Attachment A - Advert package · 132006.1395.04

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142 NOOSA DRIVE NOOSA HEADS




         CONTENTS
         01 EXECUTIVE SUMMARY                3

         02 INTRODUCTION                     4

         03 PROPERTY DESCRIPTION             6

         04 PROPOSED DEVELOPMENT PLANS       7

         05 LOCATION                         8

         06 MARKET COMMENTARY                9

         07 BASIS OF OFFERING                14

         08 CONCLUSION                       15

         APPENDIX A                          17
         TITLE SEARCH


         APPENDIX B                          18
         SURVEY PLAN


         APPENDIX C                          19
         TOWN PLANNING SUMMARY




         2   Colliers International      Information Memorandum

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142 NOOSA DRIVE NOOSA HEADS




             01 EXECUTIVE SUMMARY
         ADDRESS:
         142 Noosa Drive, Noosa Heads, Sunshine Coast, Queensland

         REAL PROPERTY DESCRIPTION:
         Lot 3 on Survey Plan 126203

         LAND AREA:
         5,455m2*

         LOCAL AUTHORITY:
         Noosa Shire Council

         ZONING:
         Partly Semi Detached Housing and Partly Open Space Conservation

         DEVELOPMENT APPROVAL
         10 x 3 bedroom villas (average size 204m2 – 213m2)* expiring 15 May 2016

         LOCATION:
         142 Noosa Drive is located at the intersection of Leslie Drive and Noosa Drive adjoining the RACV Resort.
         Hastings Street is approximately 2 kilometres via road with Noosa Junction 1 kilometre* via road.

         BASIS OF OFFERING:
         142 Noosa Drive is being offered for sale by Expressions of Interest closing Thursday, 30 April 2015 at 4pm.



         (*Approximately)




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142 NOOSA DRIVE NOOSA HEADS




             02 INTRODUCTION
         Colliers International are pleased to offer 142 Noosa Drive, Noosa Heads for your consideration. The site
         comes with a Development Approval for 10 large villas set in a small enclave just minutes from Hastings
         Street and the Noosa River.

         142 Noosa Drive, Noosa Heads and its Development Approval provide a number of other benefits that make
         this an attractive offering for the development market, namely:

            Ability to bring end product to the market in a short timeframe. Development Approval for 10 x 3
             bedroom large Villas, will allow a purchaser to commence presales within one to two months of purchase
             to meet current demand.

            Potential savings on Infrastructure charges of $166,691* based on existing approval.

            Reduced development costs as entry road already completed and approval to connect dwellings to
             sewer reticulation system on adjoining property with no requirement for a Sewer Pump Station.

            Noosa Heads location – enquiry for property on the Sunshine Coast has improved throughout 2014. Sale
             of end product units and townhouses are performing well and now is an opportune time to take
             advantage of a strong retail market.

         142 Noosa Drive is being offered for sale via Expressions of Interest closing Thursday, 30 April 2015 at 4pm.
         Further details of the development approval and other due diligence material can be obtained upon request.

         Yours faithfully,




         Nick Dowling                                            Baydn Dodds
         Managing Director Sunshine Coast                        Senior Executive Special Projects
         Mobile: 0419 726 705                                    Mobile: 018 173 187
         Phone: 07 5478 3788                                     Phone: 07 5478 3788
         Email: [email protected]                        Email: [email protected]


         *approximately.




         4    Colliers International                                                          Information Memorandum

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142 NOOSA DRIVE, NOOSA HEADS
                                                         Outlines indicative only




         INSERT AERIAL




                                      Subject Property




         5   Colliers International

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142 NOOSA DRIVE, NOOSA HEADS




             03 PROPERTY
                DESCRIPTION
         REAL PROPERTY DESCRIPTION:                        Lot 3 on Survey Plan 126203

                                                           Parish: Weyba

         LAND AREA:                                        5,455m2

         LOCAL GOVERNMENT AREA:                            Noosa Shire Council

         ZONING:                                           Partly Semi Detached Housing and Partly Open Space
                                                           Conservation under the Noosa Plan 2000

         CURRENT UNIMPROVED SITE VALUE:                    $1,050,000

         DEVELOPMENT APPROVAL:                             10 x 3 bedroom multiple dwelling units with a total gross
                                                           floor area of 1,896m2

         SITE DESCRIPTION:                                 The site is a triangular shaped allotment with frontages
                                                           to Weyba Creek and Noosa Drive. It offers a north
                                                           westerly aspect and has a gentle slope from Noosa
                                                           Drive to Weyba Creek in a westerly direction. The site is
                                                           currently vegetated.

         DWELLING DESCRIPTION:                             Each villa is set out over two levels with double
                                                           garages, living and dining at ground level and
                                                           bedrooms on the first level. The design allows for four
                                                           detached villas and three ‘duplex’ style villas.

         VILLA/DWELLING SIZE:                              MCU approved plans show villa sizes 204m2 – 213m2*.

         DEVELOPMENT APPROVAL
         EXPIRY DATE:                                      15 May 2016

         ESTIMATED INFRASTRUCTURE                          $103,309 subject to CPI Increases*
         CHARGES:
         (Note, SCRC adopted Infrastructure charges for this development would be $270,000* which represents a
         saving of $166,691*)


         A Town Planning Summary prepared by KHA Development Managers is available in
         Appendix C.

         *approximately




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142 NOOSA DRIVE, NOOSA HEADS




             04 PROPOSED
                DEVELOPMENT PLANS




         7   Colliers International   Information Memorandum

Page 8

%
\
N
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XN
X

PARK \

30 Metre ——*» \

Disturbance Buffer

o 5M 10M 20”

oa

Bar Scale 1: 500

DEVELOPMENT PROPOSAL
based on 30 Metre
Disturbance Buffer

10 DWELLING OPTION

 

PTY LTD ARCHITECTS

 

 

\ \_

NEW DRAWING
issue} Comments.

NOOSA SANCTUARY

 

 

 

 

 

 

MENT A

/

 

 

 

 

 

 

 

ROUND-A-BOUT

DEVELOPMENT PARAMETERS

 

Max Population 33 persons
Max Gross Floor Area 1896 sqm
Max Site Cover 1896 sqm

Min Landscape Open Space 1320 sqm

 

 

 

 

 

 

X \ Max Building Height 2 storeys/8m
\ *
\, 5
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\ =
. s
fPraleot No, Sheet Noe
f Project Neme and Adcress,
| PROPOSED DEVELOPMENT for a SAT POT
J THANNHAUSER at LOT 3 on SP126203 "7708/2008
— NOOSA DRIVE NOOSA HEADS. Tiae Teousr
NORTH PROPOSED SITE PLAN (Oo AB )

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142 NOOSA DRIVE, NOOSA HEADS




             05 LOCATION
         142 Noosa Drive is a centrally located position in Noosa Heads being less than five minutes by car to
         Hastings Street, Noosa National Park, the Noosa River and Noosa Junction. The property is bordered by
         Weyba Creek to the west which is part of the Noosa River estuary system. Immediately to the north of the
         property is the Noosa RACV resort which comprises 149 villas and units, a reception centre, café, day spa
         and recreational facilities.

         The closest neighbourhood residential precincts known locally as the Cooloola Estate and Weyba Park
         Estate are located on the other side of Noosa Drive and are well established residential suburbs developed
         in the 1970’s and 80’s.

         Approximate driving times to other major cities and transport hubs are as follows:



         Sunshine Coast Airport           29 minutes

         Brisbane Airport                 1 hour 30 minutes

         Maroochydore CBD                 33 minutes


         (*Approximately)




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142 NOOSA DRIVE, NOOSA HEADS




             06 MARKET COMMENTARY
         SUNSHINE COAST MARKET OVERVIEW
         Queensland’s Sunshine Coast, comprising the former shires of Caloundra, Maroochydore and Noosa, is
         characterised by its pristine hinterland and internationally recognised coastal environment. The tourism base
         is well established and the retirement living sector is growing as international and interstate migrants seek
         the lifestyle through ‘tree’ and ‘sea’ changes. The emerging Oceanside Health Hub including the ‘state of the
         art’ Sunshine Coast University Hospital is expected to greatly improve the Sunshine Coasts credentials as a
         major health and education centre.

         HISTORICAL POPULATION GROWTH
         Over the past decade, the Sunshine Coast has experienced strong growth reaching a population in excess of
         330,000 residents. The Australian Bureau of Statistics have estimated that during this period the Sunshine Coast’s
         population has grown by approximately 34%, equating to an average annual growth rate of well above 3%.

         FUTURE POPULATION GROWTH
         Population forecasts from the Queensland Office of Economic and Statistical Research estimate that the Sunshine
         Coast region will be home to between 466,187 and 555,616 residents by 2031. Over this period, these projections
         represent an average annual growth rate of between 1.9% and 3.2% per annum, whereby empty nesters and
         retirees will form the largest growth segment of the local demographic.




         Source: ABS/OESR




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142 NOOSA DRIVE, NOOSA HEADS




         NOOSA HEADS MARKET OVERVIEW
         The Noosa Heads property market has performed well over the last 3 years with sale volumes and average
         pricing increasing during this period. Median prices in the twelve month period to September 2014 sat at
         $665,000 for houses and $425,000 for units.


         AVERAGE DAYS ON MARKET
         Average days on market has steadily declined over the past 12 months, recorded at 78 days for houses and
         121 days for units, during the second half of 2014. This suggests a solid level of demand for properties in
         Noosa Heads at the moment.



              160
                                         House                   Unit                  Combined

              140

              120

              100

               80

               60

               40

               20

                0
                     H1     H2       H1      H2     H1     H2      H1     H2     H1      H2   H1     H2
                    2009   2009     2010    2010   2011   2011    2012   2012   2013    2013 2014   2014




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142 NOOSA DRIVE, NOOSA HEADS




         AVERAGE VENDOR DISCOUNTING
         Average vendor discounting has also declined in 2014 to approximately -5% for both houses and units, from
         levels around -14% in 2011 & 2012. This suggests Noosa Heads has moved to being a sellers’ market, with
         buyers offering and/or prepared to buy close to a properties original asking price.



               0.00%
                          H1   H2   H1   H2   H1   H2   H1   H2   H1   H2   H1   H2
                         2009 2009 2010 2010 2011 2011 2012 2012 2013 2013 2014 2014
               -2.00%


               -4.00%


               -6.00%


               -8.00%


              -10.00%


              -12.00%


              -14.00%


              -16.00%
                                                         Axis Title
                                 Vendor Discount House       Vendor Discount Units   Combined




         11      Colliers International                                                         Information Memorandum

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142 NOOSA DRIVE, NOOSA HEADS




                        Subject Property




    12   Colliers International
                                           Outlines indicative only

Page 14

142 NOOSA DRIVE, NOOSA HEADS




                                         Subject Property




                                                                 Location indicative only


                                  142 Noosa Drive, Noosa Heads
    13   Colliers International

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142 NOOSA DRIVE, NOOSA HEADS




          07 BASIS OF OFFERING
         142 Noosa Drive is being offered for sale by Expressions of Interest closing Thursday, 30 April at 4pm.




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142 NOOSA DRIVE, NOOSA HEADS




             08 CONCLUSION
         142 Noosa Drive, Noosa Heads presents an outstanding opportunity to secure an approved Medium Density
         Site, in the tightly held Noosa Heads area.

         In assessing the property for purchase, we highly suggest interested parties consider the following key
         elements supporting its credentials:

             Ability to bring end product to the market in a short timeframe. Development Approval for 10 x 3
              bedroom large Villas, will allow a purchaser to commence presales within one to two months of purchase
              to meet current demand.

             Potential savings on Infrastructure charges of $166,691*

             Reduced development costs as entry road already completed and approval to connect dwellings to
              sewer reticulation system on adjoining property with no requirement for a Sewer Pump Station.

             Noosa Heads location – enquiry for property on the Sunshine Coast has improved throughout 2014. Sale
              of end product units and townhouses are performing well and now is an opportune time to take
              advantage of a strong retail market.

         Please refer to Appendix C for a KHA Town Planning Summary.

         The following reports can be provided to serious purchasers upon request:
               MCU approval documents
               Contour plans
               Access Agreement with RACV Resort
               Ecological assessment reports
               Bushfire Management Plan
               Soil reports
               Stormwater reports
               Noise Reports

         To arrange an inspection of this property or to request further information please feel free to contact the exclusive
         agents below.

         Yours faithfully,




         Nick Dowling                                                 Baydn Dodds
         Managing Director Sunshine Coast                             Senior Executive Special Projects
         Mobile: 0419 726 705                                         Mobile: 018 173 187
         Phone: 07 5478 3788                                          Phone: 07 5478 3788
         Email: [email protected]                             Email: [email protected]




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142 NOOSA DRIVE, NOOSA HEADS




         DISCLAIMER
         This report has been prepared by Colliers International for the information of potential purchasers to assist
         them in deciding whether they are sufficiently interested in the property offered to proceed with further
         investigation in relation to the property.

         The information contained in this report does not constitute any offer or contract of sale; it is provided as a
         guide only; and has been prepared in good faith and with due care.

         Potential purchasers must take note that the figures and calculations contained in this report are based upon
         figures provided to us by outside sources and have not been verified by us in any way. We have no belief
         one-way or the other in relation to the accuracy of such information.

         Any projections contained in this report represent estimates only and may be based on assumptions that
         may be incomplete, incorrect or erroneous. Potential purchasers must satisfy themselves in relation to all
         aspects of the report including development potential and cost; market take up; rent levels; outgoings; and all
         other matters a prudent purchaser would consider relevant.

         The Vendor, Colliers, or their employees, agents or representatives will not be liable for any loss or damage
         resulting from any statement, figure, calculation or any other information that a potential purchaser relies
         upon that is contained in this report or any other marketing material.

         The property will be traded or sold “as is” and “with all faults”, without any representation or warranty as to its
         condition; fitness for any particular purpose; or compliance with any relevant law.

         The Vendor reserves the right, at its sole discretion, to postpone or cancel the proposed trade or sale of the
         property and to modify or add any terms and conditions to any proposed contract, vendor’s statement or
         other material associated with the proposed sale, which may be made available to a potential purchaser.




         16    Colliers International                                                              Information Memorandum

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142 NOOSA DRIVE, NOOSA HEADS




         APPENDIX A
         TITLE SEARCH




         17   Colliers International   Information Memorandum

Page 19

                        CURRENT TITLE SEARCH
               DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND
 Request No: 20562895
Search Date: 17/03/2015 12:39                      Title Reference: 50333232
                                                      Date Created: 31/10/2000

Previous Title: 15334054

REGISTERED OWNER

Dealing No: 704392152    27/10/2000

JOHANNA JACOBA THANNHAUSER

ESTATE AND LAND

 Estate in Fee Simple

 LOT 3      SURVEY PLAN 126203
            County of MARCH               Parish of WEYBA
            Local Government: NOOSA

EASEMENTS, ENCUMBRANCES AND INTERESTS

     1. Rights and interests reserved to the Crown by
        Deed of Grant No. 14355016 (POR 49)

     2. EASEMENT No 704392163 27/10/2000 at 12:54
        burdening the land to
        LOT 2 ON SP110327 OVER EASEMENT A ON SP126203

     3. EASEMENT No 704392180 27/10/2000 at 13:00
        benefiting the land over
        EASEMENT B ON SP126206

     4. EASEMENT No 712976786 06/01/2010 at 15:00
        benefiting the land over
        EASEMENT C ON SP212751

ADMINISTRATIVE ADVICES - NIL
UNREGISTERED DEALINGS - NIL


CERTIFICATE OF TITLE ISSUED - No

Caution - Charges do not necessarily appear in order of priority

                        ** End of Current Title Search **

COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2015]
Requested By: D APPLICATIONS CITEC CONFIRM




                                                                      Page 1/1

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142 NOOSA DRIVE, NOOSA HEADS




         APPENDIX B
         SURVEY PLAN




         18   Colliers International   Information Memorandum

Page 21

SP126203 V0 REGISTERED Recorded Date 27/10/2000 12:48 Page 1 of 2 Not To Scale we Be

Sheet | of

 

 

 

Lond Title Act 1994; Lond Act 1994 SURVEY PLAN

Form 2% Version 2

 

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(MCHZ839) PM se
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PEGS PLACED AT ALL NEW CORNERS
uo UNLESS OTHERWISE STATED
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Leceeesses, 183*O7" Original Information compiled trom
| 147g SPI41189 in the Deportment
6 or oO of Natural Resources
(0-5 Deep) O
(MCH2839) ~
° 5 10 1S 20 25 30 60 90 Melres
a — a I 7
Original Scale 600
0 1 1 1 1 5O|mm 1 1 1100 |mm_ Ll r 4150 |rmm State_copytight_reserved.
Ken Hicks & Associates Ply Ltd ACN (010 278 823) Scole: 1:600
hereby certify thot the Company hos surveyed the Plan of Lot 3 Format: STANDARD
land comprised in this plan by Gary Laurence Irving, .
& Emt A in Lot 3

   
 

(Lic Surv )@ ScotjMt

for whose worgtte
ies Sty

   

   
   
 
  
  

  

Pollock (Surv Grad) a
pamstecents. responsibility,
e he soid survey |
> Me Surveyors Act ,
oon Cancelling Lot | on RPI4II89

     

 

 

 

 

 

thot the plgf
wos perfor
1997 ond /fh§> 992 and that
the said 5} . 8 wt /12/99 SP126203
Director ee Z
Director PARISH: WEYBA couNTy: March Pian Status

Licensed 17-28, 20 | Merion: vide RPI4IE9 F/N's: NO

 
 

 

 

Pa cwor PoC on venk v

Copyright protects the plan/s being ordered by you. Unauthorised reproduction or amendments are not permitted. -

Page 22

 

 

WARNING : Folded or Mutilated Plans will not be accepted.
Plans may be rolled.
Information may not be placed in the outer margins.

 

704392152

Registered

$267.
27/10/2000 12:48

BE 400 NT

 

 

 

1. Certificate of Registered Owners or Lessees.
le JOHANNA JACOBA THANNHAVSER

(Names in full)

%* as Registered Owners of this land agree to this plan and dedicate the Public Use
Land es shown hereon in accordance with Section 50 of the Land Title Act 1994.

Fandom

re of ¥ Registered Ownersae—beccoos-

% Rule out whichever is inapplicable

 

 

 

 

 

 

2Local Government Approval.

*  GOUNGL CF THE SHIRE OF NuUsA
hereby opproves this plon in accordance with the
2% INTEGRATED PLANNING ACT 1997

 
  
 

Dated this

insert the name of the Local Government.
#f Insert designation of signatory or delegation

 

 

 

 

 

 

 

 

 

 

3.Plans with Community Management Statement: | «. References :

CMS Number : Dept File :
Locol Govt: (837504
Nome: Surveyor : 990605

 

 

 

s. Lodged by
a !
Storr S$ AWTS
GPO BOK BUGS S35
BLS BANE © L001
B21 ASSO
(Include address, phone number, reference, ond Lodger Code)
8. Existing Created
Title Reference | Lot Plan Lots Emts Road
19334054 | 1 RPIANED 3 4 | New Ro
12, Building Format Plans only.
POR 49 3 | certify that :
%* As for as it is practical to determine, no part
of the building shown on this plan encroaches
Orig Lots -
onto adjoining lots or road;
. . . * Part of the building snown on this plan
7. Portion Allocation : encroaches onto adjoining *lots and road
8 Map Reference :
9545 - 33142 | Licensed Surveyor/Director * Dote
*delete words not required
2. Locality : 13, Lodgement Fees :
NOOSA HEADS 13}
Survey Deposit $
1.Local Government : Lodgement +
NOOSA SHIRE COUNCIL New Titles 3 40
= Photacopy $ 8
1. Passed & Endorsed : Posioge $
Ken Hicks & Associates Ply Lid 9
By: (AGN O10 276 823) YOTAL 3s 76)
Oote : Mot | 2000
Signed: AS 74 Insert
Designation: wort SPI26203

 

 

 

 

 

Page 23

142 NOOSA DRIVE, NOOSA HEADS




         APPENDIX C
         TOWN PLANNING SUMMARY




         19   Colliers International   Information Memorandum

Page 24

                        kha
                         DEVELOPMENT
                         M A N A G E R S




                       TOWN PLANNING ADVICE




PL A N N I N G | SU R V EY I NG | P R O J EC T M A NAGEMENT | COURT AP PE ALS


Sunshine Coast Suite 1, Corner Surf Road & Gardak St Alexandra Headland Qld 4572
PO Box 6380, Maroochydore BC Qld 4558
p | 07 5443 2844 f | 07 5443 7146 w | www.kenhicks.com.au

Page 25

KHA DEVELOPMENT MANAGERS                                                                                            Page 1




CONTENTS

1.     INTRODUCTION ................................................................................................ 2
2.     OVERVIEW ........................................................................................................ 3
3.     SUBJECT SITE ................................................................................................... 4
3.1. Site Description ................................................................................................ 4
3.2. Road Access ...................................................................................................... 4
3.3. Context ............................................................................................................. 5
4.     PLANNING SCHEME PROVISIONS .................................................................... 6
5.     CURRENT DEVELOPMENT APPROVAL ............................................................... 8
6.     DEVELOPMENT CONTRIBUTIONS ..................................................................... 9
7.     INFRASTRUCTURE SERVICING ......................................................................... 9
8.     SUMMARY ......................................................................................................... 9


ATTACHMENTS
1 – Development Permit for material change of use
2 – Contour survey
3 – Access easement - SP126203
4 – Deed between Noosa Council, Aqua Blue (Noosa) & Johanna Thannhauser
5 – Ecological Assessment Report
6 – Bushfire Report
7 – Acid Sulfate Soils Report
8 – Court judgment – extension to relevant period
9 – Access driveway location
10 – Stormwater Quality Management & Assessment Report
11 – Noise Report




Disclaimer Statement
Whilst every effort has been made to ensure the content of this report is accurate and provides a fair
and equitable description of development opportunities and constraints available for the land, it is
nevertheless highly recommended that any interested party seek their own independent advice from the
relevant local authority so far as these matters addressed in this report are concerned.


11437 – 142 NOOSA DRIVE, NOOSA HEADS – PLANNING ADVICE                                                   SEPTEMBER 2014

Page 26

KHA DEVELOPMENT MANAGERS                                                              Page 2



1.      INTRODUCTION

This town planning advice report has been prepared to provide a summary of current
planning scheme designations and detail the existing development approval in respect of land
located at 142 Noosa Drive, Noosa Heads, legally described as Lot 3 on SP126203.




11437 – 142 NOOSA DRIVE, NOOSA HEADS – PLANNING ADVICE                        SEPTEMBER 2014

Page 27

KHA DEVELOPMENT MANAGERS                                                                      Page 3



2.      OVERVIEW

  SITE DETAILS

  Address                                          142 Noosa Drive, Noosa Heads

  Property Description                             Lot 3 SP126203

  Site Area                                        5,455m2

  Local Authority                                  Noosa Shire Council

  Current Use                                      Vacant

  PLANNING SCHEME DESIGNATIONS

  Planning Scheme                                  The Noosa Plan

  Locality                                         Noosa Heads

  Zone                                             Partly Semi-Attached Housing and
                                                   Partly Open Space Conservation

  Overlays                                         Biodiversity Overlay
                                                   Natural   Hazard:      Landslide     &   Flooding
                                                   Overlay
                                                   Natural Hazard: Bushfire & Acid Sulfate Soils
                                                   Overlay

  CURRENT APPROVALS

  Development Permit for Material change of use for a Multiple Dwelling (10 x 3 bedroom
  Units) – Attachment 1




11437 – 142 NOOSA DRIVE, NOOSA HEADS – PLANNING ADVICE                                SEPTEMBER 2014

Page 28

KHA DEVELOPMENT MANAGERS                                                             Page 4




3.       SUBJECT SITE
3.1.     Site Description

The subject site is situated at 142 Noosa Drive, Noosa Heads and described as Lot 3 on
SP126203. The site comprises an area of 5,455m2 and has a frontage to Noosa Drive, with
the western site boundary adjacent to Weyba Creek. The site is vegetated and vacant of
development. The site has a northwesterly aspect, with a gradual slope towards the west
away from the road frontage (refer copy of contour survey included in Attachment 2).




Figure 1 – Subject site                                         (Nearmap, June 2014 image)


3.2.      Road Access

The site has existing access from the Noosa Drive/Leslie Drive roundabout through a
reciprocal access easement arrangement with the adjoining development. A copy of
SP126203 and SP126206 creating these access easements is included in Attachment 3.
The construction of the Noosa Drive/Leslie Drive roundabout and the reciprocal access
easement came about as a result of a Deed made 22 December 1999 between Noosa
Council, Aqua Blue (Noosa) Pty Ltd and Johanna Thannhauser (Attachment 4).




Figure 2 – Site access off Noosa Drive roundabout        (Google Maps, February 2010 Image)


11437 – 142 NOOSA DRIVE, NOOSA HEADS – PLANNING ADVICE                       SEPTEMBER 2014

Page 29

KHA DEVELOPMENT MANAGERS                                                            Page 5




3.3.      Context

The site is located within the Noosa Heads in close proximity to Noosa Junction, Hastings
Street, Noosa Main Beach and Noosa National Park.

Adjoining the site to the north is the RACV Noosa Resort.

The site context is shown in the Figure below.




Figure 3 – Site Context                                        (Nearmap, June 2014 image)




11437 – 142 NOOSA DRIVE, NOOSA HEADS – PLANNING ADVICE                     SEPTEMBER 2014

Page 30

KHA DEVELOPMENT MANAGERS                                                               Page 6



4.      PLANNING SCHEME PROVISIONS

4.1.     Zoning

Under The Noosa Plan the site is included in the Noosa Heads Locality and partly in the Semi-
Attached Housing Zone and partly the Open Space Conservation Zone.




            Subject site




Figure 5 – Noosa Heads Locality Zone Map extract

Overall Outcomes include:
o) For the Semi-Attached Housing Zone — residents are accommodated in detached
housing or semi-attached housing forms that —
i offer a high level of residential amenity, design quality and safety; and
ii respect the domestic scale of surrounding detached housing;

v) For the Open Space Conservation Zone — natural environmental values of high order
and warranting conservation status are —
i protected for their importance in contributing to ecological sustainability including
maintenance of water quality and provision of habitat and open space linkages; and
ii appropriately managed to the general exclusion of development or any further subdivision
of freehold lots.

Consistent Uses
Consistent Uses within the Semi-Attached Housing Zone are:
 Commercial business Type 1 if an estate sales office
 Home-based business Type 1
 Home-based business Type 2 where operated from a Detached House
 Detached house
 Community residence
 Multiple housing Types 1, 2 or 3
 Multiple housing Type 4 (where the site area is no less than 800m2)

Consistent Uses within the Open Space Conservation Zone are:
 Education Type 4, if an information centre.

Primary Development Parameters (Semi-Attached Housing Zone)
Building height: Maximum 2 storeys and 8.0m
Density: 100 persons per hectare
Site Cover: Maximum 40%
Gross Floor Area: maximum allowable population in persons multiplied by 40m2.

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KHA DEVELOPMENT MANAGERS                                                                 Page 7

4.2.     Overlays

The following overlays are applicable to the site.

Overlay                                                       Comment
Biodiversity Overlay
                                                     The site is subject to the Biodiversity
                                                     Overlay, which includes the land within
                                                     an Environmental Protection Area, Koala
                                                     Habitat Area and partly a Riparian Buffer
                                                     Area.

                                                     The matters identified by this overlay
                                                     have been addressed as part of the
                                                     development application associated with
                                                     the current Development Permit for
                                                     Material Change of Use (Attachment 1 &
                                                     section 5 below). The Development
                                                     Permit establishes that this overlay does
                                                     not pose constraints that cannot be
                                                     appropriately     managed         through
                                                     development. A copy of the Ecological
                                                     Assessment      Report    prepared     by
                                                     Biological and Environmental Services
                                                     and assessed by Council is included in
                                                     Attachment 5.

                                                     This report concluded that the proposed
                                                     development would not result in any
                                                     significant threat to local or regional
                                                     fauna or flora species. The development
                                                     permit includes conditions which address
                                                     all biodiversity matters for the site.

Natural Hazard: Landslide & Flooding Overlay
                                                     The site is subject to the Natural Hazard:
                                                     Landslip & Flooding Overlay, which
                                                     includes the land in part within a Flood
                                                     Hazard Area and Area subject to
                                                     minimum floor height.

                                                     The matters identified by this overlay
                                                     have been addressed as part of the
                                                     development application associated with
                                                     the current Development Permit for
                                                     Material Change of Use (Attachment 1 &
                                                     section 5 below). The Development
                                                     Permit establishes that this overlay does
                                                     not pose constraints that cannot be
                                                     appropriately      managed        through
                                                     development.

                                                     The approved development built form is
                                                     outside the flood hazard area and
                                                     subject to Councils minimum floor level
                                                     applicable at time of issue of a building
                                                     permit. This level was 2.8mAHD at time
                                                     of approval.



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KHA DEVELOPMENT MANAGERS                                                                Page 8

Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
                                               The site is subject to the Natural Hazard:
                                               Bushfire & Acid Sulfate Soils Overlay,
                                               which includes the land within a medium
                                               bushfire hazard area and high potential
                                               acid sulfate area.

                                                     The matters identified by this overlay
                                                     have been addressed as part of the
                                                     development application associated with
                                                     the current Development Permit for
                                                     material change of use (Attachment 1 &
                                                     section 5 below). The Development
                                                     Permit establishes that this overlay does
                                                     not pose any constraints to site
                                                     development.

                                                     A copy of the Bushfire Management Plan
                                                     prepared by The Consultancy Bureau and
                                                     assessed by Council is included in
                                                     Attachment 6. This report concludes
                                                     the site is not subject to any bushfire
                                                     risk.

                                                     A copy of the Acid Sulfate Soils report
                                                     prepared by Environmental & Earth
                                                     Sciences is included in Attachment 7.
                                                     This report concludes the site is not
                                                     subject to acid sulfate soils.


5. CURRENT DEVELOPMENT APPROVAL

The site has a current Development Permit for Material Change of Use for a Multiple Dwelling
comprising 10 x 3 bedroom units. This permit was originally granted by Negotiated Decision
Notice on 15 May 2008. A Change to an Existing Approval was granted by Council on 14 July
2008 (Attachment 1), which amongst other things extended the relevant period until 12 May
2012. A further extension to the relevant period was approved by Court judgment on 5 July
2013 (Attachment 8) extending the relevant period until 15 May 2016.

The approved plans (Attachment 1) are conceptual only with detailed plans required to be
lodged with Council prior to the issue of a development permit for operational works
demonstrating compliance with the requirements of condition 2.

Referenced documents within the conditions of approval include:

   Ecological Assessment Report prepared by Biological and Environmental Services
    (Attachment 5)
   Access driveway location, Fig 2.1 dated 13 June 2007 prepared by Callaghan & Toth and
    plan dated 12 October 1999 prepared by Ken Hicks and Associates (Attachment 9)
   Stormwater Quality Management & Assessment Report dated June 2007 prepared by
    Callaghan & Toth (Attachment 10)
   Deed made 22 December 1999 between Noosa Council, Aqua Blue (Noosa) Pty Ltd and
    Johanna Thannhauser (Attachment 3)
   Water supply plan H-SP-02 dated 2 December 2007 prepared by Brian Burnett &
    Associates for the Aqua Blue Noosa Sanctuary Development.

While not referenced in the approval, a Noise Report was prepared by TTM Consulting and
submitted with the application (Attachment 11). This report provides recommendations for

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KHA DEVELOPMENT MANAGERS                                                                 Page 9

acoustic attenuation for the approved development and which may assist in compliance with
conditions 18 and 20.

6. DEVELOPMENT CONTRIBUTIONS
Under the current development permit (Attachment 1 - condition 66 and advisory note 2) and
court judgment (attachment 8) the following charges are applicable (subject to CPI
adjustment at time of payment):

Sewerage Headworks Contribution                   $25,204 (as at Jan 2008)
Water Supply Headworks Contribution               $36,670 (as at Jan 2008)
Pathway Trunk Network Contribution                $6,685 (as at Jan 2008)
Coastal Major Road Network Contribution           $18,997 (as at Jan 2008)
Stormwater Network Contribution                   $15,753 (as at July 2013)
                                                  $103,309 (subject to CPI adjustment)

This $103,309 represents a substantial saving from the charges that would be applicable
under Councils Adopted Infrastructure Charges Resolution and which would be applied to any
new development approval, which for 10 x 3 bedroom units would be about $270,000
(subject to CPI adjustment).

Development contributions are payable prior to commencement of use.


7.       INFRASTRUCTURE SERVICING
Site servicing requirements are detailed in the conditions of the current development
approval. In particular the site is to be connected to the sewer reticulation system within the
adjoining RACV Noosa Resort development (previously Aqua Blue Noosa Sanctuary), with all
sewage to drain by means of gravity to the sewage pump station located on Lot 2 SP110327
as per the Deed made on 22 December 1999 between Noosa Council, Aqua Blue (Noosa) Pty
Ltd and Johanna Thannhauser (Attachment 3). It is our understanding that all obligations in
terms of construction by Aqua Blue Noosa Sanctuary/RACV Noosa Resort and $20,000
contribution towards the sewage pump station and sewer pipeline by owner Johanna
Thannhauser have been completed.

8.      SUMMARY
The following attributes of the site have been established during the development application
process, as referred to above and detailed in the 14 July 2008 Development Permit, approved
plans and supporting documents attached.

    Approval for 10 x 3 bedroom units, allowing a maximum gross floor area of 1896m 2, a
     site cover of 40% and maximum height of 2 storeys and 8m.

    A development entitlement that establishes that the applicable overlays under the current
     planning scheme outlined above do not pose any constraints, with any required actions or
     works identified as conditions.

    Development contributions under the approval of $103,309 (subject to CPI adjustment)
     which represents a substantial saving from the charges that would be applicable under
     Council’s Adopted Infrastructure Charges Resolution and which would be applied to any
     new development approval, which for 10 x 3 bedroom units would be about $270,000
     (subject to CPI adjustment).

    Road access is completed.

    Existing right to connect all dwellings to the sewer reticulation system of the adjoining
     property: a new sewage pump will not have to be built for the site.

11437 – 142 NOOSA DRIVE, NOOSA HEADS – PLANNING ADVICE                          SEPTEMBER 2014