Planning Report 3032a · REC13/0095

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                                  INDEX



                                                         Page

1.   PROPERTY                                             3

2.   SITE DESCRIPTION                                     3

3.   ADJOINING LAND USES                                  3

4.   PROPOSAL                                             3

5.   NOOSA PLAN

     5.1     SPECIFIC OUTCOMES & SOLUTIONS FOR THE
             COOROY & LAKE MACDONALD LOCALITY             4

     5.2     SPECIFIC OUTCOMES & SOLUTIONS FOR THE
             DETACHED HOUSING ZONE                        9

     5.3     SPECIFIC OUTCOMES & SOLUTIONS FOR THE
             RECONFIGURING A LOT CODE                     9

     5.4     SPECIFIC OUTCOMES & SOLUTIONS FOR THE
             BIODIVERSITY OVERLAY CODE                    15

     5.5     SPECIFIC OUTCOMES & SOLUTIONS FOR THE        15
             NATURAL HAZARDS OVERLAY CODE

     5.6     SPECIFIC OUTCOMES & SOLUTIONS FOR THE
             NATURAL RESOURCES OVERLAY CODE               15

6.   CONCLUSIONS                                          16


APPENDIX A   PROPOSAL PLAN (Ref: 10-3032AO)               17


APPENDIX B   PLAN OF PROPOSED DRIVEWAYS (Ref: 1225-21)    18




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1.      PROPERTY

        Real Property Description:      Lot 136 on MCH978 and Lot 2 on RP173883

        Area:                           3.642ha

        Zone:                           Detached Housing

        Overlays:                       Biodiversity             Riparian Buffer Area
                                                                 Drainage Lines

                                        Natural Hazard           Flood Hazard Area

                                        Natural Resources:       Gas Pipeline Buffer
                                                                 Resource Separation Area

        SEQ Regional Plan:              Urban Footprint


2.      SITE DESCRIPTION

The subject property is located on the western side of Wilgee Court, at the intersection with
Lake Macdonald Drive.

The property has been largely cleared of wooded vegetation in the past for rural purpose and
contains no structures. The land is flat to undulating with a waterway and riparian vegetation
traversing through the centre of the property. There is thick vegetation towards the road
frontage.

Wilgee Court is a well formed bitumen road with kerbing and channelling. There is a concrete
footpath in the street and a streetlight outside the property. Electricity, telecommunications
and water services are available from Wilgee Court.

A drainage line is located along the Wilgee Court frontage within the proposed properties. A
sewer line and water main traverse the property; the services are located within easements A
and B on Lot 2 on RP173883 and Lot 137 on MCH978.




                           (Source: Modified from SCRC MyMaps)


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3.      ADJOINING LAND USES

The surrounding area is mainly zoned for residential purposes with similar characteristics to
the subject property. To the west there is an area providing open space recreation for the
local area. There is a Reserve for Gravel to the north-west, which is currently vacant and un-
used.


4.      PROPOSAL

It is intended to subdivide the subject land to create 3 residential Lots fronting Wilgee Court
and a balance Lot as shown on Appendix A (Ref: 10-3032AO).

The 3 residential Lots include areas of 913m2, 1,037m2, 1,182m2 and the balance Lot is
3.328ha. The Lots include a minimum of 600m2 on the western side of the drainage line.

It is proposed that each residential lot will have a driveway constructed from Wilgee Court
across the drainage line. These driveways will be constructed to pass through the property
where there will be a minimal impact on the existing vegetation in accordance with the Plan of
Proposed Driveways prepared by Callaghan & Toth shown in Appendix B (Ref: 1225-01).

The balance Lot is located within the Detached Housing Zone and according to the master
plan previously lodged at council it is intended that the balance area will eventually be
developed for residential Lots that have access from Masonry Street.


5.      NOOSA PLAN

5.1 Specific Outcomes for the Cooroy & Lake Macdonald Locality


Specific Outcomes                                         Solution
Amenity
O1 Uses are located, designed and operated to avoid       Proposed residential use is not expected to
significant adverse changes to the light, air quality,    interfere with surrounding land use
noise, accessibility or other conditions enjoyed by
users of associated, adjoining or nearby uses.
Scenic amenity
O2 Important scenic vistas including those to             The proposal protects existing vista to local
and from Mt Cooroy, Mt Tinbeerwah and Black               features.
Mountain are protected and uninterrupted to
maintain aesthetic and cultural values of the
natural landscape.

Major road network
O3 The function of, and visual amenity and                The proposal is expected to generate extra
character surrounding the, major road network,            traffic however it will be within the carrying
including Diamond St, Cooroy–Noosa Road, Belli            capacity of the local road network. It will not
Creek Road and Lake Macdonald Drive is                    alter the character or amenity of the area.
protected and enhanced.

Laneways                                                  No laneways are nearby.
O4 Uses do not diminish the ability of laneways
to—
a) relieve traffic on streets;
b) provide convenient and safe rear access to
premises; and
c) add to the heritage character of Cooroy;



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AND
O5 Access for new uses is only taken off a
laneway where upgrading works are carried out
to the laneway to enable the laneway to
accommodate the anticipated levels of traffic




Density                                                    The density of the development is similar to
O6 The density of development within the site area-        that of the surrounding area.

a)      is compatible with surrounding development;        The proposal allows for all significant natural
b)      and does not exceed—                               features to be maintained in present form.
         i.      For the Semi-Attached Housing Zone–
                  1 dwelling unit per 400m2 of site area   No buildings are included as part of this
                  with a maximum population density of     proposal but will be addressed as necessary
                  100 persons per hectare;                 in a future application.
         ii.      For the Attached Housing Zone–
                  maximum population density of 100
                  persons per hectare; and
         iii.     For the Business Centre Zone–
                  maximum population density of 100
                  persons per hectare
         iv.     For the Community Services Zone
                  maximum population density of 320
                  persons per hectare exclusively for
                  the purposes of Residential Aged
                  Care and 160 persons per hectare for
                  any other form of Retirement &
                  Special needs housing; and
c)      has a low site impact to enhance the
         opportunity to maintain natural site
         characteristics such as native vegetation and
         natural landforms.

Height
07 Buildings and other structures-
a) are low rise and present a building height consistent
with structures on adjoining and surrounding
premises;
b) have a maximum building height of 2 storeys;
c) do not visually dominate the street, surrounding
spaces or the existing skyline;
d) preserve the amenity of surrounding land uses;
e) respect the scale of existing vegetation;
and
f) respond to the topography of the site by avoiding
extensive excavation and filling




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Setbacks                                                There are no existing or planned buildings on
O8 Buildings and other structures are                   the subject property. The reconfiguration plan
appropriately designed and sited to—                    provides for future building sites if needed.
a) provide amenity for users of the premises
as well as preserve the visual and acoustic
privacy of adjoining and nearby properties;
b) preserve any existing vegetation that will
buffer the proposed building from adjoining
uses;
c) allow for landscaping to be provided
between buildings; and
d) maintain the visual continuity and pattern of
buildings and landscape elements within
the street.

Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot            The reconfiguration allows for appropriate site
ratio of buildings and other roofed structures—         coverage and plot ratio for any future building
a) results in a building scale that is compatible       locations if needed.
with surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in
the vicinity of the site;
c) maximises the retention of existing
vegetation and allows for soft landscaping
between buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management
and vehicular access.
O10 Site cover does not exceed—
a) for a class 1 or class 10a structure within the
Detached Housing Zone, —
i for a single storey building - 50%; or
ii for a building of 2 or more storeys -
50% on the ground floor and 30% for
the upper storey(s), or 40% for all
storeys for a building of 2 or more
storeys;
b) for other classes within the Detached
Housing Zone - 40%;
c) for the Semi-Attached Housing Zone—40%;
or
d) for the Attached Housing Zone—40%
e) for the Community Services Zone—50%
O11 For Multiple Housing Type 2 buildings
have a maximum plot ratio of 0.45:1.
O12 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4, or the accommodation
unit component of an Entertainment and dining
business Type 3—

O13 For the Business Centre Zone plot ratio
does not exceed—                                        N/A
a) 0.8:1 for site areas up to and including 2,000m2;
and b) 0.3:1 for the balance of a site over 2,000m2 .




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Flooding and drainage
O14 Buildings and other works are designed and sited      Reconfigured lots are positioned to be free of
to—                                                       flood area and access to the lots is not
a) provide flood free access to premises and              impeded.
flood free habitable areas;
b) allow only minor, short term and infrequent            The development will not increase flooding of
flooding of non-habitable areas;                          the local area with the ability for all runoff to
c) ensure carparking areas can be adequately              be removed.
drained;
d) ensure drainage does not adversely impact
upon other premises; and
e) ensure filling or excavation does not
adversely impact upon other premises by—
i. causing ponding of water on the site
or nearby land;
ii. increasing flooding, which adversely
affects the safety or use of any land
upstream and downstream; and
iii. adversely affecting the flow of water
in any overland flow path.
Sloping sites
O15 On sloping sites, buildings and structures are        The slope of the site allows for natural
designed to maximise the use of natural slope and         drainage but does not require excessive cut
minimise the need for cut and fill.                       and fill for any potential building areas.

Roof Form                                                 Building design will be addressed at a later
O16 Roof forms—                                           stage if required.
a) contribute positively to the local skyline;
b) complement the low rise character of the
locality;
c) use simple traditional roof designs, such as
hipped, gabled or skillion; and
d) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Public transport node                                     Local bus and railways services are available
O17 An accessible and safe public transport               in close proximity.
node is established and operated within Cooroy
that—
a) links public transport services to other
centres and destinations throughout the
Sunshine Coast; and
b) forms part of an integrated transport network
that is accessible via pedestrian and bicycle
pathways.
Environment and cultural heritage values
O18 There are no significant adverse effects on           The reconfiguration minimises the potential
biodiversity, natural vegetation, native fauna habitat,   disturbance to existing water courses or any
landscape quality, water quality or cultural heritage     significant vegetation.
values, including those related to—

a) changes to natural drainage;
b) disturbance to any of the wetland systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off site;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and behaviour; and



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h) disturbance of buildings and features, including
natural features, of cultural heritage significance.
Open space network
O19 An integrated open space network is established,   Proposal maintains existing open space
enhanced and protected throughout                      which is suitable for passive and active
the locality to—                                       recreation.
a) provide for both passive and active
recreational pursuits;                                 The open space area on the adjoining
b) provide connectivity for pedestrians,               property to the west will not be affected.
cyclists, and horse riders;
c) provide habitat connectivity for wildlife;          The property is not located within the open
d) protect watercourses and drainage lines;            space corridor of the Sunshine Coast open
e) protect vegetation on steep slopes; and             space network blueprint.
f) form a scenic backdrop for residential
development;                                           This proposal does not impact upon the
AND                                                    Noosa Trail Network.
O20 The open space network links—
a) forests including parts of Tewantin and
Ringtail State Forests;
b) the catchment of Lake Macdonald;
c) the vegetated ranges of the sub-coastal
escarpment in the north, south, and east of
the locality; and
d) the riparian corridors of the Six-Mile and
Ringtail Creeks and their tributaries.
Noosa Trail Network
O21 A comprehensive network of bridle trails
and pedestrian and bicycle linkages is
established, enhanced and protected
incorporating road reserves, State forests,
Council owned land and private lands consistent
with the lifestyle and outdoor recreation needs of
Noosa’s residents and visitors;
AND
O22 The Noosa Trail Network in the locality is
supported by overnight camping facilities, home-
hosted accommodation and signage, allowing
local residents and visitors to experience the
natural values of the area and to access key
destinations including—
a) the town of Cooroy;
b) Lake Macdonald;
c) the Botanic Gardens; and
d) State forests, conservation parks and other
recreation facilities in the locality.
Pedestrian and bicycle pathways                        This proposal retains and allows for any
O23 Safe and convenient pedestrian and bicycle         pedestrian and bicycle pathway along the
pathways are provided and retained between and         frontage of the property to be retained as well
around key destinations, including— a) between         as the concrete footpath to remain in place.
Cooroy and Tewantin; b) between Cooroy and the
Noosa Botanical Gardens; and c) within and around
the town of Cooroy.

 Protection of Lake Macdonald water supply             Property is not within Lake Macdonald
 O24 Development does not adversely impact on          catchment area.
 the Lake Macdonald water supply.
 AND




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 O25 The number and location of access points
 to watercourses is controlled and managed to
 prevent adverse impacts on water quality in Lake
 Macdonald;
 AND
 O26 Key nodes are established and
 appropriately managed at the following locations
 and include facilities such as parking and picnic
 areas—
 a) the northern part of the lake, in the vicinity
 of the water treatment plant, scouts and fish
 hatchery;
 b) the western part of the lake in conjunction
 with the Botanic Gardens and associated
 picnic areas; and
 c) the eastern part of the lake, in the vicinity of
 the Old Tinbeerwah School Park.
 AND
 O27 Treatment and disposal of waste water
 does not have any detrimental impact on Noosa’s
 major water storage and supply - Lake Macdonald.



5.2 Specific Outcomes and Probable Solutions for the Detached Housing Zone.

This proposal does not include any building work but it is noted that it allows for a detached
house. Each lot contains appropriate room for a detached dwelling that can integrate into the
character of the local area.


5.3     Specific Outcomes and Probable Solutions for the Reconfiguring a Lot Code


                Specific Outcomes                                       Solutions
Lot Size and Dimensions
O1 Lots have the appropriate area35 and                All proposed lots comply with the
dimensions to provide for—                             minimum lot area of 600m2 and the
a) the intended use and, if not intended to be         minimum average width of 17 metres as
used by the Council or State for community             prescribed by the Noosa Plan.
infrastructure, conservation purposes or
public utilities including road widening are not       The 3 proposed residential Lots with road
less than the minimum sizes specified in               frontage are entirely above the level of
Table 14-68; and                                       1:100 year ARI.
b) if for residential development—
       i) a house site area of not less than that      The property is not at risk of landslide,
       specified in Table 14-69; and                   erosion or bushfire.
       ii) if not within a sewerage service area, an
       effluent disposal area;                         The proposal includes the removal of a
c) if for community title subdivision, the minimum     limited amount of vegetation within the
lot sizes for the intended use are not less than       lots; this will not impact upon the natural
identified for the relevant zone specified in          environmental values of the site.
Table 14-68;
d) siting and construction of buildings to
minimise risk of soil erosion, landslide,
flooding and bushfire;
e) siting and construction of buildings to



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                 Specific Outcomes                                      Solutions
minimise detrimental impacts of effluent
disposal and water quality impacts;
f) retention of natural environmental values,
including native vegetation;
g) retention of cultural features and protect views
to cultural features;
h) minimisation of earthworks or retaining walls
associated with building construction on
sloping sites;
i) private and public open space and on-site
landscaped areas; and
j) convenient vehicle access and on-site
parking, loading and manoeuvring areas.

Noosa North Shore Locality
O2 No additional lots are created within the          Not applicable.
Noosa North Shore Locality.
Lake Macdonald Water Supply Catchment Area
03 No additional lots are created within the Lake     The site is located outside of the Lake
Macdonald Water Supply Catchment identified           Macdonald Supply Catchment Area.
on Overlay Maps OM3.5 and OM9.5.
Lot layout
O4 Subdivision of land for residential                All proposed lots have a frontage onto the
development provides for a neighbourhood with         adjoining roads. No rear lots are proposed.
a strong and positive identity through—
a) legible streets and open space networks;           The subject property is within close
b) integrating prominent site features, including     proximity to the commercial and retail
landmarks, native vegetation and views into           services provided by Cooroy town centre.
the design;
c) the location of community, retail and              The proposed lots have been designed to
commercial facilities at focal points either          integrate the natural features of the site
within convenient walking distance for                with the watercourse and riparian in the
residents where the development is urban              proposed balance Lot to remain
settlement or within reasonable vehicular             untouched.
proximity;
d) the location of lots intended for urban            All lots have a significant frontage onto the
settlement within proximity of retail and             road and allow for casual surveillance of
commercial facilities;                                nearby public space.
e) shared use of public facilities by adjoining
communities;
f) enhancement of personal safety and
minimisation of potential for crime, vandalism
and fear by maximising opportunities for
casual surveillance of public spaces; and
g) establishment of a sense of place.

O5 House site areas are—                              All lots contain potential house sites in
a) located at least 50m from any land including       excess of 50 metres from any reserve and
within a national park, conservation park,            do not contain any steep slopes.
state forest reserve, nature refuge,
coordinated conservation area or wilderness
area; and
b) not located on steep slopes.

O6 Lots for residential development are               The proposed lots provide a variety in the
designed to ensure variety in residential             residential development of Cooroy.



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                  Specific Outcomes                                      Solutions
streetscapes.
O7 The street network—                                 The proposed development is able to
a) has design features, which convey the               utilise the existing road network without
primary function of each type of street and            compromising its carrying capacity.
encourage driver behaviour, speeds and
traffic volumes that are safe and appropriate          The surrounding road network is
to that function;                                      designed to allow for safe speeds and
b) provides a high level of internal accessibility     sightlines for entering and exiting the
both within the site and to external sites and         proposed lots.
appropriate external connections for vehicles,
pedestrian and cycle movements;                        The proposal does not compromise the
c) deters through-traffic from residential areas       ability for the road network to provide
and creates safe conditions for local road             future pedestrian and cycling linkages.
users, pedestrians and cyclists;
d) incorporates street junctions and access to
lots that are located and spaced to facilitate
safe and convenient vehicle movements;
e) provides for street widths and lengths that
optimise the cost effectiveness of the network
and the provision of public utilities;
f) provides for road reserve widths not less than
the minimum identified Section 2.3 of PSP5
Engineering Design Standards – Roads,
Drainage and Earthworks;
g) minimises the extent of earthworks required
by being sympathetic to the terrain;
h) has no significant adverse effects on habitat
corridors or areas of significant native
vegetation;
i) does not create noise attenuation difficulties;
j) incorporates pedestrian and cyclist crossings
at intersections or where required to access
high activity nodes and public transport;
k) has regard to the potential for conflict
between vehicles, pedestrians and cyclists;
and
l) incorporates on-road cycling facilities.

O8 The development contains a pathway system           A concrete footpath runs along Wilgee
that encourages walking and cycling and                Court and provides safe pedestrian
provides a safe environment for users, and is--        linkages away from the road.
a) a stable, smooth surface, including across
driveways, sections and joins;
b) easily maintained;
c) of a width and longitudinal gradient to cater
for projected usage
d) inclusive of clear sight-lines for safe use;
e) be free of any obstructions such as fences,
signage and bollards.

O9 The subdivision layout is designed to               The reconfiguration maintains the ability
facilitate linkages with adjoining sites in the        for further pedestrian linkages to be
immediate area.                                        created in the future if required.

O10 Where the lots are to be used for Industrial       Not applicable.
business or Commercial business uses, the
layout provides for appropriate buffer areas, to
mitigate possible impacts on nearby residences


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                 Specific Outcomes                                     Solutions
or other noise sensitive uses.
O11 For lots in the Rural Settlement Zone—a          Not applicable.
sealed access to the nearest urban settlement is
available.
Water supply for fire fighting
O12 An adequate and accessible water supply          All lots will be connected to a reticulated
is provided for fire fighting purposes.              water supply that is reliable and conforms
                                                     to Council’s Standards.

Energy efficiency
O13 The street and lot orientation facilitates the   All lots contain sufficient area to allow
construction of energy efficient buildings that      orientation of dwellings to maximise solar
respond to the local climate conditions.             access.

AND

O14 For residential development, the subdivision
design provides for the maximum practicable
number of lots with house site areas that—
a)   maximise solar access to the north in
     winter;
b)   minimise solar access to the east and west
     in the summer;
c)   maximise access to any prevailing summer
     breezes; and
d)   minimise exposure to prevailing winter
     winds.
Infrastructure
O15 Each lot is capable of being serviced by         All lots will be connected to power supply,
appropriate levels of—                               telecommunications services, water
a)    water supply;                                  supply and sewerage reticulation. The
b)    reticulated sewerage;                          proposed location of the Lots with
c)    stormwater drainage;                           extensive road frontage allows for them to
d)    power supply; and                              be connected to services from the road
e)    telecommunications;                            with minimal impact on the environment.
AND
O16 The design and provision of public services
and utilities, including sewerage, water,
electricity, street lighting and telecommunication
services—
a)    meets the needs of users;
b)    ensures health, safety and convenience of
      the community;
c)    protects the natural environmental values
      of the site and surrounds, including visual
      amenity and native vegetation;
d)    are cost effective over their life cycle;
e)    minimises adverse impacts to the
      environment (including the amenity of the
      local area) in the short and long term; and
f)    ensures that the existing systems are
      upgraded or relocated to be capable of
      supporting the proposed development;
AND
O17 Essential public utilities are available and
maintain their function during flood events up to



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                 Specific Outcomes                                    Solutions
a 1% AEP (1:100 year ARI) flood event.
Electricity supply infrastructure                   All newly subdivided lots are located
O18 Uses and works maintain a safe distance         away from the easement and in excess of
from electrical infrastructure including            50m from any substations.
substations, overhead power lines, power poles
and transformers.

Earthworks and stormwater management
O19 Stormwater run-off is managed so as not to      Each lot has appropriate means of
cause any adverse impacts on the built or           disposing stormwater with the topography
natural environment including changes in quality,   allowing for all stormwater from the
quantity or location of stormwater discharges.      proposed Lots to flow into the drainage
                                                    lines and watercourse. Following the
                                                    development of the site the stormwater
                                                    will continue to drain to the watercourse;
                                                    however the development permits the
                                                    integration of on-site practices that will
                                                    control the run-off from the site.

O20 Filling or excavation only occurs where it      The existing major drainage line that
does not adversely impact on—                       traverses the site will be retained.
a)   watercourses, drainage lines and
     wetlands; or                                   There will no impact on Biodiversity
b)   vegetation on land identified on               values of the site.
     Biodiversity Overlay Maps OM1.1-OM9.1;
     or
c)   water levels on properties elsewhere.

Landscaping and visual amenity
O21 Land development responds to the                The natural landform and landscape are
distinctive landscape character of the site by      not modified to accommodate the
utilising the natural features of the site, which   development.
include—
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
e) views.
O22 Native vegetation, including individual         All native vegetation located in
mature trees are retained, protected, maintained    environmentally sensitive areas site will
and supplemented, with particular consideration     be retained and enhanced by the
given to—                                           development.
a) roadsides;
b) the amenity of adjoining land uses; and
c) the protection of environmentally sensitive
      areas.
O23 Buildings and other structures do not have      All lots include a building area that will not
a significant adverse impact upon the visual        protrude above ridges and can conform to
amenity of surrounding areas.                       the character of the area.

Open space and environmental protection
O24 Public open space provides for a diverse        This proposal does not include the creation
range of passive and active quality recreational    of new public open space however it
opportunities including sport to meet the outdoor   retains existing open space that can be
recreational needs of the community.                used for this purpose if needed.




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                Specific Outcomes                                        Solutions

O25 Public open space is designed and located
to—
a) be safe and easily accessible;
b) contribute to the legibility, accessibility and
character of the locality;
c) create attractive environment settings and
focal points;
d) enable the retention and protection of
significant vegetation, wetlands, watercourses,
drainage lines and other native habitat areas,
their associated buffers and linkages/corridors
and natural and cultural features; and
e) be cost effective to maintain.

O26 Land provided for active recreation areas is
of a physical standard and condition suitable for
the intended uses and is not subject to physical
or other constraints including contamination,
environmental or biophysical constraints or
legislative protection that would encumber its
use.

O27 Active parklands will provide a diverse            This proposal does not include the
range                                                  provision of active parklands.
of recreational opportunities for all age groups
and are designed as attractive and enjoyable,
functional and safe places to recreate and meet.

O28 The natural environmental and cultural             Not applicable.
values of land in the Open Space Conservation
Zone are not adversely affected by subdivision,
and land in freehold tenure in this zone is not
subdivided.

O29 Lands with high biodiversity values which          This proposal does not involve any
warrant conservation status are formally               vegetation of high biodiversity status but
protected for the long term.                           still allows for the retention of vegetation
                                                       where possible.
O30 Buffers are provided incorporating                 The reconfiguration of lots allows for a
development setback/s from the stream that will        buffer to be maintained from the
ensure that the development does not result in a       watercourse on the proposed balance Lot.
negative impact upon the long-term viability of
the stream.

Road and rail corridors
O31 Lots for residential development are not           The proposal is not located near any
subjected to high traffic noise levels from the        major noise generating roads and is
major road network or rail corridors.                  located 400 metres from the railway line
                                                       with sufficient vegetation and structures to
                                                       reduce any noise.

Access easements
O32 Access easements are in appropriate                Not applicable.
locations for safe access and egress, and supply
appropriate widths and levels of service for the
number of vehicles that will utilise them.


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               Specific Outcomes                                      Solutions
Traffic
O33 Traffic generated by the development is         All local traffic generated is expected to
within the acceptable capacity of external roads    be within the capacity of local roads.
and does not have an adverse impact upon the
functioning of the road network.
Noosa Trail Network
O34 A comprehensive network of trails is            The proposed development has no
established incorporating road reserves, State      impact upon the trail network.
forests, Council owned land and private lands
consistent with the lifestyle and outdoor
recreation needs of the Shire’s residents and
visitors.


O35 The proposal does not have an adverse           The proposal has no impact upon the
impact on the Noosa Trail Network.                  Network.

Cooroibah Locality
Protection of existing residential amenity,
road safety and access points
O36The existing residential amenity of the estate   Not applicable.
is maintained without impacting on the natural
landform and landscape;

AND

O37 The number of access points providing
access to lots from McKinnon Drive is
maintained or reduced.


5.6     Specific Outcomes and Probable Solutions Biodiversity Overlay Code

No new development is proposed within the land designated as Riparian Buffer. The
reconfiguration places the vegetation contained within the riparian buffer within the balance
Lot.

This assists with the conservation of the buffer and avoids any fragmentation of the buffer.
Several trees will need to be removed to allow for the driveway and for the safety of people in
the area. The specific trees that require removal have been identified in the Plan of Proposed
Driveways (Ref: 1225-21). All the landscaping that is performed will support existing
vegetation with the use of native species.


5.7     Specific outcomes for the Natural Hazards Overlay Code

This reconfiguration places the flood hazard area within the boundaries of the balance lot and
does not result in an increase in the number of persons living, working or congregating in
Flood Hazard Areas. Driveways are appropriately located on the lots to provide safe access
and exit in the event of a flood. No alterations will be made to a watercourse which would
alter the flooding characteristics.


5.8     Specific outcomes for the Natural Resources Overlay Code

This development does not involve the storage of flammable, explosive or other hazardous
materials within 200m of the gas pipeline.



                                              15

Page 16

                                              16



The proposed reconfiguration will not result in a significant increase in the number of people
living within 200m of the gas pipeline as the area affected by the buffer area is located within
the balance Lot.

Notwithstanding the above it is noted that written evidence was produced from the 9th
October 2008 concerning a similar reconfiguration at 17 Wilgee Court, revealing that from the
gas pipeline owner (APT Allgas Pipeline Operations Pty Limited) did not intend to construct a
pipeline in this area. Since this time there have been other residential developments located
within the pipeline buffer area.


6.      CONCLUSIONS

The proposal complies with the Specific Outcomes of the Noosa Plan with respect to
Reconfiguration of a Lot Code within the Cooroy & Lake Macdonald Locality Plan Locality.
Accordingly it is requested that the application be approved subject to reasonable and
relevant Conditions.



Yours sincerely,


Nicholas Gabriel




                                              16

Page 17

      17



 APPENDIX A

Proposal Plan

Ref: 10-3032AO




      17


[OCR of page images]
17

APPENDIX A
Proposal Plan

Ref: 10-3032AO

17

Page 18

            18


       APPENDIX B

Plan of Proposed Driveways

       Ref: 1225-21




            18


[OCR of page images]
18

APPENDIX B
Plan of Proposed Driveways

Ref: 1225-21

18

Page 19

 

 

 

LINETYPE LEGEND

 

 

 

 

 

BANK BOTTOM
BANK TOP
BATTER

CROWN

GUTTER

GRAVEL
BITUMEN

KERB
CONCRETE
ELECTRICAL
WATER
DAM/POOL
SEWER
DRAINAGE
TREELINE
GARDEN

ROCK OUTCROP
BUILDING
PAVING
RETAINING WALL
WALL

GUARDRAIL
FENCE

BDY

MAJOR CONTOUR
MINOR CONTOUR

z

 

 

 

3

RP113733

10 INUNDATION

99

RP881300

RP202304

3

Scale 1:1250 - Lengths are in Metres

12.5 0 12.5 25 37.5 50 62.5 75 87.5 100 112.5 125 137.5

                                               
 
      

101

PUL
PARK

DRIVE

RP173883

136

MCH978

 

 

a©

© @xHg

STORMWATER GRATE
STORMWATER MANHOLE
‘SEWER MANHOLE
ELECTRICITY JUNCTION 80x
TELSTRA PIT

WATER METER

HYDRANT

STOP VALVE

POWER POLE

LIGHT POLE
BENCH MARK

 

 

 

MAX WATTERSON
ASSOCIATES

12 Maple Street

PO Box 639

Cooroy Qid 4563

Ph. (07) 54426121

Fax. (07) 54425125

Email. [email protected]

 

Client: K. & V. KELLY

 

Project:

PLAN OF PROPOSED
RECONFIGURATION
OF LOTS 137 ON
MCH978 & LOT 2 ON
RP173883.

 

PARISH: TEWANTIN

COUNTY: MARCH

LOCAL GOVT: SUNSHINE COAST R.C.

LOCALITY: COOROY

 

 

 

 

 

Scale: 1:1250 Plan 1 of 1

Datum: Date: 05-06-13

Origin:

Cont. Int: Ref:
10-3032AO

NOTE:

This plan has been prepared for application
purposes only and may be subject to change.

Dimensions and areas shown hereon are
approximate only and subject to final survey.

 

 

Page 20

Civil, Environmental &
Hydraulic Engineers


[OCR of page images]
 

 

LEGEND: EXISTING SERVICES

 

 

 

 

BOTTOM OF BANK
TOP OF BANK
BUILDING
DRAINAGE
EASEMENT

FENCE

EDGE OF GRAVEL
KERB é& CHANNEL
OVERHEAD POWER
SEWER

TREE LINE

 

We
oe

¢
Se

wT

 

WATER MAIN

TREES (SEE SPECIES TABLE ON PLAN 1225-21)

NOTE: LETTER REPRESENTS TREE TYPE
FIRST NUMBER IS TRUNK DIAMETER (in mm)

LOT 9

SECOND NUMBER IS TREE CANOPY DIAMETER (in rn)

@

 

TREE SPECIES

 

TREE ABBREVIATION

TREE NAME/SPECIES TYPE

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

A ASH

B BLOODWOOD
BA BANKSIA
BB BOTTLE BRUSH
BX BOX

cD CADAGHI
Cl CITRUS
cL CAMPHOR LAUREL
F FIG

G CUM

ce GOLDEN CANE
HP HOOP PINE
IB IRON BARK
d JACARANDA
LEP LEOPARD
MA MAHOGANY
MO MANGO
MP MAPLE

N NATIVE

Pp PALM

PB PAPERBARK
Pl PINE

PN PANDANAS.
PO POINCIANA
$ STRINGYBARK
sc SCRUB
SH SHE OAK
sl SILKY OAK
T TEA TREE
WL WATTLE

x EXOTIC

 

®

 
   
 
 
 

LOT 4
RP173883

 

  
 

HK

pesto

 

4

. <4
a, LEGEND: PROPOSED SERVICES
Shh
ye 1S
Lys pf TREES TO BE REMOVED REFER TO PLAN 1225-21
Se 4 MS

 

Callaghan & Toth

Civil, Environmental &
Hydraulic Engineers

PO BOX 2305

NOOSA HEADS 4567

i! 6/41. Sunshine Beach Road

=] Phone 54749081, Fox 54749041

www.callaghanandtoth.com.au

designed | ADT datum AHD DERIVED

drown Mid 7 PSM. 178243
checked | AH | Origin (BM.) RL 108.138

 

 

 

 

 

approved
SURVEYED BY

MAX WATTERSION de ASSOCIATES
PHONE 54 426 121

 

 

project

PROPOSED STAGE 2
SUBDIVISION AT 55 LAKE
MacDONALD DRIVE COOROY

No
Client

VALKEY PTY LTD

title
PLAN OF PROPOSED DRIVEWAYS

LOT 136 on MCH978

Parish of TEWANTIN
County of MARCH
SUNSHINE COAST COUNCIL

Locality of LAKE MacDONALD

SCALE

 

0.25 5 75 10 125 Meters 25
eee

scale SCALE SHOWN IS ORIGINAL DRAWING SCALE
4:500(A3)  D0_NOT SCALE FROM THIS DRAWING
: USE ONLY DIMENSIONS PROVIDED

 

 

REVISIONS

revision details
~|#

 

FILES

 

COMPUTER DIRECTORY
XAJOBS\CT Projects in progress\\1225 30 lots
lake MacDonald Drive\Design\Current DWG—BASE

FOR APPROVAL

Sheet 5 of 14 sheets

drawing number

Le25-2]1

date 15th JUNE 2013