Prelodgement Meeting Notes

Prelodgement meeting details

Meeting date 29 September 2021
Reference no. PLM21/0191
Meeting attendees Name Title Organisation
Tara Norley Project Manager SCC
John Borthwick Project Director SCC
Doug Wilson Engineering SCC
Chris Page Senior Town Planner Murray & Associates Pty Ltd

Proposed development
Street address 27 Gympie Street North, Landsborough
2 & 2A William Street, Landsborough
Real property description Lot 1 RP174222, Lot 3 RP174222 and Lot 5 RP207548
Proposal details  Application for a Development Permit for Reconfiguring a Lot (2 Lots into 3 Lots) at 27
Gympie Street North and 2A William St, Landsborough. The subject site (Lots 1 & 3 on
RP174222) has a combined area of 6,568m2
 Application for a Development Permit for Reconfiguring a Lot (Access Easement) over 2
William St, benefiting 2A William St (Lot 2 on RP207548 and Lot 3 on RP174222 and)

Supporting information
Plan/document no. Title, prepared by Date
NA Proposed Easement Plan NA
NA Concept Plan of Subdivision NA

Planning scheme information

Planning scheme Sunshine Coast Planning Scheme 2014 (24 May 2021)
Development type Reconfiguring a lot
Level of assessment Code assessable
Local plan area Landsborough
Zone Rural Zone
Overlays  Biodiversity, Waterways and Wetlands
o Stream Order 3 - 4
o Native Vegetation Area (Lot 3 RP174222 only)
 Height of Buildings and Structures
o 8.5 metres
 Landslide Hazard (Lot 3 RP174222 only)
o Moderate Hazard Area
o High Hazard Area
 Scenic Amenity (Lot 1 RP174222 only)
o Scenic Route
 Water Resource Catchments Overlay
o Water Resource Catchment Area

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Key issues identified by the applicant for discussion
 Landsborough Local Plan Code- The subject site is not within any of the low density precincts Local Area Plan. AO12
states that in LDR generally, lots sizes comply with AO13.1 & 13.2 (which are for the precincts). There appears to be
3 different minimum lot sizes mentioned within these AO’s. Minimum lot size of 650m2 appears to be the most relevant
though we seek confirmation from Council that this is correct.
 It is acknowledged the balance parcel fronting William St (3RP174222) is constrained by flooding. Although this does
not impact the subdivision, we seek confirmation that a drainage easement will be required over this area (excluding
existing house).
 The current access to 3RP174222 is not built up and is subject to flooding and inundation. The applicant proposes to
establish an access easement over the existing driveway & crossing (bridge) on the neighbouring property
(5RP207548). The crossing/bridge (picture below) provides for flood free access to the site and allows for the
establishment of a new flood free driveway to the existing house that will result in less filling as opposed to making the
existing access flood free.

Overall meeting outcome

Proposal supported in principle subject to detailed assessment and resolution of the key matters outlined below.

Extent of assessment
The meeting has addressed the key issues/matters that have been identified by the applicant on the development
assessment enquiry form. This document is a record of prelodgement discussions and will not be made available for public
viewing. Prelodgement discussions are conducted to explore development options and requirements, identify issues and
provide guidance to prospective applicants about council’s policies for development.
The recorded discussion items and outcomes in no way imply or commit to an approval of the proposal on the part of
council or council officers, nor guarantee that all potential issues associated with a development proposal have been
raised/identified. When a formal development application is lodged, the proposal will be assessed on its planning merits in
accordance with council’s policy framework existing at the time of the assessment. Any application must give due regard
to the full provisions of council’s planning scheme as they apply to the application.

Mandatory technical reports and information to accompany resulting applications

Should an application be made for this proposal, the following technical documentation must be provided with lodgement
of the application:
1. Town Planning Report
2. Stormwater Management Plan

Broad methodology and content of these reports can be found within the associated planning scheme policy.
Any changes to the proposal may require variation to the above requirements.
A statement addressing the development’s compliance with the matters raised in the prelodgment meeting must also be
supplied.

Council has published a well made checklist which is available on our website
https://www.sunshinecoast.qld.gov.au/Development/Development-Applications/Development-Application-Forms . We
recommend you lodge a completed version of this checklist with your application, accompanied by the code checklists
which are also available on the https://www.sunshinecoast.qld.gov.au/Development/Development-
Applications/Development-Application-Forms. A well-made application that is consistent with the planning scheme will
be prioritised with faster assessment timeframes.

Items discussed at meeting By whom

Planning Tara Norley
Reconfiguring a Lot Proposal
 The applicant proposes a reconfiguration of a lot (2 Lot into 3 Lots) over land at 27 Gympie Street North and 2A William
Street, Landsborough.
 The two southern lots are proposed at approximately 650m2 (excluding access handle) and the third northern lot at
approximately 5200m2.
 The proposed new lot is a rear lot and includes an approximate 40m long access handle from Gympie Street North.

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Assessment considerations
 The subject site is located within the Low density residential zone within the Landsborough local plan area. In
accordance with Table 5.6.1, the proposed reconfiguration of a lot would be subject to code assessment.
 The purpose of the zone is to provide for predominantly low density, low rise residential activities on conventional sized
urban residential lots.

Key Issues (based on plans received)

 The Reconfiguring a lot code specifies minimum lot sizes of 600m2 excluding the access handle.
 The access handle must be a part of the rear lot. An access easement over the southernmost lot to gain access to the
rear lot is not supported.
 Any application would be required to comply with Table 9.4.4.3.4 Access strip requirements for rear lots of the
Reconfiguring a lot code re. access strips.
 The proposed lot configuration is not supported. It is recommended the ‘new’ lot be redesigned, with the rear boundary
being in alignment with the adjoining property (29 Gympie St North) rear boundary line.
 All existing buildings and structures will need to be wholly contained within a lot. Any building or structure that is unable
to be contained within one lot will be required to be removed.
 A combined access for the two southern lots will be required, with an access easement over the access handle
benefiting the existing southern lot/dwelling (currently Lot 1 RP174222).
 The subject site is on a Scenic Route under the Scenic amenity overlay. As such, any application will need to include
a building envelope. In addition, existing vegetation on site is to be retained where possible to maintain the existing
visual amenity along the route.
 A vegetated strip along the western side boundary is required to provide a buffer to the adjoining lot to the west, as per
the Landscape code.
 Any application should address waste management in terms of the placement of bins, including within the site and on
the road verge for pick up days.

Access Easement Enquiry

 A proposed access easement over 2 William Street, Landsborough benefiting 2A William Street was also discussed.
 A Reconfiguring a Lot application would be required to establish an access easement. This may be included in the
proposed two lot into three lot application.

Engineering Doug Wilson

Reconfiguring a lot code
 The location of the existing structure adjacent to the access strip is not acceptable, due to the impacts from noise, dust
light and clearances required to vehicles entering the rear lot. These vehicles include heavy construction vehicles.
 Maximum length of the access strip is 40m.
 A widening of the driveway to 6m x 6m long at the front of the property boundary for queuing is required.
 Minimum separation between driveways along the street frontage is 3m between driveway splays, this includes the
existing adjacent driveway.
 The frontage road is a District Collector road - access is to be limited.
 A combined driveway to service both lots is required and would require a 6m wide driveway with a reciprocal access
easement and driveway of 3.5m.
 The existing buildings along the rear of the lot will require relocation.
 The proposal to create an access easement on the balance lot to provide access over the existing bridge would require
plans of the location of the driveway and an assessment of the flood impacts by an RPEQ.

Stormwater management code

 The lots fall to the rear of the lot and rely on downstream discharge. This may require easement through downstream
properties to achieve a lawful point of discharge.
 A stormwater management plan report is required to demonstrate how stormwater quality and quantity will be
managed.
 Design requirements for Stormwater quality management are to be demonstrated in accordance with the Planning
scheme policy for development works (Table SC6.14.3E Alternative management measures) which include grading
shared-access and hatchet-lot driveways to swales or landscaped areas.
 The stormwater drainage system may require on-site detention and must satisfy non-worsening of the peak flows.

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 An easement or drainage reserve is required over the overland flows which flow through the balance portion of the
site. This is based on the size of the catchment area and type of flooding.

Works and infrastructure code:

 If earthworks are proposed, then a preliminary earthworks plan would be required.

Urban design Evelyn Murphy (not in attendance)

Scenic Amenity
 The site is located on a scenic route under the scenic amenity overlay code.
 Developments on the route should not compromise the visual amenity of the scenic route. It should be unobtrusive,
maintain important view corridors and significant landscape features. Development should be low key and not detract
from the scenic amenity offered from the route.
 Retention of the existing dwelling to the scenic route is a good outcome.
 The retention of vegetation must be considerate to the scenic route outcomes.
 Minimisation of the driveway access point onto the Gympie Street address is preferred.

Infrastructure charges
A request for written advice for an infrastructure contributions estimate relevant to your proposal may be obtained for a
fee. You can request further details by emailing: icinfo@sunshinecoast.qld.gov.au or visiting council’s website
https://www.sunshinecoast.qld.gov.au/Development/Local-Government-Infrastructure-Plan/Infrastructure-Charges-
Resolution.

Miscellaneous
State Assessment and Referral Agency (SARA)
Where an application is required to be referred to the State government as a concurrence or referral agency council
recommends early discussions with those agencies to minimise the state assessment period and potential delays relating
to providing responses to their information requests.
Electronic Application Submission
It is recommended that applications are lodged electronically. Electronic versions of the required forms are available on
the Queensland Treasury website: https://planning.dsdmip.qld.gov.au/planning/better-development/application-forms-
and-templates. Forms and plans should be lodged in PDF format. All electronic applications are to be lodged through
council’s MyCouncil electronic lodgement service at: https://mycouncil.sunshinecoast.qld.gov.au/. You must provide an
email address that council will use as the primary form of correspondence. This address will be required on all council and
State Government forms.
Unitywater and other Agencies
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
prelodgement meeting service

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Discounted application fee
As outlined in council’s fees and charges schedule, some of the fees associated with these services may be discounted
from any subsequent development application.
In these cases, you will need to submit a request for a fee quote to council prior to lodging any subsequent development
application. All relevant information needs to be included with this fee quote request so that council can confirm the
relevance of a discounted development application fee.

Prelodgement notes acknowledgement

Council project director:

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