use as a Park with linkages to Carruthers Court and the

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adjacent extensive Park to the east. It is proposed that stormwater detention facilities are
located within the Park and adjacent to the Blue Wren Place extension.

All proposed residential are located above the Q100 flood level and will have access to all
necessary services and infrastructure.

A pathway is proposed between Lots 6 and 7 to provide a pedestrian connection to Spotted
Gum Court; which is linked to Elm Street by a pathway. The location has been determined so
that a visual connection is created between Blue Wren Place extension and Spotted Gum
Court.

Proposed Lot 12 has a frontage to the Blue Wren Place extension and also includes the 3.6
metre wide strip of land between the Lot and Pearsons Road. The strip of land is 49.3 metres
long and 3.6 metres wide; it is considered unsuitable for use as an access to a rear allotment.
The applicant has attempted to carry out a Boundary Realignment with the owner of the
adjoining land to eliminate the strip of land at no cost to the adjacent owner. However, the
adjacent owner has rejected the offer to complete the Boundary Realignment.

The proposed water and sewerage reticulation are shown on the preliminary Operational
Works Plans prepared by Callaghan & Toth and contained within the Integrated Water
Management Plan attached within Appendix B.

The proposed water reticulation is proposed to be constructed with the road reserve of the
Blue Wren Place extension.

The proposed sewer reticulation is proposed to be within the road reserve of the Blue Wren
Place extension with an extension provided to Lot 1 on RP113733 (No. 6 Pearsons Road) to
cater for the future development of the property.

As a part of the development it is intended that the timber plantation is cleared and the land
rehabilitated.

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5. NOOSA PLAN 2020

The subject property is located with the Cooroy Local Plan Area, and within the Low Density
Residential Zone and the Environmental Management and Conservation Zone of the Noosa
Plan 2020.

The application requires code assessment against the following benchmarks:

Cooroy Local Plan Code;

Low Density Residential Zone Code;

Environmental Management and Conservation Zone Code;
Reconfiguring a Lot Code;

Works Code;

Biodiversity, Waterways and Wetlands Overlay Code; and
Flood Hazard Overlay Code.

eoceoceoeee

A discussion of the benchmarks is detailed below:
5.1 Cooroy Local Plan Code

The proposed subdivision complies with all relevant provisions in the local area code. The
proposal is located within the urban boundary and will create residential lots that meet
community requirements.

The proposal includes an efficient provision of infrastructure and seeks to create an extension
of parkland located between Blue Wren Plan and Kensington Drive.

5.2 Low Density Residential Zone Code

The development complies with the relevant provisions of the zone code. The proposal
provides for an efficient pattern of land use and infrastructure.

The development is an in-fill development that creates an additional walk-able estate with
connections to the local school, parks and shops.

5.3 Environmental Management and Conservation Zone Code

The development complies with the relevant provisions of the zone code. The proposal
protects the riparian land adjacent to the watercourse located to the east of the site.

The development also provides opportunity to improve the native vegetation located within
the zone.

The inclusion of stormwater detention facilities within the subject zone complies with
Performance Outcome 18; in that the filling and excavation are designed to ensure that
flooding is not worsened or adversely affect downstream properties.

5.4 Reconfiguring a Lot Code

The development complies with the relevant provisions of the Reconfiguring a Lot code. The
subdivision creates lots that:

are appropriate for their intended use,

contribute to high standard of amenity;

are consistent with the character of the local area;

responsive to the site constraints;

improves environmental values and avoids off-site environmental impacts;
provides lawful, safe and practical access arrangements, and

provides infrastructure and services to the lots.

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All proposed Lots contain an area and a frontage that comply with the prescribed minimums
for Lots in the relevant zone.

With respect to Performance Outcome 8 the lot design maximises the number of lots where
the longest axis of the lots has an east-west orientation. The width of the parent allotment
does not provide an opportunity to create all lots with a long east-west orientation and an
access road. The proposed lot layout is consistent with the prevailing urban development
pattern of the local area.

5.5 Works Code

The reconfiguration complies with the Works Codes. Please refer to the attached preliminary
Operational Works Plans within the Integrated Water Management Plan.

5.6 Biodiversity, Waterways and Wetlands Code
The development complies with the relevant provisions of the Biodiversity, Waterways and
Wetlands overlay code. The lot layout places all proposed lots outside of the riparian buffer

area and the waterway.

The proposal minimizes vegetation clearing and provides an opportunity to rehabilitate the
native vegetation located within the overlay area.

The development is integrated with the previous development of the adjoining properties and
will provide a connectivity of the adjacent riparian areas.

5.7 Flood Hazard Overlay Code

The development complies with the relevant provisions of the Flood Hazard overlay code.
The lot layout places all proposed lots outside of the flood hazard area and a minimum of 1.5

metre freeboard above the 100-year flood event.

The flood study prepared by Callaghan & Toth (attached in Appendix C) concludes that the
development will have no impact upon the floodway storage.

6. STATE PLANNING INTERESTS
6.1 State Planning Regulatory Provisions

The site is included within the SEQ Regional Plan State Planning Regulatory Provisions —
Land Use Category of Urban Footprint; the proposal is consistent with the Regional Plan.

6.2 Referral and State Development Assessment Provisions

A portion of the subject land is mapped as being affected by frontage to a State-controlled
Road and an area with 25 metres of a State-controlled road; therefore, it is considered that
the application will require referral to SARA as a concurrence agency.

The proposal does not include any additional accesses onto a State-controlled road and does
not include any additional Lots within 25 metres of a State-controlled road.

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6.3 State Planning Policies

The site is not mapped as being affected by any of the State Planning Policies that are not
appropriately integrated inti the Noosa Plan 2020.

7. CONCLUSIONS

This Development Assessment Report has been prepared to accompany Development
Application for Reconfiguring a Lot submitted on behalf of Vantralia Pty Ltd.

The site is located within the Low Density Residential Zone and the Environmental
Management and Conservation Zone in the Cooroy Local Plan of the Noosa Plan 2020.

The proposal comprises the subdivision of 1 Lot to create 19 residential Lots and a Park; and
includes an Easement for Access.

The 19 residential Lots are proposed on land within the Low Density Residential Zone and the
Park is located on the land within the Environmental Management and Conservation Zone.

The development complies with all relevant Performance Outcomes of the Codes in the
Noosa Plan 2020.

The subdivision is appropriate given that:

All proposed residential Lots include an area of at least 600m?.
The proposed development complies with the Overall Outcomes of the Cooroy Local
Plan Code.

¢ The proposed development complies with the Overall Outcomes of the Low Density
Residential Zone and Environmental Management & Conservation Zone Codes.

e The proposed development complies with the Overall Outcomes of the Reconfiguring
a Lot Code.

¢ The proposed development can appropriately address the site constraints identified in
the Noosa Plan 2020 overlay Codes.

¢ The proposal provides opportunity to rehabilitate the environmental values of the land
within the proposed Park.

¢ The proposal provides opportunity to enhance the connectivity and walkability of the
adjacent developments.

e The proposed development is consistent with the site’s designation of Urban
Footprint in the South East Queensland Regional Plan.
The development complies with the relevant parts of the State Planning Policy.
The proposed development complies with the relevant parts of the State
Development Assessment Provisions.

Therefore, it is considered that the proposed development warrants approval from Council
subject to the imposition of reasonable and relevant conditions.

Mx

Max Watterson

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APPENDIX A

Plan of Proposed Reconfiguration of Lot 3 on RP113733
Prepared by Max Watterson & Associates

(Ref: 20-5179AN)

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Scale 1:1000 - Lengths are in Metres nye
ltt | | | | | dt | {| | | |

10 0 10 20 30 40 50 60 70 80 90 100 110
MAX WATTERSON
+ASSOCIATES

CONSULTING SURVEYORS

4 & PLANNERS
Pathway

 

12 Maple Street
16 PO Box 639
RP681300 Cooroy Qid 4563
Ie. Ph. (07) 54426121
Fax. (07) 54425125
Email. [email protected]

14
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PLAN OF PROPOSED
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APPENDIX B

Integrated Water Management Plan
Prepared by Callaghan & Toth

(Job No. 2035-IWMP_REV 0)

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APPENDIX C

Flood Study
Prepared by Callaghan & Toth

(Doc Ref: No. 2035_Flood.doc)

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