Lot Reconfiguration application PLM20 0031- 755 The Palms, Noosa Springs · RAL20/0031

Page 2

I have compared the proposal to Part 9.5.1 Reconfiguring a Lot Code in the New Noosa Plan and consider
that it generally complies with all the overall outcomes sought. The proposal is also consistent with the
specific outcomes listed in Table 9.5.1.3 - Rear Lots. In support of the proposal to reconfigure Lot 55 into
two lots, I draw your attention to the following:-


   (i)     Street frontage (Table 9.5.1.3 - A021.6)
           The boundary fronting the street is 8.94m. From the boundary line the common property fans
           out to be 12m at the street frontage. There is also common property adjoining the east boundary
           being 33.4m providing safe access to the rear lot. The proposal complies with the outcomes
           sought.




                      755/61 NOOSA SPRINGS DRIVE, NOOSA HEAD

Page 3

(")    Access strip to rear lot (Table 9.5.1.3 - A021.ll):
          •   The sub-division proposal includes a 4.5m wide access easement across the front lot to the
              rear lot in compliance with A021.ll. See dashed black line in Reconfiguration Plan.
          •   The turning point, shown in the indicative plan below, complies with Noosa Council
              turning circle requirements.
          •   The proposed dwellings on each lots will have 6m provided for vehicles entering and
              exiting garages which complies with Noosa Council requirements.
          •   The proposed dwelling on the rear lot will have a 3m backing up area for vehicles exiting
              the garage.
          •   Vehicles accessing the rear lot at night will briefly shine headlights on the front lot
              dwelling. The proposed front dwelling will be 2 levels. The parts of the first level impacted
              by headlights will be its garage doors, a solid front entrance gate and an 1800 high solid
              courtyard wall. Therefore the light impact to residents of the dwelling will be negligible.
          •   The access surface will be clay pavers similar to the pavers throughout Noosa Springs.
              Noise impact on front lot dwelling should not be significantly greater than other dwellings
              in the estate. The front lot dwelling will be designed to lessen the noise impact from
              vehicles accessing rear lot.


                -rpAnK-T-

                                                  UDT156
                  l' >
                                  SWSr




                                                                                                    60UF




               JOT -
               7 5A
                                                                                              U9T 75^
                                                                                              4CAUe? v./ioo-


                                 open spA.ce.


(Mi)   Resulting lots:
          •   The subdivision provides for an alternative lot size. It is an efficient use of the site.
          •   The proposed layout maximises views over Lake Weyba and the Golf Course to maintain
              privacy.
          •   The house designs will be able to comply with energy requirements under the building
              code. Roofs have good solar access and are generally an east/west orientation.
          •   Front lot:
                 o Area proposed is 618m2 with a minimum width greater than 17m in compliance
                      with Table 9.5.1.4.

Page 4

                 o   Site cover for the proposed two level house will be in compliance with the
                     covenants.
                 o   The north aspect is partially open with an outlook to the street,
                 o   The south boundary provides views through the bush buffer to Lake Weyba
                 o   Due to its elevation, the proposed house will get some early morning eastern sun.
              Rear lot:
                 o Area proposed is 635m2, exclusive of access strip, with a minimum width greater
                      than 17m in compliance with Table 9.5.1.4.
                 o Site cover for a proposed two level house will be in compliance with covenants,
                 o The east boundary provides a broad outlook over the 2nd green and up the 2nd
                     fairway.
                 o   The south boundary provides views through the bush buffer to Lake Weyba.
              Both lots have relatively regular shapes allowing adequate building envelopes for the
              design and construction of dwelling houses compatible with the surrounding areas.
              The lots are above the modelled flood levels in compliance with Table A07-1.
              The proposed lot sizes are consistent with the range of lot sizes within the residential
              precincts of Noosa Springs.
              Alan Starkey will be the architect designing the dwellings. Alan is the developer and
              architect of the whole Noosa Springs estate.

(iv)   Impact on adjoining property to the north:
          •   Two dwellings are less bulky and provide a view corridor between the 2 dwellings that
              would otherwise not be there.
          •   The proposed access driveway design provides a minimum 5m setback from the north
              boundary as indicated.


(v)    Access strip gradient (Table AO21.10).
       The maximum gradient of the access strip is approximately 7%. It does not exceed 10% and is
       therefore compliant.

Page 5

1'




                 Table 9.5.1.3 Criteria for assessable development (part)
                                                                                      Acceptable Outcomes

                  Growth management

                 Rear Lots
                  P021                                                                A021.1
                  Rear (battle-axe) lots are created only where:-:                    The minimum area of the rear lot, exclusive of any access strip,
                        it would not be desirable nor practicable for the site to be  complies with the lot reconfiguration outcomes in Table 9.5.1.4
                 (a)
                        reconfigured so that all lots have full frontage to a road; 0 Minimum lot size and dimensions providing that no rear access lot
                                                                                      has a lot size less than 600m2 exclusive of access strip. IZI
                 (b)    located in the Low density residential zone, Rural
                        residential zone or Rural zone; 0
                                                                                      A021.2
                 (c)    development positively contributes to the character of the    No more than 10% of lots within a subdivision are rear lots or
                        neighbourhood; 0                                              lots accessed via an access strip. 0
                 (d)    development provides a high standard of amenity for
                        residents and other users of the rear lot and adjoining       A021.3
                        properties; 0                                                 No more than two rear lots are located at the end of a cul-de-
                        the lot is large enough to accommodate anticipated land       sac.  0
                 (e)
                        uses including car parking and manoeuvring; gj
                                                                                      A021.4
                 <f)    development is not detrimental to the use and amenity of      No rear lot shares a common boundary with more than four
                        adjoining lots through loss of privacy, sunlight or breezes   other lots. 0
                        once buildings are constructed; 0
                 (9)    vehicular access to rear lots will not have a detrimental     A021.5
                        impact on lots adjoining the access strip due to excessive    No more than two rear lots or rear lot access strips directly
                        noise, light, dust, stormwater runoff and the like; 0         adjoin each other. 0

                 (h)    access arrangements do not adversely affect the safety
                                                                                      A021.6
                        and efficiency of the road from which access is gained; [7J
                                                                                      No existing lot with a primary street frontage of less than 12
                 0)     their creation does not prejudice the anticipated             metres is further divided unless safe access to the new lot is
                        development of adjoining land. 0                              provided to a secondary street to which a frontage of at least 12
                                                                                      metres is provided. 0

                                                                                      A021.7
                                                                                      Where two rear lots adjoin each other, a single common
                                                                                      driveway and reciprocal access easements are provided. 0

                                                                                      A021.8
                                                                                      No more than three lots gain access from the same access
                                                                                      strip. 0

                                                                                      A021.9
                                                                                      Any lot with a road frontage has no more than one rear lot
                                                                                      created to its rear and has a rear lot access strips located on no
                                                                                      more than one side. 0

                                                                                      AO21.10
                                                                                      The gradient of the access strip does not exceed 10%. 0

                                                                                      A021.11
                                                                                      Access strips have a minimum width of 4.5 metres. 0




     If you require anything further, please do not hesitate to contact me. Otherwise, I would be grateful if
     Council approves the reconfiguration of Lot 55 into two lots, at its earliest convenience.

     Yours faithfully,/-}

     Brett Starkey
     0419 750682