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Planning Report
Project BA PO Box 45 Noosaville 4566 (07) 5451 8784 [email protected] 15/07/2021 Noosa Council [email protected] Dwelling – Code Assessable Material Change of Use application Please find attached Material Change of Use development application for proposed dwelling at 1383 Greenridge Pinbarren Rd, Pinbarren. Attached documents: - DA Form 1 - DA Form 2 - Planning report - Architectural Plans - Owners Consent There are no identified referral agencies for this application. Regards, Daniel Eichhorn Project BA (07) 5451 8784 - 0457001149
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Page 2
CONTENTS
1. SUMMARY
1.1 SUMMARY PAGE 3
2. SITE AND SURROUNDING AREA PAGE 4
2.1 ZONE DESIGNATION PAGE 5
2.2 SURROUNDING LAND USES PAGE 5
2.3 CURRENT REGIESTERED LANDOWNER PAGE 5
2.4 SITE DIMENSIONS, ENCUMBRANCES, TOPOGRAPHY PAGE 5
2.5 ACCESS AND SERVICES PAGE 5
3. PROPOSED DEVELOPMENT PAGE 6
3.1 PROPOSED PAGE 6
4. LOCAL PLANNING MATTERS PAGE 7
4.1 LEVEL OF ASSESSMENT & STRATEGIC FRAMEWORK PAGE 7
4.2 OVERLAYS PAGE 7
4.3 RURAL ZONE CODE PAGE 8-19
4.4 LOW DENSITY HOUSING CODE PAGE 19-25
4.5 BIODIVERSITY, WATERWAYS & WETLANDS OVERLAY CODE PAGE 26-35
6. CONCLUSION PAGE 36
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1. SUMMARY
SITE DETAILS
ADDRESSS 1383 Greenridge Pinbarren Rd, Pinbarren
REAL PROPERTY DESCRIPTION Lot 402 P4111
SUBJECT LAND AREAS 2023m2
LOCAL AUTHORITY Noosa Council
CURRENT REGISTERED LAND OWNER Christine Winkle & Ian Pollock
SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATION
SPP LAND USE CATEGORY Regional Landscape and Rural Production
Area
PLANNING SCHEME DESIGNATIONS
ZONING Rural Zone
APPLICANT DETAILS
APPLICANT Mackay & Sons C/- Project BA
PROPOSAL Dwelling house
TYPE OF DEVELOPMENT Material Change of Use
LEVEL OF ASSESSMENT Code Assessable
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2. SITE AND SURROUNDING AREA
2.1 ZONE DESIGNATION
The land is located within the ‘Regional Landscape and Rural Production Area’ regional land use category
as mapped on the SPP mapping.
The land is designated as Rural Zone land on the Noosa Planning Scheme Overlay Maps.
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2.2 SURROUNDING LAND USES
The proposed site is surrounded by land parcels within the same zone and land use category. The
surrounding properties to the East and West are generally residential allotments with a lot size of
approximately 200m2. The allotments to the North and South are generally large allotments with dwelling
houses and some minor agriculture activities (mainly grazing) occurring.
2.3 CURRENT REGIESTERED LANDOWNER
The current registered landowners of the subject site are Christine Winkle & Ian Pollock.
Landowners consent to make this application is also attached.
2.4 SITE DIMENSIONS, ENCUMBRANCES, TOPOGRAPHY, AND IMPROVEMENTS
The site is rectangular in shape and comprises an area of 2022m2, with access to Greenridge Pinbarren
Road.
The site is not encumbered by Easements. The allotment does not have access to reticulated water or
sewerage.
The current topography is moderately sloping from South to North. The proposed dwelling is located
outside the landslide hazard overlay as prescribed by the Noosa Planning Scheme Overlay Maps.
The improvements to the land include the proposed dwelling and crossover to Greenridge Pinbarren
road.
2.5 ACCESS AND SERVICES
The site currently has a gravel access point to Greenridge Pinbarren Rd. The proposed Dwelling house
would use the existing crossover location with upgrades as required.
The site has no access to reticulated water, sewerage, or stormwater. The site uses effluent disposal
system for treatment of wastewater, water tanks for potable water supply and disposes of stormwater
overland to mimic overland flow conditions to the road parcel at the rear.
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3. PROPOSED DEVELOPMENT
3.1 PROPOSAL
The application seeks for the construction of a dwelling on the property for use as a Dwelling House.
The Noosa Planning Scheme defines a Dwelling house use as:
One dwelling for a single household and any domestic outbuildings associated with the dwelling; or
One dwelling for a single household, a secondary dwelling and any domestic outbuildings associated with
either dwelling.
The proposed dwelling will be occupied as a single household as per the NSC planning scheme definitions.
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4. LOCAL PLANNING MATTERS
4.1 LEVEL OF ASSESSMENT & STRATEGIC FRAMEWORK
The proposed development includes a material change of use requiring code assessment
against the Noosa Plan 2020.
The following codes are applicable:
- Rural Zone Code
- Low Density Housing Code
- Biodiversity, Waterways and Wetlands Overlay Code
4.2 OVERLAYS
The subject site is burdened by the following overlays, as identified by the overlay maps of the
Noosa Planning Scheme:
- Biodiversity, Waterways and Wetlands Overlay
o Biodiversity Significance
The proposed dwelling requires the clearing of four trees. Assessment against the Overlay Code
is attached to this report.
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4.3 RURAL ZONE CODE
Compliance with acceptable outcomes:
Performance Outcomes Acceptable Outcomes
Role and function
PO1 Land uses in the Rural No acceptable outcomes N/A
zone are limited to those provided
which are compatible with
agriculture and the
protection of environmental
and landscape values.
PO2 Development does AO2.1 Development that is N/A
incompatible with agricultural
not result in the loss
activities is not located on
or diminished Agricultural Land Conservation
productive capacity of Area and an adequate
Agricultural Land separation area between the
development and the
Conservation Area.
Agricultural Land Conservation
Area is provided.
(a) Editor’s Note—
Agricultural Land
Conservation Areas
are shown on the
Agricultural Land
Overlay Maps in AO2.2 Where there is an overriding N/A
Schedule 2 need for incompatible
development to be located on
Agricultural Land Conservation
Area, the development does not
have an irreversible impact on
the productive capacity of
Agricultural Land Conservation
Area.
Editor’s Notes—
An irreversible impact on
agricultural land includes a
permanent reduction or decline
in the agricultural land,
notwithstanding that the land
may be used for agriculture
post development, e.g. land
that could support crops pre
development that can only be
used for improved pasture post
development.
Aquaculture is specifically
permissible on Agricultural
Land Conservation Area.
AO2.3 Where located in the
N/A
Agricultural Land
Conservation Area
accommodation is of a
temporary or semipermanent
nature (such as tents, yurts,
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relocatable dwellings or
recreational vehicles) or it
adaptively reuses
wellestablished rural
buildings.
AO2.4 No sensitive land use is Performance Solution:
established closer than 200
metres from land on an The proposed dwelling has been
adjacent property included in sited approximately 100m from the
adjacent property included in the
the Rural zone and mapped
Rural Zone and mapped as
as Agricultural Land Agricultural Land Conservation
Conservation Area as shown Area and therefore does not
in Agricultural Land Overlap comply with AO2.4 of the Rural
Maps in schedule 2. Zone Code.
The performance outcome requires
development to not result in the loss
or diminished productive capacity of
the Agricultural Land Conservation
Area. The lot has an area of
2021m2 and is not suitable for an
agricultural land use. Therefore,
there is no diminished productive
capacity of the land.
The adjoining property has no
evidence of any agricultural uses
that would adversely impact the
amenity of the occupants of the
proposed dwelling.
PO3 With the exception of one AO3.1 Only the occupants of a N/A
dwelling house, dwelling house, compliant
caretaker’s caretaker’s residence or
accommodation or a community residence reside
community residence, any or on the property for any period
accommodation activity is
greater than three consecutive
limited to use by
shortterm guests or months.
seasonal workers
employed in a rural In addition to residents of the
activity on the same site AO3.2 dwelling house, up to 10
or on adjoining premises. people may reside on the site
for periods of no more than six
consecutive months were they
area:
a. Employed in a rural
activity on the property;
or
b. A spouse or child of a
person employed in a
rural activity on the
property.
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PO4 Visitor accommodation: No acceptable outcome N/A
A. is at a small scale and provided
low density that protects
the environmental and
rural values of the land;
B. is compatible with
rural activities and
nature conservation; and
c. does not detract from
the rural amenity of
adjoining properties.
PO5 Uses such as naturebased No acceptable outcome N/A
tourism, outdoor education, provided
environment facilities and outdoor
sport and recreation may be
appropriate where:
(a) they cannot be more
appropriately located in
urban areas;
(b) they have an indelible
connection to rural or
ecological values of
the site;
(c) there is an
overriding
community
benefit of the
development;
(d) they are not located on
Agricultural Land
Conservation Area as
shown on the Agricultural
Land Overlap Maps in
schedule 2 or are temporary
in nature so as not to
compromise agricultural
uses in the future; and
they do not interfere with
remnant vegetation or
ecologically important areas.
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PO6 Extractive industry operations are No acceptable outcome N/A
limited to designated Key Resource provided
Areas and at other known resources
deposits where:
(a) (a) best practice
environmental management
is met;
(b) the amenity of residents in
the vicinity of extractive
industry operations is
maintained;
(c) they do not conflict with
agricultural operations;
(d) the safety of rural roads is
ensured; and
(e) the visual amenity of the rural
area as viewed from the major
road network is protected.
Performance outcomes Acceptable Outcomes
Built form
Building height and scale:
PO7 Buildings and other structures: AO7.1 Buildings are no more than The proposed dwelling is
two storeys in height. a single storey structure
(a) are low rise;
with an open undercroft
(b) minimise the appearance area.
of bulk to adjacent
properties, roads or
other areas in the vicinity
of the site; and
(c) respect the scale of
surrounding vegetation
and maximises
opportunities to retain
existing vegetation on
site.
AO7.2 With the exception of Class The proposed dwelling
10 buildings or structures has a maximum building
used exclusively for a rural height of 8.5m above
NGL. The only part of the
activity, buildings and
dwelling that will exceed
structures are no more 8m is the pitched roof.
than 8 metres in building
height providing that they
may be up to 9 metres
where the pitched roof but
no other part of the building
or structure exceeds 8
metres.
With the exception of Class
AO7.3 The proposed dwelling
10 buildings or structures does not exceed 500m2
and therefore complies
used exclusively for a rural
with the gross floor area
activity, individual buildings
or roofed structures do not
exceed 500m2 gross floor
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area.
AO7.4 Class 10 buildings used N/A
exclusively for the purpose
of animal husbandry,
aquaculture, cropping,
intensive animal industry,
intensive horticulture or rural
industry do not exceed 12
metres in height.
AO7.5 A structure, not
N/A
constituting a building,
used exclusively for the
purpose of animal
husbandry, aquaculture,
cropping, intensive animal
industry, intensive
horticulture or rural
industry does not exceed
15 metres in height.
AO7.6 Where excavation is N/A
required, the maximum
portion of the exposed
external façade of the
building cannot exceed
the respective building
heights in AO1.1 , AO.2,
AO7.3, AO7.4 and AO7.5
above.
Performance Outcomes Acceptable Outcomes
Setbacks
PO8 Notwithstanding that AO8.1 Buildings used to house animals, N/A
intensive rural activities temporary holding yards,
may need greater structures containing areas of
animal waste or byproduct
separation distances,
disposal are not within 100
buildings and other
metres of:
structures are
appropriately sited and (a) the boundary of properties
in a residential zone
designed to:
including the rural
(a) avoid residential zone;
environmental
(b) a sensitive land use;
harm or
nuisance to (c) the boundary of adjoining
sensitive land properties in the
environmental
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uses, including management and
adverse impacts conservation zone; or
on amenity (d) a waterway shown on
values, over and the Biodiversity,
above what Waterways and
could reasonably Wetlands Overlay
be expected in maps in schedule 2.
the rural zone;
(b) avoid adverse AO8.2 Buildings or structures which are
impact on used for the storage of chemicals N/A
ecologically or machinery, stockpiling of
important composting or organic fertilisers,
areas or which support artificial lighting
including or irrigation sprayers are not
National
within 100 metres of:
Parks,
watercourses, (a) the boundary of properties
and wetlands; in a residential zone
including the rural
(c) mitigate risks
residential zone;
associated with
the use of (b) a sensitive land use;
chemicals or air (c) the boundary of adjoining
pollutants; and properties in the
(d) avoid conflict environmental
with rural uses management and
and activities conservation zone; or
on adjoining (d) a waterway shown on
properties. the Biodiversity,
Waterways and
Wetlands Overlay
maps in schedule 2.
AO8.3 With the exception of a roadside
stall, buildings and structures
associated with a rural activity or
industrial activity are set back 20 N/A
metres from a road reserve or 40
metres from any part of the major
road network.
In addition to the circumstances of
The proposed dwelling has
AO8.4 AO8.1, to AO8.3 above, buildings been sited 2.1m (OMP) to the
and structures meet the following
side boundary which is contrary
minimum boundary setbacks: to the acceptable solution of 6m.
(a) 20 metres from a property
The reduced setback is
boundary of adjoining land required due to the narrow
in the Environmental nature of the lot (20.1m width)
management and and to maintain access to the
existing shed at the rear. The
conservation zone;
site has a width more
(b) a distance greater than the consistent with land within the
width of the riparian buffer Low Density Residential Zone
area shown on Biodiversity, and complies with the
requirements of QDC MP1.2.
Waterways and Wetland
Overlay maps; The siting of the dwelling is
(c) 10 metres from a road highly unlikely to impact the
frontage; and intended character expected
within the Rural Zone or the
(d) 10 metres from the side amenity of adjoining dwellings.
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and rear boundaries or 6 The adjoining dwelling to the
metres where the lot area East has a side boundary
does not exceed 1 hectare, setback of approximately 3m
and there are existing
with the exception that if
dwellings within the area that
the height of the building or are consistent with the
structure exceeds 9 metres proposed 2m setback.
the setback to the side and
rear boundaries is equal to
twice its height in metres.
AO8.5 The proposed dwelling has
On properties over 2 hectares in been sited approximately 100m
area, a distance of not less than from the adjacent property and
200 metres is provided between a therefore does not comply with
sensitive land use and land on an AO8.5 of the Rural Zone Code.
adjacent rural zone property over
Please refer to justification
4 hectares in mapped Agricultural
provided for PO2/AO2.4.
Land Conservation Area.
The proposed dwelling house
use will not be in conflict with
rural uses and activities on
adjoining lots which are
predominantly used for
residential activities with the
potential for minor grazing
which will not adversely impact
the proposed dwelling.
Safety and amenity
PO9 Development does not No acceptable outcome provided N/A
result in environmental
harm or environmental
nuisance to sensitive
land uses.
PO10 Development does not A010 Safe vehicular access is provided to N/A
compromise the safety, and form the site without adversely
capacity or operation of impacting on the safety of the road
the road network. network.
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Performance outcomes Acceptable Outcomes
Environment, heritage and scenic amenity
PO11 Development does not AO11.1 Development does not result in N/A
have a significant sediment, soil or other material
adverse impact on the including building materials or
waste products being released
natural values of the
into the road reserve, stormwater
site including through: drains, waterways or adjacent
(a) loss of biodiversity properties.
values, fauna
habitat and fish
passage;
(b) changes to natural
drainage;
(c) disturbance to any
wetland systems;
(d) erosion and the
transport of
sediments off
site (including
pollutants and
other
contaminants
which would
affect the
capacity of
agricultural
lands);
(e) worsening of
landslide or fire
risk;
(f) onsite effluent
disposal;
(g) creation of dust and
air pollutants;
(h) disturbance of
buildings and
features, including
natural features, of
cultural heritage
significance.
AO11.2 Natural Vegetation is retained
wherever possible.
Where there is a nominated building
AO11.3 envelope on the lot, clearing of
native vegetation and building works
do not extend beyond the building
envelope, except for the purposes
of a driveway access.
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PO12 PO12 AO12.1 Development and associated site During the construction of the
works, including filling and dwelling appropriate measures
Development and excavation are designed and will be undertaken to ensure
associated site works do constructed to ensure overland flow overland flow and flooding are
not directly, indirectly or and/or flooding is not worsened, not worsened, impeded, or
cumulatively cause impeded, or otherwise diverted to
otherwise diverted to adversely
adversely affect other properties.
adverse impacts external affect the adjoining properties.
to the development site
by:
(a) causing ponding of
water;
(b) increasing flooding,
which adversely
affects the safety
or
use of any land
upstream and
downstream;
c. adversely affecting
the flow of water in
any overland flow
path.
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Performance Outcomes Acceptable Outcomes
Scenic amenity
PO13 Development does not AO13 Development on land N/A
detract from the scenic adjoining the major road
amenity of the hinterland
network, Lake Macdonald or
as experienced from the
major road network or the Noosa River system
waterways. minimises visual impacts on
the scenic amenity of the
roadway or waterway by:
(a) sensitive siting
and design of
buildings,
structures,
driveways and
works;
(b) retaining existing
vegetation;
(c) incorporating
landscape treatments
to visually screen and
soften development;
and
(d) incorporating building
materials and external
finishes that are
compatible with the
site’s visual character
and landscape setting.
PO14 The visual amenity of AO14 No acceptable outcome provided N/A
Lake Macdonald, its
foreshores and
immediate surrounds are
maintained or improved
including views:
(a) from the lake;
(b) to the lake and
beyond when
viewed from private
lands and from
public areas,
including the
Botanical Gardens
PO15 The landscape character AO15 To protect scenic amenity and The proposed dwelling is not
and visual amenity quality other landscape qualities, sited on land with a slope greater
buildings, structures and than 25% and therefore
of hill slopes and ridgelines
associated accessways are not complies with the acceptable
are retained and buildings constructed on land with a outcome.
and structures: slope greater than 25%.
(a) are visually
AO15.2 On sloping sites or on N/A
responsive to the
natural topography ridgelines at the uppermost
of the site, sitting edge of a hill slope:
within the (a) roof lines are generally
landscape rather parallel with contours of
than dominating it; the land;
(b) step down (b) roofs do not exceed a
slopes or use pitch of 15 degrees; and
suspended floor (c) buildings do not
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construction, protrude above the
minimising cut height of prevailing
and fill and vegetation.
avoiding
benching of the Cut or fill is less than 1.5
site; The cut and fill for the dwelling
AO15.3 metres in depth relative to will not exceed 1.5m. The
(c) allow for natural ground surface. dwelling therefore complies with
retention of the acceptable outcome.
natural
vegetation
that assists in
screening or
visually
softening
development;
and
(d) incorporate
materials,
finishes and
colours that
complement
the natural
setting and
integrate with
the
landscape
and skyline.
Noosa Trail Network
PO16 A comprehensive network AO16.1 Development includes linkages N/A
of bridle trails and to or between existing or future
pedestrian and bicycle
linkages is established, components of the Noosa Trail
enhanced and protected Network, as indicated on the
incorporating road Strategic Framework
reserves, State forests,
Infrastructure Map
Council owned land and
private lands consistent
with the lifestyle and AO16.2 Development does not have
outdoor recreation needs of an adverse impact on the
Noosa Shire’s residents access functions of the Noosa
and visitors. Trail Network.
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4.4 LOW DENSITY HOUSING CODE
Compliance with acceptable outcomes:
Performance outcomes Acceptable outcomes
Location
PO1 AO1.1 Dwelling houses N/A
Dwelling houses, rooming accommodation, community (including secondary
residences and shortterm accommodation (for holiday dwellings) and
homes) are located where they: community
residences are
anticipated in the
Low density
residential zone,
Rural residential
zone and Rural
zone.
(a) provide a high level of comfort and amenity for
occupants; AO1.2 Rooming
maintain amenity and privacy of neighbouring accommodation
(b)
premises; provides housing
choice within urban
(c) are compatible with the character and
boundaries.
streetscape of the local area; and
(d) do not occupy land intended for higher density living.
Effects of Use
PO2 AO2.1 Any part of a removal N/A
home that is affected
A removal home –
by termite attack,
a. does not have an adverse impact on the amenity of the borers, dry rot or
premises or surrounding premises; and severe weathering or
b. maintains the safety of people and property. AO2.2 is damaged as a
consequence of
relocation, is repaired
or replaced using new
or sound secondhand
materials.
Where located within
the urban boundary,
external surfaces of the
building are cleaned
and painted.
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PO3 Housing choice AO3 A secondary dwelling: N/A
A secondary dwelling: (a) has a maximum gross
a. forms part of a dwelling floor area of 65m²;
house and is not (b) has no more than 2
subdivided from the bedrooms;
balance of the dwelling
house; (c) does not occur on any
b. contributes to housing property covered by a
choice for members of Building Unit Plan; and
the one household; (d) does not occur on a
c. protects the low density property that already
residential, rural contains a dual
residential or rural occupancy or secondary
character of the zone; dwelling.
d. does not occur on a
property covered by a
Building Unit Plan or any
property already
containing more than
one dwelling
e. is accompanied by
sufficient car parking.
PO4 Rooming accommodation is AO4 Rooming accommodation N/A
located on a site with provides housing choice within
convenient access to urban boundaries is limited to
employment or education as sites within:
well as goods and services
including public transport. (a) 1,500 metres walking
distance, via a sealed
pathway, of land
within the Major
centre zone, District
centre zone or 800
metres of land within
the Neighbourhood
centre zone;
(b) 800 metres walking
distance, via a sealed
pathway of a
pedestrian access
point of a hospital or
tertiary education
establishment; or
(c) 400 metres walking
distance, via a sealed
pathway, of a
Translink bus stop.
Building design and services
PO5 Service and utilities PO5.1 If located within the urban A 45,000 litre rainwater tank will
boundary, the dwelling is be connected to the dwelling.
Development is provided
with: connected to reticulated
a. a level of water supply, sewerage,
infrastructure and stormwater drainage and
services that is telecommunications
appropriate to its infrastructure networks
setting and sufficient (where available to the lot).
for the intended use;
b. an effluent treatment AO5.2 Where there is no reticulated
and disposal system water supply, the premises is
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that does not have serviced with a rainwater tank
an adverse effect on with the following minimum
ecologically water supply capacity:
important areas or for dwellings with no
(a)
water quality; and more than 3 bedrooms –
c. adequate onsite water 45,000 litres; or
storage to support the
efficient use of water (b) for dwellings of more
and is adequate for than 3 bedrooms or
everyday use of the where including a
occupants. secondary dwelling on
the same premises –
60,000 litres.
AO5.3
If located on a lot where
reticulated sewerage is not
available to the lot, the dwelling
is connected to an onsite
effluent treatment and disposal
system.
PO6 Landscaping: PO6 Soft landscaping is provided N/A
and retained to a minimum of
Buildings and structures 20% of the site area.
allow for sufficient space for
outdoor activities, garden
areas and screening to
surrounding land uses.
PO7 Car Parking: AO7 Car parking is provided in N/A
accordance with Table
Sufficient car parking is 9.4.1.4 of the Driveways and
provided to accommodate parking code.
the number of vehicles likely
to use the site.
PO8 Access Design: AO8.1 Driveways and crossovers The driveway will be
are designed to comply with constructed to comply with
Council’s prescribed standards.
The design, management Council's standard drawings
and maintenance of the RS049, RS050, RS056 and
access facilitates: addendum as applicable.
(a) safe and convenient
use for vehicles, AO8.2 Where a footpath exists, the
pedestrians and N/A
driveway meets the road
cyclists;
reserve at the level of the
(b) vehicles existing footpath.
negotiating
without AO8.3
Driveways within the property:
contacting the The driveway will be
driveway or (a) have a maximum constructed to comply with
crossover gradient of 20% and Council’s prescribed standards.
surface; and vertical curves to
ensure no scraping
(c) stormwater disposal
without any negative for a standard
impacts on the vehicle; or
surrounding area. (b) have a maximum gradient
of 25% provided–
(i) the length of
the driveway
steeper than
20% does not
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exceed 6
metres; and
(ii) there is a
change in
gradient not
less than 2
metres in
length and not
greater than
12:5% at the
ends of the
25% section of
the driveway.
PO9 The driveway and crossover AO9 The driveway and crossover is The driveway will be
design avoids using designed without significant constructed to comply with
structures within the road Council’s prescribed standards.
alteration to the existing road
reserve. reserve whereby the finished
surface level of the driveway is
consistent in height with the
existing height of the road
reserve.
PO10 Materials: PO10 No pavers or permeable N/A
pavement systems are used
Driveways and crossovers within the road reserve
are to be able to withstand
loadings from vehicles and
the use of pavers is avoided.
PO11 Surface Water: AO11 Driveways have a minimum N/A
grade of 1% away from any
Driveways are designed to: adjoining buildings and are
(a) prevent water from formed to drain to landscaped
ponding or entering areas.
buildings;
(b) provide an
opportunity for
filtering of
stormwater prior to
it leaving the site;
and
(c) not reduce the
stormwater
carrying capacity
of roadways.
PO12 Protections of infrastructure: AO12 Driveways are located not less The driveway is located greater
than 1.0 metre from stormwater than 1.0m from stormwater and
is therefore compliant with the
Driveways do not damage or infrastructure.
acceptable outcome.
interfere with the location,
function of, or access to
Council infrastructure.
PO13 The visual impact of AO13.1 Areas adjoining driveways The construction of the
driveways on the streetscape disturbed as a result of the driveway will ensure visual
and surrounding area is impacts are minimized and soil
driveway construction are
minimised and significant is stabilized.
grassed or planted to
adverse impacts on the
minimise visual impact and
traffic network are avoided.
stabilise the soil.
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AO13.2 Vehicular access avoids The proposed driveway is
disturbance to the tree located within an existing
clearing and avoids any
protection zone of trees on
disturbance to vegetation.
public land.
PO14 Driveways and crossovers AO14.1 Only one driveway and Only one driveway is proposed
are located so they do not crossover is provided. for the dwelling.
impede the safe and efficient
use of the road network.
AO14.2 Where the premises has N/A
frontage to more than one
formed and sealed road and the
roads have differing orders in
the Road Hierarchy, the
driveway and crossover is
provided on the frontage with
the lower order.
AO14.3 For corner lots, driveways N/A
and crossovers are located
in accordance with Council’s
standard drawings.
AO14.4 If in the Rural zone or Rural The driveway crossover will be
Residential zone, the driveway constructed to provide a
and crossover is located to minimum safe sight distance in
provide minimum safe sight accordance with Austroads.
Crossover is to an existing
distances in accordance with
access easement that services
Austroads. 3 allotments.
PO15 Bushfire hazard AO15 Within a bushfire hazard area The site is not located within the
management: where there is no reticulated Local Government or State
Planning Policy Bushfire overlay
water supply, the premises
mapping.
Where located in a Bushfire has:
Hazard Area as shown on (a) an accessible dam,
the Bushfire Hazard Overlay swimming pool or water
Map in Schedule 2 and not in
tank available for
a water service area, an
adequate, reliable, safely firefighting purposes
located and freely accessible with an onsite water
water supply is provided for volume of not less than
fire fighting purposes, which 5,000 litres; and
is in addition to day to day
water supply. (b) a water supply outlet
pipe 50 millimetres in
diameter and fitted
with a standard fire
brigade fitting
connected to the
water supply (other
than where the water
supply is in a
swimming pool or
dam).
PO16 Flood hazards: AO16.1 Where the development is N/A
located in the Flood Hazard
Development is designed Area as shown on Flood Hazard
and sited to ensure risk to Overlay Map in Schedule 2,
people and property from the finished floor level of
flooding is avoided or habitable rooms is at least
minimised.
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300 millimetres above the
Defined flood event (DFE).
AO16.2
Where the DFE has not been
modelled for the area, the
finished floor level of
habitable rooms is at least
500 millimetres
above the highest recorded
flood.
PO17 Underground car parking No acceptable outcome N/A
areas are designed to drain provided
and function safely during a
flood event and power
failure.
PO18 Major electricity AO18.1 Development including any The proposed dwelling has
infrastructure & substations: sensitive land uses is at least: been sited at least 50m from a
transmission substation, 10m
(a) 50 metres from a from any other substation and
Development is sufficiently transmission substation; 30m from a transmission line
separated from major (b) 10 metres from any other easement.
electricity infrastructure and substation; and
substations to minimise the
likelihood of nuisance or (c) 30 metres from a
complaint. transmission line
easement.
Habitable buildings are not The subject site is not subject to
AO18.2 located within an easement for a any easements.
distribution line.
PO19 Development is located and AO19 Noise emissions do not exceed There is no adjoining or nearby
designed to avoid or 5db(A) above background noise infrastructure that will cause
minimise noise nuisance level internal to a habitable noise pollution or nuisance to
from the use of building measured in the dwelling.
infrastructure. accordance with AS1055.
PO20 Wherever practicable AO20 Where adjoining substations or N/A
habitable buildings are major electricity infrastructure,
orientated to avoid direct habitable buildings are
overlooking of major orientated so that the majority of
electricity infrastructure or outdoor living areas and
substations. windows of habitable rooms face
away from the infrastructure.
PO21 Earthworks and Drainage: AO21 Filling other than accessways: Filling is ensured to not extend
more than 3m around the main
(a) does not extend more building, will not exceed 500m2
Earthworks and drainage than the equivalent of 3 and will not impact local
operational works do not metres around the main drainage on adjoining
directly, indirectly or building, measured from properties.
cumulatively cause the outer walls of the
adverse building;
impacts external to the
(b) is limited to a maximum
development site by:
of 500m2; and
(a) causing ponding of
(c) does not impact on the
water on the site or
local drainage of adjoining
nearby land;
properties.
(b) increasing
flooding, which
adversely affects
the safety or use
of any land
upstream and
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downstream;
(c) adversely
affecting the flow
of water in any
overland flow
path; and
(d) adversely
affecting the
privacy or visual
amenity of
surrounding
property.
PO22 Landslide hazard area: AO22.1 Development, including The proposed dwelling is
associated access, is not located outside the landslide
Development maintains the
hazard overlay mapping
safety of people, property located on land identified as a
therefore this criteria does not
and hazardous materials landslide hazard area on a apply.
stored in bulk from the risk of Landslide Hazard Overlay Map.
landslide.
AO22.2 Development, including
associated access, is located
outside moderate, high and
very high landslide hazard
areas and areas with 15%
slope or greater, as determined
by a sitespecific slope
analysis.
Or
AO22.3 A sitespecific geotechnical
assessment is prepared by a
registered professional
engineer to certify that:
(a) the stability of the site,
including associated
buildings and
infrastructure, will be
maintained and
operational for the life of
the development;
(b) the site is not subject
to the risk of landslide
activity originating
from other land,
including land above
the site; and
(c) development of
the site will not
increase the
risk of landslide
activity on other
land.
Any specific measures identified
AO22.4 in a site specific geotechnical
assessment for stabilising the
site or development are to be
fully implemented.
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4.5 BIODIVERSITY, WATERWAYS AND WELANDS OVERLAY CODE
Table 8.2.2.3 Criteria for assessable development
Performance outcomes Acceptable outcomes
Ecologically important areas Justification
PO1 AO1.1
Development is sited and designed to Ecologically important areas are conserved or The proposal requires the
protect the physical and improved to ensure removal of 4 trees to allow for
the relocation of a
ecological integrity and biodiversity of their ongoing contribution to the natural Dwelling.
ecologically important areas resources and biological
through protection of: diversity of Noosa Shire.
(a) existing habitat areas and The existing lot is densely
ecological linkages; and AND vegetated and there are no
(b) existing riparian vegetation, suitable locations to construct
waterways and wetland habitat AO1.2 or relocate a dwelling that
values. Buildings, structures and associated works would not require the removal
are located withinexisting cleared areas or of vegetation. The proposal
areas of lowest ecological value. minimises the required clearing
preserving the ecologically
AND important areas.
AO1.3
Where constructing a dwelling house or
community residence, buildings and
associated structures are not located on land
identified as an area of biodiversity
significance on a Biodiversity,Waterways and
Wetlands Overlay Map.
or
Clearing vegetation (other than for a driveway
access) does notextend beyond—
(a) 30 metres of a habitable building or
10 metres of a class10 structure on
lots greater than 10 hectares; or
(b) 10 metres of a habitable building or
class 10 structure onlots 10 hectares
or less but more than 3,000m2; or
(c) 3 metres of a habitable building or
class 10 structure onlots 3,000m2
or less.
AND
AO1.4
Clearing of vegetation for a boundary fence
does not extendbeyond 5 metres either side of
the fence.
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Reconfiguring a lot Table 8.2.2.3 Criteria for assessable development (part)
Performance outcomes Acceptable outcomes
Reconfiguring a lot Justification
PO2 AO2 Not applicable
New lots are only created if they Where clearing vegetation for
maintain ecological linkages and the purpose of Reconfiguring a
minimise the clearing of vegetation. Lot:
(a) new boundaries to
lots do not
transect and
fragmentexisting
native vegetation;
(b) new lots are created
to allow for suitable
building envelopes
for future buildings
and works to be
located within
existing cleared
areas or areas of
low ecologicalvalue;
(c) building envelopes are
designated for each lot;
and
(d) ecological linkages and
ecologically important
areas aresecured by
environmental covenant
or transferred to public
ownership or through
gazettal of a nature
reserve.
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Management of impacts Table 8.2.2.3 Criteria for assessable development
(part)
Performance outcomes Acceptable outcomes
Management of impacts Justification
PO3 AO3.1 The development has been designed to
Development is designed and sited to Where clearing of vegetation cannot minimise the required vegetation clearing.
manage adverse impactson ecologically be practicably avoided, the The proposal is consistent with development
seen on adjoining allotments and will retain
important areas by: development:
the vast majority of existing vegetation.
(a) minimising the total footprint (a) ensures the design and
within which all activities, siting limits the loss of
buildings, structures driveways vegetationto the smallest
and other works are extent possible;
contained; (b) protects and retains ecological
(b) locating development in existing values and ecosystem
cleared areas or areas of low processes to the
ecological value over other areas greatest extent
to the greatest extent possible; and possible within and
(c) incorporating siting and design adjacent to the site;
measures to protect and retain (c) provides measures to
ecological values and ecosystem allow for safe movement
processes withinor adjacent to the of faunathrough the site;
development site; and and
(d) where adverse impacts (d) provides suitable habitat
have been minimised, any replacement and replanting
residual impacts on in accordance with PSP3
ecological values are Ecological Assessment
compensatedfor through Guidelines.
suitable habitat replacement AO3.2
and replanting on site in the Habitat trees, recruitment habitat
first instance or in a way trees, and roosting, breedingand
that results in anet gain and feeding areas are protected for
enhancement of the overall native fauna habitat.
habitat values of Noosa
Shire.
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PO4 AO4.1 The proposed development involves a
Development provides for effective Vegetation is protected from relocatable, high-set dwelling. The dwelling
measures during construction and disturbance or damage from will be constructed on stumps and will
involve minimal land disturbance.
operation to protect ecological values construction and operation activities
including: by: The vegetation to be cleared is located
(a) avoiding disturbance to or (a) clearly marking trees to be under the footprint of the building and at the
clearing of vegetation in and retained with flagging tape; front of the site to allow access for the
within the vicinity of the site; removal truck to relocate the dwelling. This
(b) installing protective fencing clearing is essential to allow for the
(b) managing habitat disturbance and around the dripline of the construction of the dwelling and all other
physical harm to fauna from noise, vegetation and avoid filling vegetation is to be retained.
vibration, dust, light, dewatering or and excavating in these
excavating; and fencedareas;
avoiding clearing in areas where erosion or (c) ensuring stockpiling,
slippage could occur. storage and vehicle
parking occurs outside the
identified vegetation areas;
and
(d) using low impact
construction
techniques around
vegetation.
AO4.2
Vegetation which is capable of
forming or contributing to a buffer
between different land uses or a
buffer against pollution,light
spillage or noise is retained.
AO4.3
Lighting associated with
development:
(a) does not contribute an
unacceptable level of
illuminance (greater than 1
lux) for light sensitive
species within or at the
boundary of an ecologically
important area; and
(b) does not contribute to an
unacceptable level of
illuminanceon landward
horizons along coastal areas
and known marine turtle
nesting beaches.
AO4.4
Clearing of vegetation does not
involve clearing that may cause or
contribute to hillslope erosion, bank
erosion, or slippage.
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Connectivity Table 8.2.2.3 Criteria for assessable development (part)
Performance outcomes Acceptable outcomes
Connectivity Justification
PO5 AO5 The dwelling will be sited towards the front
Development is designed and operated to Development is designed and of the allotment preserving the biodiversity
maintain and enhance connectivity between operated to maintain ecological corridors at the rear. The dwelling location,
size and form is consistent with adjoining
and across ecologically important areas and linkages and maximise opportunity
lots and will not adversely affect existing
connecting habitat and support unimpeded for connectivity and the movement of ecological linkages.
and safe movement of terrestrial and fauna by:
aquatic fauna. (a) ensuring protection of wildlife
refuges;
(b) maintaining vegetation in
patches of the greatest
possiblesize and within the
smallest possible
edgetoarea ratio;
(c) enhancing connectivity
through planting and
rehabilitation works,
including across property
boundaries, to areas of
national park, state forest or
reserve;
(d) avoiding the creation of
physical barriers and safety
hazards (such as roads,
pedestrian access and
instream structures) along
and within the ecological
linkage;
(e) providing mitigation
measures such as wildlife
movement infrastructure,
fauna exclusion and
directional fencing,
underpasses/overpasses
and traffic calming devices,
signage and lighting; and
(f) where offsets are necessary,
delivering offsets that
support and enhance
ecological linkages.
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Waterways and wetlands Table 8.2.2.3 Criteria for assessable development
(part)
Performance outcomes
Waterways and wetlands Justification
PO6 AO6.1 The proposed vegetation
The biodiversity and ecosystem values Development and clearing of vegetation does not clearing is not within a
of waterways, wetlands and adjacent occur within: riparian buffer area, wetland
area or 10m of a waterway.
riparian zones are protected by: (a) a riparian buffer area;
(a) avoiding any new development in a (b) a wetland area; or
riparian buffer area andwetland area;
(c) 10 metres either side of the centre line of
(b) retaining aquatic and terrestrial other waterwaysidentified on a Biodiversity,
habitat in riparian zones; Waterways and Wetlands Overlay Map.
(c) maintaining and enhancing
wildlife corridors and AO6.2
connectivity along watercourses Development provides for the rehabilitation of land
and drainage lines fornative within:
fauna movement;
(a) a riparian buffer area;
(d) avoiding edge effects and (b) a wetland area; and
damage from adjacent land
uses; (c) 10 metres either side of the centre line
of any other waterway identified on a
(e) maintaining stream Biodiversity, Waterways andWetlands
integrity and bank stability
Overlay Map.
byminimising bank
erosion and slumping;
AO6.3
(f) maintaining water quality Recreational facilities (eg. playgrounds, pergolas,
through filtering sediments,
barbeques) are setback a minimum of 10 metres
nutrients and other pollutants;
from the top of the bank of a waterway.
and
(g) removing pest species and replacing Editor’s Note—Setbacks to waterways for certain
them with local nativespecies. uses and worksare also specified in the relevant
codes.
Editor's Note—Wetland areas are identified on the
QueenslandWetland Program mapping
Editor's Note—Any clearing of vegetation also
needs to meet theoutcomes of the Earthworks Code
and the Water Quality and Drainage Code.
PO7 Not applicable
Vegetation within 400 metres of the full No acceptable outcome provided.
ponded water within LakeMacdonald is
retained.
PO8 AO8.1 Not applicable
Development on land adjacent to a Development adjacent to a waterway or wetland
waterway or wetland maintains appropriate provides that:
extent of public access to waterways and (a) no new lots directly back onto a riparian buffer
wetlands and minimises edge effects. area; and
(b) new public roads are located between a
riparian buffer areaor riparian zone and the
proposed development area.
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Water hydrology Table 8.2.2.3. Criteria for assessable development (part)
Performance outcomes Acceptable outcomes
Surface and ground water hydrology Justification
PO9 AO9.1 The proposed clearing will have negligible
Development ensures that the natural Development does not impact impacts on the natural surface water
surface water and groundwater hydrologic on the natural surface water hydrological regimes.
regimes of waterways, wetlands and orgroundwater hydrologic
The clearing will have minimal land
hydrologicallysensitive plant communities regimes and this is facilitated disturbance and will not re-direct existing
are not adversely impacted. by: overland flow paths.
(a) avoiding or minimising
Editor's Note—Groundwater dependent channelization,
ecosystems are identified on Queensland redirection or
Government Wetland Info mapping. interruption of flow;
(b) avoiding groundwater
extraction;
(c) maintaining
groundwater
recharge and
discharge
processes;
(d) maintaining natural
groundwater fluctuations;
(e) avoiding causing ingress
of saline water into
freshwateraquifers of
wetlands; and
(f) avoiding contaminants
entering groundwater
(e.g. fromrunoff, effluent
disposal).
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Rehabilitation of ecologically important areas Table 8.2.2.3 Criteria for
assessable development (part)
Performance outcomes Acceptable outcomes
Rehabilitation of ecologically important areas Justification
PO10 AO10.1 Rehabilitation is not proposed
Development provides for ecologically Landscaping and rehabilitation complements as part of the development. The
important areas to berestored and and supportsecologically important areas by: proposed clearing is the
minimum clearing required to
enhanced through: (g) utilising local native species; establish the dwelling and all
(a) designing landscaped areas to (h) utilising suitable plant species other existing vegetation is to
complement and enhanceexisting identified in PSP2 be retained.
vegetation and ecological linkages; Landscaping;
The rear of the site adjacent the
(b) removing species likely to (i) restoring degraded ecosystems to wetland and riparian area is
displace native flora species or achieve a functional ecosystem state densely vegetated. This area is
degrade fauna habitat; that requires minimal human of ecological importance and
intervention; will not be disturbed as part of
(c) replanting and rehabilitating
the development. No
degraded habitat; replicating adjacent remnant
(j) rehabilitation works are
(d) replacing any vegetation removed habitats of the same type,including required.
with suitable local nativespecies; the understorey vegetation;
(e) providing for fauna habitat; and (k) creating or enhancing linkages between
avoiding the planting of pest plant existing habitats;
species. (l) avoiding the use of pest plant
species listed in PSP2
Landscaping;
(m) planting riparian zones to filter
stormwater runoff, stabilisesoil and
provide for wildlife habitat; and
(n) providing ground and arboreal
structures for fauna, which may include
ground depressions, rocks, hollows,
nesting boxes and instream habitat.
AO10.2
Vegetation cleared is replaced with:
(a) plantings of equivalent area
that replicate the floristic structure of the
vegetation removed; or
(b) where this is not possible due to the
characteristics of the site and the
development, plantings twice the number
of theremoved trees and plants.
(o) Editor’s Note — Revegetation and
rehabilitation works are to becarried
out in accordance with an approved
Revegetation and Rehabilitation
Management Plan, as referred to in
PSP3 Ecological assessment
guidelines.
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Koala habitat protection and enhancement Table 8.2.2.3 Criteria for
assessable development(part)
Performance outcomes Acceptable outcomes
Koala habitat protection and enhancement Justification
PO11 AO11.1 The site is not located within the Core
Development is designed, constructed Development design complies with Koala Habitat Area mapping and will not
and operated to— the Koalasensitive DesignGuideline: adversely impact any Koala habitat.
(a) protect and enhance koalas A guide to koala sensitive design
and koala habitat and avoid measures for planning and
adverse impacts; development activities.
(b) provide measures to assist the
survival of koala populations in AO11.2
the area to mitigate any potential Development incorporates revegetation
threats orrisk to koalas; and and landscaping that provides food,
shelter and movement opportunities for
(c) provide for safe and appropriate
koalas.
koala movement acrossthe
landscape.
AO11.3
Development is designed to maximise
Editor's Note—Koala habitat mapping is and enhance connectivitybetween koala
in Schedule 2 Mapping.
habitat trees and ensure safe koala
movement.
Editor's Note—The Planning Regulation
2017, schedule 10 statesthat
AO11.4
development that interferes with koala
During construction, measures are
habitat, in an area that is both a koala
incorporated to not increase the risk of
priority area and a koala habitat area, is
death or injury to koalas, by including
prohibited development (subject to the
safe koala movement measures, as
exceptions stated in schedule 10 of the
defined in the Planning Regulation
Planning Regulation 2017).
2017.
Editor's Note These performance
outcomes and acceptableoutcomes apply
to:
(a) development on land in a koala
priority area, where the
development does not interfere
with koala habitat and where the
benchmarks are additional to and
not inconsistent with, the
assessment benchmarks stated
in schedule 11, part 2 of the
Planning Regulations 2017; and
(b) development on land outside the
koala priority area, wherethe
development does not interfere
with koala habitat in koala habitat
areas.
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Bushfire management Table 8.2.2.3 Criteria for assessable development
(part)
Performance outcomes Acceptable outcomes
Bushfire management Justification
PO12 No acceptable outcome provided Not applicable. The site is not located
Bushfire management measures within the Noosa Council or SPP
are adopted based onecological Bushfire overlay mapping.
principles, which:
(a) maintain and enhance biodiversity;
(b) minimise threat of fire to the
natural environment, as wellas
life and property; and
(c) provide for effective use and
maintenance of buildings and
structures.
Editor's note—The performance outcome
applies to properties inbushfire hazard
areas and only where clearing is
reasonably necessary for the control of
bushfire risk to a building or
(c) structure. Bushfire hazard areas
are shown on Bushfire Hazard
Overlay maps in Schedule 2.
Scenic amenity Table 8.2.2.3 Criteria for assessable development (part)
Performance outcomes Acceptable outcomes
Scenic amenity Justification
PO13 AO13.1 The vegetation is not located along a
The scenic amenity and vegetated Vegetation is retained: ridgeline or watercourse.
character of the landscapeis protected (a) on and within 30 metres
by retaining vegetation: of prominent ridgelines
and onsloping sites;
(a) along and around watercourses and
drainage lines; (b) in gullies;
(b) on steep slopes and ridgelines; (c) along watercourses and
drainage lines;
(c) along the major road network; and
within 10 metres of the major
(d) that forms coastal vistas to and from (d)
road network; and
beaches.
(e) along the front coastal dune
system.
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6. CONCLUSION AND RECOMMENDATIONS
This application seeks a Development Permit for Material Change of Use for a dwelling. The proposal is
code assessable development under the Noosa Planning Scheme and a consistent use within the Rural
Zone. The application can comply with the code requirements by compliance with the performance
outcomes and overall outcomes.
It is therefore suggested that the assessment manager decide the proposal favourably.
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