Information Request RAL21 0035

Officer: 	Maxwell Potter
Direct Telephone: 	07 5329 6334
Our Reference:	RAL21/0035
Your Reference:	n/a
24 January 2022
Mr IW Rowe & Ms JR Rowe
C/- Brennan Planning P/L
44 Maple St
COOROY  QLD  4563
[email protected]
Dear Sir/Madam,
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	RAL21/0035
Street Address:	21 Jirrima Cres Cooroibah Qld 4565
Real Property Description:	Lot 46 RP 136461
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue
Council has concerns with the vehicle access to proposed Lot 2. The submitted report suggests that the gravel driveway constructed within the easement adjacent to the northern boundary is of an appropriate standard for a rural residential driveway. It is acknowledged that the gravel access was approved in OPW16/0218.01 to provide access to the adjoining telecommunications tower during construction and for maintenance. It was expected that maintenance will occur infrequently (1 or 2 times a year) and the access was constructed accordingly. The current formation does not comply with the requirements of The Noosa Plan 2020 – Planning Scheme Policy 6 – Engineering Design Standards for access to a residence (formation 4.5m wide, bitumen sealed gravel 200mm).
It is noted that the pre-lodgement meeting notes for the subject property include the following comments in regard to the access:
The existing driveway/easement was designed and intended for very limited access associated with servicing of NBN facility. The existing access would need to meet minimum design standards to service a rural residential allotment. This would include widening of the existing easement to a minimum width of 10m. If no works are proposed, a subsequent application would need to demonstrate that the existing access is sufficient to accommodate the proposed development and that it would not cause amenity impacts to adjoining landowners (dust/noise).
It is also noted that the access crosses a watercourse in order to access the house site for proposed Lot 2. This watercourse and the adjacent areas are mapped in The Noosa Plan 2020 as being in a flood hazard area. The application material does not include any detail on the existing waterway crossing and whether it is safe for the intended use during rain/flood events
Information Required
Provide additional detail on the proposed access driveway. The detail must include but not be limited to:
A plan prepared by a suitably qualified person (Registered Professional Engineer of Queensland – RPEQ)
A formation that is in accordance with PSP 6 or sufficient detail to demonstrate that the proposed formation achieves compliance with The Reconfiguration of a Lot Code – Performance Outcome PO21(g)
Sufficient detail (levels and certification) to demonstrate that the waterway crossing section is suitable for the intended use and achieves compliance with The Reconfiguration of a Lot Code – Performance Outcome PO13 and The Flood Hazard Overlay Code – Overall Outcome (2)(e), Performance Outcomes PO4, PO5 and PO7
Issue
The application material details that the development complies with the Biodiversity, Waterways and Wetland Code acceptable outcome 6.2 (AO6.2) stating ‘The proposal will conserve the riparian buffer area and allow it naturally rehabilitate’. However the Noosa Plan 2020 includes performance objectives (i.e. PO6(c), PO10) and acceptable outcomes (AO6.2) requiring the enhancement of wildlife corridors and connectivity and rehabilitation of ecologically important areas.
In addition the bushland surrounding Lot 21 is mapped as Koala Habitat and Koala Priority areas with the mapped waterway/riparian buffer having the potential to become an enhanced connection for fauna movement in particular Koalas.
The proposed ‘natural rehabilitation’ does not meet the Noosa Plan 2020 requirements with active rehabilitation required.
Information Required
Provide an Ecological Assessment of the development site in particular the mapped waterway and riparian buffer including but not limited to:
General Site Background i.e. flora composition;
Waterway and Riparian flora and fauna assessment;
Comparison of flora composition between the proposed development riparian buffer and waterway and a similar undisturbed regional ecosystem; and
Weed species assessment and management.
Provide a Rehabilitation Plan to enhance the waterway and riparian corridor including but not limited to:
the location and area of the proposed rehabilitation including koala tree planting (noting locations of mapped Koala Habitat and Priority Areas in relation to the location of the riparian buffer);
the species composition and locations of proposed planting in the rehabilitation area (noting locations of mapped Koala Habitat and Priority Areas in relation to the location of the riparian buffer);
timeframes for management of the rehabilitation; and
fauna friendly fencing to eliminate potential domestic animals whilst maintaining the corridor for native fauna.
Issue
The application material states that the Biodiversity, Waterways and Wetlands Overlay Code will ensure ongoing protection however Council is not supportive of this approach and would require an environmental covenant be placed over the mapped Riparian Buffer area to ensure protection and the continued maintenance of the area. Within the Reconfiguring a Lot Code AO7.9 requires ecological important areas are formally protected for the long term through an environmental covenant.
Information Required
Amend the application material to include the mapped Riparian Buffer Area as an environmental Covenant.
Provide an Environmental Covenant Management Report including but not limited to:
short term and long-term management requirements; and
requirements for future landowners to manage and adhere to the requirements of the covenant.
Issue
A Bushfire Fire Hazard Assessment and Management Plan has been provided that includes figures however no figure is shown demonstrating the Asset Protection Zone in relation to the building envelope location.
Information Required
Provide a combined map/figure detailing the following:
Bushfire overlays;
Building Envelope; and
Asset Protection Zone.
Issue
The State Planning Policy – State Interest Guidance Material (Natural Hazards, Risk and Resilience – Bushfire) (SPP) requires a 20m wide easement consisting of a 4m wide trafficable area suitable for a firefighting vehicle with no embankments or retaining walls, an additional 3m on each side of the driveway clear of vegetation and the balance 10m, a managed area. This means that a 10m wide corridor clear of vegetation through the riparian buffer is required, and then a further 10m clear of major surface hazards. See below a copy of Table 2 of the SPP - Bushfire is provided below for reference. The SPP benchmarks and requirements sit above the Noosa Plan 2020 requirements in hierarchies. It has been identified that the driveway and waterway crossing does not comply with the SPP guidance for Bushfire. The application material advises no vegetation will be removed however it is unknown the extent of vegetation removal and disturbance required to meet SPP requirements.

Information Required
Ensure compliance with the SPP - State Interest Guidance Material (Natural Hazards, Risk and Resilience – Bushfire) and Noosa Plan 2020 driveway requirements and provide justification how this compliance has been met;
Amend the application to detail the extent of additional vegetation or other environmental impacts that would occur to meet compliance with SPP - State Interest Guidance Material (Natural Hazards, Risk and Resilience – Bushfire) and Noosa Plan 2020 driveway requirements.
Include an Ecological Assessment Report detailing the potential impacts to the environment in particular the mapped riparian buffer and waterway.
Detail if vegetation or environmental impacts are to occur how they comply with the SPP in the first instance and followed by Noosa Plan 2020 and how they will be mitigated or managed.
Issue
The State Planning Policy – State Interest Guidance Material (Natural Hazards, Risk and Resilience – Bushfire) (SPP) requires a reticulated water supply area or a dedicated static water supply available solely for firefighting purposes. It is noted that swimming pools, farm dams and ponds are not considered reliable. It is noted within the Bushfire Hazard Assessment and Management Plan that a permanent dam is to be utilised as the water supply. In addition the proposed dam used for firefighting purposes is a part of the riparian buffer and waterway which would put the flora and fauna at risk if used/drained for firefighting activities.
Information Required
Amend the application material including the Bushfire Hazard Assessment and Management Plan to include a reliable and dedicated source of firefighting water that meets the outcomes of the SPP – State Interest Guidance Material – Bushfire.
due date for response to information request
The due date for providing the requested information is 1 May 2022. Email your response to [email protected]. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.
other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours faithfully,

Maxwell Potter
Graduate Development Planner

[word/footer1.xml]
Page 2 of 2

[word/footer2.xml]
PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
				Page 1 of 2

[word/header1.xml]
3

[Attachment: image1.png (image text)]
Pre Cold

Width Contains a width of at least 20 metres including:
1. Atrafficable area (cleared and formed):
a. with a minimum width of 4 metres that can accommodate a rural firefighting vehicle
b. with no less than 4.8 metres vertical clearance from canopy vegetation
c. with no adjacent inhibiting embankments or retaining walls
2. Aworking area each side of the trafficable area:
a. with a minimum width of 3 metres each side
b. cleared of all flammable vegetation greater than 10 centimetres in height
3. The balance (i.e. 10 metre width) managed vegetation area:

a. sited to separate the trafficable area from adjacent mapped medium, high or very high
potential bushfire intensity areas managed vegetation

b. comprising managed vegetation clear of major surface hazards.

 

 

 

Access _| Access is granted in favour of the local government and Queensland Fire and Emergency
Services

Note — This access is commonly granted in the form of an easement that is to be maintained by the grantor.

 

Egress Contains trafficable vehicle routes in to low hazard areas, every 200 metres

 

 

 

 

Table 2 — Fire trail and working area design parameters