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Planning Report - 11 Senegal Rise Doonan
ABN: 74 622 643 421
PO BOX 7044 SIPPY DOWNS QLD 4556
[email protected]
+61 412 788 532
Reference: 20-052
Chris Bentley
PLANNING REPORT
Proposed Dwelling
11 Senegal Rise, Doonan
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TABLE OF CONTENTS
1.0 INTRODUCTION .................................................................................. 1
1.1 PURPOSE OF THIS REPORT .................................................................................................................. 1
1.2 APPLICATION ..................................................................................................................................... 3
2.0 SITE DESCRIPTION ............................................................................... 4
2.1 SURROUNDING LAND USES ................................................................................................................ 4
2.2 TOPOGRAPHY AND GEOLOGY ............................................................................................................. 5
2.3 SERVICES ........................................................................................................................................... 5
2.4 VEGETATION ...................................................................................................................................... 6
3.0 PROPOSED DEVELOPMENT .......................................................... 8
3.1 CONCEPT ........................................................................................................................................... 8
3.2 VEGETATION CLEARING ...................................................................................................................... 9
3.3 SITE ACCESS ....................................................................................................................................... 9
3.4 SERVICES ........................................................................................................................................... 9
3.5 STORMWATER MANAGEMENT ......................................................................................................... 10
3.6 LANDSCAPING ................................................................................................................................. 10
4.0 TOWN PLANNING FRAMEWORK ................................................. 11
4.1 ZONING ........................................................................................................................................... 11
4.2 USE DEFINITION ............................................................................................................................... 11
4.3 OVERLAYS........................................................................................................................................ 11
4.4 TABLE OF DEVELOPMENT ASSESSMENT ............................................................................................ 11
4.4.1 Table 5.5.14 Rural Residential Zone ............................................................................ 11
4.4.2 Table 5.9 Overlays ......................................................................................................... 11
4.5 RURAL RESIDENTIAL ZONE ................................................................................................................ 12
4.6 LOW DENSITY HOUSING CODE .......................................................................................................... 13
4.7 BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY .................................................................... 13
4.8 STATE PLANNING POLICY .................................................................................................................. 14
4.9 STATE GOVERNMENT INTERESTS ...................................................................................................... 14
5.0 CONCLUSION ................................................................................ 16
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LIST OF FIGURES
Figure 1 – Site locality ......................................................................................................................... 1
Figure 2 – Aerial imagery of Lot 2 on RP138221 showing location of proposed dwelling ....................... 2
Figure 3 – Surrounding land uses ......................................................................................................... 4
Figure 4 – Site topography and gullys passing through property .......................................................... 5
Figure 5 – Koala habitat in SEQ region ................................................................................................. 6
Figure 6 – Floor plan and location of proposed shed ............................................................................ 8
LIST OF APPENDICES
Appendix A – Plans and Elevations of Proposed Residence and Shed
Appendix B – Response to Planning Codes
Appendix C – ARCOS Report on Geotechnical Investigation
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Disclaimer This assessment has been prepared by Urban Catalyst 3 Pty Ltd for Chris Bentley (Client) and may only be used and relied upon by the Client and Noosa Council for the purposes set out in Section 1.1 of this report. No responsibility is held to any person other than the Client for any decision or action arising from or in connection with this report. All implied warrantees and conditions are excluded to the extent permitted by law. All opinions and conclusions are based on assumptions detailed in this report and no responsibility is held for any error or omission arising from these assumptions being incorrect. Document Issue This document is the property of Urban Catalyst 3 Pty Ltd. Urban Catalyst 3 Pty Ltd ABN: 74 622 643 421 PO Box 7044 Sippy Downs QLD 4556 [email protected] +61 412 788 532 Revision No. Authorised for Issue Date Final D. Willis 30 September 2021 30 September 2021 Chris Bentley Page: iii Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
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1.0 INTRODUCTION
1.1 PURPOSE OF THIS REPORT
Urban Catalyst 3 have been engaged by Chris Bentley to assist with the development of a new
dwelling house on land at 11 Senegal Rise, Doonan on land formally described as Lot 120 on
RP887986 (refer to Figure 1). This report has been prepared to provide supporting information
for a material change of use development application to Noosa Council.
The development site is located on a rural residential property under freehold land tenure
approximately 3 km south-west of Tewantin (refer to Figure 1).
Tewantin
Noosa
Development Site
Figure 1 – Site locality
[Queensland Globe Image]
Apart from the land immediately along the road frontage, the 1.05 ha parcel of land is densely
vegetated. The residence to be situated toward the north-eastern property frontage, however
the existing cleared area on the allotment is insufficient to accommodate a dwelling, requiring
clearing of vegetation to be undertaken to accommodate the residence and the nominated
bushfire setback. The extent of clearing is further exacerbated by the 10 metre setback
nominated under Council’s planning scheme for rural residential land with an allotment greater
than 1 hectares in area. A plan showing the location of the proposed dwelling as well as a shed
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associated with the residence has been included in Appendix A. The approximate location of
the residence on the allotment has been shown in Figure 2.
Figure 2 – Aerial imagery of Lot 2 on RP138221 showing location of proposed dwelling
[Queensland Globe]
Particulars relating to the lot are as follows:
Real Property Description: Lot 120 on RP887986
Address: 11 Senegal Rise, Doonan 4565
Area: 1.0564687 ha
Tenure: Freehold
Owner: Chris J Bentley
Improvements: Small cleared area at the property frontage
Local Plan Area: N/A
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Zoning: Rural Residential
Overlays: Biodiversity, Waterways and Wetlands Overlay
Bushfire Hazard Overlay
Flood Hazard Overlay
Landslide Hazard and Steep Land Overlay
1.2 APPLICATION
This application is for a material change of use development permit associated with a new
dwelling house. Reference to Table 5.5.14 of the Noosa Plan 2020 indicates that a development
application for a dwelling house in the rural residential zone is accepted development, providing
the proposed development can meet select acceptable solutions of the Rural Residential Zone
Code and Low Density Housing Code.
Table 5.9.2 sets out the table of development assessment for land in the Biodiversity, waterways
and wetlands overlay and confirms the proposed development is subject to code assessment
where involving clearing vegetation identified as an area of biodiversity significance on a
Biodiversity, Waterways and Wetlands Overlay Map. Reference to Table 5.9.3 which sets out
development assessment requirements for land subject to the bushfire hazard overlay exempts
a dwelling house from code assessment if within a medium or high bushfire hazard area or
bushfire hazard buffer area. Similar exemptions apply to a dwelling house for land affected by
the Flood hazard overlay under Table 5.9.6 and land affected by the Landslide hazard overlay
under Table 5.9.8.
In this regard, this application will be subject to code assessment. The town planning
requirements for this application are further considered under Section 4.0 of this Planning
Report. The location of the proposed dwelling house is shown on the plans included in Appendix
A. Elevations of the house and the associated shed have also been included.
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2.0 SITE DESCRIPTION
2.1 SURROUNDING LAND USES
The subject allotment is located at the terminus of Senegal Rise on the eastern boundary and is
situated in a rural residential estate, with land to the north and the south comprising rural
residential allotments approximately 1 hectare in size. Much of the eastern property boundary
adjoins an access strip associated with the two northern allotments, with frontage to Senegal
Rise being limited to the southern extent of the eastern property boundary. Livistona Park which
comprises reserve tenured land and separates the allotment from other rural residential land
accessed off Pacific View Drive to the west is located to the west of the site. L:and uses relevant
to the area are shown in Figure 3.
Development site
Figure 3 – Surrounding land uses
[Queensland Globe Image]
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2.2 TOPOGRAPHY AND GEOLOGY
The land is located on the mid to upper slope of a roughly north-westerly to south-easterly aligned
ridgeline. The dwelling is proposed on relatively flat land on the crest of the ridge, with onsite
vegetation located on moderate to steep southerly to south-westerly facing slopes averaging 16-
18 degrees. The site ranges from approximately 76m AHD in the north-east and declines to
approximately 33m AHD in the south (refer to Figure 4). A small watercourse runs adjacent to the
south-western allotment boundary.
Figure 4 – Site topography and gullys passing through property
[Sunshine Coast Council iDevelopment Site Report Image]
The geology in the locality primarily comprises Myrtle Creek Sandstone, summarised as late
Triassic - early Jurassic quartzose sandstone, orthoquartzite, sublabile to labile sandstone,
siltstone and shale, with the dominant rock comprising Arenite.
2.3 SERVICES
Given the rural nature of the area in which the development is proposed, no water and sewer
infrastructure is present within or immediately adjoining the property. Residential dwellings in
the area are independent of trunk water and sewage infrastructure, and utilise rainwater tanks
and on site wastewater treatment and disposal systems. Telecommunications and electrical
infrastructure service the site.
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2.4 VEGETATION
A narrow strip of cleared land exists within the eastern extent of the site on flatter land at the
terminus of Senegal Rise. The balance of the subject site supports vegetation, a considerable
portion of which is mapped as both of concern remnant vegetation and is within a koala priority
area and is mapped as core koala habitat (refer to Figure 5).
Development
site
Figure 5 – Koala habitat in SEQ region
[Development Assessment Mapping System]
The vegetation within the subject site consists of an open eucalypt forest approximately 30m
high with shrubby understorey. The open forest was dominated by
Eucalyptus microcorys (tallow wood), Eucalyptus propinqua (small-fruited grey
gum), Eucalyptus siderophloia (grey iron bark) and Syncarpia glomulifera (turpentine). The mid-
storey contained juvenile canopy as well as species such as Lophostemon confertus (brush
box), Allocasuarina littoralis (black she-oak) and Alphitonia excelsa (red ash). A tall shrub/small
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tree layer was also observed and included species such as Backhousia myrtifolia (grey
myrtle), Acronychia laevis (glossy Acronychia) and various Acacia species. The understorey
contained a diverse range of native grasses, sedge and fern species.
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3.0 PROPOSED DEVELOPMENT
3.1 CONCEPT
The applicant seeks approval for a new dwelling house to be established on the site. The building
is to be located in the north-eastern portion of the site in proximity to the road frontage. A she
dis also proposed to the west of the main dwelling house (refer to Figure 6).
Figure 6 – Floor plan and location of proposed shed
[Extract from Proposed Residence & Build Envelope prepared by Costa Homes dated 22/09/2021]
The proposed dwelling house is characterised by the following:
• The dwelling house is situated toward the eastern extent of the block to address the street
frontage and maximise location within the existing cleared area on the site
• The eastern extent of the allotment comprises the flattest ground, minimising the extent of
earthworks required to construct the proposed residence
• While setbacks of 10m are prescribed under the planning scheme for a residence on a rural
residential allotment larger than 1 hectare in area, the dwelling proposes a setback of 8
metres from the frontage to reduce the extent of clearing required and to capitalise on the
flatter country towards the allotment frontage. The majority of the eastern boundary
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adjoins an access handle servicing the two rural residential properties to the north, and this
supports a dense screen of vegetated which separates the property from the shared
driveway, and in effect, creates a greater setback distance for the proposed alfresco area
and dwelling from usable land to the east
• A 10 metre setback will be retained from the southern property boundary
• While the residence will retain a setback in excess of 10 metres from the western boundary,
the proposed shed will be located 3 metres from the northern boundary to capitalise on the
flatter topography and to assist in screening the neighbouring residence from the proposed
residence. A garden is proposed between the shed and the northern boundary for additional
screening, as the neighbour’s house is located 3m off the shared property boundary.
Floor plans and elevations of the proposed residence as well as elevations of the proposed shed
are included as Appendix A to this report. An assessment of the proposed dwelling against the
prescribed standards in the Rural Residential Zone Code and the Low-Density Housing Code has
been included in Appendix B.
3.2 VEGETATION CLEARING
The proposed dwelling is to be located within the existing cleared area towards the north-
eastern extent of the property (refer to Figure 6). A Bushfire Hazard Assessment completed for
the site confirms the requirement for a minimum clear zone of 28m to be provided between the
proposed dwelling and the bushland to the west and south. In addition, a small area
(approximately 300m2) of vegetation will require clearing to accommodate the building.
Ultimately, approximately 2,100m2 of vegetation clearing is required along the edge of the
onsite vegetation unit to accommodate a 28m wide Bushfire Asset Protection Zone as required
to safely locate the new dwelling and comply with bushfire requirements.
3.3 SITE ACCESS
Vehicle access will be achieved from the cul-de-sac associated with Senegal Rise.
3.4 SERVICES
The proposed development will utilise rainwater tanks for potable water supply. Additional
water supply will be provided to be used in the event of a bushfire.
Sewage generated on site will be treated by an onsite domestic wastewater treatment plant.
Energex electrical infrastructure is present within the road corridor and will be extended to
service the site.
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3.5 STORMWATER MANAGEMENT
Excess stormwater beyond the capacity of the rainwater storage tanks will be discharged to
bushland and will drain to the gully systems adjacent.
3.6 LANDSCAPING
The residence will be maintained at the appropriate level for rural residential housing and will
predominantly rely on the natural vegetation present within the landscape. Weeds will be
managed within the site.
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4.0 TOWN PLANNING FRAMEWORK
4.1 ZONING
The proposed residence is located within the Noosa Council planning jurisdiction and is
identified by the Noosa Plan 2020 as being located within the rural residential zone.
4.2 USE DEFINITION
The proposed use conforms to the definition of dwelling house, defined in the Noosa Plan 2020
as being a residential use of premises involving—
a) one dwelling for a single household and any domestic outbuildings associated with the
dwelling; or
b) one dwelling for a single household, a secondary dwelling and any domestic outbuildings
associated with either dwelling.
4.3 OVERLAYS
The following overlays are mapped as requiring consideration in the assessment of the proposed
development:
● Biodiversity, waterways and wetlands overlay:
o Area subject to biodiversity overlay
▪ MSES Environmental Values
▪ Area of Biodiversity Significance
o Area subject to riparian buffer
▪ Riparian Buffer Area
● Bushfire hazard overlay:
o High Potential Bushfire Intensity
o Potential Impact Buffer
● Land subject to landslide hazard and steep land overlay:
o Moderate Hazard Area
o High Hazard Area
● Flood hazard overlay.
4.4 TABLE OF DEVELOPMENT ASSESSMENT
4.4.1 Table 5.5.14 Rural Residential Zone
Under Table 5.5.14 of the Noosa Plan 2020, a dwelling house is accepted development, subject
to requirements of the Rural residential zone code and the Low density housing code.
4.4.2 Table 5.9 Overlays
Table 5.9 of the Noosa Plan 2020 sets out where development is assessable subject to an overlay
and may change the level of assessment applied to a development. A material change of use
for a dwelling house involving clearing vegetation identified as area of biodiversity significance,
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on land subject to the Biodiversity, waterways and wetlands overlay is subject to code
assessment. Table 5.9 of the Noosa Plan 2020 confirms that assessment against the relevant
overlay codes is not required for a dwelling house for the Bushfire hazard overlay, Land subject
to landslide hazard and steep land overlay or Flood hazard overlay.
4.5 RURAL RESIDENTIAL ZONE
The proposed development is required to the following Acceptable Outcomes AO1.2, AO2, AO5,
AO6, AO8, AO10 and AO11 nominated in the Rural residential zone code. The proposal complies
with each of these acceptable outcomes apart from AO6. Acceptable outcome AO6.4 requires
buildings and structures to achieve a 10m minimum boundary setback from the road frontage
and a minimum boundary setback of 10m from side boundaries for allotments greater than 1
hectare. The proposal seeks to address the performance outcome, which includes the
preservation of existing vegetation that will help buffer development as well as protecting the
natural character and avoiding adverse impacts on ecologically important areas by reducing this
setback in two locations.
The setback from the eastern boundary is proposed to be reduced to 8m to minimise
encroachment into vegetation in the western extent of the allotment. This will reduce the
setback from the cul-de-sac on Senegal Rise by 2m, and will also result in a small section of the
residence (comprising an alfresco area) ultimately being constructed closer to the balance of the
eastern boundary which fronts the access strip on Lot 123 servicing both Lots 121 and 123 to
the north. This encroachment is not considered to be significant in terms of impacts on visual
amenity due to the following:
• The cul-de-sac head on Senegal Rise terminates some 10m from the property frontage,
resulting in a perceived setback in excess of 18 metres from the road. The Senegal Rise
frontage is only 20m in width, with the balance of the eastern boundary to the site fronting
the access handle on Lot 123.
• The encroachment into the 10m setback for the residence is associated with a single storey
alfresco area only.
• The current site is 1.056 hectares in area and is only just greater than the 1ha threshold for
6 metre setbacks. Allotments to the south and the east all comprise allotments less than
1ha in area, enabling the 6m setback to apply.
• Residential construction on the majority of properties to the east along Senegal Rise have
adopted a 6m setback from the road frontage, establishing the amenity characteristic in the
area.
• The setback to the access handle to Lot 123 is visibly screened by existing vegetation and the
long driveway servicing the allotments to the north. The access handle is approximately 20m
wide, and therefore, any vista available from allotments to the east will be occluded by
distance and vegetation, resulting in no discernible impact as a result of the 2m reduction in
setback.
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• The reduced setback will assist in retaining additional vegetation that would otherwise be
lost in the large remnant area at the rear of the allotment that adjoins Livistona Park.
In addition, a reduction in the side setback to the property on the northern boundary is proposed
to accommodate the shed. The proposed setback at this location is 3m and will be generally
consistent with the setback of approximately 2.5m adopted by the existing residence on the
adjacent Lot 121 to the north. This location will enable screening of the new residence from the
existing residence as well as provision of an acoustic barrier while enabling the retention of
vegetation along the property boundary and opportunity for supplementary planting to occur
to facilitate additional screening. The shed will not be visible from the road frontage and will
comply with setbacks from the road frontage and other allotments.
4.6 LOW DENSITY HOUSING CODE
In addition to the standard water supply requirements nominated under AO5.2(a) of the Code,
a 5,000L rainwater tank will be available for bushfire fighting purposes in accordance with
AO15.1(a) of the Code.
With regard to Acceptable Outcome AO22.3, a site-specific geotechnical assessment has been
prepared by a registered professional engineer that certifies that the stability of the site,
including associated buildings and infrastructure, will be maintained and operational for the life
of the development and the site is not subject to the risk of landslide activity originating from
other land, and development of the site will not increase the risk of landslide activity on other
land. A response to the Low density housing code is provided in Appendix B. A copy of the
geotechnical assessment has been included as Appendix C.
4.7 BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY
The land is shown as being affected by the following matters under the Biodiversity, waterways
and wetlands overlay:
● Matters of State Environmental Significance Values
● Area of Biodiversity Significance, and
● Riparian Buffer Area
The outcomes of the ecological assessment confirmed that the proposed development will have
a limited impact on ecological values identified through the desktop assessment and site
investigation. The primary impacts that require consideration by Council relate to the loss of
approximately 2,100m2 of edge-based vegetation, with 300m2 of clearing required to
accommodate the dwelling house and 1,800m2 of clearing required to provide an appropriate
bushfire safety setback to the proposed dwelling. The riparian protection buffer is well separated
from the proposed residence and is not impacted as a result of the current application.
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The majority of vegetation is lost as a result of the 28m wide Asset Protection Zone required to
enable the proposed dwelling to achieve a BAL29 rating under AS3959 (Australian Standard 3959
(2018) Construction of buildings in bushfire-prone areas). A greater setback is required should a
lower BAL rating be desired, however a BAL29 rating complies with the benchmark set under
the State Planning Policy. The reduction of the setback distance from the road frontage from
10m to 6m has contributed to the reduction in the amount of vegetation requiring clearing
onsite.
Specific measures responding to the Biodiversity, waterways and wetlands overlay code can be
found in Appendix C of the Ecological Assessment Report. Details on the bushfire setbacks have
been provided in the Bushfire Hazard Assessment submitted as part of the application.
4.8 STATE PLANNING POLICY
Section 2.1 of the Noosa Plan 2020 confirms that the Minister has identified that all aspects of
the State Planning Policy have been adequately reflected in the planning scheme apart from
Natural hazards, risk and resilience - coastal hazards - in part. As the subject development is not
within an area subject to coastal hazards, no further consideration to the State Planning Policy
is warranted for this application.
4.9 STATE GOVERNMENT INTERESTS
Schedule 10 of the Planning Regulation 2017 sets out matters that comprise assessable
development in addition to those nominate under a local planning instrument, some of which
require referral to the State Assessment Referral Agency (SARA) for assessment against the
nominated benchmarks.
The proposed development site is mapped as comprising remnant vegetation under the State
government’s vegetation management supporting mapping, however the proposed residence
is benefitted by an exemption for residential clearing under Schedule 21, Part 2, Section 2(b) of
the Regulation. In this regard, no referral for impacting native vegetation is required.
The site is also mapped as being in a koala priority area and comprising core koala habitat under
the Department of Environment and Science koala habitat mapping. While Schedule 10, Part 10,
Section 16A prohibits development to the extent the development involves interfering with
koala habitat in an area that is both a koala priority area and a koala habitat area, this provision
does not apply to the extent the development is exempted development.
Reference to the definition of exempted development under Schedule 24 of the Regulation
provides the following may occur with regard to the proposed development:
• Clause (k) – Development other than development mentioned in any of paragraphs (a) to (j)
of the definitions, that results in a total area on the premises of 500 m2 or less of 1 or more
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koala habitat areas being cleared of native vegetation since 7 February 2020, disregarding
an area cleared of native vegetation if any of paragraphs (l) to (p) applies to the clearing
• Clause (n) – development that is or involves operational work that is the clearing of native
vegetation in a koala habitat area if the clearing (vii) is necessary for essential management
and is qualifying clearing.
With regard to the exempt development described in Clause (k), no clearing of mapped core
koala habitat has occurred on the land since 7 February 2020, and the minor clearing work
required within the core koala habitat to accommodate the dwelling house amounts to 300m2.
Accordingly, any proposed residence on the subject land is able to be sited within the 500m2
clearing permitted under Item (k).
Regarding Clause (n)(vii), Schedule 24 of the Planning Regulation 2017 defines essential
management to include clearing native vegetation:
(a) for establishing or maintaining a necessary firebreak to protect infrastructure, other than a
fence, road or vehicular track, if the maximum width of the firebreak is equal to 1.5 times the
height of the tallest vegetation next to the infrastructure, or 20m, whichever is the wider.
(b) for establishing a necessary fire management line, if the maximum width of the clearing for
the fire management line is 10m.
The bushfire assessment completed for the site confirms that clearing to form an asset protection
zone of 28m width is required to achieve a BAL 29 construction standard under AS3959. Advice
received from SARA confirms that if the vegetation clearing is restricted to that which is required
to facilitate the BAL 29 construction standard, as determined by the specialist bushfire report,
the project will not trigger assessment, as it will comprise exempt clearing for fire management.
As the proposed clearing is consistent with the firebreak nominated by the bushfire report and
does not exceed a maximum width of 20m or 1.5 times the height of the tallest tree adjacent to
the proposed residence, whichever is greater, the clearing works conform to the definition of
exempt development. Accordingly, the bushfire hazard assessment which requires
approximately 1,800m2 of native vegetation containing core koala habitat to be cleared to
provide a firebreak/ asset protection zone around the proposed dwelling will occur under the
exemption for essential management.
As the proposed works are anticipated to be able to proceed in accordance with various
exemptions available, referral to SARA is not deemed to be required for the project. Additional
detail with regards to these matters have been provided in covering letter and ecological
assessment report attached to the planning application.
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5.0 CONCLUSION
The proposed dwelling house at 11 Senegal Rise, Doonan meets the relevant acceptable
outcomes for the Low density housing code and satisfies the acceptable outcomes and a
performance outcome for the Rural residential code and the Biodiversity, waterways and
wetlands overlay code in the Noosa Plan 2020. The proposed development will result in the
clearing of mapped vegetation to accommodate the residence (given the absence of any
substantial clearing area beyond the nominated property setbacks) and seeks to encroach into
the 10m setbacks to minimise vegetation clearing requirements and result in the residence
being located on the flattest land area.
The works do not require referral to SARA as they will occur under exemptions nominated in the
Planning Regulation 2017. The loss of a small number of trees within and immediately adjacent
to the impact area is considered to be minor in comparison to the overall area of vegetation
available on the property and will be necessary for the construction of any residence on the site
(as anticipated by the rural residential zoning of the land under the planning scheme). A weed
management program is to be implemented on the property to remove lantana and other
environmental weeds in response to the clearing. In this regard, the proposed dwelling house
is consistent with the provisions of the Noosa Plan 2020.
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