Planning Report

PLANNING REPORT

NO. 53238

Application for a Development Permit for a Reconfiguration of a Lot by Residential Subdivision (1 Lot into 2 Lots) involving land described as Lot 2 on RP87310 situated at 99 Nambour-Mapleton Road, Nambour QLD 4560

Prepared on Behalf of: D McMahon

May 2015

Murray & Associates (Qld) Pty Ltd ACN 075 543 154 ABN 81 075 543 154 www.mursurv.com [email protected]

Contents

Contact Details ...... 1

1.0 Summary ...... 2

2.0 Request to Apply a Superseded Planning Scheme 3

3.0 Pre-lodgement Meeting ...... 4

3.1 Overview ...... 4

4.0 Introduction ...... 5

5.0 Characteristics of the Site and Surrounding Area . 6

5.1 Overview ...... 6

5.1.1 Location of Subject Sites ...... 6 5.1.2 Planning Area Designation ...... 6 5.1.3 Surrounding Land Uses ...... 7 5.1.4 Natural & Built Features ...... 8 5.1.5 Current Registered Landowner ...... 8 5.1.6 Dimensions, Shape and Topography ...... 8 5.1.7 Access ...... 8 5.1.8 Services ...... 9

6.0 Proposed Development ...... 10

6.1 Development Overview ...... 10

6.1.1 Proposed Lot Sizes and Road Frontages ...... 10 6.1.2 Access & Sight Visibility ...... 11 6.1.3 Services ...... 12 6.1.4 Nature Conservation Management Areas ...... 12 6.1.5 Bushfire Hazard ...... 13 6.1.6 Landslide Hazard & Steep Land ...... 13 6.1.7 Stormwater Management ...... 14

7.0 Local Planning Matters ...... 15

7.1 Level of Assessment & DEO’s ...... 15

7.2 Precinct Intent for Precinct 7 – Nambour Landscape Conservation15

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

7.3 Relevant Codes ...... 18

7.4 Overlays ...... 18

8.0 State Planning Matters ...... 20

8.1 Referral Agencies ...... 20

9.0 Conclusions and Recommendations ...... 21

Figures

Figure 1 – Locality Map Figure 2 – Planning Area Map

Appendices

Appendix A – Request to Apply a Superseded Planning Scheme Decision Notice Appendix B – Pre-lodgement Meeting Minutes Appendix C – Current Title Search Appendix D – Survey Plan and SmartMap Appendix E – Plan of Subdivision, Plan No. 53238 Appendix F – DTMR Pre-Concurrence Agency Response Appendix G – Traffic Engineering Advice Appendix H – Code Assessment

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

Contact Details

Murray & Associates (Qld) Pty Ltd Contact: Rebekah Hale Planning & Surveying Consultants Address: PO Box 246 Nambour Qld 4560

Phone: (07) 5441 2188 Fax: (07) 5441 2601 Email: [email protected]

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

1.0 Summary

SITE DETAILS

Address 99 Nambour-Mapleton Road, Nambour QLD 4560

Real Property Lot 2 on RP87310 Description

Subject Land Area 8,792m2

Local Authority Sunshine Coast Regional Council

Current Registered Darrin Francis McMahon Landowner

SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATION

Land Use Category Urban Footprint

PLANNING SCHEME DESIGNATIONS (SUPERSEDED PLANNING SCHEME)

Planning Scheme Superseded Maroochy Plan 2000

Planning Area Planning Area No.2 – Nambour

Precinct Precinct 7 – Nambour Landscape Conservation

Precinct Class Hillslope Residential

APPLICATION DETAILS

Applicant D McMahon

Reconfiguration of a Lot by Residential Subdivision Proposal (1 Lot into 2 Lots)

Application Type Development Permit

Level of Assessment Impact Assessment

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

2.0 Request to Apply a Superseded Planning Scheme

On 1 April 2015, Murray & Associates (Qld) Pty Ltd lodged a request with Sunshine Coast Council to apply the superseded Maroochy Plan 2000 in accordance with Section 95 of the Sustainable Planning Act.

The supporting grounds for this application to be considered under superseded planning scheme relate to the zoning of the subject site under the new Sunshine Coast Planning Scheme 2014. Under the current scheme, the subject site is located in the Limited Development (Landscape Residential) Zone of the Nambour Local Plan Area. As identified in Table 5.6.1 – Reconfiguring a Lot - Levels of Assessment of the Sunshine Coast Planning Scheme, any new lots created in the Limited Development (Landscape Residential) Zone trigger impact assessment. Furthermore, it was confirmed by Council during Pre-Lodgement discussions that it is unlikely a subdivision under the Sunshine Coast Planning Scheme would be supported.

Under the superseded Maroochy Plan 2000, the subject site is located in Precinct 7 – Nambour Landscape Conversation (Hillslope Residential Precinct Class) of Planning Area No.2 – Nambour. Whilst the proposed development will still trigger impact assessment due to non-compliance with the minimum lot size due to the topography of the land, the Precinct Intent under the Maroochy Plan 2000 provides greater flexibility for the proposed subdivision to be assessed and decided.

Please note that Sunshine Coast Council issued their approval for this request on 28 April 2015 (ref: SPS15/0045). Council’s Decision Notice is included within Appendix A of this report.

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

3.0 Pre-lodgement Meeting

3.1 Overview

A Pre-lodgement Meeting (PLM14/0159) was held with Sunshine Coast Council on the 5 August 2014 to discuss the proposed Reconfiguration of a Lot. The following attendees were present:

 Emily Holmes - Senior Town Planner – Murrays & Associates (QLD) Pty Ltd;  Barry Volp – Planner – Sunshine Coast Council;  William Lowe - Landscaping – Sunshine Coast Council;  Simon Aalbers – Engineer – Sunshine Coast Council;  Darrin McMahon – Applicant; and  David Marlay – Applicant.

It is acknowledged that the Pre-Lodgement Meeting also discussed a proposed subdivision over adjoining Lot 2 on RP79907. Following Pre-lodgement Discussions, the adjoining landowner (David Marlay) decided not to proceed with the proposal. As such, only advice which relates to Lot 2 on RP87310, (the subject site) has been utilised for this application.

Overall, Council were generally supportive of the proposed development under the superseded Maroochy Plan 2000. A copy of the Pre-lodgement Meeting Minutes is provided in Appendix B of this report.

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

4.0 Introduction

Murray & Associates (Qld) Pty Ltd have been commissioned to prepare this Planning Report on behalf of D McMahon in support of an Application for a Development Permit for Reconfiguration of a Lot by Residential Subdivision (1 Lot into 2 Lots) involving land described as Lot 2 on RP87310, situated at 99 Nambour-Mapleton Road, Nambour.

The Current Registered Landowner of the subject site, being Darrin Francis McMahon (refer to Appendix C for a copy of the Current Title Search) has provided written consent to the proposed development by signing the Individual Landowner’s Consent Form which is attached to IDAS Form 1 – Application Details. In addition, IDAS Form 7 – Reconfiguring a Lot also accompanies this application.

The subject site incorporates a total combined area of 8,792m2 situated within Precinct 7 - Nambour Landscape Conservation, Hillslope Residential Precinct Class of Planning Area No. 2 – Nambour of the Maroochy Plan 2000.

As stipulated in accordance with Table 5.3 – Table of Development Assessment for Lot Reconfiguration - Reconfiguring a Lot of the superseded Maroochy Plan 2000, the proposed development is Impact Assessable as the subject site is situated within a Hillslope Residential Precinct. In addition, as mentioned in section 2.0, formal approval to apply under the superseded Maroochy Plan 2000 was received from Sunshine Coast Council on 28 April 2015.

This Planning Report should be read in conjunction with the supporting information included within the Appendices and Figures, as well as the attached IDAS development application forms.

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

5.0 Characteristics of the Site and Surrounding Area

5.1 Overview

5.1.1 Location of Subject Sites

The subject site is located at 99 Nambour-Mapleton Road, Nambour and is legally described as Lot 2 on RP87310. The subject site is located approximately 2.5km north west of the Nambour Town Centre. Figure 1 identifies the location of the subject site in relation to the local area.

Nambour Town Centre (2.5 km)

Subject Site

Figure 1 - Locality Map

5.1.2 Planning Area Designation

The subject site is located within Precinct 7 – Nambour Landscape Conversation, Hillslope Residential Precinct Class of Planning Area No. 2 – Nambour, as identified on Planning Area Map No. 2 of the Maroochy Plan

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

2000. Figure 2 provides an extract of Planning Area No. 22, identifying the subject site and surrounding allotments.

Subject Site

Figure 2 - Zoning Map

5.1.3 Surrounding Land Uses

The properties to the north (across Nambour Mapleton Road) and south are located in Precinct 8 – Nambour Hills Residential, Neighbourhood Residential Precinct Class and comprise low density residential dwellings. Adjoining properties to the east and west are likewise located within Precinct 7 – Nambour Landscape Conservation, Hillslope Residential Precinct Class, also comprising detached residential dwellings and areas of native vegetation (refer to Figure 2 - Zoning Map).

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

5.1.4 Natural & Built Features

The subject site contains one (1) existing single detached dwelling located on the northern portion of the lot, oriented towards Nambour-Mapleton Road. The remainder of the site is currently vacant of built structures & contains large open grassed areas, and dense vegetation primarily on the southern portion of the Lot.

5.1.5 Current Registered Landowner

The Current Registered Landowner of the subject site is Darrin Francis McMahon, as confirmed by the Current Title Search included within Appendix C of this report.

Furthermore, it is also noted that the subject site is not encumbered by any easements in favour of a distribution entity or third party interest.

5.1.6 Dimensions, Shape and Topography

The subject site is slightly irregular in shape and comprises a total site area of 8,792m2. The site features steep, undulating topography which slopes towards the southern boundary of the Lot. For complete site dimensions, refer to the Survey Plan and SmartMap included within Appendix D of this report.

5.1.7 Access

The subject site comprises road frontage along Nambour-Mapleton Road to the north and Gull Close to the South. The existing dwelling currently gains access via a driveway crossover onto Nambour Mapleton Road. Nambour- Mapleton Road is operating at a sufficient capacity to cater for the proposed development and is well connected to the wider road network.

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

5.1.8 Services

The existing on-site dwelling comprises access to an appropriate standard of the following urban infrastructure services:

 Reticulated water supply;  Reticulated sewerage disposal;  Reticulated stormwater infrastructure;  Reticulated electricity supply; and  Telecommunications.

These services will not be affected as a result of the proposed Reconfiguration of a Lot & can be extended to service any future dwelling.

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

6.0 Proposed Development

6.1 Development Overview

The proposed development seeks approval for a Reconfiguration of a Lot by Residential Subdivision (1 Lot into 2 Lots) involving land described as Lot 2 on RP87310, situated at 99 Nambour-Mapleton Road, Nambour.

The proposed reconfiguration will retain the existing house within proposed Lot 10 and create one (1) additional lot (proposed Lot 11) suitable for the construction of a low-density residential dwelling at the rear. The proposed lot layout is depicted on the Plan of Subdivision, Plan No. 53238, prepared by Murray & Associates (Qld) Pty Ltd and attached within Appendix E of this Report.

6.1.1 Proposed Lot Sizes and Road Frontages

The subject site incorporates an area of 8,792m2. Following approval of the proposed subdivision, the following areas and road frontages will apply for each newly created allotment:

Proposed Lot Number Lot Area Road Frontage

Lot 10 870m2 20.8m

Lot 11 7,919m2 29m

As outlined within Table 8.2 of the Reconfiguring a Lot code, any new lots created within the Hillslope Residential Precinct Class with a slope gradient of 20% and over must comply with a minimum lot size of 1,500m2. Whilst proposed Lot 11 complies with this minimum lot size, it is acknowledged that proposed Lot 10 is only 870m2. However, the reason for this reduced lot size is clearly justified on planning grounds, as follows:

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

 The subject site is surrounded by land parcels to the north, east and west which are similar in size, and therefore it is considered that the proposed size of Lot 10 will retain the existing amenity of the area;

 The proposed common boundary aligns with the cadaster of adjoining properties to the east & west, which feature similar slope characteristics. Increasing the lot size of proposed Lot 10 to comply with the minimum lot size will create an irregular shaped parcel and will reduce the area of land suitable for a future dwelling within proposed Lot 11;

 Proposed Lot 10 contains the existing dwelling house, access driveway, services and sufficient private open space areas. As the existing dwelling is located on the flattest portion of the site, it is considered that a reduced lot size is clearly justified as the dwelling is sited on an area which does not feature a slope exceeding 15%.

In light of the above, although proposed Lot 10 does not comply with the minimum lot size, we request relaxation from Council on this element as the proposed lot layout is clearly justified on planning grounds.

6.1.2 Access & Sight Visibility

The existing dwelling located within proposed Lot 10 will continue to gain access via the existing shared access node off Nambour-Mapleton Road. Please note that Lot 1 on RP87310 and proposed lot 10 benefit from a single crossover, which peels off to the respective driveways for each dwelling house. As displayed by the Plan of Subdivision, Plan No. 53238 (Appendix E), proposed Lot 11 will also gain access onto Nambour-Mapleton Road via the creation of a new 4 metre wide access handle down the western boundary, adjacent to Lot 10.

The proposed access arrangement represents the safest & most practical outcome, which ensures the protection of the large portion of vegetation

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

located at the rear of the subject site. It is acknowledged that access via Gull Close was not preferred, as this access arrangement would require large amounts of vegetation to be cleared and extensive engineering works due to the slope of the land.

We wish to make Council aware that the Department of Transport & Main Road have approved the proposed lot layout & access arrangement, as outlined within the Pre-Concurrence Agency Response included within Appendix F of this report. RoadPro Development have also prepared Traffic Engineering Advice as part of this Pre-Concurrence Agency Response, which is included within Appendix G of this report for Council’s assessment purposes.

6.1.3 Services

As detailed in Section 4.1.8 of this report, the existing on-site dwelling comprises access to an appropriate standard of infrastructure services, including:

 Reticulated water supply;  Reticulated sewerage disposal;  Reticulated stormwater infrastructure;  Reticulated electricity supply; and  Telecommunications.

These services will not be impacted by the proposed subdivision & will be extended to service proposed Lot 11. It is acknowledged that there is an existing sewer line traversing across the rear boundary of proposed Lot 10. This sewer line will be protected under an easement & will also benefit any future dwelling constructed within proposed Lot 11.

6.1.4 Nature Conservation Management Areas

It is acknowledged that the subject site contains dense vegetation primarily located along the southern boundary, and scattered areas vegetation along 12

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

the eastern and western boundary. It is also noted that this vegetation is recognised as Category B vegetation area containing ‘of concern’ regional ecosystems. In order to ensure this vegetation is not disturbed by the proposed subdivision, the future building envelope identified on proposed Lot 11 has been located as close as possible to Lot 10 on an area of the site which is cleared. It is important to note that all native vegetation areas will be wholly contained within proposed Lot 11 and will be protected under vegetation covenants. Please refer to the aerial of the Plan of Subdivision, Plan No. 53238 attached in Appendix E.

6.1.5 Bushfire Hazard

It is acknowledged that the subject site is affected by a Medium-High Bushfire Hazard Area as identified on Regulatory Map 1.7 of the Maroochy Plan 2000. As such, the proposed future building envelope on Lot 11 has been sited a suitable distance from the existing vegetation on the southern boundary of the Lot in accordance with the 10 metre minimum setback or 1.5 times the height of the predominant canopy (whichever the greater) as specified in the Code for Development in Bushfire Hazard Areas. The future dwelling constructed on proposed Lot 11 will also comprise access to a reticulated water supply for firefighting purposes and gain direct access onto Nambour- Mapleton Road, which is well connected to the wider road network. Therefore, it is deemed that the proposed house site comprises a low risk of being affected by Bushfire.

6.1.6 Landslide Hazard & Steep Land

It is acknowledged that the subject site affected by a High Landslide Hazard area on the southern portion of the land, as identified on Regulatory Map 1.3 (1 of 2) of the Maroochy Plan 2000. As such, the proposed building envelope has been sited and designed on the northern portion of the site, to avoid the portion of land affected by landslip hazard & steep land. In addition, the existing dwelling is located on a portion of the site which is relatively flat and

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

unconstrained by steep land or landslip hazard. Furthermore, any future dwelling constructed within proposed Lot 11 will be designed to respond to the slope characteristics of the site to minimise cut/fill works. As such, any future residents will not be adversely impacted by landslip hazard.

6.1.7 Stormwater Management

It is acknowledged that there are a number of drainage gullies located throughout the site, which currently benefit the existing dwelling located on proposed Lot 10. The existing dwelling will continue to benefit from this existing stormwater management arrangement. We request Council do not ask for easements be registered over the drainage gullies within Lot 11, as it is considered that this will result in the whole of Lot 11 being constrained by easements (drainage & sewer) & covenants (vegetation). In this regard, the applicant is agreeable to protecting the on-site vegetation within a vegetation covenant, but requests the remainder of the site be left un-encumbered.

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

7.0 Local Planning Matters

7.1 Level of Assessment & DEO’s

As stated under Section 1.0 and 3.0 of this report, the proposed Reconfiguration of a Lot by Residential Subdivision (1 Lot in 2 Lots) is 'Impact Assessable', as determined in accordance with Table 5.3 – Self-Assessable and Assessable Lot Reconfiguration in a Residential Precinct (Part 5) of the Maroochy Plan 2000.

Despite the proposal triggering Impact Assessment, it is important to note that the proposal represents a development type which is consistent with surrounding land uses and does not conflict which the intent of the planning scheme. As such, the proposed development will not detriment any of the seven (7) Desired Environmental Outcomes listed within Volume 2 of the Maroochy Plan 2000.

7.2 Precinct Intent for Precinct 7 – Nambour Landscape Conservation

The Statement of Desired Precinct Character sought for Precinct 7 – Nambour Landscape Conservation, Hillslope Residential Precinct Class is set out within Volume 3 of the Maroochy Plan 2000, and is outlined below:

Intent This Precinct comprises steep hillside land that supports extensive remnant bushland and other significant vegetation and wildlife habitats. The vegetated hilltops and slopes are prominent in the landscape and are of very high conservation, habitat and amenity value. They are fundamental to the landscape character and identity of Nambour and also contribute to the distant views available from the Blackall Ranges east to Nambour. The

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

landscapes of this Precinct provide a dramatic contrast to surrounding areas of urban development.

It is intended that future development in this Precinct conserve and enhance the conservation, landscape and habitat values and character of the remnant bushland. Consequently development is to be limited to activities which are consistent with this objective.

Most of the land in this Precinct is not considered suitable for urban development due to its conservation and landscape value, topography and constraints with respect to provision of safe, convenient and economical urban services.

Preferred and Acceptable Uses Preferred uses within this Precinct are those referred to in the Table of Development Assessment (refer Vol 1) for the Hillslope Residential Precinct Class, mainly detached houses on existing lots and where the landscape and environmental values of the area can be protected.

Landscape and Built Form

Any development should be located and designed such that it has minimal impact on the landscape. Development should be sited and designed to avoid destruction of significant vegetation and habitats, erosion and extensive earthworks. Lightweight structures that complement their dramatic bushland setting are envisaged. Clearing of native vegetation should be minimised other than for previously approved sites for dwellings and ancillary buildings, access and necessary infrastructure. Existing significant vegetation habitats should be conserved and enhanced. In locations where limited development is considered appropriate, landscaping should be undertaken to:  blend development into the predominant landscape character of its environs, and  restore areas which may have been damaged by construction work or previous inappropriate vegetation clearing.

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

Maximum Preferred Density  One dwelling per lot as existing on the commencement day.  Buildings should not protrude above ridgelines in order to maintain the primacy of trees dominating the ridges and skyline.  Individual buildings should not exceed a plan envelope area of 200 square metres where the maximum dimension in any single direction is 20 metres.  Buildings should be located such that they have minimal visual impact on the predominant densely vegetated character of the Precinct. The positioning of buildings should therefore be determined having regard to the nature of individual sites with respect to matters such as: - degree of exposure to nearby streets and roads and adjacent premises - degree of visibility when viewed from further afield - opportunities afforded by areas which may be partially cleared or of lower conservation value – the need to avoid destruction of mature habitat vegetation.

Comment:

The proposed development is consistent with the statement of desired character for the Nambour Precinct. As outlined throughout this report, the proposed development is sympathetic to the character & amenity of the Nambour locality & seeks to conserve the existing native vegetation on the site along the eastern, southern and western boundaries. The proposed access arrangement maintains the character of Nambour-Mapleton Road and ensures that each lot gains safe & efficient access to the road network. Overall, the proposed subdivision has been designed to appropriately respond to the natural & built characteristics of the site, to guarantee the amenity & character of the Nambour locality is maintained, whilst also ensuring that future residents are not adversely impacted by natural hazards (i.e. bushfire & landslide hazard). Any future dwelling constructed on proposed lot 11 will be constructed of appropriate materials to blend into the hillside & will be low- scale to ensure the visual amenity of the locality is maintained. It is important to note that the proposed development does not represent an over- 17

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

development of the subject site and simply seeks approval for a 1 into 2 lot subdivision which is designed in accordance with surrounding allotments and the natural features of the site.

7.3 Relevant Codes

In accordance with Table 5.3 – Self Assessable and Assessable Lot Reconfiguration for Residential Precincts within the Maroochy Plan 2000, the following codes must be addressed:

 Code for Reconfiguring Lots;  Code for Integrated Water Management;  Operational Works Code;  Code for Transport, Traffic and Parking;  Code for Erosion and Sediment Control.

Whilst it is acknowledged that the Code for Integrated Water Management and Operational Works Code & Code for Erosion and Sediment Control are triggered by this application, these codes are not considered necessary at this stage and will be completed as part of the subsequent Operational Works stage of the development. An assessment of the Code for Reconfiguring Lots and Code for Transport, Traffic & Parking has been prepared by Murray & Associates and is included within Appendix H of this report.

7.4 Overlays

The subject site triggers the following overlays, as identified by the regulatory maps within the Maroochy Plan 2000:

 Native Conservation Management Areas;  Landslide Hazard (High Landslip Hazard);  Steep Land Hazard (Slope 20% and over);  SC Airport Obstacle Limitation Surface;  Bushfire Hazard (Medium Bushfire Hazard).

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

Whilst it is acknowledged that the subject site is affected by the SC Airport Obstacle Limitation Surface, the proposed development seeks to create one (1) additional lot for the purpose of establishing a low density residential dwelling. As such, the future house site will not exceed 8.5 metres in height and will therefore not interfere or obstruct the airspace. Therefore, an assessment of the SC Airport Environs Overlay is not considered necessary at this time.

An assessment of the remaining applicable overlay codes has been prepared by Murray & Associates (QLD) Pty Ltd and is attached in Appendix H of this report.

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

8.0 State Planning Matters

8.1 Referral Agencies

The Sustainable Planning Act 2009 and Sustainable Planning Regulation 2009 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, Infrastructure and Planning (DSDIP).

Following a review of the State Assessment Referral Agency’s (SARA) SPP Interactive Mapping System, it is noted that the subject site is affected by the following matters of state interest:

 Category B Vegetation area containing of concern regional ecosystems;  State Controlled Road and area within 25m of a State-controlled road.

In light of these matters of state interest, as the subject site is less than 5ha in area, referral for matters regarding vegetation will not be required, however the proposed development will trigger referral to the SARA in relation to the State-controlled road.

As discussed within Section 6.1.2 of this report, the Department of Transport & Main Roads have approved the proposed lot layout & access arrangement, as outlined within the Pre-Concurrence Agency Response included within Appendix F of this report.

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

9.0 Conclusions and Recommendations

This application provides justification for approval for a Development Permit for Reconfiguration of a Lot by Residential Subdivision (1 Lot into 2 Lots) involving land described as Lot 2 on RP87310, situated at 99 Nambour- Mapleton Road, Nambour on the following grounds:

 The proposal has been logically designed in accordance with the built and natural characteristics of the site to ensure that mature native vegetation areas are not impacted as a result of the proposed subdivision;

 The proposed development has been sensitively and attractively designed and will not detract from the residential amenity or privacy of the existing dwelling and future dwelling;

 The proposal is consistent with surrounding allotments located along Nambour Mapleton Road, Carter Road and in the Nambour Locality;

 The proposed lot sizes have been designed in accordance with the natural topography of the land to ensure that the future dwelling on Lot 11 can be sited and designed on a parcel of land that is least affected by any natural constraints present on the site;

 The proposed access handle via Nambour-Mapleton Road, servicing Lot 11 represents a safe and convenient ingress and egress access arrangement compliant with the Planning Policy No. 6 - Transport, Traffic and Parking, whilst the existing dwelling on Lot 10 will retain the existing shared access arrangement with Lot 1 on RP87310;

 Each proposed lot can be adequately serviced by all necessary infrastructure including a reticulated supply of electricity,

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

telecommunications, reticulated sewerage disposal and reticulated water supply;

 The proposed development complies with the precinct intent for the Nambour Precinct; and

 The proposed development complies with the performance and acceptable outcomes of the relevant development & overlay codes of the Maroochy Plan 2000.

Thus, on behalf of D McMahon, it is recommended that Council issue approval for Reconfiguration of a Lot by Residential Subdivision (1 Lot into 2 Lots) on land described as Lot 2 on RP87310, situated at 99 Nambour-Mapleton Road, Nambour.

Planning Report 53238 Murray & Associates (Qld) Pty Ltd May 2015

Appendix A

Council’s Decision Notice - Request to Apply a Superseded Planning Scheme

Officer: David Dyer Direct Telephone: (07) 5475 9900 Fax: (07) 5475 9827 Our Reference: DD003:MAV:SPS15/0045 Your Reference: 53238 28 April 2015

D McMahon C/- Murray & Associates (Qld) Pty Ltd PO Box 246 NAMBOUR QLD 4560

Dear Sir/Madam Notice of Decision Superseded Planning Scheme Request Sustainable Planning Act 2009 I refer to your request for application of a superseded planning scheme and advise that on 28 April 2015 Council decided your request. Details of the decision are as follows:

1 APPLICATION DETAILS

Application No: SPS15/0045 Street Address: 99 Nambour-Mapleton Road, NAMBOUR Real Property Description: Lot 2 RP 87310 Superseded Planning Maroochy Plan 2000 (16 September 2013) Scheme: Proposal Reconfiguring a Lot (1 Lot into 2 Lots) Level of Assessment under Code Assessment (where slope is less than 15%) Superseded Planning Scheme:

2 DECISION DETAILS

Council agrees to your request to assess and decide the proposed development application under the superseded planning scheme. The version of Maroochy Plan 2000 that was in effect from 16 September 2013 to 20 May 2014 applies to the proposed development application.

Please note that Section 99(2) of the Sustainable Planning Act 2009 requires your development application to be made within 6 months of you receiving this notice. Please include a copy of this notice with your development application.

Document Set ID: 18785657FM1418s/5-08/09/2014 Page 1 of 2 Version: 5, Version Date: 28/04/2015 SPS15/0045

Please note that council’s agreement to assess your development application under the superseded planning scheme does not imply approval of the application. The application will be assessed on its merits against the relevant codes.

The applicant may wish to arrange a free prelodgement meeting to discuss the application and seek council’s feedback on the proposed layout plan before lodging the application. The online prelodgement meeting request form is available online at http://www.sunshinecoast.qld.gov.au/sitePage.cfm?code=prelodge-advise. The contact number Development Information is 5475 PLAN (5475 7526).

If you wish to obtain more information about Council’s decision, electronic copies are available online at www.sunshinecoast.qld.gov.au, or at Council Offices.

Yours faithfully

TIM MUMFORD SENIOR DEVELOPMENT PLANNER

Document Set ID: 18785657FM1418s/5-08/09/2014 Page 2 of 2 Version: 5, Version Date: 28/04/2015

Appendix B

Pre-Lodgement Meeting Minutes

Pre-lodgement Meeting Notes

Pre-lodgement meeting details Meeting date 05/08/2014, 3:30 pm Reference No. PLM14/0159 Meeting attendees Name Title Organisation Barry Volp Planning SCRC Daniel Rundle (Apology) Planning SCRC William Lowe Landscaping SCRC Simon Aalbers Civil Engineering SCRC Rhian Davies (Apology) Environmental Health SCRC Emily Holmes Senior Town Planner Murray & Associates Darrin McMahon Applicant David Marlay Applicant

Planning scheme information Planning scheme Sunshine Coast Planning Scheme Development type Reconfiguration of a lot Level of assessment Impact assessable Local Plan area Nambour Local Plan Zone Limited Development (Landscape Residential) Zone Overlays Biodiversity, Waterways and Wetlands Bushfire Hazard Area Moderate and High Landslide Hazard Area Steep Land (slopes greater than 25%)

Superseded Planning scheme information Planning scheme Maroochy Plan 2000 Development type Reconfiguration of a lot Level of assessment Impact assessable Planning Area Planning Area No. 2 – Nambour Planning Precinct Planning Precinct No. 7 – Nambour Landscape Conservation (Hillslope Residential) Special Management Landslip Hazard Area Areas Bushfire Prone Area

FM6082/11-01/07/2014 Page 1 of 5 Proposed development Street address 99 Nambour-Mapleton Road &123 Carter Road, NAMBOUR Real property Lot 2 RP 87310 & Lot 2 RP 79907 description Proposal details Reconfiguration of 2 Lots into 4 Lots

Supporting information Plan/document number Title, prepared by Date

Untitled and undated plan submitted by Murray & Associates by email dated 25/07/14 (saved as “additional information” against Council file record PLM14/0159).

Advice and information By whom Planning Barry Volp & Daniel Rundle

Current Sunshine Coast Planning Scheme 2014

 The site is zoned Limited Development (Landscape Residential) under the current planning scheme, and located in the Nambour Local Plan Area. An application for residential housing lots made under the current planning scheme would be impact assessable and unlikely to be supported. The Reconfiguring a Lot Code states that no new lots are to be created in the Limited Development (Landscape Residential) Zone.

 Any prospect for subdivision approval would need to be through an application for assessment against the superseded planning scheme (Maroochy Plan 2000). However, as discussed below, subdivision prospects under the superseded planning scheme are also limited. A supersed planning scheme application may be submitted within 12 months of the current planning scheme taking effect (ie. 12 months from 21 May 2014)

Superseded Planning Scheme – Maroochy Plan 2000

 The site is located in the Nambour Landscape Conservation (Hillslope Residential) Precinct of Planning Area No. 2 (Nambour) under the Maroochy Plan 2000. The intent statements for the particular precinct include: “It is intended that future development in this Precinct conserve and enhance the conservation, landscape and habitat values and character of the remnant bushland.”

“Most of the land in this Precinct is not considered suitable for urban development due to its conservation and landscape value, topography and constraints with respect to provision of safe, convenient and economical urban services.”

“Preferred uses within this Precinct are those referred to in the Table of Development Assessment for the Hillslope Residential Precinct Class, mainly detached houses on existing lots and where the landscape and environmental values of the area can be protected.” Maximum Preferred Density: “One dwelling per lot as existing on the commencement day.”

FM6082/11-01/07/2014 Page 2 of 5

 Despite these provisions, Council may be amenable to the creation of 1 additional lot for each current land holding where the development would deliver environmental grounds to overcome the planning scheme conflicts. Such grounds would include, for example, protection of the lower vegetated parts of the site in a Vegetation Protection Covenant. The proposed development would still need to satisfy the planning intent for the precinct as well as other technical requirements in relation to lot size (1500m2), access arrangements, geotechnical stability and protection of environmental and scenic amenity.

 It is considered unlikely that approval would be granted for the creation of more than one additional lot per landholding, given the provisions of both current and superseded planning schemes. At the meeting, the applicant raised the precedence of subdivision to the west of the site around Shelly Court, however that land was subject to earlier rezoning and subdivision approvals that pre-dated the Maroochy Plan 2000.

 The location of proposed Lot 3 up close to Carter Road is considered more supportable to the alternative outcome of a new lot below the existing house.

 Discussion took place during the meeting as to whether a carport and driveway access to proposed Lot 3 could be constructed less than 6m from the front boundary, due to slope constraints across the proposed lot. Council advised that a setback similar to the house next door may be acceptable, provided that any non-standard dwelling access arrangement are included as requirements on a Plan of Development for the particular lot.

Civil Engineering Simon Aalbers  Nambour-Mapleton Road is a declared Main Road. This will require referral to DSDIP.

 The site is covered by the Steep or Unstable Land Overlay. Any application will need to address the code and provide a geotechnical report demonstrating ongoing stability of the land. Further, the maximum driveway grade allowed by the planning scheme is 25%. It is noted that the proposed access to the house site on Lot 2, particularly from Gull Close, may exceed 25%. Thus, any access exceeding 25% will need to demonstrate that a compliant and stable access to the house site can be achieved. It is noted that access from Gull Close is not preferred by Council (refer Ecology notes below).

 Access to Lot 3 will need to be via the existing driveway to Lot 4. This will remain a private driveway shared by both property owners.

 There are drainage gullies through the land which would be expected to be contained in easements. Similarly Lots 1 and 3 will require a lawful point of discharge for stormwater drainage.

 Aerial photos show existing bin storage for Lot 4 at the top of the driveway. This will need an easement over Lot 3 to lawfully permit this ongoing use or bins will need to be relocated wholly within Lot 4.

Environmental Health Rhian Davies

 All lots will be required to achieve adequate kerbside frontage for collection of standard 240L standard refuse containers.

Ecology & Landscaping William Lowe

FM6082/11-01/07/2014 Page 3 of 5

 Vegetation on the site is mapped in the Maroochy Plan 2000 as a Nature Conservation Management Area

 Vegetation on the site is mapped as Remnant ‘Of Concern’ 12.12.12 regional ecosystem by the State Department of Natural Resources & Mines Regulated vegetation management map.

 Site is mapped as medium hazard for bushfire.

Any application on the site would be required to:  Address the code for Nature Conservation & Biodiversity.  Limit Vegetation removal – No loss of vegetation adjacent to Carter Rd.  Protection of the existing Remnant Of Concern 12.12.12 Regional Ecosystem through vegetation protection covenant.  Preference is for proposed Lot 2 to be accessed from Nambour-Mapleton Rd.  If the driveway to Lot 2 is proposed to gain access from Gull Close, an ecological report would be required to justify the removal vegetation for the driveway and to cross the waterway.  Address the code for development within a bushfire hazard area  Bushfire management plan is required due to the site being mapped as medium bushfire zone

Infrastructure charges A request for written advice for an Infrastructure Contributions Estimate relevant to your proposal may be obtained for a fee of $217. You can request further details by emailing: [email protected].

Further advice to be sought You are advised to contact Unitywater and any relevant Queensland Government Agencies for their specific requirements in respect of your proposal. Note: The State Government has recently introduced legislation changing the way Distributor Retailers such as Unitywater will be involved with development related matters from 1 July 2014. Some of the anticipated changes, for development applications lodged after the 1 July 2014, include: (a) Sunshine Coast Council will issue an (Adopted) Infrastructure Charges Notice for the Council proportion of the charge as contained in the Adopted Infrastructure Charges Resolution. (b) Unitywater will issue an (Adopted) Infrastructure Charges Notice for their proportion of the charge. (c) Infrastructure charges, fees, bonds, easement documents in favour of Unitywater and the like will need to be paid / lodged at a Unitywater office and not at a Sunshine Coast Council office. (d) Applicants will make separate applications to Unitywater for a Water Approval for any aspect of their development relating to water and sewerage matters. (e) Importantly, applicants will be responsible for the coordination of the various aspects of their project, including any differences between a Council development approval and a Unitywater water approval. (f) Where there are any issues associated with water or sewerage matters, it is recommended applicants consult with Unitywater and, if necessary, seek a ‘Services Advice Notice’ from Unitywater. This is equivalent to the Council’s Pre-lodgement meeting service

FM6082/11-01/07/2014 Page 4 of 5 Pre-lodgement notes acknowledgement Council project director:

FM6082/11-01/07/2014 Page 5 of 5

Appendix C

Current Title Search

CURRENT TITLE SEARCH DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND Request No: 20849418 Search Date: 29/04/2015 10:16 Title Reference: 13502120 Date Created: 26/07/1962

Previous Title: 12843111

REGISTERED OWNER

Dealing No: 716155869 21/11/2014

DARRIN FRANCIS MCMAHON PERSONAL REPRESENTATIVE UNDER INSTRUMENT 716155869

ESTATE AND LAND

Estate in Fee Simple

LOT 2 REGISTERED PLAN 87310 County of CANNING Parish of MAROOCHY Local Government: SUNSHINE COAST

EASEMENTS, ENCUMBRANCES AND INTERESTS

1. Rights and interests reserved to the Crown by Deed of Grant No. 10252023 (POR 21)

ADMINISTRATIVE ADVICES - NIL UNREGISTERED DEALINGS - NIL

CERTIFICATE OF TITLE ISSUED - No

** End of Current Title Search **

Page 1/1

Appendix D

Survey Plan and SmartMap

152°56'25".315 152°56'30"42 44 46 152°56'50".455

4 2 1 RP188606 SP273404 FH 9 15 RP78914 3 RP95218 FH 1 1206m² 4 RP 26°37'09".159RP802174 9.305ha 6 5 4 A 5 3 2 26°37'09".159 42 3 RP71828 6 RP 68645 10 14 RPRP RP NICHOLS RP78914 RP RP RP 2 1.881ha RP143819 LOUISE RP 2 RP 67595 RP RP151480 K 952189521895218 ST 67595 67595RP6854467595 FH FH 41 95218 RP 1 7 135066 67595 RP15148015 J 24A RP 40 D 95218 RP95218 3 RP RP151480 39 LA RP151480RP143819RP143819 4211m² 150998 RP RP 905m² RP71828 A 67595 8.201ha RP 38 13 16 B 25 150998150998 1 4 RP181119 2 12 H 150998 RP RP RP151480 RP143819RP RP150998 RP71485

RP 17 RP151480 FH 956 150998 37 D 1 151480 143819 2 1 RP181119 12 151480 RP151480 RP150998 AV RP90011 11 FH CG3898 RP150998 RP181119 RP93363 18 19 36 RP151480 G ID 3 2 10 RP151480 RP RP150998 ROAD 10 RP 3458m² 2442m² RP150998 RP90011 RP 151480 RE 35 S

RP151480 151480 26 4 1328m² N FH FH 65029 DU

21 20 RP150998 T 9 F23 RP RP150998 7 FH RP151480 RP151480 27 7540m² C RP151480 RP RP DL 143819 34 5 RP71984 CRESCENT 22 FH RP143819 56 RP 151480143819 RP150998 RP150998 1214m² 56 11 8 RP151480 1597m² 22 E 28 8 LETO 98745DA S 33 6 4120m² RP 9401m² RP151480 23 RP Y RP143819 31 32 CG2127 RP98745RP154924B 30 RP RP150998 93363 7 RP151480 28 29 E 143819 RP RP 7 A 13 RP 21 ST 29 RP 143819 JA AP 2 RP151480 C 24 RP RP RP 143819143819 N RP150998 RP183486 RP93363 154924 RP RP143819143819 E 21 2.669ha 1301m²RP151480 OMA RP151480 151480 151480151480 12 8 1287m² 143819 C M CG2127 14 33 H 25 27 D 20 RP 11 T RP150998 RP178893

T 26 30 13 1174m² RP93363 RP207512 B RP RP RP RP 15 14 150998 RP 9 C A1 RP RP RA RP 10 764m² 34 C RP 151480 151480 151480143819 16 RP RP 150998 RPRP150998 OUR1 RP RP69045 151480 151480 150998 RP 3 N

DR 15 RP207512RP 151480A 17 RP 143819 143819 B 150998 RP6882769045

18 GE 1 150998 1219m²1

T RP118379 RP 1 154924 RP1514805 DAVID ST REET RP 143819 SP177933 A A N D 19 RP 6 4 3 2 SP 2 RP118379 93363 RP138424 RP151480 1 143819 5 SP177933 NAMB RP118379 4 RP154924F 4 3 2 RP 143819 RP RP RP SP 177933 RP68827 2 FH 1386m² RP 7 RP ST 2 RP883266 RP RP RP 143819 68850 68850 68850 177933 RP118379 CRESCE 2 151480 8 RP 68850 RP 3 FH 1 151480 151480151480 1 RP 40 957 9 RP 68850 80995 RP RP 2 RP80995 FH 7264m² 88429 RP 1 CG RP 68850 68827 90914 RP G 41 3 4 1 4 188386 RP203759 3947 68850 90914 RP RP RP RP 1 RP 3450m² RP72972 1327m² 1614m² F 883265188386 96189 96189 RP 91681 1 1 3 2309m² ROAD SP179607 E 8 9 NA G 48 44T 105176 RP RP RP72972 7 M ON SP179607 RP78326 RP132314 BOUR MAPLET SP179607SP179607 SP179607 2 87310 75089 2 2 1 A RP78326 FH FH SP179607 RP72972 RP RPRP 6 54 2 4 6 S 54 5 2034m² 1 2 3 CV RP87310 1201m² 80086 8008672972 RP SP 51 CG RP SP 2 RP132314 52 RP RP RP 2137m² 130035 5.504ha 6 169122 B SP 2092 122412 179607 3 5 4 7 1A SP 14 66577 66577 66577 FH A CARTER RP SP177972177972C A 1733m² 3841m² RP79907 RP ROAD RP RP RP 8 RP91510RP94468 177972 RP 5 A RP165484 3 132314 SP177972 SP159611 184377 13003577527 132314 RP 1411m² 3 911162 5 SP RP 1 4 RP 1 6 6 132314 RP SP159611 239572855962 1045m² RP149455 RP 78326 RP189048 SP159611 SP 5110m² 858602B FH 4 3017m² 106349 A B FH 239572 FH 5 FH 20 RP91510 47 T D RP160896 RP 3694m² 1807m² C RP165484 RP 13 14 RP76988 4 7 SP SP179607 FH 6 21 158359 42 106349 RP RP76988 SP159611 LACHL SP 179607 RP 7 2752m² RP76988 LLY SP 43 3 7 76988 15 FH AN 159611 23 106349 RP 8 22 179607 SP 1 RP RP76988 A AVE 108431RP108431 RP76988 3355m² SHE41 179607 FH RP99786 6 139430 16 SP2024333 B SP258850 9 23 1 SP149478 1532m² C RP RP76988 SP202433 SP179607 RP108431 RP76988 8 SP 40T SP 5 139430 17 8789m² 10 AVENUE 24 SP202433 1755m² 159611 RP 179607S FH RP139430 RP76988 B 2 67 RP106349 RP76988 FH 887064903373 RP 2.033ha 889m² 18 SP RP 39 N 873 25 SP159611 68B 903373 RP76988 202433 887064 RP RP 7645m² 1.242ha CG4484 RP76988 2470m² 69K RP887064 CL 24 2146m² 887064 12 19 26 RP 38 64 GULL RP106349 52 RP76988 RP76988 23 70L 887622 RP896942 3 2 SP258850 52 SP119123 80C 82 P C A 40 27 SP155480 RP A 1846m² RP856006 RP907166 RP887064 RP896942 RP887064 FH SP258850RP1236541 RP83911 RP76988 FH 1678m² 887622 RP896942 FH FH ISABELLA ADE 81D 8 E 2913m² D 2 RP 2 1 71 R 78P 1308m² 1972m² B 3085m² G RP K RP RP 1 SP RP123654 131570 RP194344 RP90197 P RP887622 A RP 79R A9 149 RP RP887622FH P 887064RP887064 856006 7 856006 RP907166 2588501.187ha FH 2 FH 22SP155480926m² 887622 RP RP856023RP887969 H RP173674 148 147 174713 N RP88762272 RP RP 146 145 1874m² RP 2802m² SP155480 887622 C 33W RP 1508m² 998m² RP RP

31 SP155480RP887622887622 856006 6 C RP RP 144 143 131570 43 E L RL 77N RP887622 RP 10R LACHLAN 856006G 150 173674173674 142 RP83911 972m² 34X RP 173674 173674 RP RP

LANE

A U RP83911 20 U SP 21 M RP887622 D 856023 RP RP5 RP RP 141 32 RP856023 S 856006 173674 173674 26°37'30" 44 SP155480 155480SP155480SP155480 73 E RP887622E 856023 RP856006 809832 NNINGHAM 173674 RP 26°37'30" AVE RP83911 35Y RP11 F D 152 RP83911 RP P 76MRP887622 856006 4 124 CRESC 173674 2 33 19 J RP856023 856023RP 12D RP856006RP151 RP 125 126 EN 45 101 887622F H RP 13E RP RP 127 T RP83911 SP155480 RP887622 G 36Z 856023 RP 809832RP809832 173674 RP RP 128 46 RP83911 RP889202RP888573RP888573W887622 RP AVENUE856006 173674 RP 129 AVEN RP888573 RP856023 855945 14F D 173674 173674 RP RP83911 2 FH 74 RPL 855945 J 123 173674 RP 75J 32V RP RP 173674 130 830m² RP 18 RP RP85594737K887958 31U G RP856006 153C RP 101 173674 35 RP RP 855945 856006 104 100 RP173674 102683 SP155480 2947m² 888573 RP888573 RP RP RP RP 809832 RP 97 ABELLA CG2803 888573 856023 DOLPHIN 15 H RP809832 102 RP 7 K 856023 C 855945 809832809832 160606 A RP160606 131 IS FH 5 30T T RP RP 122 RP160606 160606 99 17 ROSS 10 9 8 SP123688 RP856023 C RP25 16 RP160606 1526m² RP173674 36 SP123688 RP856023 855945855945 RP809832 103 S RP T

1803m² SP155480 SP SP SP L 855945RP RP T 98

CG2803 A 1372m² 6 17J RP160606 160606 132 B UART 155480AL 145611 145611 29M 855945 24B 855945 121 RP 705 00 m 1 1260m² 102 SP123688 23A RP855945 96 RP173674 705 50 N C RP855946 RP D RP 77 160606 50 SP SP155480 1 RP R 18D 120 RP SP219528 855945 154 809832 CG 133 219528 1395m² SP 28 855945 RP 155 RP 65 160606 95 2 K RP 119 845261 PLAC RP173674 CORA 16 123688 RP 27 26J PATHWAY 855946N RP 809832 RP RP 15 14 11 2 RP 22H 21G 809831 RP 66 94 SP 13 12 C X855946W RP RP 20F RP855946809831 118 160606 160606 SP219528 SP SP SP SP D 855946V RP RP 19E P 156 230930 RP RP 100 C155480 B SP SP SP123688RP855947RP855946855946 855946U T RP RP 67 E 145611A145611J H 123688G 123688ESPB RP855946 855946 855946S R RPA RPRP809831 176177 117116160606115 68 69 16060664 SP145611 SP145611 123688123688 RP855946 RP855946 855946 230930 RP RP SP14561124SP123688 SP123688SP123688 3 SP123688123688SP RP855946RP855946 CP855948855946855946157 RP RP RP RPRP RP RP RP 160606 26°37'35".839 FH 854227 25 SP186042 23 SP123688109947 794 RP809831 809831 230930 230930 230930230930 160606 160606 160606 26°37'35".839 SP186042 FH CG4520 SP186042 FH 1 FH 2.018ha 1.752ha 2.689ha 16.112ha

152°56'25".315 152°56'30" 152°56'50".455 49 42 00m E 44 46

STANDARD MAP NUMBER 0 100 200 300 400 500 m 9444-11233 HORIZONTAL DATUM:GDA94 ZONE:56 SCALE 1 : 5000 SmartMap An External Product of MAP WINDOW POSITION & NEAREST LOCATION SmartMap Information Services SUBJECT PARCEL DESCRIPTION CLIENT SERVICE STANDARDS Based upon an extraction from the 152°56'37".885 Digital Cadastral Data Base 26°37'22".499 PRINTED (dd/mm/yyyy) 29/04/2015 BURNSIDE DCDB 1.35 KM Lot/Plan 2/RP87310 Area/Volume 8789m² DCDB 28/04/2015 Tenure FREEHOLD Local Government SUNSHINE COAST REGIONAL Locality NAMBOUR Users of the information recorded in this document (the Information) accept all responsibility and risk associated with the use of the Information and should seek independent professional advice in Parish MAROOCHY relation to dealings with property. County CANNING Segment/Parcel 30634/10 Despite Department of Natural Resources and Mines(DNRM)'s best efforts, DNRM makes no representations or warranties in relation to the Information, and, to the extent permitted by law, exclude or limit all warranties relating to correctness, accuracy, reliability, completeness or currency and all liability for any direct, indirect and consequential costs, losses, damages and expenses incurred in any way (including but not limited to that arising from negligence) in connection with any use of or reliance on the Information (c) The State of Queensland, (Department of Natural GDA For further information on SmartMap products visit http://nrw.qld.gov.au/property/mapping/blinmap Resources and Mines) 2015.

Appendix E

Plan of Subdivision, Plan No. 53238

Prepared by Murray & Associates (Qld) Pty Ltd

MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS ACN 075 543 154 Murray Building,15-17 Currie St. Nambour Ph.(07)5441 2188 P.O. Box 246 Branch Offices at Caboolture Chinchilla Roma Gympie & Emerald MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS ACN 075 543 154 Murray Building,15-17 Currie St. Nambour Ph.(07)5441 2188 P.O. Box 246 Branch Offices at Caboolture Chinchilla Roma Gympie & Emerald

Appendix F

DTMR Pre-Concurrence Agency Response

SARA reference: SPL-1214-017224 Applicant reference: 53238

31 March 2015

Darrin McMahon c/- Murray & Associates (Qld) Pty Ltd PO Box 246 NAMBOUR QLD 4560

Dear Rebekah Hale

Concurrence agency response before application is made—with conditions 99 Nambour Mapleton Road, Nambour – QLD (Lot 2 RP87310) (Related to section 271 and given under section 285 of the Sustainable Planning Act 2009)

Reference is made to your correspondence dated 23 December 2014 requesting the Department of State Development, Infrastructure and Planning provide a referral agency response for the proposed development before the development application is made to the assessment manager.

Applicant details Applicant name: Darrin McMahon Applicant contact details: c/- Murray & Associates (Qld) Pty Ltd PO Box 246 Nambour QLD 4560 Site details Street address: 99 Nambour Mapleton Road, Nambour – QLD Real property description: Lot 2 RP87310 Local government area: Sunshine Coast Regional Council

Application details Proposed development: Development Permit for Reconfiguring a Lot – Subdivision (1 into 2 lots).

Page 1 SPL-1214-017224

Aspects of development and type of approval being sought Development type: Reconfiguring a lot Approval type: Development permit

Referral triggers The development application would be referred to the department under the following provisions of the Sustainable Planning Regulation 2009: Referral trigger: Schedule 7, Table 2, Item 2 – State controlled road

Documents supplied to support request Plan / Report title Author Reference no. Date Plan of Proposed Subdivision Murray & 53238 22 December 2015 of Lot 2 on RP87310 Associates

Conditions Under section 287(1)(a) of the Sustainable Planning Act 2009, the department requires that the conditions set out in Attachment 1 attach to any development approval.

Reasons for decision to impose conditions Under section 289(1) of the Sustainable Planning Act 2009, the department is required to set out the reasons for the decision to impose conditions. These reasons are set out in Attachment 2.

Further advice Under section 287(6) of the Sustainable Planning Act 2009, the department offers advice about the application to the assessment manager—see Attachment 3.

Pursuant to section 272(3) of the Sustainable Planning Act 2009, you will not be required to refer your application to the department if you submit this response in its entirety when making the application to the assessment manager, and the following conditions are satisfied:  Any changes to the proposal before the application is made to the assessment manager do not result in a substantially different development to that which was presented to the department with the request for a referral agency response  The development application must be made to the assessment manager within 12 months of the date of this referral agency response.

Department of State Development, Infrastructure and Planning Page . 2 SPL-1214-017224

If you require any further information, please contact Tracey Smith, Senior Planning Officer, on 3882 8409 who will be pleased to assist.

Yours sincerely

Garth Nolan Manager (Planning) enc: Attachment 1—Conditions to be imposed Attachment 2—Reasons for decision to impose conditions Attachment 3—Further advice Approved Plans

Department of State Development, Infrastructure and Planning Page . 3 T13

SPL-1214-017224

SARA reference: SPL-1214-017224 Applicant reference: 53238

Attachment 1—Conditions to be imposed

No. Conditions Condition timing Reconfiguring a Lot 7.2.2 – State controlled road—Pursuant to section 255D of the Sustainable Planning Act 2009, the chief executive administering the Act nominates the Director-General of the Department of Transport and Main Roads to be the assessing authority for the development to which this development approval relates for the administration and enforcement of any matter relating to the following condition(s): 1. The development must be carried out generally in accordance with At all times the following plans:  Plan of Proposed Subdivision of Lot 2 on RP87310. Prepared by Murray and Associates, dated 22 December 2014, reference no. 53238. 2. The permitted road access location, for which approval under At all times section 62 of the Transport Infrastructure Act 1994 must be obtained, is to be located at the proposed access point generally in accordance with Plan of Proposed Subdivision of Lot 2 on RP87310. Prepared by Murray and Associates, dated 22 December 2014, reference no. 53238. 3. Road access works comprising a residential driveway to the Prior to submitting development, for which approval under section 33 of the Transport the Plan of Survey Infrastructure Act 1994 must be obtained, at the permitted road to the local access location must be provided generally in accordance with: government for  Plan of Proposed Subdivision of Lot 2 on RP87310. Prepared by approval and to be maintained at all Murray and Associates, dated 22 December 2014, reference no. times. 53238. The road access works must be designed and constructed in accordance with:  IPWEAQ Standard Drawings, Driveways, Residential Driveway, Breakout Type, SEQ R-050;  The Department of Transport and Main Roads’ Road Planning and Design Manual.

Department of State Development, Infrastructure and Planning Page 4 T13

SPL-1214-017224

SARA reference: SPL-1214-017224 Applicant reference: 53238

Attachment 2—Reasons for decision to impose conditions

The reasons for this decision are:  To ensure the development is carried out generally in accordance with the plans of development submitted with the application.  To ensure the road access location to the state controlled road from the site does not compromise the safety and efficiency of the state controlled road.  To ensure the design of any road access maintains the safety and efficiency of the state controlled road.

Department of State Development, Infrastructure and Planning Page 5 SPL-1214-017224

SARA reference: SPL-1214-017224 Applicant reference: 53238

Attachment 3—Further advice

General advice 1. Under section 62 and 33 of the transport Infrastructure Act 1994 written approval is required from the Department of Transport and Main roads to carry out road works that are road access works (including driveways) on a state controlled road. Please contact the Department of Transport and Main Roads on 07 5451 7055 to make an application for road works approval. This approval must be obtained prior to commencing any works on the state controlled road reserve. The approval process may require the approval of engineering desings of the proposed works, certified by a Registered Professional Engineer of Queensland (RPEQ).

Department of State Development, Infrastructure and Planning Page 6

Appendix G

Traffic Engineering Advice

Prepared by RoadPro Development

www.roadpro.net.au ABN 98 615 073 565 | ACN 165 601 687

P. 0403 889 039 E. [email protected] 15/76 Wises Rd Maroochydore Q 4558 PO Box 303 Coolum Beach Q 4573

3rd March 2015

Mr Darrin McMahon C/- Murray & Associates (Qld) Pty Ltd PO Box 246 Nambour Qld 4560

Attention: Mr Blake Bell

Dear Blake,

RE: Traffic Engineering Advice Proposed 2 Lot Subdivision 99 Nambour Mapleton Road, Nambour

I refer to your recent correspondence requesting traffic engineering advice for a proposed 2 lot residential subdivision at Nambour. The proposed development and proposed access arrangements have been reviewed. The proposed driveway location on Nambour-Mapleton Road has been assessed with reference to Australian Standards for driveway access and Council’s Code for Transport, Traffic and Parking.

Site

Figure 1 - Location of Subject Site

RoadPro Development ABN 98 615 073 565 15633 Nambour-Mapleton Road Access Report Page 1 of 5

In order to assess the impact of the proposal it is necessary to establish existing transport conditions within the surrounding area. A site investigation has been undertaken to provide information for this study.

Existing Road Conditions Nambour-Mapleton Road is classified as a distributor road in the functional transport hierarchy. The road is governed by the Department of Transport and Main Roads and has two traffic lanes and a posted speed limit of 60km/h. Records from 2014 indicate an 85th percentile speed of 57.6km/h westbound and 60.8km/h eastbound on Nambour-Mapleton Road between Carter Road intersection and Savills Road intersection. The traffic volumes on this section of Nambour-Mapleton Road are approximately 8,350 vehicles per day. Driveways are spaced at regular intervals along this road and it is expected that drivers are alert in this environment and would expect vehicles to enter and exit the road from the existing driveways.

Photograph 1 – Nambour-Mapleton Road, Nambour

Proposal RoadPro Development has been engaged to assess the proposed access arrangements for 1 lot onto Nambour-Mapleton Road. The property is described as Lot 2 on RP87310 located at 99 Nambour-Mapleton Road, Nambour.

Proposed Access Driveway Location The proposed access driveway location has been assessed in regard to sight visibility and geometry. All residential driveways must be compliant with Council’s Standard Drawing R-0050 for residential driveway access.

An assessment of sight distance requirements at the proposed access driveway location has been undertaken in accordance with Figure 3.2 of Australian Standards for Off-street Parking facilities AS2890.1.

A site inspection was undertaken to measure sight distances from the proposed driveway location. The sight distance requirement for an access driveway according to AS2890.1 for a road frontage speed of 60km/h is 83m.

RoadPro Development ABN 98 615 073 565 15633 Nambour-Mapleton Road Access Report Page 2 of 5

Sight distance has also been assessed in accordance with Austroads Guide to Road Design Part 4A for a design speed of 60km/h. The table below illustrates the required sight distances at the proposed access locations in accordance with Austroads Guide to Road Design, Part 4A.

The following has been assessed;  MGSD – Minimum Gap Sight Distance  SISD – Safe Intersection Sight Distance  ASD –Approach Sight Distance

Table 1- Sight Distance Criteria Design Speed of 60km/h MGSD SISD ASD Normal Design Domain 83m 123m 73m Extended Design Domain 97m (observation time of 2sec)

The sight distance from the proposed access driveway has been assessed according to the requirements of MGSD and ASD and the requirements for extended design domain for SISD. This is considered acceptable as the extended design domain (EDD) can be applied where new intersections are being retrofitted on existing roads in constrained locations. It should be noted that the access will not necessarily function as an intersection but rather as a driveway and it will not generate significant traffic flows.

The following table summarises the on-site investigations from the proposed driveway locations;

Table 2- Sight Distance Measurements Lot Sight distance to west Sight distance to east 1 142m 84m (112m+ with vegetation clearing)

Results of investigations indicate that the driveway complies with the desirable sight distance requirements for a residential driveway as per Figure 3.2 of AS2890.1. The driveway will also comply with the minimum gap sight distance and approach site distance as per the requirements of Austroads. The safe intersection sight distance for the extended design domain can be easily achieved with clearing of overgrown vegetation which is currently within the road reserve. Please refer to photograph 2 below indicating the overgrown vegetation which currently restricts sight visibility. It is recommended that maintenance be undertaken to clear overgrown vegetation on the footpath and within the road reserve.

The proposed access driveway will be constructed in accordance with Standard Drawing SEQ R-050 for residential driveways. This can be appropriately conditioned as part of the development approval.

RoadPro Development ABN 98 615 073 565 15633 Nambour-Mapleton Road Access Report Page 3 of 5

Photograph 2 – Overgrown vegetation within the road reserve, restricting sight visibility.

The footpath has been poorly maintained and the overgrown vegetation is impacting on pedestrian amenity and sight visibility.

Figure 2 – Removal of overgrown vegetation would significantly improve sight visibility.

Conclusion In conclusion, an assessment of the access arrangements for the proposed development has been undertaken with consideration to the Council requirements and Austroads and Australian Standards 2890.1.

The sight visibility from the access has been assessed in accordance with Australian Standards AS2890.1 for residential driveways and Council’s Traffic, Access and Parking Code. Sight visibility to the east and to the west complies with the desirable sight distance requirements provided in AS2890.1. A review against the criteria for intersections as set out in Austroads has also been undertaken and the sight visibility complies with current requirements and is considered suitable, although removal of overgrown vegetation is recommended to improve sight lines at this location.

RoadPro Development ABN 98 615 073 565 15633 Nambour-Mapleton Road Access Report Page 4 of 5

The proposal generally complies with the performance criteria for site access requirements outlined in Council’s Transport Traffic and Parking Code and does not adversely impact on the operational performance of the road network.

It is therefore considered that the proposed subdivision and access driveway onto Nambour-Mapleton Road is deemed appropriate and complies with the traffic and transport code requirements and also the requirements of Austroads and AS2890 for residential driveway access. The removal of overgrown vegetation is recommended to improve sight lines at this location and to ensure suitable pedestrian amenity.

Should you require any further information please do not hesitate to contact me.

Yours faithfully

Dianne Hayes B. Eng (Civil) RPEQ 7086

Attachment (1) – Proposed development (Provided by Murray & Associates). (2) – Standard Driveway Crossover R-050

RoadPro Development ABN 98 615 073 565 15633 Nambour-Mapleton Road Access Report Page 5 of 5

Appendix H

Code Assessment

Prepared by Murray & Associates (QLD) Pty Ltd

CODE FOR RECONFIGURING LOTS

Application for a Development Permit for Reconfiguration of a Lot by Residential Subdivision (1 Lot into 2 Lots) involving land described as Lot 2 on RP87310, situated at 99 Nambour-Mapleton Road, Nambour QLD 4560.

PERFORMANCE CRITERIA ACCEPTABLE MEASURES COMMENT (1) NEIGHBOURHOOD/ESTATE DESIGN P1 The layout of streets, lots and infrastructure No Acceptable Measure is nominated. Complies. gives the locality a strong and positive identity, by: The proposed development seeks approval for a 1 into (a) responding to site characteristics, setting, 2 lot subdivision to create an additional residential lot landmarks, places of cultural heritage on the subject site. The proposed lot layout and sizes significance and views; are consistent with the existing amenity and character (b) creating legible and interconnected of Nambour. As such, the increase in density provides movement and open-space networks; casual surveillance opportunities, thereby enhancing (c) locating community, retail and commercial personal safety within the area. facilities at focal points within convenient walking distance for residents / users; and In addition, the proposed subdivision has been (d) enhancing personal safety and perceptions designed sensitively to respond to the built & natural of safety, and minimising potential for site characteristics. crime and anti social behaviour. P2 The layout of streets, lot and infrastructure No Acceptable Measure is nominated. Complies. responds appropriately to environmental features of the site or locality, by: The proposed development has been designed in (a) following the natural topography; accordance with the natural and built features of the (b) minimising the need for earthworks; subject site. All existing vegetation on the site will be (c) minimising vegetation loss or the retained as part of the proposed subdivision. potential for adverse edge effects on remnant vegetation; (d) avoiding risks to human health and the environment from contaminated land; (e) maintaining natural drainage features and floodways; and (f) maintaining wildlife corridors and habitat areas. P3 The development is integrated with the No Acceptable Measure is nominated. Complies. surrounding urban or rural environment, having regard to: The proposed development integrates well with the (a) the layout and dimensions of streets and surrounding low density residential environment, and lots; provides a new access node onto Nambour-Mapleton (b) connections to surrounding streets and Road for proposed Lot 11. Existing Lot 10 will continue infrastructure networks; to utilise the existing access node shared with Lot 1 on (c) provision for shared use of public facilities RP87310 onto Nambour-Mapleton Road. by adjoining communities; and (d) buffering of any existing or potential incompatible land uses nearby. P4 In new residential neighbourhoods, higher No Acceptable Measure is nominated. Not applicable. density residential uses are provided for in areas close to services, public transport and public open space, where this is consistent with the intended character of the precinct in which the land is located. P5 The street and lot orientation facilitate A5.1 Residential streets: Complies. buildings, which conserve non-renewable (a) are aligned east-west and north-south; and energy sources through climate responsive (b) where 45 degree angle streets are unavoidable, lots The proposed lot layout ensures that any future siting and design. are wider to improve solar access. dwelling constructed within proposed Lot 11 features favourable northern solar access. AND

A5.2 In Residential Precincts, where site characteristics do not dictate otherwise: (a) 65% of all lots have a solar orientation in which the long axis of the lots is within the range 70-120deg. of north; (b) higher density lots are concentrated on north facing slopes and accessed from streets with an east/west axis; and (c) where lots have a north-south axis, the lot width is maximised and a building envelope is available as close as possible to the southern boundary setback of the lot. P6 The reconfiguration reduces fossil fuel use by: No Acceptable Measure is nominated. Complies. (a) minimising local vehicle trips, travel distances and speeds; The proposed development is located within close (b) maximising public transport effectiveness; proximity to the services & amenities offered within the and Nambour Township. (c) encouraging walking and cycling to daily activities. P7 The street and lot layout facilitates the No Acceptable Measure is nominated. Complies. provision of services, including water supply, sewage disposal, waste disposal, drainage, The proposed development is able to connect to the electricity and telecommunications, in a existing infrastructure available to the site, including a manner that: reticulated supply of electricity and (a) is efficient; telecommunications, stormwater infrastructure and a (b) minimises risk of adverse environmental reticulated water supply and sewerage disposal. These or amenity related impacts; and services currently connected to the existing dwelling on (c) minimises whole of life cycle costs for that Lot 10 will not be impacted by the proposed infrastructure. development. P8 In a reconfiguration that involves the creation No Acceptable Measure is nominated. Not applicable. of a new street (other than in a rural precinct), streetscape and landscape treatments are The proposed development does not involve the provided that: creation on a new street. (a) create an attractive and legible environment with a clear character and identity; (b) use and highlight features of the site such as views, vistas, existing vegetation, landmarks and places of cultural heritage significance; (c) enhance the safety, casual street surveillance, and comfort, and meet user needs; (d) complement the function of the street in which they are located by reinforcing desired traffic speed and behaviour; (e) assist the integration with the surrounding environment; (f) provide for infiltration of stormwater runoff wherever practicable; and (g) minimise maintenance costs; having regard to: (i) street pavement, parking bays and speed control devices; (ii) street furniture, shading, lighting and utility installations; and (iii) retention of existing vegetation; and (iv) on street planting. P9 Any entrance features or statements for the No Acceptable Measure is nominated Not applicable. subdivision: (a) reflects a subdued local character, rather The proposed development does not involve any than an overbearing or contrived entrance features or statements. statement; (b) features vegetation (either existing or planted) in preference to built forms; (c) integrates with the landscape design for the balance of the estate; (d) is constructed with durable and low maintenance materials; and (e) does not restrict pedestrian access. P10 Buffering is provided along the State A10.1 Complies. Controlled road network to: (a) Along the Bruce Highway or the Sunshine (a) protect adjoining uses from the impact of Motorway, a buffer is provided with a minimum width of As per the Plan of Subdivision, Plan No. 53238 attached traffic noise, emissions and dust; and 40 metres from the boundary of the road reserve or as in Appendix E, the future building envelope on Lot 11 (b) enhance visual amenity. otherwise required by the relevant State Government is setback greater than 20m from Nambour-Mapleton department. Such a buffer is provided in addition to any Road (state-controlled road). public parks infrastructure contribution; or (b) A buffer to other State controlled roads is provided with a minimum width of 20 metres from the boundary of the road reserve or as otherwise required by the relevant State Government department. Such a buffer is provided in addition to any public parks infrastructure contribution. P11 Buffering is provided along rail corridors to A11.1 A buffer of 100m is provided between any noise Not applicable. maintain the EPP (noise) Environmental values sensitive place and the nearest boundary of: of the acoustic environment for noise sensitive (a) the North Coast rail corridor or CAMCOS corridor; or The site is not located along a rail corridor. places. (b) any rail corridor land. OR A11.2 Development and use achieves compliance with the noise limits specified for the relevant noise types, as identified in Table 3.1 of Planning Scheme Policy No. 7 - Acoustic Environment Assessment. P12 The EPP (noise) Environmental values of the A12 Development and use achieves compliance with Not applicable. acoustic environment are maintained through the noise limits specified for the relevant noise types, lot layout and design measures. as identified in Table 3.1 of Planning Scheme Policy No. 7 - Acoustic Environment Assessment. P13 Noise attenuation measures are compatible No Acceptable Measure is nominated. Not applicable. with the local streetscape, encourage the creation of active street frontages, minimise whole of life cycle costs where they are to be located on public land or common property, and are designed to discourage crime and anti- social behaviour having regard to:  aesthetic quality and compatibility;  physical accessibility;  provision for casual surveillance of public space from dwellings; and  opportunities for concealment, or vandalism. P14 Lots created for residential purposes do not A14.1 Separation distances are provided in accordance Not applicable. alienate or diminish the productivity of good with Table 8.1.7. quality agricultural land and are themselves The subject site is not identified as good quality protected from the potential adverse effects of agricultural land. rural uses. P15 The layout of lots created for industrial or No Acceptable Measure is nominated. Not applicable. commercial purposes facilitates the siting and design of development in a manner that The proposed development is not for industrial or ensures the amenity of nearby residential land commercial purposes. is protected. P16 The amenity of lots created for residential A16.1 The development is consistent with the buffer Not applicable. purposes is protected from the potential distance considerations outlined in the Queensland adverse effects of sewage treatment plants Water Resources Commission Sewerage Guidelines. The subject site is not located near a sewerage and pumping stations. treatment plant or pumping station. AND

A16.2 Separation distances between lots and pumping stations is not less than 20m. (2) LOT SIZE AND DIMENSIONS P1 Lot size and dimensions: A1.1 Complies. (a) are consistent with the desired character a) Lot size and dimensions are consistent with Table of the precinct in which the lot is situated; 8.213; or As outlined within Table 8.2 of the Reconfiguring a (b) respond to the environmental qualities of b) In a Rural Precinct (other than within a Water Lot code, any new lots created within the Hillslope the site, including scenic topographic, Resource Catchment area as shown on Regulatory Residential Precinct Class with a slope gradient of natural or cultural features; Map 1.614), lots with an area and dimensions less 20% and over must comply with a minimum lot size (c) are consistent with the physical than that nominated in Table 8.2 are only created of 1,500m2. Whilst proposed Lot 11 complies with capabilities of the land, having particular where: this minimum lot size, it is acknowledged that regard to its slope and stability; (1) (i) there exists a development permit for a material proposed Lot 10 is only 870m2. However, the (d) minimise the need for earthworks change of use for a rural service industry or intensive reason for this reduced lot size is justified on (e) minimise the need for vegetation loss animal husbandry which will be fully contained within planning grounds, as follows: (f) enable the provision of: the proposed lot; and (i) buildings and setbacks; (ii) the lot is used only for the purpose of a rural service  The subject site is surrounded by land (ii) private open space and buffering; industry or intensive animal husbandry and no parcels to the north, east and west which (iii) convenient vehicle access and on-site residential premises (apart from a Caretakers are similar in size, and therefore it is parking; and residence) is established; and considered that the proposed size of Lot 10 (iv) necessary on-site services; that are (iii) the lot area and dimensions enable the approved will retain the existing amenity of the area. appropriate to the proposed or use of the land to comply with the requirements expected use of the land; (including buffers) outlined in the relevant codes  The proposed common boundary lines up (g) facilitate climate responsive design which applicable to the particular use. cadastrally with adjoining properties to the conserves the use of non renewable east & west which feature similar slope energy sources; OR characteristics. Increasing the lot size of (h) ensure, in rural precincts: proposed Lot 10 to comply with the (i) good quality agricultural land is (2) (i) the lots result from a realignment of lot minimum lot size will create an irregular conserved and the productive boundaries to reduce the area of one or more lots in shaped parcel and will reduce the area of capacity of this and other rural land order to create a larger lot over the balance area; and land suitable for a future dwelling within resources is maintained; and (ii) there is no increase in lot yield or potential to proposed Lot 11; (ii) the spacing of home sites as far apart increase lot yield as a result of the farm restructuring; as practicable along road frontages. and  Proposed Lot 10 contains the existing (iii) each of the smaller lots created contains a dwelling house, access driveway, services habitable detached house; and and sufficient private open space areas. As (iv) each of the smaller lots has an area of not less than the existing dwelling is located on the 4000m2; and flattest portion of the site, it is considered (v) it does not fetter the existing or potential that a reduced lot size is clearly justified as productivity of the site, surrounding rural land or the dwelling is sited on an area which does adjoining rural industries; not feature a slope exceeding 15%.

AND In light of the above, although proposed Lot 10 does not comply with the minimum lot size, we request A1.2 No additional lot is created with a slope of 25% or relaxation from Council on this element as the greater. proposed lot layout is clearly justified on planning grounds. AND

A1.3 No additional lot is created within a Rural Precinct in a Water Resource Catchment Area as shown on Regulatory Map 1.6. P2 Small residential lots (of less than 600m2) are A2.1 Not applicable. created only where: (a) Development is in a Mixed Housing or Multi-storey (a) they are within easy walking distance of a Residential Precinct; or centre; and (b) Where in a Neighbourhood Residential Precinct: (b) where the development will be consistent (i) development is on a site which adjoins land in a with the desired character for the precinct Mixed Housing or Multi-storey Residential Precinct; or in which the land is situated; (ii) development is on a site which is wholly or mainly (c) an appropriate building envelope can be within 400 metres of a centre precinct. accommodated; (d) any building likely to be contained within AND that envelope is not likely to adversely affect the amenity of adjoining land as a A2.2 Where in a Master Planned Community or result of overshadowing, privacy and Neighbourhood Residential precinct, small lots are access to sunlight; and established as part of an integrated development in (e) a pleasant living environment can be which the overall site density is consistent with the provided for the occupants of the lot. residential densities intended for the precinct.

AND

A2.3 The land does not have a slope greater than 10%.

AND

A2.4 Each lot has a minimum: (a) frontage width of: (i) 10 metres where provision is made for tandem parking, or 12 metres otherwise, where the lot is less than 450m2; (ii) 15 metres where the lot is 450m2 or larger; and (b) width to length ratio of 1:2.

AND

A2.5 Each lot is capable of containing a rectangle (suitable for building purposes) where the long axis of the rectangle is within 30°E and 20°W of true north, and which has the following dimensions: (a) 9 metres x 15 metres where the lot is between 300m2 and 449m2 or on a larger lot where a boundary wall is nominated as part of the building envelope; or (b) 10 metres x 15 metres where the lot is between 450m2 and 599m2.

AND

A2.6 Each lot is capable of accommodating a house that would meet the acceptable measures for building siting and private open space set out in the Code for the Development of Detached Houses and Display Homes.

AND

A2.7 Development involving lots less than 300m2 has an architectural and landscape theme designed to enhance the amenity and character of the area. P3 Hatchet lots are created only where: A3.1 Any hatchet lot has or is likely to have no greater Complies. (a) the lots are not likely to prejudice the than five (5) adjoining neighbours; subsequent development of adjoining Proposed Lot 11 has been designed as a hatchet lot as land; AND it is not practicable for the subject land to be (b) it is not desirable nor practicable for the reconfigured so that all lots are full frontage lots, due to subject land to be reconfigured so that all A3.2 the existing dwelling house located on proposed Lot 10. lots have full frontage to a road; (a) Only one hatchet lot is created behind a full (c) the siting of buildings on a hatchet lot is frontage lot where: Proposed Lot 11 is consistent with the applicable lot not likely to be detrimental to the use and (i) the site is included in a Rural Precinct; the size, as per Table 8.2. amenity of the surrounding area; Sustainable Rural Residential Precinct; or a centre or (d) uses on surrounding land will not have a industrial precinct; or The proposed access handle via Nambour-Mapleton detrimental effect on the use and amenity (ii) the full frontage lot also obtains access from the Road to service proposed Lot 11 has been designed in of the hatchet lots; and access strip or access easement; or accordance with A3.4 of this element and complies with (e) the safety and efficiency of the road from (iii) the lot is intended to accommodate dual occupancy the minimum width of 4 metres for Residential Zones. which access is gained is not adversely or multiple dwelling units; In addition, the access handle enables vehicles to enter affected. or and exit the site in a forward gear. (b) In any other instance, no more than two hatchet lots are to be created behind any full frontage lot. The existing dwelling on proposed Lot 10 will retain the existing access arrangement. AND

A3.3 Hatchet lots have a minimum size that is consistent with Table 8.2, exclusive of the access strip.

AND

A3.4 Access strips serving hatchet lots: and (a) are located on only one side of a full frontage lots (refer Diagram A);

AND

(b) (1) have a minimum width of: (i) 7m in a centre precinct; or (ii) 9 metres in a business and industry Precinct; or (iii) 11 metres in an Industrial Precinct; or (iii) 10 metres in a Rural Precinct; or 5 metres in the Sustainable Rural Residential Precinct; or (vi) 5 metres where providing access to a lot intended to accommodate a dual occupancy; or (vii) 10 metres where providing access to a lot intended to accommodate multiple dwelling units; or (viii) otherwise 4 metres in a Residential Precinct or a residential area in the Master Planned Community Precinct;

(2) where providing reciprocal access rights to two hatchet lots, have a combined minimum width of: (i) 10 metres in a Centre Precinct; or (ii) 11 metres in a Business and Industry Precinct; or (iii) 13 metres in an Industrial Precinct; or (iv) 15 metres in a Rural Precinct; or (v) 6 metres in the Sustainable Rural Residential Precinct; or (vi) 5 metres in other Residential Precincts or a residential area in the Master Planned Community Precinct, other than where serving lots intended to accommodate dual occupancy multiple dwelling units; and (c) have a shape that allows the following type of vehicle to enter and leave a lot in forward gear: (i) where the lot is in a residential, rural or centre precinct, a small rigid vehicle; or (ii) where the lot is in an industrial precinct, a semi trailer; and (d) contains a driveway extending from the carriageway for the full length of the access strip constructed in accordance with Planning Scheme Policy No. 5 – Operational Works. P4 The reconfiguration of land for rural or A4.1 A greater number of lots than would otherwise be Complies. residential purposes secures the protection of possible by compliance with the minima indicated in any environmentally sensitive area otherwise Table 8.2 is created where: The proposed subdivision retains the existing at risk of being developed or cleared. (a) an environmentally sensitive area within a vegetation on the eastern, southern and western development site is secured in a form of tenure that boundaries of the site, which is also recognised as ensures the conservation of resource values of the Category B remnant vegetation area containing of area; and concern regional ecosystem on the SARA DA Mapping (b) the area so secured is in addition to any public System. As such, this vegetation will be protected parks contribution; and under a vegetation covenant. (c) appropriate access is provided to the area secured for ongoing maintenance; and (d) parts of the site that have been cleared or degraded within the environmentally sensitive area are rehabilitated to a natural or semi-natural state; and (e) all new lots created are designed and used in an ecologically sustainable way, such that impacts on the environmentally sensitive area are minimised; and (f) no lots created are capable of further subdivision; and (g) no lot is created that is less than: (i) 4000m2 in the Sustainable Rural Residential Precinct; or (ii) 600m2 in other residential precincts; or (iii) 1 ha in a rural precinct; and (h) the lot yield is calculated in accordance with the following formula:

NB. 3 is determined differently in residential precincts excluding the Sustainable Rural Residential Precinct. This is discussed in 3 below.

Where: 1 (Applies only to rural precincts and the Sustainable Rural Residential Precinct and does not apply to other residential precincts). This is the total area of the site to be reconfigured excluding any land required for public parks infrastructure; 2 (Applies only to rural precincts and the Sustainable Rural Residential Precinct and does not apply to other residential precincts). Is the minimum (or if there is an average, the average) lot size specified in Table 8.2. For a site in a Rural Precinct, do not use the minimum lot size for a farm restructuring lot. 3 For Rural Precincts and the Sustainable Rural Residential Precinct: This provides a yield factor for residential precincts other than the Sustainable Rural Residential Precinct: The yield factor in these precincts is based on the total yield of lots possible under the minima stated in Table 8.2. The yield factor, in this instance, is required to satisfy the applicable performance criteria in this and other applicable codes. Further, the yield is to be based on the area of the site to be reconfigured excluding any land required for public parks infrastructure; 4 Calculate the percentage of the site to be secured for conservation purposes. Using that figure, divide that number by 100; 5 If in a Rural Precinct use a figure of 3. If in a residential precinct use a figure of 0.75; 6 Multiply 4 by 5 to determine the yield multiplier; 7 Add 1 to 6 to determine the weighted yield multiplier; 8 Multiply 7 (the weighted yield multiplier) by 3 (the yield factor) to determine the possible yield under this section. The figure is rounded up in all instances. (3) INTEGRATED MOVEMENT NETWORKS P1 The movement network provides a high level No Acceptable Measure is nominated. Complies. of internal accessibility and good external connections for local vehicle, pedestrian and The existing dwelling located within proposed Lot 10 cycle movements, and public transport. will continue to gain access via the existing access node onto Nambour-Mapleton Road, which is a shared access with the lot adjacent to the site to the east (Lot 1 on RP87310).

As displayed by the Plan of Subdivision, Plan No. 53238 (Appendix E), proposed Lot 11 will gain access onto Nambour-Mapleton Road via the creation of a new 4 metre wide access handle on the north eastern boundary.

The proposed access arrangement represents the safest & most practical outcome, which retains the vegetation located on the eastern, southern and western boundaries. P2 The road network provides for convenient A2.1 The driving distance from any dwelling to the Complies. movement between local streets and higher nearest district collector street or higher order road is order roads. no more than 700 metres (or 2000 metres in a Nambour-Mapleton Road is well connected to the wider Sustainable Rural Residential Precinct). road network.

AND

A2.2 No more than three turning movements at intersections or junctions are required in order to travel from any dwelling to a district collector street or higher- order road.

AND

A2.3 All residential neighbourhoods of more than 100 lots or dwelling units are provided with more than one connection to a district collector street or higher-order road25.

AND

A2.4 Cul de sac streets are not provided. P3 Public transport, pedestrian and cycle ways No Acceptable Measure is nominated. Complies. and road networks are integrated. The subject site is located within approximately 1 km of a bus station located to the south of the site on Blaxland Road (Route 610). P4 The street and road network has a clear A4.1 The street and road network is consistent with the Complies. structure and component roads are designed characteristics specified in Planning Scheme Policy No.6 to conform to their function in the network, – Transport, Traffic and Parking. We wish to make Council aware that appropriate sight having regard to: visibility is available to the east and west along (a) traffic volumes, vehicle speeds and driver AND Nambour-Mapleton Road, which is constructed to an behaviour; appropriate hardstand formation with kerb & (b) on street parking; A4.2 Street and road lengths must be provided to channelling. Therefore, Nambour-Mapleton Road is (c) sight distances; achieve the speed environment intended for the type of considered to be operating at a sufficient capacity to (d) provision for bus routes and stops; road specified in Planning Scheme Policy 5 – cater for the proposed subdivision. RoadPro (e) provision for pedestrian and cyclist Operational Works and Planning Scheme Policy No.6 – Development have prepared Traffic Engineering Advice movement; Transport, Traffic and Parking. which is included within Appendix G of this report and (f) provision for waste collection vehicles; assesses the safety & efficiency of the proposed access (g) lot access; AND node onto Nambour-Mapleton Road. (h) convenience; (i) public safety; A4.3 In local streets, traffic speeds and volumes are (j) amenity; restrained through the combined effect of street length, (k) the incorporation of public utilities and alignment and geometry. drainage; and (l) landscaping and street furniture. P5 Local streets do not operate as through traffic No Acceptable Measure is nominated. Not applicable. routes for externally generated traffic (other than for pedestrians, cyclists and public transport). P6 Safe, convenient and efficient intersections are A6.1 Intersections and pedestrian and cyclist crossings Not applicable. provided for vehicles, pedestrians, cyclists and on district collector and higher order roads are provided public transport. at intervals specified in Planning Scheme Policy No.6 – Transport, Traffic and Parking. P7 Access arrangements for lots do not affect the A7.1 Access arrangements are consistent with the Complies. function, vehicle speeds, safety, efficiency and characteristics intended for the particular type of road capacity of streets and roads. or street specified in Planning Scheme Policy No.6 – The proposed access arrangement for Lot 11 represents Transport, Traffic and Parking. the safest & most practical outcome, whilst the existing dwelling on Lot 10 will continue to utilise the existing AND access arrangement. In addition, the proposed access arrangement ensures vehicles can safely enter & exit A7.2 Vehicles are able to enter or reverse from a lot or the site in a forward gear. site in a single movement without having to cross the verge area of another property (except where access easements apply).

AND

A7.3 Where direct access is provided to a district collector or higher order road adequate sight distance is available and the access management techniques outlined in Planning Scheme PolicyNo.6 – Transport, Traffic and Parking are applied. P8 On-street car parking: A8.1 On street parking is provided in accordance with Not applicable. (a) does not obstruct the passage of vehicles the characteristics intended for the particular type of on the carriageway or gaining access to road specified in Planning Scheme Policy No.6 – Any vehicles accessing the site are able to be contained lots, or otherwise create a traffic hazard; Transport, Traffic and Parking. wholly within the boundary of the subject site and and therefore no on-street parking is necessary. (b) is provided according to projected needs AND having regard to: (c) the type of land uses in the locality; A8.2 On streets where on street parking is intended, (d) the provision of onsite car parking; on-street car parking spaces are provided at the (e) the occasional need for overflow parking; following rates: and (a) Detached houses and Dual occupancies - 2 spaces (f) availability of public transport. per 3 dwelling units (desirable), or one space per two dwelling units as a minimum; and (b) other residential uses - in accordance with Table 10.5B of Queensland Streets, Section 10.5.

AND

A8.3 On streets where on street parking is intended, on-street car parking spaces are located so that: (a) one space is available within 25m of the closest lot boundary of each Detached house and Dual occupancy lot; and (b) for other residential uses, at least 75% of the spaces required under A8.2 is within 25m, and 100% of the spaces required under A8.2 is within 40m of the closest lot boundary.

AND

A8.4 On streets where on street parking is intended, on street car parking spaces provided for residential uses other than Detached houses and Dual occupancies are designed in accordance with Queensland Streets, Section 10.5. P9 Safe sight distances, based on the speeds at A9.1 Safe sight distances are provided in accordance Complies. which vehicles may travel in the street, exist with Planning Scheme Policy No 6 – Transport, Traffic at access points to properties, pedestrian and and Parking. Nambour-Mapleton Road runs relatively straight along cyclist crossings and at intersections. an east-west axis and therefore, appropriate sight distances are achieved. RoadPro Development have prepared Traffic Engineering Advice which is included within Appendix G of this report and assesses the safety & efficiency of the proposed access node onto Nambour-Mapleton Road. (4) PEDESTRIAN AND CYCLE FACILITIES P1 A network of pedestrian ways and cycle routes A1.1 The bikeways network is located and provided in Not applicable. is provided having regard to: accordance with the overall planning for the area by (a) opportunities to link open space networks Council and relevant State government agencies, and and community facilities, including public consistent with the requirements of Planning Scheme transport stops, local activity centres and Policy No. DC2 Provision of Bikeways and Bicycle schools; Facilities and Planning Scheme Policy No.6 – Transport, (b) likely trip purpose; Traffic and Parking. (c) topography; (d) cyclist and pedestrian safety; AND (e) cost effectiveness; (f) likely user volumes and types; and A1.2 Footpaths are provided in accordance with the (g) convenience. characteristics intended for the particular type of road specified in Planning Scheme Policy No.6 – Transport, Traffic and Parking.

AND

A1.3 Internal (local) linear linkages are: (a) (i) provided in accordance with Map 1 of the Maroochy Public Parks Strategy if indicated on Map 1; or (ii) provided in suitable locations; and (b) at least 10 m wide, unless forming part of a road reserve; and (c) capable of accommodating a combined walking/bicycle path; and (d) connected to the local street network; and (e) aligned along water courses or water bodies where relevant; and (f) broken by access points at least every 100m; and (g) are capable of being maintained in accordance with Planning Scheme Policy No.5 – Operational Works. P2 The alignment of paths: No Acceptable Measure is nominated. Not applicable. (a) allows for the retention of trees and other significant features, (b) maximises the visual interest provided by views and landmarks where they exist; and (c) does not compromise the operation of or access to other infrastructure services. P3 Pedestrian paths and cycleways are well lit and No Acceptable Measure is nominated. Not applicable. located where there is casual surveillance from nearby premises. P4 Safe street crossings are provided, with A4.1 Where traffic volumes exceed 3,000 vpd or design Not applicable. adequate sight distances, pavement markings, speeds exceed 50 km/h, safe crossings are created with warning signs and safety rails. the use of pedestrian refuges, geometry or other appropriate mechanisms in accordance with Austroads Guide to Traffic Engineering Practice, Part 13 – Pedestrians and Part 14 – Bicycles.

AND

A4.2 Kerb crossings are provided at all intersections where footpaths, cyclepaths or dual use paths are located. (5) PUBLIC TRANSPORT P1 Residential densities within walking distance of No Acceptable Measure is nominated. Not applicable. public transport stations and stops are set at levels that support the economic operation of services, provided this is consistent with the intended character for the particular precinct. P2 A network of public transport routes is A2.1 Except in rural precincts, at least 90% of lots are Not applicable. provided having regard to: within 400m safe walking distance from an existing or (a) distribution of likely demand; potential bus route or 500m safe walking distance of an (b) scale and time of demand; identified bus stop. (c) characteristics of travellers; (d) travel time; (e) operating characteristics; and (f) cost of providing the service. P3 Streets and roads carrying bus routes provide A3.1 Where bus routes link areas across any road Not applicable. for ease of movement of buses between which carries in excess of 6000 vpd, the link is designed localities without complicated turning as a roundabout or to enable a left turn into the road manoeuvres. from one area followed by a right turn from the road into the adjoining residential area. P4 The design of streets and roads to be used as A4.1 Neighbourhood Collector streets and any higher Not applicable. a bus route allows for the efficient and order roads with bus routes are designed in accordance unimpeded movement of buses without with the characteristics specified in Planning Scheme facilitating high traffic speeds. Policy No.6 – Transport, Traffic and Parking.

P5 Public transport stops are located and A5.1 Bus stops for regular peak services are provided Not applicable. designed to provide: at the following spacings: (a) adequate sight distances for passing (a) 300 metres in Residential Precincts or residential traffic; areas of Master Planned Community Precincts; and (b) safe pedestrian crossing where (b) 200 metres in Centre Precincts or commercial appropriate; centres in Master Planned Community Precincts; and (c) shelter or shade and seating; (c) 500 metres in Industrial Precincts. (d) lighting and casual surveillance from nearby buildings; AND (e) minimal adverse impact on the amenity of adjoining premises; A5.2 The siting of bus stops is linked to the pedestrian (f) timetable information; and path network. (d) safe parking of bicycles at public. AND

A5.3 Pedestrian and cyclist safety measures are provided in the vicinity of bus stops and crossing points in accordance with, Queensland Streets, Section 4, Aust roads Guide to Traffic Engineering Practice, Part 13 – Pedestrians and Part 14 - Bicycles, and the Queensland Manual of Uniform Traffic Control Devices. (6) PUBLIC PARKS INFRASTRUCTURE P1 Public parks infrastructure is provided that: A1.1 Not applicable. (a) is accessible and equitably distributed in a (a) A cash contribution is paid in accordance with the manner appropriate to the proposed rates set out in the Planning Scheme Policy DC 5 – settlement or development; Public Parks Infrastructure or Infrastructure Charges (b) contributes to the legibility and character Schedule for Public Parks Infrastructure; of the development; (c) allows for a range of uses and activities; OR (d) is cost effective to maintain; (e) contributes to stormwater management, (b) Land is provided for public parks infrastructure30 visual amenity and environmental care; purposes which: (f) provides opportunities for rest and social (i) includes any public park project31 identified or listed interaction; and in the Planning Scheme Policy DC5 – Public Parks (g) facilitates safe connectivity between areas. Infrastructure or Priority Infrastructure Plan; and (ii) meets the standards set out in Planning Scheme Policy DC5 Open Space Infrastructure Contributions; and (iii) is suitable for use as public parks infrastructure, having regard to its: 1. flexibility/potential for a multiple recreational functions; 2. value as a link or for consolidation of open space in the locality (particularly within the broader functions of drainage, conservation and visual amenity); 3. safety and opportunities for casual surveillance; and 4. likely noise levels; and (iv) is free from encumbrances and able to be used for its intended purpose.

AND

Where land is provided: A1.2 Preliminary works are undertaken free of cost to the Council and in accordance with Planning Scheme Policy No.5 – Operational Works so that that the land is useable for its intended purpose.

AND

A1.3 Waterfront parks are of a width which is capable of accommodating the intended function of the park. (7) VOLUMETRIC SUBDIVISION P1 Reconfiguration of the space above or below the No Acceptable Measure is nominated. Not applicable. surface of land is necessary to facilitate efficient development in accordance with the intent of the precinct in which the land is located, or is consistent with a lawful approval that has not lapsed. (8) SUBDIVISION OF EXISTING OR APPROVED BUILDING P1 Subdivision of existing or approved buildings No Acceptable Measure is nominated. Not applicable. (whether or not including land) does not cause the use of the land to become unlawful.

CODE FOR DEVELOPMENT IN BUSHFIRE HAZARD AREAS

PERFORMANCE CRITERIA ACCEPTABLE MEASURES COMMENT FIRE MANAGEMENT PLAN (FOR ASSESSABLE DEVELOPMENT ONLY) P1 The fire mitigation methods used at the site A1 The development complies with a Bushfire Complies. must be adequate for the potential bushfire Management Plan prepared in accordance with hazard rating of the individual site, having Planning Scheme Policy No. 13 - Preparation of a It is acknowledged that the subject site is affected by a regard to: Bushfire Management Plan. Medium Bushfire Hazard in accordance with Regulatory (a) vegetation type; Map 1.7 of the Maroochy Plan 2000. As such, appropriate (b) slope; vegetation setbacks have been provided between the (c) aspect; vegetation area on the southern boundary of the Lot and (d) on-site and off-site fire hazard implications of the proposed house sites on proposed Lot 11 and the the development; existing house site on proposed Lot 10 to ensure that (e) bushfire history; future residents will not be adversely impacted by bushfire (f) conservation values of the site; and hazard. On this basis, it is determined that a Bushfire (g) ongoing maintenance. Management Plan is not necessary.

LOT LAYOUT, LAND USE AND ACCESS (FOR ASSESSABLE AND SELF- ASSESSABLE DEVELOPMENT) P1 The lot layout of new developments must be A1 The proposal demonstrates building envelopes are Complies. designed to mitigate any potential bushfire hazard and designed to have a setback of: provide safe sites.  1.5 times the height of the predominant tree Appropriate vegetation setbacks (meeting the minimum canopy or 10m, whichever is greater; and 10 metres or 1.5 times the height of the predominant  10m away from any retained vegetation strips tree) have been provided to the proposed future building or small areas of vegetation. envelope on Lot 11 to ensure that future residents will not be at adverse risk of bushfire. P2 With the exception of uses permitted by an A2.1 With the exception of uses permitted by an Not applicable. existing approval, any material change of use must existing approval, the following uses are not located not result in a high concentration of people living or within a medium or high potential bushfire hazard The proposed development does not apply for a Material congregating in a medium or high potential bushfire area: Change of Use. hazard area. (a) educational establishment; (b) hospital; (c) aged persons accommodation (including Retirement Village and Residential Care Facility); (d) caravan park; (e) child care centre; (f) community centres; (g) community residence; (h) high security correctional facilities; or (i) Development involving the manufacture or storage of hazardous materials in bulk.

P3 Vehicular access must be designed to A3.1 For development proposed in a medium or high Complies. mitigate against bushfire hazard by: potential bushfire hazard area, the development (a) ensuring adequate access for firefighting and design incorporates: The proposed development has been designed to ensure other emergency vehicles; (a) a perimeter road that is located within the appropriate access to the rear of the site to facilitate fire (b) ensuring adequate access for the evacuation of development site between the boundary of the fighting and emergency vehicle access if necessary. In residents and emergency personnel, on the event proposed lots and the adjacent bushland having a addition, service vehicles can access the property via of an emergency, including alternative safe minimum cleared width of 20 metres; or Nambour-Mapleton Road for firefighting purposes if access routes should access in one direction be (b) if a) is not possible, a perimeter track on a necessary. blocked in the event of a fire; and minimum cleared width of 6 metres within the (c) providing for the separation of developed areas development site to adjacent bushland which has and adjacent bushland. a grade not greater than 12.5%;

AND

A3.2 The road design is capable of providing access for fire fighting and other emergency vehicles by incorporating through roads only and road grades not exceeding 12.5%.

AND

A3.3 Any perimeter track:  incorporates access points at either end, a vehicle passing bay every 200 metres and a vehicle turnaround every 400 metres;  has a formed width and gradient, and erosion control devices to local government standards;  is either dedicated to Council, or within an access easement that is granted in favour of Council and Queensland Fire and Rescue Service.

SITING, BUILDING DESIGN AND CONSTRUCTION P1 Buildings and structures are sited to minimise A1.1 Buildings and structures are sited in the area of Complies. potential bushfire hazard and associated clearing of lowest bushfire hazard. remnant vegetation. As per A1.2, the proposed house site on Lot 11 has been AND located away from the southern portion of the land which contains the vegetated area on the site. A1.2 Buildings and structures are located away from the most likely direction of a fire front, or on a flat site In addition, appropriate vegetation setbacks (meeting the at the base of the slope. minimum 10 metres or 1.5 times the height of the predominant tree) have been provided to the proposed AND future building envelopes to ensure that future residents will not be at adverse risk of bushfire. A1.3 No clearing of remnant vegetation identified on Regulatory Map 1.1 Nature Conservation Management In addition, no clearing of remnant vegetation identified Areas Special Management Area is required. on Regulatory Map 1.1 will be required for this proposal.

AND

A1.4 On properties where boundary fences abutting native bushland areas, construction of timber paling fencing should not be permitted. The construction of colourbond steel fences is permitted. WATER SUPPLY P1 The development proposed provides an A1.1 Each dwelling unit on the site with a gross floor Complies. adequate water supply for fire fighting purposes and area greater than 50m² has a reliable reticulated the water supply provided for fire fighting purposes water supply that has a minimum pressure and flow of Any future dwelling constructed over proposed Lot 11 will must be safely located and freely accessible for fire 10 litres a second at 200kPa at all times. be provided with a reticulated water supply for firefighting fighting purposes at all times. The water supply must purposes. be reliable, and have sufficient flow and pressure OR requirements for fire fighting purposes at all times. A1.2 Each dwelling unit on the site has an on-site water supply volume of not less than 20,000 litres available for the purposes of fire fighting. The water supply can be either: (a) a separate tank; or (b) a reserve section in the bottom part of the main water supply tank; or (c) a swimming pool installed immediately upon construction of the development

AND

A1.3 The water supply outlet is located away from any potential fire hazards, such as venting gas bottles.

AND

A1.4 The water supply outlet pipe is 50mm in diameter and fitted with a 50mm male camlock (standard rural fire brigade fitting) and a hardstand area within 6 metres of the outlet for fire vehicles.

AND

A1.5 The water supply is located in close proximity to a hard standing area that can accommodate a parked rural fire brigade truck while not impeding the movement of other vehicles.

AND

A1.6 The pumps that pressurise water output from the tank must be able to be operated without reticulated power.

AND

A1.7 Fire hydrants along National Park perimeter roads should be located not less than 100m apart.

AND

A1.8 Road verges and/or nature strips should be landscaped to form a swale drain for stormwater runoff; with low form, nonfire promoting native vegetation OR low form and sparsely planted vegetation (i.e no dense cluster planting).

AND

A1.9 Properties that are located adjacent or abutting bushland should plant low form, non-fire promoting vegetation on areas of the property that are adjacent or abutting bushland.

CODE FOR DEVELOPMENT ON STEEP OR UNSTABLE LAND

PERFORMANCE CRITERIA ACCEPTABLE MEASURES COMMENT (1) ELEMENT: UNSTABLE LAND P1 Development does not increase the risk of harm A1.1 Complies. to people or property or reduce the safety of The development does not: hazardous materials manufactured or stored in bulk  involve new building work which exceeds 20m2 The subject site is affected by a High Landslide Hazard on the as a result of landslide. Mitigation works are gross floor area that involves additional footings southern boundary of the site, as identified on Regulatory provided in a manner which minimises whole of life or structural slab on ground; or Map 1.3 (1 of 2) of the Maroochy Plan 2000. As such, the cycle costs.  involve vegetation clearing; or proposed building envelope has been sited and designed on  alter ground levels to an extent that involves the the northern portion of the site, to avoid the portion of land excavation or filling of more than 50m3 of affected by landslip hazard & steep land. In addition, the material (other than the placement of topsoil not existing dwelling is located on a portion of the site which is exceeding 100mm in depth); or relatively flat and unconstrained by steep land or landslip  create cuttings or fillings with a vertical depth hazard. Furthermore, any future dwelling constructed within greater than 1.5 metres relative to ground level; proposed Lot 11 will be designed to respond to the slope or characteristics of the site to minimise cut/fill works. As such,  re-direct or impede water flows in existing water any future residents will not be adversely impacted by courses, ground water or storm water drains landslip hazard. (whether natural or manmade); or  require the construction of new stormwater drainage to service new impermeable surface areas (including roofed areas) exceeding 50m2; or  involve the construction of an on-site sewerage facility.

An appropriately qualified professional carries out sufficient investigation work and certifies that the stability of the site will be maintained during the course of, and following the development, and that the site is not subject to risk of landslide activity originating from other land. This is in accordance with Planning Scheme Policy No. 4 –Preparation of Geotechnical Reports. (2) ELEMENT: BUILDING DESIGN AND SITE LAYOUT ON STEEP LAND P1 Development is designed, sited and erected For assessable development, these acceptable Complies. to respect and be visually integrated into measures represent only partial fulfilment of the the streetscape and the natural performance criterion. In order to adequately The subject site is affected by a High Landslide Hazard area surroundings by ensuring: address the performance criterion, other measures on the southern portion of the land, as identified on (a) an external appearance of are also likely to be necessary for assessable Regulatory Map 1.3 (1 of 2) of the Maroochy Plan 2000. As natural hues and tones; development. such, the proposed building envelope has been sited and (b) minimisation of reflective designed on the northern portion of the site, to avoid the surfaces; A1.1 portion of land affected by landslip hazard & steep land. (c) adequate screening of the Development does not occur on land steeper than underneath of buildings; 25%. The design of the future house site on proposed Lot 11 will (d) retention, where possible, of also take into consideration the appropriate measures to natural landforms, drainage lines and AND ensure site stability during the construction phase on the land vegetation; identified as steep land. (e) buildings and structures are A1.2 not visually intrusive, particularly from (a) The building (including carparking structures) ridge lines, public open spaces, major has a maximum undercroft height at the tourist roads and other critical vantage perimeter of the building of 3 metres above points, outside of the site; ground level; or (b) The building incorporates undercroft skirting or screening (eg. timber battens) to the full height of any undercroft higher than 3 metres above ground level at the perimeter of the building; or (c) The building incorporates landscape screening for the full height of any undercroft higher than 3 metres above ground level at the perimeter of the building.

AND

A1.3 For buildings other than detached houses, the extent of excavation (cut) and fill is revegetated immediately following completion of the works. P2 Buildings and other structures are designed A2.1. Complies. and sited to minimise adverse impacts on Buildings on land with slopes of 15% or more are amenity of neighbouring sites having setback 1.5 metres from the side or rear boundary of The proposed future building envelopes comply with the regard to: the site for a height of 4.5 metres (above ground appropriate setbacks outlined in A2.1. • natural light and ventilation, level), and then setback an additional 0.5 metres up • views and outlook, and privacy. to a height of 6.0 metres (above ground level), and In addition, the proposed house site on Lot 11 will not exceed then with planes projected at 45 degrees from a 10 metres in height and is not considered to impact on the height of 6.0 metres (above ground level) at a point amenity of the existing dwelling on Lot 10. 2.0 metres in from the side or rear boundary of the site (see Figure 2.1.4(a).

AND

A2.2 Buildings are not higher than 10.0 metres above ground level.

AND

A2.3 If over a height of 6m minor encroachments (being roof overhangs, roof eaves and sunshades only) extend outside of the building envelope to a maximum projection of 900mm, providing the encroachment is no closer to the boundary than 2m.

CODE FOR NATURE CONSERVATION AND BIODIVERSITY

PERFORMANCE CRITERIA ACCEPTABLE MEASURES COMMENT P1 The nature conservation and biodiversity A1.1 No vegetation is cleared which is: Complies. values of environmentally sensitive areas are (a) an area of critical habitat, or an area containing or protected. likely to contain threatened species (flora or fauna) as It is acknowledged that the subject site contains native defined by the Nature Conservation Act 1992; or vegetation along the eastern, southern and western (b) an area containing or likely to contain protected or boundaries of the subject site, which is also recognised threatened communities or species, or the known as Category B Vegetation area containing of concern habitat of such species as defined by the Environmental regional ecosystems on the SARA DA Mapping System. Protection and Biodiversity Conservation Act 199); or As such, the proposed building envelope and access (c) an area of ‘Endangered’ regional ecosystem under handle for proposed Lot 11 have been sited and the Vegetation Management Act 1999; or designed in an area that is free of this vegetation area. (d) an area of ‘Of Concern’ regional ecosystem under As such, no vegetation will be cleared or removed as the Vegetation Management Act 1999 that is within a part of the proposed development. Rural precinct or a Sustainable Rural Residential Precinct; or (e) an area identified as a high nature conservation value area or an area vulnerable to land degradation under the Vegetation Management Act 1999.

AND

A1.2 Clearing of other remnant or regrowth vegetation shown on Regulatory Map No 1.1 (Nature Conservation Management Areas) is minimised, with at least 70% of the vegetation within the site retained. P2 Important habitat linkages and ecological A2 Existing corridors of native vegetation in locations Not applicable. corridors are retained and enhanced. identified as a local or strategic linkage or riparian forest on Figure 4-2.1.1 Nature Conservation Strategy The subject site does not comprise vegetation that is an are retained to achieve a minimum width of 200m. important habitat linkage or ecological corridor.

P3 Viable connectivity is maintained or created No Acceptable Measure is nominated. Not applicable. between native vegetation areas or areas of habitat significance within the site and external The subject site does not comprise vegetation that is an to the site, such that the connectivity provides important habitat linkage or ecological corridor. for: (a) ecosystem functioning; (b) self generation; and (c) resilience against threatening processes.

P4 Siting, design and construction of the No Acceptable Measure is nominated. Complies. development (including buildings, structures, outdoor activity areas and on-site The proposed development, including the future infrastructure) minimise impacts on building envelope and access handle on Lot 11 has been biodiversity values, having regard to: designed to minimise any potential impact on the (a) the nature of the specific biodiversity vegetation on the site. In addition, Lot 11 has been values of the site and adjacent land; designed as a balance lot, to ensure that multiple lot (b) the potential to contain new development boundaries are not dissecting the vegetation. The within existing cleared or disturbed areas and proposed building envelope on Lot 11 is also located a avoid further fragmentation of vegetation; suitable distance from the dense vegetation on the (c) the potential to respond sensitively to the southern boundary. natural land form; (d) the provision of adequate separation between the development and the specific biodiversity values of the site and adjacent land; and (e) the provision of other appropriate buffering treatments. P5 Environmentally sensitive areas are protected No Acceptable Measure is nominated. Not applicable. from: (a) weed infestation; and (b) changes to the hydrological regime.

P6 Lighting is located and orientated to minimise A6.1 Not applicable. negative impacts on wildlife and Light spill resulting from direct, reflected or other environmentally sensitive areas. incidental light does not exceed the criteria in AS4282- 1997 “Control of the obtrusive effects of lighting” at surrounding sensitive uses; and

A6.2 The vertical illumination resulting from direct, reflected or other incidental light emanating from lighting does not exceed 1 lux when measured at the boundary of environmentally sensitive areas (Nature Conservation Management Unit or a Nature Conservation Management Area shown on Figure 4 - 2.1.1 Nature Conservation Strategy) and protected from estate boundaries at any level from ground level upward. P7 Separation and buffering between For land in the protected estate: Not applicable. development and adjacent environmentally A7.1 sensitive areas (whether on the site or (a) All buildings, structures and operational works are Surrounding allotments do not comprise significant adjacent land) ensures environmentally setback a minimum of 100m from the nearest boundary ecological corridors that will be adversely affected by sensitive areas are protected from potential of land in the protected estate; and the proposed development. adverse impacts on biodiversity values. (a) Native vegetation in the buffer is to be retained or enhanced.

For other environmentally sensitive areas not in the protected estate: No Acceptable Measure is nominated. P8 Rehabilitation and landscaping of cleared or No Acceptable Measure is nominated. Not applicable. degraded vegetation areas includes: (a) Retention of existing native vegetation; (b) maximisation of natural regeneration and recruitment; (c) promotion of the site’s pre-European clearing structural and floristic qualities; (b) minimisation of edge effects through small edge to area ratios and suitable planting; (c) promotion of the weed free succession of the area with minimal ongoing management; and (d) minimisation of disturbance to habitat and environmental values of the site through the staging of work over an appropriate timeframe.

CODE FOR TRANSPORT, TRAFFIC AND PARKING

PERFORMANCE CRITERIA ACCEPTABLE MEASURES COMMENT (1) TRANSPORT SYSTEM P1 Development is designed to encourage travel by A1.1 Development provides a system of integrated Complies. public transport, walking and cycling rather than by pedestrian and bikeway networks that achieve private car. convenient connections to major public transport The subject site is located in an area where pedestrian interchanges, stations or stops in accordance with the footpaths are available, and a bus stop is located planning and design objectives outlined in Planning approximately 1km to the south. Scheme Policy No. 6 - Transport, Traffic and Parking.

P2 Public transport, pedestrian, cycle, and road and A2.1 Public transport, road and street, pedestrian and Complies. street networks are provided in an integrated cycle networks integrate with each other in accordance manner. with Planning Scheme Policy No. 6 - Transport, Traffic The proposed development will not impact on the and Parking. existing arrangement along Nambour-Mapleton Road.

(2) ROAD AND STREET NETWORK P1 The arterial road network has the ability to A1.1 The arterial road system is provided according to Not applicable. accommodate express public transport services and the functional road hierarchy characteristics outlined in has capacity to safely and efficiently accommodate the Transport, Traffic and Parking Planning Scheme projected traffic movements. Policy.

P2 Development is in accordance with the function of A2.1 Development is consistent with the Major Road Complies. the road and street network. Network Hierarchy outlined in the Transport, Traffic and Parking Planning Scheme Policy. The proposed development involves the creation of one (1) new access handle onto Nambour-Mapleton Road, AND which will not negatively impact the planned function of the road network. A2.2 Frontage access techniques are applied to developments proposing access to roads and higher order streets in accordance with the Transport, Traffic and Parking Planning Scheme Policy.

P3 Development with high traffic generating potential A3.1 The traffic impacts of any development with: Not applicable. minimises any adverse impacts on landuse and the (a) A potential increase in peak hour or daily traffic external road and street system. movements by more than 5% on the external road The proposed development will not generate high traffic system, or on an approach to a signalised, unsignalised, volumes. or roundabout intersection on an external road, OR (b) A proposed access to an Arterial or Sub-arterial road, OR (c) A potential increase in traffic movement that would exceed the physical or environmental capacity of the road and street system as nominated in the Transport, Traffic and Parking Planning Scheme Policy, OR (d) A proposed access within 100m of a signalised intersection, are identified and addressed in accordance with the Transport, Traffic and Parking Planning Scheme Policy. P4 Development facilitates orderly development of the A4.1 Where appropriate, development provides for Complies. road network. upgrades or contributes to the construction of road network improvements in accordance with the The proposed development will not negatively impact requirements of the Transport, Traffic and Parking the structure and character of the road network. Planning Scheme Policy.

A4.2 Development is consistent with the road hierarchy of the overall road and street network for the Shire (shown on Map 1 in the Transport, Traffic and Parking Planning Scheme Policy and described in that Policy).

A4.3 The road and street network is provided in accordance with the hierarchy characteristics outlined in the Transport, Traffic and Parking Planning Scheme Policy.

P5 The street network has a clear structure and A5.1 A road or street does not connect with another Not applicable. characteristics of the street system conform to their road or street that is more than two levels higher or function in the network. lower in the road hierarchy, as defined in Planning Scheme Policy No. 6 - Transport, Traffic and Parking.

A5.2 Characteristics of the street network meet the requirements of Planning Scheme Policy No. 6 - Transport, Traffic and Parking.

P6 The design features of each type of residential street A6.1 The street network reflects the characteristics and Not applicable. encourage driver behaviour appropriate to the design features outlined in Planning Scheme Policy No. primary function of the street in the network. 6- Transport, Traffic and Parking.

(3) SITE ACCESS REQUIREMENTS P1 Site access and design does not interfere with A1.1 Site access location and design is consistent with Complies. planned function of overall road network. the requirements of Planning Scheme Policy No. 6 - Transport, Traffic and Parking. The existing dwelling located within proposed Lot 10 will continue to gain access via the existing access node on Nambour-Mapleton Road, which is shared with the Lot 1 on RP87310 to the east.

As displayed by the Plan of Subdivision, Plan No. 53238 (Appendix E), proposed Lot 11 will gain access to Nambour-Mapleton Road via the creation of a new access handle on the north eastern boundary of the lot. The proposed access is 4 metre wide, and is compliant with the Planning Scheme Policy No.6 – Transport, Traffic and Parking.

The proposed access arrangement represents the safest & most practical outcome, which ensures the protection of the native vegetation on the site. P2 Driveways are located so as to minimise adverse A2.1 The number of site access driveways is minimised Complies. impacts on external traffic systems. (usually one), with access to the lowest order road to which the site has frontage, consistent with amenity In accordance with A2.1, the proposed development impact constraints, and located in accordance with the seeks to create one (1) access handle to service requirements of Planning Scheme Policy No. 6 - proposed Lot 11 via Nambour-Mapleton Road, whilst Lot Transport, Traffic and Parking. 10 will continue to utilise the existing shared access arrangement with Lot 1 on RP87310. As such, the proposed access arrangements have been consolidated as much as possible and will not result in adverse impacts on external traffic systems. P3 Appropriate provision is made for turning traffic at A3.1 Turns to and from driveways are restricted to left Complies. driveways to minimise the impact of the turns only, or provision is made for right turns in development on external traffic systems. accordance with the requirements of Planning Scheme Vehicles are able to exit the site in either direction along Policy No. 6 - Transport, Traffic and Parking. Nambour Mapleton Road.

P4 Sight distances to and from driveways are sufficient A4.1 Available sight distances from driveways comply Complies. to ensure safe operation. with the requirements of Planning Scheme Policy No. 6 - Transport, Traffic and Parking. The proposed access arrangement achieves adequate sight visibility along Nambour Mapleton Road. We wish to make Council aware that the Department of Transport & Main Road have approved the proposed lot layout & access arrangement, as outlined within the Pre- Concurrence Agency Response included within Appendix F of this report. RoadPro Development have also prepared Traffic Engineering Advice as part of this Pre-Concurrence Agency Response, which is included within Appendix G of this report for Council’s assessment purposes. P5 Driveways are designed and constructed to A5.1 Driveways are consistent with the design Complies. standards appropriate for design traffic volumes and requirements of Planning Scheme Policy No. 6 - vehicle types. Transport, Traffic and Parking. Future driveways will be designed in accordance with the requirements of Planning Scheme Policy No. 6 – Transport, Traffic and Parking.

P6 Site access driveways incorporate queue provisions A6.1 Driveways incorporate queue space between the Not applicable. sufficient to ensure safe and convenient access property boundary and the first internal intersection or without impact on external traffic systems. car parking space in accordance with the distances Queuing provisions are not applicable to the proposed nominated in Planning Scheme Policy No. 6 - Transport, development. Traffic and Parking.

A6.2 Where driveways have boom-gates or gates, queue space is provided in accordance with the distances nominated in Planning Scheme Policy No. 6 - Transport, Traffic and Parking.

A6.3 For drive-through facilities and parking control facilities, provision is made for internal queues in accordance with the requirements of Planning Scheme Policy No. 6 - Transport, Traffic and Parking.

P7 Appropriate and sufficient signage is provided to A7.1 Appropriate direction, regulatory, warning and Not applicable. ensure safe and convenient usage of site access information signage and line marking is proposed in systems. accordance with the requirements of Planning Scheme Policy No. 6 - Transport, Traffic and Parking.

(4) PUBLIC TRANSPORT FACILITIES P1 Development is designed and constructed to A1.1 Developments provide convenient and attractive Complies. maximise accessibility via existing and planned linkages to existing and proposed public transport public transport facilities facilities in accordance with planning by Council and The proposed development will continue to utilise the State Government agencies and the requirements of existing linkages in the area. Planning Scheme Policy No. 6 - Transport, Traffic and Parking.

P2 Public transport routes and interchange facilities are A2.1 Public transport routes and stops or interchange Not applicable. incorporated into development to encourage use of facilities are provided to service the site in accordance public transport as an alternative to private car with planning by Council and State Government usage. agencies and the requirements of Planning Scheme Policy No. 6 - Transport, Traffic and Parking.

(5) PEDESTRIAN FACILITIES P1 A network of pedestrian paths is provided to service A1.1 Public footpaths and pedestrian ways are provided Complies. new developments to achieve high levels of in accordance with overall planning for the area by pedestrian safety and accessibility, particularly to Council and relevant State Government agencies, and The proposed development will continue to utilise the public transport facilities and other pedestrian consistent with the requirements of Planning Scheme existing pedestrian pathways in the area. generators located internally and externally to the Policy No. 6 - Transport, Traffic and Parking. site. P2 Provision is made for the safe and convenient A2.1 On site pedestrian facilities and connections to Not applicable. movement of pedestrians on-site and between public public pedestrian facilities are provided in accordance pedestrian facilities and on-site activity nodes. with the requirements of Planning Scheme Policy No. 6 - Transport, Traffic and Parking. (6) CYCLIST FACILITIES P1 Development provides a conveniently located A1.1 Bikeways are provided in accordance with overall Not applicable. network of cycle facilities (with connections to planning for the area by Council and relevant State external networks) that achieves a high level of Government agencies, and consistent with the There are currently no established cycle networks in the safety an accessibility, and recognises the different requirements of Planning Scheme Policy No. DC2 - area. requirements of cyclists likely to use the facility. Provision of Bikeways and Bicycle Facilities and Planning Scheme Policy No. 6 - Transport, Traffic and Parking.

P2 Shared pedestrian / cyclist facilities provide for safe A2.1 The width and alignment of shared pedestrian / Not applicable. and convenient joint usage. cyclist facilities are in accordance with the requirements of Planning Scheme Policy No. DC2 - Provision of Bikeways and Bicycle Facilities and Planning Scheme Policy No. 6 - Transport, Traffic and Parking. P3 Appropriate on-site bicycle parking or terminal A3.1 The number of bicycle parking facilities provided Not applicable. facilities are provided to encourage cycling as an on the site is the minimum number stated in Schedule 1 alternative to private car travel. to this Code.

A3.2 Bicycle parking or terminal facilities are designed and provided in accordance with the requirements of Planning Scheme Policy No. DC2 - Provision of Bikeways and Bicycle Facilities and Planning Scheme Policy No. 6 - Transport, Traffic and Parking.

(7) CAR PARKING P1 On-site car parking areas are provided with A1.1 Except as provided for in A1.2 below, car parking Complies. adequate capacity to accommodate design peak is provided in accordance with the requirements of parking demands. Schedule 2 to this Code. The proposed house site on Lot 11 will include OR appropriate area for the storage of vehicles anticipated on the site. A1.2 For any non-residential use (other than a Convenience Restaurant, Hotel, Post Office, Bank or Shopping complex) in a Town Centre (Core and Frame) or Village Centre Precinct, the minimum number of car parking spaces provided on the site is not less than one space per 20m2 of gross floor area (with the required number being the nearest whole number where the calculated number is not a whole number), with on-site queuing areas and service vehicle provision meeting the minimum requirements for non-residential uses elsewhere.

A1.3 The provision of at least one bus parking space at premises where buses are likely to be regular vehicles arriving at the facility in accordance with the requirements for provision of bus parking outlined in Planning Scheme Policy No. 6 - Transport, Traffic and Parking. P2 Car parks and their site access systems must be A2.1 Development provides safe and conveniently Not applicable. designed to provide safe and convenient parking and located car parks and circulation systems to meet the circulation for all of the different users of the facility. needs of various users expected to use the site in accordance with Planning Scheme Policy No. 6 - Transport, Traffic and Parking. (8) SERVICE VEHICLE REQUIREMENTS P1 Driveways, internal circulation areas and service A1.1 Driveways, internal circulation areas, and service Not applicable. areas are designed to: areas are provided to accommodate the nominated a) ensure that proposed loading, unloading, design vehicles for each development type outlined in Service vehicles will not need to internally access the waste collection and fuel delivery facilities Schedule 2 to this Code. site, as the proposed development will be serviced by (if required) can satisfactorily accommodate Council’s kerbside collection service along Nambour- the number and type of service vehicles A1.2 Driveways, internal circulation areas, manoeuvre Mapleton Road. expected on-site; and areas, loading and unloading areas and refuse collection b) the movement of service vehicles on-site facilities are designed and provided in accordance with and loading and unloading operations do the design requirements outlined in Planning Scheme not interfere with on-site amenity and the Policy No. 6 - Transport, Traffic and Parking. safe and convenient movement of other vehicles and pedestrians on the site. A1.3 The minimum number of on-site Service vehicle bays is provided in accordance with Schedule 3 to this Code.