Council archive · source document
Development Proposal Report [As Published] · 132007.2399
Noosa Springs – Precinct J
Development Proposal Report
November 2007
[OCR of page images]
O)
STARCO
Noosa Springs - Precinct J
Development Proposal Report
November 2007
STARCO DEVELOPMENTS PTY LTD Asn 59010 290 605 CL]
Resort Drive, PO Box 1184, Noosa Heads, Queensland 4567 (07) 5440 3333 (07) 5440 3399 ff [email protected]
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 16 pages
Page 2
Executive Summary
The applicant is seeking development approval for an area of partly vacant and partly golf
course land surrounded by the Noosa Springs golf course. The development proposal is to
create 27 residential lots and to do so will require approvals including a Material Change of
Use and a staged Lot Reconfiguration.
As Noosa Springs has been master planned and developed over a number of years in
accordance with a plan of development, the development application for this stage has been
made under the superseded planning scheme. The proposed development is consistent with
the superseded planning scheme and, to the extent it is not, there are sufficient planning
grounds to approve the application.
The development proposal suits the location and context within Noosa Springs and the
broader region. The large residential lots will provide another dimension to the mix of
residential uses within the project. The high quality design elements and the development
controls proposed will continue the award winning settlement pattern established at Noosa
Springs.
1. Background
1.1. StarCo Developments Pty Ltd (‘StarCo’) is the developer of Noosa Springs and the
applicant in respect of this development application. StarCo Holdings Pty Ltd is the
registered proprietor of the subject land.
1.2. Noosa Springs is a staged, master planned development whose overall development
outcomes were incorporated in an approved Plan of Development. The development
has proceeded generally in accordance with that plan.
1.3. The StarCo group of companies own and operate the recreational facilities of Noosa
Springs, including its 18-hole championship golf course, tennis courts, function
rooms, restaurant, bars, golf shop, spa and fitness centre. It also provides letting
services and property caretaking services, including the maintenance of landscaped
areas of the bodies corporate common property areas.
1.4. Approximately 115 staff are employed directly within the Noosa Springs operations
and it supports many more regional jobs due to the economic multiplier effect. It is
Development Proposal Report (Noosa Springs – Precinct J) Page 2 of 17
Page 3
expected that staff numbers will increase substantially as further development is
completed and merged into the existing operations.
1.5. Noosa Springs is widely acclaimed as a market leader and it has received many
awards for excellence over recent years including:
Best Residential Estate
Best House and Land Package
Medium Density Project of the Year
Environmental Excellence Award
National UDIA ‘Presidents Award’ (i.e. regarded as the best urban development
in Australia); and
Landscape Maintenance Award
1.6. The development of Noosa Springs has proceeded generally in accordance with the
Plan of Development and features a high level of control over building design and
landscape excellence. Judge Quirk observed in the unreported decision of the
Planning and Environment Court (4401 of 2002) that Noosa Springs “…development
has proceeded in accordance with the Plan of Development which was considered
by this court in Appeal No 3607 of 1997 (judgment 19 November 1997;1998
QPELR 265). It is gratifying to note that the high level of ‘quality control’ promised on
that occasion has been attained. The level of excellence of the design and
landscaping which has been achieved is a credit to the developer’s principal, Mr
Starkey and has been recognised by acclaim from the highest levels.”
1.7. This report supports a Development Application in respect of partly vacant and partly
golf course land situated at Noosa Springs (referred to in this report and consultant
reports as ‘Precinct J’). It includes the realignment of the first part of the 18th golf
hole.
1.8. This report is to be read in conjunction with the drawings and reports listed in
Appendix A. The reports listed in Appendix B have been approved by Council, and
other relevant authorities, in respect of the Noosa Springs project and may partially
relate to this development proposal.
1.9. The illustrations and photographs forming part of the reports and drawings are
examples to convey design concepts only and should not be regarded as literal.
Minor changes to the proposed concepts may occur as design development occurs
eventually.
Development Proposal Report (Noosa Springs – Precinct J) Page 3 of 17
Page 4
2. The Site
2.1. Location
This development proposal relates to part of the Noosa Springs project:
(a) Noosa Springs is located at Noosa Heads and comprises 103 hectares of land. It
is approximately 3 kilometres from Hastings Street. The Eenie Creek Arterial road
is located to the north. The Noosa National Park and Lake Weyba are situated to
the south. The Elysium residential estate lies to the west and land owned by
Noosa Council is to the east.
(b) Precinct J is located centrally within Noosa Springs and is surrounded by the
completed golf course (holes 10, 11, 12, 17 and 18). Part of the site is located
where the 18th tee and first part of that golf hole is currently situated. It is
relatively close to the Noosa Springs clubhouse and its sporting/recreation
facilities.
2.2. Site Description
The site comprises Lot 3 on SP178323 County of March, Parish of Weyba. The
proposed Precinct J site, including the access strip connecting it to the public road,
has an area of approximately 3.06 hectares within Lot 3 above.
2.3. Previous Use
The area of the development proposal has been used for many years to grow plants
for relocation within the project and several hundred palm trees are currently
growing on a major portion of the site. It has also been used to store building
materials over recent years. Part of the development site is currently the 18th hole
tees and the first part of that golf hole.
2.4. Topography
The area of the proposed development is located towards the eastern side of Noosa
Springs. The land is gently sloping with falls of approximately 1:18 from east to west
(RL 9 to RL 3.5). There is a depression in the southwest corner that drops to RL 1.5.
The site is wholly above the Q100 flood level.
Development Proposal Report (Noosa Springs – Precinct J) Page 4 of 17
Page 5
2.5. Vegetation
The land proposed for Precinct J is mainly clear with some isolated trees and small
clusters of trees/vegetation. The vegetation is generally fragmented. Part of the area
that is proposed for the relocated 18th tees and fairway of that hole is an area of
degraded vegetation.
The vegetation has not been mapped by the State (DNRM&E) as remnant. The
vegetation is not mapped as having environmental or riparian buffer significance on
the Biodiversity Overlay of the Noosa Plan.
A flora assessment has been undertaken by consultants (Appendix No. 7 comprises
a Flora Assessment of the areas subject to the development proposal) and no
endangered, vulnerable or rare (EVR) flora species listed under the NCA, EPBC or
local government legislation were recorded during the assessment.
2.6. Views to and from the site
The site is not visible from locations external to Noosa Springs. Judge Quirk
observed in the unreported decision of the Planning and Environment Court (4401 of
2002) that Noosa Springs itself “…is a discreet development in the sense that its
design has set it apart from the developed urban area of Noosa. It is oriented
towards Weyba Creek to the west and Lake Weyba to the south. There is no visual
link between Noosa Springs and the wider Noosa community. The important result
of this is that whatever amenity impacts might result from development on the site
will be felt only within the estate itself or in the surrounding land which is in its
natural state.”
The views from the site are generally over areas of the Noosa Springs golf course.
2.7. Access and connection points
The site is surrounded by golf course and is currently connected to a roundabout on
Links Drive by an unsealed access driveway. A pathway linking the 10th green and
11th tee of the golf course crosses the access driveway.
2.8. Drainage
The site has good sandy soils and is well drained. The site drains into the internal
freshwater lakes of Noosa Springs.
Development Proposal Report (Noosa Springs – Precinct J) Page 5 of 17
Page 6
2.9. Utilities and Services
All underground services are available in the vicinity of the site including water
supply, sewerage, electricity, LP gas and telecommunication lines.
2.10. Existing soils
Geotechnical and acid sulphate soils investigation have been undertaken by
consultants. Appendix No. 5 contains the Geotechnical Engineering Report. Based
upon preliminary observations the geotechnical consultants opinion is that the area
proposed of Precinct J is suitable for conventional residential development.
Acid sulphate soils may be present in certain areas of the proposed development.
2.11. Environmental, cultural or heritage significance
There are no features of environmental, cultural or heritage significance on the
proposed site.
2.12. Surrounding Uses
The proposed development site is surrounded by recreation use, being the golf
course.
3. Project History and Planning
3.1. General
The planning history of Noosa Springs extends back to 1990. The StarCo group
acquired the site in 1992 and since that time many approvals have been granted by
Noosa Council and other authorities to permit development of the project.
3.2. Plan of Development
The Noosa Springs project was zoned Special Facilities (Tourist Resort Complex as
shown on the Plan of Development 390-PD3) Zone. The Noosa Springs site was
divided into several precincts in the Plan of Development and it contained desired
development outcomes for the project. Development has proceeded generally in
Development Proposal Report (Noosa Springs – Precinct J) Page 6 of 17
Page 7
accordance with that plan of development. The table below compares the dwelling
numbers and the gross floor area allowed under the Plan of Development with what
has actually been built and approved.
Precinct Dwellings Gross Floor Area (m2) Comment
Plan of Actual / Plan of Actual /
Development Approved Development Approved
A 59 59 10,000 10,000 The Cascades
B1 + B2 92 85 17,125 The Point and The Woods
C1 + C2 193 61 21,000* The Ridge – vacant residential
land lots where individual
90,000 owners build homes
D1 + D2 164 67 23,000* The Ridge – vacant residential
land lots where individual
owners build homes
E1 + E2 36 73 5,000 7,850 The Fairways (completed
apartments) and The Palms
(approved but yet to be
completed)
F 200 155 20,500 21,950 Development permit granted
recently for dwelling units and
associated facilities.
H - - - - The proposed development
(referred to as Precinct J) is
located within Precinct H shown
on the Plan of Development.
Total 744 500 125,500 100,925 Completed or approved
development yield is less than
contained in Plan of
Development as follows:
Dwellings: 244 (744 - 500)
GFA: 24,575 m2 (125,500
m2 – 100,925 m2)
* estimated gross floor area
Development Proposal Report (Noosa Springs – Precinct J) Page 7 of 17
Page 8
Having regard to the expected development outcomes contained in the Plan of
Development, there is additional development yield capacity in terms of both dwelling
numbers and permitted gross floor area.
Upon completion of the proposed development, the dwelling unit yield for Noosa
Springs will be well within the maximum number permitted by the Plan of
Development. If the proposed development of Precinct J is approved, the total
number of dwellings for Noosa Springs will be 527, compared to 744 permitted by
the Plan of Development. The gross floor area of Noosa Springs will remain well
within that permitted under the Plan of Development. If each home built within the
proposed Precinct J stage averages 300 m2, then this would result in 8,100 m2. The
total GFA of Noosa Springs (actual and approved) would then equal 109,025 m2,
which is well below the total of 125,500 m2.
3.3. Visual amenity
There will be no detrimental visual impacts from the proposed development. It is
proposed that the residential dwellings will have a maximum of 2 storey’s and 8
metres above the finished ground level. The development is located in an isolated
part of Noosa surrounded by a ridge, bushland, National Park and Lake Weyba and
is generally not visible from external vantage points.
Judge Quirk stated in the unreported decision of the Planning and Environment Court
(4401 of 2002) that Noosa Springs “…is a discreet development in the sense that its
design has set it apart from the developed urban area of Noosa. It is oriented
towards Weyba Creek to the west and Lake Weyba to the south. There is no visual
link between Noosa Springs and the wider Noosa community. The important result of
this is that whatever amenity impacts might result from development on the site will
be felt only within the estate itself or in the surrounding land which is in its natural
state.”
3.4. Proximity to Noosa Waste Water Treatment Plant (‘WWTP’)
The proposed development is within a 600 metre buffer zone that was established
by Council prior to the major upgrade of the WWTP. Consultants have undertaken
detailed analysis of the sources and intensity of the odour produced by the WWTP
and applied sophisticated computer modelling to determine the pattern and intensity
of the odour dispersal. Appendix No. 6 contains the Odour Buffer Assessment. In
summary, the proposed development will not be affected by odour nuisance from
the WWTP and the modelling predicts that odour is below the levels contained in the
relevant guidelines of the Environmental Protection Agency.
Development Proposal Report (Noosa Springs – Precinct J) Page 8 of 17
Page 9
It is also noted that the Environmental Protection Agency conditions of approval for
the WWTP require that adverse affects of odour are to be contained within the
boundaries of the Noosa Council land.
3.5. Open space network
Noosa Springs has a network of open space areas, including the championship
standard golf course, which preserve and enhance natural features of the site. The
proposed development will front some of these open space areas.
3.6. Noosa Plan
Noosa Springs, including the proposed development site, is within the Noosa Heads
Locality of the Noosa Plan that commenced on 3 February 2006. The proposed
development site is mapped as Open Space Recreation Zone, which applies to the
surrounding golf course and recreation areas. The Integrated Planning Act 1997
(“IPA”) provides that an applicant may elect to lodge an application under a
superseded planning scheme in accordance with the definition of development
application (superseded planning scheme) in Schedule 10 of IPA.
3.7. South East Queensland Regional Plan
The whole of the proposed development site is designated ‘Urban Footprint’ in the
South East Queensland Regional Plan. Furthermore, the proposed development is
consistent with the objectives of this planning document.
4. Proposed Development
4.1. Residential Lots
It is proposed to develop a land subdivision of 27 residential lots (described as
Precinct J) with the following characteristics:
(a) The Lots for residential purposes only;
(b) The proposed size of the Lots range from 700 m2 to 970 m2 approximately
(average approximately 800 m2);
(c) The Lots have a relatively regular, rectangular shape suitable for good home
design; and
Development Proposal Report (Noosa Springs – Precinct J) Page 9 of 17
Page 10
(d) Almost all the Lots have frontage to the open space areas of the golf course.
It is expected that the Precinct J residential lots will be appeal to those who wish to
build luxury homes taking advantage of the golf course outlook. The proposed
residential precinct is designed to be consistent with the other stages of Noosa
Springs and many development principles successfully incorporated into the earlier
stages are sought to be repeated.
Appendix No. 1 contains the two stage subdivision proposal. First, to create a lot
comprising the perimeter boundary of the proposed Precinct J and the balance of
the lot, which contain the golf course, clubhouse, spa, tennis, fitness centre and
other approved development sites. Secondly, reconfiguration of the ‘Precinct J’ lot
above into twenty seven (27) lots and one (1) common property lot (Community Title
Scheme) and an access easement.
Appendix No. 2 contains a Proposed Master Plan drawing, which incorporates the
proposed development and indicates its relationship with the other completed or
approved areas of the Noosa Springs project.
4.2. Access
(a) Public road: The entrance road of the proposed development (i.e. common
property of the body corporate) connects to the roundabout on Links Drive, which
is a public road. Previous traffic engineering studies relating to Noosa Springs
demonstrate that the public roads are adequate to support the additional traffic
demands. The relatively small increase in dwellings serviced by public roads (i.e.
27 residential lots) will cause a marginal increase in traffic volume.
(b) Entrance road: It is proposed to connect the residential area to Links Drive with
a private entrance road. It is proposed that it will form part of the common
property area of the CTS. It is planned as a 5.5 metre wide sealed road
incorporating landscaped traffic islands. The existing vegetation on the road
verges will be strengthened to enhance its bushland character.
(c) Gated entrance: The entrance road is planned to be gated to allow only
authorized vehicles and pedestrians past that point for the following purposes:
(i) To prevent unauthorized access to the residences, which affords
greater personal security and better property security; and
(ii) To prevent unauthorized access to the golf course, which is accessible
from the entrance road as the golf path that connects the 10th green to
the 11th tee crosses the road.
Development Proposal Report (Noosa Springs – Precinct J) Page 10 of 17
Page 11
Access through the gated entrance will be electronically controlled. It is also
envisaged the gate will have an audio-visual access control system, where
visitors can be permitted access by remote opening the gates from residences.
(d) Driveways: The comparatively narrow width and other design features of the
access driveways within the residential areas of Precinct J will calm traffic. The
driveway verges will be planted in a similar manner to earlier residential precincts
of Noosa Springs to provide lush vegetated character that screens and
complements the buildings.
(e) Pathway: A pedestrian / bicycle path will connect the proposed development to
the public path beside Links Drive. A path will also be provided to allow
pedestrian and motorized golf cart access to the clubhouse area.
(f) Larger vehicles: The road is designed to allow access for heavier vehicle access.
This will include the refuse collection vehicles and other larger vehicles access.
(g) Golf course access: It is proposed to create an access easement in favour of the
golf course land to provide a right of access on that part of the path linking the
10th green and the 11th tee across the entrance road. This is similar to the path
that connects the 15th tee and 16 green and crosses common property of the
Community Body Corporate.
4.3. Utilities and Services
Engineering consultants have advised that there are no engineering constraints or
impediments that cannot be managed in the detailed design phase. A Civil
Engineering Report is attached as Appendix No. 4. A summary of some key advice
follows:
(a) Sewerage: The sewerage will drain by gravity to the existing sewerage pump
station within Noosa Springs, which has more than adequate capacity to manage
the additional demand. Some existing sewer infrastructure within the site is
proposed to be relocated to a services corridor along the southern boundary of
Precinct J.
(b) Water: A water main is located along Links drive and is proposed to be used to
provide potable water to the development.
(c) Gas: LP gas is reticulated to all stages of Noosa Springs and it is proposed to
also reticulate gas supply throughout the proposed development.
Development Proposal Report (Noosa Springs – Precinct J) Page 11 of 17
Page 12
(d) Electricity and telecommunications: It is proposed to install underground
electrical reticulation and telecommunication within the development and
existing supply is located along Links Drive.
(e) Storm water: Storm water from hard surfaces such as roofs, roads, access
driveways and paths, will be collected by a purpose designed storm water system
and discharged through underground pipes into the Noosa Springs internal lake
system. This matter has been addressed extensively by previous reports and
approved by Council and other relevant authorities. Overland flow paths are also
provided in the Lot layout design.
(f) Refuse disposal: Each residential lot will have a general refuse bin and a recycle
bin. It is proposed that the bins will be taken to a centrally located area for
collection.
4.4. Landscaping
The landscape theme of Noosa Springs is embodied in an approved Landscape
Design Report, which established principles and has guided the landscape design
throughout the project. An emphasis on a heavily vegetated landscape is important
to the integrity of the development of Precinct J, particularly in its relationship to its
bush setting and the surrounding golf course. Open spaces and heavily vegetated
landscaping will dominate and provide a natural setting for buildings. The object is
to integrate the built and natural environments. Building design will compliment the
landscape themes and create a harmonious relationship with a sense of place and
identity. Appendix No. 9 comprises an Indicative Landscape Examples drawing,
which illustrates the proposed landscape treatment with reference to photographs
of areas within the earlier stages of residential development at Noosa Springs.
(a) Objectives: The general landscape philosophy follows:
(i) To create an ecologically sustainable and environmentally friendly
development of landscape excellence;
(ii) To integrate the built and natural environment;
(iii) To maintain the quality values of a distinctive estate placed in a natural
setting similar to that found elsewhere at Noosa Springs;
(iv) To have vegetation dominating the external views of the estate
particularly from the golf course and other residential areas;
(v) To provide a predominantly lush Australian native bush character
utilizing, primarily, plant specimens found naturally in the region and,
secondarily, compatible non-native species as supplements to add
variety and interest where considered appropriate.
Development Proposal Report (Noosa Springs – Precinct J) Page 12 of 17
Page 13
(vi) To preserve and protect all existing native trees and other vegetation
on and around the development site unless their removal is
unavoidable for development or safety purposes;
(vii) To enhance or supplement existing forest stands on the golf course
bordering the development site where necessary to maintain wildlife
habitat and migration corridors.
(b) Residential streetscape landscape: The landscaping of the common property
areas within the residential precinct will generally continue the lush bushland
character of adjacent areas. Plants will be selected and located with regard to
safety, shading consequences, aesthetic appeal and maintenance issues. It is
proposed to irrigate all common areas with water from the freshwater lake
system of Noosa Springs.
(c) Private Landscape Buffers: Similar to earlier stages, it is proposed to require a 2
metre landscape buffer / setback within each residential lot fronting the access
driveways.
(d) Perimeter landscape buffers: The interface between the golf course and the
proposed residential lots is important. It is proposed to locate plants carefully to
allow the residences to have an outlook over the open space of the golf course.
However, the plants also screen the buildings from the golf course and enhance
the visual privacy from the residences.
(e) Visitor car parking: Fourteen (14) visitor car parking spaces will be provided off
the internal driveway within the residential precinct. These will be designed to
marry with their immediate landscape surrounds. Road surface material will be
varied to define spaces and create interesting effects. Of course, each lot will
allow tandem parking using their respective driveways for visitors in addition to
the above car park spaces.
(f) Community Area: The community area to the north of Lot 7 will be landscaped
and planted to create a vegetated open space area. A small water feature, plant
draped pergolas and seating may be incorporated.
Landscaping of the proposed development is illustrated on the Proposed Lot
Reconfiguration drawing contained in Appendix No. 8.
4.5. Construction
Construction of the proposed development will be carefully managed to minimize
impacts on the surrounding golf course. Construction will be staged in a manner that
Development Proposal Report (Noosa Springs – Precinct J) Page 13 of 17
Page 14
ensures golf play will continue throughout that period. Details in relation to certain
aspects of construction follow:
(a) Earthworks: Geotechnical consultants have investigated the soil conditions and
provided preliminary advice that the proposed residential development is
feasible, from a geotechnical viewpoint, by incorporating conventional
geotechnical measures. As potential acid sulphate soils occur across the south-
western part of the proposed development site, an acid sulphate management
plan will be developed in accordance with the State government guidelines.
(b) Vegetation retention and removal: The palm trees growing on site will be
removed. Pockets of existing vegetation on and around the proposed
development site will be retained where possible and enhanced with further
compatible plantings. Cleared vegetation will be mulched and used on site. The
applicant has an established record of extensive planting and maintenance of
vegetation within the Noosa Springs project. The area is not subject to the
Vegetation Management Act nor is it mapped by the Noosa Council as significant.
None of the plant species present are listed under the NCA or EPBC Act therefore
there is no requirement for specific conservation actions.
4.6. Building Design Controls
It is proposed that the architectural style and character of the buildings within the
proposed development will be consistent with the architectural style and character
established for Noosa Springs. The Architectural Design Report, approved by Council
on 30 November 1995, provides a framework for the external appearance and
design of principles for buildings at Noosa Springs. Those principles have been
incorporated in development control by-laws and vendor covenants in the earlier
stages, which have been effective in maintaining the consistency of the architectural
theme throughout the project.
It is proposed to adopt a similar strategy in respect of the proposed Precinct J
development. The two pronged approach will ensure that consistent, high quality
design outcomes are maintained. Similar provisions are incorporated into vendor
covenants and the by-laws of the body corporate.
(a) Building Covenants: The Vendor will enter into covenants with each purchaser
requiring that the building design complies with the minimum standards
contained in the covenants. The vendor will also be required to review and
approve the building designs.
Development Proposal Report (Noosa Springs – Precinct J) Page 14 of 17
Page 15
(b) Body Corporate Community Management Statement: The by-laws contained in
the community management statement will be similar to the above covenants. In
addition to the vendor, the body corporate will also be required to review and
approve the building designs. Draft by-laws for the proposed development are
provided in Appendix 10 to illustrate the types of building controls that are
planned to be applied.
4.7. Tenure
It is proposed to reconfigure the site. First, create a lot having its perimeter boundary
of the proposed residential development site and the balance of the existing Lot
being part of the golf course etc. Secondly, reconfigure that Lot pursuant to the Body
Corporate and Community Management Act to create twenty seven (27) residential
lots and common property and to create an access easement over part of the
common property. Reconfiguration as a community title scheme is regarded as an
appropriate ownership and management structure for the proposed development.
4.8. Caretaking
Property management and caretaking services will be provided to the body corporate
to maintain the common property landscaped areas in a similar way to the high
standards elsewhere within Noosa Springs.
4.9. Golf Course Improvements
The proposal is to improve the golf course by the realignment of the first part of the
18th hole. Being the last hole played by a golfer, it is desirable for it to have a
memorable character. The realignment of the hole improves it as follows:
(a) Increases the number of golf tees to four (championship, members, social and
ladies). The existing hole has three tees, where members and social players
share a tee.
(b) The golf tees located along the small lake is superior to the existing arrangement.
The golf shot from the championship tee will be across water and the dry native
grass area.
(c) Mounding and bunkering of the hole will improve the aesthetics of the hole.
(d) The small lake is designed to be higher and water will cascade down a rock
waterfall feature to the existing watercourse. Therefore, the outlook from the 9th
Development Proposal Report (Noosa Springs – Precinct J) Page 15 of 17
Page 16
tee will also be improved as it is near to this water feature and the lake beyond.
The stone faced retaining walls of the 18th tees will also be seen from the 9th tee.
(e) Consideration is also being given to installing a small fountain in the lake, which
will enhance its appearance and character.
5. Conclusion
The proposed residential development (Precinct J) is appropriate within the Noosa Springs
master plan. It provides good size lots that will allow construction of residential dwellings
consistent with the established architectural theme and the pattern of development
elsewhere within the project.
The consultant reports comprising the appendices of this report support the development
proposal.
The applicant requests approval to develop Precinct J as described in this Development
Proposal Report and its supporting reports, drawings and other documents.
Development Proposal Report (Noosa Springs – Precinct J) Page 16 of 17
Page 17
Documents that accompany the development proposal report
Appendix Type Title Author Date
No.
1. Drawings Proposal Plans – Stage 1 and Stage Jones Flint Pike Nov 2007
2 (including access easement)
2. Drawing Proposed Master Plan Alan Starkey & Associates Oct 2007
3. Report Planning Report Jones Flint Pike Nov 2007
4. Report Civil Engineering Report Tate Professional Engineers Nov 2007
5. Report Geotechnical Engineering Report Golder Associates Oct 2007
6. Report Odour Buffer Assessment Pacific Air & Environment Oct 2007
7. Report Flora Assessment Biodiversity Assessment and Nov 2007
Management Pty Ltd
8. Drawing Proposed Lot Reconfiguration Jones Flint Pike Oct 2007
(showing landscape and
surrounding golf course)
9. Drawing Indicative Landscape Examples Alan Starkey & Associates Oct 2007
10. By-laws Draft By-Laws Clayton Utz Nov 2007
Previously approved Noosa Springs reports that may relate partly to the
development proposal
Title Author Date
Environmental Management Plan Ralph Grierson July 1997
Architectural Design Report StarCo Developments Pty Ltd Nov 1995
Landscape Design Report StarCo Developments Pty Ltd Jan 1997
Master Drainage and Water Ralph Grierson Jun 1995
Supply/Demand Report
Street Master Plan Sinclair Knight Merz Jun 1995
Master Plan for Water Supply Sinclair Knight Merz Jun 1995
Sewerage Master Plan Sinclair Knight Merz Jun 1995
Development Proposal Report (Noosa Springs – Precinct J) Page 17 of 17
Used in these records
Development Proposal Report [As Published]Related documentApplication case desk ↗
About this file
- File size
- 371 KB (small file)
- File type
No other editions are linked here.