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Page 2
28 June 2012
kh
DEVELOPMENT
Our Ref: 100350 / Office: Sunshine Coast
MANAGERS
SUNSHINE COAST REGIONAL COUNCIL
LOCKED BAG 72
SUNSHINE COAST MAIL CENTRE QLD 4560
ATTENTION: Planning Assessment -
North
DIGITAL CERTIFICATION
DEVELOPMENT PERMIT FOR RECONFIGURING A LOT
42 AVOCET PARADE, PEREGIAN BEACH
LOT 2 SP231606
As an authorised representative of KHA Development Managers, I hereby certify that the attached CD
is a true copy of the information submitted with this development application. I confirm that the
information contained on this CD is the legal binding document included in Council’s records
management data system and will be used for assessing and determining this development
application.
Should you have any questions with respect to the above, please do not hesitate to contact me direct.
\.
Yours faithfully / \
\_
\
KHA DEV.ELOPMENT MANAGERS
~. \ \\
\
\,
Scott Sobey
DIRECTOR
’\ \
~.". ~..\
Attachments:
/ \~\ \
Development Ap ion contains r"
\ I
1 x CD (in PDF format not exceeding 40MB) /"~
5 x Hard copies
I
\ ~
\ //
//
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PLANNING I SURVEYING I PROJECT MANAGEMENT I COURT APPEALS
Brisb nE? SunshinE? CO st .
..p. ~,"~ North QUE?E?nSl nd
Suite 1,14 Lever Street, Albion Old 4010 Suite 1, Corner Surf Road & Gardak Street 1C/41 Sturt Street, Townsville Old 4810
PO Box 266,Albion DC Old 4010 Alexandra Headland Old 4572 PO Box 5027,Townsville Old 4810
pi 0732621200 r I 0732621499 PO Box 6380, Maroochydore BC Old 4558 pi 0747213066 r I 0747213088
p I 07 5443 2844 r I 07 5443 7146
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Page 3
TOWN PLANNING RE=PORT
42 AVOCET PARADE, PEREGIAN BEACH
LOT 2 ON SP231606
DEVELOPMENT APPLICATION FOR RECONFIGURING A LOT
File Number: 100350 June 2012
Page 4
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
TABLE OF CONTENTS
1.0 Executive Summary................................................................................................................. 2
2.0 Introduction ............................................................................................................................
3
3.0 Site Description .......................................................................................................................
4
4.0 Proposal................................................................................................................................. 5
5.0 Planning Assessment............................................................................................................... 6
5.1 South East Queensland Regional Plan (SEQRP)...................................................................... 6
5.2 South East Queensland Koala Conservation ...........................................................................
6
5.3 The Noosa Plan................................................................................................................... 8
5.3.1 Level of Assessment.......................................................................................................... 8
5.3.2 Applicable Overlays ...........................................................................................................
9
5.3.3 Applicable Codes............................................................................................................... 9
6.0 Conclusion............................................................................................................................ 12
ATTACHMENTS
Attachment A -
Reconfiguration Proposal Plan prepared by JFP Urban Consultants
Attachment B -
Turning Template prepared by Morgan Consulting Engineers
Development Application For Reconfiguring a Lot Page 1
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 5
KHA DEVELOPMENT MANAGERS 100350 JUNE 2012
-
1.0 EXECUTIVE SUMMARY
SITE DETAILS
Address 42 Avocet Parade, Peregian Beach
Property Description Lot 2 on SP231606
Area 1,312m2
Local Authority Sunshine Coast Regional Council
Current Use Vacant
Registered Owners Head Constructions pty Ltd
SOUTH EAST QUEENSLAND REGIONAL PLAN
Land Use Designation Urban Footprint
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2006
Locality Eastern Beaches
Zone Semi-attached Housing
Landslide Hazard Area
Overlays
Bushfire Hazard Area
APPLICATION DETAILS
Applicant Altum Constructions Cj- KHA Development Managers
Proposal Reconfiguring a Lot -
2 Lots and Common Property
Application Type Development Permit
Level of Assessment Code Assessable
Applicable Codes . Eastern Beaches Locality Code
. Residential Uses Code
. Landscaping Code
.
Engineering Works Codes
. Driveways and Carparking Code
. Transport, Roads and Drainage Code
. Erosion and Sediment Control Code
. Existing Services Code
. Earthworks Code
. Waste Management Code
Referral Agencies Nil
Development Application For Reconfiguring a Lot Page 2
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 6
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
2.0 INTRODUCTION
This Town Planning report has been prepared by KHA Development Managers to accompany a
Development Application made on behalf of the applicant, Altum Constructions. The application
seeks a Development Permit for Reconfiguring A Lot (2 lots and Common Property) on land located at
42 Avocet Parade, Peregian Beach, described as Lot 2 on SP231606.
The property is situated within the Eastern Beaches Locality (Zone Map ZM4), and is zoned as Semi-
attached Housing under The Noosa Plan. The proposed reconfiguration is subject to Code
Assessment.
The purpose of this report is to describe the characteristics of the subject site and surrounding land
uses, detail the proposed development, and address all relevant town planning issues in respect to
the proposal.
This report should be read in conjunction with the accompanying covering letter, IDAS Development
Application forms and Reconfiguration Proposal Plan prepared JFP Urban Consultants.
Development Application For Reconfiguring a Lot Page 3
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 7
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
3.0 SITE DESCRIPTION
The subject site is situated at 42 Avocet Parade, Peregian Beach, described as Lot 2 on SP231606.
The site is a vacant allotment 1,312m2 in area.
The site slopes away from the rear south-western corner towards the road. Refer to Reconfiguration
Proposal Plan prepared by JFP Urban Consultants included in Attachment A.
The site is a hatchet lot and achieves vehicular and pedestrian access via a 4.5m wide access handle
to Avocet Parade. The site achieves a lawful pOint of stormwater discharge though an easement
arrangement (EMTA) on the adjoining lot (Lot 1 on SP231606).
The site is relatively largely cleared and is not considered to have any environmental significance. The
site is within an established residential neighbourhood with available connection to established
physical infrastructure networks including telecommunications, water, and sewer.
The location and context of the subject site is illustrated in Figure 1 below.
Figure 1 Subject site
-
(www.sunshinecoast.qld.gov.au)
Development Application For Reconfiguring a Lot Page 4
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 8
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
4.0 PROPOSAL
The proposal is for reconfiguration of the site into 2 standard format lots and common property in
accordance with the Reconfiguration Proposal Plan prepared by JFP Urban Consultants included in
Attachment A. The lot and common property layout is consistent with the proposed change to
development approval currently being assessed by Council. The change to development approval
relates to development permit for material change of use file number 132010.838.1 (10/0838). The
reconfiguration will enable the proposed 2 unit development to be titled under a community titles
scheme, with each unit being contained within a separate standard format lot and with common
property being created over the central driveway access area. Included in Attachment B is a vehicle
turning area template prepared by Morgan Consulting Engineers showing the movements from the
garages of the proposed units and demonstrating that the turning movements can be contained
within the proposed common property area.
Development Application For Reconfiguring a Lot Page 5
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 9
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
5.0 PLANNING ASSESSMENT
15.1 SOUTH EAST QUEENSLAND REGIONAL PLAN (SEQRP)
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Figure 2: South East Queensland Regional Plan 2009 -
2031 Land Use Designation (Department of Infrastructure and Planning)
Comment: The subject site is identified under the South East Queensland Regional Plan 2009 -
2031
as being in the Urban Footprint. Assessment of the applicable provisions of the Regional Plan
indicates that the proposed reconfiguration is an appropriate scale and density for the site. No
assessment against the regulatory provisions is triggered.
[5.2 SOUTH EAST QUEENSLAND KOALA CONSERVATION
South East Queensland
Koala Conservation.
State Planning Regulatory
Provisions.
Assessable Development
Area Koala Habitat Values.
SUBJECT SITE Map Legend
t.I::~=ldp~o:~~ :1~:~~aKb~~A)
t.I~~~~oa:~:s:t~~:a (KADA)
Koala Habitat Value Category
Bushland Habitat
.
High Value Bushland
Medium Value Bushland
.
Low Value Bushland
Suitable for Rehabilitation
. Value
High Rehabilitation
Medium Value Rehabilit.ation
Low Value Rehabilitation
Other Areas of Value
High Value Other
.
gian Beach Medium Value Other
Low Value Other
Generally not suitable
Water
I:IUrban Footprint
-
Cadastre (January 2010)
-
Major Roads
oSPRP Does not apply
Figure 3: South East Queensland Koala Conservation -
Assessable Development Area Koala Habitat Values (DERM)
The subject site is within a Koala Assessable Development Area. The potential for Koala Habitat is
included as ’Generally not suitable’ (refer figure 3). An assessment of Table 7 from the South East
Development Application For Reconfiguring a Lot Page 6
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 10
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
Queensland Koala Conservation State Planning Regulatory Provisions has identified that the proposed
development will require assessment against the relevant assessment criteria, as it involves
reconfiguring a lot that will result in the creation of an additional lot. Compliance with the relevant
assessment criteria in the context of the proposed development is outlined below:
T bl 7D . t’ K I A bl D . tA
Column 1 Assessable Proposal Column 2 Assessment criteria Proposal
development to which for assessable development
Division 7 does not apply
1. Development for a domestic Does not apply 1. To the extent the premises is Not Applicable
activity. The proposal is not for outside the Urban Footprint and The site is within the
a ’domestic activity’ not in an urban area under a urban footprint
2. Development on premises that planning scheme, site design does
will not result in any of the not result in the clearing of non-
following: juvenile koala habitat trees in
a. clearing of native Does not Apply areas of bushland habitat.
vegetation that will result in No substantial clearing
a total cleared area of more is required/ proposed. 2. To the extent the premises is Not Applicable
than 500 m2; inside the Urban Footprint, site The site is not mapped
b. a new building or Applies design must avoid clearing non- as ’bushland habitat’. No
extension and any The proposed juvenile koala habitat trees in areas of bushland
reasonably associated reconfiguration is areas of bushland habitat, with habitat will be cleared.
infrastructure that will result associated with an any unavoidable clearing
in a total development approved unit minimised and offset in
footprint of more than 500 development over the accordance with the Offsets for
m2; land. Net Gain of Koala Habitat in
South East Queensland Policy at a
c. extracting gravel, rock or Does not apply ratio of five new koala habitat
sand from an area of more No extraction is trees for every one non-juvenile
than 5,000 m2; proposed koala habitat tree removed or an
equivalent cash contribution.
d. the excavation or filling of Does not apply
an area of more than 5,000 No excavation or filling 3. Site design must avoid clearing Not Applicable
m2. over an areaexceeding non-juvenile koala habitat trees in The site is not mapped
5000m2 is proposed areas of high value rehabilitation as ’rehabilitation
habitat, and medium value habitat’.
3. Reconfiguring a lot that will not Applies rehabilitation habitat, with any
result in the creation of an The proposal is not for unavoidable clearing minimised
additional lot. reconfiguring a lot and offset in accordance with the
Offsets for Net Gain of Koala
Habitat in South East Queensland
Policy at a ratio of five new koala
ha bitat trees for every one non-
juvenile koala habitat tree
removed or an equivalent cash
contribution.
4. Site design provides safe koala Not Applicable
movement opportunities as Site assessment in
appropriate to the development accordance with
type and habitat connectivity schedule 2 reveals that
values of the site determined by the site is cleared, with
reference to the factors for no particular ecological
consideration in Schedule 2. attributes. The site is
mapped as generally not
suitable and surrounded
by established
residential development.
No koala movement
opportunities exist or are
applicable.
5. During construction phases: Not Applicable
a. measures are taken in There will not be any
construction practices to not increased risks to Koala
increase the risk of death or during the construction
injury to koalas; and of the proposal.
b. native vegetation that is Not Applicable
cleared and in an area No clearinq of native
Development Application For Reconfiguring a Lot Page 7
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 11
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
intended to be retained for vegetation is proposed.
safe koala movement
opportunities is progressively
restored and rehabilitated.
6. Native vegetation clearing is Not Applicable
undertaken as sequential clearing No clearing of native
and under the guidance of a vegetation is proposed
koala spotter where the native or required.
vegetation is a non-juvenile koala
habitat tree.
7. Landscaping activities provide Not Applicable
food, shelter and movement The proposal is for infill
opportunities for koalas consistent residential development
with the site design. in an established
residential locality,
bordered by established
dwellings to all
directions. There is no
Koala habitat on, or in
proximity of the site,
and opportunities for
Koala foot, shelter and
movement are non-
existent.
Comment: The subject allotment is included in a Koala Assessable Development Area. However, the
site is mapped as ’generally not suitable’ for Koala habitat. The site represents a cleared parcel of
land with no native vegetation in an established residential locality that is surrounded by established
residential dwellings in all directions. There is no koala habitat on, or in close proximity to the site and
no opportunity to provide and usable habitat or movement corridors for Koalas on or through the site.
!5.3 THE NOOSA PLAN
Under The Noosa Plan, the site is included in the Semi-attached Housing Zone of the Eastern Beaches
Locality.
An assessment of the applicable provisions of The Noosa Plan has been undertaken in the following
sections of this Town Planning Report.
5.3.1 LEVEL OF ASSESSMENT
The following assessment table extract for development other than Material Change of Use within the
Eastern Beaches Locality identifies the proposed reconfiguring a lot is subject to code assessment.
Column 1 Column 2 Column 3
Type of development Assessment Category Relevant assessment criteria -
applicable code if development is
self-assessable or requires code
assessment
Reconfiguring a lot Code assessable If code assessable-
a) Eastern Beaches Locality
Code; and
b) Reconfiguring a Lot Code;
and
c) Landscaping Code; and
d) Engineering Works Codes
Development Application For Reconfiguring a Lot Page 8
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 12
KHA DEVELOPMENT MANAGERS 100350 JUNE 2012
-
5.3.2 APPLICABLE OVERLAYS
Overlays recognise a wide range of environmental features and values across localities and zone
boundaries and need to be given particular consideration in preparing and assessing development
proposals.
The subject site is located within a Landslide Hazard Area and Medium Bushfire Hazard Area as
detailed below:
Overlays Comment
Landslide Hazard Area The subject allotment is affected by the
.....
Locality
Landslide Hazard Area Overlay.
: Noosa Shire Boundary
_ _ _
_: Boundaries .....
D :~:r:d7ries ==M~~~~!~~i~:two~
Stre ms, Rivers and
Assessment of the Landslide Hazard Area
_ ~~:!i!~ea Drainage lines has previously been undertaken as part
El(tentor
---
Flood Mapping
Flood Hazard Area of the current development approval for
material change of use over the site. No
further assessment is required as part of
this application.
A small portion of the rear of the site is
..
..
...
Locality
Noon Shire Boundary
affected by the Bushfire Hazard Area
Boundaries
_
Overlay as medium bushfire hazard.
=:J ~~~~~~$ _M~j~~~~aL~n;etwOrk
___, Major Water
~ -: Inset
_......J BodlM
.
High SUI-hflre Hazard Area
Assessment of the Bushfire Hazard Area
.
Medium BUI-hfire Hazard Area
has previously been undertaken as part
High Potential Acid Sulfate Area O.5m AHD
Low PotenUal Acid Sulfate Area 5-20m AHO of the current development approval for
material change of use over the site. No
further assessment is required as part of
this application.
5.3.3 APPLICABLE CODES
The proposed development is Impact Assessable and is subject to the following applicable codes:
. Eastern Beaches Locality Code
. Reconfiguring a Lot Code
. Landscaping Code
. Engineering Works Codes
Eastern Beaches Locality Code
The Eastern Beaches Locality Code has been assessed in full as part of the current development
permit for material change of use over the land. The reconfiguration is a titling mechanism for the
approved development and will not change the development form established on the site. The
reconfiguration will not compromise any outcomes of the Eastern Beaches Locality Code.
Development Application For Reconfiguring a Lot Page 9
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 13
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
Reconfiguring a Lot Code
The proposed reconfiguration is associated with an approved residential development over the land.
The reconfiguration is a titling mechanism for the approved development. The majority of the
Reconfiguring a Lot Code only applies to the creation of lots not associated with an approved
development. The pertinent section of the code in relation to community title subdivision is
addressed below:
Table 14.67-Community title development
SPECIFIC OUTCOMES PROBABLE SOLUTIONS PROPOSAL
I
14.198 Residential Uses
038 Community title subdivision only No solution provided. Complies
occurs if there is a current A current development permit for
development approval for the site material change of use exists over the
approving one or more of the following land (file number 132010.838.1
uses- (10/0838)). A change to this approval
a) Detached house; or is currently being assessed by Council.
b) Multiple Housing Type 2, 3, 4 or 5; The proposed reconfiguration is
or associated with the change to the
c) Visitor accommodation Type 3 or 4. development approval.
Location and access to services 539.1 The development site is within ComplieslAlternative Solution
and facilities 1km of land in the Neighbourhood The site is situated approximately
039 Community title subdivisions only Centre Zone, Business Centre Zone, l.4km from the Peregian Beach Village
occur- Shire Business Centre Zone or Village Centre. The beach is less than 100m
a) where they are located within easy Mix Zone; to the east of the site and there is a
walking distance of services and AND pedestrian connection approximately
facilities; 50m to the north of the site that
b) in the Semi-attached Housing or connects Martin Street to David Low
Attached Housing Zones; Way. Several Bus routes frequent the
c) where they are consistent with the David Low Way, with bus stops for
character of the Locality they are both north and south movement within
located in; approximately 400m. The proposed
d) if appropriate house site areas can reconfiguration is simply a titling
be accommodated; mechanism for an approved
e) where they are supplied with development on the site and has no
adequate infrastructure to meet the bearing upon the sites location.
needs of users; Notwithstanding, the site has a current
f) where they minimise adverse effects development approval and is within
on the environment; convenient location of services and
g) if they are of suitable shape and facilities.
slope to minimise constraints to
development; and 539.2 The development is in one of Complies
h) if they are of sufficient area to the following Localities-- The site is situated within the Eastern
provide reasonable amenity for users. a) Cooroy and Lake Macdonald Beaches Locality.
Locality; or
b) Eastern Beaches Locality; or
c) Mary River Catchment Locality; or
d) Noosa Heads Locality; or
e) Noosaville Locality; or
f) Tewantin and Doonan Locality;
AND
539.3 Each residential lot can be Complies
connected to Council’s water and Each residential lot can be connected
sewerage networks; to the water and sewerage networks.
AND
539.4 Residential lots are generally Complies
rectangular in shape and have a The lots are generally rectangular in
maximum slope of- shape and relate to the approved
a) 1:10 (10%)across the lot; and development for the site.
b) 1 in 20 (5%)from the front to rear
of the lot.
Provisions of amenities and site No solution provided. Complies
facilities The reconfiguration is a titling
040 Adequate areas on site are mechanism for the approved
Development Application For Reconfiguring a Lot Page 10
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 14
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
provided for vehicular parking, private development which has been assessed
and communal open space, to ensure adequate areas are provided
landscaping and site facilities to meet for vehicular parking, private and
the needs of users. communal open space, landscaping
and site facilities to meet the needs of
users.
Landscaping Code
The Landscaping Code has been assessed as part of the current development permit for material
change of use in respect of landscaping within the site. No landscaping is required as part of the
reconfiguration as no new roads are proposed and as the site is only connected by battle exe handle
to Avocet Parade.
Engineering Works Codes
The Engineering Works Codes have been assessed as part of the current development permit for
material change of use. This assessment has established the site can be appropriately developed and
managed in accordance with theses codes. The only additional requirement with the reconfiguration
is the provision of separate services to each lot. This can adequately be achieved and will be
addressed in further detail as part of a subsequent operational works application.
Development Application For Reconfiguring a Lot Page 11
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 15
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
6.0 CONCLUSION
This Town Planning report has been prepared by KHA Development Managers to accompany a
Development Application made on behalf of the applicant, Altum Constructions. The application
seeks a Development Permit for Reconfiguring A Lot (2 lots and Common Property) on land located at
42 Avocet Parade, Peregian Beach, described as Lot 2 on SP231606.
The subject site is identified in The Noosa Plan as being within Eastern Beaches Locality and zoned as
Semi-attached Housing. The application is subject to Code Assessment under the provisions of The
Plan.
The proposed reconfiguration is a titling mechanism for the approved development over the land.
The proposal complies with the relevant provisions of the Noosa Plan and the applicable codes.
Approval of the application, subject to the imposition of reasonable and relevant conditions is
warranted.
Development Application For Reconfiguring a Lot Page 12
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 16
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
ATTACHMENT A
RECONFIGURATION PROPOSAL PLAN
PREPARED BY JFP URBAN CONSULTANTS
Development Application For Reconfiguring a Lot Page 13
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 17
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30th DATE: FILE: SHE r.
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ONSUlTAFYLD. B IS UE:
Page 18
KHA DEVELOPMENT MANAGERS 100350 -
JUNE 2012
ATTACHMENT B
TURNING TEMPLATE
PREPARED BY MORGAN CONSULTING ENGINEERS
Development Application For Reconfiguring a Lot Page 14
2 Lots and Common Property
42 Avocet Parade, Peregian Beach
Page 19
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PROPOSED BUILDING 1 PROPOSED BUILDING 1
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-~--------------------------------------------- -~---------------------------------------------
TURNING TEMPLATE BUILDING 1 TURNING TEMP LA TE BUILDING 2
SCALE 1:100 AT A1 SCALE 1:100 AT A1
EXISTING
- -------
LOT BOUNDARY.
PROPOSED
/
///// BUILDING
PAVEMENT EXTENT 0.95 3.05
BUILDING OVER
CAR meters
Width 1.94
Track 1.84
Lock to Lock Time 6.0
Steering Angle 33.5
1 0.5 0 1 2 3 4 5
I I I I
ItiuOOlJ I
SCALE 1:100 (A1 SIZE)
Client P: (07)3369 8411 Scales (at A 1) Project Drawing title
F: AS NOTED 2 BEACH HOUSES AT COMMON AREA TURNING
MORGAN (07)3369 1893
E: [email protected] Designed
DH
Checked
HM LOT 2 AVOCET PARADE TEMPLATES
CON S U L TIN G EN GIN E E R S <9 Morgan Consulting Engineers
Drawn Date
This drawing is not to be copied,
retained used without the
PEREGIAN SPRINGS
or MC MAY 12
STRUCTIJRAL+CIVIL +HOUSING+FORENSIC+ permission of the copyright holder.
+
Authorised
1 G REA T G E 0 R G EST R E E T /:::\. _In
JAS.ANZ ~ No "
AO
CODE
FOR INFORMATION
REVISION
22.05.12
DATE
HM
BY CODE REVISION DATE BY
;.G I
PAD DIN G TON Q L D 4 0 6 4 ~ _ ~
CON5AlIA
Member Firm
RPEQ
1"’’’’"’ SK01 I "A" I