Original source · versioned page text
Development Assessment Report
Attached to the e-mail REC16/0014 - Planning report & supporting management plans, contour plan 2 of 2.
INSERT FRONT REPORT COVER PAGE
DEVELOPMENT ASSESSMENT REPORT
28 ELKHORN DRIVE, TEWANTIN
LOT 70 M37807
DEVELOPMENT APPLICATION FOR RECONFIGURING A LOT
(1 LOT INTO 11 LOTS)
File Number: 15228 June 2016
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 24 pages
Page 2
Project Urban – 15228 June 2016
DOCUMENT INFORMATION
Project number: 15228
Report prepared for: Elkhorn Investments (Qld) Pty Ltd
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 16/03/2016 Adam Seaton Scott Sobey
Final 08/06/16 Scott Sobey Scott Sobey Scott Sobey
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
Alexandra Headland Qld 4572
Tel: 07 5443 2844
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
Development Assessment Report Page 2 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 3
Project Urban – 15228 June 2016
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY ...................................................................................................................... 4
2.0 INTRODUCTION ....................................................................................................................................... 5
3.0 SITE DESCRIPTION .................................................................................................................................. 6
3.1 SUBJECT SITE ....................................................................................................................................................................... 6
3.2 SURROUNDING LAND USES.......................................................................................................................................... 7
4.0 PROPOSED DEVELOPMENT ................................................................................................................... 8
5.0 SUPPORTING DOCUMENTATION ......................................................................................................... 9
5.1 RECONFIGURATION PROPOSAL PLAN ..................................................................................................................... 9
5.2 STORMWATER MANAGEMENT PLAN ....................................................................................................................... 9
5.3 TRAFFIC ENGINEERING ADVICE ................................................................................................................................... 9
5.4 BUSHFIRE RISK ASSESSMENT ....................................................................................................................................... 9
6.0 STATE PLANNING INTERESTS ............................................................................................................ 10
6.1 STATE PLANNING REGULATORY PROVISIONS .................................................................................................... 10
6.2 STATE PLANNING POLICY ............................................................................................................................................ 10
6.3 REFERRAL ............................................................................................................................................................................ 13
6.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS ........................................................................................... 13
7.0 PLANNING SCHEME ............................................................................................................................. 14
7.1 LEVEL OF ASSESSMENT ................................................................................................................................................. 14
7.2 OVERLAYS ........................................................................................................................................................................... 14
7.2.1 OVERLAY CODES: ........................................................................................................................................................ 15
7.3 LOCALITY PLAN ................................................................................................................................................................ 16
7.4 ZONE ..................................................................................................................................................................................... 19
7.5 DEVELOPMENT CODES .................................................................................................................................................. 19
7.5.1 CODE COMPLIANCE .................................................................................................................................................. 20
7.5.2 ALTERNATIVE SOLUTIONS ...................................................................................................................................... 21
8.0 CONCLUSION ........................................................................................................................................ 23
SUPPORTING DOCUMENTATION
Reconfiguration Proposal Plan prepared by Project Urban
Traffic Engineering Advice prepared by Pekol Traffic and Transport
Stormwater Management Plan prepared by Empire Engineering
Bushfire Risk Assessment prepared by North Coast Environmental
Development Assessment Report Page 3 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 4
Project Urban – 15228 June 2016
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 28 Elkhorn Drive, Tewantin
Real Properly Description Lot 70 M37807
Land Area 12,920m² (1.292ha)
Local Authority Noosa Shire Council
Registered Landowner Elkhorn Investments (Qld) Pty Ltd A.C.N. 604 869 865 as trustee
Current Use Detached House
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan 2006
Locality Tewantin & Doonan Locality
Zone Detached Housing Zone
Overlays Biodiversity Overlay (Environmental Protection Area & Riparian
Buffer Area.
Natural Hazard: Landslide & Flooding Overlay (Flood Hazard Area)
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay (Medium
bushfire Hazard Area, High Potential Acid Sulfate Area 0-5m AHD
& Low Potential Acid Sulfate Area 5-20m AHD)
APPLICATION DETAILS
Applicant Elkhorn Investments (Qld) Pty Ltd C/- Project Urban
Application Type Development Permit for Reconfiguring a Lot
Proposal 1 Lot into 11 Lots
Level of Assessment Code Assessable
Referrals Not Applicable
PROJECT TEAM
Town Planning & Surveying Project Urban
Civil Engineering Empire Engineering
Traffic Engineering Pekol Traffic and Transport
Environmental North Coast Environmental
Development Assessment Report Page 4 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 5
Project Urban – 15228 June 2016 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Reconfiguring a Lot (1 lot into 11 lots) on behalf of Elkhorn Investments (Qld) Pty Ltd. The subject site is situated at 28 Elkhorn Drive, Tewantin and is legally described as Lot 70 M37807. Under the provisions of the Noosa Plan 2006 the site is included within the Detached Housing Zone of the Tewantin & Doonan Locality. In accordance with the applicable tables of development assessment the proposed development is code assessable. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms, Reconfiguration Proposal Plan, Traffic Engineering Advice, Stormwater Management Plan and Bushfire Risk Assessment. Development Assessment Report Page 5 of 24 Reconfiguration of a Lot 28 Elkhorn Drive, Tewantin
Page 6
Project Urban – 15228 June 2016 3.0 SITE DESCRIPTION 3.1 SUBJECT SITE The subject site is situated at 28 Elkhorn Drive, Tewantin and is legally described as Lot 70 M37807. The site comprises an area of 12,920m² (1.292ha) and is currently occupied by a detached house. The site has a road frontage to Elkhorn Drive of approximately 20m. The site contains scattered mature vegetation with cleared understorey. Majority of the site is relatively flat and has an elevation of approximately 10m AHD. The north eastern and south eastern corners of the subject site are characteristic of steeper grades which fall towards the Noosa River. An aerial photograph of the subject site is included within Figure 1 below: Figure 1: Aerial Photograph of Subject Site, NearMap, Accessed March 2016, http://www.nearmap.com Development Assessment Report Page 6 of 24 Reconfiguration of a Lot 28 Elkhorn Drive, Tewantin
Page 7
Project Urban – 15228 June 2016
3.2 SURROUNDING LAND USES
The subject site is located on the eastern fringe of the Tewantin & Doonan locality. The site is located within
a block of low density detached housing located on the western bank of the Noosa River. Surrounding low
density development primarily consists of conventional sized residential allotments. Some higher density
residential uses are located on the western side of Tait Street. Goods and services are provided for the local
community via a business centre situated approximately 1km south of the subject site.
Land uses immediately surrounding the subject site include:
North – Detached house
South – Detached housing
East – Noosa River
West – Detached house
The context of the subject site within the surrounding locality is illustrated in Figure 2 below:
SUBJECT SITE
Figure 2: Context of subject site, Street Directory, Accessed March 2016, http://www.street-directory.com.au/
Development Assessment Report Page 7 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 8
Project Urban – 15228 June 2016 4.0 PROPOSED DEVELOPMENT This application seeks a Development Permit for Reconfiguring a Lot (1 lot into 11 lots) to be established in accordance with the accompanying Reconfiguration Proposal Plan. The subject site is proposed to be subdivided into 11 low density residential allotments. Lot sizes vary from 601m² to 4,249m². All lots comply with the minimum lot size specified by Table 14-68 of the Reconfiguring a Lot code. The proposed development layout has been sensitively designed to avoid lot boundaries traversing riparian buffer vegetation to be retained along the sites eastern boundary. The riparian buffer vegetation will be retained within proposed Lot 9, which will also retain the existing house. Road access to all 11 proposed lots will be facilitated by a 115m (approx.) extension to Elkhorn Drive. Elkhorn Drive does not currently have a turnaround facility at the end of the existing cul-de-sac. The development provides a single movement turning head at the end of the proposed road extension resulting in an improvement to the existing situation by providing a turnaround facility suitable for local traffic and waste collection vehicles. The attached traffic engineering advice prepared by Pekol Traffic and Transport has found that the proposed development and road extension is suitable in terms of safety, amenity, convenience and road capacity. The development site is connected to all essential urban infrastructures. Internal infrastructure connections to each lot will be subject to subsequent engineering design. Stormwater management for the site can be achieved in accordance with the attached Stormwater management plan prepared by Empire Engineering. Development Assessment Report Page 8 of 24 Reconfiguration of a Lot 28 Elkhorn Drive, Tewantin
Page 9
Project Urban – 15228 June 2016 5.0 SUPPORTING DOCUMENTATION 5.1 RECONFIGURATION PROPOSAL PLAN A Reconfiguration Proposal Plan prepared by Project Urban is attached. The plan demonstrates a suitable lot layout for the site, including retention of the existing house, shows the alignment of the proposed road extension, including pathway connection to the adjoining land to the west and provides for the protection of riparian buffer vegetation along the eastern boundary of the site. The proposed lot layout complies with the minimum lot size specified by Table 14-68 of the Reconfiguring a Lot code. 5.2 STORMWATER MANAGEMENT PLAN A Stormwater Management Plan prepared by Empire Engineering is attached. This report outlines a total water cycle strategy to be adopted in the construction and operational works phase of the development and demonstrates that an appropriate stormwater outcome can be achieved in accordance with Council and state requirements. 5.3 TRAFFIC ENGINEERING ADVICE Traffic Engineering Advice prepared by Pekol Traffic and Transport (PTT) is attached. The advice found that the additional traffic generated by the 10 new lots would result in the total catchment of Elkhorn Drive remaining well below its recommended traffic capacity. The advice also found that the additional traffic movements generated by the proposed development would have a negligible impact on safety, amenity and convenience. PTT also found that the development would result in an improvement to the existing situation by providing a turnaround facility allowing local traffic and waste collection vehicles to turn around safely at the end of Elkhorn Drive. The Traffic Engineering Advice concludes that the proposed residential subdivision provides an improved arrangement over the existing situation in terms of accessibility and would have a negligible impact on safety, amenity and convenience. 5.4 BUSHFIRE RISK ASSESSMENT A Bushfire Hazard Assessment & Management Plan prepared by North Coast Environmental is attached. The report has been prepared to assess and reduce the degree of potential bushfire hazard on the site and proposed development. The report includes numerous bushfire reduction measures to assist in the protection of people and property during a bushfire emergency. The report finds that overall the proposed reconfiguration, in combination with recommendations referenced herein, is deemed suitable for the site with respect to providing a reasonable level of protection for people and property on the site and that the development is considered compliant with the provisions of the Noosa Plan Bushfire Hazard Overlay Code. Development Assessment Report Page 9 of 24 Reconfiguration of a Lot 28 Elkhorn Drive, Tewantin
Page 10
Project Urban – 15228 June 2016
6.0 STATE PLANNING INTERESTS
6.1 STATE PLANNING REGULATORY PROVISIONS
State planning regulatory provisions are state planning instruments that regulate development and can
apply to all or part of the state.
The following regulatory provisions are in effect:
State Planning Regulatory Provisions Comment
Draft amendment to the South East Queensland The site is included with the Urban Footprint.
Regional Plan 2009-2031 State Planning Regulatory Assessment against the regulatory provisions is not
Provisions applicable.
Guragunbah State Planning Regulatory Provision Not applicable
The site is not located within the Guragunbah area.
State Planning Regulatory Provision (adopted The Council’s Adopted Infrastructure Charges
charges) Resolution reflects these provisions and will be
applied to the development.
Yeerongpilly Transit Oriented Development State Not applicable
Planning Regulatory Provision The site is not located within the Yeerongpilly
Transit Oriented Development area.
Off-road motorcycling facility on State-owned land Not applicable
at Wyaralong The site is not located within the Wyaralong area.
State Planning Regulatory Provisions (Adult stores) Not applicable
The proposal does not include an adult store use.
South East Queensland Koala Conservation State Not applicable
Planning Regulatory Provisions The site is not located within a Priority Koala
Assessable Development Area or a Koala
Assessable Development area.
Draft Palm Island State Planning Regulatory Not applicable
Provision 2015 The site is not located within the Palm Island area.
6.2 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state
interest in land use planning and development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local
planning scheme and a state planning policy, then what is outlined in the state planning policy overrides
the planning scheme.
The Noosa Plan 2006 does not reflect the SPP and assessment against the SPP is required.
Part E of the SPP details the interim development assessment requirements for the following state interests:
State Interest Comment
Liveable communities Not applicable
The development is not proposed to be access by
common private title.
Mining and extractive resources Not applicable
The site is not within a key resource area (KRA), the
separation area of a KRA or the transport route
separation area of a KRA.
Biodiversity Applicable
The site contains MSES and is for reconfiguration
of a lot that results in more than 6 lots and lots less
than 5 hectares.
Coastal environment Not applicable
The site is not located within the coastal
management district.
Development Assessment Report Page 10 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 11
Project Urban – 15228 June 2016
Water quality Applicable
The proposal is reconfiguring a lot for urban
purposes that involves a land area greater than
2,500m² and will result in six or more lots.
Emissions and hazardous activities Not applicable
The site is not located within a management area.
Natural hazards, risk and resilience Applicable
The site is located within a flood hazard area and
coastal hazard area (erosion prone area).
State transport infrastructure Not applicable
The site is not located within 400m of a public
passenger transport facility or future public
passenger transport facility.
Strategic airports and aviation facilities Not applicable
The site is not located within proximity of a
strategic airport or aviation facility.
The following provides an assessment of the applicable state interests identified above:
BIODIVERSITY STATE INTEREST
Assessment Criteria Comment
(1) enhances matters of state environmental Complies
significance where possible, and The proposed development layout has been
sensitively designed to avoid lot boundaries
traversing vegetation that is identified as
containing MSES by SPP mapping. A riparian buffer
area will be provided by maintaining all existing
vegetation along the sites eastern boundary within
proposed lot 9. The proposed development
protects all on-site MSES.
(2) identifies any potential significant adverse Complies
environmental impacts on matters of state The proposed development layout has been
environmental significance, and sensitively designed to avoid lot boundaries
traversing vegetation that is identified as
containing MSES by SPP mapping. A riparian buffer
area will be provided by maintaining all existing
vegetation along the sites eastern boundary within
proposed lot 9.The proposed development will not
result in any significant adverse impacts on MSES.
(3) manages the significant adverse environmental Complies
impacts on matters of state environmental The proposed development layout has been
significance by protecting the matters of state sensitively designed to avoid lot boundaries
environmental significance from, or otherwise traversing vegetation that is identified as
mitigating, those impacts. containing MSES by SPP mapping. A riparian buffer
area will be provided by maintaining all existing
vegetation along the sites eastern boundary within
proposed lot 9.The proposed development will not
result in any significant adverse impacts on MSES.
WATER QUALITY STATE INTEREST
Assessment Criteria Comment
Development: Complies
(1) avoids or otherwise minimises adverse impacts Please refer to the attached Stormwater
on the environmental values of receiving waters, Management Plan prepared by Empire
arising from: Engineering. The report demonstrates that the
a) altered stormwater quality or flows, and proposed development can appropriately manage
b) wastewater (other than contaminated stormwater quality and quantity. The proposal
stormwater and sewage), and does not involve expansion of non-tidal artificial
c) the creation or expansion of non-tidal waterways.
artificial waterways, and
Development Assessment Report Page 11 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 12
Project Urban – 15228 June 2016
(2) by demonstrating it complies with the SPP
code: Water quality (Appendix 3).
NATURAL HAZARDS STATE INTEREST
Assessment Criteria Comment
(1) avoids natural hazard areas or mitigates the Complies
risks of the natural hazard to an acceptable or A very small portion of the site’s north eastern
tolerable level, and corner is identified as an erosion prone area and
subject to flood hazard. This area of the site is
located within proposed lot 9 which will
accommodate the existing detached house which
is outside the identified hazard areas. No new
development is proposed within the area of the
site mapped as being subject to natural hazards. In
this regard the development is considered to have
avoided natural hazard areas in accordance with
the assessment criteria.
(2) supports, and does not unduly burden, disaster Complies
management response or recovery capacity and As above it is considered that the proposed
capabilities, and development has avoided natural hazard areas. In
this regard the proposed development will not
negatively impact disaster management response
or recovery capacity and capabilities.
(3) directly, indirectly and cumulatively avoids an Complies
increase in the severity of the natural hazard and As above it is considered that the proposed
the potential for damage on the site or to other development has avoided natural hazard areas. In
properties, and this regard the proposed development will not
result in an increase in the severity of natural
hazards and the potential for damage on the site
or to other properties.
(4) avoids risks to public safety and the Not applicable
environment from the location of hazardous The proposal is for a residential subdivision. No
materials and the release of these materials as a hazardous materials will be stored on site.
result of a natural hazard, and
(5) maintains or enhances natural processes and Complies
the protective function of landforms and The landform of the area of the site mapped as
vegetation that can mitigate risks associated with being subject to natural hazards will remain
the natural hazard, and unchanged by the development. Vegetation within
the mapped natural hazard area will be maintained
which will assist in mitigating erosion hazard.
(6) is not located in an erosion prone area within a Not applicable
coastal management district unless: The site is not within a coastal management
a) it cannot feasibly be located elsewhere, and district.
b) is coastal-dependent development, or
temporary, readily relocatable or able-to-be-
abandoned development, and
(7) that is the redevelopment of existing permanent Not applicable
buildings or structures, is located outside an The proposed development is not for the
erosion-prone area or, where this is not feasible, redevelopment of existing permanent buildings or
redevelopment: structures.
a) is located:
i. as far landward from the seaward property
boundary as possible, or
ii. landward of the seaward alignment of the
neighbouring buildings, and
b) provides space seaward of the development
within the premises to allow for the future
construction of erosion control structures,
such as a seawall, and
(8) proposes to undertake coastal protection work Not applicable
(excluding beach nourishment) only as a last resort No coastal protection work is required or
Development Assessment Report Page 12 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 13
Project Urban – 15228 June 2016
where coastal erosion presents an imminent threat proposed.
to public safety or existing buildings and structures,
and all of the following apply:
a) the property cannot reasonably be relocated
or abandoned, and
b) any coastal protection works to protect
private property is located as far landward as
practicable and on the lot containing the
property to the maximum extent reasonable,
and
c) the coastal protection work mitigates any
increase in coastal hazard risk for adjacent
areas.
6.3 REFERRAL
No referral is triggered by the application.
6.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS
The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for
development assessment, where the State Assessment and Referral Agency (SARA) is responsible for
assessing or deciding development applications as assessment manager or as a referral agency. The SDAP
is not applied by local government in the assessment of development applications.
As no referral is triggered by the application the SDAP are not applicable.
Development Assessment Report Page 13 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 14
Project Urban – 15228 June 2016
7.0 PLANNING SCHEME
Under the Noosa Plan 2006 the site is included within the Detached Housing Zone of the Tewantin and
Doonan Locality. Assessment of the applicable provisions of the Noosa Plan has been undertaken below.
7.1 LEVEL OF ASSESSMENT
In accordance with Part 12, Division 13, Table 12.11 of the Noosa Plan 2006 the proposed development is
code assessable.
7.2 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Biodiversity Overlay
The site is identified as containing environmental
protection area and riparian buffer area by the
biodiversity overlay.
In accordance with part 13 of the planning
scheme the proposed development is assessable
against the provisions of the biodiversity overlay
code. The proposals compliance with this overlay
code is discussed in section 7.2.1 below.
This overlay does not vary the level of
assessment.
Natural Hazard: Landslide & Flooding Overlay
The site is identified as containing flood hazard
area by the natural hazard: landslide and
flooding overlay.
In accordance with part 13 of the planning
scheme the proposed development is assessable
against the provision of the natural hazards
overlay code. The proposals compliance with this
overlay code is discussed in section 7.2.1 below.
This overlay does not vary the level of
assessment.
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
The site is identified as containing medium
bushfire hazard area, and low and high potential
acid sulfate areas by the natural hazard: bushfire
and acid sulfate soils overlay.
In accordance with part 13 of the planning
scheme the proposed development is assessable
against the provision of the natural hazards
overlay code relating to bushfire hazard. The
proposals compliance with this overlay code is
discussed in section 7.2.1 below.
This overlay does not vary the level of
assessment.
Development Assessment Report Page 14 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 15
Project Urban – 15228 June 2016
7.2.1 OVERLAY CODES:
Biodiversity Overlay Code:
Comment: The site is identified as containing environmental protection area and riparian buffer area by the
biodiversity overlay. The proposed development has been assessed against the relevant sections of the
Biodiversity Overlay Code and the key conclusions are summarised below:
The proposed development layout has been sensitively designed to retain all vegetation mapped as being
environmentally important and to avoid new lot boundaries traversing environmentally important
vegetation. Vegetation mapped as environmental protection and riparian buffer will retained within
proposed lot 9. Retaining the abovementioned vegetation in its present form will:
Ensure the ongoing protection of the natural resources and the biological diversity of the site and
the wider locality;
Ensure new lots don’t result in the fragmentation of existing vegetation mapped as being
environmentally important;
Ensure the development is located in areas of low ecological value over areas mapped as having
higher ecological importance;
Ensure the biodiversity and ecosystem values of the Noosa River are protected by avoiding new
development in the riparian buffer area;
Ensure the scenic amenity and vegetated character of the locality and its watercourses is
reasonably retained; and
Ensure vegetation on parts of the site with the steepest slopes bordering the Noosa River is
retained to avoid erosion and landslide therefore protecting the natural resources and values of the
waterway.
In consideration for the above it is concluded that the proposed development is sympathetic to the
biodiversity values of the site and therefore complies with the relevant requirements of the Biodiversity
Overlay Code.
Natural Hazards Overlay Code:
Comment: The site is identified as containing flood hazard area, medium bushfire hazard area, and low and
high potential acid sulfate areas by the natural hazard overlay. Although being mapped within an acid
sulfate soil hazard area the proposed development is not assessable against acid sulfate soil requirements
3
of the overlay code as the proposal will not involve excavation of 100m or more of material at or below
5m AHD. The proposed development has been assessed against the relevant sections of the Natural
Hazards Overlay Code and the key conclusions are summarised below:
A very small portion of the site’s north eastern corner is identified as being subject to flood hazard. This
area of the site is located within proposed lot 9 which will accommodate the existing detached house which
is outside the identified flood hazard area. No new development is proposed within the area of the site
mapped as being subject to flood hazard. In this regard the development is considered to have avoided
potential risks to people and property associated within flooding.
A Bushfire Hazard Assessment & Management Plan prepared by North Coast Environmental is attached.
The report has been prepared to assess and reduce the degree of potential bushfire hazard on the site and
proposed development. The report includes numerous bushfire reduction measures to assist in the
protection of people and property during a bushfire emergency. The report finds that overall the proposed
reconfiguration, in combination with recommendations referenced herein, is deemed suitable for the site
with respect to providing a reasonable level of protection for people and property on the site and that the
development is considered compliant with the Bushfire Hazard provisions of the Overlay Code.
In consideration for the above it is concluded that the proposed development has responded appropriately
to the natural hazards affecting the site and therefore complies with the relevant requirements of the
Natural Hazards Overlay Code.
Development Assessment Report Page 15 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 16
Project Urban – 15228 June 2016
7.3 LOCALITY PLAN
The site is included within the Tewantin and Doonan Locality.
An assessment of the overall outcomes of the Tewantin and Doonan Locality is included below:
Overall Outcomes Comment
a) New uses and works are located, designed and Complies – the proposal is for a low density
managed to— residential outcome within an existing low density
i. be compatible with other uses and works; residential area. In this regard the proposed
ii. maintain the safety of people and works; development is compatible with the surrounding
iii. avoid significant adverse impacts on the area and won’t result in any unreasonable amenity
amenity enjoyed by users of other premises impacts on existing development.
including acoustic and visual qualities; and
iv. avoid significant adverse effects on the natural The development has avoided natural hazards to
environment, including native habitat removal, ensure the safety of people and works as explained
fragmentation and attrition; in further detail by section 7.2 of this report. All
works will be constructed in accordance with
Council’s codes and polices and other relevant
standards to further ensure the safety of people
and works.
The proposed development layout has been
sensitively designed to avoid lot boundaries
traversing vegetation that is identified as
environmental protection area. A riparian buffer
area will be provided by maintaining existing
vegetation along the sites eastern boundary within
proposed lot 9. The proposed development has
avoided significant adverse effects on the natural
environment.
b) Development is consistent with the Priority Complies - The subject site is located within the
Infrastructure Plan in Part 15. Priority Infrastructure Area and the development
will be provided with connections to all essential
urban infrastructures.
c) The Tewantin & Doonan Locality retains its Complies – the development will result in low
primary role of providing housing for permanent density residential lots suitable to accommodate
residents; housing for permanent residents.
d) Within the town of Tewantin the distinct Complies – the proposal is for a low density
character of existing residential neighbourhoods is residential outcome within an existing low density
retained, and housing offers high levels of residential area. In this regard the proposed
residential amenity, convenience, accessibility and development is compatible with the surrounding
servicing, while maintaining the low density and area and won’t result in any unreasonable amenity
low scale synonymous with the local character; impacts on existing development. Goods and
services are provided for the local community via a
business centre situated approximately 1km south
of the subject site.
e) Multiple housing in the form of duplex units and Not applicable – the proposal is for
villas for permanent residents are generally focused reconfiguration of a lot.
on areas close to the Tewantin Business Centre,
community facilities, parks and public transport
services;
f) Retirement villages and relocatable home parks Not applicable – the proposal is for
providing higher density living are located within reconfiguration of a lot.
easy access of the business or neighbourhood
centres;
g) Visitor accommodation is focused on the Not applicable – the proposal is for
locality’s caravan parks and small-scale reconfiguration of a lot.
accommodation in rural settings, as well as the
Royal Mail Hotel in central Tewantin and Australis
Development Assessment Report Page 16 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 17
Project Urban – 15228 June 2016
Overall Outcomes Comment
Noosa Lakes Resort on Lake Doonella;
h) Rural settlement, at varying densities consistent Not applicable – the proposal is for low density
with the environmental constraints of the area, residential lots within the detached housing zone.
offer high levels of amenity and moderate to high
levels of convenience, accessibility and servicing;
i) Rural settlement and open space are the Not applicable – the subject site is not located
dominant land uses south of the Tewantin State south of the Tewantin State Forest.
Forest, and serve to define the boundaries of the
coastal urban area of Noosa;
j) The urban boundaries of Tewantin remain Complies – the proposed development retains a
defined by vegetated edges provided by Tewantin vegetated buffer to the Noosa River.
State Forest, Harry Springs Conservation Park, Lake
Doonella and the floodplains of the Noosa River
and Cooroibah, Wooroi, Eenie and Keyser Creeks;
k) The Tewantin Business Centre— Not applicable – the subject site is included within
i. accommodates uses that do not detract from the detached housing zone.
the role of the Shire Business Centre as the
principal business centre for Noosa;
ii. is focused on Poinciana Avenue and serves
the residents of the locality and wider
hinterland, providing shops, banks, medical
centres, professional and personal services,
dining, social and recreational facilities,
without compromising the small country town
character or creating traffic congestion; and
iii. also serves a significant employment and
administrative role, with Council offices,
government and community services and
many different businesses present within the
centre;
l) The Tewantin Business Centre is predominantly Not applicable – the subject site is included within
free of through traffic, while public transport the detached housing zone.
ensures local accessibility for residents including
target groups such as the elderly, youth and
unemployed;
m) The following roads are protected as part of Complies – the proposed development does not
Noosa’s major road network— propose access to any of the mentioned major
i. Cooroy-Noosa Road; roads. The small scale of the development will
ii. Eumundi Road; result in negligible impacts on the major road
iii. Emu Mountain Road; network.
iv. McKinnon Drive, and parts of Butler Street;
v. Poinciana Avenue;
vi. Sections of Doonella Street, Memorial Avenue
and Sidoni Street;
vii. Walter Hay Drive;
viii. Beckmans Road; and
ix. Sunrise Road;
n) The key character and entry-defining role of the Not applicable – the subject site is not located on
following roads are protected from visually any of the mentioned roads.
intrusive development—
i. eastern approach along Hilton Terrace,
looking across Lake Doonella where
Casuarinas, Eucalyptus, Mangroves and
Melaleucas flank the lake shore and Noosa
Harbour Marine Village occupies the riverside;
ii. western approach along Cooroy-Noosa Road
past Tewantin State Forest, the golf course
and sports fields;
iii. northern approach along McKinnon Drive past
Development Assessment Report Page 17 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 18
Project Urban – 15228 June 2016
Overall Outcomes Comment
Harry Springs Conservation Park and open
space associated with rural settlement and
sports fields; and
iv. iv from the south along Walter Hay Drive and
Eumundi Road, flanked by State Forest,
bushland and rural residential development;
o) Tewantin contributes to the Shire’s social and Complies – The proposal is for a small scale low
economic well-being through the retention of— density residential subdivision within the detached
i. the significant business and community housing zone. The development is consistent with
activities generated in or by the Tewantin the subject site’s zoning. The development will not
Business Centre; compromise any of the items mentioned by this
ii. access to the Noosa North Shore area, via the overall outcome. The proposed development will
ferry crossing at Moorindil Street; contribute to the shire’s social and economic well-
iii. visitor and resident entertainment, dining; being by providing an increase in residential
boating-related activities at Noosa Harbour density in close proximity to a variety of
Marine Village; infrastructure and services in accordance with
iv. recreational opportunities based on the sound planning principles.
watercourses and State forest;
v. caravan parks providing low cost visitor
accommodation opportunities;
vi. the primary school;
vii. aged care facilities and retirement
communities;
viii. major sporting facilities including those of the
Noosa District Sports Complex and the
Tewantin-Noosa Golf Club;
ix. the coastal landfill facility and associated
recycling and waste collection facilities in the
south of the locality; and
x. State forest resources;
p) The environmental, aesthetic and scenic values Complies – The proposed development layout has
of the locality, or watercourses just outside the been sensitively designed to avoid lot boundaries
locality, are protected and maintained. These traversing vegetation that is identified as
include— environmental protection area. A riparian buffer
i. the Noosa River; area will be provided by maintaining all existing
ii. Lakes Cooroibah, Doonella and Weyba; vegetation along the sites eastern boundary within
iii. Cooroibah, Wooroi, Cranks, Eenie and proposed lot 9. Retention of this vegetation will
Keyser Creeks and their associated riparian protect the environmental, aesthetic and scenic
communities; values of the subject site and surrounding locality.
iv. Mt Tinbeerwah;
v. the vegetated range systems, particularly in
areas close to or visible from Eumundi
Road, Cooroy-Noosa Road and Beckmans
Road;
vi. Tewantin State Forest;
vii. views to Noosa North Shore;
viii. lowland areas in their natural state; and
ix. major open space network links between
Lake Cooroibah, Tewantin State Forest,
Lake Weyba and open space areas to the
south;
q) Areas of native remnant or regrowth vegetation, Complies – The south eastern corner of the site
including their biodiversity and habitat values are contains some remnant vegetation. This vegetation
protected; is proposed to be retained. The proposed
development layout has also been sensitively
designed to avoid lot boundaries traversing the
remnant vegetation.
Development Assessment Report Page 18 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 19
Project Urban – 15228 June 2016
7.4 ZONE
The site is included within the detached housing zone.
An assessment of the overall outcomes of the detached housing zone is included below:
Overall Outcomes Comment
single detached housing prevails which maintains— Complies – The development proposes low density
i. a low impact, low density development residential allotments that comply with the
form of domestic scale; minimum lot size applicable to the site and are
consistent with existing surrounding development.
These proposed lots will allow for the future
establishment of low density residential uses of
domestic scale.
ii. a high level of residential amenity; Complies – The development proposes low density
residential allotments that comply with the
minimum lot size applicable to the site and are
consistent with existing surrounding development.
These lots allow sufficient area for the
establishment of future uses that can incorporate
appropriate siting and design measures to ensure a
high level of amenity for future residents and
existing development.
iii. building styles befitting the character of Complies – The development proposes low density
the locality and which respond to, and are residential allotments that comply with the
integrated with, site characteristics minimum lot size applicable to the site and are
including slope and native vegetation; and consistent with existing surrounding development.
These lots allow sufficient area for the
establishment of appropriately designed residential
uses. All vegetation mapped as being
environmentally valuable has been retained within
Lot 9. Retaining this vegetation will also maintain a
riparian protection area to the Noosa River.
iv. landscaped settings consistent with the Complies – All vegetation mapped as being
character of the locality; environmentally important is proposed to be
retained. Retention of this vegetation will assist in
maintaining the landscaped setting of the locality.
The development proposes appropriately sized lots
which will allow sufficient area for landscaping to
soften the built form of future development on the
proposed lots.
7.5 DEVELOPMENT CODES
In accordance with the Table 12.11 of the Noosa Plan 2006 the following development codes are applicable
to the proposed development:
Tewantin & Doonan Locality Code (Primary)
Reconfiguring a Lot Code (Primary)
Landscaping Code
Driveways and Carparking Code
Earthworks Code
Erosion and Sediment Control Code
Existing Services Code
Transport, Roads and Drainage Code
Waste Management Code
Water Sensitive Design Code
Water Supply and Sewerage Reticulation Code
Development Assessment Report Page 19 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 20
Project Urban – 15228 June 2016 Comment: An assessment of the applicable codes has been undertaken. Refer to Section 7.5.1 below which provides a statement addressing each code. A more detailed assessment of the primary codes notes above has been undertaken which has determined that the proposed development complies with all relevant specific outcomes. Where probable solutions of the primary codes are not met, an alternative solution demonstrating compliance with the corresponding specific outcome is provided (refer to Section 7.6.1 below). 7.5.1 CODE COMPLIANCE Tewantin & Doonan Locality Code: Comment: The development proposes low density residential allotments that are consistent with the character of the surrounding area. All vegetation mapped as being environmentally valuable has been retained within Lot 9 which will provide a riparian buffer to the Noosa River and maintain the attractive landscaped setting of the locality. Compliance with the overall outcomes of the Tewantin & Doonan Locality Code has been demonstrated within section 7.3 of this report. The proposed development complies with all relevant specific outcomes of the locality code. The proposed development achieves compliance with the Tewantin and Doonan Locality Code. Reconfiguring a Lot Code: Comment: The development proposes low density residential allotments that comply with the minimum lot size and average lot width requirements applicable to the site. The proposed lot sizes are consistent with existing surrounding development and are appropriate for their intended use. Lot boundaries have been positioned to avoid traversing environmentally important areas of the site and to maintain a riparian buffer to the Noosa River. The proposed development complies with all relevant specific outcomes of the reconfiguring a lot code. Where probable solutions of the code are not met, an alternative solution demonstrating compliance with the corresponding specific outcome has been provided (refer to Section 7.5.2 below). The proposed development achieves compliance with the reconfiguring a lot code. Landscaping Code: Comment: The proposed development retains vegetation that is mapped as being environmentally important and maintains a riparian buffer area to the Noosa River. In this regard the development has retained important aspects of the site’s natural landscape character and protected its ecological and biodiversity values. The proposed lot sizes provide ample space for the establishment of attractive landscaping to break up the built form of future development on the proposed lots. The proposed development achieves general compliance with the landscaping code. Driveways and Carparking Code: Comment: Driveways and carparking will be established as part of future building work applications or material change of use applications over each of the proposed lots. The layout and dimensions of the proposed lots allow for suitable driveways and carparking areas to be established for each lot. The proposed development achieves general compliance with the driveways and carparking code. Earthworks Code: Comment: Any required assessable earthworks will be documented by a suitably qualified person and will be subject to a forthcoming operational works application. This process will ensure any assessable earthworks won’t have an unreasonable impact on the natural environment or other properties. The proposed development will achieve compliance with the Earthworks Code. Erosion and Sediment Control Code: Comment: site disturbance will be limited where possible. During construction phases sediment barriers will be positioned downslope of disturbed areas to prevent sediment washing into gutters, drains and watercourses. Best practice erosion and sediment control measures will be undertaken to ensure environmental harm resulting from the effects of erosion and sediment transportation are avoided. The proposed development will achieve compliance with the erosion and sediment control code. Development Assessment Report Page 20 of 24 Reconfiguration of a Lot 28 Elkhorn Drive, Tewantin
Page 21
Project Urban – 15228 June 2016 Existing Services Code: Comment: Existing underground services running through the site or in proximity to the site have been identified through Dial Before you Dig searches and a Contour and Detail Survey. The layout of the development has been designed accordingly taking into account the location of existing services. This will ensure that existing infrastructure is protected from damage and is accessible for maintenance purposes. Extension to and/or relocation of existing services to connect to the new lots will be addressed as part of subsequent detailed engineering design and approval. The proposed development achieves general compliance with the Existing Services Code. Transport, Roads and Drainage Code: Comment: An extension to Elkhorn Drive is proposed to service the proposed development. Traffic Engineering Advice prepared by Pekol Traffic and Transport (PTT) is attached. The advice found that the additional traffic generated by the 10 new lots would result in the total catchment of Elkhorn Drive remaining well below its recommended traffic capacity. The advice also found that the additional traffic movements generated by the proposed development would have a negligible impact on safety, amenity and convenience. PTT also found that the development would result in an improvement to the existing situation by providing a turnaround facility allowing local traffic and waste collection vehicles to turn around safely at the end of Elkhorn Drive. The Traffic Engineering Advice concludes that the proposed residential subdivision provides an improved arrangement over the existing situation in terms of accessibility and would have a negligible impact on safety, amenity and convenience. The proposed development achieves general compliance with the Transport, Roads and Drainage Code. Waste Management Code: Comment: Waste generated by the development will be collected from the Elkhorn Drive kerbside. The proposed development provides an improvement to the existing situation by providing a turning head at the end of the Elkhorn Drive road extension that will allow a waste collection vehicle to conveniently collect waste and manoeuvre within the subdivision. The proposed development achieves general compliance with the Waste Management Code. Water Sensitive Design Code: Comment: Please refer to the attached Stormwater Management Plan prepared by Empire Engineering which demonstrates that appropriate management of stormwater quality and quantity will be achieved by the development. The proposed development achieves general compliance with the Water Sensitive Design Code. Water Supply and Sewerage Reticulation Code: Comment: The site has existing connections to Council’s reticulated water and sewerage infrastructure. Extension to and/or relocation of existing services to connect to the new lots will be addressed as part of subsequent detailed engineering design and approval. The proposed development achieves general compliance with the Water Supply and Sewerage Reticulation Code. 7.5.2 ALTERNATIVE SOLUTIONS Reconfiguring a Lot Code: S7.5 The length of a cul-de-sac does not exceed 200m in urban areas and 500m in rural areas; Alternative Solution – While the length of the proposed cull-de-sac extension does not exceed 200m, the overall length of the existing and proposed road extension will. Refer attached Traffic Engineering Advice prepared by Pekol Traffic and Transport (PTT). The advice found that the additional traffic generated by the 10 new lots would result in the total catchment of Elkhorn Drive remaining well below its recommended traffic capacity. The advice also found that the additional traffic movements generated by the proposed development would have a negligible impact on safety, amenity and convenience. PTT also found that the development would result in an improvement to the existing situation by providing a turnaround facility allowing local traffic and waste collection vehicles to turn around safely at the end of Elkhorn Drive. The Traffic Engineering Advice concludes that the proposed residential subdivision provides an improved Development Assessment Report Page 21 of 24 Reconfiguration of a Lot 28 Elkhorn Drive, Tewantin
Page 22
Project Urban – 15228 June 2016 arrangement over the existing situation in terms of accessibility and would have a negligible impact on safety, amenity and convenience. The proposal therefor complies with specific outcome O7. S9.1 Where there is no relevant approved master plan, concept plan, or site analysis plan, subdivision design incorporates future road, street, cycleway and pedestrian path and open space connections to adjoining sites. Alternative Solution – While the proposal includes a cul-de-sac and does not provide for a traffic movement connection with the adjoining land, a pedestrian pathway connection is provided. The proposed cul-de-sac arrangement is supported from a traffic engineering perspective as detailed in the attached Traffic Engineering Advice prepared by Pekol Traffic and Transport. The proposal facilitates an appropriate linkage to the adjoining site in accordance with specific outcome O9. S29.1 Lands with high biodiversity values are transferred to public ownership. Alternative Solution – The small area of vegetation identified as environmental protection under the Biodiversity Overlay does not warrant transfer into public ownership. As previously discussed this vegetation will be retained and protected within proposed Lot 9. This small area of vegetation does not warrant conservation status under specific outcome O20, however will be retained and protected. Development Assessment Report Page 22 of 24 Reconfiguration of a Lot 28 Elkhorn Drive, Tewantin
Page 23
Project Urban – 15228 June 2016
8.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Elkhorn Investments (Qld) Pty Ltd to
support a Development Application for Reconfiguring a Lot (1 lot into 11 lots) in respect of land at 28
Elkhorn Drive, Tewantin and described as Lot 70 M37807.
Under the provisions of the Noosa Plan 2006 the site is included within the Tewantin & Doonan Locality
and the Detached Housing Zone.
This report demonstrates the proposals compliance with the applicable state and local planning provisions,
including the following grounds:
The proposal is for a code assessable use;
The proposal complies with the overall outcomes of the Tewantin & Doonan Locality and the Detached
Housing Zone;
The proposal complies with the sites applicable Overlays and associated Overlay Codes;
The proposal complies with all applicable specific outcomes of the relevant Development Codes. Where
probable solutions are not met, an alternative solution demonstrating compliance with the
corresponding specific outcome is provided;
The proposal is consistent with the existing character of the locality and provides for logical infill
development.
Approval of the proposed reconfiguration is warranted.
Development Assessment Report Page 23 of 24
Reconfiguration of a Lot
28 Elkhorn Drive, Tewantin
Page 24
Page 25
SUNSHINE COAS Box 6380 Maroochydore BC Qld 4558 FORMERLY