PLANNING REPORT NO. 54232 Application for a Development Permit for a Reconfiguration of Lots by Staged Boundary Realignment (2 Lots into 2 Lots) and creation of an Access Easement involving land described as Lot 1 on RP902174, Lot 3 on RP115119 and Lot 12 on RP93363, situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour QLD 4560 Prepared on Behalf of: Knomul Super Pty Ltd April 2016 Murray & Associates (Qld) Pty Ltd ACN 075 543 154 ABN 81 075 543 154 www.mursurv.com [email protected] Contents Contact Details ..................................................................... 4 1.0 Summary ...................................................................... 5 2.0 Introduction ................................................................. 6 3.0 Characteristics of the Site and Surrounding Area ......... 7 3.1 Overview ............................................................................... 7 3.1.1 Location of the Subject Sites .......................................... 7 3.1.2 Current Registered Landowner’s ..................................... 8 3.1.3 Zoning Designation ....................................................... 8 3.1.4 Surrounding Land Uses ................................................. 9 3.1.5 Shape, Size, Topography and Easements ......................... 9 3.1.6 Built and Natural Site Features ....................................... 9 3.1.7 Access and Services .....................................................10 4.0 Proposed Development ............................................... 11 4.1 Development Overview ..........................................................11 4.1.1 Proposed Allotment Areas .............................................12 4.1.2 Access .......................................................................12 4.1.3 Stormwater Management .............................................13 4.1.4 Services .....................................................................13 5.0 Local Planning ............................................................ 15 5.1 Level of Assessment & Strategic Framework .............................15 5.2 Relevant Codes .....................................................................15 5.3 Low Density Residential Zone Code ..........................................15 1 Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016 5.4 Overlays ...............................................................................17 5.4.1 Native Vegetation ........................................................18 5.4.2 Landslide Hazard and Steep Land ..................................18 6.0 State Planning ............................................................ 20 6.1 Referral Agencies ..................................................................20 6.2 State Planning Policy ..............................................................20 7.0 Conclusions & Recommendations ............................... 21 2 Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016 Figures Figure 1 – Locality Map Figure 2 – Zone Map Appendices Appendix A – Current Title Searches Appendix B – Survey Plans and SmartMap Appendix C – Plan of Development, Plan No. 54232 Appendix D – Code Assessment 3 Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016 Contact Details Murray & Associates (Qld) Pty Ltd Contact: Rebekah Hale Town Planning & Surveying Consultant Address: PO Box 246 Nambour Qld 4560 Phone: (07) 5441 2188 Fax: (07) 5441 2601 Email: [email protected] 4 Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016 1.0 Summary SITE DETAILS 28 Savilles Road, 3A Perlan Street & 23 Crescent Drive, Address Nambour QLD 4560 Real Property Lot 1 on RP802174, Lot 3 on RP115119 & Lot 12 on Description RP93363 Subject Land Area 8.201ha (Lot 1), 7967m2 (Lot 3) & 9401m2 (Lot 12) Local Authority Sunshine Coast Regional Council Lot 1 – William James Mulholland, Andrew Adam Mulholland & Janifer Diane Mulholland Current Registered Lot 3 – Donald Philip Cranwell & Lynette Marjorie Cranwell Landowner’s Lot 12 – Graham Harry Chapman & Joan Eleanor Chapman SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATIONS Land Use Category Urban Footprint PLANNING SCHEME DESIGNATIONS Planning Instrument Sunshine Coast Planning Scheme Zone Map Zone Map ZM18 Zone Low Density Residential Zone Local Plan Area Nambour Local Plan Area APPLICATION DETAILS Applicant Knomul Super Pty Ltd Reconfiguration of Lots by Staged Boundary Realignment Proposal (2 Lots into 2 Lots) and creation of an Access Easement Application Type Development Permit Level of Assessment Code Assessment 5 Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016 2.0 Introduction Murray & Associates (Qld) Pty Ltd have been commissioned to prepare this Planning Report on behalf of Knomul Super Pty Ltd in support of an application for a Development Permit for a Reconfiguration of Lots by Staged Boundary Realignment (2 Lots into 2 Lots) and creation of an Access Easement involving land described as Lot 1 on RP802174, Lot 3 on RP115119 and Lot 12 on RP93363, situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour. The Current Registered Landowner’s of the subject sites (refer to Appendix A for copies of the Current Title Searches) have provided written consent to the proposed development by signing the Individual Landowner’s Consent Forms which are attached to IDAS Form 1 – Application Details. IDAS Form 7 – Reconfiguring a Lot also accompanies this application. The subject sites comprise a total combined area of 9.937ha and are included within the Low Density Residential Zone of the Nambour Local Plan Area, in accordance with Zone Map ZM18 of the Sunshine Coast Planning Scheme. As identified within Part 5 – Tables of Assessment, 5.6 Levels of Assessment – Reconfiguring a Lot of the Sunshine Coast Planning Scheme, the proposed development triggers Code Assessment. The purpose of this Town Planning Report is to provide a detailed overview of the proposed development in relation to the characteristics of the subject site, the local area and the applicable local and state government planning regulations. In this regard, an assessment has been undertaken in relation to the applicable development and overlay codes of the Sunshine Coast Planning Scheme, and should be read in conjunction with the supporting information included within the Figures and Appendices of this report, as well as the attached IDAS forms. 6 Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016 3.0 Characteristics of the Site and Surrounding Area 3.1 Overview 3.1.1 Location of the Subject Sites The subject sites are situated at 28 Savilles Road, 3A Perlan Street and 23 Crescent Drive, Nambour and are legally described as Lot 1 on RP802174, Lot 3 on RP115119 and Lot 12 on RP93363. The subject sites are located approximately 3 kilometres north west of the services and amenities provided by the Nambour Township including schools, recreational open space, the Nambour Hospital and the Train Line. Figure 1 below identifies the location of the subject site in relation to the surrounding area. Subject sites Figure 1 - Locality Map 7 Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016 3.1.2 Current Registered Landowner’s The Current Registered Landowners of the subject sites are outlined below, as confirmed by the Current Title Searches which are included within Appendix A of this report: Lot 1 on RP802174 – William James Mulholland, Andrew Adam Mulholland and Janifer Diane Mulholland Lot 3 on RP115119 – Donald Philip Cranwell and Lynette Marjorie Cranwell Lot 12 on RP93363 – Graham Harry Chapman and Joan Eleanor Chapman It is important to note that Lot 3 on RP115119 is consolidated with Lot 35 on RP109897 to the south, as displayed by the Current Title Search included within Appendix A. Part of this application seeks to separate these lots onto different titles, through the creation of a temporary access easement (Stage 1). 3.1.3 Zoning Designation The subject sites are included within the Low Density Residential Zone of the Nambour Local Plan Area, in accordance with Zone Map ZM18 of the Sunshine Coast Planning Scheme. Figure 2 provides an extract of Zone Map ZM18, identifying the subject site in relation to surrounding allotments. Subject sites Figure 2 – Zoning Map 8 Planning Report 54232 Murray & Associates (Qld) Pty Ltd April 2016 3.1.4 Surrounding Land Uses The subject properties are surrounded by allotments to the north, south, east and west which are likewise included within the Low Density Residential Zone and comprise single detached residential dwellings. A small portion of land located to the north of Lot 1 on RP802174 is located in the Environmental Management and Conservation Zone - Savilles Road Bushland Conservation Reserve. 3.1.5 Shape, Size, Topography and Easements The subject sites are irregular in shape and comprise a total combined area of 9.937ha. For complete site dimensions, refer to Appendix B of this report for a copy of the Survey Plans and SmartMap. The subject sites comprise undulating topography which slopes towards the north east. It is noted that the Lot 1 on RP802174 is encumbered by two (2) easements. Easement A on RP98745 traverses the western boundary in favour of Council for trunk infrastructure, whilst Easement F on RP802174 traverses the northern boundary for electricity purposes. Lot 3 on RP115119 and Lot 12 on RP93363 are also encumbered by Easements B & C on RP98745 in favour of Council for trunk infrastructure.