Original source · versioned page text
19417_Planning Report_240820
DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR RECONFIGURING A LOT
AND OPERATIONAL WORK
1 TAYLOR COURT, COOROY
Lot 6 SP197517
File Number: 19417 24 Aug 2020
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 13 pages
Page 2
PROJECT URBAN – 19417 24 Aug 2020 DOCUMENT INFORMATION Project number: 19417 Report prepared for: HASS HOLDINGS PTY LTD 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 14 Reconfiguring a lot and Operational work 1 TAYLOR COURT, COOROY QLD 4563
Page 3
PROJECT URBAN – 19417 24 Aug 2020 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 STATE PLANNING INTERESTS ............................................................................................. 9 6.0 PLANNING SCHEME.......................................................................................................... 10 6.1 COOROY LOCAL PLAN CODE................................................................................................................... 10 6.2 LOW IMPACT INDUSTRY ZONE CODE .................................................................................................... 10 6.3 RECONFIGURING A LOT CODE ................................................................................................................ 11 6.4 WORKS CODES........................................................................................................................................... 12 6.5 BUSHFIRE HAZARD CODE ........................................................................................................................ 12 6.6 LANDSLIDE HAZARD CODE ...................................................................................................................... 12 6.7 REGIONAL INFRASTRUCTURE OVERLAY CODE ..................................................................................... 12 7.0 CONCLUSION ................................................................................................................... 13 SUPPORTING DOCUMENTATION Subdivision Plan prepared by Bennett and Bennett Civil engineering plans prepared by Barlow Shelley Consulting Engineers Landscape plans prepared by Place Design Group Email correspondence from SEQ Water Development Assessment Report Page 3 of 14 Reconfiguring a lot and Operational work 1 TAYLOR COURT, COOROY QLD 4563
Page 4
PROJECT URBAN – 19417 24 Aug 2020
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 1 Taylor Court, Cooroy
Real Property Description Lot 6 SP197517
Land Area 15,089m2
Local Authority Noosa Council
Registered Landowner Hass Holdings Pty Ltd
Current Use Vacant
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan 2020
Local Plan Cooroy
Zone Low impact industry
Overlays Bushfire hazard (Potential impact buffer)
Landslide hazard (Moderate and High hazard area)
Regional infrastructure (Water resource catchment, Water
supply buffer area, adjoining major electricity infrastructure)
APPLICATION DETAILS
Applicant Hass Holdings Pty Ltd
Application Type Development Permit for Reconfiguring a Lot
Proposal 1 into 4 lot industrial subdivision and access easements
Level of Assessment Code
Referral Energex
PROJECT TEAM
Town Planning Project Urban
Subdivision Layout Bennett & Bennett
Civil Engineering Barlow Shelley Consulting Engineers
Landscape Place Design Group
Development Assessment Report Page 4 of 14
Reconfiguring a lot and Operational work
1 TAYLOR COURT, COOROY QLD 4563
Page 5
PROJECT URBAN – 19417 24 Aug 2020 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for a Development Permit for Reconfiguring a lot for a one into four lot industrial subdivision and access easements on land at 1 Taylor Court, Cooroy on behalf of Hass Holdings Pty Ltd. Operational works (civil and landscape) approval is also sought. The Noosa Plan 2020 includes the site within the Cooroy Local Plan and the Low Impact Industry Zone. The proposal is subject to code assessment. 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, DA form and supporting plans. Development Assessment Report Page 5 of 14 Reconfiguring a lot and Operational work 1 TAYLOR COURT, COOROY QLD 4563
Page 6
PROJECT URBAN – 19417 24 Aug 2020
3.0 SITE DESCRIPTION
3.1 SUBJECT SITE
The site is located in an industrial estate previously known as the Nandroya Industrial Estate.
This estate was developed by the state government in 2008 and resulted in five (5) industrial
allotments being created. The estate has experienced a very slow take up with only one of the
five allotments being occupied since titles were created. Figures 1 & 2 illustrate that the site is
located adjacent to the Bruce Highway.
The site address is 1 Taylor Court, Cooroy and is legally described as Lot 6 on SP197517. The site
has an area of 1.5 hectares and is an irregularly shaped lot with frontages to Holts Road and
Taylor Court. The site is vacant. A temporary stockpile of soil is currently located on the site.
The site is serviced by reticulated water and sewer. Stormwater is treated and detained via
swales and a detention basin in a Council drainage reserve located behind the site. Four
easements encumber the site. Easements E & F are in favour of Council and Easements K & L are
in favour of Energex.
Subject Site
Figure 1: Locality Plan
The site is elevated above, and is visible from, the Bruce Highway. The site falls towards the
drainage reserve. The site is cleared of vegetation except for trees in the vicinity of Holts Road.
Retaining walls are evident along the southern boundary.
Holts Road and Taylor Court are sealed. Taylor Court has kerb and channeling along the site’s
frontage. A transformer is evident in the verge.
Development Assessment Report Page 6 of 14
Reconfiguring a lot and Operational work
1 TAYLOR COURT, COOROY QLD 4563
Page 7
PROJECT URBAN – 19417 24 Aug 2020 Figure 2: Aerial image, Source: Nearmap 3.2 SURROUNDING LAND USES As discussed above, the site is located in the Nandroya Industrial Estate. The estate comprises five (5) industrial lots ranging in size from 8,243m2 to over two (2) hectares. An industrial complex has recently been constructed on adjacent 5 Taylor Court, Cooroy. The Bruce Highway is adjacent to the north and includes on and off ramps associated with the interchange. The Bruce Highway (Cooroy to Curra) upgrade has improved connectivity to the industrial estate from both approaches. Rural residential and rural land holdings are evident further to the south and west of the estate. The nearest residential dwellings are located approximately 300m to the east, 460m to the south- west and 700m to the south-east. Development Assessment Report Page 7 of 14 Reconfiguring a lot and Operational work 1 TAYLOR COURT, COOROY QLD 4563
Page 8
PROJECT URBAN – 19417 24 Aug 2020 4.0 PROPOSED DEVELOPMENT This application seeks a Development Permit for Reconfiguring a lot for a one into four lot industrial subdivision and access easements. An Operational works (civil and landscape) approval is also sought. Proposed Lots 1 – 3 will be 3,037m2-3,234m2. These three lots will have frontage to Holts Road but will gain access to Taylor Court via easements. A driveway will be constructed within the easements and will be at least 6m wide. Lot 4 is 5,694m2 and will have separate vehicle access to Taylor Court. Sewer main extensions are proposed to service the new lots. Stormwater pipes, inlets and easements will discharge stormwater to the existing drainage reserve. Development Assessment Report Page 8 of 14 Reconfiguring a lot and Operational work 1 TAYLOR COURT, COOROY QLD 4563
Page 9
PROJECT URBAN – 19417 24 Aug 2020 5.0 STATE PLANNING INTERESTS The site is located within the Urban Footprint of the SEQ Regional Plan. Part 2 of the Planning Scheme confirms that the Planning Minister is satisfied that all other relevant state interests are reflected in the planning scheme. Development Assessment Report Page 9 of 14 Reconfiguring a lot and Operational work 1 TAYLOR COURT, COOROY QLD 4563
Page 10
PROJECT URBAN – 19417 24 Aug 2020
6.0 PLANNING SCHEME
The Noosa Plan 2020 includes the site within the Cooroy Local Plan Area and within the Low
Impact Industry Zone. The application requires code assessment against the following
assessment benchmarks:
• Cooroy Local Plan Code
• Low Impact Industry Zone Code
• Reconfiguring a Lot Code
• Works Code
• Bushfire Hazard Code
• Landslide Hazard Code
• Regional Infrastructure Overlay Code
These assessment benchmarks are discussed below.
6.1 COOROY LOCAL PLAN CODE
The subdivision complies with all relevant provisions in the local plan code. The subdivision is
located on land within the urban boundary and will create industrial lots that will provide services
and facilities to meet community needs. The subdivision enables efficient provision of
infrastructure. The subdivision also seeks to retain existing vegetation on the site fronting Holts
Road.
The subdivision also complies with Overall Outcome (d) and PO22 of the local code which state:
The protection of water quality within Lake Macdonald and waterways that drain to it is a
paramount factor in consideration of development within the water supply catchment
Development does not adversely impact on the Lake Macdonald water supply.
The proposal will not have adverse effects on water quality. The development seeks to create
four industrial lots from an existing industrial lot which is treated by a stormwater system within
the adjoining Council reserve. Any future development on the proposed lots will also need to
provide onsite treatment of stormwater prior to discharge to this reserve. SEQ Water has also
been consulted on the subdivision and has advised that it has no objection to the proposal.
6.2 LOW IMPACT INDUSTRY ZONE CODE
The development complies with the relevant provisions of the zone code. The subdivision
provides for the efficient use of industrial land for small scale and low impacting industry
activities and supporting ancillary uses. The lots enable appropriate building setbacks to lot
boundaries and landscape treatments to Holts Road.
Development Assessment Report Page 10 of 14
Reconfiguring a lot and Operational work
1 TAYLOR COURT, COOROY QLD 4563
Page 11
PROJECT URBAN – 19417 24 Aug 2020
6.3 RECONFIGURING A LOT CODE
The subdivision complies with the Reconfiguring a lot Code in that:
• The subdivision is confined to land within the Urban boundaries;
• The subdivision adds to the range of industrial lot sizes and configurations;
• The subdivision contributes to the efficient use of land and infrastructure;
• The proposed lots are of a size and shape that can accommodate the land uses intended
for the zone;
• Lots 1-3 have a regular and rectangular shape and provide for shared access
arrangements;
• All lots comply with the minimum 1,000m2 land area requirement.
PO4
The development does not comply with PO4 of the Code which prescribes that no additional lots
are created within a Water supply buffer area as shown on the regional infrastructure overlay
map. SEQ Water is the owner of the Lake Macdonald dam and is responsible for providing safe
and reliable bulk drinking water supply. SEQ Water has been consulted prior to lodging this
application and has confirmed in writing that it has no objection to the proposed subdivision
(please find enclosed email correspondence).
The subdivision is located on land that is already committed for industrial development and each
proposed allotment will be connected to Unitywater’s sewerage network. All lots will also
discharge into the existing Council drainage reserve to the rear which was designed to accept and
treat stormwater flows from the subject site. Future industrial land uses on each of the proposed
industrial lots will also be subject to Material change of use applications which will require
additional stormwater treatment on each proposed lot prior to discharge to the Council drainage
reserve. For these reasons, the subdivision within the water supply buffer area is considered to be
acceptable.
PO21
The subdivision proposes rear lots on land that is zoned Low Impact Industry. The subdivision is
appropriate given that:
• while Lots 2 & 3 are technically “rear” lots, they do have wide 43m frontages to Holts
Road;
• it would not be desirable nor practicable for the site to be reconfigured so that all lots
have full frontage to Taylor Court;
• the proposed access arrangements do not adversely affect the safety and efficiency of
Taylor Court;
• the subdivision does not prejudice the development of adjoining land;
• Lots 2 & 3 are three times larger than the preferred minimum 1,000m2 area. The lots:
o have a regular, rectangular shape;
o comply with the minimum width and dimensions specified in Table 9.5.1.4 for Low
impact industry zoned land;
o are of a size and dimension that is appropriate for their intended use;
o are provided with a suitable and safe means of access to Taylor Court;
o contribute to a mix of lot sizes that cater for varied industrial enterprises.
Development Assessment Report Page 11 of 14
Reconfiguring a lot and Operational work
1 TAYLOR COURT, COOROY QLD 4563
Page 12
PROJECT URBAN – 19417 24 Aug 2020 For these reasons, the subdivision layout is considered to be appropriate. 6.4 WORKS CODES The subdivision complies with the Works Codes. Please refer to the civil and landscape plans for details of the works proposed. 6.5 BUSHFIRE HAZARD CODE Part of the site is mapped as being within a potential impact buffer to a high potential bushfire intensity area. The site is connected to reticulated water supply and is provided with access to a sealed road (Taylor Court) which leads away from the mapped hazard. The subdivision complies with the Bushfire Hazard Code. 6.6 LANDSLIDE HAZARD CODE Part of the site’s southern and eastern boundaries are mapped as moderate and high hazard areas for landslide. The civil works plans illustrate that these mapped sections of the site will not be developed for buildings or access. They will be battered and planted out as shown on the civil and landscape plans. The subdivision is considered to be consistent with the Landslide Hazard Code. 6.7 REGIONAL INFRASTRUCTURE OVERLAY CODE The site is mapped as being within a Water resource catchment, a Water supply buffer area and adjoining major electricity infrastructure. With regards to the water catchment provisions, the proposal complies with PO1 of the code. The subdivision will not result in adverse effects on the quality or quantity of water entering Lake Macdonald. SEQ Water has confirmed that they have no objections to the subdivision. The lot is adequately separated by a mapped waterway located further south. With regards to the Council’s major electricity infrastructure mapping, this does not appear to align with the State Planning Policy Interactive Mapping which does not identify major electrical infrastructure in proximity to the site. Please refer to the SPP mapping extract in the figure 3. Figure 3: SPP Mapping showing major electricity infrastructure Development Assessment Report Page 12 of 14 Reconfiguring a lot and Operational work 1 TAYLOR COURT, COOROY QLD 4563
Page 13
PROJECT URBAN – 19417 24 Aug 2020
7.0 CONCLUSION
This Development Assessment Report has been prepared to support a Development Application
for a Development Permit for Reconfiguring a lot for a one into four lot industrial subdivision and
access easements on land at 1 Taylor Court, Cooroy on behalf of Hass Holdings Pty Ltd.
Operational works (civil and landscape) approval is also sought.
The Noosa Plan 2020 includes the site within the Cooroy Local Plan and the Low Impact Industry
Zone. The proposal is subject to code assessment.
The proposal complies with all relevant state interests. The proposal relies on Performance
Outcomes or Overall Outcomes relating to the rear lot layout and water catchment provisions.
The subdivision is located on land that is already committed for industrial development and each
proposed allotment will be connected to Unitywater’s sewerage network. All lots will also
discharge into the existing Council drainage reserve to the rear which was designed to accept and
treat stormwater flows from the subject site. Future industrial land uses on each of the proposed
industrial lots will also be subject to Material change of use applications which will require
additional stormwater treatment on each proposed lot prior to discharge to the Council drainage
reserve. For these reasons, the subdivision within the water supply buffer area is considered to be
acceptable.
The subdivision proposes rear lots on land that is zoned Low Impact Industry. The subdivision is
appropriate given that:
• while Lots 2 & 3 are technically “rear” lots, they do have wide 43m frontages to Holts
Road;
• it would not be desirable nor practicable for the site to be reconfigured so that all lots
have full frontage to Taylor Court;
• the proposed access arrangements do not adversely affect the safety and efficiency of
Taylor Court;
• the subdivision does not prejudice the development of adjoining land;
• Lots 2 & 3 are three times larger than the preferred minimum 1,000m2 area. The lots:
o have a regular, rectangular shape;
o comply with the minimum width and dimensions specified in Table 9.5.1.4 for Low
impact industry zoned land;
o are of a size and dimension that is appropriate for their intended use;
o are provided with a suitable and safe means of access to Taylor Court;
o contribute to a mix of lot sizes that cater for varied industrial enterprises.
Approval of the proposed subdivision is warranted.
Development Assessment Report Page 13 of 14
Reconfiguring a lot and Operational work
1 TAYLOR COURT, COOROY QLD 4563
Page 14
PROJECTURBAN.COM.AU