Council archive · source document
Response to Information Request [As Published] · 132007.2399
Noosa Springs – Precinct J
Response to Information Request
February 2008
StarCo Developments Pty has applied for approval to develop an area of land
(predominately vacant and partly used as golf course), which is surrounded by the
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existing Noosa Springs golf course (referred to as ‘Precinct J’). The development proposal
is to create 27 residential lots and requires approvals, including a Material Change of Use
and a staged Lot Reconfiguration.
Key reference information in regard to the application follows:
File reference: 2007/2399
Applicant: StarCo Developments Pty Ltd
Land Owner: StarCo Holdings Pty Ltd
Application Type: Material change of use, staged lot
reconfiguration, access easements and re-
alignment of existing 18th hole of golf course
Address: Links Drive, Noosa Springs Drive and Resort
Drive, Noosa Heads QLD 4567
Lot Description: Lot 3 on SP178323
Local Government: Noosa Shire Council
Referral Agencies: Department of Natural Resources & Water
(concurrence regarding assessable
vegetation)
Department of Natural Resources & Water
(advice regarding acid sulfate soils)
Environmental Protection Agency (advice
regarding site adjoining National Park)
Following a preliminary examination of the development application, further information
is required to be submitted as contained in a letter from Noosa Council dated 25 January
2008. The information requested (using the references in the above letter) and the
further information provided follows:
Response to Information Request (Noosa Springs – Precinct J) Page 2 of 14
Page 3
1.1 Written details and or plans as appropriate detailing any safety measures proposed
between the lots and the lakes for residents (ie drowning of young children)
It is noted that four (4) of the proposed Lots of Precinct J are adjacent to one of the lakes
that form part of the golf course. An assessment of the safety risks has been undertaken
and a summary follows:
Design Characteristics
The boundaries of the lots are a number of metres from the edge of the lake.
A masonry retaining wall is proposed to be situated on the residential lot
boundary.
A bank slopes from the proposed lot boundary, in each case, to the lake edge.
The bank continues into the lake at a slope of 1: 2.5.
The bank will be planted primarily with native vegetation, which is generally not
conducive for play by children. For instance, it is not lawn which may be more
appealing to children.
Figure 1 ‐ Indicative relationship between the Noosa Springs lake and a residence
Response to Information Request (Noosa Springs – Precinct J) Page 3 of 14
[OCR of page images]
1.1 Written details and or plans as appropriate detailing any safety measures proposed
between the lots and the lakes for residents (ie drowning of young children)
It is noted that four (4) of the proposed Lots of Precinct J are adjacent to one of the lakes
that form part of the golf course. An assessment of the safety risks has been undertaken
and a summary follows:
Design Characteristics
= The boundaries of the lots are a number of metres from the edge of the lake.
= Amasonry retaining wall is proposed to be situated on the residential lot
boundary.
= Abank slopes from the proposed lot boundary, in each case, to the lake edge.
= The bank continues into the lake at a slope of 1: 2.5.
= The bank will be planted primarily with native vegetation, which is generally not
conducive for play by children. For instance, it is not lawn which may be more
appealing to children.
i l I
Lake | Bank | | Building setback
(non recreational) , x ) from rear boundary
Figure 1 - Indicative relationship between the Noosa Springs lake and a residence
Response to Information Request (Noosa Springs - Precinct J) Page 3 of 14
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Figure 2 – Photograph of a residence
fronting a lake at Noosa Springs
Safety Implications
1. Recreational use of lakes within Noosa Springs is
strictly prohibited.
2. The risk to the safety of children is less serious than a
swimming pool. A child who falls into a swimming pool
is immediately at risk of drowning because they are out
of their depth and need to swim to the pool side. The
sloping bank provides a foothold for a child even at the
water edge. The child would need to proceed into the
water to a depth where they become out of their depth
and need to swim back for a foothold.
3. Access to the lake is more difficult because the child would first need to climb down
the boundary retaining wall and proceed down a vegetated bank to the lake edge.
Whilst not impossible, it is less likely than other design types.
It is noted a large number of residences (greater than 45) already front the lakes of
Noosa Springs in a similar way to those proposed for Precinct J. Furthermore, children do
not use the lakefront banks and the risk of drowning has not been raised as a concern to
date.
The safety measures inherent in the design of the interface between the residential lots
and the Noosa Springs lake, as described above, is acceptable in respect of the risk of
young children drowning.
1.2 Written details and or plans as appropriate detailing any measures to prevent golf
balls impacting on residences.
Appendix 1 comprises a report from GNP Golf Design (golf course architects) providing
further information in respect of this issue. It is confirmed that the following works will be
implemented as recommended in the report:
1. The bunker to the south-west of the 11th green will be modified by making it larger
and more visible to players. It is noted that this will assist in directing golf play away
from the residential precincts and catching errant golf balls.
2. Planting trees generally in a corridor pattern will occur on the golf course on the
residential side of the fairways of the 11th and 18th fairways.
The layout of the proposed development has been designed to minimise the risk of errant
golf balls impacting on the residences.
Response to Information Request (Noosa Springs – Precinct J) Page 4 of 14
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2. Conceptual plans indicating any visual buffers proposed between the golf course and
the lots.
It is important to create visual buffers between the golf course and lots to:
maintain a pleasant, natural playing environment for golfers; and
enhance visual privacy to homes built on the lots while maintaining an outlook over
the open space areas of the golf course and beyond.
The interface between the golf fairways and the residential lots has been carefully
designed to provide adequate visual buffers. The distance between the line of play and
the residences vary but in all cases are at a distance that allows a reasonable visual
buffer. Furthermore, those areas with little or no existing trees will be planted in a manner
that establishes vegetation corridors. In this way, the residences have a good outlook
over the open space areas of the golf course and beyond. The vegetation also provides
screening of the homes from the direction of play and improves safety from errant golf
balls.
Figure 3 ‐ Indicative vegetation planting arrangement to create a visual buffer between the golf course and
residences
The photographs of the western side of the 16th golf hole at Noosa Springs (below)
illustrate the proposed planting arrangements. The vegetation shown in the photographs
was planted during the development phase and illustrates the effectiveness of this
design.
Response to Information Request (Noosa Springs – Precinct J) Page 5 of 14
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View down the fairway towards the green (in the direction View back the golf fairway towards the 16th tee (against the
of golf play) from the 16th golf tee at Noosa Springs direction of golf play) illustrates the corridors of vegetation
illustrates the vegetated outlook. with homes beyond.
It is proposed that the residential lots fronting the17th and 18th fairway will be elevated
above the golf course by up to 3 metres. This provides further visual buffering and affords
greater visual privacy to residences from golfers. The visual impact is less when looking
upward at elevated residences. The cross section drawing below illustrates the visual
effectiveness of this design.
Figure 4 ‐ Residences elevated over golf fairways improve visual buffer
The visual buffers proposed above are adequate for the development of Precinct J.
3. Consideration to applying The Noosa Plan provisions to the future houses on the
proposed lots.
The aims and desired outcomes of the Noosa Plan are generally supported by the
applicant.
Response to Information Request (Noosa Springs – Precinct J) Page 6 of 14
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However, the architectural form of Noosa Springs was established by the Architectural Design Report (approved by Noosa Council) and there is an expectation that those design principles will continue throughout the project. The principles are embodied in strictly enforced vendor covenants and development control by-laws of the body corporate for earlier stages of residential development. It is the applicants desire to ensure the architectural theme and development form is maintained. Our assessment indicates that two aspects of the Noosa Plan may be inconsistent with the building expectations. 1. The roof form of Noosa Springs does not have a 600mm wide overhang as required by the Noosa Plan. It is noted that Precinct C and Precinct D of Noosa Springs is excluded from this requirement in the Noosa Plan. 2. The building setbacks from the boundaries may vary marginally from the Noosa Plan. A condition of development approval may be acceptable that requires the Noosa Plan to be applied to the assessment of residential development provided the proposed development is excluded from the requirement to have 600mm roof overhangs and the building setbacks are generally in accordance with the Indicative Building Setback Drawing No. 447-SK02 (Contained in Appendix 2). 4. A written summary of planning grounds to support the proposed development, given that preliminary assessment finds the proposal is not fully consistent with the Plan of Development for the site and the 1997 Strategic Plan objectives for Open Space – Recreation. Appendix 3 comprises a letter from Jones Flint Pike, which summarises the planning grounds to support the development proposal. It is noted that there are good planning grounds to support the proposed development. Response to Information Request (Noosa Springs – Precinct J) Page 7 of 14
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5. The site is identified as an Urban Koala Area and is identified as containing koala
food and habitat trees as indicated by the submitted flora report (located within
Vegetation Community 2: Open Forest, Figure 4.2 – Groundtruthed Vegetation Map of
the Subject area). Accordingly, please provide a response to the assessment criteria
contained in the Nature Conservation (Koala) Conservation Plan 2006 and Management
Program 2006 – 2016 for assessable development within an Urban Koala Area.
Appendix 4 comprises a schedule prepared by Biodiversity Assessment and Management
Pty Ltd, which provides a response to the assessment criteria contained in the Nature
Conservation (Koala) Conservation Plan 2006 and Management Program 2006-2016.
The layout of the proposed development is
located within an area predominately clear of
vegetation.
Within a broader context, it is a relatively
small area of land surrounded by open
spaces of the Noosa Springs golf course.
The golf course provides a considerable
amount of native vegetation including
species favoured by koalas.
The landscaping of the buffer areas between
the residences and golf course, around the
perimeter of the development, will
strengthen koala habitat and linkages.
The drawing (left) illustrates the potential
koala movements through and around the
proposed development.
Vegetation clearing will be undertaken in accordance with Policy 6: Vegetation Clearing
Practises. The entrance road, internal access roads, development perimeter and golf
course will be planted extensively and will include koala tree species favoured by koalas
where practicable.
In order to minimise the dog-related koala mortality, it is proposed to include by-laws that:
• prohibit dogs being allowed to roam within the estate; and
• if a dog is kept by an occupant of a residence, require the proprietor to erect dog
exclusion fence over at least a part of the lot to ensure the dogs are contained
and ensure koalas are prevented from entering that area.
Low traffic volumes are expected on the entrance road and internal access driveways as
they only serve the needs of the proposed development. The roads and driveways are
designed to limit the speed of vehicles as follows:
Response to Information Request (Noosa Springs – Precinct J) Page 8 of 14
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• The entrance road is gated, which stops traffic before entering;
• The roads and driveways are designed with curves and winds, in a similar way to
other roads at Noosa Springs;
• Centre island is located near the residential area, which will have a traffic calming
effect; and
• Koala awareness signage and slow speed signage will be erected.
Response to Information Request (Noosa Springs – Precinct J) Page 9 of 14
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Appendices
Appendix Type Title Author Date
No.
1. Report Noosa Springs – Proposed GNP Golf Design Jan 2008
Development Precinct J
2. Drawing Indicative Setback Plan Alan Starkey and Associates Feb 2008
3. Letter Summary of Planning Grounds Jones Flint Pike Feb 2008
4. Schedule Urban Koala Area Assessment Biodiversity Assessment and Feb 2008
Management Pty Ltd
Response to Information Request (Noosa Springs – Precinct J) Page 10 of 14
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Appendix 1 Response to Information Request (Noosa Springs – Precinct J) Page 11 of 14 [OCR of page images] Appendix 1 Response to Information Request (Noosa Springs - Precinct J) Page 11 of 14
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SUITE 3 / 2 COAST ROAD, HASTINGS POINT. NSW 2489
Phone: 02 6676 2949 Fax: 02 6676 0262
email: [email protected]
ABN 49 059 803 922
31 January 2008
To whom it may concern:
RE: Noosa Springs – Proposed Development Precinct J
As the original designers of Noosa Springs Golf Course we were contacted by StarCo
Developments Pty. Ltd. to advise on the relocation of the existing 18th tee and fairway and
boundary clearances related to the Precinct J development proposal currently being considered
by Council.
We therefore write in response to a request for information on golf balls impacting on
residences under this proposal in particular and to comment on golf safety in general as
follows:
As anyone who has a basic knowledge of the game of golf will attest, the flight of a golf ball
having been struck by a golf club can be quite erratic. Given this fact there are no ‘Standard
clearances’ or definitive measurements quoted by any of the worlds golfing bodies that we are
aware of, as relate to absolutely safe clearances from golf hole to property boundary and it is
highly unlikely any such guarantees can ever be given.
There are however suggested guidelines provided by several reputable golfing organizations
throughout the world, most notably the Urban Land Institute of USA and the European Institute
of Golf Course Architects. These vary marginally in detail however both make the strong proviso
that their suggested clearances should be interpreted by a suitably experienced person and
adjusted as required in consideration of site specific conditions.
As golf course designers for more than 25 years we adopt the most reliable of these guidelines
and take into account numerous site considerations when setting development boundaries for
properties adjoining a golf course. Principle in our consideration is golf play (club selection, type
of shot, design strategy), the slice or fade shot (push to the right for the right hander) being
the most prevalent misplayed shot, prevailing winds, elevation
changes and vegetation (existing or proposed).
There are five holes that front Precinct J and we hereby
discuss each in order of play:
10th hole – the green fronts lot 1 and the precinct entry road.
A short par 4 (shown right) plays with the prevailing southerly
wind meaning that usually it’s only a short iron approach shot
to the green meaning a lesser extent of error. Thick
vegetation protects lot 1 and surrounds the green. This will be
retained so it is unlikely that even long shots would reach the
road. Although a longer club is used when playing into a
northeast wind this wind tends to stop the ball more quickly
and thus would also be unlikely to make it through the band of
vegetation.
Graham N Papworth – Member of the Society of Australian Golf Course Architects
Page 13
11th hole – lots 19 to 27 front the left
side of the fairway.
An even shorter par 4 (shown left)
with a playing strategy favouring a
lay-up tee shot sees many players
using an iron or fairway metal for
position when teeing off, especially
when playing with the southerly wind.
Once again, playing a shorter club
reduces the extent of error. The slice
is away from the properties and there
is more than adequate clearance from
the line of play to the boundary and
whilst this clearance becomes a little
less at lots 19 and 27 there is thicker
vegetation fronting these lots in
particular and thus provides additional
screening. Supplementary planting is
proposed along this entire frontage
thus creating a vegetative buffer from
golf shots whilst maintaining views
from the homes. We also propose to
modify the bunker left of the green
approach as shown to catch and
strengthen the penalty for any shots
drifting towards the new real estate.
12th hole – lots 17 to 19 front the left side of the tee shot
The lots start some 90m from the championship tee and
are a minimum 32m from the line of play (shown right).
Existing vegetation extends from the development
boundary towards the tee and the line of play making it
almost impossible for anything other than a fluke golf
shot to enter these properties. Additionally the slice and
prevailing wind will push shots away from this housing.
Hole 17 – lots 8 to 13 to the rear and right of the green
This situation is eminently safe as we have more than
adequate clearance, housing has the benefit of greater
elevation above the fairway and green, additional protection is
afforded by significant existing bunkering as well as existing
and supplementary vegetation to the property line (shown
left)
Graham N Papworth – Member of the Society of Australian Golf Course Architects
Page 14
18th hole – fronting lots 1 to 4, 6 and 8 (shown below)
This hole will be redesigned as part of the proposal and this involves relocating all tees and
reshaping the fairway from the back tee to the A-grade landing area some 250m away.
The tees and fairway will be at least 3m below the proposed allotments with significant
mounding and planting at the back of the blocks supplementing the already adequate clearance
of 63m at 180m out from the back tee.
Given that the sliced shot is away from the properties and is essentially into the southeast wind
it will be knocked down rather than blown back towards the allotments and thus compliment a
very satisfactory arrangement in terms of safety.
We trust this report provides insight into those measures available and proposed to minimize
the impact of golf balls on the proposed development precinct. Naturally given the nature of the
game there will be some balls enter some properties at some times however we are quite
confident that the proposal as it exists will not result in any persistent problem areas.
Yours sincerely,
Graham N. Papworth
Graham N. Papworth
Graham N Papworth – Member of the Society of Australian Golf Course Architects
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Appendix 2 Response to Information Request (Noosa Springs – Precinct J) Page 12 of 14 [OCR of page images] Appendix 2 Response to Information Request (Noosa Springs - Precinct J) Page 12 of 14
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INDICATIVE
BUILDING SETBACKS
FROM BOUNDARIES
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1 Proposed Development
(Precinct J)
Resort Drive - Noosa Heads
for
Starco Developments Pty Ltd
Architect
Alan Starkey & Associates
Scale: 1:1200 Date: February 2008
Dwg No: 447 - SK02
Page 17
Appendix 3 Response to Information Request (Noosa Springs – Precinct J) Page 13 of 14 [OCR of page images] Appendix 3 Response to Information Request (Noosa Springs - Precinct J) Page 13 of 14
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date reference contact attention re JONES FLINT & PIKE PTY. LTD. ABN 79050414045 JONES FLINT & PIKE MAROOCHYDORE development consultants, planners, surveyors, landscape architects 7" February, 2008 nissan M1806 JF&P House Patrick Atkinson phone (07)9848 Ti fax (07/346 1060 PO.Box 3634, South Brisbane, Queensland 4101 e-mail [email protected] Streets, South Brisbane, StarCo Developments PTY LTD L T PO Box 1184 237239 Bradman venue, Maroochydore NOOSA HEADS QLD 4567 phone (07) 5443 2500 fax (07) 5443 4759 PO.Box 6, Maroochydore, Queensland 4558 e-mail [email protected] Email — [email protected] GLADSTONE 59 Goondoon Street phone (07)4972 2100 fax (07)4972 5444 POBox 172, Gladstone, Queensland 4680 Philip Starkey e-mail [email protected] Development Application for a Material weif@iconvau Change of Use for Residential Purposes and a Staged Reconfiguration of a Lot. Information Request Response Philip, We have reviewed the Planning Assessment Report as prepared by our office in response to the Council's Request for Further Information (RFI), with particular reference to the following item:- “A written summary of planning grounds to support the proposed development, given that preliminary assessment finds the proposal is not fully consistent with the Plan of Development for the site and the 1997 Strategic Plan objectives for Open Space — Recreation” The planning grounds that support the proposed development are provided below. The individual points have been directly summarised from the original planning report. = The Plan of Development supports the proposal because it includes the following provision which is detailed under the Permissible Uses header for Precinct H. The provision states “Any development extending from one Precinct in which it is a Permitted Use or Permissible Use into the adjacent area of an adjoining precinct where it is not a Permitted Use or Permissible Use.” The proposal is deemed to be a Column 4 consistent use subject to Impact Assessment for the following reasons:- o Itis located in Precinct H which adjoins all five (5) existing residential precincts; o Itis located in an area which is adjacent to these existing residential precincts; and, o It extends the residential uses from the existing residential precincts into Precinct H. = The proposed development is included in a precinct within the Plan of Development that provides for using the land for a golf course and associated uses. However, the proposed residential subdivision will not affect the existing golf course use as the site is currently used predominantly for growing palm trees, and is an "out of bounds" area for golf players. As such, the current use of the land represents a very inefficient use of land which is otherwise suitable for residential development, especially given its location within the existing Noosa Springs development and its proximity to all relevant services. " The proposed development will not exceed the overall density and development area limits set out in the Dwelling Unit Yield Schedule in the Plan of Development. The Plan of Development provides for a dwelling yield of seven hundred and forty-four (744) dwellings that are to be distributed across Noosa Springs. At this time, only five hundred and twenty-seven (527) dwellings have been approved within Noosa Springs. A balance of J.C.Franklin, GDURP MRAPI MDIA |.A.Thomson, BApp Sc(Surv) ADip(Surv) MSSI M.1. Fitzgerald, BSurv MSSI B.W. Butler, BApp Sc(Surv) MSSI MEMBER OF AUSTRALIAN SPATIAL INFORMATION BUSINESS ASSOCIATION - QUALITY ASSURED SUPPLIER - MEMBER OF URBAN DEVELOPMENT INSTITUTE OF AUSTRALIA
Page 19
M1806 — RFI Response
Page 2 7/02/2008
two hundred and seventeen (217) dwellings is recorded. The Plan of Development also
permits a total Gross Floor Area of 125,500m’ to be provided within Noosa Springs. To
date the total Gross Floor Area encompassed within Noosa Springs is measured to be
109,625m*. This results in a balance of 15,875m? of Gross Floor Area (please refer to
Table 1 on page 9 of the Planning Assessment Report as prepared by Jones Flint +
Pike). When interpreting these figures it is important to note that the majority of the land
within Noosa Springs has been developed or is approved for development. In this
respect the application is consistent with the overall intent of the Plan of Development for
the Special Facilities Zone.
= The Plan of Development incorporates a Dwelling Unit Yield Schedule, which includes a
portability provision. The provision states ‘notwithstanding the above, the Dwelling Unit
Yield or GFA may be transferred between precincts provided that prior Town Planning
Consent approval of Council is first obtained’. In recent times the implementation of the
portability provision was endorsed by a decision at the Planning and Environmental Court,
StarCo Developments PTY LTD-v-Noosa Shire Council [2002] QPELR 438.
«The site is located within the “Urban Footprint” in accordance with the provisions of the
South-East Queensland Regional Plan. The proposed development provides an
opportunity for infill development and seeks to provide urban consolidation at a density
that recognises the site’s characteristics and qualities.
= The part of Lot 3 which is the subject of the Application is recognised to contain a
considerable area of vacant land and an established Golf Course. The proposal seeks to
develop the site in a manner which uses the land effectively whilst protecting its
environmental qualities, and increasing the amenity and usability of the nearby Golf
Course, particularly the 18" hole.
= The Strategic Plan does not identify the site as being a resource which should be “set
aside for a range of different experiences and facilities” for the broader community. As
such, we respectfully submit that the proposed development will not impact on the
designated Open Space resources enjoyed by the broader community and hence the
proposed residential use will not be in conflict with the intent of the Strategic Plan.
= The approval of the proposed development will not impact on the viability of the golf
course as currently enjoyed by the members and visitors, and therefore it will not impact
on the use of the primary recreational infrastructure within the Noosa Heads / Noosaville
Locality. Only a minor realignment of the 18" fairway is necessary to provide land for part
of the proposed use. It should be noted that the remodelling of the 18" hole will improve
the function of the Golf Course. To this end, the proposed development is not inconsistent
with the relevant parts of the Strategic Plan.
= The site is considered to be substantially vacant land. It is currently being used to
cultivate plants for use throughout Noosa Springs. It is largely cleared and retains no
significant functions in terms of land use.
= The Applicant takes pride in the quality of landscaping evident throughout the Golf Course
and the surrounding residential precincts. Any clearing of vegetation will be offset by
substantial replanting scheme.
Please contact the undersigned if you require any further information or have any concerns.
Yours faithfully,
JONES FLINT & PIKE PTY LTD
Page 20
Appendix 4 Response to Information Request (Noosa Springs – Precinct J) Page 14 of 14 [OCR of page images] Appendix 4 Response to Information Request (Noosa Springs - Precinct J) Page 14 of 14
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Urban Koala Area Assessment
Precinct J – Noosa Springs
for StarCo Developments Pty Ltd
Criteria for development within Urban Koala Area (Adapted from Table 12 of the Nature Conservation (Koala) Conservation Plan 2006 – and
Management Program 2006-2016 (Koala Plan).
Criteria Solution Comments Compliance
1. Development is 1.1 Development maintains Koala The urban intent 1.1 Koala movement to the west and north of
consistent with the linkages. includes any relevant Precinct J is limited by the presence of urban
urban intent of the urban development developments and Weyba Creek. Koala
1.2 The location and design of
area while objectives and movement to the south would be via the existing
buildings, structures and other
maintaining Koala commitments golf course. Whilst not considered to form a
works, to the extent
habitat linkages and contained in: movement corridor, the Koala habitats within
practicable, allows Koalas to
incorporating koala traverse the landscape in • The SEQ Regional Precinct J provide linkage to a significant area of
sensitive which the development is Plan; high value Koala habitats to the east. Appropriate
development, where located. This includes: • Structure Pan; road design and tree planting will maintain this
practicable. linkage.
(a) siting • Planning scheme;
buildings/structures, 1.2 (a) Koala habitats within Precinct J have been
• Existing preliminary
roads and works in ways highly fragmented and are now restricted to two
or development
that minimise the isolated areas towards the southern portion of the
approval.
fragmentation of Koala site (refer to Figure 4.2, Community 2, BAAM
habitat to be retained. 2007*). The proposed roadway into Precinct J will
follow the alignment of the existing roadway, and
(b) Incorporating layout and
will therefore not fragment retained Koala
design measures to
habitats.
minimise the extent to
which a Koala is impeded (b) Koala movement throughout Precinct J will be
from reaching its maintained and enhanced through the retention of
destination either within Koala food trees wherever practicable,
the development site, or incorporating Koala tree planting into landscaping
on the other side of the for the Precinct and by supplementary planting of
site. Koala feed trees outside of the Precinct.
(c) Locating (c) The majority of Precinct J is confined to
buildings/structures and existing cleared habitats.
other works in existing (d) A small area of Koala habitat will be retained
cleared areas. within the south-eastern portion of Precinct J near
BAAM Pty Ltd Page 1
File No. 0105-003
Page 22
Urban Koala Area Assessment
Precinct J – Noosa Springs
for StarCo Developments Pty Ltd
Criteria Solution Comments Compliance
(d) Retaining Koala habitat Lot 5. Wherever practicable, native vegetation will
links of native vegetation be retained across the site. Overland flowpaths
across the site. will be constructed between Lots 21and 22, 13
(e) Providing habitat links of and 14 and 6 and 8. These flowpaths will assist in
native vegetation across providing vegetation linkages to habitats outside
the site of Precinct J.
(f) Erecting koala friendly (e) Koala food trees will be incorporated into the
fences on lot boundaries streetscaping design.
except where koala (f) Koala exclusion fencing, in the form of
exclusion fences are the masonry blocks or similar material, will be used to
only practicable way of separate each lot. The proponent has indicated
safeguarding koalas. the only practicable solution to safeguarding
1.3 Roads are located, designed Koalas will be to enforce a by-law as part of the
and constructed to minimise Body Corporate conditions, that residences with
the risk to Koalas and vehicle domestic dogs will need to constrain dogs to a
strikes. portion of the Lot that has been fenced with Koala
exclusion fencing. It is not envisaged that Koala
1.4 Plants used for landscaping
exclusion fencing will be required along the
comprise 70% Australian
roadways, as volume and speed of traffic entering
plants of which 50% are
the site is not predicted to create a hazard for
native to the area, including
Koalas.
Koala habitat trees native to
the area, where practicable. 1.3 Roadways within Precinct J will be located,
designed and constructed in a manner that
reflects the requirements of the Koala Plan (refer
to Appendix 1 for recommended design) and
minimises risks to Koalas.
1.4 All plants used for landscaping within and
surrounding Precinct J will comprise at least 70%
Australian plants, of which at least 50% will be
native to the area.
* BAAM (2007). Preliminary Flora Assessment – Precinct J, Noosa Springs Development, Noosa. Unpublished report prepared for StarCo
Developments Pty. Ltd.
BAAM Pty Ltd Page 2
File No. 0105-003
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