Town Planning Report

Page 2

TABLE OF CONTENTS

1.	
   SITE AND APPLICATION SUMMARY ................................................................................ 3	
  

2.	
   PROPOSAL ....................................................................................................................... 4	
  

3.	
   SITE DETAILS ...................................................................................................................... 4	
  
   3.1.	
   SITE DESCRIPTION .......................................................................................................... 4	
  

   3.2.	
   SURROUNDING LOCALITY ............................................................................................... 4	
  
4.	
   LEGISLATIVE REQUIREMENTS........................................................................................... 5	
  

   4.1.	
   STATE PLANNING POLICY ............................................................................................... 5	
  

   4.2.	
   STATE PLANNING REGULATORY PROVISIONS .................................................................... 5	
  
   4.3.	
   SOUTH EAST QUEENSLAND REGIONAL PLAN..................................................................... 6	
  

   4.4.	
   REFERRAL AGENCIES ..................................................................................................... 6	
  

5.	
   THE NOOSA PLAN ........................................................................................................... 6	
  
   5.1.	
   LEVEL OF ASSESSMENT ................................................................................................... 6	
  

   5.2.	
   ASSESSMENT BENCHMARKS ............................................................................................ 6	
  
6.	
   CONCLUSION .................................................................................................................. 8	
  




APPENDICES

Appendix A              Proposal Plans
Appendix B              Site Photographs
Appendix C              Code Assessment
Appendix D              Owners Consent




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APPENDICES

 

Appendix A Proposal Plans

 

Appendix B_ Site Photographs

 

Appendix C Code Assessment

 

 

 

Appendix D Owners Consent

 

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1.      SITE AND APPLICATION SUMMARY

Applicant
Applicant:                 Noosa Town Planning
Contact Details:           Marcus Brennan
                           Mob: 0473 355 912
                           Email: [email protected]
Registered Landowner(s):   Pomona Developments Pty Ltd



Application
Development Application:   Development Permit to Reconfigure a Lot (1 Lot
                           into 4 Lots)

Level of Assessment:       Code Assessable


Referral Agencies:         Nil
SEQRP:                     Urban Footprint



Subject Site
Address:                   11 Church Street, Pomona


Lot Description:           Lot 11 on RP71186
Area:                      1.185 ha
Easement(s):               Not Applicable
Locality:                  Mary River Catchment
Zone:                      Semi-Attached Housing
Overlays:                  Natural Hazards: Flooding, Bushfire (Potential
                                             Impact Buffer)




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2.      PROPOSAL

This Development Application seeks approval to Reconfigure a Lot (1 Lot into 4 Lots
and easements). The proposal would create 3 residential lots that have sizes of
1128m2, 1218m2 and 1914m2 and a balance lot (Lot 4) that would have an area of
7565m2. Each lot would contain a minimum area that of 1000m2 above the Q100
flood level.

The application is proposed to be undertaken in two stages. Stage 1 would involve
creating Lot 1 with a balance parcel. Stage 2 would involve creating Lots 2 and 3
and the balance parcel consisting of Lot 4.

Access to the development is proposed to be achieved via Church Street to the
east of the site. Lot 1 would have an independent crossover while Lots 2 & 3 would
achieve access via a reciprocal driveway along the southern boundary of Lot 2.

Please refer to Appendix A – Proposal Plans for further details.


3. SITE DETAILS

     3.1. Site Description

The subject site is located at 11 Church Street Pomona described as Lot 11 on
RP71186.

The site has a total area of 1.185 ha and a 116m frontage to Church Street.

Two streams traverse the southern portion of the site and intersect with each other
adjacent to the Church Street frontage. The streams are subject to flooding and the
Q100 extent of this flooding is identified on the proposal plan.

The site is predominantly clear of vegetation and does not contain any vegetation
that is identified to be of significance.

Refer to aerial photograph and site photographs further details.


     3.2. Surrounding Locality

The site is located in close proximity to the central business area of Pomona, which is
220m to the east of the site. The surrounding area can generally be described as a
residential neighbourhood having lot sizes between 855m2 and 2023m2. A 1.59ha
parcel of land adjoins the western boundary of the site, however, the parcel is
zoned Detached Housing and is suitable for further residential subdivision.


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An aerial photograph of the site and surrounding area is detailed below.




Figure 1: Aerial Photograph

4. LEGISLATIVE REQUIREMENTS

   4.1. State Planning Policy

The current State Planning Policy commenced on 3 July 2017. The applicable State
interests relating to development assessment are set out in Part E of the document. A
review of the SPP mapping illustrates the Natural hazards - bushfire to be applicable
to the development. Bushfire hazard constraints are adequately addressed by
council’s planning scheme and therefore an assessment will be provided against the
Noosa Plan.


   4.2. State Planning Regulatory Provisions

The following State Planning Regulatory Provisions are applicable to this application:

   •   State Planning Regulatory Provision (adopted charges)




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The proposal will generate charges in accordance with the Noosa Shire Council
Adopted Charges Resolution (No.2) 2014.


   4.3. South East Queensland Regional Plan

The site is identified to be within the Urban Footprint designation of the South East
Queensland Regional Plan 2009 – 2031. The proposed residential subdivision is
consistent with this designation.


   4.4. Referral Agencies

The proposal does not trigger referral to any external agency.

5. THE NOOSA PLAN

   5.1. Level of Assessment

In accordance with Division 12, Table 8.9, of the Mary River Catchment Locality
Code in The Noosa Plan, the proposal is Code Assessable.


   5.2. Assessment Benchmarks

The following assessment benchmarks are applicable to the development:

   •   Mary River Catchment Locality Code;
   •   Reconfiguring a Lot Code; and
   •   Landscaping Code; and
   •   Engineering Works Codes.
   •   Natural Hazards Overlay Code (Bushfire, Flooding)

An assessment against the codes found the development was compliant with or
could be conditioned to comply with all applicable outcomes. The pertinent issues
arising out of an assessment against each of the codes is discussed below. A
detailed assessment against the Mary River Catchment Locality Code and
Reconfiguring a Lot Code is provided in Appendix C – Code Assessment.

Lot Sizes and Dimensions

Table 14-68 of the Reconfiguring a Lot Code seeks for minimum lot areas of 1000m2
and an average width of 20m for the Semi-attached Housing Zone.

The proposal provides lot sizes of 1,128m2, 1,218m2 and 1,914m2 and 7,565m2, which
all meet the minimum requirement of 1000m2 specified by Table 14-68. The proposal
also ensures that the average width of each allotment exceeds 20m and provides a
suitable house site area above the flood level.



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Bushfire




The subject site is affected of a Potential Impact Buffer Area as identified in the
above figure.

The land is predominately cleared, however, contains some fringing vegetation to
the west and along the drainage lines extending through the site, which includes
pine, wattle and camphor laurel species.

While located in a buffer area, it is considered the proposed reconfiguration will not
compromise the safety of people and property in the event of a bushfire for the
following reasons:
    • The site is located in close proximity to the centre of town and fire brigade
       which is located along Reserve Street.
    • A reticulated water service will be provided to each lot.
    • Future dwellings will be constructed in accordance with AS3959:2009
       Construction of Buildings in Bushfire Prone Areas – where within 100m of
       classified vegetation as per the requirements of part 3.7.4, Volume 2 of the
       National Construction Code.
    • Any rehabilitation works will predominantly include rainforest / low
       flammability species.




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Flooding




The site is affected by flooding as identified in the above figure. The extent of the
Q100 flood level occurring over the site is identified on the subdivision plan.

The subdivision layout has been designed to ensure that the safety of all future
residents will be protected, there will be no undue risk to people’s property and that
the capacity of the flood plan will be protected.

Each created lot would have a minimum house site area of 1000m2 above the Q100
flood level, which is identified by Table 13.12 to be the defined flood event for
Residential Uses. Any land remaining below the Q100 is proposed to be included
within an easement to protect the ongoing function of the flood plain.

The development would provide an effective evacuation route for each lot to
Church Street. The access to Lots 2 and 3 will be achieved via a culvert over a
drainage line that will be designed to ensure is achieves the flow depth velocities
and roadway flow depths as prescribed by the Queensland Urban Drainage
Manual. Design details of the driveway and culvert crossing will be provided with the
subsequent application for operational works.

6. CONCLUSION

This report has identified that the proposed development complies with the relevant
provisions of the Noosa Plan and does not raise any significant issues that cannot be
addressed by reasonable and relevant conditions.


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This office trusts that the information supplied comprehensively addresses all of the
issues that are to be considered by The Noosa Plan. Should you have any questions
in relation to the proposal, or any aspect of the development, please do not
hesitate to contact the undersigned on 0473 355 912 or via email
[email protected]



Yours sincerely,




Marcus Brennan
B. Urb. Reg. Plan.




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