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Change application_REPORT 29-11-2019_FINAL
BRISBANE | SUNSHINE COAST | CENTRAL QLD KON-TIKI BUSINESS CENTRE TOWER 1, LEVEL 2, SUITE T1.209, 55 PLAZA PARADE, MAROOCHYDORE QLD 4558 JFP URBAN CONSULTANTS PTY LTD ABN 79 050 414 045 29 November 2019 Job Ref: M1775 Noosa Council By Email: <[email protected]> Att: Patrick Murphy – Coordinator Planning Re: Change Application (‘Minor Change’) – Development Approval for Reconfiguring a Lot (Subdivision 1 Lot into 52 Lots plus Park) over land situated at 191 Hollett Road, Noosaville and described as Lot 53 on SP163571 - Council Application No. 152006.1999 Dear Patrick, On behalf of our clients, John & Kathy Hofmann, we hereby request a Change to a Development Approval (“minor change”) under section 78 of the Planning Act 2016 (the PA 2016) in relation to the above development approval issued by the Planning & Environment Court by order dated 5 July, 2013. This correspondence provides details of the site and approval history and a description of the proposed changes to the approved drawings and conditions. It includes an assessment of the proposed changes against the relevant requirements of Planning Act 2016 and the Development Assessment Rules including an assessment that the proposed change represents a minor change and does not constitute “substantially different development”. 1.0 BACKGROUND / CONTEXT 1. An application to rezone the land from the “Rural Pursuits Zone” to the “Rural Residential” and “Open Space” zone was made to Council on 25 March, 1996. A rezoning approval was issued by Council on 1 August, 1997 changing the zone to “Special Residential” and “Open Space” permitting the development of a maximum of 82 lots. The approved plan of development 950555.P5B prepared by Downes Survey Group sets out the development rights under the zones endorsed on the plan, and contains the relevant development criteria for the land. This included a maximum number of 80 Rural Residential allotments and 2 Rural Pursuits allotments. The approved plan outlined that the land use entitlements for both Rural Residential Areas and Rural Pursuits Areas, were applicable, as if the land was located within those zones at any time. 2. This position is repeated in the conditions of the rezoning approval (03004TR), which run with the land and remain binding on successors in title. 3. The rezoning stipulated that a minimum 24 hectares indicated as Open Space was required to be dedicated to the Crown.
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4. The rezoning was gazetted on 1 May, 1998, rezoning the site to partly “Special Residential Zone” and partly
“Open Space Zone” under the IPA-ised version of the Transitional Noosa Planning Scheme 1997.
5. Under the approval, the applicant was required to dedicate a large portion of land for the Walter Hay Drive
road reserve, which has had significant benefit to the local road network within Noosaville. Survey Plan
SP163571 dedicated an area of 3.763 hectares for the future road purposes (Walter Hay Drive), which was
registered with the Department of Natural Resources and Mines on 19/11/2004.
6. The site was subsequently zoned to “Rural” under the draft Noosa Plan 2006. As part of the Draft Noosa
Plan 2006 Public Consultation period, the Applicant made a submission to Council requesting that the site
be considered for inclusion in the Rural Settlement Zone, Attached Housing or Semi-attached Housing Zone
and requested that the entire site be included in the one locality (Noosaville Locality) instead of across split
localities (Noosaville and Tewantin & Doonan).
7. Council at that time resolved to amend the Planning Scheme by including all of Lot 53 within the Tewantin
& Doonan Locality. However, Council did not resolve to change the zone to Rural Settlement zone,
Attached Housing or Semi-attached Housing Zone.
8. A development application (superseded planning scheme) for reconfiguration, originally for eighty two (82)
lots plus one (1) park lot, was lodged with Council on 12 September, 2006.
9. At Council’s ordinary meeting on 19th October, 2006, Council confirmed that the development application
for reconfiguration could be assessed against the Superseded Planning Scheme. In arriving at this decision,
Council considered that assessment of the application under the new (2006 Noosa Plan) may have resulted
in a compensation claim arising from the potential loss of value in the land as a result of the change of
zoning from Special Residential to Rural under the 2006 Noosa Plan.
10. DNRM, acting as concurrence agency, directed Council to refuse the application originally. Accordingly,
Council issued a Decision Notice of Refusal on 16 November, 2009.
The decision was appealed through the Planning and Environment Court, and was approved with
conditions on the 5th July, 2013.The final approval granted by way of the Planning and Environment Court
Order (Appeal No. 344 of 2009) reduced the overall yield to 52 Lots and Park. Significantly, the approval
requires dedication of 52.757 hectares of parkland.
11. It is noted Condition 16 of the approval required the execution of an infrastructure agreement (IA) to set
out the obligations to obtain approval for road opening/closure of Old Hollett Road. Under the terms of the
IA, Council is required to complete particular actions to allow the opening/closing of road. In this regard
Council has advised that the road opening/closure application was lodged with the DNRM in early 2014 and
that “this is being progressed by Council’s property section but is still with the State for a decision”.
JFP Ref: M1775 Page 2
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12. Subsequent Extension Applications, Compliance Assessment Application and Change Application have been
lodged to extend the time period to complete the development. These applications are now subject to the
Planning and Environmental Court appeals, yet to be decided.
2.0 DESCRIPTION OF PROPOSED CHANGES
1. This change to the approval includes a minor change to the “Approved Plan (Requiring Amendment)”
section of the development approval and consequential amendments to conditions to reflect the revised
layout. We note for your reference that there are the appeals, which are yet to be decided, including:
a) Appeals 3188 and 3560 of 2017 – Council’s refusal of Extension Application.
b) Appeal 4595 of 2017 – Council’s Action Notice regarding Compliance Assessment.
c) Appeal 2379 of 2019 – Council’s deemed refusal to Change Application (Minor Change) to extend
sunset clause period within condition 5.
2. The changes made to the plan of development have been updated to have regard to current adopted
Statutory Instruments that Council may consider or give weight to in assessing the Change Application.
2.1 Changes to Approved Drawings / Other matters
3. It is requested that the “Approved Plans (Requiring Amendment)” section of the decision notice is
amended to include the details of the revised Plans of Development, listed below:
M1775-00-13E Sheet 1 of 6, Reconfiguration Plan prepared by JFP Urban Consultants Pty Ltd dated 16
September, 2019;
M1775-00-13E Sheet 2 of 6, Plan of Development prepared by JFP Urban Consultants Pty Ltd dated 16
September, 2019;
M1775-00-13E Sheet 3 of 6, Council Overlays prepared by JFP Urban Consultants Pty Ltd dated 16
September, 2019;
M1775-00-13E Sheet 4 of 6, Regulated Vegetation Overlay prepared by JFP Urban Consultants Pty Ltd
dated 16 September, 2019;
M1775-00-13E Sheet 5 of 6, GQAL Overlay prepared by JFP Urban Consultants Pty Ltd dated 16
September, 2019;
M1775-00-13E Sheet 6 of 6, Aerial Overlay prepared by JFP Urban Consultants Pty Ltd dated 16
September, 2019.
4. The original approved layout drawing no M1775-00-12E, Proposal Plan J & K Hofmann Hollett Road,
Noosaville, prepared by JFP Urban Consultants dated 21/06/12 includes the following changes:
a) The development footprint has been reduced to better conform to ecological, bushfire and agricultural
matters raised as part of the current Planning and Environmental Court Appeals.
b) The number of lots has been reduced from 52 lot to 40 Lots.
JFP Ref: M1775 Page 3
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c) The reduced development footprint has resulted in the total area of parkland increasing to 59.444
hectares from 52.757 hectares, as originally approved. This represents an additional 6.687 hectares of
land to be dedicated to park purposes.
2.2 Changes to Conditions
5. Based on the reduction in yield and revised lot numbering, the development approval conditions require
consequential updates as follows:
CURRENT CONDITION COMMENT / REQUIRED CHANGE TO CONDITION
PLANNING
When Conditions Must Be Complied With
Approved Plans
2. Development authorised by this approval must be Based on the revised amended Proposal Plans,
undertaken generally in accordance with the Condition 2 needs to be updated as follows:
Approved Plans listed within this Decision Notice. The
Approved 2. Development authorised by this approval must be
Plans must be amended to incorporate the undertaken generally in accordance with the Approved
amendments listed within this Decision Notice and Plans listed within this Decision Notice. The Approved
resubmitted to Council prior to the issue of the first Plans must be amended to incorporate the
Development Permit for Operational Works* amendments listed within this Decision Notice and
resubmitted to Council prior to the issue of the first
Development Permit for Operational Works*
Development Completion
5. The uncompleted aspects of this development A Change Application lodged with Noosa Council on 15
approval lapses if the subdivision plan for the last May, 2019, sought a minor change to condition 5 to
stage of the development has not been registered by extend the sunset clause so that the uncompleted
the relevant titles authority within 6 years of the date aspects of the approval will lapse on 5 July 2022. That
this approval takes effect. application is the subject of appeal no. 2379 of 2019,
which is yet to be decided.
This change application seeks a further change to
condition 5 to provide the applicant a more
reasonable amount of time to complete the
development. Specifically, it is requested that
condition 5, is amended as follows:
“5. The uncompleted aspects of this development
approval lapsesif the subdivision plan for the last stage
of the development has not been registered by the
relevant titles authority within 6 years of the date this
approval takes effect of this Change approval”.
Plan of Development/Setbacks
6. All buildings and structures must be setback a As a result of layout amendments Lots 51 & 52 have
minimum of 6 metres from the road frontage and 3 now been amalgamated into one allotment, forming
metres from all other boundaries, except for Lots 51 Lot 40.
and 52 where the setback to any boundary must be a
minimum of 10 metres. A Table indicating the building Therefore, a consequential change is required to
JFP Ref: M1775 Page 4
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CURRENT CONDITION COMMENT / REQUIRED CHANGE TO CONDITION
setbacks must be included on an amended approved condition 6, as follows:
plan.
6. All buildings and structures must be setback a
minimum of 6 metres from the road frontage and 3
metres from all other boundaries, except for Lots 51
and 52 40 where the setback to any boundary must be
a minimum of 10 metres. A Table indicating the
building setbacks must be included on an amended
approved plan.
Lot Layout
8. The rear property boundary of Lots 16, 20, 21 and The layout has been revised to comply with this
22 must be setback 10 metre from the existing condition. Therefore, it is considered that the
property boundary to Walter Hay Drive. The land area condition can be deleted.
(10 metres) between the lots and Walter Hay Drive
must be dedicated to the Crown as Reserve for Park.
Acoustic Requirements
9. An acoustic barrier must be constructed on Lots Condition 9 needs to be updated to reflect the revised
16, 20, 21 and 22 for noise attenuation. The barrier layout and staging as follows:
must be constructed in accordance with an
Operational 9. An acoustic barrier must be constructed on Lots 33,
Works approval and the following: 34, 35 16, 20, 21 and 22 39 for noise attenuation. The
(a) the barrier must be positioned entirely within barrier must be constructed in accordance with an
private property along the rear/eastern boundary of Operational Works approval and the following:
Lots 16, 20, 21 and 22 (adjacent to the reserve for (a) the barrier must be positioned entirely within
Park boundary); private property along the rear/eastern boundary of
(b) the barrier alignment must be varied where Lots 33, 34, 35 16, 20, 21 and 22 39 (adjacent to the
necessary to preserve existing significant vegetation reserve for Park boundary);
with all vegetation within the 10 metre setback (b) the barrier alignment must be varied where
maintained and protected during construction, unless necessary to preserve existing significant vegetation
varied by Council; with all vegetation within the 10 metre setback
(c) the barrier must not include a mound; maintained and protected during construction, unless
(d) the barrier must be erected to a height indicated varied by Council;
on the approved plan (as amended), and measured (c) the barrier must not include a mound;
from the finished ground level of the site; (d) the barrier must be erected to a height indicated on
(e) returns must be constructed at each end of the the approved plan (as amended), and measured from
barrier for a length indicated on the approved plan; the finished ground level of the site;
(f) the barrier must be constructed by the developer (e) returns must be constructed at each end of the
as part of Stage 3; and barrier for a length indicated on the approved plan;
(g) maintenance of the acoustic barrier in a good (f) the barrier must be constructed by the developer as
condition shall be the responsibility of the lot owner. part of Stage 2 3; and
(g) maintenance of the acoustic barrier in a good
condition shall be the responsibility of the lot owner.
11. All dwellings (including two (2) storey dwellings) Condition 11 needs to be updated to reflect the
on Lots 16, 20, 21, 22, 50 and 51 must be sited within revised layout as follows:
the Building Envelopes for Noise as shown on the
approved plan number 12-49a-2 "Noise Barrier and Prior to the issue of an operational works approval, the
BLE", prepared by MWA Environmental dated 30 May noise report prepared by MWA Environmental needs to
2012 (as amended). be updated and submitted to Council along with a
JFP Ref: M1775 Page 5
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CURRENT CONDITION COMMENT / REQUIRED CHANGE TO CONDITION
revised Building Envelope Plan for Lots 32, 33, 34, 35,
39 and 40.
12. For all two (2) storey dwellings on Lots 16, 20, 21, Condition 12 needs to be updated to reflect the
22, 50 and 51, an acoustic report must be prepared revised layout as follows:
by a qualified person* recommending design,
material and construction requirements to achieve 12. For all two (2) storey dwellings on Lots 32, 33, 34,
internal noise levels recommended by Australian 35, 36 and 40 16, 20, 21, 22, 50 and 51, an acoustic
Standard AS2107:2000 within habitable rooms using report must be prepared by a qualified person*
the methodology of AS 3671: 1989 and all such recommending design, material and construction
dwellings must be constructed to these standards. requirements to achieve internal noise levels
The acoustic report must be submitted to Council recommended by Australian Standard AS2107:2000
prior to the issue of a building approval. within habitable rooms using the methodology of AS
*(Refer to Advisory Note) 3671: 1989 and all such dwellings must be constructed
to these standards. The acoustic report must be
submitted to Council prior to the issue of a building
approval.
15. Park allotments east of Walter Hay Drive must be Condition 15 will need to be updated to reflect the
dedicated to Council with Stage 4 of the revised layout and staging boundaries as follows:
development.
15. Park allotments east of Walter Hay Drive must be
dedicated to Council with Stage 4 Stage 3 of the
development.
Road Dedication / Closure Hollett Road
CIVIL ENGINEERING
External Works
18. Hollett Road must be upgraded for the length of Condition 18 needs to be updated to reflect the
its frontage to the subject site and extending to the revised layout and staging boundaries as follows:
west to Eumundi Noosa Road. The works must be
undertaken in 18. Hollett Road must be upgraded for the length of its
accordance with an Operational Works approval for frontage to the subject site and extending to the west
the relevant stage and must include in particular: to Eumundi Noosa Road. The works must be
(a) Stage 1 - that part of Hollett Road extending from undertaken in
the prolongation of the eastern boundary of Lot 9 to accordance with an Operational Works approval for
the existing formation of Hollett Road at a point the relevant stage and must include in particular:
approximately 100 metres from Eumundi Noosa Road (a) Stage 1 - that part of Hollett Road extending from
must be: the prolongation of the eastern boundary of Lot 2 9 to
(i) Designed and constructed with a 7 metre wide the existing formation of Hollett Road at a point
kerb to kerb formation (flush kerb may be used approximately 100 metres from Eumundi Noosa Road
where applicable); must be:
(ii) Constructed such that it is immune from flooding (i) Designed and constructed with a 7 metre wide kerb
during a peak 10 year ARI event and has maximum to kerb formation (flush kerb may be used where
depth of inundation of 250 mm and DV < 0.6 during a applicable);
peak 100 year ARI flood event. Crossings shall be (ii) Constructed such that it is immune from flooding
constructed such that there are no offsite flood during a peak 10 year ARI event and has maximum
impacts on land not owned by Council. Further, the depth of inundation of 250 mm and DV < 0.6 during a
road crossings shall be constructed such that they do peak 100 year ARI flood event. Crossings shall be
not change the standing water level within the land constructed such that there are no offsite flood impacts
upstream of the road; on land not owned by Council. Further, the road
JFP Ref: M1775 Page 6
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CURRENT CONDITION COMMENT / REQUIRED CHANGE TO CONDITION (iii) Aligned generally along the centreline of the crossings shall be constructed such that they do not existing track and varied where necessary to preserve change the standing water level within the land existing significant vegetation; upstream of the road; (iv) A temporary turnaround facility must be (iii) Aligned generally along the centreline of the constructed adjacent to the eastern boundary of Lot existing track and varied where necessary to preserve 9. The temporary turnaround facility must be in existing significant vegetation; accordance with an Operational Works approval and (iv) A temporary turnaround facility must be must be of sufficient size to accommodate the 3- constructed adjacent to the western eastern boundary point turn manoeuvre of a Waste Collection Vehicle of Lot 17 9. The temporary turnaround facility must be (WCV); in accordance with an Operational Works approval and (v) Intersections with the proposed internal road; must be of sufficient size to accommodate the 3-point (vi) Installation of street lighting at the intersections turn manoeuvre of a Waste Collection Vehicle (WCV); and elsewhere as required; and (v) Intersections with the proposed internal road; (vii) Connection to and reinstatement of the existing (vi) Installation of street lighting at the intersections property accesses along Hollett Road. and elsewhere as required; and These works must be completed prior to the sealing (vii) Connection to and reinstatement of the existing of the Survey Plan for Stage 1. property accesses along Hollett Road. (b) Stage 2 - that part of Hollett Road extending from These works must be completed prior to the sealing of the prolongation of the eastern boundary of Lot 9 to the Survey Plan for Stage 1. the eastern boundary of Lot 49 shall be: (b) Stage 2 - that part of Hollett Road extending from (i) Designed and constructed with a 7 metre wide the prolongation of the eastern boundary of Lot 2 9 to kerb to kerb formation (flush kerb can be used where the eastern boundary of Lot 6 49 shall be: applicable); (i) Designed and constructed with a 7 metre wide kerb (ii) Constructed such that it is immune from flooding to kerb formation (flush kerb can be used where during a peak 10 year ARI event and has maximum applicable); depth of inundation of 250 mm and DV < 0.6 during a (ii) Constructed such that it is immune from flooding peak 100 year ARI flood event. Crossings shall be during a peak 10 year ARI event and has maximum constructed such that there are no offsite flood depth of inundation of 250 mm and DV < 0.6 during a impacts on land not owned by Council. Further, the peak 100 year ARI flood event. Crossings shall be road crossings shall be constructed such that they do constructed such that there are no offsite flood impacts not change the standing water level within the land on land not owned by Council. Further, the road upstream of the road; crossings shall be constructed such that they do not (iii) Aligned generally along the centreline of the change the standing water level within the land existing track and varied where necessary to preserve upstream of the road; existing significant vegetation; (iii) Aligned generally along the centreline of the (iv) Remove the temporary turnaround area adjacent existing track and varied where necessary to preserve to Lot 9; existing significant vegetation; (v) A temporary turnaround facility must be (iv) Remove the temporary turnaround area adjacent constructed adjacent to the eastern boundary of Lot to Lot 17 9; 49. The temporary turnaround facility must be in (v) A temporary turnaround facility must be accordance with an Operational Works approval and constructed adjacent to the southern eastern boundary must be of sufficient size to accommodate the 3- of Lot 6 49. The temporary turnaround facility must be point turn manoeuvre of a Waste Collection Vehicle in accordance with an Operational Works approval and (WCV); must be of sufficient size to accommodate the 3-point (vi) Intersections with the proposed internal road; turn manoeuvre of a Waste Collection Vehicle (WCV); and (vi) Intersections with the proposed internal road; and (vii) Installation of street lighting at the intersections (vii) Installation of street lighting at the intersections and elsewhere as required. and elsewhere as required. These works must be completed prior to the sealing These works must be completed prior to the sealing of JFP Ref: M1775 Page 7
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CURRENT CONDITION COMMENT / REQUIRED CHANGE TO CONDITION of the Survey Plan for Stage 2. the Survey Plan for Stage 2. (c) Stage 4 - that part of Hollett Road extending from (c) Stage 3 4 - that part of Hollett Road extending from the cul-de-sac turnaround area adjacent to Lot 49 to the cul-de-sac turnaround area adjacent to Lot 6 49 to the eastern side of the Walter Hay Drive culvert shall the eastern side of the Walter Hay Drive culvert shall be: be: (i) Designed and constructed with a 4 metre wide (i) Designed and constructed with a 4 metre wide sealed surface on a 4 metre wide formation; sealed surface on a 4 metre wide formation; (ii) Include a single passing bay on the eastern side of (ii) Include a single passing bay on the eastern side of Walter Hay Drive underpass and a "Give Way" sign, Walter Hay Drive underpass and a "Give Way" sign, and elsewhere where site lines are obstructed; and elsewhere where site lines are obstructed; (iii) That part of Hollett Road extending from the (iii) That part of Hollett Road extending from the eastern side of the culvert for Walter Hay Drive to the eastern side of the culvert for Walter Hay Drive to the existing access track within Lot 52 shall be designed existing access track within Lot 40 52 shall be designed and constructed with a 4 metre wide gravel surface and constructed with a 4 metre wide gravel surface formation; and formation; and (iv) The temporary turnaround adjacent to the (iv) The temporary turnaround adjacent to the eastern eastern boundary of Lot 49 must be sealed. boundary of Lot 6 49 must be sealed. 23. New roads as shown on the Approved Plans must Condition 23 needs to be updated to reflect the be constructed. The works must be undertaken in revised layout and staging boundaries as follows: accordance with an Operational Works approval and must include in particular: 23. New roads as shown on the Approved Plans must (a) Stage 1: be constructed. The works must be undertaken in (i) 6 metre wide kerb to kerb formation within a 20 accordance with an Operational Works approval and metre wide road reserve; must include in particular: (ii) sealing, kerbing and channelling (flush kerb may (a) Stage 1: be used where applicable); (i) 6 metre wide kerb to kerb formation within a 20 (iii) a cul-de-sac turnaround area with a minimum 9 metre wide road reserve; metre radius and minimum 4 metre wide verge at any (ii) sealing, kerbing and channelling (flush kerb may be point on the turning circle; and used where applicable); (iv) installation of street lighting where necessary. (iii) a cul-de-sac turnaround area with a minimum 9 These works must be completed prior to the sealing metre radius and minimum 4 metre wide verge at any of the Survey Plan for Stage 1. point on the turning circle; and (b) Stage 2: (iv) installation of street lighting where necessary. (i) 6 metre wide kerb to kerb formation within a 20 These works must be completed prior to the sealing of metre wide road reserve; the Survey Plan for Stage 1. (ii) a cul-de-sac turnaround area with a minimum 9 (b) Stage 2: metre radius and a minimum 4 metre wide verge at (i) 6 metre wide kerb to kerb formation within a 20 any point on the turning circle metre wide road reserve; (iii) sealing, kerbing and channelling (flush kerb may (ii) a cul-de-sac turnaround area with a minimum 9 be used where applicable); metre radius and a minimum 4 metre wide verge at (iv) a temporary turnaround facility must be any point on the turning circle constructed adjacent to the to the northern boundary (iii) sealing, kerbing and channelling (flush kerb may be of Lot 38;. The temporary turnaround facility must be used where applicable); in accordance with an Operational Works approval (iv) a temporary turnaround facility must be and must be of sufficient size to accommodate the 3- constructed adjacent to the to the northern boundary point turn manoeuvre of a Waste Collection Vehicle of Lot 17. Lot 38;. The temporary turnaround facility WCV); and must be in accordance with an Operational Works (v) installation of street lighting where necessary. approval and must be of sufficient size to JFP Ref: M1775 Page 8
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CURRENT CONDITION COMMENT / REQUIRED CHANGE TO CONDITION
These works must be completed prior to the sealing accommodate the 3-point turn manoeuvre of a Waste
of the Survey Plan for Stage 2. Collection Vehicle WCV); and
(c) Stage 3: (v) installation of street lighting where necessary.
(i) All roads - 6 metre wide kerb to kerb formationThese works must be completed prior to the sealing of
within a 20 metre wide road reserve; the Survey Plan for Stage 2.
(ii) cul-de-sac turnaround areas with a minimum 9 (c) Stage 3:
metre radius and a minimum 4 metre wide verge at (i) All roads - 6 metre wide kerb to kerb formation
any point on the turning circle; and within a 20 metre wide road reserve;
(iii) installation of street lighting where necessary.
(ii) cul-de-sac turnaround areas with a minimum 9
metre radius and a minimum 4 metre wide verge at
These works must be completed prior to the sealing any point on the turning circle; and
of the Survey Plan for Stage 3. (iii) installation of street lighting where necessary.
These works must be completed prior to the sealing of
the Survey Plan for Stage 3.
Access Easement
24. The access driveway within the access easement Condition 24 needs to be updated to reflect the
within Lot 52 as shown on the Approved Plans must revised layout and staging boundaries as follows:
be constructed. The works must be undertaken in
accordance with an Operational Works approval and 24. The access driveway within the access easement
must be: within Lot 40 52 as shown on the Approved Plans must
(a) Aligned generally along the centreline of the be constructed. The works must be undertaken in
existing track and varied where necessary to preserve accordance with an Operational Works approval and
existing significant vegetation; must be:
(b) Constructed with a 4 metre wide gravel formation, (a) Aligned generally along the centreline of the
and existing track and varied where necessary to preserve
(c) Include passing bays where sight lines are existing significant vegetation;
obstructed (b) Constructed with a 4 metre wide gravel formation,
These works must be completed prior to the sealing and
of the Survey Plan for Stage 4. (c) Include passing bays where sight lines are
obstructed
These works must be completed prior to the sealing of
the Survey Plan for Stage 3 Stage 4.
Pedestrian and Bicycle Facilities
25. The developer must construct a minimum 2.5m Condition 25 needs to be updated to reflect the
wide concrete path on a 4m wide formation along the revised layout as follows:
proposed fire trail to the north of Lots 14 and 16
boundaries. The works must be undertaken in 25. The developer must construct a minimum 2.5m
accordance with an Operational Works approval and wide concrete path on a 4m wide formation along the
must: proposed fire trail to the north of Lots 36 to 39 14 and
(a) Be of sufficient dimensions and structural integrity 16 boundaries. The works must be undertaken in
to cater for use by emergency vehicles, accordance with an Operational Works approval and
(b) Be designed and constructed to ensure must:
pedestrian safety using non-slip materials, to produce (a) Be of sufficient dimensions and structural integrity
an evenly graded surface finish and to be in to cater for use by emergency vehicles,
accordance with the Disability Discrimination Act (b) Be designed and constructed to ensure pedestrian
1992 and Australian Standard 1428.1 Design for safety using non-slip materials, to produce an evenly
Access & Mobility graded surface finish and to be in accordance with the
JFP Ref: M1775 Page 9
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CURRENT CONDITION COMMENT / REQUIRED CHANGE TO CONDITION
(c) Include suitable gates or removable bollards to Disability Discrimination Act 1992 and Australian
prevent unauthorised vehicle use Standard 1428.1 Design for Access & Mobility
(d) Pram ramps must be installed wherever needed to (c) Include suitable gates or removable bollards to
direct pedestrians across roads. prevent unauthorised vehicle use
(d) Pram ramps must be installed wherever needed to
direct pedestrians across roads.
26. The developer must construct a 3 metre wide Condition 26 will require update based on the revised
sealed path within Walter Hay Drive connecting the layout and staging boundaries as follows:
path from the north boundaries of Lots 14 and 16 to
the path on the western side of the existing bridge 26. The developer must construct a 3 metre wide
crossing Eenie Creek. The works must be undertaken sealed path within Walter Hay Drive connecting the
in accordance with an Operational Works approval path from the north boundaries of Lots 36 to 39 14 and
and must: 16 to the path on the western side of the existing
(a) Include suitable pedestrian/cyclist safety features bridge crossing Eenie Creek. The works must be
at the Walter Hay Drive boundary and within Walter undertaken in accordance with an Operational Works
Hay Drive; and approval and must:
(b) The sealed path must be aligned to preserve (a) Include suitable pedestrian/cyclist safety features at
existing significant vegetation identified onsite with the Walter Hay Drive boundary and within Walter Hay
Council's Ecologist. Drive; and
(b) The sealed path must be aligned to preserve
existing significant vegetation identified onsite with
Council's Ecologist.
27. The developer must construct a minimum 2.5 Condition 27 needs to be updated to reflect the
metre wide informal path extending from the revised layout as follows:
northern end of the new (opposite Lot 28) along the
existing electrical easement to the south western 27. The developer must construct a minimum 2.5 metre
corner of Lot 54 SP163309. The works must be wide informal path extending from the northern end of
undertaken in accordance with an Operational Works the new (opposite Lot 27 28) along the existing
approval and must: electrical easement to the south western corner of Lot
(a) Be of sufficient dimensions and integrity to cater 54 SP163309. The works must be undertaken in
for use by emergency vehicles; accordance with an Operational Works approval and
(b) Be designed and constructed to ensure pedestrian must:
safety, to produce an evenly graded surface (a) Be of sufficient dimensions and integrity to cater for
constructed of 'deco' material to the satisfaction of use by emergency vehicles;
Council; (b) Be designed and constructed to ensure pedestrian
(c) Include suitable gates or removable bollards to safety, to produce an evenly graded surface
prevent unauthorised vehicle use; and constructed of 'deco' material to the satisfaction of
(d) Pram ramps shall be installed wherever needed to Council;
direct pedestrians across roads. (c) Include suitable gates or removable bollards to
prevent unauthorised vehicle use; and
(d) Pram ramps shall be installed wherever needed to
direct pedestrians across roads.
29. Directional signage for pedestrians and cyclists Condition 29 needs to be updated to reflect the
must be provided throughout the subdivision to revised layout as follows:
direct cyclist/ pedestrians to Aspera Place and Walter
Hay Drive. The signage must be approved by Council 29. Directional signage for pedestrians and cyclists
and installed prior to sealing of the plans of Stages 1 must be provided throughout the subdivision to direct
and 3 respectively. cyclist/ pedestrians to Aspera Place and Walter Hay
JFP Ref: M1775 Page 10
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CURRENT CONDITION COMMENT / REQUIRED CHANGE TO CONDITION
Drive. The signage must be approved by Council and
installed prior to sealing of the plans of Stages 1 and 2
3 respectively.
42. A permanent fence(s) must be constructed along Condition 42 needs to be updated to reflect the
the entire length of the common boundary of Lots 3 revised layout as follows:
to 11 inclusive, Lots 13, 14, 16, 51 and 52, with the
adjacent Reserves for Environmental Purposes, 42. A permanent fence(s) must be constructed along
Reserve for Drainage and the Reserve for Park and the entire length of the common boundary of Lots 1 3
the common boundary of Hollett Road with the to 5 11 inclusive, Lots 13, 36 to 39 and 40 14, 16, 51
Reserves for Park between Lots 9 and 10 and east of and 52, with the adjacent Reserves for Environmental
lot 52 The fences must be constructed in accordance Purposes, Reserve for Drainage and the Reserve for
with an Operational Works Approval and must be to Park and the common boundary of Hollett Road with
the following specifications:- the Reserves for Park between Lots 2 9 and 3 10 and
(a) 1.2 metres high; except where the acoustic fence east of lot 52 The fences must be constructed in
is located to the rear of Lots 16, 20, 21 and 22 - refer accordance with an Operational Works Approval and
to the acoustic requirements condition(s); must be to the following specifications:-
(b) Dog proof except for those Reserves for (a) 1.2 metres high; except where the acoustic fence is
Environmental Purposes adjacent to Lots 51 and 52 located to the rear of Lots 33, 34, 35 and 39 16, 20, 21
where a 4 strand plain (fencing standard) wire fence and 22 - refer to the acoustic requirements
will suffice; and condition(s);
(c) Provision of three lockable gates located adjacent (b) Dog proof except for those Reserves for
to Lots 4 and 10 and at the junction of Energex Environmental Purposes adjacent to Lots 40 51 and 52
easements EMT "B" RP177295 and EMT "C" where a 4 strand plain (fencing standard) wire fence
RP177294. will suffice; and
(c) Provision of three lockable gates located adjacent to
Lots 2 4 and 3 10 and at the junction of Energex
easements EMT "B" RP177295 and EMT "C" RP177294.
Weed management
43. The lands dedicated to the Crown as Reserve(s) Condition 43 needs to be updated to reflect the
for Environmental Purposes, Drainage, Open Space revised layout as follows:
and for Park plus the balance of the site i.e. Lots 1 to
52 inclusive, must be, at the time of plan sealing, free 43. The lands dedicated to the Crown as Reserve(s) for
of those weed species listed as follows: Environmental Purposes, Drainage, Open Space and for
(a) Declared plants class 1, 2 and 3 under the Land Park plus the balance of the site i.e. Lots 1 to 52 Lots 1
Protection (Pest and Stock Route Management) Act to 40 inclusive, must be, at the time of plan sealing,
2002 and subordinate Regulation 2003; and free of those weed species listed as follows:
(b) The Australian Government Alert List for (a) Declared plants class 1, 2 and 3 under the Land
Environmental Weeds. Protection (Pest and Stock Route Management) Act
2002 and subordinate Regulation 2003; and
(b) The Australian Government Alert List for
Environmental Weeds.
Revegetation and Vegetation offsets
44. Provide revegetation/rehabilitation plantings Condition 44 needs to be updated to reflect the
generally within those existing cleared areas north of revised layout as follows:
Lot 4 and between Lots 9 and 10 to offset clearing
associated with the realignment and widening of 44. Provide revegetation/rehabilitation plantings
Hollett Road to a maximum area of 5000 square generally within those existing cleared areas north of
metres. The offset revegetation/rehabilitation areas Lot 4 north-east of Lot 2 and between Lots 2 and 3 9
JFP Ref: M1775 Page 11
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CURRENT CONDITION COMMENT / REQUIRED CHANGE TO CONDITION
can be implemented via the use of "live topsoil" won and 10 to offset clearing associated with the
from road clearing works or via direct revegetation realignment and widening of Hollett Road to a
plantings or a combination of both techniques. These maximum area of 5000 square metres. The offset
rehabilitation areas are to incorporate ground habitat revegetation/rehabilitation areas can be implemented
comprising of hollow logs, logs and large rocks won via the use of "live topsoil" won from road clearing
from clearing and site earthworks. works or via direct revegetation plantings or a
combination of both techniques. These rehabilitation
areas are to incorporate ground habitat comprising of
hollow logs, logs and large rocks won from clearing and
site earthworks.
Fauna protection
46. A koala exclusion fence must be constructed to Condition 46 needs to be updated to reflect the
Council standards and positioned along the entire revised layout as follows:
common boundary of Walter Hay Drive with the
following: Lots 50, 51 and 52, the Reserves for 46. A koala exclusion fence must be constructed to
Environmental Purposes on Eenie Creek and the Council standards and positioned along the entire
reserve for Park (adjacent to Lots 16, 20, 21 and 22). common boundary of Walter Hay Drive with the
This fence must incorporate koala exclusion gates at following: Lots 50, 51 and 52, Lots 32 and 40, the
the two emergency accesses onto Walter Hay Drive. Reserves for Environmental Purposes on Eenie Creek
The details of the fence and gates must be submitted and the reserve for Park (adjacent to Lots 33, 34, 35
as part of an Operational Works application. and 39 16, 20, 21 and 22). This fence must incorporate
koala exclusion gates at the two emergency accesses
onto Walter Hay Drive. The details of the fence and
gates must be submitted as part of an Operational
Works application.
47. Traffic calming devices must be provided on Condition 47 needs to be updated to reflect the
Hollett Road between Lots 9 and 10. The works must revised layout as follows:
be undertaken in accordance with an Operational
Works approval. 47. Traffic calming devices must be provided on Hollett
Road between Lots 2 9 and 3 10. The works must be
undertaken in accordance with an Operational Works
approval.
50. An arboreal fauna crossing must be provided in Condition 50 needs to be updated to reflect the
the form of a rope bridge on Hollett Road adjacent to revised layout as follows:
Lot 10.
50. An arboreal fauna crossing must be provided in the
form of a rope bridge on Hollett Road adjacent to Lot
10 3.
51. Two koala (road) signs must be provided on Condition 51 needs to be updated to reflect the
Hollett Road, one in the vicinity of Lot 9 and the other revised layout as follows:
on Hollett Road (when upgraded) near Goldburg
Court. 51. Two koala (road) signs must be provided on Hollett
Road, one in the vicinity of Lot 2 9 and the other on
Hollett Road (when upgraded) near Goldburg Court.
Bushfire Management
57. Trafficable standard (for 4x4 vehicles) bushfire Condition 57 needs to be updated to reflect the
access tracks must be provided within the fire trails revised layout as follows:
and fire access corridors as identified on the
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CURRENT CONDITION COMMENT / REQUIRED CHANGE TO CONDITION
approved plans (as amended) and in addition within 57. Trafficable standard (for 4x4 vehicles) bushfire
the existing farm track located within the "Park" access tracks must be provided within the fire trails and
located approximately west, of Lot 38. fire access corridors as identified on the approved plans
(as amended) and in addition within the existing farm
track located within the "Park" located approximately
west, of Lot 17 38.
58. The proposal plans must be amended to relocate Condition 58 has been appropriately achieved on the
the fire access corridors from Lots 22, 23, 34, 35, 41, revised plan of development. Therefore, it is
42 and 49 to within Lot 50 adjacent to the western considered that this condition should be deleted.
and northern boundaries.
59. A 6 metre wide easement for emergency access Condition 59 needs to be updated to reflect the
and fire fighting purposes must be registered against revised layout as follows:
the title of Lot 50 in favour of Council and Emergency
Services over the fire trail on the subject land (Lot 59. A 6 metre wide easement for emergency access
50). The easement must be granted at no cost to and fire fighting purposes must be registered against
Council and the wording of the easement the title of Lot 32 50 in favour of Council and
documentation must be to the satisfaction of Council. Emergency Services over the fire trail on the subject
land (Lot 32 50). The easement must be granted at no
cost to Council and the wording of the easement
documentation must be to the satisfaction of Council.
Vegetation Covenants
63. A vegetation protection covenant must be Condition 63 needs to be updated to reflect the
registered against the titles of Lots 50, 51 and 52 over revised layout as follows:
the land areas identified as Areas A5, B2, A6 and B3
as identified on the Department of Natural Resources 63. A vegetation protection covenant must be
and Mines (DNRM) RARP - Plan Map Reference registered against the titles of Lots 32 and 40 50, 51
2008/008142 dated 12 December 2012 and identified and 52 over the land areas identified as Areas A5, B2,
on the approved plans (as amended), pursuant to A6 and B3 as identified on the Department of Natural
Section 97A of the Land Title Act 1994. The covenant Resources and Mines (DNRM) RARP - Plan Map
document and a survey plan must be submitted to Reference 2008/008142 dated 12 December 2012 and
Council for endorsement prior to lodgement with the identified on the approved plans (as amended),
relevant titles authority for registration of title. The pursuant to Section 97A of the Land Title Act 1994. The
covenant document must: covenant document and a survey plan must be
(a) Incorporate the requirements of this Decision submitted to Council for endorsement prior to
Notice (including the DNRM Referral Agency lodgement with the relevant titles authority for
conditions); registration of title. The covenant document must:
(b) Include Sunshine Coast Regional Council as (a) Incorporate the requirements of this Decision Notice
Covenantee; (including the DNRM Referral Agency conditions);
(c) Reference Queensland Land Title Registry (b) Include Sunshine Coast Regional Council as
Standard Terms Document No. 713966030; and Covenantee;
(d) Reference that obligations of the covenant must (c) Reference Queensland Land Title Registry Standard
be complied with by the applicant and all successors Terms Document No. 713966030; and
in title. (d) Reference that obligations of the covenant must be
complied with by the applicant and all successors in
title.
Street Tree Plantings
67. The following tree species (or other species Condition 67 needs to be updated to reflect the
acceptable to council) are to be planted within the revised layout as follows:
JFP Ref: M1775 Page 13
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CURRENT CONDITION COMMENT / REQUIRED CHANGE TO CONDITION
street network at 8 metre intervals:
(a) Lots 1 to 3 inclusive and 7 to 11 - Melaleuca 67. The following tree species (or other species
quinquenervia; acceptable to council) are to be planted within the
(b) Lots 4 to 6 inclusive, Lots 12 and 13 and Lots 21 to street network at 8 metre intervals:
50 inclusive – Banksia integrifolia; (a) Lots 1 to 3 inclusive and 7 to 11 - Melaleuca
(c) Lots 14, 15, 17, 18 and 19 - Melaleuca quinquenervia;
quinquenervia; (b) Lots 4 to 6 inclusive, Lots 4 and 5 12 and 13 and
(d) The "Park" opposite Lots 37 to 39, 44 and 45 and Lots 6 to 35 21 to 50 inclusive – Banksia integrifolia;
28 to 31 – Eucalyptus racemosa; and (c) Lots 36, 37, 38 and 39 14, 15, 17, 18 and 19 -
(e) The "Park" opposite Lots 31 to 33, 36 and 37 and Melaleuca quinquenervia;
14, 15, 17 to 19 - Melaleuca salignus. (d) The "Park" opposite Lots 16 to 18 37 to 39, 10 and
11 44 and 45 and 25 to 27 28 to 31 – Eucalyptus
racemosa; and
(e) The "Park" opposite Lots 22 to 24 31 to 33, 18 and
19 36 and 37 and 14, 15, 17 to 19 - Melaleuca salignus.
75. A stormwater quality treatment system must be Condition 75 needs to be updated to reflect the
provided for the development. The works must be revised layout as follows:
undertaken in accordance with an Operational Works
approval and the latest version of the Water Sensitive 75. A stormwater quality treatment system must be
Urban Design Technical Design Guidelines for South provided for the development. The works must be
East Queensland and the Water by Design undertaken in accordance with an Operational Works
Bioretention Technical design Guidelines, and must approval and the latest version of the Water Sensitive
include in particular: Urban Design Technical Design Guidelines for South
(a) Swales and bioretention swales which: East Queensland and the Water by Design Bioretention
(i) must in accordance with the detailed Integrated Technical design Guidelines, and must include in
Water Management Plan; particular:
(ii) Stormwater from Lot 4 to 13 must be treated in (a) Swales and bioretention swales which:
swales / bioretention swales located within the (i) must in accordance with the detailed Integrated
allotment; Water Management Plan;
(iii) Stormwater from Lot 50 to 52 does not require (ii) Stormwater from Lots 1 to 5 4 to 13 must be treated
treatment and must not be included in the MUSIC in swales / bioretention swales located within the
model; allotment;
(iv) Stormwater from Lots 1 to 3 and 14 to 49 must be (iii) Stormwater from Lots 32 and 40 50 to 52 does not
treated in swales / bioretention swales located require treatment and must not be included in the
within road reserve areas; MUSIC model;
(v) Bioretention swales must have a minimum base (iv) Stormwater from Lots 1 to 2 3 and 9 to 39 14 to 49
width of 1.0 metre; must be treated in swales / bioretention swales
(vi) The use of any retaining walls within the road located within road reserve areas;
reserve must be avoided; (v) Bioretention swales must have a minimum base
(vii) If stormwater quality treatment devices width of 1.0 metre;
(bioretention swales / swales) are located along the (vi) The use of any retaining walls within the road
full frontage of a lot then the driveway to the lot must reserve must be avoided;
be constructed as part of the operational works; and (vii) If stormwater quality treatment devices
(viii) All bioretention swales must be provided with a (bioretention swales / swales) are located along the full
free-draining outlet from the sub-soil drainage frontage of a lot then the driveway to the lot must be
system. constructed as part of the operational works; and
(viii) All bioretention swales must be provided with a
free-draining outlet from the sub-soil drainage system.
JFP Ref: M1775 Page 14
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3.0 ASSESSMENT AGAINST PROVISIONS OF PLANNING ACT 2016
3.1 Minor Change
1. Further to the provisions of s78 (1) of the PA 2016, and in accordance with Schedule 2 of the PA 2016, it is
recognised that a “minor change” is defined as follows:
minor change means a change that—
(b) for a development approval—
(i) would not result in substantially different development; and
(ii) if a development application for the development, including the change, were made
when the change application is made would not cause—
(A) the inclusion of prohibited development in the application; or
(B) referral to a referral agency, other than to the chief executive, if there were
no referral agencies for the development application; or
(C) referral to extra referral agencies, other than to the chief executive; or
(D) a referral agency to assess the application against, or have regard to,
matters prescribed by regulation under section 55(2), other than matters
the referral agency must have assessed the application against, or have
had regard to, when the application was made; or
(E) public notification if public notification was not required for the
development application.
2. With regard to the above, we consider that the proposed changes constitute a “minor change”. In this
regard, the following comments are provided:
3.1.1 Assessment of Substantially Different Development
3. As noted above, a minor change must not result in “substantially different development”. Schedule 1:
Substantially different development of the Development Assessment Rules (Version 1.1 dated 11 August
2017) provides guidance on determining if a proposed change to a development approval results in a
substantially different development.
4. Although it depends on the individual circumstances of the development, the Development Assessment
Rules provides a list of changes that may result in substantially different development. These criteria are
provided below, along with an assessment of how the proposal meets each requirement.
a) The proposed changes do not involve a new use.
5. Comment: The application is for reconfiguring a lot and does not involve a new use. The proposed
reconfiguration layout reduces the approved development footprint. The proposed amended development
is therefore not anticipated as having different or additional impacts to those which have previously been
assessed and determined as appropriate.
JFP Ref: M1775 Page 15
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b) The proposed changes do not result in the application applying to a new parcel of land.
6. Comment: The proposed minor change applies to the same parcel of land as the current development
approval.
c) The proposed changes do not dramatically change the built form in terms of scale, bulk and appearance.
7. Comment: The changes to the proposed reconfiguration plan are minor and do not involve a dramatic
change to built form. The proposed changes result in a reduced development footprint due to the
dedication of an additional 6.7 hectares of parkland.
d) The proposed changes do not change the ability of the proposal to operate as intended.
8. Comment: The proposed changes will not affect the ability of the proposal to operate as intended i.e. as a
rural residential subdivision.
e) The proposed changes do not remove a component that is integral to the operation of the development.
9. Comment: The proposed changes do not seek to remove any components that are integral to the
operation of the development.
f) The proposed changes do not significantly impact on traffic flow and the transport network, such as
increasing traffic to the site.
10. Comment: As demonstrated in the response to point a) above, the proposed changes involve a reduction in
the number of lots and will not result in increased impacts on traffic flow or the existing road network.
g) The proposed changes do not introduce new impacts or increase the severity of known impacts.
11. Comment: The proposed changes do not introduce any new impacts or increase any known impacts in
relation to environmental values, bushfire hazard or landslide risk nor visual impacts beyond that which
was already anticipated and addressed under the existing development approval. Refer to the assessment
reports prepared in relation to ecology (Appendix C), bushfire hazard (Appendix D) and agricultural land
(Appendix B) for details.
h) The proposed changes do not remove an incentive or offset component that would have balanced a negative
impact of the development.
12. Comment: The proposed changes do not remove any incentive or offset component that was considered
under the existing development approval. The proposed changes provide additional ecological and
community benefits through the dedication of an additional 6.687 hectares as parkland resulting in a total
dedication of over 59 hectares.
JFP Ref: M1775 Page 16
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i) The proposed changes do not impact on infrastructure provision, location or demand.
13. Comment: Given that the proposal results in fewer lots, the proposed changes are not expected to impact
on infrastructure provision or demand.
3.1.2 Other Criteria under the Definition of Minor Change
14. As noted in paragraph 3.1, Schedule 2 of the PA 2016 contains the definition of a “minor change”. The
second part of the definition is reproduced below:
minor change means a change that—
(b) for a development approval—
(ii) if a development application for the development, including the change, were made when
the change application is made would not cause—
(A) the inclusion of prohibited development in the application; or
(B) referral to a referral agency, other than to the chief executive, if there were no
referral agencies for the development application; or
(C) referral to extra referral agencies, other than to the chief executive; or
(D) a referral agency to assess the application against, or have regard to, matters
prescribed by regulation under section 55(2), other than matters the referral agency
must have assessed the application against, or have had regard to, when the
application was made; or
(E) public notification if public notification was not required for the development
application.
15. Our comments follow. If the application for the proposal were remade, including the change, the change
does not cause:-
(A) the inclusion of prohibited development in the circumstances. The Explanatory Notes to the
Planning Bill 2015 confirm that:
The clause does not prevent a change being made simply because a change to a planning
instrument or law would now require the development application as it was originally made to
include prohibited development, additional referral or public notification.
(B) Paragraph (b)(ii)(B) above does not apply, as there were referral agencies for the original
application.
(C) Referral to extra referral agencies; and
(D) A referral agency to consider additional matters.
(E) Public notification, given that public notification was not required for the development
application as originally made. The level of assessment under the current Noosa Plan 2006
would require public notification. The change itself does not trigger a change to the level of
assessment. As noted above, the Explanatory Notes to the Planning Bill 2015 confirm that a
change which is otherwise minor is not excluded from being so merely because there has been
JFP Ref: M1775 Page 17
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a change to the legislation or a planning instrument, which has the effect that the application as
originally made would now require public notification.
16. On the basis of the above, this application meets the definition of a minor change.
3.1.3 Assessment of the Minor Change
17. The requirements for the assessment of a minor change application are set out in section 81 of the PA
2016. Our response to the relevant matters that Council must consider is provided below:
(2) In assessing the change application, the responsible entity must consider—
(a) the information the applicant included with the application; and
JFP comment
18. Refer information above and application form.
(b) if the responsible entity is the assessment manager—any properly made submissions about the development
application or another change application that was approved; and
JFP comment
19. The original application was code assessable and therefore there were no submissions.
(c) any pre-request response notice or response notice given in relation to the change application; and
JFP comment
20. No pre-request notice or response has been requested or given.
(d) if the responsible entity is, under section 78A(3), the Minister—all matters the Minister would or may assess
against or have regard to, if the change application were a development application called in by the Minister; and
JFP comment
21. The responsible entity is not the Minister.
(da) if paragraph (d) does not apply—all matters the responsible entity would or may assess against or have
regard to, if the change application were a development application; and
JFP comment
22. It is noted that, under section 81(4) of PA2016, Council must consider those statutory instruments or
documents in effect at the time the original development application was made. Please refer to our
assessment in sections 4.0 and 5.0 of this report.
JFP Ref: M1775 Page 18
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23. Pursuant to section 81(5) of the PA2016, Council may also give the weight it considers appropriate to the
statutory instruments and documents that applied when or after the change application was made. Please
refer to our assessment in sections 4.0 and 5.0 of this report.
24. In this regard, we consider that the approved development is generally consistent with current laws and
policies and the existing approval conditions give effect to the tenor of current laws and policies. The
proposed changes to the layout result in a proposal that better responds to the current assessment
benchmarks.
(e) another matter that the responsible entity considers relevant.
JFP comment
25. It is considered that the following matters are relevant to Council’s consideration and approval of the
minor change application:
a) The existing approval includes comprehensive conditions which are generally consistent with current laws
and policies and will ensure maintenance and enhancement of ecological and amenity outcomes;
b) the applicants have expended considerable money over time in obtaining the development approval and
unfortunately Mr Hofmann’s poor health has delayed the applicants’ ability to carry out the approved
development;
c) the land was originally identified as generally suitable for the type of development proposed. As part of
that approval, it was required to provide a not insignificant contribution of public benefit with respect to
the road network, for which Council received the benefit of the Walter Hay Drive road dedication without
paying any compensation. Properly understood, the approved development (including conditions of
approval) the subject of the minor change application is generally consistent with earlier development
proposals. The proposed change is a notable improvement on the existing approved layout in terms of
ecological outcomes and community benefits;
d) the land is currently designated in the Rural zone, but has no utility for sustainable rural uses due to
matters including lot fragmentation and poor soils. Please refer to the agricultural land assessment in
Appendix B;
e) the land adjoins areas designated for Rural Residential and detached dwellings, and is in close proximity to
areas designated for Industry and Shire Business Centre. The current Planning Scheme designates other
land outside the Urban Growth Boundary for similar types of development, given that no areas of Rural
Settlement are shown within the Urban Growth Boundary mapping on ZM9;
26. In the circumstances, it is considered that the proposed amendments to the proposal plans are appropriate
and that the proposed change ought to be approved.
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4.0 STATE INTERESTS
4.1 Statutory Instruments Applying to the Original Development Application
1. The proposed changes to the proposed development are consistent with the Statutory Instruments that
applied when the original development application was made and which Council must consider. In this
regard, we note the following:
a) The original application was assessed against the statutory instruments applying at the time and
the approval demonstrates that the proposal complied with those State requirements.
b) The proposed changes to the layout reduces the development footprint and provides additional
areas of parkland for conservation and community recreational purposes. As such, the changed
proposal clearly complies with those requirements, which included the SEQ Regional Plan and
State Planning Policies, to the extent that the SPPs had not been appropriately reflected in
Council’s planning scheme. No further assessment is considered necessary.
c) SARA had no objection to the original extension application of the relevant period (currency
period) which is related to but separate from this change request.
4.2 Statutory Instruments applying at the date of the Change application
4.2.1 SEQ Regional Plan – Shaping SEQ
2. The development approval is still a valid approval, the subject of Planning and Environmental Court
appeals, which are yet to be decided. The proposed development is entirely appropriate given the long
held expectations for rural residential development of the site as evidenced by a lengthy approval history
which includes rezoning and reconfiguration approvals.
4.2.2 State Planning Policy
3. The proposed minor change to the layout is consistent with the applicable State Interests under the
current State Planning Policy 2017:
State Interest Comment
AGRICULTURE
The SPP mapping does not outline the site as containing an
Agricultural land classification. Refer to the agricultural land
assessment prepared by RPS Pty Ltd (incorporating LRAM Pty Ltd) in
Appendix B.
BIODIVERSITY Please refer to Ecological Assessment undertaken by Cardno –
Appendix C.
COASTAL ENVIRONMENT The layout has been designed to ensure coastal processes are
protected by:
JFP Ref: M1775 Page 20
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State Interest Comment
Minimising the extent of the rural residential footprint;
Conserving the natural state of landforms, wetlands and
native vegetation in the coastal management district.
NATURAL HAZARD, RISK AND RESILIENCE Please refer to Bushfire Assessment undertaken by The Consultancy
Bureau Pty Ltd within Appendix D.
No development is situated within the Erosion Prone Area, Storm
Inundation Area or Flood Prone land.
The site is not subject to steep land or landslide hazard.
WATER QUALITY The development will implement appropriate stormwater quality
treatment as part of the operational works phase. Bio-retention basins
have been conditioned under the existing approval.
5.0 LOCAL INTERESTS
5.1 ASSESSMENT AGAINST TRANSITIONAL NOOSA PLANNING SCHEME 1997
1. The proposed changes to the proposed development are consistent with the Statutory Instruments that
applied when the original development application was made and which Council must consider. In this
regard:
a) The original development was approved following assessment against, et alia, the Transitional Noosa
Planning Scheme 1997;
b) The proposed changes to the layout result in a reduction of the development footprint and a
corresponding increase in the land to be dedicated to Council for park / conservation purposes. It is
clear that the changed layout complies with the Council’s Transitional planning scheme and no
further assessment is considered necessary. In this regard, see below extract of Council’s Planning
Report recommendation to the Council’s Strategy & Planning Committee meeting on 3rd August
2009 in relation to the original decision:
The application was referred to the Department of Natural Resources & Water (DNR&W) as
Concurrence Agency due to the site containing mapped Regional Ecosystems and a wetland. The
Department found that the application would result in the fragmentation of vegetation
communities and habitats and raised other environmental concerns. As a result, the Department
has directed Council to refuse the application.
The development is largely consistent with the provisions of the approved PoD for the site with only
minor variations proposed to better protect significant vegetation on the site. The application does
raise some planning, engineering and environmental concerns; however, it is considered that these
could be addressed by conditions of approval if necessary. The amendments required to the
JFP Ref: M1775 Page 21
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development would require some changes to the lot layout but it is considered that Council could
support the proposal, subject to appropriate conditions.
(emphasis added).
5.2 Assessment against Current Noosa Plan 2006
2. The development layout has been revised to further reduce the development footprint to better conform
with the current assessment benchmarks which Council may consider and give weight to in the
circumstances.
3. It is considered that the proposed development generally complies with the applicable assessment
benchmarks under the Noosa Plan 2006, including Council’s relevant DEOs and the strategic and overall
outcomes of the Tewantin and Doonan Locality Plan. Our assessment is provided in Appendix A. Further
assessment is provided by specialist consultants in relation to agricultural land assessment (Appendix B);
Ecological assessment (Appendix C); and bushfire management (Appendix D).
8.0 CONCLUSION
1. The proposed change to the approved plan results in a significant reduction in the development footprint
and yield (from 52 approved lots to 40 lots). It also results in an additional 6.7 hectares of parkland being
dedicated for park and conservation purposes. Additional vegetation protection will be achieved via
vegetation covenants on large rural-residential lots. The change has also increased development setbacks
to riparian corridors in the north of the site.
2. Specialist assessments undertaken by ecology, bushfire and agricultural land consultants demonstrate that
the proposed change appropriately complies with assessment benchmarks and can be supported.
3. The proposed change results in a rural residential development that is predominantly open space in
character, in keeping with the planning intent for the locality and the existing character of the area.
4. The applicant, as part of earlier approvals, provided a not insignificant contribution of public benefit, being
the Walter Hay Drive road dedication, for which Council received the benefit without paying any
compensation. Properly understood, the proposed change is generally consistent with earlier development
proposals and is a notable improvement on the approved layout in terms of ecological outcomes and
community benefits;
5. In addition, significant public interest grounds exist to support the change to the approval including:
a) Significant community benefit will be achieved by way of parkland dedication (over 59 hectares) and
construction of a pedestrian pathway network. Dedication of over half of the site for open space
purposes provides significant public interest benefits over and above the benefits that would be
achieved through the site’s rural zoning. The proposed dedication will facilitate conservation and
recreation opportunities which would not be possible without the approval.
JFP Ref: M1775 Page 22
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b) Protection of extensive areas of vegetation in perpetuity through parkland dedication and vegetation
covenants;
c) The proposal will provide for additional housing choice in a landscape rural-residential setting in
Noosaville, on a site which is conveniently located to community activity, retail and employment
centres in Noosaville and Tewantin.
In light of the above assessment, the proposed development and its conditions are generally consistent with the
statutory instruments applying at the date of the original application and the date of this change application, and it
is recommended that Council approve the application.
Should you require any further information, please contact our office on (07) 5450 3900.
Yours faithfully,
ALLISON DRABSCH
Senior Urban Planner
JFP URBAN CONSULTANTS PTY LTD
Encl.
Appendix A - Assessment Against the Noosa Plan 2006
Appendix B - Agricultural Assessment prepared by Resource Planning Services – RPS Pty Ltd (incorporating LRAM Pty
Ltd)
Appendix C - Ecological Assessment prepared by Cardno
Appendix D - Bushfire Management Plan prepared by The Consultancy Bureau Pty Ltd
Appendix E – Proposal plans
cc: John & Kathy Hofmann
Hopgood Ganim – R. Lamb
Energex
JFP Ref: M1775 Page 23
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APPENDICES JFP Ref: M1775 Page 24 [OCR of page images] aaa | Sep) ARRAN URBANCONSULTANTS APPENDICES JFP Ref: M1775 Page 24
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APPENDIX A – Response to Noosa Plan 2006 JFP Ref: M1775 Page 25 [OCR of page images] ARONA URBANCONSULTANTS APPENDIX A — Response to Noosa Plan 2006 JFP Ref: M1775 Page 25
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PART 3 DESIRED ENVIRONMENTAL OUTCOMES DEOs Comments The desired environmental outcomes for Noosa Shire are as follows— a) AGRICULTURE USES Agricultural uses contribute to Noosa Shire’s economy, environment, rural heritage and hinterland character by; The site has very limited opportunity for viable and sustainable rural production or i) ensuring land is suitable for sustainable agricultural uses and environmental impacts agricultural purposes. This is due to the site’s location adjoining urban development as are avoided and managed through effective land management practices including: well as limitations due to environmental constraints and limited area. The proposal a. avoiding land clearing, loss of significant habitat, visual scarring of significant therefore does not fragment or alienate the land given the close proximity of urban landscapes, impacts on downstream land and groundwater, environmental harm and development and limited cleared areas. erosion; and b. management of fertiliser applications. Please also refer to Agricultural Assessment undertaken by Resource Planning Services – ii) conserving land for economically viable and environmentally sustainable agricultural RPS Pty Ltd (incorporating LRAM Pty Ltd) in Appendix B. purposes; iii) preventing the fragmentation of agricultural land; iv) facilitating the growth of non-traditional, high value crops that have minimal impact on the natural environment or adjacent crops; v) facilitating the growth of non-traditional animal husbandry practices such as aquaculture, where it does not alienate agricultural land or have a detrimental impact upon the environment; vi) protecting agricultural pursuits from incompatible uses, particularly those more suitably located within the urban growth boundary; vii) improving opportunities for mutually beneficial enterprises that are complementary to agriculture and other non-agricultural uses that do not diminish agricultural production, such as roadside stalls, farm gate sales, home based occupations and visitor accommodation; viii) adopting water and energy efficient practices; ix) providing opportunities for value added industries before agricultural produce leaves the farm gate; x) maintaining an economically viable and environmentally sustainable agricultural sector by responding to changes to traditional markets and the emergence of new markets such as farm forestry, macadamias, small scale specialised crops and agricultural tourism; xi) ensuring genetically modified crops employ farm management practices for the planting and raising of crops to avoid adverse impact on adjacent crops or those downwind or downstream; xii) ensuring new uses that are sensitive to chemicals, dust or noise are not located in JFP Ref: M1775 Page 1
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DEOs Comments
rural areas close to farms or agricultural lands; and
xiii) recognising agriculture as a significant lifestyle contributor with part time small scale,
often high value, operations as an attraction to rural areas.
g) OPEN SPACE, ENVIRONMENT & CONSERVATION FUNCTIONS The development protects open space networks and natural environment and minimises
Networks of open space and natural habitat, vegetated lands, wetlands, watercourses impacts through the dedication of over half the site as parkland, with additional
and riparian zones are sensitivity managed and protected and avoid as far as practicable vegetation protected by covenant.
or, where avoidance is not practicable, minimise adverse impacts resulting from
development by - This will ensure that the development:
i) protecting and managing the natural environment in a way that—
a. supports the economy through the tourism industry and contributes to the region’s maintains and improves landscape character and visual amenity;
competitive advantage and lifestyle; protects, rehabilitates and enhances ecologically important areas;
b. maintains and improves landscape character and visual amenity; maintains the conservation of high proportions of vegetated land, as compared
c. builds ecological resilience and capacity to adapt to a changing climate; to developed land, to distinguish Noosa Shire from other parts of south-east
d. provides passive, nature-based recreation and educational opportunities including Queensland;
appropriate eco-tourism facilities; maintains the distinct vegetated character of Noosa Shire.
e. defines the boundaries to or of each of the distinct urban localities of Noosa Shire; and
f. provides linkages beyond Noosa Shire’s boundaries; Please also refer to Ecological Assessment undertaken by Cardno within Appendix C.
ii) ecologically important areas being protected, rehabilitated and enhanced including
their condition, extent, diversity and connectivity to maintain and improve biodiversity,
landscape stability, resilience and ecological integrity of the natural environment;
iii) koala habitat, connectivity and safety being maintained and improved, contributing to
a net gain in koala habitat assisting with the long term stabilisation and recovery of viable
populations across Noosa Shire, Sunshine Coast and South East Queensland;
iv) koala habitat offsets being applied only as a last resort and achieving an equivalent or
better environmental outcome and additional protection to environmental values at risk
2
or additional management actions to improve environmental values ;
v) terrestrial and aquatic biodiversity values and water quality within the Noosa River
system being protected;
vi) natural waterways and wetlands being maintained in their natural state with
development providing for rehabilitation and enhancement to improve ecological
functioning and water quality;
vii) constructed water bodies including canals not being created except where maintained
as private assets and used for other than water treatment purposes;
viii) protecting and improving the quality of ground and surface water in a manner that
ensures its long term environmental values, ecological integrity and sustainability;
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DEOs Comments
ix) maintaining coastal foreshores including near shore marine environments, beaches,
dunes, rocky headlands, beaches and river mouths in their natural state;
x) ensuring development protects coastal resources and values and provides for physical
coastal processes to occur naturally where adverse impacts are avoided as far as is
practicable, or where avoidance is not practicable, minimised and mitigated;
xi) maintaining the conservation of high proportions of vegetated land, as compared to
developed land, to distinguish Noosa Shire from other parts of south-east Queensland;
xii) maintaining the distinct vegetated character of Noosa Shire and the retention of
natural vegetation and landscaping with native species;
xiii) protecting sensitive areas of native bushland from the impacts of urban activities
such as domestic animals, escaped garden weeds, fertilisers and stormwater run-off;
xiv) increasing the amount of land protected for conservation purposes under public
ownership that ideally represent the full range of habitats and species found across
Noosa Shire, forming corridors for the safe movement and successful breeding of wildlife
within the Shire and beyond;
xv) the integrity of conservation reserves being supported by wider networks of open
space across Noosa Shire and beyond, comprising both natural habitat and areas capable
of regeneration or rehabilitation;
xvi) the upper reaches of the Noosa River remaining substantially undeveloped and
development in the lower reaches being consolidated within existing settlements to
protect the integrity of core habitats within ecologically important areas and connecting
linkages; and
xvii) development not impacting on views and vistas that characterise particular localities
in Noosa Shire including views to or from watercourses, beaches or riparian corridors
avoiding visual scarring of the hill slopes.
2
Koala offsets under the South East Queensland Koala Conservation State Planning Regulatory Provisions
(SPRP) may only be applied where located in areas shown as bushland habitat, high value rehabilitation habitat
or medium value rehabilitation habitat identified in the SPRP koala habitat values map.
i) RESIDENTIAL USES
Urban and rural settlement for residential use is contained within the defined urban The proposed rural residential development is located on the edge of the urban growth
growth boundaries shown on zoning maps ZM1- ZM9 by - boundary. However, it is considered that the land is subject to existing land use rights as a
i)development being within the planned capacity for roads, community services and result of the original rezoning approval.
infrastructure for the particular locality;
ii) providing Noosa Shire’s population access to a broad range of safe, secure and In addition, the proposed development including the change:
affordable housing that specifically caters for the current and projected demographic, has been designed with consideration of the planned capacity for roads,
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DEOs Comments economic and social profile of the community; community services and infrastructure for the particular locality; iii) development being consistent with the character and amenity of the particular will provide additional housing choice to meet the expectations of Noosa Shire’s locality; population to have access to a broad range of safe, secure and affordable iv) development considering the landform, natural environmental and climatic conditions housing, that specifically caters for the current and projected demographic, of the locality; economic and social profile of the community; v) employing water conserving design principles; is compatible with the character and amenity for the particular locality; vi) being conveniently located with access to urban services employment and has been designed around existing landform, natural environmental and climatic infrastructure; conditions of the locality; vii) being suitably separated from incompatible land uses; will ensure any subsequent dwelling house on each allotment will be designed viii) residential environments maintaining the values identified in the Community Vision; to meet relevant energy efficiency and water conserving design principles; ix) considering the impact new development has on resident perceptions of Noosa is conveniently located with access to urban services employment and Shire’s natural resources, open space, clean environment, integration of the landform infrastructure; and and landscape, character, natural environment and resident lifestyle; is consistent with adjoining and surrounding land uses. x) open space or farming being the predominant landuse in rural areas, ensuring urban or is predominantly characterised by an open space landscape setting, with over rural settlements do not impact on the role performed by those landuses; half the site dedicated as parkland, with additional vegetation retained under xi) development upholding the quality lifestyle and amenity sought by residents of Noosa covenant within large rural lifestyle lots. Shire with consideration given to density, noise, accessibility to community services and infrastructure, security, traffic and aesthetics; xii) development contributing to Noosa Shire being distinct from other urban and rural settlement environments in South-East Queensland; xiii) employing energy efficiency principles in design, minimising the reliance on fossil fuels for thermal comfort and water heating; xiv) responding to the changing housing needs of the community, including changing demographics, changing composition of households, ageing and in-migration, whilst not impacting on the amenity of residential neighbourhoods or environmental values; xv) urban and rural settlements not only satisfying the needs and aspirations of residents, but in many cases also meeting requirements of visitors; and xvi) making provision for, and coordinating the delivery of, infrastructure to support population growth resulting from residential development including water, sewerage, community services, roads and the like. l) INFRASTRUCTURE AND SERVICES The efficient provision and use of services such as water, sewerage, power, Complies. All relevant infrastructure and services for the rural residential development telecommunications and waste disposal caters for the needs of residents and visitors, will be provided to a suitable standard to meet the needs of the proposed land use. These relative to their location within Noosa Shire by – matters have been appropriately conditioned on the existing development approval. i) ensuring the ongoing viability of existing infrastructure services and facilities are JFP Ref: M1775 Page 4
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DEOs Comments protected from the impacts of development;. ii) protecting existing and future bulk water infrastructure and corridors from development iii) and the encroachment of sensitive uses that would compromise the corridor integrity and the efficient delivery and functioning of the infrastructure; iv) maintaining an appropriate level of infrastructure and servicing to coastal urban residents and visitors including power, telecommunications, garbage collection and potable water; v) employing innovative, environmentally sensitive approaches to water collection and effluent disposal to rural households not connected to reticulated water or sewerage; vi) encouraging recycling of refuse; vii) ensuring telecommunication infrastructure allows people to work and study from home and access goods and services over the internet; viii) telecommunication towers and other installations not locating in visually prominent locations; ix) recognising some residents obtain their energy needs from renewable energy sources rather than relying on mains power; and x) ensuring water and energy are used efficiently in an attempt to reduce greenhouse gas emissions and pressures on the supply of resources. JFP Ref: M1775 Page 5
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DIVISION 15 OVERALL OUTCOMES FOR TEWANTIN AND DOONAN LOCALITY
Overall Outcomes Comments
12.7.1 The overall outcomes are the purpose of the Tewantin & Doonan Locality Code.
12.7.2 The overall outcomes sought for the Tewantin & Doonan Locality are the following—
a) New uses and works are located, designed and managed to— Complies. The proposed development has been located, designed and managed:
i) be compatible with other uses and works; To be compatible with other uses and works through appropriate design layout
ii) maintain the safety of people and works; including road network design compatible with adjacent and surrounding uses;
iii) avoid significant adverse impacts on the amenity enjoyed by users of other To appropriately cater for the safety of people and works and is consistent with
premises including acoustic and visual qualities; and current standards including bushfire management and flooding requirements;
iv) avoid significant adverse effects on the natural environment, including native To ensure no adverse impacts on amenity of adjoining or surrounding premises as
habitat removal, fragmentation and attrition; vegetation buffers will be retained which will maintain visual qualities.
Vegetation clearing is limited to ensure no significant impacts on the natural
environment. Development has been designed around already disturbed/ cleared
areas on the site.
b) Development is consistent with the Priority Infrastructure Plan in Part 15. An Adopted Infrastructure Charges Notice has been issued for the site. Therefore,
infrastructure contributions will be made towards applicable trunk networks within the
locality.
c) Urban development is limited to land within the Urban Growth Boundary as shown on The site is situated on the edge of the Urban Growth Boundary and is considered to be an
Map ZM9; appropriate extension of existing urban and rural residential development patterns.
d) The Tewantin and Doonan Locality lies in the south-eastern part of Noosa Shire Noted.
bounded by-
i. State Forest, McKinnon Drive and Cooroibah Creek and Lake Cooroibah in the north;
ii. Noosa River and Lake Doonella in the north-east;
iii. State Forest, Eenie Creek and Lake Weyba in the south-east;
iv. the Shire boundary in the south; and
v. Sunrise Road and Tinbeerwah Road in the west;
e) The locality is maintained as part of a complex system of lowlands and uplands, The rural residential development has a reduced development footprint which sensitively
draining through a variety of sensitive wetlands, watercourses and catchments through responds to the characteristics of the locality.
which the Noosa River and its associated lakes and tributaries flow, resulting in relatively
poor drainage with areas frequently inundated by floodwaters or becoming boggy during,
and for long periods after, wet weather;
f) The landform is characterised by lowlands, with gentle undulations, relatively poor soil Noted.
in the lower areas, marginally improved soils on the low ridges and a high water table;
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Overall Outcomes Comments
g) Noosa River, its tributaries and lakes fringed by mangroves are protected; The development ensures that tributaries are protected with suitable setbacks and
buffers. Please refer to amended Plans of Development and Ecological Assessment
prepared by Cardno in Appendix C.
h) Lowlands drain to Cooroibah Creek and Wooroi Creek in the north and Eenie Creek and Noted. The development will be provided with appropriate stormwater drainage and
Keyser Creek in the south; treatment.
i) The diverse landscape fabric is protected including paperbark wetlands, mangroves, The proposed development provides significant contribution to protection of landscape
heath lands and scribbly gum forests, particularly along the broad drainage paths and in fabric through dedication of over 59 hectares (54.04% of the total site area) as park.
areas with a high water table; Please refer to amended Plans of Development and Ecological Assessment prepared by
Cardno in Appendix C.
j) The low ranges of the Noosa River system support substantial eucalypt forests and form Please refer to amended Plans of Development and Ecological Assessment prepared by
a natural boundary to the locality; Cardno in Appendix C.
k) The vegetated ranges that form part of the western vista enjoyed by many other parts Please refer to amended Plans of Development and Ecological Assessment prepared by
of the coastal urban area of Noosa are protected; Cardno in Appendix C.
l) Key features of the landform and landscape are protected including— It is considered that the development will significantly contribute to ensuring landform
i. Harry Springs Conservation Park and part of the Great Sandy National Park; and landscape is protected, given the dedication of over 59 hectares to parkland.
ii. Tewantin State Forest, which includes Mount Tinbeerwah and the range systems of the
sub-coastal escarpment that dominate the vistas to the west viewed from many parts of
the locality;
iii. the values attached to the Noosa River, Lake Cooroibah, Lake Doonella, Lake Weyba
and Cooroibah, Wooroi, Cranks, Eenie and Keyser Creeks; and
iv. land with Crown Reserve status adjacent to Cooroibah Creek, the Noosa River and
Wooroi Creek;
m) The Tewantin & Doonan Locality retains its primary role of providing housing for Complies. The development’s primary role will be for providing housing for permanent
permanent residents; residents.
n) – x) Not applicable
y) Rural settlement, at varying densities consistent with the environmental constraints of The proposed development for rural residential lots has been designed to achieve an
the area, offer high levels of amenity and moderate to high levels of convenience, appropriate density consistent with the environmental constraints on the site. The
accessibility and servicing; development achieves a high level of amenity and has moderate to high levels of
convenience, accessibility and servicing given its close proximity to the townships of
Tewantin and Noosaville.
z) Rural settlement and open space are the dominant land uses south of the Tewantin The site is situated south of Tewantin State Forest and proposes rural residential / rural
State Forest, and serve to define the boundaries of the coastal urban area of Noosa; settlement style lots. It is noted that open space on the site will remain the dominant
land use through parkland dedication comprising 54.04% of the site plus additional areas
protected in perpetuity through the establishment of vegetation covenants.
aa) Rural settlements provide tranquil, bushland settings, where open space, privacy and The proposal, including its reduced development footprint, ensures that a tranquil
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Overall Outcomes Comments rural and ocean vistas are key features; bushland, open space setting are key features. bb) Rural communities have relatively close proximity to services and recreation Noted. attractions in the coastal urban part of Noosa including Tewantin, Noosaville, Noosa Heads, Cooroy and areas to the south; cc) Rural settlements are largely without reticulated water and sewerage; Noted. dd) Access to Noosa-Eumundi Road and the coastal centres of Noosa is maintained for Not Applicable. residents in Doonan; ee) The urban boundaries of Tewantin remain defined by vegetated edges provided by The site is not located in Tewantin. Tewantin State Forest, Harry Springs Conservation Park, Lake Doonella and the floodplains of the Noosa River and Cooroibah, Wooroi, Eenie and Keyser Creeks; ff) – gg) Not applicable. hh) The following roads are protected as part of Noosa’s major road network— The site is situated adjacent to Walter Hay Drive. The major road network is protected i Cooroy-Noosa Road; through limited access arrangements as proposed on the amended plan of development. ii Eumundi Road; iii Emu Mountain Road; iv McKinnon Drive, and parts of Butler Street; v Poinciana Avenue; vi Sections of Doonella Street, Memorial Avenue and Sidoni Street; vii Walter Hay Drive; viii Beckmans Road; and ix Sunrise Road; ii) The key character and entry-defining role of the following roads are protected from The proposed very low density development includes vegetated buffers which protect the visually intrusive development— character and entry- defining nature of Walter Hay Drive. i eastern approach along Hilton Terrace, looking across Lake Doonella where Casuarinas, Eucalyptus, Mangroves and Melaleucas flank the lake shore and Noosa Harbour Marine Village occupies the riverside; ii western approach along Cooroy-Noosa Road past Tewantin State Forest, the golf course and sports fields; iii northern approach along McKinnon Drive past Harry Springs Conservation Park and open space associated with rural settlement and sports fields; and iv from the south along Walter Hay Drive and Eumundi Road, flanked by State Forest, bushland and rural residential development; jj) Tewantin contributes to the Shire’s social and economic well-being through the Not applicable. retention of— i the significant business and community activities generated in or by the Tewantin JFP Ref: M1775 Page 8
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Overall Outcomes Comments
Business Centre;
ii access to the Noosa North Shore area, via the ferry crossing at Moorindil Street;
iii visitor and resident entertainment, dining; boating-related activities at Noosa Harbour
Marine Village;
iv recreational opportunities based on the watercourses and State forest;
v caravan parks providing low cost visitor accommodation opportunities;
vi the primary school;
vii aged care facilities and retirement communities;
viii major sporting facilities including those of the Noosa District Sports Complex and the
Tewantin-Noosa Golf Club;
ix the coastal landfill facility and associated recycling and waste collection facilities in the
south of the locality; and
x State forest resources;
kk) The environmental, aesthetic and scenic values of the locality, or watercourses just The design layout has ensured that key environmental values are protected and
outside the locality, are protected and maintained. These include— maintained. This includes dedication of over 59 hectares of parkland and reduction in the
i) the Noosa River; approved development footprint. Vegetation covenants over other significant vegetation
ii) Lakes Cooroibah, Doonella and Weyba; outside the dedication have also been conditioned. This will protect and maintain the
iii) Cooroibah, Wooroi, Cranks, Eenie and Keyser Creeks and their environmental, aesthetic and scenic values of the locality.
associated riparian communities;
iv) Mt Tinbeerwah;
v) the vegetated range systems, particularly in areas close to or visible
from Eumundi Road, Cooroy-Noosa Road and Beckmans Road;
vi) Tewantin State Forest;
vii) views to Noosa North Shore;
viii) lowland areas in their natural state; and
major open space network links between Lake Cooroibah, Tewantin State Forest, Lake
Weyba and open space areas to the south;
ll) Areas of native remnant or regrowth vegetation, including their biodiversity and The proposal includes a reduced development footprint to increase opportunities to
habitat values are protected; retain remnant and regrowth vegetation.
In addition, the development has been designed within already cleared or predominantly
disturbed areas. Significant areas containing native vegetation will be dedicated to
parkland which will protect biodiversity and habitat values. Further vegetation outside
the park dedication will also be protected through the implementation of vegetation
covenants.
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Overall Outcomes Comments
mm) Development provides for low impact nature-based recreation activities in and Not Applicable.
around the Noosa River over other forms of more intensive recreation.
nn) – ss) Not Applicable
tt) For the Rural Settlement Zone—detached housing on large lots— The development proposes Rural Residential lifestyle lots on land adjacent to the Rural
i is the dominant building form, to the general exclusion of other uses; Settlement Zone.
ii incorporate designs that respond to, and are integrated with site characteristics
including slope and native vegetation; Notwithstanding, the design of the subdivision layout responds to the site’s
iii contribute to the rural or semi-rural character and amenity of the area; characteristics; and contributes to the rural and semi-rural amenity and character of the
iv may be located in close proximity to working farms or other rural industries; and locality through dedication of over 59 hectares of the site as park.
v offers a relaxed rural lifestyle for residents;
Please refer to amended plans of development and Ecological Assessment in Appendix C.
uu) For the Rural Zone—rural land is protected and appropriately managed such that:- The development is considered appropriate, given that the site adjoins the urban fringe
i) the scenic and environmental values, the distinct rural amenity and agricultural of Noosaville, is the next in sequence and is surrounded by urban and rural residential
productivity of the locality are preserved and are not adversely impacted as a development to the north and west of the site which is compatible and similar in nature.
consequence of development on or adjacent to that land; and The development has been carefully designed to ensure environmental values on the site
ii) locally appropriate enterprises such as bed and breakfast accommodation, are protected and appropriately managed.
farmstays, cabins, camping grounds, roadside stalls and home based businesses
enhance the economic sustainability of the hinterland; and The scenic and environmental values of the locality and site will be preserved through
dedication of parkland and retention of vegetation by covenants. The site does not
provide for viable agricultural purposes due to environmental constraints, limitation of
land area and proximity to existing residential land uses.
Please refer to Agricultural Assessment in Appendix B and Ecological Assessment in
Appendix C.
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DIVISION 16 SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE TEWANTIN AND DOONAN LOCALITY
Specific Outcomes Probable Solutions Comments
12.8 Effects of use
Amenity No solution provided. O1 – The development is located and designed for very
O1 Uses are located, designed and operated to avoid low density rural residential lifestyle purposes which will
significant adverse changes to the light, air quality, noise, not adversely impact on light, air quality, noise,
accessibility or other conditions enjoyed by users of accessibility or other conditions of adjoining or nearby
associated, adjoining or nearby uses. residential uses.
Major road network No solution provided. O2 – The proposed development does not adversely
O2 The function of, and visual amenity and character impact on the function, visual amenity and character
surrounding the major road network, including Eumundi– surrounding Walter Hay Drive or Eumundi-Noosa Road.
Noosa Road, Beckmans Road, Cooroy–Noosa Road,
Poinciana Avenue, Moorindil
Street, Emu Mountain Road, Doonella Street, Memorial
Avenue, Sidoni Street, Walter Hay Drive, Sunrise Road,
McKinnon Drive and Butler Street is protected and
enhanced.
12.9 Built form
Density No solution provided. O3 - The very low density nature of the proposal is
O3 The density of development within the site area— compatible and consistent with surrounding development.
a) is compatible with surrounding development; The ultimate built form will be low impact whilst
b) does not exceed— maintaining natural site characteristics including native
i. for the Semi-Attached Housing Zone— 1 dwelling vegetation.
unit per 300m² of site area, with a maximum
population density of 100 persons per hectare;
and
ii. for the Attached Housing Zone—a maximum
population density of 100 persons per hectare;
and
iii. for the Business Centre Zone— maximum
population density of 100 persons per hectare
with the exception of a visitor hostel at the Royal
Mail Hotel site (Lot 1 on RP845244 & Lot 3 on
RP40197) which has an allowable population
density of 320 persons per hectare exclusively for
such a use; and
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Specific Outcomes Probable Solutions Comments
iv. for the Community Uses Zone maximum
population density of 320 persons per hectare
exclusively for the purposes of Residential Aged
Care and 160 persons per hectare for any other
form of Retirement & Special Needs Housing; and
c) has a low site impact to enhance the opportunity to
maintain natural site characteristics, including native
vegetation and natural landforms.
Height S4.1 The maximum height of buildings and other structures O4.1 - A dwelling house on each lot will need to comply
O4 Buildings and other structures— is– with height and siting requirements as part of subsequent
a) are low rise and present a building height consistent a) if in the Business Centre Zone—10m building works application approval process in accordance
with structures on adjoining and surrounding land; unless within 10m of either Blakesley with QDC, BCA and Council’s requirements at the time of
b) have a maximum building height of 2 storeys; Street or Sidoni Street in which case it is lodgement.
c) do not visually dominate the street, 8m;
surrounding spaces or the existing skyline; b) if in the Rural or Rural Settlement
d) preserve the amenity of surrounding land including Zone—8m, or 9m where the pitched roof but no other
access to sunlight; part of the building or
e) respect the scale of surrounding vegetation; and structure exceeds 8m; or
f) respond to the topography of the site and minimise cut c) in all other zones—8m.
and fill (eg. by stepping down the slope or using
suspended floor construction, for sloping sites).
Setbacks S5.1 Buildings and structures comply with the setbacks O5 - The design and siting of the proposed lots provides
O5 Buildings and other structures are specified in Schedule 1 - Minimum Boundary Setbacks. suitable areas for siting a dwelling house on each lot whilst
appropriately designed and sited to— also preserving vegetation and buffers to existing
a) provide amenity for users of the premises as well as vegetated areas on site.
preserve the visual and acoustic privacy of adjoining and
nearby land uses; Reference is made to conditions 6 & 7 in respect to Plan of
b) preserve any existing vegetation that will buffer the development/setbacks which are consistent with Schedule
proposed building from adjoining uses; 1 – Minimum Boundary setbacks. The ultimate
c) allow for landscaping to be provided between buildings; development will achieve O5 also through conditions 38 to
and 42 which requires land to be dedicated to parkland for
d) maintain the visual continuity and pattern of buildings environmental purposes and condition 61 which specifies
and landscape elements within the street; and applicable bushfire building setbacks.
e) help protect the natural character and visual amenity of
the Noosa River system and other watercourses and lakes. A dwelling house on each lot will need to comply with
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Specific Outcomes Probable Solutions Comments
relevant setbacks and siting requirements as part of
subsequent building works application approval process in
accordance with QDC, BCA and Council’s requirements at
the time of lodgement.
Site cover, gross floor area and plot ratio No solution provided. O6, O7, O8, O9 & O10 - Not applicable. A dwelling house
O6 The site cover, gross floor area and plot ratio of on each lot will need to comply with relevant
buildings and other roofed structures— requirements as part of subsequent building works
a) results in a building scale that is compatible with application approval process.
surrounding development;
b) does not present an appearance of bulk to adjacent
properties, roads or other areas in the vicinity of the site;
c) maximises the retention of existing vegetation and
allows for soft landscaping between buildings;
d) allows for adequate area at ground level for outdoor
recreation, entertainment, clothes drying and other site
facilities; and
e) facilitates onsite stormwater management and vehicular
access.
O7 Site cover—
a) for a class 1 or class 10a building within a Detached
Housing Zone, does not exceed—
i. for a single storey building - 50%; or
ii. for a building of 2 or more storeys - 50% on the
ground floor and 30% for the upper storey(s), or
40% for all storeys for a building of 2 or more
storeys;
b) for other classes within a Detached Housing Zone does
not exceed—40%;
c) for the Semi-Attached Housing Zone does not exceed
40%; or
d) for the Attached Housing Zone does not exceed 40%.
O8 For Multiple Housing Type 2 development has a
maximum plot ratio of 0.45:1.
O9 For Multiple housing Types 3 or 4, Visitor
accommodation Type 4 or the accommodation unit
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Specific Outcomes Probable Solutions Comments
component of an Entertainment and dining business Type
3— the maximum gross floor area is equivalent to the
maximum allowable population in persons multiplied by
40m².
O10 For the Neighbourhood Centre Zone and the Business
Centre Zone the maximum plot ratio does not exceed—
a) 0.8:1 for the first 2,000m² of site areas; plus
b) 0.3:1 for the balance of the site areas in excess of
2,000m².
Flooding and drainage68 S11.1 For new buildings or structures or additions of more O11 - Complies. Reference is made to the requirements of
O11 Buildings and other works are designed and sited to— than 50m2 gross floor area to an existing building or the current conditions 68 to 73 with respect to possible
a) provide flood free access to premises and flood free structure, floor levels for habitable rooms are— flooding.
habitable areas; a) for areas where minimum floor levels are available—not
b) allow only minor, short term and infrequent flooding of less than the specified level; A dwelling house on each lot will need to comply with
non-habitable areas; b) for areas where flood modelling is available—a relevant freeboard and habitable floor level requirements
c) ensure carparking areas can be adequately drained; minimum of 300mm above the modelled flood level; and (if necessitated) as part of subsequent building works
d) ensure drainage does not adversely impact upon other c) for areas where flood modelling is not available, a application approval process.
premises; and minimum of 300mm above the highest known flood level;
e) ensure filling or excavation does not AND
adversely impact upon other premises by— S11.2 Where Council infrastructure is available—
i. causing ponding of water on the site or a) any drainage (from buildings and land) flows to that
nearby land; infrastructure; and
ii. increasing flooding, which adversely b) the infrastructure has the capacity to accept any
affects the safety or use of any land additional loading;
upstream and downstream; and AND
iii. adversely affecting the flow of water in S11.3 For Residential Uses—
any overland flow path. a) where slab on ground construction is used, filling does
68
Information on minimum floor levels and flood levels for some parts of not extend more than 1m beyond the building footprint
the Shire is available from Council. These provisions are not limited to
and access to car parking areas, measured from outer
areas shown as Flood Hazard Areas on overlay maps OM1.3-9.3.
walls of the building; or
b) the design consists of a suspended floor construction;
AND
S11.4 Car parking and maneuvering areas are constructed
at a level that permits the parking area to drain from the
site by gravity means, without the need for mechanical
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Specific Outcomes Probable Solutions Comments
pumping; or
S11.5 Basements for residential uses have flood immunity
above the 1% AEP defined flood event where alternative
means to mechanical pumping are used to achieve such
immunity; or
S11.6 Basements for non-residential uses have flood
immunity above the 1% AEP defined flood event that may
be achieved by means of mechanical pumping where the
mechanical feature is installed with adequate holding
tanks and an alternative back up power source.
Sloping sites S12.1 Buildings are of split level design that step down the O12 - Not Applicable. The site is not subject to steep land.
O12 On sloping sites, buildings and structures are designed slope or have suspended floor construction;
to maximise the use of natural slope and minimise the AND
need for cut and fill. S12.2 Cut or fill is less than 2m in depth relative to natural
ground surface;
AND
S12.3 The distance between the ground and the lowest
part of the floor of the building does not exceed 3m.
Roof form S13.1 Except for the Business Centre Zone, the main roof S13.1 & S13.2 - A dwelling house on each lot will need to
O13 Roof forms— of the building has a roof pitch no less than 5 degrees and comply with roof form design elements as part of
a) contribute positively to the local skyline; has minimum 600mm eaves to at least 75% of the subsequent building works application approval process.
b) complement the low density character of the locality; perimeter of the building;
c) do not present an appearance of excessive bulk to side AND
neighbours; S13.2 Buildings and structures do not include roof top
d) use simple traditional roof designs; and terrace areas.
e) do not create opportunities for residents to overlook
the private open space areas of neighbouring properties.
Landscaped setting No solution provided. O14 & O15 - Complies. The design layout ensures the
O14 Tall trees and native vegetation add to the character retention of significant vegetation on the site., comprising
of the locality and are retained; over 54% of the site as park.
AND
O15 Existing character trees such as eucalypts, poincianas, Please refer to Ecological Assessment prepared by Cardno
melaleucas and figs are retained. in Appendix C.
The development approval requires significant tree
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Specific Outcomes Probable Solutions Comments
retention as part of condition 45.
12.10 Environment, Conservation and Recreation
Environment and cultural heritage values No solution provided O16 - Complies. The design layout has generally been
O16 There are no significant adverse effects on Editor’s note: PSP24 – Effluent Disposal details designed to avoid environmental constraints.
biodiversity, native vegetation, native fauna habitat, requirements for the design and siting of effluent disposal Please refer to Ecological Assessment prepared by Cardno
landscape quality, water quality or cultural heritage values, systems where located outside a sewerage service area. in Appendix C.
including those related to— Compliance with PSP24 will be considered as part of
a) changes to natural drainage; Council’s assessment of the plumbing and drainage
b) disturbance of the wetland system; application
c) management of landslide and fire risk;
d) erosion and the transport of sediments off site;
e) unmanaged public access;
69
f) effluent disposal ;
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features,
including natural features, of cultural heritage significance.
69
Council may request additional information on the proposed method
of effluent disposal to ensure the nature of the development is
compatible with environmental values. Refer to PSP1 – Information
Council May Request.
Open space network S17.1 Open space corridors and existing O17 – Complies. The proposed development extends and
O17 An integrated open space network is established, native vegetation in areas indicated in consolidates the open space network through protection
enhanced and protected throughout the locality to— Schedule 5 – Map 3 are protected from of environmental corridors. Development has been
a) provide for both passive and active fragmentation and encroachment by development. designed around predominantly disturbed areas on the
recreational pursuits; site. Pedestrian and bicycle facilities is required to be
b) provide connectivity for pedestrians, cyclists, and horse provided for this development as part of conditions 25 to
riders; 29.
c) provide access to Community Uses and buildings, public
open space and the Noosa River; Please refer to Ecological Assessment prepared by Cardno
d) provide habitat connectivity for wildlife; in Appendix C.
e) protect watercourses and drainage lines;
f) protect vegetation on steep slopes; and
g) form a scenic backdrop for residential development.
Noosa Trail Network S18.1 No solution provided O18 & O19 - Complies. Pedestrian and bicycle paths are
O18 A comprehensive network of bridle trails and S19.1 Development includes linkages to or between required to be provided for this development as part of
pedestrian and bicycle links is established, enhanced and existing or future components of the Noosa Trail Network, conditions 25 to 29.
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Specific Outcomes Probable Solutions Comments
protected incorporating road reserves, State forests, as indicated in Schedule 5 – Map 2;
Council owned land and AND
private lands consistent with the lifestyle and outdoor S19.2 Development does not have an
recreation needs of the Shire’s residents and visitors; adverse impact on the access functions of the Noosa Trail
AND Network as indicated in Schedule 5 – Map 2, including
O19 Existing and future pedestrian, bridle trail or bicycle severing of existing or future linkages; or
linkages are retained as part of a Shire wide trail network. S19.3 Alternative linkages to those
indicated in Schedule 5 – Map 2 are provided;
AND
S19.4 Linkages to the Noosa Trail Network are designed
and constructed in accordance with—
a) Australian Standard 2156.1 Walking
Tracks Part 1: Classification and
Signage to a minimum of a Class 4
Standard; and
b) Australian Standard 2156.2 Walking
Tracks Part 2: Infrastructure Design.
Pedestrian and bicycle pathways S20.1 Pedestrian and bicycle pathways are provided and O20 - Complies. Pedestrian and Bicycle paths are required
O20 Safe and convenient pedestrian and bicycle pathways retained where indicated in the Priority Infrastructure Plan to be provided for this development as part of conditions
are provided and retained between and around key in Part 15; 25 to 29.
destinations. AND
S20.2 Contributions toward pedestrian and bicycle
pathways are provided in accordance with the Priority
Infrastructure Plan in Part 15.
70
Noosa River O21 - Not Applicable. Development is not for commercial
O21 Commercial development on and adjacent to the S21.1 No solution provided development adjacent to the Noosa River.
Noosa River is designed to –
a) provide for uses for marine facility purposes only;
b) be compatible with the scenic values of the waterway;
c) provide a high level of amenity, including ensuring low
ambient noise levels;
d) not increase the overall scale and intensity of
commercial operations;
e) ensure no additional commercial leases on the Noosa
River;
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Specific Outcomes Probable Solutions Comments
f) ensure no net increase in the gross floor area of
buildings or structures;
g) use materials, natural finishes and colours that blend
with the surrounding natural landscape; and
h) reflect the character and setting of the locality (such as
timber and tin construction with a traditional pitched roof
design). S22.1 Development does not increase the overall footprint S22.1 – Not Applicable.
O22 Commercial development does not extend beyond of commercial jetties and structures.
71
existing commercial lease areas. S23.1 No probable solution
O23 The loading and unloading of passengers is confined S23.1 - Not Applicable.
to the commercial lease areas of the respective
commercial operation.
70
Consistent with section 2.10, the Noosa River takes on the same zoning
as the adjoining land. These provisions apply to buildings, structures and
commercial activities on and adjoining the Noosa River.
71
This refers to the commercial lease area existing at the time of gazettal
of this plan.
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DIVISION 24 – SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS FOR THE RURAL ZONE TABLE 12.20 Specific Outcomes Probable Solutions Comments 12.37 Consistent uses O92 The following defined uses and use classes are No probable solution O92 - Complies. The ultimate land use on each allotment consistent uses and are located in the Rural Zone— will be for an individual detached house, which is a a) All Agricultural Uses; consistent use on Rural Zoned land. b) Commercial business Type 3; c) Home-based business; d) Retail business Type 1 if a roadside stall; e) Emergency service Type 2; f) Open space Type 2; g) Detached house; h) Community residence; i) Ancillary dwelling unit; and j) Visitor accommodation Types 1, 2 or 3. 12.38 Inconsistent uses O93 The following defined uses and use classes are No probable solution O93 - Not Applicable. inconsistent uses and are not located in the Rural Zone— a) Commercial business Types 1 or 2; b) Entertainment and dining business; c) Industrial business; d) Retail business Type 1 if not a roadside stall; e) Retail business Types 2, 3, 4, 5, 6 or 7; f) Education; g) Emergency service Type 1; h) Open space Type 1; i) Wellbeing; j) All Infrastructure Uses; k) Multiple housing; and l) Visitor accommodation Type 4. 12.39 Built form Sloping sites & ridgelines S94.1 Buildings and associated accessways are not O94 & O95 – Not Applicable. The site is not subject to O94 Development on sloping sites— constructed on land with a slope greater than 1 in 4 (25%); steep land. a) is responsive to the natural topography of the site and AND minimises cut and fill (eg. by stepping down the slope of S94.2 Buildings present no more than 2 storeys at any one JFP Ref: M1775 Page 19
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Specific Outcomes Probable Solutions Comments
the site or using suspended floor construction); point;
b) does not visually dominate the hill slope or interrupt the AND
skyline; and S95.1 On properties with a slope exceeding 1 in 4 (25%) or
c) is integrated with the natural site located on ridgelines visible from the major road network
characteristics including vegetation; the roofline of buildings do not protrude above the
AND ridgeline or tree canopy.
O95 The landscape character and visual amenity quality of Editor’s note:
hill slopes and ridgelines are retained. On visually prominent hill slopes or ridgelines buildings
should be predominantly finished in colours and materials
that blend well with the colours and hues of the
surrounding vegetation and landscape without causing
glare or reflection. Shades in the violet, blue, green and
yellow green side of the spectrum as well as greys or
browns should be appropriate with
whites or bright colours restricted to
trimmings.
Incompatible uses
O96 New dwelling units are to provide for sufficient buffer No solution provided O96 - Not Applicable.
area between the premises and existing Industrial business
uses on other premises to avoid any potential adverse
amenity impacts on residents.
12.40 Open space, environment and conservation
Environmental values
O97 The environmental values of land are protected from No solution provided O97 - The environmental values of the site will be
adverse impacts as a consequence of development in or protected from adverse impacts through dedication of
adjacent to that land. 59.444 hectares to parkland. Additional vegetation outside
the proposed dedication will also be protected through
the implementation of vegetation covenants.
Open space network
O98 Land within the Rural Zone forms part of an open No solution provided O98 - Complies. The open space network within the
space network between Lake Weyba and the Tewantin locality will be further enhanced through significant
State Forest and sub-coastal escarpment. dedication of 59.444 hectares of parkland.
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RECONFIGURING A LOT CODE
14.181 Overall outcomes for the Reconfiguring a Lot Code
Overall Outcomes Comment
14.181.1 The overall outcomes are the purpose of the Reconfiguring a Lot Code.
14.181.2 The overall outcomes sought by the Reconfiguring a Lot Code are to ensure that any reconfiguring of lots results in—
a) lot sizes and dimensions that are appropriate for their intended use; Complies. The rural residential lots are of a lot size that are appropriate for their intended
use.
b) compatible relationships between land uses; Complies. The development is compatible with surrounding rural residential and
residential land use and character of the locality.
c) lots with suitable, safe and appropriate access; Complies. The lots will be provided with suitable, safe and appropriate access consistent
with current standards as part of subsequent Operational Works.
d) acceptable impacts on watercourses, drainage lines, wetlands and other Complies. The layout has been designed to ensure watercourses, drainage lines, wetlands
environmentally sensitive areas; and other environmentally sensitive areas are not adversely impacted upon. Please refer
to Ecological Assessment prepared by Cardno in Appendix C.
e) an effective and efficient road network that is designed to integrate with the natural Complies. The layout provides an effective and efficient road network that is designed to
topography; integrate with the natural topography.
f) provision of safe facilities for walking, cycling and public transport; Complies. The development will be provided with pedestrian pathway linkages as per the
existing conditions.
g) lots that avoid significant adverse effects on the natural environment and landscape Complies. The layout has been designed to minimise adverse impacts on the natural
and minimise the risk of hazards for people and property; environment and landscape through appropriate siting in areas which are least
constrained. In this regard, the development footprint has been reduced with over 59
hectares of the site to be dedicated as park. The lots are of a suitable size and dimension
to ensure appropriate setbacks from existing vegetation to ensure no adverse effects on
people and property in the event of a natural hazard. Please refer to Bushfire
Management Plan within Appendix D and Ecological Assessment within Appendix C.
h) effective and efficient provision of relevant infrastructure and community services that Complies. Infrastructure appropriate to a Rural Residential development will be provided.
meet future needs;
i) promotion of social interaction and community activity; The development will contribute to social and community activity through the provision
of extensive park areas and a pathway network.
j) provision of an accessible and useable network of open space for local communities; Complies. The proposed development consolidates and enhances the network of
accessible and usable open spaces within the locality.
k) lots that are designed and orientated to accommodate energy efficient building design; Complies. Lots have appropriate site orientation to incorporate energy efficient design of
future detached dwelling houses.
l) residential development which is consistent with the developed character of its Complies. The proposed development for rural residential lots is entirely consistent with
particular neighbourhood; the character of the locality which contains urban settlement to the north and rural
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Overall Outcomes Comment
residential development to the west.
m) rural residential development only where it has good levels of convenience and Complies. The site is situated within a convenient location which is close to the Noosa
accessibility to towns and villages; and Civic Centre with good levels of convenience and accessibility to Tewantin and Noosaville.
n) agricultural land being contained in lots that are of sufficient area and dimensions, and Complies. The site does not contain arable land which is suitable for viable agricultural
having a relationship to other uses, such that it is available and suitable for ongoing production. Please refer Agricultural Assessment undertaken by Resource Planning
productive use without adversely affecting other uses. Services – RPS Pty Ltd (incorporating LRAM Pty Ltd) in Appendix B.
14.182 Specific outcomes and probable solutions for the Reconfiguring a Lot Code
Specific Outcome Probable Solution (if code assessment) Comment
O1 Lots have the appropriate area37 and dimensions to S1.1 If for reconfiguration other than community title PO1 Complies. (a) Lots are suitable for their intended use
provide for— subdivision, Council will require the following— for Rural Residential lifestyle Lots. It is considered that the
a) the intended use and, if not intended to be used by the a) Minimum lot area and minimum average width minimum allotment size should have regard to the existing
Council or State for community infrastructure, consistent with the relevant provisions of Table 14-68; and development approval history and layout which has been
conservation purposes or public utilities including road b) If for residential development— designed to minimise environmental impacts including
widening are not less than the minimum sizes specified in i) the minimum house site area is not less than that through the dedication of over 54% of the site, totalling
Table 14-68; and specified in Table 14-69; and over 59 hectares, as parkland. The development is entirety
b) if for residential development— ii) if not in a sewerage service area an effluent disposal consistent and compatible with the surrounding land uses
i) a house site area of not less than that specified in Table area is provided. and rural residential setting.
14-69; and
ii) if not within a sewerage service area, an effluent (b) Each lot contains a minimum area of 1,000m² plus area
disposal area; for on-site effluent (a minimum area of 1,600m²). Please
c) if for community title subdivision, the minimum lot sizes refer to the amended plans of development.
for the intended use are not less than identified for the
relevant zone specified in Table 14-68; (c) Not applicable.
d) siting and construction of buildings to minimise risk of
soil erosion, landslide, flooding and bushfire; (d) Erosion and sediment control plans will be lodged as
e) siting and construction of buildings to minimise part of Operational Works application. The siting of all lots
detrimental impacts of effluent disposal and water quality has been designed to minimise the risk of natural hazards.
impacts; Please refer to Bushfire Management Plan prepared by the
f) retention of natural environmental values, including Consultancy Bureau Pty Ltd in Appendix D
native vegetation;
g) retention of cultural features and protect views to (e) Each allotment is of a suitable size and area capable of
cultural features; accommodating on-site effluent disposal systems, as part
h) minimisation of earthworks or retaining walls associated of the siting and constructing a future detached dwelling
with building construction on sloping sites; house.
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Specific Outcome Probable Solution (if code assessment) Comment
i) private and public open space and on-site landscaped
areas; and (f) Please refer to Cardno’s Ecological Assessment which
j) convenient vehicle access and on-site parking, loading demonstrates that the reduced development footprint will
and manoeuvring areas. enable retention of natural environmental values,
including native vegetation. Please also refer to amended
37
Subdivision of land in the Regional Landscape and Rural Production Plans of Development which demonstrates that the layout
Area must comply with Division 3 of the Regulatory Provisions of the SEQ
has been designed to conserve native vegetation. This
Regional Plan 2005-2026. A minimum lot size of 100 hectares applies,
unless the subdivision meets an exemption document in Division 3 of the included a parkland dedication of over 59 hectares.
Regulatory Provisions.
(g) The site has no known cultural heritage features.
(h) Not applicable.
(i) Each site is of a suitable area to contain private open
space. The development will dedicate over 59 hectares to
parkland. It is noted that the current approval has
conditioned landscaping requirements along street
frontages.
14.184 Noosa North Shore Locality
O2 No additional lots are created within the Noosa North No solution provided. PO2 Not Applicable. The site is not situated within the
Shore Locality. Noosa North Shore Locality.
14.185 Lake Macdonald Water Supply Catchment Area
O3 No additional lots are created within the Lake No solution provided. PO3 Not applicable. The site is not identified as being
Macdonald Water Supply Catchment identified on Overlay within the Lake Macdonald Water Supply catchment.
Maps OM3.5 and OM9.5.
38
14.186 Lot layout
38
Council may, in accordance with PSP10, require a Site Analysis Plan be prepared for the site.
O4 Subdivision of land for residential development S4.1 Lots are arranged to front streets and public open PO4 Complies. The development layout is compatible with
provides for a neighbourhood with a strong and positive space; the character of the Tewantin & Doonan locality with
identity through— AND respect to the “Rural Residential” setting whilst ensuring
a) legible streets and open space networks; S4.2 Rear lots have views over public open space; environmental matters are conserved and development
b) integrating prominent site features, including AND footprints are minimised to maintain the character of the
landmarks, native vegetation and views into the design; S4.3 Lots intended for urban settlement are located within locality.
JFP Ref: M1775 Page 23
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Specific Outcome Probable Solution (if code assessment) Comment c) the location of community, retail and commercial 1km of retail or commercial uses or land within a facilities at focal points either within convenient walking commercial zone. Lots generally front streets and open space. Rear lots have distance for residents where the development is urban views to vegetated bushland lifestyle lots. settlement or within reasonable vehicular proximity; d) the location of lots intended for urban settlement within proximity of retail and commercial facilities; e) shared use of public facilities by adjoining communities; f) enhancement of personal safety and minimisation of potential for crime, vandalism and fear by maximising opportunities for casual surveillance of public spaces; and g) establishment of a sense of place. O5 House site areas are— No solution provided. PO5 Complies. House sites have suitable buffer distances a) located at least 50m from any land including within a from a national park, conservation park, state forest national park, conservation park, state forest reserve, reserve, nature refuge, coordinated conservation area or nature refuge, coordinated conservation area or wilderness area and will not be located on steep slopes. wilderness area; and b) not located on steep slopes. O6 Lots for residential development are designed to ensure S6.1 A variety of lot sizes and shapes is provided within the PS6.1 Complies. The subdivision provides a variety of lot variety in residential streetscapes. subdivision. sizes and shapes. O7 The street network— S7.1 Where involving the construction of a new road, road PS7.1 – 7.8 Complies. The street network was assessed a) has design features, which convey the primary function planning and design supports the hierarchy and functional against Sections 2 and 3 of PSP5 Engineering Design of each type of street and encourage driver behaviour, aspects identified in Sections 2 and 3 of PSP5 Engineering Standards – Roads, Drainage and Earthworks as part of the speeds and traffic volumes that are safe and appropriate Design Standards – Roads, Drainage and Earthworks; original development. to that function; b) provides a high level of internal accessibility both within AND It is noted that: the site and to external sites and appropriate external S7.2 Road and pathway planning and design is in connections for vehicles, pedestrian and cycle movements; accordance with, in order of precedence— Sections 2 and 3 of PSP5 Engineering Design c) deters through-traffic from residential areas and creates a) Noosa Integrated Local Transport Plan; Standards and Earthworks remain unchanged safe conditions for local road users, pedestrians and b) Queensland Transport’s Shaping Up from 2013 Approval. cyclists; c) Queensland Design Code for Residential Streets; d) incorporates street junctions and access to lots that are d) AUSTROADS Guide to Traffic Engineering Practice; Queensland Transport’s Shaping Up (Second located and spaced to facilitate safe and convenient e) Sections 2 and 3 of PSP5 Engineering Design Standards- Edition) unchanged from 2013 approval. vehicle movements; Roads, Drainage and Earthworks; e) provides for street widths and lengths that optimise the f) The Noosa Cycling and Walking Network Development Queensland Design Code for residential streets JFP Ref: M1775 Page 24
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Specific Outcome Probable Solution (if code assessment) Comment
cost effectiveness of the network and the provision of Plan; or unchanged from 2013 approval.
public utilities; g) A combination of the principles in these documents;
f) provides for road reserve widths not less than the AUSROADS Guide to Traffic Engineering Practice
minimum identified Section 2.3 of PSP5 Engineering AND was updated in 2015, however design standards
Design Standards – Roads, Drainage and Earthworks; S7.3 The achievement of multiple connections for all roads applicable to this development have not changed.
g) minimises the extent of earthworks required by being and streets (excluding culs-de-sac) within the subdivision
sympathetic to the terrain; and to adjoining subdivisions; AUSTROADS Part 14 Bicycles was updated in
h) has no significant adverse effects on habitat corridors or AND 2017; however, design standards applicable to
areas of significant native vegetation; S7.4 Road networks provide connectivity between this development have not changed.
i) does not create noise attenuation difficulties; residential areas, both internally and to adjoining sites,
j) incorporates pedestrian and cyclist crossings at using access roads MUTCD unchanged from 2013 Approval.
intersections or where required to access high activity AND
nodes and public transport; S7.5 The length of a cul-de-sac does not exceed 200m in It is considered that the layout is compliant with current
k) has regard to the potential for conflict between urban areas and 500m in rural areas; Engineering standards for rural residential development.
vehicles, pedestrians and cyclists; and AND
l) incorporates on-road cycling facilities. S7.6 The layout uses street and road design, including Subsequent Operational Works application is required to
variations in carriageway width, as a traffic calming be lodged and assessed against current local laws and
measure to encourage lower traffic speeds. (Note: policies applying at the time of lodgement.
Carriageway widths are identified in Section 2.3 of PSP5
Engineering Design Standards – Roads, Drainage and
Earthworks.)
AND
S7.7 On-road cycling treatment is utilised to provide safe
and continuous movement of cyclists along a roadway
such as--
a) sealed shoulders;
b) wide kerbside lane;
c) exclusive or peak period bicycle lane;
d) advisory treatments such as Bicycle Awareness Zone;
e) shared parking / bicycle lane;
f) contra flow bicycle lane; or
g) bus/bicycle lane;
AND
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Specific Outcome Probable Solution (if code assessment) Comment
S7.8 The provision of bicycle lanes at intersections is
generally in accordance with AUSTROADS Part 14, section
5 and Manual of Uniform Traffic Control Devices (MUTCD)
Part 9.
O8 The development contains a pathway system that S8.1 Subdivision design and layout provides for walking PS8.1 – 8.6 Complies. The original application included a
encourages walking and cycling and provides a safe and cycling routes designed and constructed in accordance Civil Engineering report prepared by RPEQ which was
environment for users, and is-- with— assessed against Sections 2 and 3 of PSP5 Engineering
a) a stable, smooth surface, including across driveways, a) Sections 2 and 3 of PSP5 Engineering Design Standards – Design Standards and Earthworks.
sections and joins; Roads, Drainage and Earthworks;
b) easily maintained; b) AUSTROADS Parts 13 and 14; and It is noted that:
c) of a width and longitudinal gradient to cater for c) The Noosa Cycling and Walking Network Development
projected usage Plan; Sections 2 and 3 of PSP5 Engineering Design
d) inclusive of clear sight-lines for safe use; Standards and Earthworks remain unchanged
e) be free of any obstructions such as fences, signage and AND from 2013 Approval.
bollards. S8.2 If within 1km of the Pathways Network identified in
the Priority Infrastructure Plan in Part 15, the subdivision AUSTROADS Parts 13 and 14 were updated in
design and layout includes pathways— 2017; however, design standards applicable to
a) located in accordance with the Pathways Network this development have not changed.
identified in the Priority Infrastructure Plan; or
b) linking to the Pathways Network identified in the AUSTROADS Part 14 Bicycles was updated in
Priority Infrastructure Plan; 2017; however, design standards applicable to
this development have not changed.
AND
S8.3 Pedestrian routes are planned to provide clear, safe MUTCD unchanged from 2013 Approval.
connections between residential, open space, transit stops
and retail areas, and are located along, or are visible from, Australian Standard 1742.9 was updated in 2018;
streets or other public spaces; however, design standards applicable to this
AND development have not changed.
S8.4 Primary pedestrian routes border the frontages of
residential, public parks and business uses; Australian Standard 1158.3.1:1999 has remained
AND unchanged from 2013 approval.
S8.5 Pedestrian routes through parking lots or at the rear
of lots are avoided; It is considered that the layout is compliant with current
AND Engineering standards for rural residential development.
S8.6 Pedestrian and cycle path infrastructure is designed
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Specific Outcome Probable Solution (if code assessment) Comment
and constructed to— Subsequent Operational Works application is required to
a) have sign posting, particularly where they are commuter be lodged and assessed against current local laws and
and recreational paths, and incorporate pavement policies applying at the time of lodgement.
markings and line work in accordance with AUSTROADS
Part 14 Bicycles, Section 9;
b) have navigational signs generally in accordance with the
Manual for Uniform Traffic Control Devices Bicycle
Directional Signage Guidelines, and Australian Standard
1742.9: 2000 Manual of Uniform Traffic Control Devices
Bicycle Facilities;
c) be clearly delineated by pavement markings and
warning signs when an on-road bicycle lane;
d) incorporate kerb ramps at all intersections and
designated crossings;
e) have refuge islands on all roads with median strips;
f) have holding rails for cyclists at the intersection of
district collector, sub-arterial and arterial roads that are
positioned in accordance with Australian Standard
1742.9:2000 –Manual of Uniform Traffic Control Devices
Bicycle Facilities, and AUSTROADS Part 14 Bicycles Section
9;
g) have marked bicycle lanes, bicycle; AND awareness
zones or storage boxes; and
h) Include lighting to pedestrian and cycle pathways to
local government requirements and in accordance with
Australian Standard 1583.1 Road Lighting –Pedestrian area
(Category P) lighting.
O9 The subdivision layout is designed to facilitate linkages S9.1 Where there is no relevant approved master plan, PS9.1 Complies. The proposed development has been
with adjoining sites in the immediate area. concept plan, or site analysis plan, subdivision design designed to achieve appropriate network linkages; these
incorporates future road, street, cycleway and pedestrian have been conditioned on the existing approval.
path and open space connections to adjoining sites.
O10 Where the lots are to be used for Industrial business No solution provided. PO10 Not Applicable.
or Commercial business uses, the layout provides for
appropriate buffer areas, to mitigate possible impacts on
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Specific Outcome Probable Solution (if code assessment) Comment
nearby residences or other noise sensitive uses.
O11 For lots in the Rural Settlement Zone—a sealed access No prescribed solution. PO11 Complies. The development will be provided with
to the nearest urban settlement is available. seal access to the nearest urban settlement.
14.187 Water supply for fire fighting
O12 An adequate and accessible water supply is provided S12.1 For development in a water service area, water PS12.1 – 12.2 The site is not in a water service area. The
for fire fighting purposes. mains within the development shall comply with the: approval has been conditioned to provide water tanks to
a) Queensland Water Resource Commission - Guidelines ensure there is adequate water supply for fire fighting
for Planning and Design of Urban Water Supply Schemes; purposes.
and
b) Australian Standard 2419 and the Water Providers
Network Model Criteria;
AND
S12.2 Facilitate the connection of fire services that comply
with the requirements of the Building Code of Australia.
14.188 Energy efficiency
O13 The street and lot orientation facilitates the S13.1 For Community Title Development or urban PO13 & PO14 Complies. Each allotment has suitable
construction of energy efficient buildings that respond to residential development each lot contains a rectangular orientation for the future siting of a detached dwelling
the local climate conditions. house site area where the long axis faces true North or is house with respect to solar orientation and energy
no more than 20 degrees off true north and has minimum efficiency.
AND dimensions of—
O14 For residential development, the subdivision design a) if the lot is between 450m² and 599m²- 10m x 15m; or
provides for the maximum practicable number of lots with b) if the lot is less than 450m² - 9m x 15m.
house site areas that—
a) maximise solar access to the north in winter; AND
b) minimise solar access to the east and west in the S13.2 Community Title Development lots are generally
summer; rectangular in shape and have a maximum slope of—
c) maximise access to any prevailing summer breezes; and a) 1 in 10 (10%); and
d) minimise exposure to prevailing winter winds. b) 1 in 20 (5%) when measured from the front to the rear
of the lot.
S14.1 No Solution provided
14.189 Infrastructure
O15 Each lot is capable of being serviced by appropriate S15.1 All lots are connected to power supply and PS15.1 – 16.4 Complies. The development will be
levels of— telecommunications services; appropriately connected to power supply and
a) water supply; AND telecommunication services. The development approval
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Specific Outcome Probable Solution (if code assessment) Comment
b) reticulated sewerage; S16.1 For lots in urban settlements—power supply and has appropriately conditioned this aspect.
c) stormwater drainage; communications infrastructure are provided underground;
d) power supply; and OR It is noted that a subsequent operational works application
e) telecommunications; S16.2 For lots elsewhere—power supply and is required to be lodged.
communications infrastructure are provided underground
O16 The design and provision of public services and unless—
utilities, including sewerage, water, electricity, street a) located in the Rural Zone or Rural Settlement Zone and
lighting and telecommunication services— where not in a Bushfire Hazard Area as defined on Overlay
a) meets the needs of users; Maps OM1.4-OM9.4;
b) ensures health, safety and convenience of the b) new low voltage lines can be strung from poles carrying
community; existing high voltage lines; or
c) protects the natural environmental values of the site c) no extensions to the existing reticulation network is
and surrounds, including visual amenity and native necessary; or
vegetation; d) it is necessary to cross a body of water;
d) are cost effective over their life cycle;
e) minimises adverse impacts to the environment AND
(including the amenity of the local area) in the short and S16.3 Street lighting is provided in accordance with Section
long term; and 3.19 of PSP5 Engineering Design Standards – Roads,
f) ensures that the existing systems are upgraded or Drainage and Earthworks;
relocated to be capable of supporting the proposed AND
development; S16.4 For lots not within a sewerage service area—the lot
has sufficient area and other attributes to ensure
39
sustainable on-site sewerage disposal ;
Editor’s note:
PSP24 –Effluent Disposal details requirements for the
design and siting of effluent disposal systems where
located outside a sewerage service area. Compliance with
PSP24 will be considered as part of Council’s assessment of
the plumbing and drainage application.
39
PSP1 details information Council may request including an effluent
disposal report.
JFP Ref: M1775 Page 29
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Specific Outcome Probable Solution (if code assessment) Comment
O17 Essential network infrastructure (e.g. electricity, water S17.1 Components of the essential network infrastructure PS17.1 Not applicable. No service network infrastructure
supply, sewerage and telecommunications) maintains that are likely to fail or may result in contamination when will be located within areas subject to flooding.
effective function during and immediately after flood inundated by flood water—
events. a) comply with Table 13.12; or
b) are designed and constructed to exclude water
inundation or infiltration and resist hydrostatic and
hydrodynamic forces as a result of inundation.
Electricity supply infrastructure S18.1 Building footprints are situated clear of any power PS18.1 – 18.2 Complies. Building footprints are situated
O18 Uses and works maintain a safe distance from easements on-site; clear of power easements and the site is not situated
electrical infrastructure including substations, overhead AND within proximity to an electricity substation.
power lines, power poles and transformers. S18.2 Building footprints are not less than 50m from an
existing fenced electricity substation.
40
14.190 Earthworks and stormwater management
40
PSP1 identifies information that may be requested by Council including Stormwater Management Plans and Stormwater Master Plans.
O19 Stormwater run-off is managed so as not to cause any No solution provided PO19 Complies. All stormwater will be treated through
adverse impacts on the built or natural environment bio-retention basins prior to discharge. Details will be
including changes in quality, quantity or location of provided as part of the subsequent Operational Works
stormwater discharges. development application.
O20 Filling or excavation only occurs where it does not No prescribed solution. PO20 Complies. Filling or excavation will be minimised as
adversely impact on— far a practical to ensure no adverse impacts on receiving
a) watercourses, drainage lines and wetlands; or waters, vegetation or water levels on properties
b) vegetation on land identified on Biodiversity Overlay elsewhere. Details will be provided as part of subsequent
Maps OM1.1-OM9.1; or Operational Works application.
c) water levels on properties elsewhere.
14.191 Landscaping and visual amenity
O21 Land development responds to the distinctive S21.1 The natural landform and landscape are not PS21.1 Complies. The layout responds to the natural
landscape character of the site by utilising the natural modified to accommodate the development. landform and landscape character of the site through the
features of the site, which include— retention of vegetation and waterways.
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
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Specific Outcome Probable Solution (if code assessment) Comment
e) views.
O22 Native vegetation, including individual mature trees S22.1 Buffers of existing native vegetation around site PS22.1 – 22.2 Complies. The layout provides for suitable
are retained, protected, maintained and supplemented, boundaries and environmentally sensitive areas are buffers from environmentally sensitive area and ensures
with particular consideration given to— retained and reinforced through additional planting; that the development footprints are located within
a) roadsides; AND predominantly cleared areas. Please refer also to
b) the amenity of adjoining land uses; and S22.2 For reconfiguring in the Rural Zone and Rural Ecological Assessment prepared by Cardno in Appendix C.
c) the protection of environmentally sensitive areas. Settlement Zone—
a) a 10m landscaped buffer area is provided along road
frontages;
b) clearing and disturbance to vegetation is minimised
around road works, laying of services and utilities and
construction of property entrances;
c) revegetation of disturbed areas occurs after completion
of works; and
d) planting of clusters of trees along the road reserves to
form a tree canopy cover is provided
O23 Buildings and other structures do not have a S23.1 All lots include a building envelope that enables PS23.1 Complies. Please refer to the Proposed
significant adverse impact upon the visual amenity of buildings and structures to be sited so they do not— Reconfiguration Plan which has ensured that each lot has
surrounding areas. a) protrude above ridgelines; or been sited and contains a BLE to ensure no unnecessary
b) result in the unnecessary removal of vegetation from removal of vegetation from the site.
the site.
14.192 Open space and environmental protection
O24 Public open space provides for a diverse range of S24.1 Active Parkland or open space linkage to Active PS24.1 Complies. The proposed dedication of 59 hectares
passive and active quality recreational opportunities Parkland is provided in accordance with the Priority of park provides opportunities for retention of
including sport to meet the outdoor recreational needs of Infrastructure Plan in Part 15; environmental corridors and passive/active recreation.
the community. OR PS24.2 Not applicable.
S24.2 Park contributions are paid in accordance with the
applicable infrastructure charging instrument.
O25 Public open space is designed and located to— S25.1 A park has direct road frontages of a minimum of PS25.1 – 25.4 Complies. The proposed dedication of 59
a) be safe and easily accessible; 25% of the total allotment boundary of the park to provide hectares of park:-
b) contribute to the legibility, accessibility and character of physical access and visibility;
the locality; AND includes extensive road frontage
c) create attractive environment settings and focal points; S25.2 Land intended for public open space complements complements and links to surrounding open
d) enable the retention and protection of significant existing adjacent and surrounding open space areas and space
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Specific Outcome Probable Solution (if code assessment) Comment
vegetation, wetlands, watercourses, drainage lines and physical linkages to these areas are provided; includes retention of watercourses. and
other native habitat areas, their associated buffers and AND includes pedestrian path connectivity.
linkages/corridors and natural and cultural features; and S25.3 Open space is provided adjacent to watercourses,
41
e) be cost effective to maintain . with roads servicing the linear parkland and lots located on
the opposite side of the road to the watercourse;
41
Council’s Sport and Recreation Guidelines provide further guidance for AND
designing and locating public open space within Noosa Shire.
S25.4 Public open space has good connectivity for users via
pedestrian and cycle paths.
O26 Land provided for active recreation areas is of a S26.1 Active parkland is of a compact shape free of PS26.1 – 26.4 Not applicable. The park is primarily for
physical standard and condition suitable for the intended irregular boundaries; conservation, passive recreation and pedestrian activity.
uses and is not subject to physical or other constraints AND
including contamination, environmental or biophysical S26.2 Active parkland is located on land that is exclusive
constraints or legislative protection that would encumber of—
its use. a) flood inundation below the 20% AEP (1:5 year ARI level);
b) land affected by stormwater or overland flow discharge
from adjacent allotments;
c) drainage reserves and detention basins, which cannot
be shown to safely and effectively contribute to the
network of parks and open space areas;
d) land with a slope, or subject to cut and fill with a batter
slope, that exceeds a slope of 1 in 67 (15%);
e) areas of land less than 15m wide, such as access and
service and utility easements;
f) land required to serve primarily as a buffer area to any
existing development or major transport corridor; and
g) power easements;
AND
S26.3 At least 10% of the total open space provision for
active parkland is exclusive of flood inundation below the
1% AEP (1:100 year ARI level or the highest recorded flood
level, whichever is the greatest;
AND
S26.4 Recreational facilities (including playgrounds,
pergolas, barbeques etc.) are setback a minimum of 30m
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Specific Outcome Probable Solution (if code assessment) Comment
from the top of the bank of any watercourse and 10m
from the top of the bank of any drainage line.
O27 Active parklands will provide a diverse range of 27.1 Active parkland in all areas except industrial areas will PS27.1 – 27.2 Not applicable. The park is primarily for
recreational opportunities for all age groups and are contain embellishment in accordance with the Priority conservation, passive recreation and pedestrian activity.
designed as attractive and enjoyable, functional and safe Infrastructure Plan in Part 15 such as:
places to recreate and meet. a) children’s play facilities catering for various ages;
b) a soft fall surface where required;
c) a shade cover over any play equipment;
d) picnic table/s with seats;
e) seating; and
f) landscaping;
AND
27.2 Landscaping is designed to create aesthetically
pleasing open space areas and to suit the type, setting and
purpose of the particular park.
O28 The natural environmental and cultural values of land S28.1 Land in the Open Space Conservation zone is PS28.1 Not applicable. The site is not identified as being
in the Open Space Conservation Zone are not adversely retained in one contiguous lot. located within the Open Space Conservation zone.
affected by subdivision, and land in freehold tenure in this
zone is not subdivided.
O29 Lands with high biodiversity values which warrant S29.1 Lands with high biodiversity values are transferred to PS29.1 Complies. A total of 59.444 hectares will be
conservation status are formally protected for the long public ownership. dedicated to public ownership.
term.
O30 Buffers are provided incorporating development S30.1 A buffer of no less than 5m is provided to all PS30.1 Significant buffers have been provided to
setback/s from the stream that will ensure that the development adjacent to either Stream orders 1, 2 or 3 watercourses on the site. Please refer to Ecological
development does not result in a negative impact upon where not within the Riparian Buffer Area on the Assessment prepared by Cardno in Appendix C.
the long-term viability of the stream. Biodiversity Overlay Maps (with the buffer measured from
the centreline of the stream).
14.193 Road and rail corridors
O31 Lots for residential development are not subjected to S31.1 Lots intended for residential development are PS31.1 – 31.3 Complies. The site is situated adjacent to
high traffic noise levels from the major road network or rail separated by a minimum of— Walter Hay Drive which is defined under the Noosa Plan
corridors. a) 40m from the property boundary of roads within the 2006 as a major road network. The layout has been
major road network; and appropriately assessed in relation to noise attenuation and
b) 80m from the property boundary of rail corridors; appropriate conditions have been imposed on the
development.
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Specific Outcome Probable Solution (if code assessment) Comment
OR
S31.2 Development in the vicinity of road corridors meets
the following external design criteria for roads in the major
road network—54dB(A)L10 (18hours) based on predicted
traffic volumes ten years hence;
OR
S31.3 Development in the vicinity of rail corridors meets
the following external design level noise criteria—
a) 65dB(a), assessed as the 24hour average equivalent
continuous A-weighted sound pressure level; and
b) 87dB(A), assessed as a single event maximum sound
pressure level.
14.194 Access easements
O32 Access easements are in appropriate locations for safe S32.1 Access easements are designed in accordance PS32.1 Not applicable.
access and egress, and supply appropriate widths and Sections 2 and 3 of PSP5 Engineering Design Standards –
levels of service for the number of vehicles that will utilise Roads, Drainage and Earthworks.
them.
14.195 Traffic
O33 Traffic generated by the development is within the S33.1 Any required upgrading of external roads to the PS33.1 Complies. The development has been appropriately
acceptable capacity of external roads and does not have necessary standard to cater for the expected traffic conditioned in respect to upgrading of external roads to
an adverse impact upon the functioning of the road numbers is undertaken. the necessary standard.
42
network .
42
PSP1 details information Council may request to ensure this Outcome
is achieved. Council may require a traffic impact assessment
14.196 Noosa Trail Network
O34 A comprehensive network of trails is established S34.1 The proposal includes linkages to existing or planned PS34.1 – 34.2 Complies. Pedestrian and bicycle paths are
incorporating road reserves, State forests, Council owned components of the Noosa Trail Network (refer Schedule 5, required to be provided for this development as part of
land and private lands consistent with the lifestyle and Map 3—Noosa Trail Network); conditions 25 to 29.
outdoor recreation needs of the Shire’s residents and OR
visitors. S34.2 The proposal includes linkages between existing or
planned components of the Noosa Trail Network (refer
Schedule 5, Map 3—Noosa Trail Network).
O35 The proposal does not have an adverse impact on the S35.1 Existing or potential pedestrian, horse trail or bicycle PS35.1 – 35.3 Complies. Pedestrian and bicycle paths are
Noosa Trail Network. movement linkages are retained or enhanced; or required to be provided for this development as part of
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Specific Outcome Probable Solution (if code assessment) Comment
S35.2 Alternative linkages are provided; conditions 25 to 29.
AND
S35.3 Linkages and associated infrastructure are designed,
located and constructed in accordance with—
a) Australian Standard 2156.1 Walking Tracks Part 1:
Classification and Signage to a minimum of a Class 4
Standard; and
b) Australian Standard 2156.2 Walking Tracks Part 2:
Infrastructure Design.
JFP Ref: M1775 Page 35
Page 61
APPENDIX B - Agricultural Assessment JFP Ref: M1775 Page 26 [OCR of page images] aaa | Sep) ARRAN URBANCONSULTANTS APPENDIX B - Agricultural Assessment JFP Ref: M1775 Page 26
Page 62
Resource
Planning Services – RPS Pty Ltd
(Incorporating LRAM Pty Ltd)
ABN 99 321 312 916 ACN 050412032
Agricultural Land Assessment
Hofmann
Hollett Road
Prepared by
W.P. Thompson
Nov 2019
Phone: 0417641440
Web: LRAM.COM.AU
E: [email protected]
1569 TAROME ROAD, MOORANG VIA KALBAR, QUEENSLAND 4309
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Contents
1 Introduction ........................................................................................................................ 3
2 Proposed Subdivision ......................................................................................................... 3
3 Existing Land Use, Zones and Overlays............................................................................... 3
4 Existing Assessments of Agricultural Potential................................................................... 4
5 GQAL status ........................................................................................................................ 4
6 Noosa Shire Plan Considerations ........................................................................................ 5
Declaration
I have been instructed to investigate and report on the agricultural and rural land use aspects of the
land that is the subject of this minor change to an approved development. These matters are within
my field of expertise as a land resource specialist/agronomist.
W.P. Thompson
25-Nov-19
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1 Introduction
This assessment has involved an initial review of the supplied brief, a search of relevant state
agency land suitability related data bases, a site inspection of the subject land and surrounds, a
review of land assessment from projects within the local area and a review of relevant strategic
framework documents.
This report has been prepared following a request from Hopgood Ganim. The request required an
assessment of the land quality, agricultural potential and land use of land associated with lot 53 SP
163571 which is bisected by Walter Hay Drive in the Noosa Council area.
2 Proposed Subdivision
The report has been prepared to accompany an application for a minor change to an approved
development resulting in a 40 lot subdivision. A GQAL overlay plan (M1775 00 13 E (sheet 5 of 6))
forms part of that application and shows a map of the GQAL units identified as a result of this
assessment.
3 Existing Land Use, Zones and Overlays
Existing land use as shown on the satellite imagery from Figure 1 and the field inspection includes
the following:
A. Eastern Side of Walter Hay Drive
a. To the east of Walter Hay Drive a shed is located in a cleared area and is surrounded
by tropical improved pastures. Setaria grass (a rank tropical grass) dominates with
lesser amounts of Pangola grass and some Signal Grass. These types of grasses
require the use of fertilizer in order to sustain the relatively heavy stocking rates
needed to manage excess growth. In the absence of grazing and fertilization, the
pastures rapidly become rank.
b. The remainder of the eastern area comprises lower lying tea tree communities and
lesser amounts of tall forest in better drained gently undulating areas.
B. Western Side of Walter Hay Drive
a. The same sequence of landscapes and land use is found to the west of Walter Hay
Drive. The gently undulating areas where they have been cleared have improved
pastures of a similar suite to the eastern side. Signal grass and pangola tend to
dominate and this appears to reflect past grazing intensity.
b. There are a number of small dams/excavated sumps serving as stock water points
and a limited amount of internal fencing.
c. No cattle were observed during the field inspection. There is evidence of feral pig
activity
Under the Tewantin and Doonan OMG9 natural resources overlay map, the subject lot is not
included in the Agricultural ALCA category and it does not adjoin any areas considered ALCA. The
subject land is included in the rural zone designation of the Noosa Plan Zone Map ZM9.
The subject lot borders areas zoned (See Map ZM9) as Community Services and Open Space
Conservation to the south (a largely rural disturbed forested area), Open Space Conservation to the
north and east, and Rural Settlement to the west and Detached Housing uses to the north.
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4 Existing Assessments of Agricultural Potential
The subject land is zoned rural and is not included in the ALCA overlay. Public domain data for
agricultural potential within agency data sets include the agricultural land classes assembled as part
of the Land Audit1 as well as individual survey reports.
Figure 1 shows a compilation of these data sets. Unfortunately, the subject lot is located on the
common border of 3 very different data sets.
Map unit LP1:100,000 is from the series of acid sulphate mapping data sets. These are areas
of deep sands and texture contrast soils of low fertility and moisture storage capacity. The
scale of this work is 1:100,000 and is a regional data set. The site inspection indicates that
these soils dominate the area proposed for more intense development.
Map Unit SW1:100,000 is from the same data set. These are areas of non saline water
logged soils associated with the drainage lines.
Map Unit Cb321:2 million is from the national data set of the Atlas of Australian soils. It is
1:2,000,000 in scale and is not suited for assessments of this type.
The south eastern boundary of the site literally touches the 1987 horticulture land suitability
mapping where soils similar to LP soils have been mapped and assigned to a marginal land
suitability classification (rank 4) in that now dated work. The Land Audit agricultural land classes
data set shows the area to the south east to include ALCB or limited arable land defined as … limited
crop land that is suitable for a narrow range of current and potential crops. Land that is marginal for
current and potential crops due to severe limitations but is highly suitable for pastures. Land may be
suitable for cropping with engineering or agronomic improvements. That definition is similar to the
concept of marginal suitability.
Whilst the agency data sets use differing methodologies and terminology even when referring to
the same soils in the same landscapes, there is general agreement that the land is not ALCA and this
agreement thus supports the designation of the area in the OMG9 natural resources overlay map as
not being within the Agricultural Land Conservation area. Given the coarse scale of these data sets,
it is likely that the area is dominated by non GQAL soils.
Map OM 9.5 from the Noosa Plan is reproduced in this report as Figure 2 and shows that the
Tewantin and Doonan Natural Resources overlay does not contain any Agricultural Land
Conservation and ALCA area.
5 GQAL status
An unpublished report2 which was prepared in 2012 for the “Noosa on Weyba” Development
contains more detailed soil mapping information for the subject land and has also helped inform
this report.
That report more accurately defines soils in the area than that available from the state agency data
sets discussed above. The methodology used in the analysis of this data and outcomes are detailed
below.
1
For details of classes see https://www.daf.qld.gov.au/business-priorities/agriculture/sustainable/ag-land-audit/guide-
for-local-government/agricultural-land-classes
2
PRELIMINARY GOOD QUALITY AGRICULTURAL LAND AND STRATEGIC CROPPING LAND ASSESSMENT, NOOSA ON
WEYBA DEVELOPMENT NOOSAVILLE, QUEENSLAND PREPARED FOR NORTHBROOK CORPORATION PTY LTD SEPTEMBER 2012 by
Gilbert and Sutherland.
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1. The map units covering the area were overlain on the DCDB for the area.
2. Detailed site descriptions also formed part of the data along with soil limitations for crop
suitability criteria of each of the 12 unique map units covering the subject land.
3. Those limitations were cross assessed to the site descriptions of 14 detailed soil profile
descriptions from the 12 mapping units.
4. The regional land suitability framework for coastal south east coastal Queensland3 was used
to assess crop suitability. The main limitations identified were wetness and soil moisture
storage. That framework was not in place when the soils data for the Wyeba development
was collected.
5. The only crops showing some degree of suitability in one or more of the map units were
bamboo, banana, hemp, maize (forage), millet (forage), pineapple, sorghum (forage)
soybean, sugar cane and macadamia nut (dryland). None of these crops are widely grown in
the Noosa area at a commercial scale
6. The map units that lie within the proposed subdivision area were then divided into one of
four classifications:
a. NON GQAL – areas which fail more than 1 suitability criteria for the assessed crops
based on the available data
b. FRAGMENTED GQAL – areas covering parts of all of the proposed lots 11, 14, 15, 16,
19, 20. These lots contain approximately 1.9 ha of GQAL within the subdivision area
with a further 2 ha outside of the lots. The 3.9 ha of land in this group is surrounded
by areas not suited to cropping. This area is too small for cropping and is fragmented
or isolated from better quality soils outside of the proposed development area.
c. NON GQAL due to wetness limitations – areas which fail suitability criteria because of
wet subsoils. These areas have mottled, gleyed or bleached layers in the top 90 cms
of the soil profile that are seasonally or permanently wet and waterlogged. Based on
the data available these areas are a combination of ALC B and ALC C.
d. POSSIBLE GQAL subject to soil water storage limitations – these are areas where the
available field data is insufficient to assess the amount of water which can be stored
in the soil profile for crop water use, but the data is sufficient to suggest that these
areas are on the border of suited and unsuited. These areas are likely to be ALC B.
The conclusion drawn from the above analysis is that there are no GQAL matters which would
warrant refusal of this minor change which involves the number of lots being reduced from 52 to
40.
6 Noosa Shire Plan Considerations
The Noosa Shire Plan requires that a number of aspects be considered for developments such as
this. Some if not most of these aspects are outside of the land quality and agricultural land use
considerations. However, there are other aspects that in part or in whole ought to be addressed.
This section discusses a number of the aspects that appear to be relevant to land quality and
agricultural land use for this proposed development.
6.1 GQAL considerations
3
DNRM/DSITIA (2013/2015)
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The Natural Resources Overlay Code (NRO Code) for Noosa Shire [paragraph (a (b) (c)] makes
reference to the need to protect agricultural land and not impact GQAL or land uses on GQAL. GQAL
is identified as Agricultural Land Class A (ALCA) and land able to support agriculture. The Natural
Resources Overlay Map does not show the proposal area as GQAL and therefore the proposed land
is not shown as being within the Agricultural Land Conservation area.
A check of the data sets available on the land suitability of the site indicates that a fragmented area
of GQAL does occur on the site on 6 of the proposed 40 lots. 19 of the remaining lots are dominated
by non GQAL soils and the remainder have wetness and soil water storage limitations which at best
would mean they are Agricultural Land Class B.
The Noosa Plan does not include ALC B as GQAL and the definition of ALC B suggests that major
engineering and agronomic improvements would be needed in order for these soils to be cropped.
These improvements would include improved surface drainage (via land levelling), high rates of
fertilization to overcome nutrient deficiencies, subsoil drainage and soil amendment regimes to
improve internal soil structure and adjust soil pH.
Given that less than 2 ha of already fragmented and isolated GQAL lies within he proposed
subdivision area, the proposed subdivision is unlikely to significantly diminish the availability of
GQAL in the region for arable use.
6.2 Land Use Considerations
The subject land contains land which has previously been used for grazing as well as areas where
grazing of the uncleared lands is impractical. The remainder of the area contains both wet land
communities and tall open forest communities of limited grazing potential and with varying extents
of disturbance. Whilst the economic viability of lot sizes is not an overriding consideration in a
planning sense for rural land, the quality of these soils essentially means that even at its current lot
size, the lot is not viable for commercial rural purposes.
These past cleared areas are fragmented by Walter Hay Drive and only parts of the once cleared
areas on the western side of Walter Hay Drive are proposed for more intensive development and no
substantive change in land use is proposed for the areas outside of these once cleared areas.
The likely impact of the proposed development on the role performed by these rural land uses in
the area is summarized below:
These will be no significant impact on the potential land uses and values on the eastern side
of Walter Hay Drive as this area is not within the proposed footprint for development to a
range of lot sizes and is already isolated from the western area by Water Hay Drive.
On the western side of Walter Hay drive, there will be a conversion of existing larger sized
grazing areas to more intensive high and low density lots and a consequence of this will be a
reduction in the grazing land use.
For the remainder of the area, there will be essentially no significant impact on rural land
use and values.
Given that the impact on grazing land use in the area proposed for development is the main impact
and that impacts on other land uses and values can be mitigated by appropriate conditions, then
whether grazing at the scale that currently exist is a defining feature of the location and its
surrounds is a consideration.
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Grazing does occur on some surrounding areas; however, it is normally associated with rural
living/pursuit recreational type uses (including horses). Grazing of a similar extent to that which has
previously occurred on the proposed development area is not a defining feature of land uses to the
north, south, east or west of the subject land and in fact is the only example of such uses in the
area. The smaller scale of grazing practiced on some of the adjoining land in effect defines the uses
and values in the surrounding area.
Whilst conversion of this single example of larger scale grazing use will result from this proposal, the
proposal does include a number of lots of low density/rural pursuit type designations which could
support grazing of type which is consistent with the forms of grazing uses in the surrounding area.
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Figure 1
Rural Review Hofmann Hollett Road 25 Nov 2019
[OCR of page images]
Figure 1
'53SP 163571}
10,000
ISW1:100,000
153SP 163571}
i
}
Walter Hay Dr
4
Page [8
Scale: 1:8,028
Google Earth
Rural Review Hofmann Hollett Road 25 Nov 2019
Page 70
Page |9
Figure 2 OM9 overlay reproduced from Noosa Plan
Rural Review Hofmann Hollett Road 25 Nov 2019
Page 71
APPENDIX C – Ecological Assessment JFP Ref: M1775 Page 27 [OCR of page images] aaa | Sep) ARRAN URBANCONSULTANTS APPENDIX C — Ecological Assessment JFP Ref: M1775 Page 27
Page 72
APPENDIX D – Bushfire Management Plan JFP Ref: M1775 Page 28 [OCR of page images] aaa | Sep) ARRAN URBANCONSULTANTS APPENDIX D — Bushfire Management Plan JFP Ref: M1775 Page 28
Page 73
APPENDIX E – Proposal Plans JFP Ref: M1775 Page 29 [OCR of page images] aaa | Sep) ARRAN URBANCONSULTANTS APPENDIX E — Proposal Plans JFP Ref: M1775 Page 29
Page 74
PROPERTY DESCRIPTION STATISTICS STAGE 1 STAGE 2 STAGE 3 TOTAL
LOT 53 ON SP163571 NO. OF LOTS
PARISH OF TEWANTIN/WEYBA LOW DENSITY 17 22 -- 39
COUNTY OF MARCH RURAL PURSUIT -- -- 1 1
TOTAL AREA 110.0 ha TOTAL 17 22 1 40
NOTES LENGTH OF NEW
20m ROAD 470m 970m -- 1440m
(1) This plan was prepared for the purpose and exclusive use of AREA OF PARK 38.12ha 11.12ha 10.204ha 59.444ha
J & K HOFMANN to accompany an application to SUNSHINE COAST
REGIONAL COUNCIL for a Development Permit for Material Change of TOTAL AREA 46.93ha 30.14ha 32.93ha 110.0ha
Use of the land and for approval to Reconfigure the land described in TOTAL NETT AREA OF LOTS (excluding lots 32 & 40) 16.96ha
the plan and is not to be used for any other purpose or by any other AVERAGE LOT SIZE (excluding lots 32 & 40) 0.446ha
person or corporation.
JFP URBAN CONSULTANTS PTY LTD accepts no responsibility for any loss
or damage suffered howsoever arising to any person or corporation
who may use or rely on this plan in contravention to the terms of this
clause or clauses 2, 3 or 4 hereof.
(2) The contours on this plan were derived from CARDNO's plan 7396/09
and are suitable only for the purpose of this application. The accuracy of
the contours has not been verified and no reliance should be placed
upon such contours for any purpose other than for the purpose of this
application.
(3) The dimensions, areas, size and location of improvements, flood
information (if shown) and number of lots shown on this plan are
approximate only and may vary.
(4) This plan may not be reproduced unless these notes are included.
LEGEND
STAGING
30m MANDATORY BUILDING SETBACK
BUILDING ENVELOPE (1600m² max.)
53
SP163571
FIRE TRAIL (12m WIDE)
RL 3.0
ENVIRONMENTAL ENHANCEMENT (NP2016)
ENVIRONMENTAL PROTECTION (NP2016)
53
SP163571
FLOOD HAZARD OVERLAY (NP2016)
RIPARIAN BUFFER AREA (NP2016)
STREAMS AND RIVERS (NP2016)
3
WATERCOURSE AND DRAINAGE (NP2016) 1 2
CATEGORY A OR B AREA CONTAINING
ENDANGERED REGIONAL ECOSYSTEMS
CATEGORY A OR B AREA CONTAINING
OF CONCERN REGIONAL ECOSYSTEMS
CATEGORY A OR B AREA THAT IS
LEAST CONCERN REGIONAL ECOSYSTEM
NON GQAL
FRAGMENTED GQAL
NON GQAL DUE TO
WETNESS LIMITATIONS
POSSIBLE GQAL SUBJECT
TO LOW WATER STORE
EMERGENCY ACCESS FOR FIREFIGHTING
PURPOSES FROM WALTER HAY DRIVE
EXISTING EMERGENCY MANAGEMENT TRAIL
NORTH: SCALE: ISSUES: TITLE: DETAILS:
PROJECT: STAGE: PLAN: ISSUE:
SCALE: @ A1 1:2500 @ A3 1:5000
N
M1775 00 13 E
BRISBANE - SUNSHINE COAST - CENTRAL QLD
SUNSHINE COAST
PLANNERS
URBAN DESIGNERS
0 50 100 150 200 250 300
metres E LAYOUT AMENDED 16-09-19 TJM RECONFIGURATION PLAN SHEET:
1 OF 6
J & K HOFMANN
Tower 1, Level 2, 55 Plaza Parade, THIS SCALE SHOWN IS ORIGINAL DRAWING SCALE - (A1 SIZE) D LAYOUT AMENDED 11-09-19 TJM
SURVEYORS
Maroochydore, Qld 4558 DO NOT SCALE FROM THIS DRAWING - USE ONLY DIMENSIONS PROVIDED - IF IN DOUBT PLEASE ENQUIRE C BLE'S AMENDED 09-08-19 DWW FILE:
P 07 5450 3900 W www.jfp.com.au ENGINEERS
HOLLETT ROAD, NOOSAVILLE
B BLE'S AMENDED & ADDED 07-08-19 DWW M1775-13E-RP.dwg
DESIGNED TJM CHECKED GB DATUM
CONSULTANTS JFP URBAN CONSULTANTS PTY LTD A.C.N. 050 414 045 LANDSCAPE ARCHITECTS A ORIGINAL 25-07-19 TJM DATE:
DRAWN TJM APPROVED GB L.A. SUNSHINE COAST REGIONAL COUNCIL ISSUE: DETAILS: DATE: INIT: 16th September 2019
COPYRIGHT © 2019 JFP URBAN CONSULTANTS PTY LTD. THIS DOCUMENT MAY NOT BE COPIED OR TRANSMITTED IN ANY FORM OR BY ANY MEANS IN PART OR IN WHOLE WITHOUT THE WRITTEN CONSENT OF JFP URBAN CONSULTANTS PTY LTD.
Page 75
PROPERTY DESCRIPTION STATISTICS STAGE 1 STAGE 2 STAGE 3 TOTAL
LOT 53 ON SP163571 NO. OF LOTS
PARISH OF TEWANTIN/WEYBA LOW DENSITY 17 22 -- 39
COUNTY OF MARCH RURAL PURSUIT -- -- 1 1
TOTAL AREA 110.0 ha TOTAL 17 22 1 40
LENGTH OF NEW
20m ROAD 470m 970m -- 1440m
NOTES AREA OF PARK 38.12ha 11.12ha 10.204ha 59.444ha
TOTAL AREA 46.93ha 30.14ha 32.93ha 110.0ha
(1) This plan was prepared for the purpose and exclusive use of
J & K HOFMANN to accompany an application to SUNSHINE COAST TOTAL NETT AREA OF LOTS (excluding lots 32 & 40) 16.96ha
REGIONAL COUNCIL for a Development Permit for Material Change of AVERAGE LOT SIZE (excluding lots 32 & 40) 0.446ha
Use of the land and for approval to Reconfigure the land described in
the plan and is not to be used for any other purpose or by any other
person or corporation.
JFP URBAN CONSULTANTS PTY LTD accepts no responsibility for any loss
or damage suffered howsoever arising to any person or corporation
who may use or rely on this plan in contravention to the terms of this
clause or clauses 2, 3 or 4 hereof.
(2) The contours on this plan were derived from CARDNO's plan 7396/09
and are suitable only for the purpose of this application. The accuracy of
the contours has not been verified and no reliance should be placed
upon such contours for any purpose other than for the purpose of this
application.
(3) The dimensions, areas, size and location of improvements, flood
information (if shown) and number of lots shown on this plan are
approximate only and may vary.
(4) This plan may not be reproduced unless these notes are included.
LEGEND
STAGING 53
SP163571
30m MANDATORY BUILDING SETBACK
BUILDING ENVELOPE (1600m² max.)
FIRE TRAIL (12m WIDE)
FAUNA CROSSING POINT 53
SP163571
STREAMS AND RIVERS (NP2016)
WATERCOURSE AND DRAINAGE (NP2016) 3
CATEGORY A OR B AREA CONTAINING
ENDANGERED REGIONAL ECOSYSTEMS
CATEGORY A OR B AREA CONTAINING
OF CONCERN REGIONAL ECOSYSTEMS
1 2
CATEGORY A OR B AREA THAT IS
LEAST CONCERN REGIONAL ECOSYSTEM
EMERGENCY ACCESS FOR FIREFIGHTING
PURPOSES FROM WALTER HAY DRIVE
EXISTING EMERGENCY MANAGEMENT TRAIL
NORTH: SCALE: ISSUES: TITLE: DETAILS:
PROJECT: STAGE: PLAN: ISSUE:
N SCALE: @ A1 1:2500 @ A3 1:5000 M1775 00 13 E
BRISBANE - SUNSHINE COAST - CENTRAL QLD
SUNSHINE COAST
PLANNERS
URBAN DESIGNERS
0 50 100 150 200 250 300
metres
E LAYOUT AMENDED 16-09-19 TJM PLAN OF DEVELOPMENT SHEET:
2 OF 6
J & K HOFMANN
Tower 1, Level 2, 55 Plaza Parade, THIS SCALE SHOWN IS ORIGINAL DRAWING SCALE - (A1 SIZE) D LAYOUT AMENDED 11-09-19 TJM
SURVEYORS
Maroochydore, Qld 4558 DO NOT SCALE FROM THIS DRAWING - USE ONLY DIMENSIONS PROVIDED - IF IN DOUBT PLEASE ENQUIRE C BLE'S AMENDED 09-08-19 DWW FILE:
P 07 5450 3900 W www.jfp.com.au ENGINEERS
HOLLETT ROAD, NOOSAVILLE
B BLE'S AMENDED & ADDED 07-08-19 DWW M1775-13E-RP.dwg
DESIGNED TJM CHECKED GB DATUM
CONSULTANTS JFP URBAN CONSULTANTS PTY LTD A.C.N. 050 414 045 LANDSCAPE ARCHITECTS A ORIGINAL 25-07-19 TJM DATE:
DRAWN TJM APPROVED GB L.A. SUNSHINE COAST REGIONAL COUNCIL ISSUE: DETAILS: DATE: INIT: 16th September 2019
COPYRIGHT © 2019 JFP URBAN CONSULTANTS PTY LTD. THIS DOCUMENT MAY NOT BE COPIED OR TRANSMITTED IN ANY FORM OR BY ANY MEANS IN PART OR IN WHOLE WITHOUT THE WRITTEN CONSENT OF JFP URBAN CONSULTANTS PTY LTD.
Page 76
PROPERTY DESCRIPTION STATISTICS STAGE 1 STAGE 2 STAGE 3 TOTAL
LOT 53 ON SP163571 NO. OF LOTS
PARISH OF TEWANTIN/WEYBA LOW DENSITY 17 22 -- 39
COUNTY OF MARCH RURAL PURSUIT -- -- 1 1
TOTAL AREA 110.0 ha TOTAL 17 22 1 40
LENGTH OF NEW
20m ROAD 470m 970m -- 1440m
NOTES AREA OF PARK 38.12ha 11.12ha 10.204ha 59.444ha
TOTAL AREA 46.93ha 30.14ha 32.93ha 110.0ha
(1) This plan was prepared for the purpose and exclusive use of
J & K HOFMANN to accompany an application to SUNSHINE COAST TOTAL NETT AREA OF LOTS (excluding lots 32 & 40) 16.96ha
REGIONAL COUNCIL for a Development Permit for Material Change of AVERAGE LOT SIZE (excluding lots 32 & 40) 0.446ha
Use of the land and for approval to Reconfigure the land described in
the plan and is not to be used for any other purpose or by any other
person or corporation.
JFP URBAN CONSULTANTS PTY LTD accepts no responsibility for any loss
or damage suffered howsoever arising to any person or corporation
who may use or rely on this plan in contravention to the terms of this
clause or clauses 2, 3 or 4 hereof.
(2) The contours on this plan were derived from CARDNO's plan 7396/09
and are suitable only for the purpose of this application. The accuracy of
the contours has not been verified and no reliance should be placed
upon such contours for any purpose other than for the purpose of this
application.
(3) The dimensions, areas, size and location of improvements, flood
information (if shown) and number of lots shown on this plan are
approximate only and may vary.
(4) This plan may not be reproduced unless these notes are included.
LEGEND
STAGING 53
SP163571
ENVIRONMENTAL ENHANCEMENT (NP2016)
ENVIRONMENTAL PROTECTION (NP2016)
FLOOD HAZARD OVERLAY (NP2016)
53
SP163571
RIPARIAN BUFFER AREA (NP2016)
STREAMS AND RIVERS (NP2016)
WATERCOURSE AND DRAINAGE (NP2016)
3
EMERGENCY ACCESS FOR FIREFIGHTING
PURPOSES FROM WALTER HAY DRIVE
EXISTING EMERGENCY MANAGEMENT TRAIL
1 2
NORTH: SCALE: ISSUES: TITLE: DETAILS:
PROJECT: STAGE: PLAN: ISSUE:
SCALE: @ A1 1:2500 @ A3 1:5000
N
M1775 00 13 E
BRISBANE - SUNSHINE COAST - CENTRAL QLD
SUNSHINE COAST
PLANNERS
URBAN DESIGNERS
0 50 100 150 200 250 300
metres E LAYOUT AMENDED 16-09-19 TJM COUNCIL OVERLAYS SHEET:
3 OF 6
J & K HOFMANN
Tower 1, Level 2, 55 Plaza Parade, THIS SCALE SHOWN IS ORIGINAL DRAWING SCALE - (A1 SIZE) D LAYOUT AMENDED 11-09-19 TJM
SURVEYORS
Maroochydore, Qld 4558 DO NOT SCALE FROM THIS DRAWING - USE ONLY DIMENSIONS PROVIDED - IF IN DOUBT PLEASE ENQUIRE C BLE'S AMENDED 09-08-19 DWW FILE:
P 07 5450 3900 W www.jfp.com.au ENGINEERS
HOLLETT ROAD, NOOSAVILLE
B BLE'S AMENDED & ADDED 07-08-19 DWW M1775-13E-RP.dwg
DESIGNED TJM CHECKED GB DATUM
C O N S U L T A N T S JFP URBAN CONSULTANTS PTY LTD A.C.N. 050 414 045 LANDSCAPE ARCHITECTS A ORIGINAL 25-07-19 TJM DATE:
DRAWN TJM APPROVED GB L.A. SUNSHINE COAST REGIONAL COUNCIL ISSUE: DETAILS: DATE: INIT: 16th September 2019
COPYRIGHT © 2019 JFP URBAN CONSULTANTS PTY LTD. THIS DOCUMENT MAY NOT BE COPIED OR TRANSMITTED IN ANY FORM OR BY ANY MEANS IN PART OR IN WHOLE WITHOUT THE WRITTEN CONSENT OF JFP URBAN CONSULTANTS PTY LTD.
Page 77
PROPERTY DESCRIPTION STATISTICS STAGE 1 STAGE 2 STAGE 3 TOTAL
LOT 53 ON SP163571 NO. OF LOTS
PARISH OF TEWANTIN/WEYBA LOW DENSITY 17 22 -- 39
COUNTY OF MARCH RURAL PURSUIT -- -- 1 1
TOTAL AREA 110.0 ha TOTAL 17 22 1 40
LENGTH OF NEW
20m ROAD 470m 970m -- 1440m
NOTES AREA OF PARK 38.12ha 11.12ha 10.204ha 59.444ha
TOTAL AREA 46.93ha 30.14ha 32.93ha 110.0ha
(1) This plan was prepared for the purpose and exclusive use of
J & K HOFMANN to accompany an application to SUNSHINE COAST TOTAL NETT AREA OF LOTS (excluding lots 32 & 40) 16.96ha
REGIONAL COUNCIL for a Development Permit for Material Change of AVERAGE LOT SIZE (excluding lots 32 & 40) 0.446ha
Use of the land and for approval to Reconfigure the land described in
the plan and is not to be used for any other purpose or by any other
person or corporation.
JFP URBAN CONSULTANTS PTY LTD accepts no responsibility for any loss
or damage suffered howsoever arising to any person or corporation
who may use or rely on this plan in contravention to the terms of this
clause or clauses 2, 3 or 4 hereof.
(2) The contours on this plan were derived from CARDNO's plan 7396/09
and are suitable only for the purpose of this application. The accuracy of
the contours has not been verified and no reliance should be placed
upon such contours for any purpose other than for the purpose of this
application.
(3) The dimensions, areas, size and location of improvements, flood
information (if shown) and number of lots shown on this plan are
approximate only and may vary.
(4) This plan may not be reproduced unless these notes are included.
LEGEND
STAGING
CATEGORY A OR B AREA CONTAINING
ENDANGERED REGIONAL ECOSYSTEMS 53
SP163571
CATEGORY A OR B AREA CONTAINING
OF CONCERN REGIONAL ECOSYSTEMS
CATEGORY A OR B AREA THAT IS
LEAST CONCERN REGIONAL ECOSYSTEM
53
SP163571
3
1 2
NORTH: SCALE: ISSUES: TITLE: DETAILS:
PROJECT: STAGE: PLAN: ISSUE:
SCALE: @ A1 1:2500 @ A3 1:5000
N
M1775 00 13 E
REGULATED VEGETATION OVERLAY
BRISBANE - SUNSHINE COAST - CENTRAL QLD PLANNERS 0 50 100 150 200 250 300
SUNSHINE COAST URBAN DESIGNERS metres E LAYOUT AMENDED 16-09-19 TJM SHEET:
4 OF 6
J & K HOFMANN
Tower 1, Level 2, 55 Plaza Parade, THIS SCALE SHOWN IS ORIGINAL DRAWING SCALE - (A1 SIZE) D LAYOUT AMENDED 11-09-19 TJM
SURVEYORS
Maroochydore, Qld 4558 DO NOT SCALE FROM THIS DRAWING - USE ONLY DIMENSIONS PROVIDED - IF IN DOUBT PLEASE ENQUIRE C BLE'S AMENDED 09-08-19 DWW FILE:
P 07 5450 3900 W www.jfp.com.au ENGINEERS
HOLLETT ROAD, NOOSAVILLE
B BLE'S AMENDED & ADDED 07-08-19 DWW M1775-13E-RP.dwg
DESIGNED TJM CHECKED GB DATUM
CONSULTANTS JFP URBAN CONSULTANTS PTY LTD A.C.N. 050 414 045 LANDSCAPE ARCHITECTS A ORIGINAL 25-07-19 TJM DATE:
DRAWN TJM APPROVED GB L.A. SUNSHINE COAST REGIONAL COUNCIL ISSUE: DETAILS: DATE: INIT: 16th September 2019
COPYRIGHT © 2019 JFP URBAN CONSULTANTS PTY LTD. THIS DOCUMENT MAY NOT BE COPIED OR TRANSMITTED IN ANY FORM OR BY ANY MEANS IN PART OR IN WHOLE WITHOUT THE WRITTEN CONSENT OF JFP URBAN CONSULTANTS PTY LTD.
The text continues on page 78.