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Planning Report 3032
ara _ MAX WATTERSON+ASSOCIATES | CONSULTING SURVEYORS & PLANNERS | REPORT TO ACCOMPANY DEVELOPMENT APPLICATION FOR ADDRESS: 55 LAKE MACDONALD DRIVE, COOROY PROPERTY: LOTS 136 & 137 ON MCH978 AND LOT 2 ON RP173883 APPLICANT: VALKEV PTY LTD A.C.N 160 921 059 PLAN OF DEVELOPMENT: 10-3032AP1 DATE: 20°" NOVEMEBER, 2013 PRINCIPAL 12 Maple Street (PO Box 639) Cooroy Q 4563 ABN 59 847 644 252 Max L. Watterson PH 07 5442 6121 Cadastral Surveyor (Qlid) FAX 07 5442 5125 B.Surv(UNSW). M.S.S.S.I EMAIL [email protected]
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INDEX
Page
1. PROPERTY 3
2. SITE DESCRIPTION 3
3. BACKGROUND 4
4. ADJOINING LAND USES 4
5. PROPOSAL 4
6. NOOSA PLAN 5
6.1 SPECIFIC OUTCOMES & PROPOSED SOLUTIONS FOR
THE COOROY & LAKE MACDONALD LOCALITY 5
6.2 SPECIFIC OUTCOMES & PROPOSED SOLUTIONS FOR
THE RECONFIGURING A LOT CODE 10
6.3 SPECIFIC OUTCOMES & SOLUTIONS FOR THE
BIODIVERSITY OVERLAY CODE 16
6.4 SPECIFIC OUTCOMES & SOLUTIONS FOR THE 16
NATURAL RESOURCES OVERLAY CODE
6.5 SPECIFIC OUTCOMES & SOLUTIONS FOR THE
NATURAL HAZARDS OVERLAY CODE 16
7. CONCLUSIONS 16
APPENDIX A PROPOSAL PLAN (Ref: 10-3032AP1) 17
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1. PROPERTY
Real Property Description: Lots 136 & 137 on MCH978 and
Lot 2 on RP173883.
Area: 6.05ha
Zone: Detached Housing
Overlays: Natural Resource Gas Pipeline Buffer
Resource Separation
Biodiversity Riparian Buffer Area
Natural Hazards Flood Hazard Area
Drainage Lines
SEQ Regional Plan: Urban Footprint
2. SITE DESCRIPTION
The subject property contains a total area of 6.05ha and is located on the western
side of Wilgee Court and Lake Macdonald Drive, and to the north of Blue Wren
Court.
The property has been largely cleared of wooded vegetation and contains no
structures. The land is flat to undulating with two drainage lines traversing the
property.
Wilgee Court, Lake Macdonald Drive and Blue Wren Place are all formed bitumen
roads with kerbing and channelling in place.
A sewer line traverses the property and is contained within Easement A & B on
SP176952. Electricity, telecommunications and water services are available from the
frontage of Wilgee Court and Lake Macdonald Drive.
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(Source: SCRC MyMaps)
3. BACKGROUND
On the 14th of June 2013, approval was given for the subdivision of Lot 136 on
MCH978 into 4 Lots and a balance lot. These newly created lots front onto Lake
Macdonald Drive at the south-eastern boundary of the subject property and are
known as Stage 1. (Ref: REC13/0015).
On the 28th of October 2013, approval was given over Lot 2 RP 173883 and Lot 137
MCH 978 for the creation of 3 lots that front onto Wilgee Court and a balance lot, and
this development is known as Stage 2 (Ref: REC13/0095).
4. ADJOINING LAND USES
The surrounding area is mainly zoned for residential purposes with similar
characteristics to the subject property. To the west there is an area providing open
space recreation for the local area. There is a reserve for gravel to the north-west,
which is currently vacant and un-used.
5. PROPOSAL
It is intended to subdivide the subject property to create 17 new lots and a balance
lot as shown on the Plan of Proposal (Ref: 10-3032AP1) which is attached as
Appendix A.
Stage 3:
In Stage 3, Lots 16-19, Lots 28-32 and a Balance Lot are to be created. In Stage 3 a
new cul-de-sac will be constructed heading to the north of Blue Wren Place as well
as a second cul-de-sac that will be partially completed to the east of this road.
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Stage 4:
Stage 4 of this development will consist of the creation of Lots 20-27 and a balance
Lot. In this stage the second cul-de-sac will be completed and will service the
Proposed Lots in Stage 4. This cul-de-sac includes a pedestrian walkway that will
provide a linkage between Proposed Lots 24 & 25 to the rest of the site.
General:
The proposed lots generally vary in size between 653m2 to 996m2 and are intended
for residential purposes. Proposed Lot 32 is located at the south-western boundary of
the subject property and is intended to allow for Blue Wren Place to be extended to
service future development on the adjoining property of Lot 135 on MCH978. The
balance lot is 3.71ha in area and it is proposed that the area to the north of the
proposed lots will be used for active parkland. No new development is proposed
over the drainage lines or the flood hazard area; which are to be located on the
balance Lot.
6. NOOSA PLAN
6.1 Specific Outcomes for the Cooroy & Lake Macdonald Locality
Specific Outcomes Proposed Solution
Amenity Proposed residential use is not expected to
O1 Uses are located, designed and operated to avoid interfere with surrounding land use
significant adverse changes to the light, air quality,
noise, accessibility or other conditions enjoyed by
users of associated, adjoining or nearby uses.
Scenic amenity The proposal does not impact upon existing
O2 Important scenic vistas including those to and vista to local features.
from Mt Cooroy, Mt Tinbeerwah and Black Mountain
are protected and uninterrupted to maintain aesthetic
and cultural values of the natural landscape.
Major road network The proposal is expected to generate extra
O3 The function of, and visual amenity and character traffic however it will be within the carrying
surrounding the, major road network, including capacity of the local road network and does
Diamond St, Cooroy–Noosa Road, Belli Creek Road not require any additional access points onto
and Lake Macdonald Drive is protected and the major road network. It will not alter the
enhanced. character or amenity of the area.
Laneways
O4 Uses do not diminish the ability of laneways This proposal does not alter existing
to— laneways in the area.
a) relieve traffic on streets;
b) provide convenient and safe rear access to
premises; and
c) add to the heritage character of Cooroy; AND
O5 Access for new uses is only taken off a laneway
where upgrading works are carried out to the laneway
to enable the laneway to accommodate the
anticipated levels of traffic
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Specific Outcomes Proposed Solution
Density
O6 The density of development within the site area-
The density of the development is similar to
a) is compatible with surrounding development; that of the surrounding area and the desired
b) and does not exceed— outcomes for the detached housing zone.
i. For the Semi-Attached Housing Zone–
1 dwelling unit per 400m2 of site area The proposal retains significant areas of open
with a maximum population density of space on the site and does not alter the
100 persons per hectare; waterways or the significant vegetation on the
ii. For the Attached Housing Zone– site.
maximum population density of 100
persons per hectare; and
iii. For the Business Centre Zone–
maximum population density of 100
persons per hectare
iv. For the Community Services Zone
maximum population density of 320
persons per hectare exclusively for
the purposes of Residential Aged
Care and 160 persons per hectare for
any other form of Retirement &
Special needs housing; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics such as native vegetation and
natural landforms.
Height
No buildings are included as part of this
07 Buildings and other structures- proposal but will be addressed as necessary
a) are low rise and present a building height consistent in a future application.
with structures on adjoining and surrounding
premises;
b) have a maximum building height of 2 storeys;
c) do not visually dominate the street, surrounding
spaces or the existing skyline;
d) preserve the amenity of surrounding land uses;
e) respect the scale of existing vegetation;
and
f) respond to the topography of the site by avoiding
extensive excavation and filling
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Specific Outcomes Proposed Solution
Setbacks
O8 Buildings and other structures are There are no existing or planned buildings on
appropriately designed and sited to— the subject property. The reconfiguration plan
a) provide amenity for users of the premises provides each lot with sufficient area for
as well as preserve the visual and acoustic future building sites if needed.
privacy of adjoining and nearby properties;
b) preserve any existing vegetation that will
buffer the proposed building from adjoining
uses;
c) allow for landscaping to be provided
between buildings; and
d) maintain the visual continuity and pattern of
buildings and landscape elements within
the street.
Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot The reconfiguration allows for appropriate site
ratio of buildings and other roofed structures— coverage and plot ratio for any future building
a) results in a building scale that is compatible locations if needed.
with surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in
the vicinity of the site;
c) maximises the retention of existing
vegetation and allows for soft landscaping
between buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management
and vehicular access.
O10 Site cover does not exceed—
a) for a class 1 or class 10a structure within the
Detached Housing Zone, —
i for a single storey building - 50%; or
ii for a building of 2 or more storeys -
50% on the ground floor and 30% for
the upper storey(s), or 40% for all
storeys for a building of 2 or more
storeys;
b) for other classes within the Detached
Housing Zone - 40%;
c) for the Semi-Attached Housing Zone—40%;
or
d) for the Attached Housing Zone—40%
e) for the Community Services Zone—50%
O11 For Multiple Housing Type 2 buildings
have a maximum plot ratio of 0.45:1.
O12 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4, or the accommodation
unit component of an Entertainment and dining
business Type 3—
O13
For the Business Centre Zone plot ratio N/A
does not exceed—
a) 0.8:1 for site areas up to and including 2,000m2;
and b) 0.3:1 for the balance of a site over 2,000m2 .
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Specific Outcomes Proposed Solution
Flooding and drainage
O14 Buildings and other works are designed and sited Reconfigured lots are positioned to be free of
to— flood hazard area and access to each of the
a) provide flood free access to premises and lots is not expected to be impeded.
flood free habitable areas;
b) allow only minor, short term and infrequent The development will not increase flooding of
flooding of non-habitable areas; the local area with the ability for all runoff to
c) ensure carparking areas can be adequately be removed with the stormwater system.
drained;
d) ensure drainage does not adversely impact
upon other premises; and
e) ensure filling or excavation does not
adversely impact upon other premises by—
i. causing ponding of water on the site
or nearby land;
ii. increasing flooding, which adversely
affects the safety or use of any land
upstream and downstream; and
iii. adversely affecting the flow of water
in any overland flow path.
Sloping sites
The slope of the site allows for natural
O15 On sloping sites, buildings and structures are
drainage but does not require excessive cut
designed to maximise the use of natural slope and
and fill for any potential building areas.
minimise the need for cut and fill.
Roof Form Building design will be addressed at a later
O16 Roof forms— stage if required.
a) contribute positively to the local skyline;
b) complement the low rise character of the
locality;
c) use simple traditional roof designs, such as
hipped, gabled or skillion; and
d) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Public transport node Local bus and railways services are available
O17 An accessible and safe public transport in close proximity from Cooroy.
node is established and operated within Cooroy
that—
a) links public transport services to other
centres and destinations throughout the
Sunshine Coast; and
b) forms part of an integrated transport network
that is accessible via pedestrian and bicycle
pathways.
Environment and cultural heritage values The reconfiguration minimises the potential
O18 There are no significant adverse effects on disturbance to existing water courses or any
biodiversity, natural vegetation, native fauna habitat, significant vegetation.
landscape quality, water quality or cultural heritage
values, including those related to—
a) changes to natural drainage;
b) disturbance to any of the wetland systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off site;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and behaviour; and
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Specific Outcomes Proposed Solution
h) disturbance of buildings and features, including
natural features, of cultural heritage significance.
Open space network
O19 An integrated open space network is established, Proposal maintains existing open space
enhanced and protected throughout which is suitable for passive and active
the locality to— recreation.
a) provide for both passive and active
recreational pursuits; The open space area on the adjoining
b) provide connectivity for pedestrians, property to the west will not be affected.
cyclists, and horse riders;
c) provide habitat connectivity for wildlife; The property is not located within the open
d) protect watercourses and drainage lines; space corridor of the Sunshine Coast open
e) protect vegetation on steep slopes; and space network blueprint.
f) form a scenic backdrop for residential
development;
AND
O20 The open space network links—
a) forests including parts of Tewantin and
Ringtail State Forests;
b) the catchment of Lake Macdonald;
c) the vegetated ranges of the sub-coastal
escarpment in the north, south, and east of
the locality; and
d) the riparian corridors of the Six-Mile and
Ringtail Creeks and their tributaries.
Noosa Trail Network
O21 A comprehensive network of bridle trails This proposal does not impact upon the
and pedestrian and bicycle linkages is Noosa Trail Network.
established, enhanced and protected
incorporating road reserves, State forests,
Council owned land and private lands consistent
with the lifestyle and outdoor recreation needs of
Noosa’s residents and visitors;
AND
O22 The Noosa Trail Network in the locality is
supported by overnight camping facilities, home-
hosted accommodation and signage, allowing
local residents and visitors to experience the
natural values of the area and to access key
destinations including—
a) the town of Cooroy;
b) Lake Macdonald;
c) the Botanic Gardens; and
d) State forests, conservation parks and other
recreation facilities in the locality.
Pedestrian and bicycle pathways This proposal retains and allows for any
O23 Safe and convenient pedestrian and bicycle pedestrian and bicycle pathway along the
pathways are provided and retained between and frontage of the property to be retained as well
around key destinations, including— a) between as the concrete footpath to remain in place.
Cooroy and Tewantin; b) between Cooroy and the
Noosa Botanical Gardens; and c) within and around
the town of Cooroy.
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Specific Outcomes Proposed Solution
Protection of Lake Macdonald water supply The subject property is not within Lake
O24 Development does not adversely impact on Macdonald catchment area.
the Lake Macdonald water supply AND
O25 The number and location of access points
to watercourses is controlled and managed to
prevent adverse impacts on water quality in Lake
Macdonald;
AND
O26 Key nodes are established and
appropriately managed at the following locations
and include facilities such as parking and picnic
areas—
a) the northern part of the lake, in the vicinity
of the water treatment plant, scouts and fish
hatchery;
b) the western part of the lake in conjunction
with the Botanic Gardens and associated
picnic areas; and
c) the eastern part of the lake, in the vicinity of
the Old Tinbeerwah School Park.
AND
O27 Treatment and disposal of waste water
does not have any detrimental impact on Noosa’s
major water storage and supply - Lake Macdonald.
6.2 Specific Outcomes and Probable Solutions for Reconfiguring a Lot Code
Specific Outcomes Proposed Solutions
Lot Size and Dimensions
O1 Lots have the appropriate area35 and All proposed lots comply with the minimum lot
dimensions to provide for— area of 600m2 and the minimum average width
a) the intended use and, if not intended to be of 17 metres as prescribed by the Noosa Plan.
used by the Council or State for community
infrastructure, conservation purposes or All of the proposed residential lots contain a
public utilities including road widening are not minimum development area of 450m2 that is
less than the minimum sizes specified in outside of flood hazard areas and are not at risk
Table 14-68; and of landslide, erosion or bushfire.
b) if for residential development—
i) a house site area of not less than that The proposal includes the removal of a limited
specified in Table 14-69; and amount of vegetation within the lots; this will not
ii) if not within a sewerage service area, an impact upon the natural environmental values
effluent disposal area; of the site.
c) if for community title subdivision, the minimum
lot sizes for the intended use are not less than Each lot is able to provide sufficient parking and
identified for the relevant zone specified in vehicle access.
Table 14-68;
d) siting and construction of buildings to
minimise risk of soil erosion, landslide,
flooding and bushfire;
e) siting and construction of buildings to
minimise detrimental impacts of effluent
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Specific Outcomes Proposed Solutions
disposal and water quality impacts;
f) retention of natural environmental values,
including native vegetation;
g) retention of cultural features and protect views
to cultural features;
h) minimisation of earthworks or retaining walls
associated with building construction on
sloping sites;
i) private and public open space and on-site
landscaped areas; and
j) convenient vehicle access and on-site
parking, loading and manoeuvring areas.
Noosa North Shore Locality
O2 No additional lots are created within the Noosa Not applicable.
North Shore Locality.
Lake Macdonald Water Supply Catchment Area
03 No additional lots are created within the Lake The site is located outside of the Lake
Macdonald Water Supply Catchment identified on Macdonald Supply Catchment Area.
Overlay Maps OM3.5 and OM9.5.
Lot layout
O4 Subdivision of land for residential Lot 17 which is a rear lot and has a suitable
development provides for a neighbourhood with a access handle that is 4.51m wide onto the
strong and positive identity through— proposed road. All other proposed lots have a
a) legible streets and open space networks; frontage onto existing and proposed roads.
b) integrating prominent site features, including
landmarks, native vegetation and views into The subject property is within close proximity to
the design; the commercial and retail services provided by
c) the location of community, retail and Cooroy town centre.
commercial facilities at focal points either
within convenient walking distance for The proposed Lots have been designed to
residents where the development is urban integrate the natural features of the site with the
settlement or within reasonable vehicular watercourse on the proposed balance Lot to
proximity; remain untouched.
d) the location of lots intended for urban
settlement within proximity of retail and The subdivision layout is designed to provide
commercial facilities; most lots with a significant frontage onto the road
e) shared use of public facilities by adjoining and allow for casual surveillance of nearby public
communities; space.
f) enhancement of personal safety and
minimisation of potential for crime, vandalism
and fear by maximising opportunities for
casual surveillance of public spaces; and
g) establishment of a sense of place.
O5 House site areas are— All proposed lots contain potential house sites in
a) located at least 50m from any land including excess of 50 metres from any reserve and do not
within a national park, conservation park, contain any steep slopes.
state forest reserve, nature refuge,
coordinated conservation area or wilderness
area; and
b) not located on steep slopes.
O6 Lots for residential development are designed to The proposed lots provide a variety in the
ensure variety in residential streetscapes. residential development with a variety of
shapes and sizes.
O7 The street network— The proposed development includes 2
a) has design features, which convey the additional cul-de-sacs that are to be
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Specific Outcomes Proposed Solutions
primary function of each type of street and constructed north of Blue Wren Place. Although
encourage driver behaviour, speeds and this design does not maximise external
traffic volumes that are safe and appropriate accessibility it is necessary due to the
to that function; constraints provided by the waterways. It does
b) provides a high level of internal accessibility deter non-local traffic from accessing the site.
both within the site and to external sites and
appropriate external connections for vehicles, The proposed road network is designed to
pedestrian and cycle movements; allow for safe speeds and sightlines for entering
c) deters through-traffic from residential areas and exiting the proposed lots.
and creates safe conditions for local road
users, pedestrians and cyclists; The proposal does not compromise the ability
d) incorporates street junctions and access to for the road network to provide future
lots that are located and spaced to facilitate pedestrian and cycling linkages.
safe and convenient vehicle movements;
e) provides for street widths and lengths that The road design has been designed in
optimise the cost effectiveness of the network accordance with sections 2 & 3 of Planning
and the provision of public utilities; Scheme Policy No. 5 with a width of 17.0m.
f) provides for road reserve widths not less than Each cul-de-sac has a length of less than 200m
the minimum identified Section 2.3 of PSP5 and an appropriate turning circle.
Engineering Design Standards – Roads,
Drainage and Earthworks;
g) minimises the extent of earthworks required
by being sympathetic to the terrain;
h) has no significant adverse effects on habitat
corridors or areas of significant native
vegetation;
i) does not create noise attenuation difficulties;
j) incorporates pedestrian and cyclist crossings
at intersections or where required to access
high activity nodes and public transport;
k) has regard to the potential for conflict
between vehicles, pedestrians and cyclists;
and
l) incorporates on-road cycling facilities.
O8 The development contains a pathway system Sufficient area is provided for pathways to be
that encourages walking and cycling and provides a constructed.
safe environment for users, and is--
a) a stable, smooth surface, including across
driveways, sections and joins;
b) easily maintained;
c) of a width and longitudinal gradient to cater
for projected usage
d) inclusive of clear sight-lines for safe use;
e) be free of any obstructions such as fences,
signage and bollards.
O9 The subdivision layout is designed to facilitate The reconfiguration maintains the ability for
linkages with adjoining sites in the immediate area. further pedestrian linkages to be created in the
future if required.
O10 Where the lots are to be used for Industrial Not applicable.
business or Commercial business uses, the layout
provides for appropriate buffer areas, to mitigate
possible impacts on nearby residences or other noise
sensitive uses.
O11 For lots in the Rural Settlement Zone—a sealed Not applicable.
access to the nearest urban settlement is available.
Water supply for fire fighting
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Specific Outcomes Proposed Solutions
O12 An adequate and accessible water supply is All proposed lots will be connected to a
provided for fire fighting purposes. reticulated water supply that is reliable and
conforms to Council’s Standards.
Energy efficiency
O13 The street and lot orientation facilitates the In designing the subdivision layout
construction of energy efficient buildings that consideration has been given to street and lot
respond to the local climate conditions. orientation and how buildings can respond to
local climate conditions. All lots contain
AND sufficient area to allow orientation of dwellings
to optimise solar access.
O14 For residential development, the subdivision
design provides for the maximum practicable number
of lots with house site areas that—
a) maximise solar access to the north in winter;
b) minimise solar access to the east and west in
the summer;
c) maximise access to any prevailing summer
breezes; and
d) minimise exposure to prevailing winter winds.
Infrastructure
O15 Each lot is capable of being serviced by All lots will be connected to power supply,
appropriate levels of— telecommunications services, water supply and
a) water supply; sewerage reticulation.
b) reticulated sewerage;
c) stormwater drainage; The proposed location of the Lots in relation to
d) power supply; and existing infrastructure allows for services to be
e) telecommunications; provided in an efficient manner with minimal
AND impact on the environment.
O16 The design and provision of public services and
utilities, including sewerage, water, electricity, street
lighting and telecommunication services—
a) meets the needs of users;
b) ensures health, safety and convenience of the
community;
c) protects the natural environmental values of
the site and surrounds, including visual amenity
and native vegetation;
d) are cost effective over their life cycle;
e) minimises adverse impacts to the environment
(including the amenity of the local area) in the
short and long term; and
f) ensures that the existing systems are upgraded
or relocated to be capable of supporting the
proposed development;
AND
O17 Essential public utilities are available and
maintain their function during flood events up to a 1%
AEP (1:100 year ARI) flood event.
Electricity supply infrastructure No proposed lots are located in close proximity
O18 Uses and works maintain a safe distance from to any electrical supply infrastructure.
electrical infrastructure including substations,
overhead power lines, power poles and transformers.
Earthworks and stormwater management
O19 Stormwater run-off is managed so as not to Each lot has appropriate means of disposing
cause any adverse impacts on the built or natural stormwater with the topography allowing for all
environment including changes in quality, quantity or stormwater from the proposed Lots to flow into
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Specific Outcomes Proposed Solutions
location of stormwater discharges. the drainage lines and watercourse.
O20 Filling or excavation only occurs where it does The existing drainage lines that traverse the
not adversely impact on— site will be retained.
a) watercourses, drainage lines and wetlands; or
b) vegetation on land identified on Biodiversity There will no impact on any areas of high
Overlay Maps OM1.1-OM9.1; or ecological value of the site.
c) water levels on properties elsewhere.
Any filling will ensure that it does not contribute
to additional flooding on nearby properties.
Landscaping and visual amenity
O21 Land development responds to the distinctive The natural landform and landscape are not
landscape character of the site by utilising the natural significantly modified to accommodate the
features of the site, which include— development.
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
e) views.
O22 Native vegetation, including individual mature All native vegetation located in environmentally
trees are retained, protected, maintained and sensitive areas site will be retained and
supplemented, with particular consideration given enhanced by the development.
to—
a) roadsides;
b) the amenity of adjoining land uses; and
c) the protection of environmentally sensitive
areas.
O23 Buildings and other structures do not have a All lots include a building area that will not
significant adverse impact upon the visual amenity of protrude above ridges and can conform to the
surrounding areas. character of the area.
Open space and environmental protection
O24 Public open space provides for a diverse This proposal includes the creation of active
range of passive and active quality recreational parkland to the north of the proposed lots.
opportunities including sport to meet the outdoor
recreational needs of the community.
The proposed public open space is located in
O25 Public open space is designed and located an accessible location to the north of the
to— proposed new road.
a) be safe and easily accessible;
b) contribute to the legibility, accessibility and
character of the locality;
c) create attractive environment settings and
focal points;
d) enable the retention and protection of
significant vegetation, wetlands, watercourses,
drainage lines and other native habitat areas, their
associated buffers and linkages/corridors and natural
and cultural features; and
e) be cost effective to maintain.
O26 Land provided for active recreation areas is It is located on flat terrain and includes a
of a physical standard and condition suitable for the grassed area that is suitable for active sports
intended uses and is not subject to physical or other and recreation.
constraints including contamination, environmental
or biophysical constraints or legislative protection
that would encumber its use.
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Specific Outcomes Proposed Solutions
O27 Active parklands will provide a diverse range This proposal includes active parklands that
of recreational opportunities for all age groups and consist of open lawn that is suitable for a variety
are designed as attractive and enjoyable, functional of activities from various residents.
and safe places to recreate and meet.
O28 The natural environmental and cultural values of Not applicable.
land in the Open Space Conservation Zone are not
adversely affected by subdivision, and land in
freehold tenure in this zone is not subdivided.
O29 Lands with high biodiversity values which This proposal does not involve any vegetation of
warrant conservation status are formally protected high biodiversity status but still allows for the
for the long term. retention of vegetation where possible.
O30 Buffers are provided incorporating The reconfiguration of lots allows for a buffer to
development setback/s from the stream that will be maintained from the watercourse on the
ensure that the development does not result in a proposed balance Lot.
negative impact upon the long-term viability of the
stream.
Road and rail corridors
O31 Lots for residential development are not The proposal is not located near any major
subjected to high traffic noise levels from the major noise generating roads and is located 400
road network or rail corridors. metres from the railway line with sufficient
vegetation and structures to reduce any noise.
Access easements
O32 Access easements are in appropriate locations Not applicable.
for safe access and egress, and supply appropriate
widths and levels of service for the number of
vehicles that will utilise them.
Traffic
O33 Traffic generated by the development is within All local traffic generated is expected to be
the acceptable capacity of external roads and does within the capacity of local roads.
not have an adverse impact upon the functioning of
the road network.
Noosa Trail Network
O34 A comprehensive network of trails is established The proposed development has no impact upon
incorporating road reserves, State forests, Council the trail network.
owned land and private lands consistent with the
lifestyle and outdoor recreation needs of the Shire’s
residents and visitors.
O35 The proposal does not have an adverse impact The proposal has no impact upon the trail
on the Noosa Trail Network. Network.
Cooroibah Locality
Protection of existing residential amenity, road Not applicable.
safety and access points
O36The existing residential amenity of the estate is
maintained without impacting on the natural landform
and landscape;
AND
O37 The number of access points providing access
to lots from McKinnon Drive is maintained or
reduced.
15
Page 16
16
6.3 Proposed Solutions for the Biodiversity Overlay Code
The drainage line on the eastern boundary of the property is a minor waterway and
supports a limited amount of vegetation. The eastern side of the drainage line is
largely cleared with the majority of vegetation being located on the western side. The
proposed road runs adjacent to the drainage line and extends north to where the
active parkland is located. Where reasonable, the proposed development is largely
located in areas that are already cleared and are of low ecological value.
6.4 Proposed Solutions for the Natural Resources Overlay Code
This development does not involve the storage of flammable, explosive or other
hazardous materials within 200m of the gas pipeline. The proposed reconfiguration
will not result in a significant increase in the number of people living within 200m of
the gas pipeline as the area affected by the buffer area is located within the balance
Lot. Notwithstanding the above it is noted that written evidence was produced from
the 9th of October 2008, concerning a similar reconfiguration at 17 Wilgee Court,
revealing that from the gas pipeline owner (APT Allgas Pipeline Operations Pty
Limited) did not intend to construct a pipeline in this area. Since this time there have
been other residential developments located within the pipeline buffer area.
6.5 Proposed Solutions for the Natural Hazards Overlay Code
This proposed reconfiguration places the flood hazard area and the Q100 inundation
level largely within the boundaries of the balance lot. With the construction of the new
roads, none of the proposed lots will be at risk of flooding. The proposed new roads
will be constructed to provide flood free access to all proposed lots and to prevent
the flooding of any of the proposed lots. Driveways are appropriately located on the
lots to provide safe access and exit in the event of a flood. No alterations will be
made to a watercourse which would alter the flooding characteristics.
7. CONCLUSIONS
The proposal complies with the Specific Outcomes of the Noosa Plan with respect to
the Reconfiguration of a Lot Code and the Cooroy & Lake Macdonald Locality Plan
Locality. Accordingly it is requested that the application be approved subject to
reasonable and relevant Conditions.
Yours sincerely,
Nicholas Gabriel
16
Page 17
17 APPENDIX A Proposal Plan Ref: 10-3032AP1 17
Page 18
LINETYPE LEGEND
STORMWATER GRATE i a
—— — — — = sanxeorton STORMWATER MANHOLE
Lbbibtitittil Banktor
alt ta SEWER WANHOLE
earrer ©
ELECTRICITY JUNCTION Box
—— — — crown
TeLSTRAPT
TE water MeTER
TB obyoranr
3 : MAX WATTERSON
——__—_— e
ELECTRICAL
——, &y 2 ASSOCIATES
———_ pawroo SQ
—— S —— sewer x
DRAINAGE,
AV NOON | treeuIne
———_ caroen
NSS WENNSE ROCK OUTCROP
12 Maple Street
PO Box 639
Cooroy Qid 4563
Ph. (07) 54426121
Fax. (07) 54425125
Email. [email protected]
Boy
MAJOR CONTOUR
non court 99
RP881300
Client: K. & V. KELLY
Project:
PLAN OF PROPOSED
RECONFIGURATION
OF BALANCE OF
LOTS 136 &137 ON
MCH978 & OF LOT 2
ON RP173883.
100 INUNDATION
3
RP113733
PARISH: TEWANTIN
COUNTY: MARCH
LOCAL GOVT: SUNSHINE COAST R.C.
135
R.661
MCH978
RESERVE FOR GRAVEL
LOCALITY: COOROY
Scale: 1:1500 Plan 1 of 1
Datum: Date: 20-11-13
Origin:
Cont.Int: 0.5m Ref:
10-3032AP1
NOTE:
This plan has been prepared for application
purposes only and may be subject to change.
| STAGE 3: Lots 16-19, 28-32 & Balance. a ee
' STAGE 4: Lots 20-27 & Balance. !
| a
100 3
SP218739
RESERVE OPEN SPACE
Scale 1:1500 - Lengths are in Metres
15 30 45 60 75 90 105 120 135 150 165