ADAMS+SPARKES Town Planning Report (Gympie Terrace) 160401

MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEXS)
111 & 113 GYMPIE TERRACE, NOOSAVILLE                                                                                                                                                                       3



Contents
1       INTRODUCTION ..................................................................................................................................................................................... 5

2       PROPOSED DEVELOPMENT ............................................................................................................................................................... 9

    2.1          APPLICATION DETAILS & LEVEL OF ASSESSMENT ................................................................................ 9
    2.2          PROPOSAL DETAILS ....................................................................................................................... 9
    2.3          BUILT FORM................................................................................................................................. 9
    2.4          PRE‐LODGEMENT MEETING .......................................................................................................... 12
3       SITE DETAILS AND CHARACTERISTICS.......................................................................................................................................... 13

    3.1          LOCATION & REAL PROPERTY DESCRIPTION ..................................................................................... 13
    3.2          LAND OWNERSHIP ...................................................................................................................... 13
    3.3          EASEMENTS, ENCUMBRANCES AND INTERESTS ................................................................................. 13
    3.4          SITE AREA, SHAPE AND TOPOGRAPHY............................................................................................. 13
    3.5          SITE CONTAMINATION ................................................................................................................. 14
    3.6          EXISTING AND SURROUNDING LAND USES ....................................................................................... 14
4       STATUTORY FRAMEWORK ............................................................................................................................................................... 15

    4.1 SUSTAINABLE PLANNING ACT 2009 ............................................................................................... 15
      4.4.1 State Interest – Water Quality ........................................................................................ 17
      4.4.2 State Interest ‐ Natural Hazards, Risk and Resilience ..................................................... 17
    4.5 STATE INTERESTS ........................................................................................................................ 18
5       LOCAL PLANNING INSTRUMENT – THE NOOSA PLAN ................................................................................................................. 19

    5.1 USE DEFINITION.......................................................................................................................... 19
    5.2 PLANNING ZONE AND LOCALITY ..................................................................................................... 19
    5.3 LEVEL OF ASSESSMENT ................................................................................................................. 19
    5.4 OVERLAY AREAS ......................................................................................................................... 19
      5.4.1 Natural Hazard Overlay ‐ Landslide & Flooding .............................................................. 19
      5.4.2 Natural Hazard Overlay ‐ Bushfire and Acid Sulfate Soils Overlay .................................. 20
    5.5 RELEVANT CODES ........................................................................................................................ 20
    5.6 NOOSAVILLE LOCALITY CODE ........................................................................................................ 21
      5.6.1 Density ............................................................................................................................. 21
      5.6.2 Building Height ................................................................................................................ 21
      5.6.3 Setbacks........................................................................................................................... 22
      5.6.4 Site Cover ......................................................................................................................... 22
      5.6.5 Gross Floor Area .............................................................................................................. 23
      5.6.6 Flooding and Drainage .................................................................................................... 23
    5.7 LANDSCAPING CODE .................................................................................................................... 23
    5.8 NATURAL HAZARDS OVERLAY CODE ............................................................................................... 24
6       CONCLUSION AND RECOMMENDATIONS ...................................................................................................................................... 25

APPENDIX I – PROPOSAL PLANS .............................................................................................................................................................. 26

APPENDIX II – PRE-LODGEMENT MEETING MINUTES ............................................................................................................................ 27

APPENDIX III – CERTIFICATE OF TITLE ..................................................................................................................................................... 28



JASON & SUSAN PAYNE AND AMRITASH RAI
OCTOBER 2016