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Assessment Report
Eagle Surveys P:07 5352 3909
Creating Spatial Solutions M:0417 151 115
Cadastral Surveying E: [email protected]
Engineering Surveying Po Box 19, Woombye Qld
4559
Planning & Development Pty Ltd A.B.N. 68 066 652 104 www.eaglesurveys.net
Assessment Report
For
Development Permit
Lot Reconfiguration (1 into 2)
Subdivision
At
# 4 Hill Street Pomona
For
Serge Peeters & Julie Grace
3 August 2022
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Page 2
1.0 Summary 1
1.1 Development Application Details 1
1.2 Planning Instrument Details 1
1.3 Referral Agencies 1
2.0 Introduction 2
3.0 Site Details 2
3.1 Site Description 2
3.2 Surrounding Land Uses 6
4.0 Proposed Development Details 6
5.0 Planning Assessment 7
5.1 Pre Lodgement 7
5.2 Key Issues 7
6.0 Summary of Supporting Information 7
7.0 Conclusion 7
Appendix A Proposal Plan 3976 ROL-A
Appendix B Preliminary Service Plan and Service Statement
Appendix C Smartmap & Title
Appendix D Reconfiguration of a Lot Code
Appendix E Biosidersity, Waterways and Wetlands Overlay Code
Page 3
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4 Hill Street Pomona Development Assessment
1.0 Summary
1.1 Development application details
Proposed development: Lot Reconfiguration (1 into 2) Subdivision
Type of approval sought: Development Permit for Lot Reconfiguration
Site address: 4 Hill Street Pomona Qld 4568
Real property description: Lot 6 on RP35080
Site area: 2023m²
Assessment manager: Sunshine Coast Regional Council
Owner details: Serge Peeters & Julie Grace
Applicant details: Eagle Surveys Pty Ltd
1.2 Planning instrument details
State planning policy: Nil
Regional plan: SEQ Regional Plan 2009-2031, Urban Footprint Designation
Designation:
Planning scheme: Noosa Plan 2020
Applicable preliminary approval: N/A
Strategic framework: N/A
Zone: Low Density Residential Zone
Local plan: N/A
Level of assessment: Code Assessment
Applicable overlays: Biodiversity, Waterways and Wetlands Overlay
Koala Habitat Area Overlay
Applicable codes: Reconfiguration of a Lot Code
Biodiversity, Waterways and Wetlands Overlay
Code
1.3 Referral agencies
Referral requirement Referral agency and role
Land within 25m State Transport Corridor TMR
Shows small area within Koala Habitat Area
-However no vegetation is located at rear of lot DNR
Request council feedback
Shows small area with Essential Habitat
-However no vegetation is located at rear of lot DNR
Request council feedback
3 August 2022 Eagle Surveys
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4 Hill Street Pomona Development Assessment
2.0 Introduction
Eagle Surveys Pty Ltd has been commissioned by the land owner (Serge Peeters & Julie Grace) to prepare this planning report to
support the Application for a Development Permit for a Lot Reconfiguration (Subdivision) 1 into 2 allotment.
The subject site (Lot 6 on RP35080) situated at 4 Hill Street Pomona is within the Low Density Residential Zone as identified
with the Noosa Plan 2020. As determined under Noosa Plan 2020, the proposed development triggers Code Assessment as the
allotment areas comply with the Council’s minimum lot size requirements.
The aim of this report is to illustrate a detailed overview of the proposed development in relation to the characteristics of the site,
the local area and the applicable Local & State Government Planning Regulations. As such, this report addresses the Overlay
Codes of the Noosa Plan 2020.
3.0 Site Details
3.1 Site Description
The site contains a residential property with dwelling and associated sheds.
The property has two existing crossovers off Hill Street.
Figure 1 below shows the location of the subject site.
Figure 1 – Subject Site
3 August 2022 Eagle Surveys
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4 Hill Street Pomona Development Assessment
The has a medium slope towards the north.
The property has the following infrastructure:
Road Surface Bitumen
Drainage House to Hill Street, North to rear lot
Electricity Overhead
Reticulated Water Along Hill Street
Telecommunications Telstra along Hill Street
Stormwater Gully pits exist along Hill Street
These services shall be extended to service the proposed lots via an Operational Works Application.
Included in Appendix B is the Proposed Service Plan (3675 SERV-A) showing how the lots can all be serviced.
Photo of Road Frontage Hill Street
3 August 2022 Eagle Surveys
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4 Hill Street Pomona Development Assessment
Photo of Proposed Lot 2
3 August 2022 Eagle Surveys
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4 Hill Street Pomona Development Assessment
Table 1: Site description
Site characteristic Description
Existing land use Residential
Existing structures Residential Dwelling and Shed
Frontage and access Lot 3 is 25.675, Lot 4 access is 4.5m
Topography and The property is generally flat on Lot 3 with medium slope to the North boundary.
views
Existing vegetation Some palms and ornaments scattered mainly around the boundary
Existing waterways Nil
Figure 2: Zoning Map
3 August 2022 Eagle Surveys
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4 Hill Street Pomona Development Assessment
3.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses Photos
West Low Density Residential
East Low Density Residential
South Medium Density Residential
North Low Density Residential
The site is surrounded by Low Density Residential to the east, west and north. Across the road to the south is Medium Density
zone.
4.0 Proposed Development Details
Reconfiguring a lot
Existing lots 1
Reconfiguration Subdivision
Proposed number of lots (subdivision) 2
Stages (subdivision) 1
The application seeks approval for a Development Permit to reconfigure the existing properties into 2 allotments. This
development is utilising the existing services that adjoin the property.
The proposed subdivision has been designed to respond to the site characteristics including existing buildings, topography,
existing vegetation, and access to the property.
See Appendix A for a copy of the Proposal Plan (3976 ROL-A) for the Application.
Below illustrates the proposed lot sizes, slopes and access.
Lot Area(m²) Frontage/Width(m) Access
3 1024 25.675 Hill Street
4 1000 4.5m assess Hill Street
3 August 2022 Eagle Surveys
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4 Hill Street Pomona Development Assessment
The proposed lots comply with the minimum lot size of 600m² at stipulated in table 9.5.1.4 of the Reconfiguring a Lot Code.
5.0 Planning Assessment
5.1 Pre-Lodgement
No Prelodgement was held.
5.2 Key issues
Reconfiguration of a Lot Code See Appendix D for the performance of this overlay
Biodiversity, Waterways and Wetlands Code See Appendix E for the performance of this overlay
6.0 Summary of supporting information
Included is the Service Plan provided by Ferg & Roeds (RPEQ Engineers), showing the proposed services for the two
new lots.
7.0 Conclusion
This development report demonstrates an acceptable solution to allow the development within the relevant codes of
the Sunshine Coast Planning Scheme and the processes under the Planning Act 2016, on the following grounds:
The proposal has demonstrated compliance with the Reconfiguration of Lot Code of the Noosa Plan 2020.
.The proposal has demonstrated compliance with the Biodiversity, Waterways and Wetlands Overlay of the
Noosa Plan 2020.
The proposal development will be connected to essential services including Sealed Road, electricity, Sewer ,
Water, Stormwater & telecommunication.
The goal of sustainable development will be achieved with this proposed Subdivision.
With the supporting information provided in this report, it is requested that your Council approve this proposed
development application subject to reasonable and relevant conditions.
3 August 2022 Eagle Surveys
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APPENDIX A Proposal Plan 3976 ROL-A [OCR of page images] APPENDIX A Proposal Plan 3976 ROL-A
Page 11
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Existing Dwelling
Client: Serge Peeters &
Julie Grace
39.
Surveyed By: CGB
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Page 12
APPENDIX B Preliminary Service Plan Servicing Statement [OCR of page images] APPENDIX B Preliminary Service Plan Servicing Statement
Page 13
LEGEND
DIAL1100 EXISTING SEWER
BEFORE YOU DIG EXISTING ABANDONED SEWER
EXISTING COMBINE DRAIN
EXISTING TELSTRA
EXISTING OPTIC FIBRE
W EXISTING WATER
EXISTING STORMWATER
EXISTING FOUL WATER
EXISTING GAS
Y
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EXISTING KERB INVERT
PROPOSED KERB
PROPOSED ROAD ℄
EXISTING DRIVEWAY
D P
R
O
PO
S
T
S
E
R
DM
WA
E
T
R
PROPOSED SEWER
NEW 20Ø WATER METER & 32Ø
SEWER TO BE ABANDONED
SERVICE FOR LOT 4
PROPOSED WATER
PROPOSED RETAINING WALL
PROPOSED M19 WATER METER
EXISTING WATER METER AND
SERVICE TO REMAIN FOR LOT 3
ROOFWATER FOR LOT 4
TO DISCHARGE TO
PROPOSED SOAKAGE PIT
REFER DETAIL
EXISTING HOUSE DRAIN TO BE
MODIFIED FOR LOT 3 TO CONNECT
TO NEW PROPERTY CONNECTION
NEW SEWER CONNECTION
FOR LOT 4 EXISTING KERB ADAPTER
FOR LOT 3 TO REMAIN
NEW Ø150 SEWER
CONNECTION FOR LOT 3 EXISTING PROPERTY POLE TO
REMAIN FOR LOT 3
PRELIMINARY SERVICING PLAN - HILL STREET
SCALE 1:200
NOTE:
ALL WATER METERS AND SERVICES TO BE
INSTALLED IN ACCORDANCE WITH SEQ CODE
STD DWGS SEQ-WAT-1108-1, 2 & 3.
NEW AND EXISTING WATER METERS TO BE INSTALLED A
MINIMUM OF 1.1m CLEAR OF ANY PROPOSED ELECTRICAL
PILLAR. LOCATION OF FUTURE ELECTRICAL CONNECTIONS
UNKNOWN AT THIS TIME
NOTE: SOAKAGE PIT DETAIL
REFER TO TITLE SHEET 220601-T01 FOR DRAWING
INDEX & SITE LAYOUT. REFER TO NOTES SHEET SCALE 1:20
FILE: 200802.dwg DATE: 04-05-2021 USER: NATHANFLANDERS 220601-N01 FOR ALL PROJECT NOTES & LEGEND.
XREFS: X_Titleblock, X_Design
FIRST DESIGN DRAWN CHECK APPROVED DATE STATUS SCALE CLIENT PROJECT DRAWING TITLE
AMENDMENT DETAILS All setting out should be carried
ISSUE NF DE KS KS 25.07.22
ISSUED FOR DA APPROVAL
0 2 4 8 out in accordance with Council's
standard drawings or as
J. GRACE & S. PEETERS 4 HILL ST PRELIMINARY SERVICING
A
M
E
nominated on hard copy plans.
Any digital information supplied by
POMONA LAYOUT PLAN
N
D
M
APPROVED this office is for information only.
Any discrepancies should be
DEVELOPMENT APPLICATION
E BY: A. K. Sani RPEQ 10697 PROJECT No. DRAWING No. REVISION
N discussed with the superintendent.
T
S
SIGN: DATE:
© Ferg & Roeds Consulting Pty Ltd
ABN 60 646 316 056
220601 SP01 -
Page 14
Building Communities
for Future Generations
28 July 2022
Noosa Shire Council
9 Pelican St
Tewantin Qld 4565
Attention: Development Services
RE: 4 HILL ST, POMONA – Servicing Statement.
Dear Development Services,
Ferg & Roeds Consulting Pty Ltd was commissioned to provide a preliminary services and
statement for the subject site at 4 Hill St, Tewantin. On a property legally described as Lot 6 on
RP53080 in the Noosa Shire Council local government area. To support the submission a
Development Application of a Reconfiguration of Lot for (1 into 2).
This statement has been written to demonstrate how the available services and lawful point of
discharge will be provided for each proposed Lot.
A NSC & Unitywater Infrastructure Mapping GIS Investigation has been completed for the site
along with detail survey of the site and its surrounding area. The lot has an existing sewer main
running through the rear of the lot and continues to the north. Existing overhead power and water
main are found within the verge on the opposite side of Hill St and Telstra was found in within the
verge or the lot frontage. Each lot will achieve PUP connection and lawful point of discharge via
the following methods.
Lot 3 will retain the existing dwelling and overhead power connection. The lot will have a new
sewer connection which runs from the existing manhole on the north-western boundary of lot 4
into the site, the existing house drain will be modified to suit new property connection. The
existing new water service and meter will be retained. Lawful point of discharge will be provided
by retaining the existing kerb adapter that the roofwater from the dwelling discharges to. The
existing driveway crossover on the western boundary will remain for the lot.
Lot 4 will have a new electrical connection, whether it will be overhead, or underground is still to
be determined. A new sewer connection will be provided which connects into the manhole in the
north-western corner of the lot. A new water service will be run form the water main on the
opposite side of Hill St and new water meter provided on eastern boundary of the access handle.
The existing driveway crossover will remain for the access handle. The lot falls to the rear and
there is no opportunity to connect to downstream inter allotment drainage. In order to provide
Lawful point of discharge for the lot it is proposed to discharge roof water from new dwellings on
Lot 4 to a new soakage pit. The soakage pit will have a volume of 4m3. The soakage pit is required
to be located at least 3m from the property boundaries.
Ferg & Roeds Consulting
4 Misty Lane
Cooroibah, QLD 4565, Australia
T +61 420 305 181 E [email protected]
www.fergnroeds.com Ferg & Roeds Consulting Pty Ltd ABN 60 646 316 056
Page 15
Building Communities
for Future Generations
The Queensland Urban Drainage Manual (QUDM 2017) classifies soakage pits as an acceptable
method of discharging stormwater from a property (Level 1 drainage solution). The proposed
soakage pits therefore constitute the lawful point of discharge for each lot. The proposed
stormwater discharge solution is not expected to create an adverse impact to the downstream
neighbouring property.
All lots will have an NBN connection agreement put in place to ensure new and existing lots have
NBN.
The proposed Preliminary Servicing Plan demonstrating the lawful point of discharge is
represented on the engineering drawing 220601-SP01-
Kind Regards,
Nathan Flanders
Engineering Manager
Page 2 of 2
Page 16
Appendix C
Smart Map
&
Title
[OCR of page images]
Appendix C
Smart Map
&
Title
Page 17
486 486
152°51'39".431 15
152°51'40"
20 25 30
152°51'45".702
12
9 RP64584
26°21'47".623
RP64584 FH 11 26°21'47".623
RP64584
1672m²
FH FH
9
10 RP35080
3096m² RP64584 1593m²
05 05
FH
FH
SUMM
8
RP35080
11
IT RO
1568m²
1548m² RP35080
FH
2
AD
FH
SP293277
10
1444m²
26°21'50" 1214m² RP35080 26°21'50"
FH
FH 15 6
7084 7084
00 RP805297 RP35080 00
B1296m²
1163m² FH SP
1
293277
2 1023m² SP293277
RP40259
FH
FH
FH
14
RP805297
1227m²
AM
1012m² A
SP
BUL
1 FH 2023m² 293277
RP40259
ANC
95 95
YUR
ES
FH 1000m²
1
OL
TRE
FOR
RP187933 ET
TRE
ET
1012m²
EST
LS
FH HIL 1
DR
RP138768
1003m² 0 2 FH
0 SP236305
00000
RP79669
SP285505
SP236305
952m²
7083
90 0 m N T 0
2
LS
7083
1
SP236305 FH 90
HIL SP285505
FH
FH RP138768
5 0m² FH
6 RP79669
225m² FH FH
FH
0 1012m²
7 RP79669 SP285505
00000
659m² 100
FH SP SP177645
26°21'54".293 FH
2 236305 1011m² 1 26°21'54".293
8 RP79669 FH 1012m²
SP285505 SP177645 RE
RP79669 FH 1011m² FH
FH
FH 1012m²
1012m² 1012m² 408m² 586m²
1012m² 1012m² 1616m²
152°51'39".431 152°51'40" 152°51'45".702
486 0m 486 486
15 E 20 25 30
0 25 50 75 100 125
STANDARD MAP NUMBER
9445-24222 HORIZONTAL DATUM:GDA94 ZONE:56 SCALE 1 : 1250
m
SmartMap
An External Product of
MAP WINDOW POSITION &
NEAREST LOCATION SmartMap Information Services
SUBJECT PARCEL DESCRIPTION CLIENT SERVICE STANDARDS Based upon an extraction from the
Digital Cadastral Data Base
PRINTED 13/05/2022
DCDB
Lot/Plan 6/RP35080
Area/Volume 2023m²
152°51'42".567 DCDB 12/05/2022
26°21'50".958 Tenure FREEHOLD
POMONA Local Government NOOSA SHIRE
0.57 KM Users of the information recorded in this document (the Information) accept all responsibility and
Locality POMONA
risk associated with the use of the Information and should seek independent professional advice in
Segment/Parcel 33778/24 relation to dealings with property.
Despite Department of Resources best efforts, RESOURCES makes
no representations or warranties in relation to the Information, and, to the extent permitted by law,
exclude or limit all warranties relating to correctness, accuracy, reliability, completeness or
currency and all liability for any direct, indirect and consequential costs, losses, damages and
expenses incurred in any way (including but not limited to that arising from negligence) in (c) The State of Queensland,
connection with any use of or reliance on the Information (Department of Resources) 2022.
GDA For further information on SmartMap products visit
https://www.qld.gov.au/housing/buying-owning-home/property-land-valuations/smartmaps
Page 18
Current Title Search
Queensland Titles Registry Pty Ltd
ABN 23 648 568 101
Title Reference: 15372055 Search Date: 13/05/2022 14:33
Date Title Created: 20/05/1975 Request No: 41048375
Previous Title: 11243162
ESTATE AND LAND
Estate in Fee Simple
LOT 6 REGISTERED PLAN 35080
Local Government: NOOSA
REGISTERED OWNER
Dealing No: 714054113 09/09/2011
SERGE PEETERS
JULIE ELIZABETH GRACE JOINT TENANTS
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 11148077 (POR 94V)
2. MORTGAGE No 718003466 05/05/2017 at 13:49
WESTPAC BANKING CORPORATION A.B.N. 33 007 457 141
ADMINISTRATIVE ADVICES
NIL
UNREGISTERED DEALINGS
NIL
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT QUEENSLAND TITLES REGISTRY PTY LTD [2022] www.titlesqld.com.au
Requested by: D-ENQ GLOBALX Page 1/1
Page 19
Appendix D
Reconfiguration a Lot Code
Lot Layout and Site Responsive Design
Specific Outcomes Probable Outcomes Proposed Outcome
PO1 A01
Urban residential development: Complies
No acceptable outcome provided
(a) is confined to land within the
Urban boundaries;
(b) provides a mix of lot sizes
and configurations to cater
for variety in housing choice;
(c) contributes to efficient use of land
and infrastructure;
(d) increases residential densities
and reduces lot sizes in close
proximity to public transport and
centre zones;
(e) provides appropriate buffer
areas between sensitive land
uses, ecologically important
areas and conflicting uses;
(f) contributes positively to the
amenity and landscape value
of the local area.
Specific Outcomes Probable Outcomes Proposed Outcome
PO2 A02
Rural residential development is confined to land within the
Complies
Rural Residential zone and included within either the Urban
No acceptable outcome
Footprint or Rural Living designations of the South East
provided
Queensland Regional Plan.
PO3 AO3 N/A
Development of land for business and employment functions Development of land:
occurs within the activity centres and the industrial zones.
(a) at the Noosa Business
Centre is to be
generally in
accordance with Figure
7.2.4.5 (Noosa
Business Centre
Framework and
Character Plan);
at the former Bowls site Lot 3
RP884396, Noosa Junction is to be
generally in accordance with Figure
Page 20
7.2.5.4 (Noosa Junction Framework and
Character Plan).
PO4 No acceptable outcome provided
With the exception of lots intended to be used by the Council or Complies
State for community infrastructure, conservation purposes or public
utilities, including road widening, no additional lots are created:
(a) in the Rural zone unless resultant lots have a minimum area
of 100 hectares;
(b) in the Environmental Management and Conservation zone;
(c) on Noosa North Shore;
(d) in the Low density residential zone at Cooroibah;
(e) in the Low density residential zone where access is gained
via:
(i) Noosa Banks Drive, Tewantin;
(ii) Golf Course Drive, Griffith Avenue or Carramar
Street, Tewantin;
(iii) Lake Entrance Boulevard, Noosaville;
(iv) Lake Weyba Drive Noosaville, south of Eenie Creek
Road; or
(v) Habitat Place, Noosa Heads;
within a Water Supply Buffer Area as shown on Regional Infrastructure
Overlay.
PO5 AO5.1
New lots have areas and dimensions that: New lots are of a size and shape Complies
that can accommodate the land
(a) are consistent with the purpose and overall outcomes of the uses intended by the zone.
applicable zone or zones;
AO5.2
(b) are consistent with the size and character of surrounding lots;
In general, lots have a
(c) can accommodate land uses that are consistent with the predominantly regular, rectangular
purpose and overall outcomes of the applicable zone; shape.
(d) allow for siting and construction of buildings, structures,
Editor's note-topographical
access ways and car parking while:-
constraints or environmental
(i) retaining ecologically important areas and ecological values may call for irregular
linkages;
property boundaries.
(ii) minimising risk of soil erosion, landslide, flooding and
bushfire; AO5.3
Complies
(iii) minimising earthworks or retaining walls associated In residential zones, lots are
generally arranged so that:
with construction on sloping sites;
(a) there are no more than
(iv) retaining the scenic amenity and vegetated character
five lots with a frontage
of the landscape;
width of less than 15
(v) retaining culturally significant features and protecting metres grouped in a row;
views to culturally significant features;
(b) there are no more than
(vi) minimising detrimental impacts of effluent disposal or three lots with a frontage
storm water runoff; including open space for width of 7.5 metres or less
landscaping; ensuring safe vehicular manoeuvring in a row unless serviced by
areas without concentration of driveways in one a rear lane;
space; and
(c) lots with a frontage width
(vii) where not in a water or sewerage service area, allow of less than 15 metres are
for water storage tanks and suitable effluent disposal. not located opposite other
except where otherwise specified in a local area code, comply with the lots with a frontage width
minimum lot size specified in Table 9.5.1.4 Minimum Lot Size and of less than 15 metres
Dimensions
AO5.4
In activity centres and industry N/A
zones, new lots contribute to a mix
of lot sizes that cater for varied
commercial and industrial
enterprises, such that:
Page 21
(a) smaller lots intended for
intensive development are
clustered near centres;
(b) new lots adjacent to
sensitive land uses
include sufficient area
for buffering of
incompatible land uses;
and
lot reconfiguration provides for
shared access arrangements
wherever possible.
PO6 No acceptable outcome provided
Development provides for irregular shaped lots to be created only Complies
where:
(a) the creation of regular lots is impractical such as at a curve in
the road or because of topographical constraints;
(b) safe access and visual exposure to and from the site can be
provided, while not adversely impacting on the functionality of
the surrounding road network;
(c) it is desirable to avoid clearing of vegetation and the
fragmentation of habitat in ecologically important areas; and
the irregular lot is demonstrably suitable for its intended purpose.
AO7.1
Site Responsive Design
If located in the Low density
PO7 Complies
Development provides for a lot layout and configuration of roads and residential zone, Medium density
No Flooding in this area
pathways that is responsive to:- residential zone, High density
residential zone, Tourist
(a) the setting of the site within an urban or non-urban context;
accommodation zone or
(b) any natural environmental values present on, or adjoining the Community facilities zone and
site; intended for a residential use, any
(c) any natural hazards affecting the site or adjoining land such new lot is located outside the
that the number of properties or persons at risk is not modelled flood level of the 1%
increased; AEP (1:100 year ARI) water
(d) the terrain of the land, minimising the need for earthworks; surface levels or where not
modelled, above the highest
(e) any places of cultural heritage significance or character areas
known flood level.
present on, or adjoining the site; and
(f) any important landmarks, views, vistas or other areas of high AO7.2
scenic quality present on, or able to be viewed from, the site. Flood immunity for development
areas is not achieved by filling land N/A
Editor’s Note— Development of land affected by constraints shown below the 1% AEP (1:100 year ARI)
on overlay maps will be subject to overlay codes flood level.
AO7.3
All reconfigured lots on land N/A
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.
Page 22
AO7.4 N/A
New lots with a site area less than
4,000m² in area have a slope not
exceeding:
(a) 10% side slope (crossfall); or
(b) 5% lengthwise slope
(longitudinal fall).
AO7.5
Lot boundaries, services, utilities
and roads are aligned to avoid Complies
traversing ecologically important
areas and ecological linkages.
AO7.6
Development does not result in
significant modification to natural
Complies
landform or landscape features
No modification to the
including: slope or removal of
vegetation
(a) waterways and drainage
lines;
(b) native vegetation or
significant character trees;
(c) understorey vegetation;
(d) slope;
(e) rock outcrops; or
(f) views.
AO7.7
Development retains or provides
viable ecological corridors for
wildlife movement. Complies
AO7.8
Where no riparian buffer is
nominated through the Biodiversity,
Waterways and Wetlands Overlay
Map in Schedule 2, a vegetated
buffer is provided no less than 10
metres wide, measured from the
centreline of any stream .
AO7.9
Ecologically important areas are
formally protected for the long term
through environmental covenant or
Complies
transferal to public ownership or
through gazettal of a nature
reserve.
AO8.1
Climate Responsive Design
The lot design maximises the
PO8 Complies
The street design and lot orientation facilitates the construction of number of lots where the longest
energy efficient buildings that respond to the local climate conditions axis of the lot has a general east-
by: west orientation.
(a) maximising solar access to the north;
AO8.2
(b) minimising solar access to the west; The street pattern maximises the
(c) proportioning lots and building envelopes to accommodate number of streets running in a
energy efficient building orientation; general north-south direction.
(d) maximising access to any prevailing summer breezes; and
AO8.3
minimising exposure to prevailing winter winds.
For development within the Low
density residential zone each lot
contains a rectangular house site
Page 23
area where the long axis faces true
north or is no more than 20 degrees
off true north and has minimum
dimensions of 10 metres x 15
metres.
AO9.1
Neighbourhood Design
Lots are arranged to front streets
PO9 Complies
and public open space.
Development provides for a lot layout, land use and infrastructure
configuration that:
AO9.2
(a) provides for an efficient land use pattern; Development maximises
(b) creates compact and walkable neighbourhoods that are well opportunities for casual surveillance
connected to centres, employment, education facilities, and avoids areas of concealment Complies
community services, open space and recreation facilities; by ensuring pathways and public
(c) creates useable and interconnected movement and open open space have defined edges
space networks; and are visually exposed to
roadways.
(d) effectively connects and integrates the site with existing or
planned development on adjoining sites;
AO9.3
(e) provides for moderate and large size developments to have Neighbourhoods (including roads,
multiple access points; pathways and open space) are Complies
designed with a high degree of
(f) promotes a sense of community identity and belonging;
legibility with public spaces and
(g) promotes a variety of streetscapes; corridors easy to find and
recognise.
(h) provides for a high level of amenity, having regard to potential
noise, dust, odour and lighting nuisance sources;
(i) integrates prominent site features including landmarks, native
vegetation and views into the design;
(j) discourages crime or antisocial behaviour by facilitating
casual surveillance of streets, paths and public open space;
(k) avoids the sporadic or out-of- sequence creation of lots; and
protects and enhances ecologically important areas and provides for
the clustering of lots into cleared areas.
Infrastructure No acceptable outcome provided Infrastrure has been
PO10 designed to service both
Development accommodates and provides for the efficient and timely lots
delivery of infrastructure appropriate to the site’s setting and intended
use.
PO11 No acceptable outcome provided N/A
Roadway and pathway layout are predominantly rectilinear with a
high degree of permeability.
Editor’s Note— Further detail on traffic and the road network is
addressed in Part 9.4.8 Transport Code
PO12 AO12.1 Infrastrure has been
New lots are located, sized and configured so as to ensure each lot All lots are connected to power designed to service both
is capable of being serviced by appropriate levels of infrastructure supply and telecommunications lots
including: services and where located
(a) power supply; within the Urban boundaries,
power supply and
(b) telecommunications; and
communications infrastructure
(c) where within Local Plan Areas are provided underground.
(d) reticulated water supply;
AO12.2
(e) reticulated sewerage; and
If located in a water service area
stormwater drainage.
each new lot can be connected to
Unitywater’s water supply network.
AO12.3
If located in a sewerage service
area each new lot can be
connected to Unitywater’s
sewerage network.
AO12.4
If located in a Local plan area lots
Page 24
can be connected to Council’s
stormwater drainage network.
AO12.5
If not in a sewerage service area
each lot has sufficient area and
other attributes to ensure efficient
and effective on-site sewerage
disposal.
PO13 AO13.1
Each lot is provided with safe and convenient vehicle access Vehicular access for the Complies
development is consistent with the Driveway access to rear
function and design of the road it
lot while other lot has
takes access from.
direct access to the road
AO13.2
Development does not require
new or changed access to a Complies
state- controlled road that is a Two crossovers already
limited access road unless in exist which will
accordance with the limited accommodate the two
access policy for the state- lots
controlled road .
AO13.3
Access easements are in
Complies
appropriate locations for safe
access and egress, and supply
appropriate widths and levels of
service for the number of vehicles
that will utilise them as per the
requirements of Council’s
Planning Scheme Policy PSP6
Engineering design standards –
Roads, drainage and earthworks.
Editor's note- Reference should be
made to the Queensland
Government's Development
Assessment Mapping System to
confirm which are state-controlled
roads or limited access roads.
Traffic No acceptable outcome provided
PO14 Complies
Traffic generated by the development is within the acceptable
capacity of external roads and does not have an adverse impact
upon the functioning of the road network.
Editor’s Note— Further detail on traffic and the road network is
addressed in Part 9.4.8 Transport Code
Roads and Pathways AO15.1 N/A
PO15 Where involving the construction of
Development involving the creation of new roads and pathways a new road, road planning and
ensures infrastructure— design supports the hierarchy and
functional aspects identified in
(a) provides convenient, safe and efficient movement for all
Council’s Planning Scheme Policy
modes of transport between land use activities;
PSP6 on Engineering design
(b) prioritises pedestrian movement and bicycle use over vehicle standards – Roads, drainage and
movements; earthworks.
(c) facilitates efficient, safe and accessible bus services that
connect to existing and future public passenger transport Editor’s Note— Further detail on
facilities; road and pathway networks is
(d) provides through roads and minimises the use of culs-de-sac; provided in Part 9.4.8 Transport
Code
(e) minimises the extent of earthworks required by being
sympathetic to the terrain; AO15.2
(f) allows for unimpeded and practical access to each proposed The street layout is generally
Page 25
lot; and rectilinear and does not rely on
(g) provides for mature street trees. culs- de-sac, or where the use of
a cul-de-sac is unavoidable
because of the natural features of
the site, it does not exceed a
length of 200 metres.
AO15.3
Pathways and pedestrian routes
are planned to provide clear, safe
connections between residential,
open space, transit stops and retail
areas, and are located along, or
are visible from, streets or other
public spaces.
AO15.4
Sufficient space and soil depth is
provided for the planting of street
trees for shade, amenity and habitat
purposes.
PO16 AO16 N/A
The subdivision layout is designed to facilitate pedestrian and cyclist If within 1 kilometre of the Pathways
linkages with adjoining sites in the immediate area. Network identified in the Local
Government Infrastructure Plan
located in Part 4, the subdivision
design and layout includes
pathways:
(a) located in accordance with
the Pathways Network
identified in the Local
Government Infrastructure
Plan; or
linking to the Pathways Network
identified in the Local Government
Infrastructure Plan.
PO17 No acceptable outcome provided N/A
Development on land within activity centres with active frontages are
provided with access from a rear lane or other access streets to
reduce potential conflicts with pedestrians and cyclists.
PO18 AO18.1 N/A
Development provides for parks, drainage reserves and open space Active parkland or open space
infrastructure that:- which links to active parkland is
(a) provides for a range of passive and active recreation provided in accordance with the
settings, offering a range of informal and formal experiences Council’s infrastructure network
to the community; planning;
(b) (b) accommodates adequate facilities to meet the OR
needs of the community and is designed to maximise use by
the community it serves; AO18.2
(c) provides opportunities for all age groups and levels of
Park contributions are paid in
mobility; accordance with the applicable
(d) is well distributed and contributes to the legibility and infrastructure instrument.
character of the specific town, village or locality;
AO18.3
(e) creates attractive settings and focal points for the
Land intended for public open
community, designed as attractive and enjoyable,
space complements existing
functional and safe places to meet and recreate;
adjacent and surrounding open
(f) benefits the amenity of adjoining land uses; space areas and physical linkages
(g) facilitates the retention and protection of ecologically to these areas are provided.
important areas, wetlands, waterways, drainage lines
and native habitat areas, their associated buffers, AO18.4
ecological linkages and other natural and cultural Open space is provided adjacent to
features; waterways, with roads servicing the
linear parkland and lots located on
(h) incorporates appropriate measures for stormwater and flood
management; the opposite side of the road to the
(i) is cost effective to maintain; and waterways.
Page 26
(j) is dedicated as public land in the early stages of the AO18.5
subdivision. A park has direct road frontages of
a minimum of 25% of the total
allotment boundary of the park to
provide physical access and
visibility.
AO18.6
Public open space has good
connectivity for users via pedestrian
and cycle paths.
AO18.7
Landscaping is designed to create
aesthetically pleasing open space
areas and to suit the type, setting
and purpose of the particular park.
AO18.8
Active parkland in all areas other
than the Low impact industry zone
and Medium impact industry zone
will contain embellishment in
accordance with the Local
Government Infrastructure Plan in
Part 4
such as:
(a) children’s play facilities
catering for various ages
including a soft fall surface
where required and a shade
cover over play equipment;
(b) seating;
(c) picnic table/s with seats; and
(d) landscaping.
PO19 AO19.1 N/A
Land provided for active recreation areas is of a physical standard Active parkland is of a usable
and condition suitable for the intended uses and is not subject to shape free of irregular boundaries.
physical or other constraints including contamination, environmental
or biophysical constraints or legislative protection that would AO19.2
encumber its use.
Active parkland is located on land
that is exclusive of—
(a) flood inundation below the
20% AEP (1:5 year ARI
level);
(b) land affected by
stormwater or overland
flow discharge from
adjacent allotments;
(c) drainage reserves and
detention basins, which
cannot be shown to
safely and effectively
contribute to the network
of parks and open space
areas;
(d) land with a slope, or
subject to cut or fill with a
batter slope, that exceeds
a slope of 15%;
(e) areas of land less than 15
metres wide, such as
access and service and
utility easements;
(f) land required to
serve primarily as a
buffer area to any
Page 27
existing development
or major transport
corridor; and
(g) power easements.
AO19.3
At least 10% of the total open
space provision for active parkland
is exclusive of flood inundation
below the 1% AEP (1:100 year ARI
level or the highest recorded flood
level), whichever is the greatest.
Page 28
Appendix E
Biosidersity, Waterways and Wetlands Overlay Code
Specific Outcomes Probable Outcomes Proposed Outcome
Ecologically important areas AO1.1
PO1 Ecologically important areas are conserved or
Complies.
Development is sited and designed to improved to ensure their ongoing contribution to
protect the physical and ecological integrity the natural resources and biological
The mapping shows vegetation
and biodiversity of ecologically important diversity of Noosa Shire. in the northern section of the
areas through protection of: AND land and as shown in the photos
AO1.2
(a) existing habitat areas and ecological
Buildings, structures and associated works are located provided no vegetation exists.
linkages; and
within existing cleared areas or areas of lowest
(b) existing riparian vegetation,
ecological value.
waterways and wetland habitat values. AND
AO1.3
Where constructing a dwelling house or community
residence, buildings and associated structures are not
located on land identified as an area of biodiversity
significance on a Biodiversity, Waterways and
Wetlands Overlay Map.
Or
Clearing vegetation (other than for a driveway access)
does not extend beyond—
(a) 30 metres of a habitable building or 10
metres of a class 10 structure on lots greater than 10
hectares; or
(b) 10 metres of a habitable building or class 10
structure on lots 10 hectares or less but more than
3,000m2; or
(c) 3 metres of a habitable building or class 10
structure on lots 3,000m2 or less.
AND
Page 29
AO1.4 Clearing of vegetation for a boundary fence does not extend beyond 5 metres either side of the fence.