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Planning Report No. 62805
PLANNING REPORT
NO. 62805
Application for a Development Permit for Reconfiguring a Lot by Rural Residential
Subdivision (1 Lot into 2 Lots) involving land described as Lot 101 on SP168341,
situated at 9A Jirrima Crescent, Cooroibah QLD 4565.
Prepared on behalf of Maud Cazot
June 2020
Murray & Associates (Qld) Pty Ltd ACN 075 543 154 ABN 81 075 543 154 www.mursurv.com [email protected]
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Contents
Contact Details ..................................................................... 1
1.0 Summary ...................................................................... 2
2.0 Introduction ................................................................. 3
3.0 Characteristics of the Site and Surrounding Area ......... 4
3.1 Overview ............................................................................... 4
3.1.1 Location of Subject Site ................................................. 4
3.1.2 Zoning Designation ....................................................... 4
3.1.3 Surrounding Land Uses ................................................. 5
3.1.4 Current Registered Landowners ...................................... 5
3.1.5 Existing On-Site Improvements ...................................... 5
3.1.6 Dimensions, Easements, Shape and Topography .............. 6
3.1.7 Access and Services ...................................................... 6
4.0 Proposed Subdivision ................................................... 7
4.1 Development Details ............................................................... 7
4.1.1 Proposed Allotment Areas .............................................. 7
4.1.2 Access ........................................................................ 8
4.1.3 Stormwater Management .............................................. 9
4.1.4 Waste Management ...................................................... 9
4.1.5 Services ...................................................................... 9
5.0 Local Planning ............................................................ 10
5.1 Level of Assessment ..............................................................10
5.2 Relevant Codes .....................................................................10
5.3 Overlay Codes .......................................................................11
5.3.1 Biodiversity Overlay .....................................................11
5.3.2 Natural Hazards Overlay ...............................................12
6.0 State Planning Matters ............................................... 13
6.1 Referral for Matters of State Interest .......................................13
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7.2 State Planning Policy ..............................................................13
7.0 Conclusions and Recommendations ............................ 14
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Figures
Figure 1 – Locality Map
Figure 2 – Zoning Map
Appendices
Appendix A - Current Title Search
Appendix B - Survey Plan & SmartMap
Appendix C - Plan of Development No. 62805
Appendix D – Civil Plans
Appendix E - Code Assessment
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Contact Details
Murray & Associates (Qld) Pty Ltd Contact: Blake Bell
Planning & Surveying Consultants Address: PO Box 246
Nambour, Qld 4560
Phone: (07) 5441 2188
Fax: (07) 5441 2601
Email: [email protected]
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1.0 Summary
SITE DETAILS
Address 9A Jirrima Crescent, Cooroibah QLD 4565
Real Property Lot 101 on SP168341
Description
Subject Land Area 44,575m2
Local Authority Noosa Shire Council
Current Registered
Maud Marie-Therese Cazot
Landowners
SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATION
Land Use Category Rural Living Area
PLANNING SCHEME DESIGNATIONS
Locality Plan Cooroibah
Zoning Map Zone Map ZM2
Zone Rural Settlement
APPLICATION DETAILS
Applicant Maud Cazot
Reconfiguration of a Lot by Rural Residential
Proposal
Subdivision (1 Lot into 2 Lots)
Application Type Development Permit
Level of Assessment Code Assessment
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2.0 Introduction
Murray & Associates (Qld) Pty Ltd have been commissioned to prepare this
Planning Report on behalf of Maud Cazot in support of an Application for a
Development Permit for Reconfiguration of a Lot by Rural Residential
Subdivision (1 Lot into 2 Lots) involving land described as Lot 101 on
SP168341, situated at 9A Jirrima Crescent, Cooroibah.
The Current Registered Landowner of the subject site, being Maud Marie-
Therese Cazot (refer to Appendix A for a copy of the Current Title Search)
has provided written consent to the proposed development by signing the
Individual Owner’s Consent Form which is attached to DA Form 1 –
Development Application Details.
The subject site incorporates a total area of 44,575m2 (4.4575ha) and is
situated within the Rural Settlement Zone of the Cooroibah Locality, as
identified within Zoning Map ZM2 of the Noosa Plan.
As stipulated in accordance with Part 5 Cooroibah – Division 8 – Table 5.6 –
Assessment table for development other than material change of use of the
Noosa Plan, the proposed development is Code Assessable.
This Planning Report should be read in conjunction with the supporting
information included within the Appendices and Figures, as well as the
attached DA development application form.
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3.0 Characteristics of the Site and Surrounding Area
3.1 Overview
3.1.1 Location of Subject Site
The subject site is located at 9A Jirrima Crescent, Cooroibah and is legally
described as Lot 101 on SP168341. The subject site is located approximately
5.5km from the Tewantin centre to the southeast, which is able to provide a
range of commercial and community services to the site. The subject site
comprises frontage to Jirrima Crescent which provides convenient access to
the wider road network. Figure 1 below provides a locality map, which
identifies the location of the subject site in relation to the surrounding area.
Figure 1: Locality Map
3.1.2 Zoning Designation
The subject site is located within the Rural Settlement Zone of the Cooroibah Locality
Area as identified within Zoning Map ZM2 of the Noosa Plan. Please refer to Figure 2
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which includes an extract of Zoning Map ZM2, identifying the subject site and
surrounding allotments.
Figure 2: Zoning Map
3.1.3 Surrounding Land Uses
Land located directly north, south, west and east of the subject site is likewise
included within the Rural Settlement Zone of the Cooroibah Locality Area and
comprises single detached residential dwellings. Land further west is located in the
Open Space Conservation Zone and contains a vegetation reserve corridor.
3.1.4 Current Registered Landowners
The Current Registered Landowner of the subject site is Maud Marie-Therese Cazot
as confirmed by a copy of the Current Title Search, which is included within
Appendix A of this report.
3.1.5 Existing On-Site Improvements
The subject site currently contains a dwelling house, situated south of the position
where the access handle of the property widens into the full site width. The remainder
of the subject site comprises scattered vegetation, with a denser portion located along
the western (rear) boundary.
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3.1.6 Dimensions, Easements, Shape and Topography
The subject site is slightly irregular in shape, comprising an access handle and a total
area of 44,575m2 of relatively flat topography, with a dip toward the centre of the site.
For complete site dimensions, please refer to the Survey Plan and SmartMap included
within Appendix B of this report. In addition, it is noted that the subject parcel is not
encumbered by any easements in favour of another party, as confirmed by the Current
Title Search included within Appendix A of this report.
3.1.7 Access and Services
The subject site comprises road frontage to Jirrima Crescent to the east. Access to the
lot is currently facilitated via an existing sealed driveway stemming from Jirrima
Crescent and traversing the site’s access handle. The rural residential nature of the
site means that the subject site is currently provided with the following infrastructure
services;
A reticulated supply of electricity;
A reticulated supply of telecommunications;
On-site water supply; and
On-site effluent disposal treatment system.
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4.0 Proposed Subdivision
4.1 Development Details
The proposed development seeks approval for a Reconfiguration of a Lot by
Rural Residential Subdivision (1 Lot into 2 Lots) on land described as Lot 101
on SP168341, situated at 9A Jirrima Crescent, Cooroibah.
The Plan of Development, Plan No. 62805, prepared by Murray & Associates
(Qld) Pty Ltd and attached within Appendix C of this report, depicts the
proposed subdivision layout and access arrangements.
The proposed subdivision has been designed to respond to the site
characteristics of the property including the topography, accessibility,
waterway and on-site vegetation to establish two (2) Rural Settlement Lots.
Importantly, the proposed allotments have been carefully designed to avoid
impacting vegetation within the Riparian Protection Area and Environmental
Protection Area identified on Noosa Council’s Biodiversity Overlay.
Importantly, even though Proposed Lot 1 (1.825ha) does not achieve the
minimum lot size of 2ha as specified by the Reconfiguring a Lot Code, it is a
useable allotment which has been strategically designed to protect the natural
values of the site and represents a safe, functional and appropriate
development outcome for the Cooroibah locality.
4.1.1 Proposed Allotment Areas
The subject site incorporates a total area of 44,575m2, and following approval
of the proposed subdivision, the following areas will apply for each newly
created allotment: -
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Proposed Lot Number Area
Lot 1 1.825ha
Lot 2 2.637ha
It is acknowledged that the subject site triggered by the Biodiversity Overlay
of the Noosa Plan as containing an area of Environmental Protection Area and
a Riparian Protection Area.
As demonstrated by the Plan of Development, Plan No. 62805 prepared by
Murray & Associates (Qld) Pty Ltd and included at Appendix C, the proposed
subdivision has been carefully designed to avoid dissection of the
Environmental Protection Area by the new boundary line. Furthermore, the
Civil Plans prepared by Haynes Consulting Engineers at Appendix D
demonstrate that the driveway is able to strictly limit any impacts on the
vegetation within the Riparian Protection Area, through both the placement
and elevation of the driveway. In this regard, the elevation of the driveway
has been designed to allow room for electrical and telecommunications
connections without impacting on root systems.
4.1.2 Access
As displayed by the Plan of Development, Plan No. 62805, both lots will utilise
the existing access point to Jirrima Crescent, situated on the site’s eastern
boundary line. Proposed Lot 1 will gain legal access via an easement over the
existing shared driveway and proposed driveway extension within Proposed
Lot 2.
Jirrima Crescent and the property’s crossover are constructed to an
appropriate standard with bitumen seal, sufficient to cater for the proposed
development. Adequate sight distance is available along Jirrima Crescent from
the proposed access point in both directions.
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4.1.3 Stormwater Management
As demonstrated by the topographical contours shown on the Plan of
Development, Plan No. 62805 prepared by Murray & Associated (Qld) Pty Ltd
and attached at Appendix C of this report, the natural fall of the land results
in stormwater flows running to the riparian area in the middle of the site. Due
to the large lot size of the rural settlement allotments, stormwater is able to
be contained and naturally filtered within the site under this existing
arrangement. The volume of stormwater generated by the proposed
subdivision is minimal and will not adversely impact on adjoining properties.
4.1.4 Waste Management
Adequate room is available along the verge of Jirrima Crescent to facilitate
the placement of waste bins. On-street waste collection is the current method
servicing the subject site and surrounding properties and ensures that waste
vehicles do not need to enter the site and conduct turning manoeuvres.
4.1.5 Services
As mentioned under Section 3.1.7 of this report, the subject site is located
within a rural residential area and is provided with the following infrastructure
services: -
A reticulated supply of electricity;
A reticulated supply of telecommunications;
On-site water supply; and
On-site effluent disposal treatment systems.
Electricity and telecommunication services will be extended to Proposed Lot 1,
and the future dwelling will be serviced by on-site water and on-site effluent
disposal.
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5.0 Local Planning
5.1 Level of Assessment
As previously stated under Section 1.0 and 2.0 of this report, the proposed
development is Code Assessable, as determined in accordance with Part 5
Cooroibah – Division 8 – Table 5.6 – Assessment table for development
other than material change of use of the Noosa Plan.
As the subject site is included within the Rural Settlement Zone and the
development represents a use type envisaged for the zone, an assessment
of the proposed development in relation to the Strategic Framework is not
necessary. An assessment of the Rural Settlement Zone against the
proposed development is provided below in Section 5.2.
5.2 Relevant Codes
The following codes are applicable to the proposed development: -
Cooroibah Locality Code;
Reconfiguring a Lot Code;
Landscaping Code;
Engineering Works Codes;
o Driveways and Carparking Code;
o Earthworks Code;
o Erosion and Sediment Control Code; and
o Existing Services Code.
A comprehensive assessment of the proposed development against the
Cooroibah Locality Code and Reconfiguring a Lot Code has been prepared by
Murray and Associates (Qld) Pty Ltd and is attached within Appendix E of
this report.
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The outcomes stipulated in the Engineering Works Codes will be addressed
as part of the subsequent Operational Works stage.
Due to the small-scale nature of the 1 into 2 lot subdivision, it is considered
that the requirements of the Landscaping Code are not applicable to the
development.
5.3 Overlay Codes
As identified by the overlay maps of the Noosa Plan, the following overlays
are applicable to the subject site:
Land Subject to Biodiversity Overlay – Environmental Protection Area,
Riparian Protection Area & Watercourses and Drainage Lines; and
Land Subject to Natural Hazards Overlay – Acid Sulfate Soils, Medium
Potential Bushfire Intensity & Potential Impact Buffer.
5.3.1 Biodiversity Overlay
It is acknowledged that the subject site includes areas of environmental
protection area, riparian area and a watercourse/drainage line within. As
mentioned throughout this report, the proposed subdivision has been
strategically designed to avoid traversing through environmentally significant
areas. The watercourse/drainage line and vegetation within the Environmental
Protection Area will not be impacted by the subdivision. Furthermore, the Civil
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Plans prepared by Haynes Consulting Engineers at Appendix D demonstrate
that the driveway is able to strictly limit any impacts on the vegetation within
the Riparian Protection Area, through both the placement and elevation of the
driveway. In this regard, the elevation of the driveway has been designed to
allow room for electrical and telecommunications connections without
impacting on root systems.
5.3.2 Natural Hazards Overlay
It is acknowledged that the subject site contains areas of Acid Sulfate Soils
and is subject to a small area of High Potential Bushfire Intensity and
Potential Impact Buffer. Acid Sulfate Soils will not be disturbed by the
proposed development, as extensive earthworks below 5m AHD are not
proposed. No buildings or structures are to be located within the High
Potential Bushfire Intensity area, and any structures for the future dwelling on
Proposed Lot 1 will be built to an appropriate standard for the Potential Buffer
Impact area.
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6.0 State Planning Matters
6.1 Referral for Matters of State Interest
The Planning Act 2016 and Planning Regulation 2017 provide the legislative
framework within Queensland for authorities (Local and State Government)
to assess development applications. Matters that require assessment may
be delegated to the Department of State Development, Manufacturing,
Infrastructure and Planning (DSDMIP) for assessment by the State
Assessment and Referral Agency (SARA).
Following a review of the SARA DA Online Mapping System, it is
acknowledged that this application does not require referral to DSDMIP for
assessment by SARA.
7.2 State Planning Policy
The State Planning Policy (SPP) outlines the Queensland Government’s
policies regarding matters of state interest in land use planning and
development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. If a
discrepancy arises between a local planning scheme and a state planning
policy, the state planning policy overrides the planning scheme. As outlined
within Part 2 of the Noosa Plan, the SPP has been incorporated into the
planning scheme. In light of the above, an assessment of the proposed
development against the SPP is not required.
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7.0 Conclusions and Recommendations
This application provides justification for approval for a Development Permit
for Reconfiguration of a Lot by Rural Residential Subdivision (1 Lot into 2
Lots) involving land described as Lot 101 on SP168341, situated at 9A
Jirrima Crescent, Cooroibah on the following grounds:
The proposed development represents a practical infill subdivision,
which seeks to create one (1) additional rural settlement allotment
which is able to be provided with reticulated electricity and
telecommunications;
The Reconfiguration of a Lot proposal has been sensitively designed
with regard to the natural characteristics of the subject site;
The proposed development has been sensitively and attractively
designed and will not detract from the residential amenity or privacy of
adjoining land;
Each lot is able to achieve safe and convenient access to/from the road
network (Jirrima Crescent) via the existing driveway crossover;
The proposed development complies with the intended outcomes for
the Rural Settlement Zone and is in keeping with the surrounding
Cooroibah Locality; and
The proposed development complies with the applicable elements of
the Noosa Plan.
Thus, on behalf of Maud Cazot, it is recommended that Council issue approval
for Reconfiguration of a Lot by Rural Residential Subdivision (1 Lot into 2
Lots) involving land described as Lot 101 on SP168341, situated at 9A Jirrima
Crescent, Cooroibah.
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Appendix A Current Title Search [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix A Current Title Search
Page 20
Appendix B Survey Plan and SmartMap [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix B Survey Plan and SmartMap
Page 21
Appendix C Plan of Development (Plan No. 62805) Prepared by Murray & Associates (Qld) Pty Ltd [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix C Plan of Development (Plan No. 62805) Prepared by Murray & Associates (Qld) Pty Ltd
Page 22
Appendix D Civil Plans (Driveway) Prepared by Haynes Consulting Engineers [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix D Civil Plans (Driveway) Prepared by Haynes Consulting Engineers
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Appendix E Code Assessment Prepared by Murray & Associates (Qld) Pty Ltd [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix E Code Assessment Prepared by Murray & Associates (Qld) Pty Ltd