Planning report 3032stage 6

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INDEX

1 PROPERTY
2. SITE DESCRIPTION
3. BACKGROUND
3. ADJOINING LAND USES
4. PROPOSAL
5. NOOSA PLAN
5.1 SPECIFIC OUTCOMES & SOLUTIONS FOR THE

COOROY & LAKE MACDONALD LOCALITY

5.2 SPECIFIC OUTCOMES & SOLUTIONS FOR THE
RECONFIGURING A LOT CODE
5.3 SPECIFIC OUTCOMES & SOLUTIONS FOR THE
BIODIVERSITY OVERLAY CODE
5.4 SPECIFIC OUTCOMES & SOLUTIONS FOR THE
NATURAL HAZARDS OVERLAY CODE
5.5 SPECIFIC OUTCOMES & SOLUTIONS FOR THE
NATURAL RESOURCES OVERLAY CODE
6. CONCLUSIONS
APPENDIX A STAGING PLAN OF ERINDALE PARK (REF: 10-3032AP4)
APPENDIX B PROPOSAL PLAN- STAGE 6 (REF: 10-3032AP7)
APPENDIX C STORMWATER TREATMENT & WATER QUALITY PLAN
APPENDIX D NEIGHBOURHOOD PARKLAND PLAN (REF: 10-3032AP8)
APPENDIX E_ PLAN OF RIPARIAN BUFFER ZONES (REF: 1225-33)

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11

16

17

17

17

19

22

24

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4. PROPERTY
Real Property Description: Lot 136 on MCH978 and Lot 2 on RP173883
Area: 3.642ha
Zone: Detached Housing
Overlays: Biodiversity Riparian Buffer Area
Drainage Lines
Natural Hazard Flood Hazard Area
Natural Resources: Gas Pipeline Buffer
Resource Separation Area
SEQ Regional Plan: Urban Footprint
2. SITE DESCRIPTION

The subject property is located on the western side of Wilgee Court, at the intersection with
Lake Macdonald Drive, Cooroy.

The property has been largely cleared of wooded vegetation in the past for rural purpose and
contains no structures. The land is flat to undulating with a waterway and riparian vegetation
traversing through the centre of the property. Wilgee Court is a well formed bitumen road with
kerbing and channelling. There is a concrete footpath in the street and a streetlight outside the
property. Electricity, telecommunications and water services are available from Wilgee Court.

A sewer line and water main traverse the property; the services are located within easements
A and B on Lot 2 on RP173883 and Lot 137 on MCH978.

 

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3. BACKGROUND

On the 14" of June 2013, approval was given for 4 residential lots fronting onto Lake
Macdonald Drive (REC13/0015) which is to be Stage 1 of the Erindale Estate.

On the 28" of October 2013, approval was given for 3 residential lots fronting onto Wilgee
Court (REC13/0095) which comprises Stage 2 of the Erindale Estate.

On the 19" of November 2013, a Development Application was submitted for the Material
Change of Use and Reconfiguration of Lot for the creation of 25 residential lots (MCU13/0226
& REC13/0148) over Lot 135 on MCH978 and part of Lot 136 on MCH978.

On the 20" of November 2013, a Development Application was submitted for the creation of
15 residential lots over Lots 136 & 137 on MCH978 and Lot 2 on RP173883 (REC/0148).

It is intended that the subject Development Application will comprise Stage 6 of the Erindale
development.

Please find included in Appendix A, the Erindale Park Staging Plan (Ref: 10-3032AP4)
showing the proposed development over the entirety of the site.

4. ADJOINING LAND USES

The surrounding area is mainly zoned for residential purposes with similar characteristics to
the subject property. Lot 136 on MCH978 to the south and Lot 135 on MCH978 to the south-
west are both currently the subject of Development Applications that are to form part of the
Erindale Park Development.

To the north of the subject properties there is the Cordwood Estate which is to be developed
into residential housing and parkland and further north is the Kensington Estate which has
been developed into residential housing.

5. PROPOSAL

It is intended to subdivide the subject land to create 4 residential lots as shown on the Plan of
Development contained in Appendix B (Ref: 10-3032AP7). Lots 10 - 12 will include areas of
between 732m? and 934m”. It is also proposed that the head of the Masonry Street cul-de-sac
will be completed to provide access to each of the newly created lots.

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

The residential lots will adjoin Passive Parkland located to the south of Masonry Street and a
footbridge and pathway will lead to Active Parkland.

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NOOSA PLAN

5.1 Specific Outcomes for the Cooroy & Lake Macdonald Locality

 

Specific Outcomes

Proposed Solution

 

Amenity

O1 Uses are located, designed and
operated to avoid significant adverse
changes to the light, air quality, noise,
accessibility or other conditions enjoyed by
users of associated, adjoining or nearby
uses.

Proposed residential use is not expected
to interfere with surrounding land use

 

Scenic amenity

O2 Important scenic vistas including those
to

and from Mt Cooroy, Mt Tinbeerwah and
Black

Mountain are protected and uninterrupted to
maintain aesthetic and cultural values of the
natural landscape.

The proposal protects existing vista to
local features.

 

Major road network

O3 The function of, and visual amenity and
character surrounding the, major road
network,

including Diamond St, Cooroy—Noosa Road,
Belli

Creek Road and Lake Macdonald Drive is
protected and enhanced.

 

The proposal does not front onto or
directly impact on any Major Roads. The
proposal is expected to generate extra
traffic however it will be within the carrying
capacity of the local road network.

 

Laneways

04 Uses do not diminish the ability of
laneways

to—

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

Several laneways are provided in the
adjoining development to the west which
will connect with the proposed pathway
network to provide good connectivity.

 

 

Density
O6 The density of development within the
site area-

a) is compatible with surrounding
development;
b) and does not exceed—

i. For the Semi-Attached
Housing Zone-1 dwelling
unit per 400m2 of site area
with a maximum population
density of 100 persons per
hectare;

ii, For the Attached Housing

 

 

The density of the development is similar
to that of the surrounding area.

The proposal allows for all significant
natural features to be maintained in
present form.

 

 

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Zone- 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

07 Buildings and other structures-

a) are low rise and present a building height
consistent 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

No buildings are included as part of this
proposal but will be addressed as
necessary in a future application.

 

 

Setbacks
08 Buildings and other structures are
appropriately designed and sited to—

d) provide amenity for users of the
premises as well as preserve the
visual and acoustic privacy of
adjoining and nearby properties;

e) preserve any existing vegetation
that will buffer the proposed
building from adjoining uses;

c) allow for landscaping to be provided
between buildings; and

maintain the visual continuity and pattern of
buildings and landscape elements within the
street.

 

There are no existing or planned buildings
on the subject property. The
reconfiguration plan provides for future
building sites if needed.

 

 

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Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot
ratio of buildings and other roofed
structures—

a) results in a building scale that is
compatible

with surrounding development;

b) does not present an appearance of bulk
to adjacent properties, roads or other areas
in the vicinity of the site;

f) maximises the retention of existing
vegetation and allows for soft landscaping
between buildings;

g) allows for adequate area at ground

level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and

h) 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, —
| 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%
011 For Multiple Housing Type 2
buildings
have a maximum plot ratio of 0.45:1.
012 For Multiple housing Type 3 or 4,
Visitor
accommodation Type 4, or the
accommodation
unit component of an Entertainment and
dining
business Type 3—

The reconfiguration allows for appropriate
site coverage and plot ratio for any future
building locations if needed. All building
sites are flood free.

 

 

013 For the Business Centre Zone plot ratio
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 .

 

N/A

 

 

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Flooding and drainage

014 Buildings and other works are

designed and sited to—

a) provide flood free access to premises

and flood free habitable areas;

b) allow only minor, short term and

infrequent flooding of non-habitable areas;

c) ensure carparking areas can be

dequately 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.

All proposed lots are positioned to be free
of flood area and access to the lots is not
impeded.

Stormwater runoff from Masonry Street
and the residential lots will be treated by a
Stage 3 Bioretention Basin that is located
to the south of Masonry Street, as shown
in the Stormwater Treatment & Water
Quality Management Plan contained in
Appendix C (Ref: Stormwater Treatment
& Water Quality Management Plan,
Prepared by Callaghan & Toth, April
2014).

 

Sloping sites

015 On sloping sites, buildings and
structures are designed to maximise the
use of natural slope and minimise the need
for cut and fill.

The slope of the site allows for natural
drainage but does not require excessive
cut and fill for any potential building areas.

 

Roof Form
016 Roof forms—
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

j) donot create opportunities for

residents to

overlook the private open space areas of
neighbouring properties.

Building design will be addressed at a
later stage if required.

 

Public transport node
017 An accessible and safe public transport
node is established and operated within
Cooroy
that—

k) 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.

Local bus services are available in close
proximity at Elm Street and the Railway is
in close proximity.

 

 

Environment and cultural heritage
values

018 There are no significant adverse
effects on biodiversity, natural vegetation,
native fauna habitat, landscape quality,
water quality or cultural heritage values,
including those related to—

a) changes to natural drainage;
b) disturbance to any of the wetland

 

The reconfiguration minimises the
potential disturbance to existing water
courses or any significant vegetation. All
proposed lots will be placed outside of the
10m riparian buffer.

 

 

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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

h) disturbance of buildings and features,
including natural features, of cultural
heritage significance.

 

 

Open space network
O19 An integrated open space network is
established, enhanced and protected
throughout
the locality to—
a) provide for both passive and active
recreational pursuits;
b) provide connectivity for pedestrians,
cyclists, and horse riders;
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
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

|) the riparian corridors of the Six-Mile

and

Ringtail Creeks and their tributaries.
Noosa Trail Network
021 A comprehensive network of bridle
trails
and pedestrian and bicycle linkages is
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

 

The proposal creates additional passive
parkland and connects via a footbridge
and pathway to the proposed active
parkland to the west in Stage 3, which is
shown in Appendix A (Ref: 10-3032AP4).

Proposal maintains existing open space
which is suitable for passive and active
recreation.

This proposed development is situated in
a the centre of a large open space
network of parklands which is shown in
the Neighbourhood Parklands Plan
contained in Appendix D (Ref: 10-
3032AP8).

 

 

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10

 

d) State forests, conservation parks and
other recreation facilities in the locality.

 

Pedestrian and bicycle pathways

023 Safe and convenient pedestrian and
bicycle pathways are provided and retained
between and

around key destinations, including— a)
between Cooroy and Tewantin; b) between
Cooroy and the Noosa Botanical Gardens;
and c) within and around the town of
Cooroy.

This proposal provides for pedestrian
walkways to be provided between all
proposed roads and the active parkland
as shown in Appendix A (Ref: 10-
3032AP4).

 

 

Protection of Lake Macdonald water suppl
024 Development does not adversely impact
the Lake Macdonald water supply.

AND

025 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

027 Treatment and disposal of waste water
does not have any detrimental impact on
Noosa’s

major water storage and supply - Lake
Macdonald.

 

Property is not within Lake Macdonald
catchment area.

 

10

 

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6.2

Specific Outcomes and Probable Solutions for the Reconfiguring a Lot Code

Specific Outcomes Si

Lot Size and Dimensions

 

O7 Lots have the appropriate areass and
dimensions to provide for—
a) the intended use and, if not intended to be
used by the Council or State for community
infrastructure, conservation purposes or
public utilities including road widening are not
less than the minimum sizes specified in
Table 14-68; and
b) if for residential development—
i) a house site area of not less than that
specified in Table 14-69; and
ii) if not within a sewerage service area, an
effluent disposal area;
c) if for community title subdivision, the minimum
lot sizes for the intended use are not less than
identified for the relevant zone specified in
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
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.

All proposed lots comply with the
minimum lot area of 600m”

Proposed lots 11-13 are located at the
head of the cul-de-sac and have a limited
frontage but have a suitable average
width and are provided with additional
land.

All proposed residential Lots and Masonry
Street are located entirely above the level
of 1:100 year ARI.

The property is not at risk of landslide,
erosion or bushfire.

 

Noosa North Shore Locality

 

O2 No additional lots are created within the
Noosa North Shore Locality.

Not applicable.

 

Lake Macdonald Water Supply Catchment Area

 

03 No additional lots are created within the Lake
Macdonald Water Supply Catchment identified
on Overlay Maps OM3.5 and OM9.5.

The site is located outside of the Lake
Macdonald Supply Catchment Area.

 

Lot layout

 

04 Subdivision of land for residential
development provides for a neighbourhood with
a strong and positive identity through—

a) legible streets and open space networks;

b) integrating prominent site features, including
landmarks, native vegetation and views into
the design;

c) the location of community, retail and
commercial facilities at focal points either
within convenient walking distance for
residents where the development is urban

 

 

Masonry Street provides suitable access to
the local road network.

The existing ecological values of the
waterway and riparian buffer are retained.

Passive parkland and parkways are
provided for this development.

The subject property is within close
proximity to the commercial and retail

 

 

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12

Specific Outcomes
settlement or within reasonable vehicular
proximity;

d) the location of lots intended for urban
settlement within proximity of retail and
commercial facilities;

e) shared use of public facilities by adjoining
communities;

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.

SOs
services provided by Cooroy town centre.

 

O5 House site areas are—

a) located at least 50m from any land including
within a national park, conservation park,
state forest reserve, nature refuge,
coordinated conservation area or wilderness
area; and

b) not located on steep slopes.

All lots contain potential house sites in
excess of 50 metres from any reserve and
do not contain any steep slopes.

 

O6 Lots for residential development are designed
to ensure variety in residential streetscapes.

The proposed lots provide a variety of
shapes and sizes in the residential
development of Cooroy.

 

 

O7 The street network—

a) has design features, which convey the
primary function of each type of street and
encourage driver behaviour, speeds and
traffic volumes that are safe and appropriate
to that function;

b) provides a high level of internal accessibility
both within the site and to external sites and
appropriate external connections for vehicles,
pedestrian and cycle movements;

c) deters through-traffic from residential areas
and creates safe conditions for local road
users, pedestrians and cyclists;

d) incorporates street junctions and access to
lots that are located and spaced to facilitate
safe and convenient vehicle movements;

e) provides for street widths and lengths that
optimise the cost effectiveness of the network
and the provision of public utilities;

f) provides for road reserve widths not less than
the minimum identified Section 2.3 of PSP5
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;

 

The proposed development is able to
utilise the existing road network without
compromising its carrying capacity.

The surrounding road network is designed
to allow for safe speeds and sightlines for
entering and exiting the proposed lots.

Pathways are provided for pedestrian
access between each of the roads that
are in the Erindale Estate. These
pathways link to important features such
as the active parkland, the bus stop on
Elm Street and several adjoining
properties.

 

12

 

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13

|) incorporates on-road cycling facilities.

Specific Outcomes SOO
and

 

O8 The development contains a pathway system
that encourages walking and cycling and
provides a 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.

This proposal provides for pedestrian
walkways to be provided between all
proposed roads and the active parkland
as shown in Appendix A (Ref: 10-
3032AP4).

 

O9 The subdivision layout is designed to facilitate
linkages with adjoining sites in the immediate
area.

Stages 5 & 6 have vehicular and
pedestrian access to several adjoining
sites including the Active & Passive
Parkland in Stage 3, Lake Macdonald
Drive and Cordwood Drive.

 

010 Where the lots are to be used for Industrial
business or Commercial business uses, the
layout provides for appropriate buffer areas, to
mitigate possible impacts on nearby residences
or other noise sensitive uses.

Not applicable.

 

O11 For lots in the Rural Settlement Zone—a
sealed access to the nearest urban settlement is
available.

Not applicable.

 

Water supply for fire fighting

 

O12 An adequate and accessible water supply is
provided for fire fighting purposes.

All lots will be connected to a reticulated
water supply that is reliable and conforms
to Council's Standards.

 

Energy efficiency

 

013 The street and lot orientation facilitates the
construction of energy efficient buildings that
respond to the local climate conditions.

AND

014 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.

All lots contain sufficient area to allow
orientation of dwellings to maximise solar
access.

 

Infrastructure

 

015 Each lot is capable of being serviced by
appropriate levels of—

a) water supply;

b) _ reticulated sewerage;

 

 

All lots will be connected to power supply,
telecommunications services, water
supply and sewerage reticulation and all
stormwater can be drained into the

 

 

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14

Specific Outcomes SOS

c) stormwater drainage;

d) power supply; and

e) — telecommunications;

AND

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

017 Essential public utilities are available and

maintain their function during flood events up to a

1% AEP (1:100 year ARI) flood event.

Bioretention Basin.

 

Electricity supply infrastructure

018 Uses and works maintain a safe distance
from electrical infrastructure including
substations, overhead power lines, power poles
and transformers.

All newly subdivided lots are located away
from any easements and in excess of
50m from any substations.

 

Earthworks and stormwater management

 

019 Stormwater run-off is managed so as not to
cause any adverse impacts on the built or natural
environment including changes in quality,
quantity or location of stormwater discharges.

Each lot has appropriate means of
disposing stormwater with a proposed
stormwater pipe to collect all runoff from
the development for it to be treated in the
BioRetention Basin.

 

O20 Filling or excavation only occurs where it

does not adversely impact on—

a) watercourses, drainage lines and wetlands,
or

b) vegetation on land identified on Biodiversity
Overlay Maps OM1.1-OM9.1; or

c) water levels on properties elsewhere.

No filling or excavation will occur on any
important areas and there will no impact
on Biodiversity values of the site.

 

Landscaping and visual amenity

 

O21 Land development responds to the
distinctive landscape character of the site by
utilising the natural features of the site, which
include—

a) watercourses and drainage lines;
b) significant trees;

c) understorey vegetation;

d) rock outcrops; and

e) views.

 

 

The natural landform and landscape are
not modified to accommodate the
development.

 

14

 

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15

See OT Cay

ROO

 

022 Native vegetation, including individual

mature trees are retained, protected, maintained

and supplemented, with particular consideration

given to—

a) roadsides;

b) the amenity of adjoining land uses; and

c) the protection of environmentally sensitive
areas.

All native vegetation located in
environmentally sensitive areas site will be
retained and enhanced by the
development.

 

023 Buildings and other structures do not have
a significant adverse impact upon the visual
amenity of surrounding areas.

All lots include a building area that will not
protrude above ridges and can conform to
the character of the area.

 

Open space and environmental protection

 

024 Public open space provides for a diverse
range of passive and active quality recreational
opportunities including sport to meet the outdoor
recreational needs of the community.

O25 Public open space is designed and located
to—

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
of a physical standard and condition suitable for
the intended uses and is not subject to physical
or other constraints including contamination,
environmental or biophysical constraints or
legislative protection that would encumber its
use.

This proposed development has suitable
access to multiple areas of Passive
Parkland throughout the area as well as the
Active Parkland to the west as shown in
Appendix A (Ref: 10-3032AP4).

 

 

027 Active parklands will provide a diverse range
of recreational opportunities for all age groups
and are designed as attractive and enjoyable,
functional and safe places to recreate and meet.

This proposed development has suitable
access to multiple areas of Passive
Parkland throughout the area as well as the
Active Parkland to the west as shown in
Appendix A (Ref: 10-3032AP4).

 

028 The natural environmental and cultural
values of land in the Open Space Conservation
Zone are not adversely affected by subdivision,
and land in freehold tenure in this zone is not
subdivided.

Not applicable.

 

029 Lands with high biodiversity values which
warrant conservation status are formally
protected for the long term.

 

This proposal does not involve any
vegetation of high biodiversity status but
still allows for the retention of vegetation
where possible.

 

15

 

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16

development setback/s from the stream that will
ensure that the development does not result in a
negative impact upon the long-term viability of
the stream.

Leelee ay Solutions
030 Buffers are provided incorporating The reconfiguration of lots allows for a

minimum 5m buffer and in many cases a
10m buffer to be maintained from the
watercourse to the proposed residential lots
and Masonry Street.

 

Road and rail corridors

 

031 Lots for residential development are not
subjected to high traffic noise levels from the
major road network or rail corridors.

The proposal is not located near any
major noise generating roads and is
located 400 metres from the railway line
with sufficient vegetation and structures to
reduce any noise.

 

Access easements

 

O32 Access easements are in appropriate
locations for safe access and egress, and supply
appropriate widths and levels of service for the
number of vehicles that will utilise them.

Not applicable.

 

Traffic

 

033 Traffic generated by the development is
within the acceptable capacity of external roads
and does not have an adverse impact upon the
functioning of the road network.

All local traffic generated is expected to be
within the capacity of local roads.

 

Noosa Trail Network

 

034 A comprehensive network of trails is
established incorporating road reserves, State
forests, Council owned land and private lands
consistent with the lifestyle and outdoor
recreation needs of the Shire’s residents and
visitors.

The proposed development has no impact
upon the trail network.

 

O35 The proposal does not have an adverse
impact on the Noosa Trail Network.

The proposal has no impact upon the
Network.

 

Cooroibah Locality

 

Protection of existing residential amenity,
road safety and access points

O36The existing residential amenity of the estate
is maintained without impacting on the natural
landform and landscape;

AND

037 The number of access points providing
access to lots from McKinnon Drive is
maintained or reduced.

 

 

Not applicable.

 

6.4

Specific Outcomes and Probable Solutions Biodiversity Overlay Code

The reconfiguration minimises the potential disturbance to existing water courses or any
significant vegetation. All proposed lots will be placed outside of the 10m riparian buffer.

As part of the overall development of Erindale Park planting will occur on the western and
eastern bank of the waterway to supplement the existing vegetation. This planting will improve
the ecological values that exist over the waterway. The extent of these vegetative works is
shown in a Plan prepared by Callaghan & Toth and is contained in Appendix E (Ref: 1225-33).

 

Page 17

17

6.5 Specific outcomes for the Natural Hazards Overlay Code

The lot layout places all proposed lots and Masonry Street outside of the Q100 flood
inundation area. No alterations will be made to a watercourse which would alter the flooding
characteristics.

6.6 Specific outcomes 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 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 several other residential developments
located within the pipeline buffer area.

7. CONCLUSIONS
The proposal complies with the Specific Outcomes of the Noosa Plan with respect to
Reconfiguration of a Lot Code within 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

17

Page 18

18

APPENDIX A
Staging Plan of Erindale Park

Ref: 10-3032AP4

Page 19

 

 

 

 

 

 

 

 

 
 
  
 
 
  
 
 
 
   
 
 
 
  
 

LINETYPE LEGEND 4) STORMWATER GRATE
conten eS eee "ERINDALE PARK"
BATTER
sare I cLecTIiTY Juncrion sox STAGING PLAN
cure = ene MAX WATTE RSO N
— Sewers +ASSOCIATES
N CONCRETE @ POWER POLE
ELECTRICAL Lisi pou
WATER @ BENCHMARK CONSULTING SURVEYORS
3 Sven & PLANNERS
We trance 12 Maple Street
EAPRWREINTEWA - ROCK OUTCROP : “ Coote af 4563

BUILDING
—————— paving
MEENA RETAINING WALL

Ph. (07) 54426121
es WL Fax. (07) 54425125
Ir GUARDRAIL Email. [email protected]
7— FENCE
——_—— wv

MAJOR CONTOUR

MINOR CONTOUR
— — — — patmay

 

 

Client! K, & V. KELLY

 

 

 

 

   
  

1
RP173883

 

RP113733

PLAN OF PROPOSED
RECONFIGURATION
OF 5 ON SP266731,
137 ON MCH978 &
LOT 2 ON RP173883.
(STAGING PLAN)

AQ
£ Project:
&

   

3
RP113733

 

 

PARISH: TEWANTIN
COUNTY: MARCH
LOCAL GOVT: NOOSA SHIRE COUNCIL

LOCALITY: COOROY

 

 

 

 

Scale: 1:2000 Plan 1 of 1

Datum: AHD Date: 28-05-14
orn: Ruvoa92 | Rg.
Cont.Int: 0.5m 10-3032AP4
NOTE:

This plan has been prepared for application
purposes only and may be subject to change.

SP218739
RESERVE OPEN SPACE

Dimensions and areas shown hereon are
approximate only and subject to final survey.

 

Q100 INUNDATION LINE PLOTTED FROM STORMWATER
DETENTION & FLOODING REPORT PREPARED BY
BRISBANE STORMWATER MANAGEMENT

 

 

 

Scale 1:2000 - Lengths are in Metres

Mott =| of of of of of of | | | 4

20 0 20 40 60 80 100 120 140 160 180 200 220

 

 

 

Page 20

19

APPENDIX B
Plan of Development

Ref: 10-3032AP7

19

Page 21

 

 

 

LINETYPE LEGEND

 

 

 

 

RETAINING WALL
WALL
GUARDRAIL
FENCE

ov

MAJOR CONTOUR,
MINOR CONTOUR
PATHWAY

 

 

135
R.661
MCH978
RESERVE FOR GRAVEL
(see development application
MCU13-0226 & REC13-0148)

Q100 INUNDATION

  
 
 

100

SP218739

RESERVE OPEN SPACE

 

 

STOP’

 

>

@ PoweRPoe
UGHT POLE

@ BENCH MARK

FB stormwarer GRATE
STORMWATER MANHOLE
© sewer wannore

BH ctecrrciry suncrion sox

Ca TetsTRAPT
MM waTermerer
BH tvorant

VALVE

 

 

 
      
        
 
    

99

RP881300

RP173883

 

DETENTION & FLOODING REPORT PREPARED
BRISBANE STORMWATER MANAGEMENT

 

Q100 INUNDATION LINE PLOTTED FROM STORMWATER

BY

 

 

Scale 1:1500 - Lengths are in Metres

45 60 75 90 105 120 135 150

165

MAX WATTERSON
+ASSOCIATES

CONSULTING SURVEYORS
& PLANNERS

12 Maple Street

PO Box 639

Cooroy Qld 4563

Ph. (07) 54426121

Fax. (07) 54425125

Email. [email protected]

 

client K, & V. KELLY

 

Project:

PLAN OF PROPOSED
RECONFIGURATION
OF 5 ON SP266731,
137 ON MCH978 &
LOT 2 ON RP173883.
(STAGE 6)

 

PARISH: TEWANTIN

COUNTY: MARCH

LOCAL GOVT: NOOSA SHIRE COUNCIL

LOCALITY: COOROY

 

 

 

 

 

Scale: 1:1500 Plan 4 of 1

Datum: AHD Date: 28-05-14
onan: oe |e
Cont.Int: 0.5m 4 0-3032AP7|
NOTE:

This plan has been prepared for application
purposes only and may be subject to change.

Dimensions and areas shown hereon are
approximate only and subject to final survey.

 

 

Page 22

20

APPENDIX C

Stormwater Treatment and
Water Quality Management Plan

Prepared by Callaghan & Toth

(Will be provided separately
due to size limitations)

20

Page 23

21

APPENDIX D
Neighbourhood Parkland Plan

Ref: 10-3032AP8

21

Page 24

MAX WATTERSON
+ASSOCIATES

CONSULTING SURVEYORS
& PLANNERS

12 Maple Street

PO Box 639

Cooroy Qld 4563

Ph. (07) 54426121

Fax. (07) 54425125

Email. [email protected]

cient: K, & V. KELLY

Project:

PLAN OF PROPOSED
RECONFIGURATION
OF 5 ON SP266731,
135 & 137 ON MCH978
& LOT 20N
RP173883.

PARISH: TEWANTIN
COUNTY: MARCH
LOCAL GOVT: NOOSA SHIRE COUNCIL

LOCALITY: COOROY

Scale: 1:3000 Plant of!

Date: 28-05-14

| Datum: AHD

PM 178243
RL 108.138 Ref:

Cont.Int: 0.5m 10-3032AP8

Origin:

NOTE:

This plan has been prepared for application

sj purposes only and may be subject to change.

Dimensions and areas shown hereon are
approximate only and subject to final survey.

 

Page 25

22

APPENDIX E
Riparian Zones
Ref: 1225-33

Prepared by Callaghan & Toth

22

Page 26

 

 

 

Sm RIPARIAN BUFFER FROM INVERT

Sm RIPARIAN BUFFER FROM TOP OF BANK

PII tom RIPARIAN BUFFER FROM TOP OF BANK
ee eee
SET TTETETE TTT

LOT OR INFRASTRUCTURE INSIDE RIPARIAN BUFFER
(TOTAL AREA 340 SQUARE METRES)

ADDITIONAL RIPARIAN BUFFER OFFSET (PRELIMINARY AREA

 

 

 

 

 

 

 

   

 

        

580 SQUARE METRES, SUBJECT TO FLOOD MODELING) WESTERN TRIBUTAR}
EXISTING TOP OF BANK Jf
/
Fono0 FINAL Q100 WESTERN BANK — RIPARIAN BUFFER AREA
———--——— PROPOSED LAY BACK TYPE INVERT LINE KERB & el eaten ed
- y 1 PLANT/1.5m?. CURRENTLY RIPARIAN AREA
CHANNEL M1 TO IPWEAQ STD DWG R-0080 ‘ An/ ae OF BANK LIMITED TO GRASS
== §W—=— propose STORMWATER PIPE Jf! 2 NATURE VEGETATION PRESENT ON BANKS
+ -=R— PROPOSED INTERLOT DRAINAGE PIPE WITH fo = Fo
RAINGARDEN , ee
* —— PROPOSED INTERLOT DRAINAGE PIPE _/ 5 ACTIVE a
WITH PITS / PARKLAND a

   

685m? Il

PROPOSED BIORETENTION BASIN J.

(omeg PROPOSED VEGETATED
BIO-RETENTION SWALE

YL, NINOR CHANNEL

“ INVERT PROFILING
——— nL Pe

 

 

 

 

 

 

 

 

 

 

 

[RIPARIAN BUFFER AREAS
| INFILL PLANTING TO
|| ACHIEVE PLANT DENSITY
| OF 1 PLANT/1.5m?

 

 

\y EASTERN TRIBUTARY

   
 
 
 
 
 
  
 
   
   

     

 

 

 

USED FOR START

RIPARIAN MAPPING DOWNSTREAM
OF THIS POINT, STREAM BANK

 

 

OF BUFFER

 

    
 

15
PREVIOUS BOY

    
     
     

 

     
 
 
 
 
 
  
   
  
  
 
  
 
 
   

STAGE 5
—

eS 10
‘o
\

 

 

 

 

 

[3m WIDE CLEAR AREA

BEHIND LOTS FOR

 

 

ACCESS OR SERVICES|}:
aa
24

 

coy
8 ae

oD
DO

i
w
oo
So
So

 

11

 

oy

 

 

 

ww 3

EASTERN BANK — RIPARIAN BUFFER AREA CY ES
PLANT 70% OF AREAS TO ACHIEVE PLANT
DENSITY OF 1 PLANT/1.5m?, REMOVE WEEDS &
7 T £ Eo
ee i Cx
ef 12
6 a

fe

RE

    
   
 
    
  
   

EVIOUS BDY

  

“>

Fatoo

 

 

 

NO RIPARIAN MAPPING DOWNSTREAM
OF THIS POINT, STREAM INVERT |.
USED FOR START OF BUFFER)

a

Ni

 

 

 

 

 

PURPLE_AREA — INFILL PLANTING
REQUIRED FOR 30% OF AREA TO
ACHIEVE 1 PLANT/1.5m?

 

 

 

= 27>

 

Callaghan & Toth )

Civil, Environmental &
| Hydraulic Engineers

\i
Ni PO BOX 2305
| \\ NOOSA HEADS 4567
Al 8/41. Sunshine Beach Rood
“===])"" Phone 54749081, Fox 54749041

‘www.callaghanandtoth.com.au

 

designed | ADT | datum AHD DERIVED

 

drown BM

 

 

PSM *
checked _| AH Origin (B.M.) RL *

 

approved

 

| |

 

SURVEYED _BY
MAX WATTERSION é& ASSOCIATES
PHONE 54 426 121

_ a

project

PROPOSED 31 LOT SUBDIVISION
55 LAKE MacDONALD DRIVE
COOROY

$$ $$

Client

VALKEV PTY LTD

—_—_?_ um i i Y

(Coe

RIPARIAN ZONES STAGE 3 & 5

NS
——_————seee—e—v—v——|

LOT 136 on MCH978

Parish of TEWANTIN

County of MARCH

SUNSHINE COAST COUNCIL
Locality of LAKE MacDONALD

Ne

pF!
SCALE

 

0.5 10 15 20 2 eters. 50

 

scale SCALE SHOWN IS ORIGINAL DRAWING SCALE
1:1000(A3) DO NOT SCALE FROM THIS DRAWING
. USE ONLY DIMENSIONS PROVIDED

 

 

REVISIONS

 

FILES

 

COMPUTER DIRECTORY

 

X:\JOBS\CT Projects in progress\1225 30 lots
lake MacDonald _Drive\Design\\Current_ DWG—BASE

 

PRELIMINARY

 

Sheet 1 of 15 sheets

 

drawing number

1225-33

 

 

 

date 10-3-14 S/S