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Planning Report, Report No. 100238
PLANNING REPORT
No. 100238
Application for a Development Permit for Reconfiguring a Lot by Subdivision
(1 Lot into 2 Lots), involving land described as Lot 1 on RP113733, situated
at 6 Pearsons Road, Cooroy QLD 4563.
Prepared on behalf of G Mackenzie
November 25
Murray & Associates (Qld) Pty Ltd ACN 075 543 154 ABN 81 075 543 154 www.mursurv.com [email protected]
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Page 2
Executive Summary
Murray & Associates (QLD) Pty Ltd have been commissioned to prepare this
Planning Report on behalf of Noosa Shire Council in support of an Application
for a Development Permit for Reconfiguring a Lot by Subdivision (1 Lot into
2 Lots), involving land described as Lot 1 on RP113733, situated at 6
Pearsons Road, Cooroy QLD 4563.
The report evaluates the relevant town planning issues and requirements
associated with the proposal and recommends / concludes the development
can be approved subject to reasonable and relevant conditions.
Murray & Associates (QLD) Pty Ltd Contact: Chris Page
Town Planning Consultant Address: PO Box 246
Nambour QLD 4560
Phone: (07) 5441 2188
Email: [email protected]
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Planning Report No. 100238 Murray & Associates (QLD) Pty Ltd November 25
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Table of Contents
1.0 Summary .......................................................... 4
2.0 Introduction ..................................................... 5
3.0 Site Overview & Surrounding Land Uses ........... 6
3.1 Location of Subject Site ............................................... 6
3.2 Land Zoning & Surrounding Land Uses .......................... 7
3.3 Built & Natural Site Features ........................................ 8
3.4 Access & Services ....................................................... 9
4.0 Proposed Development ................................... 10
4.1 Proposed Lot Areas & Road Frontages ......................... 10
4.2 Access ..................................................................... 10
4.3 Services .................................................................. 11
5.0 Local Planning – Overlays ............................... 12
6.0 Local Planning ................................................ 13
6.1 Level of Assessment .................................................. 13
6.2 Low Density Residential Zone ..................................... 14
7.0 State Planning Matters ................................... 16
7.1 Area within 25m of a State-controlled road .................. 16
7.2 Area within 100m of a State-controlled road intersection 17
8.0 Conclusions & Recommendations ................... 18
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Planning Report No. 100238 Murray & Associates (QLD) Pty Ltd November 25
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Tables & Figures
Table 1 - Lot Statistics ......................................................................... 10
Table 2 – Low Density Residential Zone Assessment ................................ 14
Figure 1 - Locality Map ........................................................................... 6
Figure 2 - Zoning Map ............................................................................ 7
Figure 3 - NearMap Imagery ................................................................... 8
Figure 4 – Street View ........................................................................... 9
Figure 5 – State-Controlled Road Map .................................................... 16
Figure 5 – State-controlled Road Intersection Map ................................... 17
Appendices (See Attached Files)
Appendix A – Current Titles Search
Appendix B –SmartMap
Appendix C – Plan of Subdivision, Plan No 100238
Appendix D – Civil Engineering Drawings
Appendix E – Code Assessment
Appendix F – State Code Assessment
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1.0 Summary
SITE DETAILS
Address 6 Pearsons Road, Cooroy QLD 4563
Real Property Description Lot 1 on RP113733
Subject Land Area 0.202ha (2,021m2) – see Appendix B for dimensions
Local Authority Noosa Shire Council
Planning Instrument Noosa Plan 2020
Current Registered Noosa Shire Council (see Appendix A – Current Titles Search
Landowner for details).
Easements None (see Appendix A for details)
Review of the DA Online Mapping System, determined that this
Referrals
application requires referral to SARA for assessment.
STATE MATTERS
SEQ Regional Plan Land
Urban Footprint (see Section 7.1 for details)
Use Category
State Planning Policy Integrated (see Noosa Plan 2020 – Part 2)
PLANNING SCHEME DESIGNATIONS
Zone Low Density Residential Zone (Zone Map ZM10)
Local Plan Cooroy Local Plan Area
Precinct N/A
APPLICATION DETAILS
Applicant G Mackenzie C/- Murray & Associates (QLD) Pty Ltd
Proposal Reconfiguring a Lot by Subdivision (1 Lot into 2)
Application Type Development Permit
Level of Assessment Code Assessable
PLM Reference N/A
PROJECT TEAM
Town Planning &
Murray & Associates (QLD) Pty Ltd
Surveying
Civil Engineering BAX Engineering Pty Ltd
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2.0 Introduction
Murray & Associates (QLD) Pty Ltd have been commissioned to prepare this
Planning Report on behalf of G Mackenzie in support of an Application for a
Development Permit for Reconfiguring a Lot by Subdivision (1 Lot into 2 Lots),
involving land described as Lot 1 on RP113733, situated at 6 Pearsons Road,
Cooroy QLD 4563.
The Current Registered Landowner (Appendix A) has provided written
consent to the proposed development by signing the Landowner’s Consent
Form (Planning Act 2016). This form and a completed DA Form 1 –
Development Application Details accompany this Report.
The subject site is included in the Low Density Residential Zone in accordance
with Zone Map ZM18 of the Noosa Plan 2020. The proposed development is
deemed ‘Code Assessable’, in accordance with Part 5 – Tables of Assessment,
5.6 – Categories of Development and Categories of Assessment –
Reconfiguring a Lot.
This Planning Report provides an assessment of the proposed development
against the relevant Local and State Planning Provisions. It should be read in
conjunction with the supporting information included in the Figures and
Appendices, together with the attached DA Form 1.
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3.0 Site Overview & Surrounding Land Uses
3.1 Location of Subject Site
Figure 1 - Locality Map
The subject site is legally described as Lot 1 on RP113733, situated at 6
Pearsons Road, Cooroy, and is well located approximately 1.2km from the
Cooroy CBD. This provides the site with convenient access to the Cooroy Train
Station, Noosa District State High School, the Bruce Highway, a range of
services, amenities, and the greater Noosa Region (Figure 1).
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3.2 Land Zoning & Surrounding Land Uses
Figure 2 - Zoning Map
The subject site is included in the Community Facilities Zone (ZM10) of the
Cooroy Local Plan Area and is surrounded by the following land uses
(Figure 2):
Direction Land Use
North ➢ Low Density Residential & Community Facilities Zone
East ➢ Low Density Residential
South ➢ Low Density Residential
West ➢ Community Facilities Zone
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3.3 Built & Natural Site Features
Figure 3 - NearMap Imagery
The subject site is on predominantly flat land, gently sloping to the east,
comprising a single detached dwelling positioned to the west, with a double
bay garage shed immediately north of the dwelling. The remainder of the
property consists of well-maintained grassed open space, with some minor
vegetation contained to the southern boundary, in the form of residential
garden plantings.
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3.4 Access & Services
Figure 4 – Street View
The subject site is accessed via Pearsons Road (see Appendix C for details).
Pearsons Road is constructed to a suitable sealed bitumen standard inclusive
of kerb and channel and stormwater drainage infrastructure.
The subject site comprises access to all standard infrastructure services,
including:
➢ Reticulated electricity supply (overhead);
➢ Reticulated telecommunications;
➢ Reticulated sewerage;
➢ Reticulated water.
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4.0 Proposed Development
This application seeks approval for a Development Permit for Reconfiguring a
Lot by Subdivision (1 Lot into 2 Lots), involving land described as Lot 1 on
RP113733, situated at 6 Pearsons Road, Cooroy QLD 4563.
The proposed development seeks to establish one (1) additional rear allotment
(see Appendix C for details). Overall, the proposed development is
representative of a functional and safe lot layout, as discussed below.
4.1 Proposed Lot Areas & Road Frontages
In accordance with Table 9.5.1.4 - Minimum Lot Size of the Noosa Plan the Low
Density Residential Zone, the following lot areas and dimensions are proposed
(Appendix C):
Table 1 - Lot Statistics
Proposed Lot Number Proposed Lot Area Proposed Frontage
1 866m2 25.8m
2 1,157m 2
4.8m (Rear Lot)
As the above Table clearly demonstrates all proposed lots achieve compliance
with PO5 of the Reconfiguring a Lot Code.
4.2 Access
Proposed Lot 1 is to retain the existing dwelling house and existing driveway
access point from Pearsons Road. Lot 2 will obtain access to Pearsons Road via
a new access point to the north (see Appendix C for details).
Pearsons Road comprises a width of approximately 9m is constructed to a
suitable sealed bitumen standard inclusive of kerb and channel and stormwater
drainage infrastructure.
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4.3 Services
The proposed development will be serviced by the following:
➢ Reticulated electricity;
➢ Reticulated sewerage;
➢ Reticulated telecommunications; and
➢ Reticulated water supply.
Waste management will be maintained in its current format, with kerbside
pickup to service both allotments.
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5.0 Local Planning – Overlays
Following a review of Council’s Interactive Maps, the subject site is not affected
by any local planning overlays.
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6.0 Local Planning
6.1 Level of Assessment
In accordance with Part 5.6 Categories of Development and Categories of
Assessment – Table 5.6.1 – Reconfiguring a Lot, the proposed subdivision is
deemed ‘Code Assessable’ development. As such, an assessment of the
Strategic Framework is not required.
Review of the above Table indicates the following codes are applicable:
➢ Cooroy Local Plan Code
➢ Reconfiguring a Lot Code
Murray & Associates (QLD) Pty Ltd have prepared an assessment of these
Codes (Appendix E).
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6.2 Low Density Residential Zone
The subject site is situated within the Low Density Residential Zone. The
purpose and overall outcomes of the Low Density Residential Zone, along with
an assessment of the proposal against the code is provided below:
Table 2 – Low Density Residential Zone Assessment
6.3.1.2 Purpose & Overall Outcomes of the Low Density Residential Zone
(1) The purpose of the Low density residential zone is to provide for:
(a) A variety of low density dwelling types; and
(b) community uses, and small-scale services, facilities and infrastructure, to support local
residents.
(2) The overall outcomes sought for the Low density residential zone are as follows:
(3) The Community Facilities zone primarily accommodates a variety of community
related activities and infrastructure, as well as certain special residential
and recreation uses to meet the current and future needs of the community.
(a) The Low density residential zone provides housing for permanent residents.
(b) The character of low density residential neighbourhoods varies due to factors such as
proximity to centres, topography, lot sizes, the established vegetated character, the
age of development and open space provision.
(c) Development makes a positive contribution to the desired character of the residential
neighbourhood by achieving small scale well-designed buildings and landscaped
outcomes that enhance an open and green streetscape.
(d) The bulk and scale of development located on that part of the site in the Low Density
Housing zone is consistent with the building height, gross floor area and site cover
required by the performance outcomes of this code.
(e) Predominantly detached housing on a range of lot sizes meet the needs of different
households.
(f) Secondary dwellings, community residences and rooming accommodation are
integrated with the low density residential built form and increase housing choice for
permanent residents.
(g) Outside of the urban boundaries, development is generally limited to a dwelling
house on larger lots with limited levels of services and accessibility.
(h) Development caters for both the current and projected demographic and
socioeconomic profile of the area, including one and two-person households,
households on low to moderate incomes and residents with reduced mobility.
(i) Home-based businesses provide for domestic workplaces and home hosted
accommodation of a scale and intensity compatible with the low density residential
character and amenity of the locality.
(j) The use of dwellings for short-term accommodation is limited to four times and 60
days per calendar year and is within the applicant's principal place of residence.
(k) Development maintains a high level of residential amenity having regard to traffic,
noise, dust, odour, lighting and other locally specific impacts.
(l) Development provides for an efficient pattern of land use and infrastructure that
creates walkable and legible residential neighbourhoods that integrate with active
transport networks and are well connected to activity centres, employment nodes,
open space and recreational areas, community facilities and educational
opportunities.
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(m) Development is supported by appropriate infrastructure and essential services and
does not adversely impact on the continued operation, viability and maintenance of
existing infrastructure or compromise future provision of planned infrastructure.
(n) Development responds to land constraints including topography, bushfire and flood.
(o) Natural features such as creeks, gullies, waterways, wetlands, vegetation and
bushland are retained and protected from the impacts of development. Any
unavoidable impacts are minimised through location, design, operation and
management requirements.
(p) Development is located, designed and operated to be responsive to Noosa Shire’s
subtropical climate and minimises the consumption of energy and water.
(q) Native vegetation between buildings and in the public realm enhances the amenity and
supports local wildlife.
Comment
The proposed development seeks to create one (1) additional Low Density
Residential allotment, suitable for the siting and construction of a low density
residential dwelling, which is consistent with the residential character of the
surrounding locality. A dwelling house can be appropriately sited and
designed on unconstrained land and is able to achieve suitable access to the
road network and infrastructure services.
Each proposed Lot achieves the required minimum lot size of 600m²,
ensuring that the proposed subdivision is sympathetic to the existing scale
and character of the surrounding locality.
Overall, the proposed development is consistent with the purpose and overall
outcomes specified within the Low Density Residential Zone Code.
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7.0 State Planning Matters
7.1 Area within 25m of a State Transport Corridor
Figure 5 – State Transport Corridor Map
The subject site is affected by the Area within 25 m of a State Transport
Corridor Overlay; however, this applies only to the southwestern corner of the
lot and does not interact with the works associated with the proposed
subdivision.
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7.2 Area within 100m of a State-controlled Road Intersection
Figure 6 – State-controlled Road Intersection Map
The subject site is identified as being within 100m of a State-controlled Road
Intersection; however, the proposed subdivision will not generate any adverse
traffic effects. The creation of one additional residential lot and an associated
driveway will result in only minimal local traffic movements and does not alter
the existing access conditions in a way that impacts the State-controlled road
network.
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8.0 Conclusions & Recommendations
This application provides justification for approval for a Development Permit
for Reconfiguring a Lot by Subdivision (1 Lot into 2 Lots), involving land
described as Lot 1 on RP113733, situated at 6 Pearsons Road, Cooroy, on the
following grounds:
➢ The proposed subdivision has been sensitively designed with regard to
the environmental and topographic characteristics of the subject site;
➢ The proposed development has been sensitively and attractively
designed and will not detract from the amenity or privacy of adjoining
land;
➢ All proposed lots achieve a suitable minimum lot size and frontage width
for future land uses;
➢ Stormwater will be appropriately managed onsite;
➢ Each proposed lot achieves direct frontage to the road network;
➢ Proposed Lot 2 will connect to all required reticulated infrastructure
services; and
➢ The development proposal provides clear justification with reference to
the intent of the Low Density Residential Zone. It complies with the
applicable performance criteria of the relevant codes in accordance with
the Noosa Plan 2020.
Thus, on behalf of G Mackenzie, it is recommended that Council issue a
Development Permit for Reconfiguring a Lot by Subdivision (1 Lot into 2 Lots),
involving land described as Lot 1 on RP113733, situated at 6 Pearsons Road,
Cooroy QLD 4563.
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Appendix A
Current Titles Search
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Appendix B
SmartMap
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Appendix C
Plan of Subdivision, Plan No. 100238
Prepared by Murray & Associates (QLD) Pty Ltd
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Appendix D
Civil Engineering Drawings
Prepared by BAX Engineering Pty Ltd
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Appendix E
Code Assessment
Prepared by Murray & Associates (QLD) Pty Ltd
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Appendix F
State Code Assessment
Prepared by Murray & Associates (QLD) Pty Ltd
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