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Rpt - 240830 - 100 Hilton Tce, Noosaville - DRAFT
TOWN PLANNING REPORT
Development Application for Material Change of Use
for Multiple Dwelling
Prepared for
Snowlake Pty Ltd
30 August 2024
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URBIS STAFF RESPONSIBLE FOR THIS REPORT Applicant Details
Director Trent Forrest APPLICANT URBIS CONTACT
Consultant Rhiannon Simpson & Loren McMaster DETAILS
Assistant Planner India Curtis
Project Code P0054593 Snowlake Pty Ltd Trent Forrest | Rhiannon
Simpson
Report Number Version 1 C/- Urbis Ltd
Level 32, 300 George Street [email protected] |
Brisbane QLD 4000 [email protected]
(07) 3007 3800
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Contents
Appendix D State Development Assessment Provisions (SDAP)
Executive Summary ............................................................................... I Checklist
Reasons for Approval ............................................................... I Appendix E Noosa Plan 2020 Assessment
Key Details .............................................................................. 1 Appendix F Plans of Development
1. The Site .................................................................................. 2
1.1. Site Details ............................................................... 2
1.2. Immediate Surrounds............................................... 3
2. Proposal ................................................................................. 4
2.1. Overview of Proposal ............................................... 4
2.2. Key Proposal Details................................................ 4
2.3. Architectural Design and Built Form Response ....... 6
3. State Planning Framework ................................................... 7
4. Local Planning Framework .................................................. 8
4.1. Zoning ...................................................................... 8
4.2. Local Plan ................................................................ 9
4.3. Overlays ................................................................. 10
4.4. Assessment Benchmarks ...................................... 11
4.5. Assessment Summary ........................................... 12
5. Local Government Infrastructure Plan.............................. 14
6. Key Planning Matters .......................................................... 15
Streetscape Character .......................................................... 16
Noosa Plan 2020 Amendment No. 2 ..................................... 19
7. Conclusion ........................................................................... 20
8. Disclaimer ............................................................................ 21
Appendix A Property Searches and Documents
Appendix B EMR and CLR Searches
Appendix C State Planning Policy (SPP) 2017 Checklist and
Assessment
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EXECUTIVE SUMMARY
Snowlake Pty Ltd (the ‘Applicant’) proposes to redevelop the site at 100 Hilton
Terrace, Noosaville to establish four (4) x 2-storey townhouses. This proposal
represents a high-quality development outcome with a focus on
contemporary, subtropical design and outdoor living in a highly desirable
location.
The proposed development contributes to housing diversity and choice in
Noosa through a premium, attached housing product. Dwellings are a
minimum of 3-bedrooms with spacious floor areas and prioritises communal
spaces oriented towards the Noosa River.
REASONS FOR APPROVAL
This report demonstrates that the proposed development should be approved
for the following reasons:
▪ The proposal complies with the strategic objectives for the site which
anticipates medium density multiple dwellings with a low scale form which
reinforces the character of a residential neighbourhood.
▪ The proposed development complies with the key built form parameters in
Noosa Plan 2020, including building height, site cover, setbacks,
landscape open space, and car parking supply.
▪ The proposed development represents a high quality architectural design
which is suitable and appropriate for the location.
▪ The design is sympathetic with the existing streetscape character by
adopting staggered, articulated facades, variation in roof form and
landscaping and is commensurate in scale to the existing built form on the
site and nearby.
▪ The proposed land use is consistent with the intent for development on
the site, intended for permanent residential living, and not short-stay
visitor accommodation
▪ The proposed development carefully balances the built form with
landscaped open space which contributes to the character of the locality
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Landscaping 41%
KEY DETAILS 10 undercover parking spaces
Car Parking
KEY DETAILS PROPOSAL DETAILS
Site Address 100 Hilton Terrace, Noosaville
This application seeks the following development approvals:
Real Property Lot 1 on SP315600 ASPECT OF DEVELOPMENT DEVELOPMENT CATEGORY OF
Description APPROVAL SOUGHT ASSESSMENT
Zone Medium Density Residential Material Change of Use Development Permit Code Assessable
involving Multiple
Noosaville Dwellings
Local Plan
(Townhouses)
Proposed Development Permit for a Material Change of
Development Use for Multiple Dwelling (Townhouses) The report is accompanied by and should be read in conjunction with the
following material:
Level of Noosa Plan 2020 – Amendment No. 1
▪ Appendix A – Property Searches and Documents;
Assessment ▪ Code Assessment
▪ Appendix B – EMR and CLR Searches;
Building Height ▪ 8m above NGL
▪ Appendix C – State Planning Policy (SPP) 2017 Checklist and
Assessment;
Setbacks Front Boundary (Hilton Terrace):
▪ Appendix D – State Development Assessment Provisions (SDAP)
▪ 7.5m to Unit D (closest point) Checklist;
▪ 12.002m to Unit A (furthest point) ▪ Appendix E – Noosa Plan 2020 Assessment;
Eastern Boundary: ▪ Appendix F – Plans of Development, prepared by Blight Rayner.
▪ 2.5m
Western Boundary:
▪ 2.5m
Rear Boundary (Chaplain Park):
▪ 10m to Unit D (closest point)
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1. THE SITE
1.1. SITE DETAILS
CATEGORY DESCRIPTION
Site Address 100 Hilton Terrace, Noosaville
Real Property Lot 1 on SP315600
Description
Site Area 2,724m2
Land Owner Snowlake Pty Ltd
Encumbrances The site is not identified as being burdened by or
benefitting from any easements.
Contaminated The site is not identified on the Contaminated
Land Land Register or the Environmental
Management Register.
Existing Land Short-term accommodation (14 dwellings/rooms)
Use
Property searches are provided in Appendix A.
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1.2. IMMEDIATE SURROUNDS
The following images correspond to the aerial imagery on Page 2 above.
North East
A C
Source: Google Street View, 2017 Source: Google Street View, 2023
South West
B D
Source: Google Street View, 2023 Source: Google Street View, 2023
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2. PROPOSAL
2.1. OVERVIEW OF PROPOSAL
This development application seeks approval for the following:
▪ Development Permit for Material Change of Use for Multiple Dwellings.
2.2. KEY PROPOSAL DETAILS
The Applicant is proposing to redevelop the site for multiple dwellings,
comprising four x 2-storey townhouses.
The development represents a contemporary residential offering that provides
housing choice and diversity to the housing supply offering in Noosa Shire.
The proposal prioritises outdoor living with the inclusion of private outdoor
space at the rear of each townhouse which interfaces with the Noosa River,
capitalising on the sub-tropical living.
The development comprises a maximum building height of 8m above Natural
Ground Level (NGL) and includes two 3-bedroom townhouses, approximately
222m2 GFA and two 4-bedroom townhouses, approximately 322m2 GFA.
Private outdoor space is provided for each townhouse on the ground level at
the rear of the site in the form of outdoor living, pool and pool terrace areas
which capitalise on the unique location providing views to the Noosa River
over Chaplain Park located at the rear boundary of the site. Additional private
outdoor space is provided on the terraces located on Level 1.
The proposed development accommodates a total of 10 car parking spaces,
located in private garages on the ground level of the townhouses. Vehicular
access to the development is proposed to be obtained from the existing
crossover at Hilton Terrace.
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Table 1 – Development Summary ▪ 93.3% (1,053.53m2)
PARAMETER PROPOSAL Car Parking 3-bedroom Townhouse:
▪ 2 undercover spaces
Building Height 2-storeys and 8m
4-bedroom Townhouse:
Setbacks Front Boundary (Hilton Terrace):
▪ 3 undercover spaces
▪ 7.5m to Unit D (closest point)
Servicing Refuse collection is proposed to occur
▪ 12.002m to Unit A (furthest point) kerbside, whereby individual residents will be
Eastern Boundary: responsible for transferring bins to kerbside for
collection in accordance with the Noosa
▪ 2.5m
Council Residential Bin Collection Services.
Western Boundary:
Pedestrian Access Pedestrian access is provided for each
▪ 2.5m
Townhouse via a gate provided from Hilton
Rear Boundary (Chaplain Park): Terrace with a dedicated pedestrian pathway to
▪ 10m to Unit D (closest point) the Townhouse entrance.
Site Cover 35%
Gross Floor Area 1,089.42m2
Private Open Space 3-bedroom Townhouse:
▪ 37.79m2
4-bedroom Townhouse:
▪ 73.07m2
Total Landscaped Total Landscaped area:
Areas
▪ 41% (1,128.73m2)
Total Hard Landscaping:
▪ 6.66% (75.2m2)
Total Soft Landscaping:
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2.3. ARCHITECTURAL DESIGN AND BUILT FORM Figure 1 – Site Plan Analysis
RESPONSE
Designed by Blight Rayner, the proposal represents a high-quality design that
draws upon the subtropical, coastal aesthetic that is representative of
Noosaville and the Noosa Shire more broadly. With respect to this, the design
is responsive to the Hilton Terrace streetscape and Chaplain Park.
The design enhances the residential amenity, whilst being responsive to the
surrounding built form and character. The primary materials include elements
of timber, stone and textured materials of a natural colour palette to reflect
and maintain the ‘natural’ appeal of Noosa’s prevalent architecture. The
development encompasses subtropical design through the inclusion of open
living areas that flow between indoor and outdoor spaces, eaves and large
windows to capitalise on breezes, sunlight and the Noosa climate.
The building design has been shaped to respond to the site conditions, with
contextual references to both its natural and built surrounds. In particular, the
prevailing height, setbacks and bulk and scales is commensurate with
medium density forms that are existing on Hilton Terrace.
The private outdoor spaces located at the rear has been carefully designed
and located to capitalise on the subtropical climate and the desire for outdoor
living. The inclusion of pool terraces and outdoor dining space are intended to
connect the proposal to the natural environment at the rear of the site, being
Chaplain Park and the Noosa River further east. The function of the private
outdoor spaces is intended to harmonise with these natural landscapes and
connect the built form to the coastal environment.
Source: Blight Rayner
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3. STATE PLANNING FRAMEWORK
A summary of compliance with the relevant state planning instruments is outlined in the table below.
INSTRUMENT / ASSESSMENT BENCHMARK DATE OF INSTRUMENT ASSESSMENT
State Planning Policy 3 July 2017 Section 2.1 of the Planning Scheme confirms that all state interests in
the SPP are appropriately integrated into the Planning Scheme with
(SPP) the exception of the following:
▪ “Natural hazards, risk and resilience - coastal hazards - in part.”
▪ Development in the Erosion Prone Area will be subject to
assessment against the assessment benchmarks.
The development is identified within the Erosion Prone Area in the
SPP mapping. Accordingly, the SPP is therefore a relevant
assessment benchmark for the purpose of assessing this
development application.
An assessment against the relevant SPP Assessment benchmarks –
Natural Hazards, Risk and Resilience has been included in
Appendix C.
South East Queensland Regional Plan 15 December 2023 The site is located within the Urban Footprint area of the regional
plan. When considering the nature of the proposal, the development
(Shaping SEQ) accords with the objectives of the Urban Footprint.
State Development Assessment Provisions 18 February 2022 The mapping indicates the following SDAP mattes apply to the site
Version 3.0 ▪ Coastal Protection
(SDAP) ‒ Coastal area – medium storm tide inundation area
‒ Coastal area – erosion prone area
▪ Water Resources
‒ Water resource planning area boundaries
An assessment of the proposed development against the State
Assessment criteria for the relevant referral agency role as included
in Appendix D. This assessment revealed that the proposal does not
require referral to any concurrence or advice agencies.
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4. LOCAL PLANNING FRAMEWORK
The Noosa Plan 2020 (‘the Planning Scheme’) is the local planning instrument
relevant to the assessment of the proposed development. The following
sections of this report provide an assessment of the proposed development
against the relevant assessment benchmarks in the planning scheme.
4.1. ZONING
Under the Planning Scheme, the site is identified in the Medium Density
Residential Zone. The purpose of the Medium Density Residential Zone is to:
“provide for:-
a) medium density multiple dwellings; and
b) community uses, and small-scale services, facilities and
infrastructure, to support local residents”
The overall outcomes of the Medium Density Residential Zone relevant to the
proposal are as follows:
“Development makes a positive contribution to the look and feel of residential
neighbourhoods by maintaining a low scale character with well designed
buildings and landscaping that enhance the streetscape”.
The proposed development achieves this purpose by providing residential
uses which respond to current and projected housing demand. The proposed
development also meets several of the overall outcomes for the zone
including:
▪ Providing increased housing choice;
▪ Development is tailored to the specific location, role and function of the
individual area;
▪ It is of a height, bulk and scale that is commensurate to the characteristics
of the surrounding neighbourhood.
The purpose of the Medium Density Residential Zone contemplated in the
proposed Amendment No. 2 to Noosa Plan 2020 reinforces the need for a
range of medium density housing types for permanent residents. The
proposed development reinforces this purpose by providing permanent
housing for local residents, not visitors.
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4.2. LOCAL PLAN
The site is located in the Noosaville Local Plan area. The purpose of the
Noosaville local plan code is to:
“provide locally relevant planning provisions for the assessment of
development within the Noosaville local plan area. “
The overall outcomes of the Noosaville Local Plan relevant to the proposal
stated as follows:
“Development in the Medium Density and High Density Housing zones
accommodates a greater diversity in housing types including dual
occupancies, multiple dwellings, retirement facilities and residential
care facilities”.
Markedly, the proposed development achieves this outcome by increasing
housing diversity in the local plan area. Moreover, the proposed development
recognises and reinforces the waterfront location and character of the local
plan area by providing high quality, low rise, sub-tropical buildings and
landscape design that promote a positive outdoor lifestyle.
.
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Flooding and
Inundation Extent
4.3. OVERLAYS
Parts of the site are identified within the following overlays:
OVERLAYS SUB-CATEGORY
Land Subject to Acid ▪ Land Subject to Acid Sulfate Soil
Sulfate Soils Overlay (OM-
ASS)
Flood Hazard Overlay Map ▪ Flooding and Inundation Extent
(OM-FH)
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4.4. ASSESSMENT BENCHMARKS ▪ Landscaping
Code
Assessment benchmarks for the application are prescribed by the category of
assessment table for the Medium Density Residential Zone, Noosaville Local ▪ Sustainable
Plan and the applicable overlays. Building Design
Based on the level of assessment triggers identified within the assessment Code
benchmarks, the development application is subject to Code Assessment.
▪ Transport Code
The planning scheme assessment benchmarks for the proposed development
▪ Water Quality
are summarised in the table below:
and Drainage
PRIMARY CODES PRESCRIBED SECONDARY OVERLAY CODES Code
CODES ▪ Waste
Management
▪ Medium Density ▪ Driveways and ▪ Acid Sulfate
Code
Residential Zone Parking Code Soils Overlay
Code Code ▪ Waterways
▪ Earthworks Code
Works Code
▪ Noosaville Local ▪ Flood Hazard
▪ Existing Services
Plan Code Overlay Code The proposal does not require assessment against the following Prescribed
Code
Secondary Codes:
▪ Dual Occupancy
▪ Fire services for
and Multiple ▪ Fire services for common private title Code
common private
Dwelling Code ▪ Water Quality and Drainage Code
title Code
▪ Waterways Works Code
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4.5. ASSESSMENT SUMMARY
A comprehensive assessment of the proposed development against the relevant codes is included in Appendix E. This assessment demonstrates that the proposed
development complies with, or can be conditioned to comply with, the relevant assessment benchmarks. A summary of this assessment is provided in the table
below.
KEY PLANNING MATTERS ACCEPTABLE OUTCOME PROPOSAL COMPLIANCE
Building Height 8m 8m above NGL Complies
Site Cover 40% 35% Complies
Setbacks (Front) 6m Varies between 7.5m and 12.002m Complies
Setbacks (Side) 2.5m 2.5m Complies
Setbacks (Rear) 6m 10m Complies
Landscaping ▪ 40% total landscaped area; and ▪ 41%; and Complies
60% of total to be soft
▪ 93.3% soft landscaping
landscaping
Private Open Space ▪ 25m2 at ground level, directly 3-bedroom Townhouse: Complies
accessed from living spaces ▪ 37.79m2 (32.78m2 Ground Floor
and 5.01m2 Level 1)
▪ Ground level private open space
is accessed directly from the
kitchen and living area
4-bedroom Townhouse:
▪ 73.07m2 (43.82m2 Ground Floor
and 29.25m2 Level 1)
▪ Ground level private open space
is accessed directly from the
kitchen and living area
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Car Parking ▪ 2 covered spaces per dwelling ▪ 2 covered spaces per 3- Complies
greater than 100m2 and spaces bedroom dwelling; and
may be in tandem; and
▪ 3 covered spaces per 4-
▪ One additional space per 4 bedroom dwelling.
dwellings.
Additional information regarding the key planning matters requiring further discussion is provided in Section 6.
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5. LOCAL GOVERNMENT
INFRASTRUCTURE PLAN
The Local Government Infrastructure Plan (‘LGIP’) integrates and coordinates
land use planning and infrastructure planning and ensures that trunk
infrastructure is planned and provided in an efficient and orderly manner.
The LGIP identifies that the site is located in the Noosa Council Priority
Infrastructure Area (PIA). The PIA identifies the areas that have been
prioritised for the provision of trunk infrastructure to service the existing and
assumed future urban development up to 2031.
Whilst the site is identified in the PIA, there are not currently any trunk
infrastructure provisions that are applicable to the site. As demonstrated in the
Figure to adjacent, Chaplain Park that adjoins the site as the rear boundary is
mapped as a recreation park.
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6. KEY PLANNING MATTERS The following sections of this report provide further discussion about the key planning considerations for the proposed development. This is to assist Council and the community to understand and assess the merits of the proposed development. The key planning matters includes: ▪ Streetscape Character; ▪ Noosa Plan 2020 Amendment No. URBIS RPT - 240724 - 100 HILTON TCE, NOOSAVILLE KEY PLANNING MATTERS 15
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(b) Addresses and enhances the streetscape by incorporating
articulation and individual design elements that add visual
STREETSCAPE CHARACTER interest to the development;
Acceptable Outcome AO14.1 (reproduced below) of the Medium Density (c) Has a form and architectural scale that does not dominate
Residential Zone code addresses visual interest and streetscape character. the streetscape or the surrounding properties;
AO14.1 (d) Does not detract from the visual amenity of adjoining
properties through the impact on views, access to sunlight
Development provides visual interest to the street and or overlooking;
surrounding areas through:
(e) Takes the form of small separate buildings, rather than
(a) Highlighting individual dwellings and land uses; large single bulky development; and
(b) An asymmetrical design presentation to the street; (f) Sits within a landscaped setting.
(c) Offsetting or staggering dwellings to provide variation in the In response to PO14, the proposed development has been consciously
frontage; designed to respond to the surrounding context, as follows:
(d) Varying the roof form. ▪ The proposed roof form does not project above the 8m height limit as
required for the site and is consistent with the adjoining roof forms,
Figure 6.3.2.4 – Streetscape Character & Building Bulk – Medium Density illustrated in Figure 2 and Figure 3 below.
Street in the Medium Density Residential Zone Code provides further
example of acceptable design outcomes. ▪ The proposal achieves a staggered built form to the street frontage that
results in the appearance of individual dwellings and provide variation.
The proposed development comprises offset / staggered built form to the
street with each dwelling set back varying distances from the front boundary. ▪ Landscaping including vertical planters to create visual interest and
The proposed development includes articulation and recesses which contribute to the greenery that forms part of the Hilton Terrace streetscape
distinguish each of the four dwellings to break up the length of the building identity.
relative to the street frontage. The proposed development includes variation in ▪ The proposal incorporates variation in material such as timber and stone
roof form, including a combination of flat and skillion roof forms. However, as well as colour palette to create visual interest and highlight the
Figure 6.3.2.4 – Streetscape Character & Building Bulk – Medium Density individuality of each dwelling.
Street does not include flat roof forms in the example and despite the
proposal partially including skillion roof forms a performance outcome for ▪ The operable screening elements for the townhouse front balconies allows
streetscape character is proposed. for residents to access and utilise these spaces year-round, capitalising
further on the subtropical client of Noosa. Additionally, the front balconies
PO14 provide opportunities passive surveillance to Hilton Terrace and the
surrounding streetscape.
Development:
▪ The proposed development is compliant with the Planning Scheme
(a) Contributes positively to the locality; requirements including building height, setbacks and site cover (see
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Section 4.5 above) limiting any impacts on the amenity of adjoining
properties.
Figure 2 – Existing Streetscape – Southern Elevation
Source: Blight Rayner
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Figure 3 – Proposed Streetscape – Northern Elevation
Source: Blight Rayner
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NOOSA PLAN 2020 AMENDMENT NO. 2 PO3
An amendment to the Noosa Plan 2020 is currently being prepared, with New multiple dwellings are predominantly small dwellings.
provisions which apply to development in the Medium Density Residential
Zone. Small dwellings are defined in the Planning Scheme as:
The implications for development on the site arising from Amendment 2 Small dwellings means a dwelling that has no more than 100m2
include: of gross floor area.
▪ Multiple dwellings are proposed to be a consistent use in the Medium The proposed development comprises four dwellings with GFA varying
Density Residential zone if at least 75% of the total gross floor area is between 222.22m2 and 322.47m2 and do not meet the definition of a small
within small dwellings. dwelling.
▪ If no affordable rental premises are being provided, maximum site cover is The proposed townhouse development is a suitable and appropriate
40% and plot ratio is 0.4:1. development outcome for the site, despite Amendment 2, for the following
▪ The front 6m setback must be landscaped open space of which the first reasons:
2m along the front boundary is soft landscaping. ▪ The proposed built form is commensurate to the surrounding residential
▪ Multiple dwellings that are not small dwellings will require: uses along Hilton Terrace and the Noosaville waterfront more broadly.
‒ 1 space per dwelling from 75m2 up to and including 100m2; ▪ The proposed development complies with all key built form requirements
of the current Noosa Plan 2020 Amendment 1 including building height,
‒ 2 spaces per dwelling greater than 100m2 or 2 spaces per dwelling setbacks and site cover (see Section 4.5 above). In satisfying these
with 3 or more bedrooms; and parameters, the proposal responds appropriately to adjoining land uses
and maintains the residential amenity of existing land uses and any future
‒ 1 additional space per 4 dwellings. residential uses.
The Public Notification period has been completed and Noosa Council is ▪ The proposal provides permanent residential dwellings in the Medium
presently considering submissions and drafting any revisions to Amendment 2 Density Residential Zone by redeveloping a site currently used for Short-
that may be necessary. term Accommodation.
We understand 470 submissions have been received and there is strong ▪ The proposed built form outcome is commensurate with the highly
community opposition to Amendment 2. desirable Noosa riverfront location where the market anticipates larger,
premium townhouse apartments and detached dwellings.
Section 45 (6) and (8) of the Planning Act 2016 allows Noosa Council to have
regard to Noosa Plan 2020 – Amendment 2 when assessing the proposed ▪ Proposed dwelling density is commensurate with the surrounding
development. character of the location which achieves higher-density residential living.
Therefore, an assessment against the revised assessment benchmarks ▪ Amendment 2 is subject to review and revision at the time of lodging this
detailed in Noosa Plan 2020 – Amendment 2 has been prepared as a part of application. The weight given to the assessment of this application against
this application and included in Appendix E. Amendment 2 should be reflective of the current state of Amendment 2
which is subject to further change.
The key provision of the Dual Occupancy and Multiple Dwelling Code affected
by Amendment 2 is Performance Outcome PO3.
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7. CONCLUSION
This town planning report in respect of the Applicant’s proposed multiple
dwelling development at 100 Hilton Terrace, Noosaville has assessed the
proposed development against the relevant statutory framework.
Our assessment demonstrates that the proposal complies with, or can be
conditioned to comply with, the relevant assessment benchmarks and should
therefore be approved.
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8. DISCLAIMER This report is dated 30 August 2024 and incorporates information and events and in the reasonable belief that they are correct and not misleading, subject up to that date only and excludes any information arising, or event occurring, to the limitations above. after that date which may affect the validity of Urbis Ltd (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, Snowlake Pty Ltd (Instructing Party) for the purpose of Development Application (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose). In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment. All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control. In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations. Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith. This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith URBIS RPT - 240724 - 100 HILTON TCE, NOOSAVILLE DISCLAIMER 21
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APPENDIX A PROPERTY SEARCHES AND DOCUMENTS
Page 29
APPENDIX B EMR AND CLR SEARCHES
Page 30
APPENDIX C STATE PLANNING POLICY (SPP) 2017 CHECKLIST AND ASSESSMENT
Page 31
APPENDIX D STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) CHECKLIST
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APPENDIX E NOOSA PLAN 2020 ASSESSMENT
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APPENDIX F PLANS OF DEVELOPMENT