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Page 2
.’-;ydore
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11
MAR
2013
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Counter
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[OCR of page images]
Broadbanding
Australia
Planning Report
Proposed Fixed Wireless Facility
153 Lake Flat Road
Boreen Point 4565
NBN Site Reference
NBN-4NBZ-4POM-5135 — Boreen Point
Prepared on behalf of NBN Co Limited
by Aurecon Australia Pty Ltd
Page 3
Document Control,’Record
Document prepared by:
Aurecon Australia Pty Ltd
ABN 54 005 139 873
Lev.el 14, 32 T rbot Street
Brisbane QLD 4000
Locked Bag 331 ’
Brisbane QLD 4001
Australia
T +61 7 3173 8000
F +61 7 3173 8001
E brisbane@aurecongroup,com
w aurecongroup.com
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a) Using the documents of data in electronic form without requesting and chec~ing them for accuracy against
the original hard copy version,
b) Using the ’documents or data for any purpose not agreed to in writing by Aur,econ.
- -
I Document control aurecon
Report Title Plarinin’g Assessment Report (Impact Assessment) Proposed Telecommunication
Facility at Lake Flat Rd, Soreen Point QLD 4565
Document 10 ’Planning Assessment Report Project Number 226420-001~01
(Imp~ctAsse~sment) , ,
File Path P:\Telo\6. Ericsson NBN\Site Clusters\Nambour Cluster\Site Folders\Soreen
Point\Planning\Development Application
..
Client Client Contact .. , ..
Rev Date Revision Prepared by Author Verifier Approver
Details/Status
01 15/01/2013 DRA~T KR KR AH AH
02 31/01/2013 FINAL CH CH AH AH
, ,
Current Revision 2 :
, ,
NBN-4NBZ-4POM-5135 - Boreen Point Page 1
Page 4
Table of Contents
Document Control Record.......................................................................1
EXECUTIVE SUMMARY .............................................................................4
1.0 INTRODUCTION ..............................................................................5
2.0 BACKGROUND ...............................................................................6
2.1 NBN Co and the National Broadband Network ......................................................
6
2.2 What is Fixed Wireless and how is it different to Mobile Broadband? ...................6
2.3 The Fixed Wireless Network -
Interdependencies ..................................................6
3.0 SITE SELECTION ..............................................................................
9
3.1 Identification of areas requiring Fixed Wireless coverage...................................... 9
3.2 Site Selection Parameters......................................................................................9
3.3 Candidate Sites.................................................... ................................................
10
4.0 SUBJECT SITE & SURROUNDS.......................................................14
4.1 Site Details........................... ...............................................................................
14
4.2 Site Surrounds..................................................................................................... 17
5.0 THE PROPOSAL ..............................................................................18
5.1 Facility and Equipment Details ............................................................................
18
5.2 Site Selection.......................................................................................................21
6.0 CURRENT PLANNING CONTROLS ..................................................22
6.1 Commonwealth Legislation -
The Telecommunications Act 1997........................22
6.2 State Legislation -
Sustainable Planning Act 2009 ...............................................
22
6.3 State Legislation -
Vegetation Management Act 1999......................................... 22
6.4 State Planning Policy Framework ........................................................................
24
6.5 Draft Coastal Protection State Planning Regulatory Provision.............................. 27
6.6 Regional Plan....................................................................................................... 27
6.7 Referral Agencies ................................................................................................
28
6.8 Local Government Regulatory Framework ..........................................................28
6.8.1 Planning Scheme use definition...........................................................................28
7.0 PLANNING CONSIDERATIONS ......................................................33
7.1 Desired Environmental Outcomes ...........................................................................33
7.2 Applicable Codes .....................................................................................................36
NBN-4NBZ-4POM-5135 - Boreen Point Page 2
Page 5
7.2.1 Boreen Point, Kin Kin & Cootharaba Locality Code ................................................36
7.2.2 Infrastructure Uses Code ......................................................................................39
7.2.3 Earthworks Code ..................................................................................................40
7.2.4 Landscaping Code .................................................................................................41
7.2.5 Driveways and Carparking Code............................:..........................:....................42
7.2.6 Biodiversity Overlay Code ..............................................:.........................................43
7.2.7 Natural Hazards Overlay Code ..............................................................................44
7.2.8 Natural Resources Overlay Code............................................................................45
8.0 OTHER ENVIRONMENTAL CONSTRAINTS AND OPPORTUNITIES ...46
8.1 Visual Amenity and Setting.............................................................................:....46
8.2 Heritage ......................................................................................::.:....................51
8.3 Electrical Interference and Grounding of the Facility ...........................................
51
8.4 Erosion, Sedimentation Control and Waste Management ...........~.::.................... 51
8.5 Remnant and Regrowth Vegetation ....................................................................
52
8.6 Flora and Fauna & Endangered Species ................................................................52
8.7 Social and Economic Impacts............................................................................... 52
8.8 Public Safety.........................................................................................................52
8.9 The Public Interest and the Benefits of Telecommunications............................... 53
9.0 CONCLUSION ...............................................................................55
APPENDICES
Appendix 1-Transmission Imagery
Appendix 2 Copy of Title
-
Appendix 3 -
Proposal Plans
Appendix 4 -
Code Table Assessment
Appendix 5 Environmental Searches
-
Appendix 6 -
ARPANSA EME Report
Appendix 7 -
Communications Plan and Advertising
NBN-4NBZ-4POM-5135 - Boreen Point Page 3
Page 6
EXECUTIVE SUMMARY
NBN Co propose to install a new fixed wireless broadband
facility at Boreen Point comprised of the following:
30 m monopole;
1 X parabolic dish antenna;
2 X panel antennas;
2 X remote radio units;
2 X 0.65 m2 outdoor cabinets (one future & one
proposed); &
Ancillary equipment associated with operation of
facility, including cable trays, cabling, safe access
methods, bird proofing, earthing, electrical works
and air-conditioning equipment.
The proposed facility is necessary to provide NBN Co fixed
wireless broadband coverage to the Boreen Point region.
Lot & Plan No: Lot 2 RP126723
Street Address: 153 Lake Flat Road, Boreen Point QLD
4565
Property Owner: Graeme Arbuckle
Council: Sunshine Coast Regional Council
Zones: Boreen Point Kin Kin & Cootharaba Locality -
Rural Zone
Overlays: Refer to Section 6.8.3
Use Definition: Infrastructures Use, Service & Utility (Type
3-T
Relevant State, Regional & Local Planning
Policies
Complies
The Noosa Plan 2009 Yes
South East Queensland Regional Plan
Yes
2009-2031
State Planning Policies Yes
Use and development of the land for the purposes of
construction & operation of a Telecommunication Facility
(Fixed Wireless Broadband)
NBN Co Limited (NBN Co)
c/- Aurecon
Locked Bag 331
Brisbane QLD 4001
Contact: Claire Harris
Our Ref: Boreen Point- NBN
NBN-4NBZ-4POM-5135 - Boreen Point Page 4
Page 7
1.0 :::: :’: INTRODUCTION
NBN Co has engaged Ericsson as the equipment vendor and project manager to establish
the fixed wireless component of the National Broadband Network (or NBN). Ericsson has
consequently engaged Aurecon Australia to act on its behalf in relation to the
establishment of the required fixed wireless network infrastructure.
The NBN is a high speed broadband network that utilises a combination of optical fibre,
fixed wireless and satellite technology to offer advanced broadband. services to
households and businesses across Australia. As part of the Australia wide progressive roll
out, these improvements to broadband services will ultimately deliver benefits .to various
areas such as business, education, entertainment and health.
To enable the fixed wireless component of this network, NBN Co requires a fixed wireless
transmission site to provide high speed wireless broadband coverage to the Boreen Point
area; and also to serve as a key communications anchor point for other NBN Wireless
facilities in the wider region.
An in-depth site selection process was undertaken in the area prior to confirming the site
as the preferred location. This process matched potential candidates against four key
factors, namely:
. Town planning considerations (such as zoning, surrounding land uses,
environmental significance and visual impact);
. The ability of the site to provide acceptable coverage levels to the area;
. Construction feasibility; and
. The ability for NBN Co to secure a lease agreement with the landowner.
This application seeks planning consent for:
.
. A 30 m monopole;
. Radio transmission equipment; and
. Outdoor equipment cabinets.
The facility will be located at 153 lake Flat Road, Boreen Point; legally described as lot 2
on RP126723.
This submission provides an assessment of the relevant planning guidelines applicable to
the project site and proposed land use. This report demonstrates that:
. The proposed site is appropriately located within an existing highly modified rural
area largely used for intensive agricultural cropping land and provides an adequate
separation distance from environmentally and community sensitive land uses;
. The site will achieve the required coverage objectives for the area;
. The proposal complies with the Noosa Plan 2009 and the Sustainable Planning Act
2009;
. The proposal operates within the regulatory framework of Commonwealth, State
and local Government; and
. The facility operates within all current and relevant standards and is regulated by
the Australian Communications and Media Authority.
NBN-4NBZ-4POM-5135 -
Boreen Point Page 5
Page 8
2.0 BACKGROUND
2.1 NBN Co and the National Broadband Network
NBN Co is a Government Business Enterprise and is a wholly Federal Government owned
company established to design, build and operate the National Broadband Network (NBN).
The NBN seeks to deliver high speed broadband to all Australian households, businesses
and enterprises through a combination of fibre, wireless and satellite technology. The
NBN will service 93% of homes, schools and workplaces with optical fibre connection
(fibre to the premises or "FTTP"), providing superfast broadband services to Australians in
both urban and regional towns. For the remaining 7% of sites located outside the fibre
network boundary, NBN Co will utilise a combination of next generation fixed wireless and
satellite technologies.
2.2 What is Fixed Wireless and how is it different to Mobile
Broadband?
Fixed Wireless is a network of base station facilities that provide a broadband service via
radio transmissions. These base stations communicate directly with antennas fixed to
individual premises (e.g. dwellings or businesses) to deliver wireless broadband access.
While a mobile network caters to unpredictable numbers of concurrent users at unknown,
transient locations, the Fixed Wireless network communicates to a known number of
subscribers in fixed locations.
This design difference means that the Fixed Wireless network can target higher levels of
assurance, quality and speed than mobile broadband services, even in peak times of use.
By quantifying the number of subscribers each facility is designed to service, NBN Co
ensures that the fixed wireless network has the capacity to deliver high-speed data
transfer.
The Fixed Wireless network is capable of delivering a minimum peak download speed of
12 Mbps, regardless of the distance of the premises to the facility. This is also an
important distinction to existing ADSL services, where download speeds fall off
significantly the further away a user is from the nearest exchange. The Fixed Wireless
network thereby provides more universal access to reliable, high-speed broadband
services.
Fixed Wireless is not impeded by the variables that affect mobile networks, and as such
can offer reliably faster, more universally accessible broadband speeds with greater
certainty.
2.3 The Fixed Wireless Network -
Interdependencies
Although the Fixed Wireless facilities are submitted to Council as stand-alone
developments from a planning perspective, from a technical perspective, they are highly
interdependent connected to each other to form a daisy chain of facilities that link back
-
to the fibre network via a series of radio transmission dishes.
Each Fixed Wirelessfacility comprises of two or three panel antennas, which
communicate directly with the premises. The data transmitted to and from these panel
antennas is then relayed via a chain of radio transmission dishes back to the fibre network.
NBN-4NBZ-4POM-5135 -
Boreen Point Page 6
Page 9
This is referred to as the "transmission network". The transmission network requires line of
sight from facility to facility until it reaches Fixed Wireless facility that is physically
connected to the fibre network (referred to as the "Fibre HUB").
The Fixed Wireless network remains unconnected without this transmission network. A
break in this chain of transmission interdependencies can have flow on effects to multiple
communities, cutting them off from access to wireless broadband services.
Each NBN Co Fixed Wireless facility has been designed to heights that allow the panel
antennas to have clear line of sight to the surr unding premises (radio coverage), and also
ensure that the radio transmission dish has clear line of sight to the adjoining network
facility to link the sites back into the broader network.
The character of the Fixed Wireless network is visually demonstrated through Figure 2.1
below. Additionally, Appendix 1 pr’vides 3D imagery of the proposed Fixed Wireless
Network transmission links and the topographical challenges in the Sunshine Coast
Regional Council region.
’Physical connection
to optica~ fibre. the
-
fibre spur
Fixed wireless facility-
the F:lbre Hub
Trransmission signal
Facility ooverage area o n ecting tile faCilities
Fixed wireless Ja.ility
-wireles:>.Fiub site
..
..
/ "
lirans ission signal. /
Trarismission signal
oonnecting the:facilities i \ connecling;[he faoilities
I ,
/ \
Fixed whel~ facility
-
sinl5:ii end
Fixed ,,"’reless facility
---1Dowiui gOd
Faoility ooverage area
Figure 2.1: The fixed wireless network.
NBN-4NBZ-4POM-5135 -
Boreen Point Page 7
Page 10
Specifically the Boreen Point site connects to the Boreen Point North site which is located
approximately 1.4 km north west and on the same 106 ha property (Lot 2 on RP126723).
Figure 2.2 below, illustrates the proposed location of Boreen Point and Boreen Point North
facilities.
Figure 2.2: Location of Boreen Point North and Boreen Point Proposed Facilities (Source:Google Earth)
The proposed site has been designed specifically to provide service to the concentrated
residential settlement in Boreen Point, whereas the Boreen Point North facility is an
essential wireless hub site for the larger network as it can obtain line of site to the other
wireless facilities located further away where a 30 m monopole in the location of Boreen
Point cannot. Therefore the Boreen Point North facility (which will be provided in a
separate Development Application) not only provides wireless broadband services to
surrounding premises (specifically the scattered residential dwellings along Lake Flat
Road, Kildeys Road and Cootharaba Road) but is also a critical connection point for other
fixed wireless facilities located further away from the fibre network. In summary Boreen
Point North will enable data from both facilities at Boreen Point North and Boreen Point to
be relayed back to the fibre network via a chain of transmission dishes, as described
above.
NBN-4NBZ-4POM-5135 -
Boreen Point Page 8
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3.0 SITE SELECTION
Planning for a new fixed wireless broadband facility is a complex process. NBN Co
conducts a rigorous multi-stage scoping process, as outlined below.
3.1 Identification of areas requiring Fixed Wireless .coverage
The NBN Co Fixed Wireless locations will be determined by a number of factors including
the availability of both the NBN Co Fibre transit network and the availabi,lity of Point of
Interconnect (POI)facilities to allow for the installation of NBN Co equipment. NBN Co
uses a number of methods to identify those parts of Australia.that require Fixed Wireless
cqverage. When an are is identified as requiring Fixed Wireless coverage,.investigations
are undertaken to determine the measures required to provide this coverage.
.
NBN Co has identified a requfrement to provide a fixed wireless facility in Boreen ’Point.
The facility will provide Fixed Wireless coverage to dwellings in the Boreen Point area, in
addition to serving as a key communications link for other N6N Fixed Wireless facilities in
the wider Sunshine Coast region.
3.2 Site Selection Param’eters
NBN Co identifies an area where the requirement for a Fixed Wireless broadband. facility
would be highest" a ’search area.’ .
A preliminary investigation of the area is then
undertaken, in conjunction with planning and prop’erty consultants;’ tadiofrequency
engineers and designers in order to identify possible locations to establish.a facility.
Generally, new sites must be located within, or immediately adjacent to, the identified
search area in order to be technically feasible. However, ’while the operational and
geographical aspects of depl9ying new facilities are primary factors, there are also.’many
other issues that influence network design, which have to be resolved in parallel.
Some of the issues that are cOllsidered inch.lde:
. visual amenity
.
:....: ’.
.... ..
potential co-location opportunities .
. the availability qnd suitability of land as well as a willing site provider
~’-
.
. occCJpational health ~nd safety
. construction issues (including structural .and loading fe’asibility and access for
,
maintenance purposes)
. topographical constraints affecting network line of site
. legislative policy constraints
. environmental impacts
. cost implications.
The number, type and height of ’facilities required to comp.lete the Fixed Wireless network
are largely determined by the operational, geographical and other factors discussed
above, which influence final network design. These compounding factors often severely
restrict the available search area within which a facility can be established to provide
relia,ble Fixed Wireless broadband to a local community.
NBN-4NBZ-4POM-5135 - Boreen Point Page 9
Page 12
3.3 Candidate Sites
Following the identification of the search area for the Soreen Point facility, a number of
candidate sites were examined around the search area. Each candidate was assessed
based on the
ability to meet the coverage objectives and site considerations detailed
above. A total of three (3) candidates were selected for in-depth investigation for the
Soreen Point facility, as per Figure 3.1 below.
NSN Co endeavours to avoid locating search areas in close proximity to residential
localities and potentially sensitive land uses, where practicable. The Soreen Point site is
comprised predominantly of rural land uses, with scattered residential dwellings. As such,
it is considered that the Soreen Point area provides an appropriate location for a facility,
given the physical separation provided from residential and other sensitive land uses.
Figure 3.1: Location of Candidate Sites (Source:Google Earth)
A summary of the proposed candidates is located below, including a description of the
opportunities and constraints that each site afforded.
NBN-4NBZ-4POM-5135 -
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Page 13
Candidate A: Sports Reserve, Lot 300 on SP140491, Louis Sazzo Drive, Soreen Point.
Candidate A investigated the erection of a 30 m monopole on 6.8ha parcel of land within
the ’Soreen Point, Kin Kin & Cootharaba Locality Open Space and Recreation Zone’
-
under the Noosa Plan 2009. The property is owned by the Department of Natural
Resources and Mines and is currently used as a sporting and recreational reserve.
A 30 m monopole in the location of Candidate A would provide adequate coverage to the
targeted localities throughout Soreen Point, however would be located in close proximity to
multiple residential dwellings and land zoned for ~Detached Housing’. Additionally the
location of the facility in close proximity to the main residential area of Screen Point has
the potential to create adverse visual impacts.
Pursuing this candidate was deemed unnecessary given that Candidate. B provided a
more appropriate option in terms of achieving NSN’s c verage objectives, as well as
providiOg more appropriate :visual screening benefits. Furthermore, the land owners were
unwilling to agree to commercial terms to enable the development. For these reasons
.
Candidate A was discounted.
Candidate B: Private Property, Lot 2 on RP126723, 153 Lake Flat Road, Soreen Point.
Candidate B relates to the current proposal and comprises the erection of a :new 30 m
monopole on land within the. ’Soreen Point, Kin Kin & Cootharaba Locality _:. Rural Zon~’
under the Noosa Plan 2009. The 106ha property. is predominantly used as a pine tree
: plantation and also contains an ancillary shed in the centre of the site.
The locality surrounding the site is characterised by agricultural land uses, heavily
vegetated areas associated rural. dwellings.’ Candidate B has been sited an
and
appropriate separation .distance from env’ironmental and,c mmunity sensitive locations, as
it is has been setback more than 240 m from the closest .residential dwelling and located, .
within proximity to only th’ree (3) residential’dwellings’ within ’a 500 m radius.: .The~e
setbacks in coojunction with the natural veget tion on site will’ assist with visaally
:integr.ating the m nopole within its surroundings and reducing the visual’ dominance of the
structure:
;,.
This site was determined to be the most appropriate location for the current facility as it is
.
able’ to achieve NSN Co’s’ cove~age objectives for the Soreen Point locality, ’whilst
maximi~ing physical sep~ratiordrom commu~ity and environrn~,ntally sensitive locations.
,Thus mi’nimising the potential impacts a$5,9ci ted with the proposal. For these reasons,
: Candidate B was considered the most viable option and has b~en se,lected as the prime
. .
candidate.
Candidate C: Private Property, Lot2 on RP186787, 25 Lak
.
Flat Road, Soreen Point.
.
,
Candidate C investigated the erection of a 30 m monopole on a 1.3ha parcel of land within
the ’S’oreen Point, Kin Kin & Cootharaba Lbtality -, Rural Zone’ under the Noosa Plan
,
2009. The property is he vily vegetated’ and does not cont in any eXisting structures.
~
A 30 m mon pole in the location of Candidate. C would provide adequate coverage to the
targeted localities throughout Soreen Point, however would be located in close proximity to
multiple residental -dwellings and land zoned for ’Detached Housing’. Additionally
vegetation removal would be required and a facility in this, area adjacent to Lake Flat Road
and in close proximity to the main residential area of Soreen Point has the potential to
create adverse visual impacts.
NBN-4NBZ-4POM-5135 -
Boreen Point Page 11
Page 14
Pursuing this candidate was deemed unnecessary given that Candidate B provided a
more appropriate option in terms of achieving NBN’s coverage objectives, as well as
providing more appropriate separation from community sensitive locations. Furthermore,
the land owners were unwilling to agree to commercial terms to enable the development.
For these reasons Candidate C was discounted.
Co-location opportunities
The area of Boreen Point did not offer any possible or feasible co-location opportunities.
Figure 3.2 below illustrates the location of existing telecommunication facilities in the wider
area. Within a 10 km radius of the Candidate B (Prime)there is only one existing facility.
As shown the closest existing facility is located approximately 9.5 km south of Candidate B
(Prime)in the suburb of Cooroibah. This facility is outside of the search area for Boreen
Point and would not provide reliable coverage for those residing in the township.
Figure 3.2: Existing telecommunication facilities in the wider area (Source:Google Earth)
NBN-4NBZ-4POM-5135 - Boreen Point Page 12
Page 15
Prime Site Selection Reasons
Considering the factors identified above, Candjdate B was ranked as the preferred location
for the facility as the site is able to meet NBN’s target coverage objectives, whilst
maximising physical separation from surrounding rural-residential properties and
minimising potential visual amenity impacts. In summary, the site is considered to be the
best solution of the three candidates considered because:
The site is appropriately located within a rural area which is characterised by large
farming properties, heavily vegetated hinterland areas and large rural-residential
allotments;
. The proposed location provides an adequate separation distance from community
s,ensitive land uses and is setback more than 240 m from the closest residential
dwelling and located within proximity to only three (3)residential dwellings within a
500 m radius;
. The facility has been appropriately located on a highly modified subject site
predominantly used for forestry and logging purposes and containing similar
electrical infrastructure such as the energex electricity network which runs from
north to sduth through the property;
. The proposed facility is located a sufficient buffer distance from environmentally
sensitive locations (approximately 200 m from Lake Cootharaba) an no vegetation
removal will be required;
. The location provides line of sight to other planned sites in the NBN wireless
network specifically Boreen Point North; and
. The siting of a Telecommunication Facility on this site will meet coverage
objectives for the area, whilst minimising visual impact given the presence of
mature vegetation surrounding the site which will assist with visually integrating the
monopole within its surroundings and reducing the visual dominance of the
structure.
NBN-4NBZ-4POM-5135 -
Boreen Point P ge 13
Page 16
4.0 SUBJECT SITE & SURROUNDS
4.1 Site Details
The subject site is located at 153 Lake Flat Rd, Soreen Point. The site is legally described
as Lot 2 on RP126723 and has an approximate land area of 106 ha. The topography of
the site is relatively flat, and the site is situated on relatively low terrain, ranging from 29 m
AHD at its highest point in the north-west to 10m AHD at its lowest point, in the south-
eastern corner, where proposed facility will be located. The Local Government
the
Authority for the proposal is the Sunshine Coast Regional Council and the site is currently
included in the ’Soreen Point, Kin Kin and Cootharaba locality Rural Zone’ under the
-
Noosa Plan 2009. Figure 4.1 illustrates the proposed subject site and location of the
facility (indicated in yellow).
j~
~l
r
I
I
,
I
I,
II
I
\
-
\
"
...._
~
.~~ r~
Figure 4.1: Proposed subject site and location of facility (Source:http://qspatiaLinformation.qld.gov.auIlQAtlas/)
The site is located approximately 1 km north west of the Soreen Point township, and 9.5
km north of Cooroibah. The subject site borders rural residential allotments to the south,
Lake Flat Rd to the north and east, and large agricultural properties to the west which are
predominantly used for pine tree plantations and conservation land. The subject site is
currently used for farming purposes, predominantly forestry and logging. The site contains
an ancillary shed in the middle of the lot and an energex electricity network which runs
from north to south through the middle of the site. The subject site is heavily vegetated
which will provide for screening benefits. There are three existing residential dwellings
NBN-4NBZ-4POM-5135 -
Boreen Point Page 14
Page 17
within 500 m of the proposed facility, located to the south of the subject property. Figure
4.2 illustrates the site location and characteristics.
Figure 4.2 Site Location and Characteristics (Source:GooOgle Earth)
-
The location of the proposed f<;lcility comprises an 8 m x 10m le<;lse area (NBN
compound) situated adjacent to the southern property boundary. The NBN compound will
be setback approximately 6 m from the eastern lot boundary, approximately 1.1 km from
the western lot boundary and approximately 1.1 km from the northern front ge to Lake Flat
Road. The proposed facility will be appropriately setback more 200 m from any
environmentally sensitive areas (e.g. Lake Cootharaba and Remnant Vegetation) and will
not require removal of any vegetation.
Access to the property is currently provided via Lake Flat Road via an existing 1.75 km
internal access track. The location of the existing access way can be seen on the attached
drawings within Appendix 3. It is proposed to utilise this existing access way to access
the proposed facility during construction and operation.
Figure 4.3 and 4.4 shows the proposed location of the facility on the subject site.
NBN-4NBZ-4POM-5135 - Boreen Point Page 15
Page 18
~
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Figure 4.4 -
Proposed location of the facility (arrowed)looking east
NBN-4NBZ-4POM-5135 -
Boreen Point Page 16
[OCR of page images]
Figure 4.4 — Proposed location of the facility (arrowed) looking east
NBN-4NBZ-4POM-5135 — Boreen Point Page 16
Page 19
, ....
...
4.2 Site Surrounds..
The site surrounds are characterised by large farming properties, heavily vegetated
hinterland areas and large rural-residential allotments. The closest dwelling located
outside of the property boundary lies approximately 240 m to the sou.th west of the
proposed facility. Two other residential dwellings are located within a 500 m radius of the
facility, and both of these are also south-west of the subject site.
Nearby villages and townships in.the wider locality include Kin Kin (west), Cootharaba
(south west) and Cooroibah (south). The wider locality also contains areas of
environmental and heritage significance, including but not limited to:
. Lake Cootharaba.located east
. Cooloothin Conservation Park, Noosa River and Lake Cooroiba located south
. Lake Cooloola, Lake Como and Great Sandy National Park located north
Figure 4.4 below provides an aerial view of the subject site in the context of the
surrounding area.
NBN-4NBZ-4POM-5135 -
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I
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5.0 THE PROPOSAL
5.1 Facility and Equipment Details
5.1.1 Lease Agreement
NBN Co Limited will enter into two (2)x ten year consecutive leases with the land owner.
In accordance with section 10 of the Sustainable Planning Regulation 2009, the definition
of a Reconfiguration of a Lot includes:
(d) dividing land into parts by agreement rendering different parts of a lot
immediately available for separate disposition or separate occupation, other than
by an agreement that is-
(i) a lease for a term, including renewal options, not exceeding 10 years
The proposed lease term will not require a Reconfiguration of a Lot application to be
lodged with Council as the terms of the lease will not exceed ten years.
5.1.2 Equipment to be Installed
Approval is sought for the use and development of a Telecommunication Facility,
comprising a 30 m monopole and two (2)x outdoor cabinets (one proposed and one future
with total base area less than 7.5 m2). The outdoor cabinets will be constructed on
elevated steel grillage located at the base of the facility within a secure compound which
measures approximately 80 m2 in area or 10 m x 8 m.
The proposed monopole will feature a circular headframe accommodating two (2)x panel
antennas (1.18m long) mounted at a centreline elevation of 30 m and two (2)x remote
radio units (0.5m long) positioned below the antennas. One (1) parabolic dish antenna
(0.3m diameter) will also be installed at approximately 28 m on the monopole. Please refer
to Appendix 3 Proposal Plans for further details.
-
5.1.3 Access and Parking Details
Access to the property is currently provided via the existing crossover on the northern
property boundary and via Lake Flat Road. The location of the access track can be seen
on the attacheddrawings within Appendix 3 and in Figures 5.1 and 5.2. NBN Co
proposes to utilise the existing access track to the proposed facility (approximately 1.75
km long) during construction and operation. The existing access track may need minor
upgrades to meet all weather access requirements.
The facility and all ancillary components will be constructed over the one title (Lot 2 on
RP126723). A copy of the title for the subject site is provided as Appendix 2. Plans
indicating the details of the proposal form part of the documentation of this application.
The proposed development plans are provided as Appendix 3.
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Figure 5.2 ’Existing access track (arrowed)and ancillary shed IO.oking north towards Lake Flat Road
-
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The site access is considered to be appropriate given the NBN Co facility will not be a
significant generator of traffic. Once operational, the facility will require maintenance visits
approximately once per year, but will remain unattended at all other times. As the facility
generates minimal trips per year, it is considered that traffic interference will be negligible.
During the construction phase, a truck will be used to deliver the equipment and a crane
will be used to lift the equipment into place. Any traffic impacts associated with
construction will be of a short-term duration and are not anticipated to adversely impact on
the surrounding road network. In the unlikely event that road closure will be required; NBN
Co will apply to the relevant authorities for permission.
5.1.4 Installation Details
A total construction period of approximately ten weeks (including Civil works and network
integration and equipment commissioning) is anticipated. Construction activities will
involve four basic stages:
. Stage 1 (Week 1) -
Site preparation works, including field testing, excavation and
construction of foundations;
.
Stage 2 (Weeks2,3 and 4) -
Construction of the tower;
.
Stage 3 (Weeks5 and 6) -
Construction of the outdoor cabinets and fences;
.
Stage 4 (Weeks 7 -
10)-
Installation of antennas and radio equipment, as well as
equipment testing.
Once operational, the facility will function on a continuously unstaffed basis and will
typically only require maintenance works once a year, for approximately one day per year.
5.1.5 Utility Service Details
Power for the proposed facility will be sourced from an existing network on Lake Flat Road
approximately 1.4 kilometres away. The conditions of supply are subject to further
investigation. Please refer to Drawing C2 of the Proposal Plans attached as Appendix 3
for further details.
5.1.6 Construction and Noise
Noise and vibration emissions associated with the proposed facility will be limited to the
construction phase outlined above. Noise generated during the construction phase will be
of short duration and will be in accordance with the standards outlined in the
Environmental Protection Regulation 1998 and Environmental Protection (Noise) Policy
1997. Construction works will only occur between the hours of 7.00am and 6.00pm.
There will be some low level noise from the ongoing operation of air conditioning
equipment associated with the equipment shelter, once installed. Noise emanating from
the air conditioning equipment is at a comparable level to a domestic air conditioning
installation, and will generally accord with the background noise levels prescribed by
Australian Standard AS 1055.
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5.2 Site Selection:’::
The proposal site was selected as it met the NBN Co coverage objectives. As discussed
in Section 3, a number of candidates were examined within the search area which
resulted in the chosen candidate at 153 Lake Flat Road, Boreen Point. Furthermore, the
reasons for selecting this site are as follows:
. The site is appropriately located within a rural area which is characterised by large
farming properties, heavily vegetated hinterland areas and large rural-residential
allotments;
. The proposed location provides an adequate separation distance from community
sensitive land uses and is setback more than 240 m from the closest and only
three (3)residential dwellings within 500 m radius;
. The facility has been appropriately located on a highly modified subject site
predominantly used for forestry and logging purposes and containing similar
electrical infrastructure such as the energex electricity network which runs from
north to south through the property;
. The proposed facility is located a sufficient buffer distance from environmentally
sensitive locations (approximately 200 m from Lake Cootharaba) and no vegetation
removal will be required;
. The location provides line of sight to other planned sites in the NBN wireless
network specifically -Soreen Point North; and
. The Telecommunication Facility on this site has been appropriately located on the
periphery of the township whilst still being able to meet coverage objectives for the
area and minimising visual impact given the presence of mature vegetation
surrounding the site.
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Page 24
6.0 CURRENT PLANNING
CONTROLS
6.1 Commonwealth Legislation -
The Telecommunications Act
1997
The Telecommunications Act 1997 has been operative since 1 July 1997. This legislation
establishes the criteria for ’low impact’ telecommunication facilities. If a proposed facility
satisfies the requirements of a ’low impact’ facility, the development is exempt from the
planning approval process.
Further clarification of the term ’low impact’ is provided in the Telecommunications Act
1997 and the Telecommunications (Low Impact Facilities) Determination 1997, which was
gazetted subsequent to the Act. The Telecommunications (Low Impact Facilities)
Determination 1997 establishes certain facilities, which cannot be considered low impact
facilities.
The proposed facility is not considered to be low impact under the definitions contained in
the Commonwealth legislation as it involves the construction of a new tower. It is therefore
subject to the Sustainable Planning Act 2009 and requires development approval under
the provisions of the Noosa Plan 2009.
6.2 State Legislation -
Sustainable Planning Act 2009
The Sustainable Planning Act 2009 (the SPA) is the legislation that governs planning in
Queensland. The SPA seeks to achieve ecological sustainable outcomes for development
within Queensland by coordinating and integrating planning mechanisms at local, regional
and state levels, managing the effects of development on the environment, and managing
the process by which development takes place.
Where a Telecommunication Facility is not considered a low-impact facility, it is subject to
the provisions of the relevant local government planning provisions.
Therefore, because the proposed facility is not ’low-impact’ as the proposal involves the
installation of a new Telecommunication Facility; the provisions of the Planning Scheme
apply. This development report has been compiled to accompany an Impact Assessable
application to Sunshine Coast Regional Council under the provisions of the Noosa Plan
2009. The provisions of the Planning Scheme are assessed in Section 7.0 below.
6.3 State Legislation -
Vegetation Management Act 1999
The Vegetation Management Act 1999 (VMA)is the legislation that regulates vegetation
management and the clearing of native vegetation in Queensland. The VMA managed by
the Department of Natural Resources and Mines (DNRM), controls the rules and
regulations that guide what clearing can be done, and how it must be done to meet the
requirements of the law.
Clearing for some activities are exempt. These include most routine activities like fence
lines, yards, firebreaks and burning off. The clearing of native vegetation (identified on
Regional Ecosystem and Remnant Maps or Regrowth Vegetation Maps and PMAVs)for a
Telecommunication Facility however is not considered an exempt activity.
NBN-4NBZ-4POM-5135 -
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Therefore clearing of remnant vegetation on a regional ecosystem or remnant map, for a
Telecommunication Facility can only be carried out if a permit is ’granted by DNRM, who
assesses the application against the regional vegetation management codes. No permit is
required to clear regulated regrowth; however the department must be notified of the
intended clearing and compliance with the regrowth vegetation code.
6.3.1 Regrowth Vegetation
Under the VMA the subject site is mapped as containing a small area of High Value
Regrowth Vegetation that is classified as containing ’Of Concern regional Ecosystems’
and two ’Regrowth Watercourses (Stream Order 1)’ (refer to Figure 6.1 below and
Appendix 5 Environmental Searches). In accordance with the Regrowth Vegetation
-
Code a Regrowth Watercourse classified as Stream Order 1 requires a minimum stream
protection distance of 10 metres. A portion of the proposed compound (8 x 10m) is
located within the mapped Regrowth vegetation however, the proposed development will
not require a permit or notification to the DNRM as it is located in a cleared area, and the
proposal does not require removal of any vegetation. The proposed development is also
setback approximately 300 m from the closest regrowth watercourse.
"
~ C?
~
I \ -’,
r
.. o;-~_
-,
~f
/’ $
Legend:
IiQW Vegetation ManagementACI E.~:eJ>tlslllejJl’OWIh
Habitat with example l.~d IIumbllf
,
~ Great Banier Reel Wet..nd Proteclion Area
c::::J Hi h value regrowth vegetation containillQ
E’n1Iangered regiorl81 ecosystems ;.’\.
c::::J High 1IIlue l1!gI’owth vegetlltliln cont’lllnl’ljj
orCone"," region’" eCOfVGtems
c::::J High vahle’ regrowth vegetation tNt it.
l.e8st Concern reQ al ll.cosY5lelll
_ Rempen!VejJetation
IRefer to the Vegetation Mlmagement Acllf!Olonal
ecosystem anRamnant Map ,Iso ovd.blo fromthe
Oepsrtmenl 01 Enviroomelll .nd ReaOurc.:M&nllllement
website tor fwtheJ information on these areasl
[ ’HorH’emnant
NBN-4NBZ-4POM-5135 -
Boreen Point Page 23
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6.3.2 Remnant Vegetation
Under the VMA, the subject site is mapped as predominantly ’Plantation Forest’ and
containing small portions of Remnant Vegetation that is an ’of concern’ regional
ecosystem and Remnant Vegetation that is a ’least concern’ regional ecosystem (refer to
Figure 6.2 below). Parts of this vegetation are also identified as being Essential Habitat.
The proposed development will not require a permit or notification to the DNRM as, it is
located in a cleared area, approximately 400 m from the assessable vegetation, and the
proposal does not require removal of any vegetation.
/’"-
./
/’
_ Remnant vegetation contailing endangered
regional ecosystems
_ Remnant vegetation conta.,lng of concern
regional ecosystems
..Remnant vegetation that is a least concern
regional ecosystem
~ Plantation Forest
~ Dam or Reservoir
c:::::::J Remnant Vegetation
c:::::::J PMAV Category X area
c:::::::J Vegetation Management Act Essential Habitat
r further Information on VMA Essential Habhat,
please see the attached VMA Essential Habitat map.
6.4 State Planning Policy Framework
A State Planning Policy (SPP)is a statutory instrument developed by the Queensland
State Government under the Sustainable Planning Act 2009 (or the former Integrated
Planning Act 1997) on matters of State interest. SPPs apply when development is
assessed, land is designated for community infrastructure, and when proposed new
planning schemes are made or amended under the SPA. The state planning policies
(SPP)below are current. State planning policies developed under the Integrated Planning
Act 1997 remain current under the Sustainable Planning Act 2009. There are currently
NBN-4NBZ-4POM-5135 - Boreen Point Page 24
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twelve (12) active SPPs, one (1) of which applies to the proposed development, as
demonstrated in Table 6.1 below.
SPP 1/92 -
Development and the Not Applicable
Conservation of Agricultural Land This SPP lapsed on the 18 December 2012 and has been
replaced by SPP 1/12 Protection of Queensland’s Strategic
Cropping Land (Referto SPP 1/12 below for an assessment).
Notwithstanding this, the site is identified within the Noosa
Plan 2009 -
Natural Resources Overlay .as containing
Agricultural Land Conservation Areas (ALCA). However the
proposed fa lity is located approximately 600m to’ the south
east of the mapped ALCA and will not impact on the current
or future use of the land as agricultural land. Furthermore, the
establishment of the proposed facility will occupy a relatively
small lease area (80 m2) of the total 106 ha site area. The
facility is also located on the periphery of the site and on
cleared land to avoid interference. Additionally the proposed
use for a telecommunication facility will not affect the
agricultural practices on site as the proposal is not for a
habitable or sensitive land use, and if the facility is no longer
operational the site can be easily decommissioned and the
land rehabilitated.
SPP 1/02 -
Development in the Not Applicable
Vicinity of Certain Airports and The subject site is located within an area defined in Annex 1.
Aviation Facilities of’the SPP. However, the site is not identified within the
Noosa Plan 2009 as being located within the Joint
Obstruction Clearance Surfaces of the Sunshine Coast
airport. The proposal will not have an impact on the safe
on of the facil
SPP 2/02 Planning and Managing
-
Development Involving Acid Sulfate The subject site is located within a local government area
Soils listed in Annex 1 of the SPP. The site is identified within the
Noosa Plan 2009 -
Natural Hazard Bushfire & Acid Sulphate
Soils Overlay as containing both High (0 5 f\1 AHD)and Low
-
(5 20m AHD) Potential Acid Sulfate Soils. The facility has
-
been sit d within the High Potential Acid Sulfate Soils area.
However, the works do not involve excavating more than 100
m3 of soil or :tilling more than 500 m3 of material as specified
in section 2.3 of the SP
NBN-4NBZ-4POM-5135 -
Boreen Point Page 25
Page 28
... ,,-, ’"-~
~ "
, ,
\ I
\l
~
~ . ,.<>
~
,,’
SPP 1/03 -
Mitigating the Impacts Applicable
of Flood, Bushfire and Landslide The subject site is in a local government area listed in Annex
2 of the SPP. The subject site is also identified on the Natural
Hazard: Landslide & Flooding Overlay as containing a ’Flood
Hazard Area’ and containing small portions of land ’Subject
to minimum floor height. In addition the Natural Hazard:
Bushfire & Acid Sulfate Soils Overlay identifies the subject
site as containing ’Medium Bushfire Hazard Areas’.
However, the use will not increase the risk or impact of a
natural hazard since it is already cleared of vegetation, where
the foundations and earthworks are to follow engineering
design standards and will not use equipment that significantly
increases the risk of fire. Although the land is susceptible to
some low levels of flooding and drainage problems, the
proposed Telecommunication Facility, is not for a habitable
use and has been sited and designed with raised equipment
cabinets on elevated grillage to minimise the hazards
associated with flooding. The proposed development is not
listed in A 1.1 Annex 1 and will not result in an increased risk
of flood, bushfire or landslide for the area and therefore
complies with the SPP.
SPP 1/07 -
Housing and Not Applicable
Residential Development This SPP has no effect in assessing development
applications and the proposed use is not for housing and
residential development.
SPP 2/07 -
Protection of Extractive Not Applicable
Resources The site is not located in a Key Resource Area or identified
within the Noosa Plan 2009 Natural Resources Overlay as
-
containing Key Resource Areas.
SPP 2/10 -
South East Not Applicable
Queensland Koala Conservation The subject site is located within a local government area
listed within Section 2.4 of the SPP and is covered by the
South East Queensland Koala Protection Area Koala Habitat
Values mapping as containing ’low to medium value
bushland habitat’. However, the SPP does not apply to
development for a MCU which does not require the removal
of vegetation, and additionally, the subject lot is not located
within a Koala Assessable Development Area of the SEQ
Koala Conservation State Planning Regulatory Provisions
(SPRP).
SPP 3/10 -
Acceleration of Not Applicable
Compliance Assessment The proposal does not seek compliance assessment for
Reconfiguration of Lot or Operational Works.
SPP 4/10 -
Healthy Waterways Not Applicable
The location of the proposed facility is situated on land that is
in proximity to Lake Cootharaba, however the proposed
facility will be located approximately 200 m west of the edge
of the lake and is not likely to have any notable impact on the
water body given the facility will utilise the existing access
tracks and works do not involve excavating more than 100 m3
of soil.
SPP 5/10 -
Air, Noise and Not Applicable
Hazardous Materials The subject site is not located within a Management Area
listed under Schedule 5 of the SPP.
SPP 3/11 Coastal Protection Not Applicable
This SPP has been
suspended by the Draft Coastal
Protection State Planning Regulatory Provision (Refer to
section 6.5 below).
NBN-4NBZ-4POM-5135 -
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SPP 4/11 Protecting wetlands of NotApp
high ecological significance in The proposed site is not located within the Great Barrier Reef
Great Barrier Reef catchments catchment area.
SPP 1/12 Protection of Not Applicable
Queensland’s Strategic Cropping The subject site is located in an area identified as Potential
Land Strategic Cropping Land, however the proposed development
footprint will not be more than 750 m2, and there are no
reconfigurations of a lot proposed. Therefore the SPP does
not the dev ent ication.
Temporary SPP 2/12 Planning for Not
Prosperity The proposed site is currently used for farming purposes.
Notwithstanding this the current and future capabilities of the
site will not be affected with the establishment of the
proposed facility as the facility will occupy a relatively small
lease area (80 m2) of the total 106 ha of land; and has been
intentionally located adjacent to the south eastern property
boundary to minimise interference with farming activities. In
addition the proposed facility will provide the ne ssary
infrastructure and fixed wireless services to improve the
economic growth and long term sustainability of the Boreen
Point area. This SPP is otherwise not applicable in assessing
the devel ication.
6.5 Draft Coastal Protection State Planning Regulatory
Provision
The Draft Coastal Protection State Planning Regulatory Provision (the draft SPRP) was
released (October 2012) to simplify and streamline planning, assessment and approval
processes for development in Queensland’s coastal zone.
The draft SPRP ensures the government manages development in Queensland’s coastal
zone and grows .the economy, while balancing environmental and social resources for
present and future generations.
It will provide certainty for coastal planning while the state government reviews and
undertakes consultation on the Queensland Coastal Plan including the State Planning
Policy 3/11: Coastal Protection.
The draft SPRP does not apply in assessing this development application as it is not
identified as any of the prescribed types of development applications set out under Part 2,
Section 2.1 (1), namely;
. for impact assessable development in a coastal management district by an
assessment manager
. considered by the chief executive administering the Coastal Protection and
Management Act 1995 as assessment manager in accordance with the
Sustainable Planning R,egulation 2009
. for development in a coastal management district by an agency with jurisdiction
under the Coastal Protection and Management Act 1995
. for a master plan application.
6.6 Regional Plan
The proposed development falls within the south-east Queensland region which is covered
under the South East Queensland Regional Plan 2009-2031 (Regional Plan). The
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Regional Plan covers Noosa in the north, the New South Wales-Queensland border in the
south, and Toowoomba in the west.
The Regional Plan allocates all land into one of three land use categories; Regional
Landscape and Rural Production Area, Urban Footprint and Rural Living Area. These
categories provide the spatial context for the regulatory provisions of the Regional Plan.
The subject site falls within the Regional Landscape and Rural Production Area under the
Regional Plan and is not within the identified Urban Footprint boundaries.
The Regional Landscape and Rural Production Area identifies land with regional
landscape, rural production or other non-urban values. It protects this land from
inappropriate development, particularly urban or rural residential development.
The proposed development is identified as an urban activity under the Regional Plan and
is generally consistent with the development outcomes for urban activities outside the
Urban Footprint. Division 2, Section 2.1, Table 2E of the SEQRP SPRP identifies the
referral assessment criteria for Material Change of Use development outside the Urban
Footprint where:
1. A material change of use for an industrial and commercial purpose having a GFA of no
more than 750 m2 on the premises where -
(a)any incidental retail activity on the premises is no more than 50 m2; and
(b)any associated outdoor area on the premises is no more than 1500 m2.
The proposed facility is compliant with the provisions of the SPRP because the site:
. has a total footprint less than 750 m2
. will not trigger any incidental retail activity; and
. does not contain any outdoor areas on the premises.
In addition, the facility will provide a service for community benefit without compromising
the productive capacity of the site by supporting economy and employment provisions of
the Sunshine Coast area identified by the Regional Plan as follows:
’The small rural hinterland centres and surrounding rural production areas will
continue to play an important role in diversifying the Sunshine Coast’s economy
and lifestyle. They will also support the long-term sustainability of rural areas. The
encouragement of home-based businesses and rural enterprises with access to
high-speed broadband telecommunications provides additional economic and
’
employment growth opportunities outside the Urban Footprint.
6.7 Referral Agencies
There are no referral agencies applicable to this development.
6.8 Local Government Regulatory Framework
6.8.1 Planning Scheme use definition
The proposed development is defined within the Noosa Plan 2009 (the Noosa Plan) as
follows:
.
Primary Use: ’Infrastructure Uses’
. Use Class: ’Service and utility’
. Use: ’Type 3 Tower’
NBN-4NBZ-4POM-5135 -
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Type 3 Tower is defined as: ’The use of/premises for a tower, antennas or mast and
supporting shelter or equipment, in the provision or supply of electricity or
telecommunications. The use excludes facilities deemed to be "Low Impact Facilities"
under the Telecommunication (Low Impact Facility) Determination Act 1997, and excludes
power poles. The use includes a telecommunication tower, wind turbine, high voltage
transmission lines (110kv or greater).’
6.8.2 Zoning
This site is within the ’Boreen Point, Kin Kin & Cootharaba -
Rural Zone’ of the Noosa
Plan 2009. The propose Material Change of Use for a ’Type 3 Tower’ will be Impact
Assessable (Inconsistent) within this zone according to Table 4.6 of the Noosa Plan
2009. Figure 6.3 below indicates the zoning of the site.
Legend:
DDetached Hous~ng
DVillage Mbc
DCommunity Services
.lndu$tfY
.
.Rural Settlement
.
.Rural
oOp n Space Recreation
.Open Space Conservation
6.8.3 Overlays
The subject site is identified on four (4)applicable overlays as outlined under the Noosa
.
Plan 2009. The applicable overlays are as follows:
.
Biodiversity Overlay -
the subject site is identified as containing’’Environmental
Protection Areas’ and ’Watercourses and Drainage Lines’ (Refert figure 6.4)
. Natural Hazard: Landslide & Flooding Overlay -
the subject site is identified as
containing a ’Flood Hazard Area’ and also contains portions of land ’Subject to
minimum floor height’. (Referto figure 6.5)
NBN-4NBZ-4POM-5135 -
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. Natural Hazard: Bushfire & Acid Sulfate Soils Overlay -
the subject site is
"’I-
identified as containing both High and Low Potential Acid Sulfate Areas, as well as
~
’Medium Bushfire Hazard Areas’. (Refer to figure 6.6)
. Natural Resources Overlay the subject site is identified
-
as containing an
’Agricultural Land Conservation Area’. (Referto figure 6.7)
Watercourses and
Drainage Lines
[:~j:;] Ripa an Buffer Area
.
Environmental Protection .Area
III Environmental Enhancement Area
~~.~~J KoaIa H abitatArea
’:’;.;A;.:! .
6.4: Biodiversity Overlay -
Map OM1.1 (Source: Noosa Plan 2009)
’.’;"
.’
NBN-4NBZ-4POM-5135 -
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Page 33
,-
Legend:
Extent,of
...
Flood Map,pJng
_ Flood Hl.nrct ArfIa
t&
rI;~;~l Al:eIl,Sllbject
.........~
:
MJo Floor IHeight
,
Landslide & Flooding Overlay -
Map OM1.3 (Source:Noosa’Plan 2~09)
Legend:
.
High Bushflre Hazard Area
.
Mediwn Bushfire Hazard Area
~ High Potential Acld’SI,Ilfate Area O.5m AHD
~ Low Potential Acid Sulfate Area 5-20m AHD
Figure 6.6: Natural Bushfire & Acid Sulfate Soils Overlay -
Map OM1.4:(Source: Noosa Plan 2009)
NBN-4NBZ-4POM-5135 -
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Page 34
./
(
I
r
I
I
I
I
legend:
, Coastal Protection
L.- Area
Agricultural land
II Conservation Area
(AlCA)
NBN-4NBZ-4POM-5135 -
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Page 35
7.0 PLANNING CONSIDERATIONS
This section of the report assesses the proposal against the relevant provisions of the
Planning Scheme which include the relevant codes.
7.1 Desired Environmental Outcomes
As the proposed use is identified as Impact Assessable and an inconsistent land use
within the Rural Zone, assessment against the DEO~s of the Noosa Plan 2009 is required.
There are twelve (12)categories of DEOs within the Noosa Plan 2009, five (5)of which
are considered to be relevant to this proposal. Demonstration of compliance with the
relevant DEO’s is contained below.
3.1.3 (a)Agric /tura/ Uses Complies.
Agricultural industry is maintained by- The subject site is currently used for
(i) conserving land for economically farming purposes, predominately forestry
viable and environmentally and logging. However, the proposed
sustainable agricultural purposes; development will not compromise the
(H) preventing the fragmentation of capabilities or practices of the site or
good quality agricultural land; surrounding land uses as the establishment
(iii) facilitating the growth of non- of the proposed facility will occupy a
traditional, though high value, crops relatively small lease area (80m2) of the
which have minimal impact on the total 106ha of land and is also located on
natural environment or adjacent the periphery of the site on cleared land to
crops; avoid interference.
(iv)facilitating the growth of non-
traditional animal husbandry The introduction of fixed wireless coverage
practices such as aquaculture where will enhance the community’s potential in
it does not alienate good quality regard to economic wellbeing and social
agricultural land or have a growth. Fixed wireless in Soreen Point
detrimental impact upon the which is identified as a ’Village Centre’ on
environment; the Noosa Plan Strategy Map will aid
(v) protecting agricultural pursuits from economic and social growth and
incompatible uses; diversification within the agricultural sectors
(vi)facilitating the growth of farm of the shire, and create an opportunity for
forestry practices; supplementary incomes and business
(vH)value adding to farm produce to pursuits.
enhance economic viability; and
(viii) adopting water and energy Therefore the proposal is consistent with
efficient practices. DEO 3.1.3 (a).
3.1.3 (c)Community Uses and facilities Complies.
An adequate range of community services The
proposed development is considered
and facilities supporting the physical, safety, an essential community service for
,
,
artistic and social needs of the community residents within the Soreen Point locality.
are equitably distributed having regard to
the- The proposed facility will provide improved
(i) Location and density of housing network access to remote locations within
(H) Location of transport infrastructure the region to help service current and future
(Hi) Location of business centres residents needs by providing access to
Social economic and efficient and reliable broadband services.
NBN-4NBZ-4POM-5135 - Boreen Point Page 33
Page 36
patterns of Noosa; and The use has been appropriately located on
(v) Functions of towns and villages the periphery of the Soreen Point ’Village
Centre’ as identified on the Noosa Plan
Strategy Map andadjacent to other
community services, including significant
transport and electricity infrastructure and is
well removed from community sensitive
locations.
For these reasons the proposal is
consistent with OEO 3.1.3 (c).
3.1.3 (d)Heritage Complies.
The indigenous and non-indigenous history, The proposed development will be located
,
i
culture and traditions are reflected in the on freehold land for which there are no
built and natural heritage of Noosa and are heritage items identified.
preserved for future generations.
Therefore the proposal is consistent with
OEO 3.1.3Jdl
3.1.3 (g) Open space, environment and Complies.
conservation functions The subject site is not identified as being
Networks of open space and natural located in an open space corridor and the
habitat, vegetated lands, and riparian zones specific location of the facility is not within
along watercourses- existing native vegetation as outlined on
(i) Are sensitively managed and Map 4 Open Space Networks. The proposal
protected from any adverse is appropriately located within a low density
impacts, including cumulative rural area used for agricultural purposes
impacts, resulting from and will not require vegetation removal. In
development; addition the proposed facility has been
(ii) Set Noosa apart from other coastal setback from environmentally sensitive
parts of south-east Queensland areas (e.g. 400m away from identified
by strongly protecting the natural Remnant Vegetation and 200m from Lake
environment Cootharaba) to avoid areas of significant
(iii) Support the economy through the natural resources and minimise potential
tourism industry environmental impacts associated with the
(iv) Define the boundaries to or of each development.
of the distinct localities of Noosa;
(v) Protect water quality, landscape Additionally, the subject site is heavily
stability and biodiversity vegetated by a combination of the pine
(vi)Provide passive, nature-based plantation and existing mature vegetation
recreational and educational which borders the subject site and road
opportunities; network. Onsite and nearby vegetation will
(vii)Enhance visual amenity; and provide significant screening benefits and
(viii) Provide linkages beyond the facility has been designed as a slim line
Noosa’s boundaries. monopole, which can be colour matched to
the surrounding vegetation.
The introduction of fixed wireless coverage
will enhance thecommunity’s potential in
regard to economic wellbeing and social
growth of the wider Noosa area. Fixed
wireless in the Soreen Point area will aid
economic and social growth and
diversification within the tourism sectors of
the shire.
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The proposal does not involve the
implementation of. .
passive nature-based
recreational and educational opportunities,
however not withstanding this the proposed
facility is set back on a private property and
will not adversely impact or remove
opportunities for recreational or educational
facilities to occur.
There are no other significant conservation
present within the subject site.
areas
For
reasons the
these proposal is
consistent with DEO 3.1.3 (g).
"3.1.3 (I) Infrastructure and services Complies.
(i) The efficient provision and use of The proposed use for a telecommunications
services such as water, sewerage, power, facility is identified as an infrastructure
telecommunications and waste disposal, service as per DEO 3.1.3 (I).
caters for the needs of residents and
visitors, relative to their location within The locality of Boreen Point has been
Noosa identified for development of a new facility
(ii) the ongoing viability of existing to provide broadband services to residents,
infrastructure uses and facilities are visitors and businesses within the area. The
protected from the impacts of future facility will serve as a key link in the NBN
development. network, shooting information to Boreen
Point North.
,-
To mini mise amenity impacts, the facility
has been appropriately co-located with
existing infrastructural
uses the in
surrounding area including powerlines and
poles.
The siting of this facility’ has been a
strategic and comprehensive process
undertaken to provide an efficient and high
quality service to the community, whilst
mlnlmising potential impacts on the
environment.
Existing infrastructure uses within the area
will not be impacted by the development.
Instead the proposed facility will provide
telecommunications services and
infrastructure and thus an. opportunity for
other mobile phone carriers to collocate
which will increase the efficient provision of
telecommunications services in the Boreen
Point Area.
For these reasons, the proposal is
considered to comply with the intent of OED
3.1.3 (I).
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7.2 Applicable Codes
This section contains the applicable codes for the proposed development. The Noosa Plan
2009 sets out the Codes and those of which are applicable to this application are outlined
hereunder;
. Boreen Point, Kin Kin & Cootharaba Locality Code
. Infrastructure Uses Code
. Earthworks Code
. Landscaping Code
.
Driveways and Carparking Code
. Biodiversity Overlay the subject site is identified as containing ’Environmental
-
Protection Areas’ and ’Water courses and Drainage Lines’ (Refer to figure 6.4)
. Natural Hazard Overlay: Landslide & Flooding Overlay the subject site is
-
identified as containing a ’Flood Hazard Area’ and also contains portions of
land ’Subject to minimum floor height’ and the Bushfire & Acid Sulfate Soils
Overlay -
the subject site is identified as containing both High and Low
Potential Acid Sulfate Areas, as well as ’Medium Bushfire Hazard Areas’.
(Refer to figure 6.5 and 6.6)
. Natural Resources Overlay the subject site is identified as containing an
-
’Agricultural Land Conservation Area’. (Refer to figure 6.7)
7.2.1 Boreen Point, Kin Kin & Cootharaba Locality Code
A ’Tower’ in the Boreen Point, Kin Kin & Cootharaba Locality is assessable against the
Boreen Point, Kin Kin & Cootharaba Locality Code. The Overall Outcomes for the Boreen
Point, Kin Kin & Cootharaba Locality which are relevant to the current proposal are
addressed below.
a) New uses and works are located, designed and managed to-
i. be compatible with other uses and works;
ii. maintain the safety ofpeople and works;
iii. avoid significant adverse impacts on the amenity enjoyed by users of other
premises, including impacts on acoustic and visual qualities; and
iv. avoid significant adverse effects on the natural environment, including native
habitat removal, fragmentation and attrition;
b) The remote setting, small scale village focus, agricultural and natural environmental
values of the locality are maintained and enhanced;
c) The rural and bushland character and lifestyle enjoyed by residents and visitors is
retained;
d) Rural lands are protected and made available for sustainable Agricultural Uses;
e) Agricultural Uses provide for appropriate value adding on site, where amenity impacts
can be avoided;
f) The natural environmental and cultural heritage values of the locality are well conserved
and well managed, including-
i. Cooloola section of Great Sandy National Park, Cooloothin Conservation Park, Mill
Point, Borg Park, the Kin Kin Junction Arboretum and Wahpunga School Park;
ii. the riparian zones of the Noosa River, Cooloothin Creek, Kin Kin Creek, its many
tributaries and other watercourses;
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Hi. Lake Cootharaba and its riparian zones;iv Woondum, Toolara and Ringtail State
Forests;
iv. the Kin Kin Memorial School ofArts, Country Life Hotel, St Luke’s Church, Kin Kin
Junction Uniting Church, Kin Kin State School, Kin Kin Masonic Lodge, Former Kin
Kin Post Office, Kin Kin General Store, Former Kin Kin Junction State School
(sportsground clubhouse), Former ES & A Bank and Residence, ’Bangunyah’
Private Residence, and Former WD. Francis House amongst others;
g)Areas used or suitable for rural or extractive uses are protected from land uses which
would impact on the utilisation of the extract ve resources;
h) Residential development, including short stay visitor accommodation in the form of bed
and breakfast accommodatjon, is of a scale consistent with its natural and rural setting and
is focused on the rural villages of Kin Kin and Boreen Point;
i) Pomona Kin Kin Gympie Road, Sister Tree Creek Road, Cootharaba Road, Dr
- -
Pages Road, Junction Road, Kinmond Creek Road, Main Street, Lake Flat Road,
McKinnon Drive, Neusavale Road, Laguna Street and Louis Bazzo Drive, are protected as
part of th(3 major road network.
j) The function, safety and visual amenity of the major road network are protected and
enhanced;
k) Open space networks are protected and enhanced to provide recreational,
environmental and aesthetic amenity opportunities across the localy;
I) Kin Kin village and Boreen Point village are the urban focal points, supporting the only
urban settlement in the locality, and consolidated through the provision of an appropriate
level of service to residents of the locality;
t) For the Rural Zone-rural land is protected and appropriately managed such that the
scenic and environmental values, the distinct rural amenity and -agricultural productivity of
the locality are preserved and are not adversely impacted as a consequence of
development on or adjacent to that land;
Compliance
Development for a ’Tower’ is recognised as an Inconsistent land use within the Soreen
Point; Kin Kin & Cootharaba Locality Rural Zone. However, the proposed subject site is
-
considered appropriate to accommodate the proposed facility whilst. minimising potential
visual and amenity impacts. In order to achieve this, a comprehensive site selection
process was undertaken prior to identifying a preferred site for the development of a new
facility. This process involved consideration to not only meeting the coverage objectives,
but also minimising visual and amenity impacts to the surrounding area.
The facility is considered to be appropriately located with other compatible uses and works
as the subject site is predominantly used for pine tree harvesting and logging and contains
existing infrastructure including the existing energex network which runs from north to
south through the centre of the subject site. Fixed wireless coverage in the Soreen Point
area will also aid economic development through potentially increasing business growth
and education potential within the township identified as a identified as a ’Village Centre’
on the Noosa Plan Strategy Map.
Significant areas of mature vegetation on site and within the surrounding area which will
provide screening benefits in all directions from the adjacent properties, transport routes
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and recreational users of Lake Cootharaba. Existing vegetation in the surrounding area
will mitigate views from multiple views as follows:
. It is anticipated that the headframe of the facility will only be seen above the
existing tree canopy when viewed by recreational users of Lake Cootharaba, as
there is a 200m buffer of dense vegetation (where the tallest tree is 25m high)
separating the facility from edge of Lake Cootharaba;
. When viewed from Lake Flat Road the facility will only become intermittently
visible at a few minor clearings in the vegetation which aligns the road network;
and
. The existing vegetation buffer aligning the southern lot boundary which will
separate and screen the facility from the closest residential dwellings situated
south west of the facility.
The current site is considered to demonstrate an appropriate balance of the above overall
outcomes whereby the facility has been appropriately located within an area which is
characterised by a predominantly low density rural area and will provide improved network
access to remote locations within the region. In conjunction with the natural vegetation
screening, the proposed location also provides an adequate separation distance from
community sensitive land uses and residential dwellings to assist in minimise the v.isual
obtrusiveness of the facility as follows:
. Sited on the periphery of the township approximately 1 km from Boreen Point
Village;
. Setback more than 240m from the closest and only three (3)residential dwellings
within a 500m radius; and
. Setback from all public open space areas including but not limited to;
o More than 200 m from the edge of Lake Cootharaba
o More than 700 m from Coates Park (Coates Drive)
o More than 1 km from Boreen Field Park
o More than 1 km from Berg Park (Mango Lane)
o More than 1.2 km from Boreen Point Foreshore Park
While it is acknowledged that the proposed facility will be an addition to the locality; it will
not obstruct any significant views or landmarks in the community. This is because the
location of the facility and wider vicinity of the area is not identified as containing any
significant areas, viewpoints or movement corridors in the Planning Scheme maps, namely
as follows;
. The subject site is not identified on the Strategy Plan, Noosa Trail Network Map
Transport Map as being located adjacent to or within vicinity to a Major Road
or
Network;
. The subject site is not identified on the Noosa Trail Network Map as being
located adjacent to or within vicinity to any Existing or Future Trail Network;
. The subject site is not identified on the Pathways and Trunk Network
Infrastructure Map as being located within proximity of any pathways or
bikepaths; and
. The subject site is not identified on the Heritage Overlay as being located
within proximity to any heritage sites or character areas.
In addition, visual impacts will be further mitigated by the slimline monopole design and
be colour matched to the
surroundings (if requested by Council). Therefore it is
considered that the proposed facility will be effectively screened from nearby residential
dwellings and other scenic vistas and views from the surrounding area. Refer to Section
8.1 for further visual assessment.
The proposed facility has been appropriately located within a low density rural area and
will not adversely impact the rural zone as the facility has been intentionally located on
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private rural land to avoid areas of significant natural resources and minimise potential
environmental impacts associated with the development. The subject site is not identified
as being located in an open space corridor and the specific location of th!3 facility is not
within existing native vegetation as outlined on Map 4 Open Space Networks. The
establishment of the monopole on the subject site will not affect the farming capabilities of
the site as it will occupy a relatively small lease area (80m2)of the total 106ha of land and
is located on the periphery outside the area of productive land. It is also located a
sufficient buffer distance from environmentally sensitive locations and no vegetation
removal is required.
For these reasons the proposal is considered to comply with the Overall Outcomes of the
Soreen Point, Kin Kin & Cootharaba Locality. Further compliance with the Specific
Outcomes and Probable Solutions is included in Appendix 4 Code Table Assessment.
-
7.2.2 Infrastructure Uses Code
A ’Tower’ is considered as an Infrastructure Use within the Noosa Plan 2009 and is
therefore assessable against the Infrastructure Uses Code. The overall outcomes for the
Infrastructure Uses Code are contained below.
14.37.2
a) Residents and visitors have access to adequate levels of infrastructure to meet
.
their needs;
b) Infrastructure Uses do not detract from the visual amenity of the major road
network nor on the rural or residential amenity enjoyed by residents of and visitors
to Noosa;
c) Facilities are co-located where appropriate and practical;
d) Infrastructure uses are energy efficient;
e) Infrastructure Uses do not pose a threat to public safety;
f) The natural character and environmental values of Noosa are protected from
adverse ifTJpacts associated with Infrastructure Uses; and
g) Convenient, comfortable and safe access is provided with the design of
infrastru.cture U$es.
Compliance
The propos d telecommunications facility is considered to be appropriately located in
order to provide the Soreen Point locality with essential communication services, whilst
mitigating potential visual and amenity impacts.
The introduction of fixed wireless coverage will enhance the community’s potential in
regard to economic and social growth by providing equitable high speed and reliable
internet and communications, not currently prOVided throughout rural areas. Fixed wireless
in the Soreen Point area will aid economic development through potentially increasing
business growth, increased education potential and opportunities for residents/farmers to
pursue supplementary incomes through alternative business’pursuits; ultimately improving
the long term sustainability of Soreen Point. Additionally, the introduction of a
Telecommunication Facility will create an ~pportunity for other carriers to co-locate.
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The proposed facility comprises a 10m x 8 m lease area to be located in the southern
portion of the subject site. It is considered that the facility has been sited appropriately to
minimise detrimental environmental impacts. The location of the facility supports
compliance with the infrastructure code as follows:
. The proposed facility has been appropriately sited on the periphery of the
township and located as far away from residential dwellings as possible while still
being capable of providing service across the township;
. The establishment of the monopole on the subject site will not affect the
agricultural capabilities as it will occupy a relatively small lease area (80m2)of the
total 106ha of land and is located on the periphery of the site outside the area of
productive land;
. the proposed facility is located a sufficient buffer distance from environmentally
sensitive locations and no vegetation removal will be required; and
. The proposal will have negligible impact on the environmental quality, ecological
values or the nature in the region as it is located in a modified rural area
The proposed facility is for a 30 m monopole and associated infrastructure. It is considered
the facility has been located and designed appropriately to minimise detrimental visual
impacts. Site location and design elements of the proposal that support visual compliance
with this Code are as follows:
. The proposed development has been setback over 1 km from the Soreen Point
Village;
. The facility has been located on a site surrounded by heavily vegetated areas
which will provide significant screening benefits from all areas of Soreen Point, but
in particular the residential dwellings to the south east, Lake Cootharaba to the
east, Lake Flat Road and the Soreen Point township; and
. The facility has been designed with the minimal required height and as a slim line
monopole, which can be colour matched to the surrounding vegetation;
The facility has been intentionally located within private land for which there is existing
access available. The site access is considered to be appropriate given the NSN Co
facility will not be a significant generator of traffic and is not anticipated to adversely impact
on the surrounding road network or residential amenity. The proposed facility will also
have restrictions aimed at preventing public access, including a secured compound fence
with a locked gate and warning signs placed around the facility.
It is considered the proposed facility is not inconsistent with the character of the area as it
has been appropriately located in a rural area where similar infrastructure is located, such
as powerlines, as they provide a necessary service.
For these reasons the proposal is considered to comply with the overall outcomes for the
Infrastructure Uses Code. Further compliance with the Specific Outcomes and Probable
Solutions of the Infrastructure Uses Code is included in Appendix 4 -
Code Table
Assessment
7.2.3 Earthworks Code
The Overall Outcomes of the Earthworks Code are the following -
(a) To ensure that earthworks do not unreasonably impact on the natural environment
or other properties with regard to -
(i) Land stability (including differential settlement or expansion in reactive
soils);
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(H) Contamination of land;
(Hi) Flooding and drainage;
(iv) Groundwater, watercourses and wetlands;
(v) Loss of native remnant or regrowth vegetation; and
(b) Earthworks are designed and constructed to be structurally sound.
Compliance
The proposed facility will be located within a lease area of approximately 80m2.
Earthworks required to construct the facility will be minimal, limited to the extent required
I ,
to establish appropriate foundations for the monopole and will not result in any adverse
impacts on land stability, drainage, soil disturbance or existing amenity.
The proposed development will not impact on land stability as the facility has been sited
\
outside of areas identified as ’Landslide Hazard Area’ on the Natural Hazard: Landslide & ,
Flooding Overlay.
Although the land is susceptible to periodic flooding and drainage issues, the proposed
Telecommunication Facility is not for a habitable use and has been sited and designed to
minimise the hazards associated with flooding as follows;
. The foundations and earthworks are to follow engineering design standards and
stormwater dissipation is provided through the proposed gravel compound finish;
. The proposed facility will include an elevated steel grillage to raise the equipment
shelters;
. Any discharge points will not affect downstream, upstream or underground streams
on any adjoining properties as the facility has been located away from
watercourses and does not produce effluent run off.
The facility is not located within proximity to any wetlands and no native remnant or
regrowth vegetation clearing is required. In addition the proposal for a Telecommunication
Facility is not a habitable use, does not generate effluent run off and has been setback
approximately 200 m from the edge of Lake Cootharaba and over 300 m from the closest
Regrowth Watercourse.
For these reasons, the propqsed development is considered to comply with the intent and
overall outcomes of the Earthworks Code, and further assessment is not required.
7.2.4 Landscaphlg Code
The Code for Landscaping is required to be assessed as part of this application. The
Overall Outcomes of th s code state the following:
a) retains, reinforces and enhances the natural landscape character of the site,
streetscape and locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic
and cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian
zones to protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration
of stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density
commensurate with building height, bulk and scale to buffer development and
conflicting land uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and\
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
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Compliance
The current development does not propose the establishment of additional landscaping.
Although the subject site predominately contains pines trees for timber harvesting,
corridors and areas of existing mature remnant and regrowth vegetation existing around
the proposed facility which are unlikely to be removed. The proposed facility in an area
which is bordered by this existing mature vegetation will help reduce visual dominance.
Additionally, the facility only requires a small footprint area (80m2)and does not require
, \
the removal of vegetation. Additional landscaping to screen the facility is not considered
necessary.
Therefore, the proposal is considered to have a minimal impact on the natural landscape
or built environment as the existing mature vegetation will be maintained and will act as a
buffer.
7.2.5 Driveways and Carparking Code
The Code for Driveways and Carparking is required to be assessed as part of this
application. The Overall Outcomes of this code are:
a) Safe and reasonable access to and from vehicle accommodation and standing
areas within a property and from the public road is provided;
b) The safety ofpedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and
nonmotorised transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed
to be safe and functional and meet the reasonable requirements of the particular
land use;
e) Adequate provision is made for the standing, parking, loading and unloading,
access and manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
II g) Adequate monetary contributions are made in circumstances where Council
considers the provision of external parking will fulfill the parking demand generated
by the development and will not have an adverse impact on existing public parking;
and
h) Vehicular access does not impact adversely upon existing landscaping or native
vegetation. Settling
Compliance
The car parking requirements in the Code for Driveways and Carparking does not provide
a parking requirement for an ’Infrastructure Use’. However, the points below demonstrate
a general compliance with the intent of the code:
I I . Access to theproperty is currently provided via the existing crossover on the
property boundary and via Lake Flat Road and intemal access track
northern
(approximately 17km long);
. This access track is considered to provide safe and convenient access to meet the
needs of the maintenance vehicles which will infrequently access the site;
. Adequate provision has been allocated for service vehicles to access the site and
park whilst undertaking maintenance works;
. The proposed development will not increase the number of people living or working
in the area and does not require the provision of any formal parking; and
I
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. The site access is considered to be appropriate given the NBN Co facility will not
be a significant generator of traffic and is not anticipated to adversely impact on the
surrounding road network or residential amenity.
For these reasons, the development is considered to comply with the Driveways and
Carparking Code.
7.2.6 Biodiversity Overlay Code
I
The subject lot is identified ascontaining ’Watercourses and Drainage Lines’ and ;I
’Environmental Protection Areas’ within the Biodiversity Overlay. The Overall Outcomes
relevant to the subject site are as follows:
a) The natural resources of the former Noosa Shire are conserved including- "
(i) land which is of scenic, cultural, historical, educational, recreational, scientific,
ecological, biodiversity, economic, social or aesthetic value;
(ii) soil or landforms such as watercourses, drainage lines, foreshores, dunes and
steep slopes;
(iii) the ecosystem health and quality of the water, land and other natural resources;
and
(iv) the extent and condition of native and remnant vegetation, including wetlands and
areas of significant regrowth of local origin;
b) The biological diversity of native flora and fauna and their habitats is maintained;
c) Wildlife corridors, vegetation links and riparian vegetation are conserved, managed and
rehabilitate,d to ensure the long term ecological viability and sustainability of native flora
and fauna species;
d) Activities that may impact upon vegetation are managed so as to minimise the impact
upon Noosa’s natural resources, including-
(i) the ecological values of water catchment areas;
(ii) that part of the natural environment that may be environmentally harmed by
vermin, pests, noxious plants or threats such as fire, development and
inappropriate land management; and
(iii) vistas and scenic amenity of the landscape;
f) The replanting or rehabilitation of degraded ecosystems and habitat is achieved;
f) In the case of urban areas, urban amenity, quality of life and ecosystem health is
maintained and enhanced.
Compliance
The proposed facility has been located within a private rural property which is currently
used for farming purposes and outside of areas mapped as ’Riparian Buffer Area’, ’Koala
Habitat Area’ and ’Environmental Enhancement Area’ on the Biodiversity Overlay.
Although the subject site is mapped as containing ’Watercourses and Drainage Lines’ and
’Environmental Protection Areas’, the location of the facility is well removed from these
identified natural areas and within a highly modified rural environment. Additionally, the
development will occupy a small footprint within the site (80 m2) and will involve only minor
excavation works during construction of the facility. As such, the development will not
impact on existing ecological processes or natural drainage systems within the site as it is
setback over 300 m from the closest regrowth watercourse and will not involve the
removal of any vegetation.
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For these reasons, the proposed is considered to comply with the Overall Outcomes of the
Biodiversity Overlay Code, and further assessment is not required.
7.2.7 Natural Hazards Overlay Code
The subject site is identified as containing ’Flood Hazard Area’ and ’Subject to minimum
floor height’ within the Landslide & Flooding Overlay (refer to Figure 6.5) as well as
’Medium Bushfire Hazard Area’ and’ High -
Low Potential Acid Sulfate Areas’ within the
Bushfire & Acid Sulfate Soils Overlay (refer to Figure 6.6). The Overall Outcomes relevant
to the subject site are as follows:
a) development in areas at risk from natural hazards is compatible with the nature of
the natural hazard;
b) the risk to people, property and the natural environment from natural hazards is
minimised;
c) development does not result in a material increase in the extent or severity of
natural hazards; and
d) for acid sulfate areas-the generation or release of acid and associated metal
contaminants into the environment is avoided
Compliance
Although the proposed facility is located within a Medium Bushfire Hazard area, the
proposed use will not increase the risk or impact of this natural hazard since it is already
cleared of vegetation where the foundations and earthworks are to follow engineering
design standards and will not use equipment that significantly increases the risk of fire. In
addition no buildings are proposed and the proposed development for a
Telecommunication Facility is not considered to be a habitable use and will not result in an
additional increase in the number of people living, working or congregating in the Bushfire
Hazard Area.
The facility is also identified as containing ’High Potential Acid Sulfate Soils’ between 0 m-
5 m AHD. The proposal is for a 30 m monopole to be located at approximately 11 m AHD
natural ground level. The proposed development complies with the overall outcomes of the
Natural Hazards Overlay Code as it is not anticipated to involve excavation of more than
100 m3 or filling of more than 500 m3 nor is excavation expected to be undertaken below 5
m AHD natural ground level. As such, the proposed development will not result in the
disturbance of acid sulfate soils and reflects the State Planning Policy 2/02 Planning and
Managing Development involving Acid Sulfate Soils.
The proposed facility will also be located outside of ’Landslide Hazard Areas’ as identified
on the Natural Hazard: Landslide & Flooding Overlay. Therefore the proposed use will not
increase the risk or impact of this natural hazard as it will be constructed on level land
which does not slope and is not considered to be unstable. Earthworks required to
construct the facility will be minimal and will not result in any adverse impacts on land
,
I stability.
The proposed facility is located within a ’Flood Hazard Area’ and on land ’Subject to
minimum floor height’ as identified on the Natural Hazard: Landslide & Flooding Overlay.
However the proposed telecommunication facility is not for a habitable use and has been
sited and designed with raised equipment cabinets on elevated grillage to minimise the
hazards associated with flooding. The proposed will not result in an increased risk of flood,
bushfire or landslide for the area and reflects the State Planning Policy 1/03 Mitigating the
Impacts of Flood, Bushfire and Landslide.
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For these reasons, the proposed development is considered to comply with the Natural
Hazards Area Code and further assessment is not considered necessary.
7.2.8 Natural Resources Overlay Code
The subject site is id~ntified as containing ’Agricultural Land Conservation Areas’ within
the Natural Resources Overlay (refer to Figure 6.7).The Overall Outcomes relevant to the
subject site are as follows:
a) for agricultural land conservation areas-
I. the use of good quality agricultural land for agriculture is not adversely affected by
other forms of development; and
II. uses that are able to be located elsewhere do not locate within agricultural land
conservation areas;
Compliance
The site is identified on the Natural Resources Overlay as containing Agricultural Land
Conservation Areas (ALCA)however the proposed facility is located approximately 600 m
to the south east of the ALCA and not located within a Coastal Protection Area.
Furthermore, the establishment of the proposed facility will occupy a relatively small lease
area (80 m2) of the total 106ha site area and has been 10Gated on the periphery of the site
to avoid interference. The proposed use for a telecommunication facility will not affect the
current or future agricultural practices site as the proposal is not for a habitable or
sensitive land use, and if the facility is no longer operational the site can be easily
decommissioned and the land rehabilitated. As such, the proposed development will not
result in the disturbance of agricultural land conservation areas and reflects the State
Planning Policy 1/12 Protection of Queensland’s Strategic Cropping Land.
, ’
NBN-4NBZ-4POM-5135 -
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8.0 OTHER
ENVIRONMENTAL
CONSTRAINTS AND OPPORTUNITIES
8.1 Visual Amenity and Setting
NSN has endeavoured to strike a balance between providing services and minimising any
visual impact on the community and local environment. Telecommunication facilities need
to be located in or near the area for which they are designated to provide or improve
coverage. This particular location was partly chosen as it provides a significant element of
separation from nearby sensitive land uses whilst meeting the required radio frequency
(RF)coverage for the Soreen Point area. The height of the proposed tower is the minimum
required to achieve NSN RF objectives.
The wider area of Soreen Point is characterised by large farming properties, heavily
vegetated areas and large rural-residential allotments. The subject site is located
approximately 1 km north west of the Soreen Point township. The subject property is
~. currently used for farming purposes, predominately forestry and logging. The proposed
facility will comprise an 8 m x 10m lease area to be located adjacent to the south eastern
lot boundary of the site. Figure 8.1 below demonstrates the characteristics of the subject
site.
’
I
Although the subject site predominantly contains pine trees for timber harvesting, there are
also corridors and areas of exiting mature remnant and regrowth vegetation which will
never be removed. Figure 8.2 provides an aerial photograph demonstrating the existence
I ’ of existing mature vegetation in the surrounding area which will provide screening benefits
NBN-4NBZ-4POM-5135 -
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in all directions from the adjacent properties, transport routes and recreational users of
Lake Cootharaba.
I
-,’
Figure 8.2: Subject-site nd surrounds d m nstrating existing-mature vegetation ili the wider vicinity
which will provide for visual screening benefits (Source: http://maps.sunshinecoast.qld.gov.au)
As indicated in Figure 8.2 existing mature vegetation aligns Lake Flat Road and provides
a buffer from Lake Cootharaba which is located approxi_mately 200 m east of the
proposed facility. This separation distance in conjunction with the mature vegetation
corridor where the tallest trees are approximately 25 m in height will, screen the majority
of the facility from recreational users on Lake Cootharaba who will only see the
hea’dframe of the facility above the existing tree canopy. Additionally when viewing the
facility from Lake Flat Road, the facility will only become intermittently visible at a few
minor clearings in the vegetation along the road. These views are not anticipated to be
visually obtrusive as Lake Flat Road is travelled by motor vehicles only at a constant
speed and does not provide any opportunities for vehicles to become stationary.
Figure 8.3 and 8.4 below illustrates the current appearance of the site when viewed from
Lake Flat Road and the existence of trees which align the road network.
, ,
NBN-4NBZ-4POM-5135 -
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,
\
Figure 8.3: View looking north-west towards proposed location of the facility (arrowed)from lake Flat Road
ng nort towards proposed location of the facility (arrowed)from lake Flat Road
and driveway to closest residential dwellings
NBN-4NBZ-4POM-5135 -
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The previous figure 8.2 also illustrates the exi~ting vegetation buffer aligning the southern
lot boundary which will screen the facility.from the closest residential dwellings situated
south west of the facility. Again the existing vegetation in association with the adequate
setbacks of over 240 m from the closest dwellings will provide a degree of screening and
assist in minimising the visual dominance of the structure when viewed from the.closest
residential dwellings.
Figure 8.5 illustrates a view looking west demonstrating the buffer of mature vegetation on
the southern property boundary which will s parate the proposed facility from the closest
residential dwellings~ When viewed from the nearby residential dwellings it is anticipated
I I
that only the top of the facility will be. visible. Furthermore these views are not anticipated
to be visually pbtrusive or detract from the natu~allandscape and character of the area.
.1
,
8.5: ng .southern boundary (arrowed)and other
existing ’mature,vegetation on’the property which will provide for visual screening benefits to.the
.
adjoining prop~rti’es (looking west)
"
In conjunction with the natural v~getation screening, the proposed location also provides
an adequate separation distance and setbacks from community sensitive locations which
will also assist in mir;Jimisi’rig the’visual obtrusiveness of the facility as follows:
. The proposed facility is’ apprqpriately sited on the periphery of the township
(approximately 1 km fn;>m Boreen Point Vi,lIage);
. The proposed location is setback more than 240 m from the closest and only three
(3)residential dwellings ’within a 500 m radius; and.
. Setback from li public open space areas including but not limited to;
o More than 200 m"from the edg.e. f lake Cootharaba
.
o More than 700 !11 fr.om Coate~ Park (Coates Drive
o More than 1 km from Boreen Field Park
o More than 1.2 km from Boreen Point Foreshore Park
NBN-4NBZ-4POM-5135 -
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Figure 8.6 below illustrates the view looking north (taken from the ancillary shed) towards
the existing energex network which runs from north to south through the subject site. The
existing power corridor can also be seen in previous Figure 8.2 and demonstrates the
facility has been appropriately located on a site that contains existing infrastructure.
,
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Figure 8.6: View looking north (taken from the ancillary shed)towards the existing energex network
which runs from north to south through the subject site.
While it is acknowledged that proposed facility will be an addition to the locality; it will not
obstruct any significant views or landmarks in the community. This is because the location
" of the facility and wider vicinity of the area is not identified as containing any significant
areas, viewpoints or movement corridors in the Planning Scheme maps, namely as
follows;
. The subject site is not identified on the Strategy Plan, Noosa Trail Network Map
or Transport Map as being located adjacent to or within vicinity to a Major Road
Network;
. The subject site is not identified on the Noosa Trail Network Map as being
located adjacent to or within vicinity to any Existing or Future Trail Network;
. The subject site is not identified on the Pathways and Trunk Network
Infrastructure Map as being located within proximity of any pathways or
bikepaths; and
. The subject site is not identified on the Heritage Overlay as being located
within proximity to any heritage sites or character areas.
It is therefore considered the facility has been located and designed appropriately to
minimise detrimental visual and environmental impacts. Once established the monopole
will not adversely impact upon the environment or scenic amenity as:
NBN-4NBZ-4POM-5135 -
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,
!
I
. The proposed facility is appropriately located in a rural area that is not void of
man-made structures such as power lines and sealed roads. In this context, the
proposed facility is a typical form of urban infrastructuJe used to support improved
telecommunication coverage in urban and rural areas:
. The proposed facility is located a sufficient buffer distance from environmentally
sensitive locations and no vegetation removal will be required;
. The facility has been located on a site surrounded by heavily vegetated areas
which will provide significant screening benefits from all areas of Boreen Point, but
in. particular the residential dwellings to the south east, Lake Cootharaba to the
east, Lake Flat Road and the Boreen Point township;
. The proposed facility is setback over 700 m from all public open spaces within the
wider area, specifically 1 km from the. Boreen Point Sorts and Recreational Park
.
I.
nd Centre and 1.2 km from Boreen Point Foreshore Park;
. The monopole was selected .for the proposal due to its slim line appearance and
minimal visual obtrusiveness when viewed from a distance; and
.. The monopole design is deemed to be more appropriate than a lattice tower as it
can be painteq a colour that will provide for visual integration and camouflage the
..
facility with the surrounding landscape and vegetation
’,-
The proposed facility has been appropriately sited on the periphery of the.township and
located as far aw~y from residential dwellings as p0~sible whilst still being capabl of
prQviding service across the township and having minimal effect on the scenic amenity of
the area.: While it is acknowledged that the proposed facility will be an addition ’to the
locality, communication facilities are now ar acceptable part of the landscape (much like
powerlines) as they provide a necessary service and essentially contribute to the well eing
to the Boreen Point area.
8.2 Heritage
In order to determine any possible natural or cultural values of stpte or national
significance- associated with the site, a search was conducted through the’ relevant
Heritage’ Registers (refer to Appendix 5). There are no known items of cultural, historical
or environmental h’eritage significance located in the vicinity of the proposal site.
8.3 Electricallnte erehce and Grounding of the Facility
The NBN fixed wireless broadband network is licensed by the Australian Communications
and Media Authority (ACMA)for the exclusive use of the OFDMA2400 frequency band. As
NBN Cd is.the exclusive licensee of this sub-band, emissions from NBN Co equipment
within the frequency band will not cau,se interference:
Filters also ensure, that each facility meets’the ACMA specifications for emission of
spurious signals outside the NBN Co frequency allocations. NBN Co will promptly
investigate any interference issues that a~e reported.
The facility is also grounded to the relevant Australian Standards -
that is, the facility will
be ’earthed’.
8.4 Erosion, Sedimentation Control and Waste Management
All erosion and sediment confro mitigation measures will be detailed in construction plans
and will comply with the Building Code of Australia and local Coundl standards. In
addition, contractors must comply with the ’NBN Construction Specification’ that requires
contractors to undertake the necessary erosion and sediment control measures in order to
’protect the surrounding environment. On completion of the installation, the site will be
NBN-4NBZ-4POM-5135 - Boreen Point Page 51
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restored and reinstated to an appropriate standard. No waste which requires collection or
disposal will be generated by the operation of the facility.
8.5 Remnant and Regrowth Vegetation
In order to determine any existing remnant and regrowth vegetation on site, a search was
conducted through the relevant environmental searches (refer to Appendix 5). Under the
VMA the subject site is mapped containing both Regrowth and Remnant Regional
as
Ecosystems. The proposed development will not require a permit or notification to the
DNRM as it will be located in a cleared area and appropriately set back from the identified
Remnant Vegetation.
8.6 Flora and Fauna & Endangered Species
In order to determine any possible Endangered Species associated with the site an EPBC
report was obtained (refer to Appendix 5). The EPBC Act Protected Matters Report
illustrates that some endangered species are present within the 1 km radius search ring;
however the proposal for a Telecommunication Facility is not considered an activity that
will have a significant impact on any threatened or migratory species in the area.
8.7 Social and Economic Impacts
High quality broadband internet access is a necessary service in modern society. Initially,
small to medium business customers accounted for a significant part of the demand for
broadband technology, but broadband services have now been embraced by the general
public. Usage of broadband services continues to widen as new technologies become
progressively more affordable and accessible for the wider community.
The proposed development will provide significantly enhanced fixed wireless broadband
coverage to the locality of Boreen Point. This will be of particular benefit to existing rural
businesses and dwellings in the locality.
The new National Broadband Network will provide the community with far greater access
to high quality broadband services. Reliable broadband internet is important to facilitate
the economic growth of communities, and the facility is likely to have significant social and
economic benefits for the local community.
8.8 Public Safety
8.8.1 Radiofrequency Emissions
In relation to public safety and specifically Electromagnetic Emissions (EME)and public
health, NBN Cooperates within the operational standards set by the Australian
Communication and Media Authority (ACMA)and Australian Radiation Protection and
Nuclear Safety Agency (ARPANSA). ARPANSA is a Federal Government agency
incorporated under the Health and Ageing portfolio and is charged with the responsibility
for protecting the health and safety of both people and the environment from the harmful
effects of radiation (ionising and non-ionising).
All NBN Co installations are designed and certified by qualified professionals in
accordance with all relevant Australian Standards. This ensures that the NBN Co facility
does not result in any increase in the level of risk to the public. This facility is to be
operated in compliance with the mandatory standard for human exposure to EME -
currently the Radio communications (Electromagnetic Radiation Human Exposure)
Standard 2003. The EME Report associated with this site is included in Appendix 6. The
report shows that the maximum predicted EME level will equate to 0.052% or greater than
\
NBN-4NBZ-4POM-5135 -
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II
4,760 times below the maximum exposure limit. This is substantially less than 1 % of the
maximum allowable exposure limit (where 100% of the limit is still considered to be safe).
Moreover, all NBN Co equipment has the following features, all of which mini mise the
amounts of energy used and emitted:
. Dynamic/Adaptive Power Control is a network feature that automatically adjusts (’""
the power and hence minimises EME from the facility.
. Varying the facility’s transmit power to the minimal required level, minimising EME
from the network, and
. Discontinuous transmission, a feature that reduces EME emissions by
automatically switching the transmitter off when no data is being sent.
8.8.2 Access
The ProP9sed facility will have restrictions aimed at preventing public access, including a
secured compound fence with a locked gate and warning signs placed around the facility.
8.9 The Public Interest and the Benefits of Telecommunications .-’-
The proposed NBN Co facility will have significant benefit for residents in the Soreen Point
area. NBN Co believe that the public interest would be served by approval of the proposal,
providing benefits for enhanced broadband coverage in the area.
"
8.9.1 Other Benefits of Reliable Broadband Services
There are numerous other benefits of telecommunications connectivity, as follows: ".1
. There are many educational benefits justifying the implementation of the National
Broadband Network. Curriculum and data sharing, increased availability and
accessibility of research materials, and virtual classroom environments are good
examples. Such elements are particularly beneficial within a tertiary education
context.
. Businesses can, through internet usage, increase efficiency through time, resource
and monetary savings. Improved broadband services may effectively remove
physical distance and travel time as a barrier to business.
.
Imp,rovements to broadband services may also be of benefit for local employees,
by "enabling telecommuting and home business. The telecommuting trend is
""
heavily reliant on access to high quality internet services, and is anticipated to
continually increase in popularity.
The public benefits of access to high quality broadband have been widely acknowledged
for many years. Reliable internet access is now more than ever an integral component, so
much so that its absence is considered a social disadvantage.
8.9.2 Consultation
NBN Co is adopting a proactive, whole-of LGA approach to consultation for the Fixed
Wireless Network in the Sunshine Coast region. Following discussions with Council, NSN
Co have designed a Communications Plan which outlines the communications and
consultation approach supporting the rollout of the NBN Fixed Wireless network in the
Sunshine Coast LGA.
,
I
NBN-4NBZ-4POM-5135 -
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Prior to lodgement of the Development Application to Sunshine Coast Regional Council,
NBN Co and Aurecon held an Information Session for those residents that will receive the
NBN Co services. This involved a high level discussion of the proposed locations, facility
designs and topographical characteristics and constraints of the area.
Please refer to Appendix 7 for NBN Co’s Communications Plan and all material
advertised to date.
,...._
-’.
NBN-4NBZ-4POM-5135 -
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9.0 CONCLUSION"::;
The proposed NBN Co facility, compnslng a 30 metre high monopole with attached
antennas and outdoor cabinets has been sited in the most appropriate location whilst
ensuring adequate coverage is achieved.
The facility has been strategically sited and designed to mini mise visibility within the
surrounding environment as much as practicable. In this regard the proposal satisfies the
requirements of the Telecommunications Act 1997, whilst also addressing coverage
deficiencies within the local area.
J’o.
The proposal is also broadly consistent with the stated objectives of the Noosa Plan 2009.
It is considered that the proposal will provide an important community benefit to Boreen
Point by providing coordinated and open access shared communication infrastructure, and
therefore greatly improved fixed wireless broadband coverage within the local area.
NBN-4NBZ-4POM-5135 -
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Page 58
Appendix 1
Transmission Imagery
,..,
NBN-4NBZ-4POM-5135 -
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[OCR of page images]
Appendix 1
Transmission Imagery
NBN-4NBZ-4POM-5135 — Boreen Point Page 56
Page 59
NBN Co Fixed Wireless Network -
Sunshine Coast Regional Council
Pomona FAN (looking east from Boreen Point)
Page 60
Appendix 2
Copy of Title
NBN-4NBZ-4POM-5135 -
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[OCR of page images]
Appendix 2
Copy of Title
NBN-4NBZ-4POM-5135 — Boreen Point Page 57
Page 61
CURRENT TITLE SEARCH
DEPT OF NATURAL RESOURCES AND MINES, QUEENSLAND
Request No: 14374006
Search Date: 02/08/2012 16:17 Title Reference: 14511243
Date Created: 02/11/1970
Previous Title: 11860161
11901011
REGISTERED OWNER
Dealing No: 702814939 29/07/1998
GRAEME BERESFORD ARBUCKLE
ESTATE AND LAND
Estate in Fee Simple
LOT 2 REGISTERED PLAN 126723
County of MARCH Parish of NOOSA
Local Government: SUNSHINE COAST
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 11211183 (POR 147)
(POR 279)
Deed of Grant No. 11901011 (POR 73)
ADMINISTRATIVE ADVICES -
NIL
UNREGISTERED DEALINGS -
NIL
CERTIFICATE OF TITLE ISSUED -
No
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (DEPT OF NATURAL RESOURCES AND MINES) [2012]
Requested By: D APPLICATIONS SAI GLOBAL
Page 1/1
Printed by Espreon 02/08/201216:17 PM AEST For: LH Ref: N-4NBZ-4POM-5136-BOREEN P Page 1/1
Page 62
Appendix 3 Proposal Plans NBN-4NBZ-4POM-5135 - Boreen Point Page 58 [OCR of page images] Appendix 3 Proposal Plans NBN-4NBZ-4POM-5135 — Boreen Point Page 58
Page 63
Client:
DATE OF ISSUE
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STRUCTURAL
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ELECTRICAL
SOREEN POINT,
QLD 4565
Project
NATIONAL BROADBAND
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SITE No: 4POM-51-35-BRP
EME EXCLUSION ZONES BOREEN POINT
153 LAKE FLAT ROAD,
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REFERENCE DOCUMENTS
PRELIMINARY
02 22.01.13 TX l RF REVISED
01 14.01.13 PRELIMINARY ISSUE
Rev Date Revision Detais
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Aurecon Australia Pty Ltd ABN 54 005 139 873
DESIGNER: MR
PROJECT SUMMARY CHECKED: JR
PROPOSED NBN GREENFIELD 30m MONOPOLE APPROVED: JI
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LOT 2 ON RP126723, 153 LAKE FLAT ROAD, BOREEN POINT, QLD 4565
2. GENERAL
8. EXISTING SITE HAZARDS
THE FOLLOWING HAZARDS ARE PRESENT ON THIS SITE:
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COMMERCIAL FORESTRY PLANTATION
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PROPOSED NBN OUTDOOR CABINETS TO BE INST ALLED ON ELEVA TED STEEL GRILLAGE NO RET AINING WALLS ARE PROPOSED.
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PAINTING/WARNING LIGHTS TO COMPLY WITH STATUTORY ’Y
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QUALIFIED PERSONNEL ONL Y.
APPROVED: JI
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7. EXISTING SERVICES
THE CONTRACTOR SHALL IDENTIFY AND CONFIRM THE LOCA TlON OF ALL RELEVANT EXISTING SITE SPECIFIC NOTES
SERVICES AS REQUIRED PRIOR TO COMMENCEMENT OF WORKS. AND ANTENNA TABLE
ANTENNA SETOUT PLAN
SCALE 1:50 Drawing No. Revision
4POM-51-35-BRp.C1 02
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LOT 1
SP109944 aurecon
Aurecon Australia Ply Lid ABN 54 005 139 873
LEGEND
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EXISTING ELECTRICAL OVERHEAD
DESIGNER: MR
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APPROVED: JI
PROPERTY BOUNDARY
NOTES Drawing TItle:
NO RETAINING WALLS ARE PROPOSED. OVERALL
NO LANDSCAPING IS PROPOSED (REFER TO PLANNING REPORT).
SITE PLAN
NO STORMWA TER DETENTION IS REQUIRED.
OVERALL SITE PLAN
NO VEGETATION CLEARING IS REQUIRED.
PAINTING/WARNING LIGHTS TO COMPLY WITH STATUTORY SCALE 1:8000
Drawing No.
AUTHORITY REQUIREMENTS.
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ON PLATFORM HANDRAIL
PROPOSED NBN OUTDOOR CABINET
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PROPOSED NBN 2x LLPX411F-6- V1 PANEL BOREEN POINT,
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Drawing No.
PROPERTY BOUNDARY
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Page 67
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SITE No: 4POM-51-35-BRP
PROPOSED NBN OUTDOOR CABINET SOREEN POINT
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4POM-51-35-BRP-C4 02
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Page 68
Appendix 4
Code Table Assessment
Compliance with the Boreen Point, Kin Kin & Cootharaba Locality Code
-
_ -_ ~ v _
._ ~_)"..
.
,
( ,
i\ \ l
4.9 Effects of use
Amenity No solution provided. 01 -
Complies.
01 Uses are located, The proposed development will
designed and operated to not result in any impacts to
avoid significant adverse lighting, air quality, noise or
changes to the light, air accessibility conditions within the
quality, noise, accessibility or surrounding area.
other conditions enjoyed by
users of associated, adjoining Furthermore, potential visual and
or nearby uses. amenity impacts have been
considered through the
comprehensive site selection
process. An appropriate site has
been identified which is able to
meet the target coverage
objectives, as well as minimising
visual impacts to the surrounding
area associated with the proposed
development.
The subject site is considered
appropriately located given its
adequate separation distance from
community sensitive land uses.
Within a 500m radius of the facility
there is only three (3) existing
residential dwellings, with the
remainder of the surrounding area
characterised by large farming
properties, heavily vegetated
hinterland areas and large rural-
residential allotments which are
well removed from the subject site.
The presence of large areas of
mature vegetation within on the
property and within the
surrounding area, particularly to
the north, south and east, will act
to mitigate potential visual
impacts and help to provide
screening to the surrounding
residential dwellings, Boreen
Point Village and scenic vistas
such as Lake Cootharaba.
For these reasons, the subject site
is considered appropriate for the
Page 69
establishment of a new
telecommunications’ facility and
will result in minimal amenity
impacts.
Major Road Network No solution provided. 02 -
Complies.
02The function of, and visual The subject site is not located
amenity and character adjacent to a Major Road Network.
surrounding, the majorroad However the proposed facility is
network, including Pomona- located adjacent’to Lake Flat Road
Kin Kin-Wo,lvi Road, to the east. Views towards the
Cootharaba Road, Dr Pages facility from this road corridor are
Road and Sister Tree Creek considered to be limited given the
Road is protected and extent of matur vegetation which
enhanced. exists along the eastern lot
boundary of the property. At 30 m
in height, the majority of the
proposed facility will be screened
from view by this vegetation.
Additionally, views from passing
motorists will be of limited
duration. The facility is well
removed from other significant
transport routes.
Therefore the proposal complies
with 02.
4.10 Built Fonn
Density 53.1 For the Village Mix 03 - Not applicable.
03The density of Zone-residential density does The proposed facility is not a
development within the site not exceed a rate of 1 dwellng residential development. and is
area- unit per non-residential use. also not located within the Village
.
a) is compatible with Mix Zone.
surrounding development;
b) has a low site impact to However, the development
enhance the opportunity to footprint comprising an area of 80
maintain natural site m,2 is relatively minor and
characteristics, including consistent with the scale of existing
native vegetation and natural infrastructure in the surrounding
landforms. area (e.g. power stanchions and
light poles).
The slimiine monopole design (as
opposed to a lattice type structure)
will reduce the visual dominance
the structure when viewed from a
distan e including adjacent
properties, roads and
surrounding areas. Additionally, the
facility may be colour matched to
its surroundings (at the request of
council) to further reduce its visual
appearance.
Existing vegetation on site will be
retained and used to help screen
the proposed facility.
Page 70
Height S4.1 Buildings and other 04 -
Complies.
04 Buildings and other structures have a maximum The proposed development is
structures- building height of- located within the Rural Zone and
a) are low rise and present a a) if in the Rural or Rural comprises a monopole structure of
building height consistent with Settlement 30 m in height and therefore does
structures on adjoining and Zone-8m, or 9m where the not comply with the maximum
surrounding premises; pitched building height specified in S4.1
b) have a maximum building roof but no other part of the (a). However the use is considered
height of 2 storeys; building or structure exceeds to be compatible with the
c) do not visually dominate the 8m; or surrounding area and thus
street, surrounding spaces or b) if in the Industry Zone-10m complies with 04 for the following
the existing skyline; c) in all other zones- 8m. reasons:
d) preserve the amenity of . the development has been
surrounding premises located within an area which
including privacy, views and generally comprises of low
access to sunlight; density rural-residential
e) respect the scale of the development and is well
surrounding vegetation; and removed from neighbouring
f) respond to the topography residential dwellings and
of the site and minimises Boreen Point Village;
.
existing infrastructure uses in
the area (such as powerlines
and poles) will ensure the
facility is of a scale and
height consistent with the
surrounding environment;
.
existing vegetation within the
property and the wider
surrounding area will screen
the lower margins of the
facility; and
. the proposed height is the
minimum required to achieve
the required coverage
objectives.
(refer to Section 8.1 for additional
visual assessment)
For these reasons, the height of
the facility is considered to comply
with 04.
Setbacks S5.1 Buildings and structures 05 -
Complies.
05 Buildings and other comply with the setbacks Table 1.1 of Schedule 1 of the
structures are appropriately identified in Schedule 1- Noosa Plan 2009 specifies a
designed and sited to- Minimum Boundary Setbacks. minimum frontage and side
a) provide amenity for users of setback in the Rural Zone of 10m.
the premises, as well as
preserve the visual and The proposed facility is setback
acoustic privacy of adjoining approximately 400m from the
and nearby land uses; western lot boundary and
b) preserve existing approximately 1 km from the
vegetation that will buffer northern frontage to Lake Flat
the proposed building from Road which is compliant with S5.1.
adjoining uses; The proposed facility is sited on
c) allow for landscaping to be the southern boundary and located
provided between buildings; approximately 6m away from the
d) maintain the visual eastern boundary which is not
Page 71
continuity and pattern of consistent with S5.1. However, the
buildings and landscape location of the facility has been
elements within the street; and selected in an attempt to minimise
e) help protect the natural visual and amenity impacts, whilst
character and visual menity also avoiding the loss or
of the Noosa River system. fragmentation of productive rural
land. Therefore in this instance the
reduced boundary setbacks are
considered appropriate. These
setbacks are also compliant with
05 as the location will maintain the
visual amenity for those travelling
along the Lake Fl t Road and the
residential dwellirigs to the south
west.
The proposed facility is also
compliant with 05 as it is:
. well removed from community
sensitive locations, significant
areas of mature vegetation
exist on site and within the
surrounding area whiqh will
help to mitigate potential
visual impacts associated with
the development,
. is consistent with the visual
continuity of the surrounding
area as it has been co-located
with existing infrastructure
qses in the area (such as
power stanchions and light
poles)
. no landscaping or vegetation
removal is proposed as part
of this development and will
not impact on the Noosa
River system
Site cover No solution provided. 06~ Not Applicable.
06 The site cover of buildings The proposed facility is not a
and other roofed structures- building or roofed structure.
a) is of a .scale that is However, the development
compatible with surrounding footprint comprising an area of 80
development; m2 is relatively minor and
b)for a class 1 or cI.as$ 10a consistent with the scale of existing
structure with the Detached infrastructure in the surrounding
Housing Zone, does not area (e.g. power stanchions arid
exceed- light poles).
i. for a single storey
building -
50%; or The slimline monopole design (as
ii. for a building of 2 or opposed to a lattice type structure)
more storeys -
50% .
will reduce the visual dominance of
on the ground floor the structure when viewed from a
and 30% for the upper: distance including adjacent
storey(s), or 40% for properties, roads and other
all storeys for a surrounding areas. Additionally, the
building of 2 or more facility may be colour matched to
Page 72
..,-- ~ .. - -
-~"’
, ," ~
storeys; its surroundings (at the request of
c)for other classes within the council) to further reduce its visual
Detached Housing Zone -
appearance.
40%;
d) does not present an Existing vegetation on site will be
appearance of bulk to retained and used to help screen
adjacent properties, roads or the proposed facility (refer to
other areas in the vicinity of Section 8.1 for additional visual
the site; assessment).
e)maximises the retention of
existing vegetation and allows Therefore the proposal is
for additional soft landscaping consistent with 06.
between buildings;
f) allows for adequate area at
ground level for outdoor
recreation, entertainment,
clothes drying and other site
facilities; and
g)facilitates onsite stormwater
management and vehicular
access.
Flooding and drainage S7.1 For new buildings or 57.1 Not Applicable.
07Buildings and other works structures or additions of more The development is not for
are designed and sited to- than 50m2gross floor area to habitable use
a) provide flood free access to an existing building or
premises and flood free structure, floor levels for 57.2 Not Applicable.
habitable areas; habitable rooms are- No Council Infrastructure is
b) allow only minor, short term a)for areas where minimum available for use.
and infrequent flooding of non- floor levels are available-not
habitable areas; less than the specified level; 57.3 Not Applicable.
c) ensure carparking areas b) for areas where flood No car parking is proposed as part
can be adequately drained; modelling is of this development.
d) ensure drainage does not available-a minimum of
adversely impact upon other 500mm 57.4 Not Applicable.
premises; and above the modelled flood level; No basements are proposed as
e) ensure filling or excavation and part of this development.
does not adversely impact c)for areas where flood
upon other premises by- modelling is not available, a 57.5 Not Applicable.
i. causing ponding of minimum of 500mm above the No basements are proposed as
water on the site or highest known flood level; part of this development.
nearby land;
ii. increasing flooding, AND 07 -
Complies.
which adversely The proposed facility is located on
affects the safety or S7.2 Where Council the Natural Hazard: Landslide &
use of any land infrastructure is Flooding Overlay -
as containing a
upstream and available- ’Flood Hazard Area’ and land
downstream; and a) any drainage (from buildings ’Subject to minimum floor height’.
iii. adversely affecting and land)flows to that (Refer to figure 6.6). However, the
the flow of water in infrastructure; and proposed Telecommunications
any overland flow b) the infrastructure has the Facility is not for a habitable use
path. capacity to accept any and has been sited and designed
additional loading; to minimlse the hazards
associated with flooding.
AND
Notwithstanding this the
S7.3 Car parking and foundations and earthworks are to
maneuvering areas are follow engineering design
constructed at a level that standards and stormwater
Page 73
permits the parking area to dissipation is provided through the
drain from the site by gravity proposed gravel compound finish.
means, without the need for The proposed facility will include
mechanical an elevated steel grillage to raise
pumping; or the equipment shelters. Any
discharge points will not affect
S7.4 Basements for residential downstream, upstream or
uses have flood immunity underground streams on any
above the Q100 where adjoining properties.
alternative means to
mechanical pumping are used
to achieve such immunity; or
S7.5 Basements for non-
residential uses have flood
immunity above the Q100 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.
Sense of arrival to Kin Kin No solution provided. 08 - Not Applicable.
08 Uses, buildings, structures The proposed facility is not located
and other works do not have within the township of Kin Kin.
an adverse effect on the visual
amenity of the entry points to
Kin Kin village, including the
sense of arrival to the village
provided by-
a)the rural landscape
immediately prior to the
township;.
b) the avenue of pine trees
along Pomona-Kin Kin Road;
c)the Main Street/Pomona-
Kin Kin Road junction; and
d) Sister Tree Creek Road.
Visual amenity in Boreen No solution provided. 09 -
Complies.
Point village
The subject site is located outside
09 Uses, buildings, structures
of open space corridors and the
and other works do not have
specific location of the facility is
an adverse impact upon-
not within existing native
a)views to Lake Cootharaba
and beyond from roads and
vegetation as outlined on Map 4
Open Space Networks.
public open spaces; and
Additionally the subject site is not
b) the visual amenity from located on the. Heritage Overlay as
Louis Bazzo Drive, including
the sense of arrival in the
being located within proximity to
any heritage sites or character
village provided by-
areas.
the rural landscape
immediately prior to the
The proposed facility has been
village; and the vegetation on
lots at the western end of
appropriately located to minimise
visual and amenity impacts to
Laguna Street;
residential dwellings, Boreen Point
Village and scenic vistas within the
Page 74
, " -" - . ~ - v
’’’’’’1’
- - ,-...
wider area by:
. The corridor of mature
vegetation which separates
the facility from the edge of
the lake in conjunction with
the 200m setback will
mitigate potential visual
impacts from recreational
users of Lake Cootharaba.
. Although the
facility has
been sited adjacent to Lake
Flat Road (not identified as a
Major Road Network on the
Noosa Plan Strategy Map) a
sense of arrival into the
Boreen Point village will be
maintained as the facility will
only become intermittently
visible at a few minor
clearings in the vegetation
aligning the road. These
views are not anticipated to
be visually obtrusive as Lake
Flat Road is travelled by
motor vehicles only at a
constant speed and does not
provide any opportunities for
vehicles to become
stationary .
. At 30 m in height, the
majority of the proposed
facility will be screened from
view by this vegetation, of
which the tallest tree is 25 m.
. Visual impacts will be further
mitigated by the slimline
monopole design and be
colour matched to the
surroundings (if requested
by Council).
. The proposed facility has
been appropriately sited on
the periphery of the township
(approximately 1 km) which
will essentially help mitigate
any views from Louis Bazzo
Drive.
. It is also located an
appropriate setback from
community sensitive land
uses and residential dwellings
(setback more than 240m
from the closest and only
three (3) residential dwellings
within a 500m radius).
. The proposed facility is
setback over 1 km from
public open spaces within
Page 75
the wider area, specifically 1
km from the Boreen Point
Sorts and Recreational Park
and Centre and 1.2 km from
Boreen Point Campground
(refer to Section 8.1 for additional
visual’ assessment)
010 Uses, buildings, 010 -
Complies.
structures and other works The proposed facility will be
are designed and sited to approximately 5m above the
maintain the visual existing tree canopy where the
dominance of the tree canopy tallest tree is approximately 25 m
and other natural features high. The proposed height
along the water’s edge of however is essential to allow the
Lake Cootharaba; panel antennas to have clear line
of sight above the tree canopy to
the surrounding premises (radio
coverage), and also ensure that
the radio transmission dish has
clear line of sight to the adjoining
network facility to link the sites
back into the broader network.
011 Uses, buildings, 011 - Not applicable.
structures and other works on The proposed facility is not located
Boreen Parade and Urunga adjacent to Boreen Parade or
Parade maintain or improve Urunga Parade.
the visual amenity of this
esplanade.
Materials and finishes 512.1 Buildings and structures 012 -
Complies.
012 Buildings and other incorporate a mix of textured NBN Co proposes to construct a
structures use materials and external building materials, new Telecommunication Facility
finishes that complement the such as timber cladding and consisting of a 30 metre slim line
rural heritage character and corrugated iron roofs. mon_opole with three (3) panel
integrate with the surrounding antennas (1180mm x 300mm x
natural landscape. 115mm) which will be mounted to
a circular headfr me at a
. ....
. ..
. . centreline elevation of 30 metres.
Additionally one (1)parabolic dish
antenna is proposed. Two (2)
outdoor cabinets founded on a
concrete slab at the base of the
monopole are also proposed.
The monopole was selected for
the proposal due to its slim line
appearance and minimal visual
obtrusiveness when viewed from a
distance.
The monopole design is deemed
to be more appropriate than a
lattice tower as it can be painted
a colour (At Council’s request) that
will provide for visual integration
and camouflage the facility with
the surrounding landscape and
Page 76
.- . v <
, (~
- ... ~ - . -~, -
vegetation
Roof form 513.1 With the exception of 013 Not applicable.
-
013 Roof forms- industrial The proposed development does
a) contribute positively to the buildings the main roof of the not involve a building.
local skyline; building has a roof pitch no
b) complement the low rise less than 12 degrees and has
character of the locality; minimum 600mm eaves to at
c) use simple traditional roof least 75% of
designs, such as hipped, the perimeter of the building;
gabled and skill ion; and
d) do not create opportunities AND
for residents to overlook the
private open space areas of 513.2 Building and structures
neighbouring properties. do not include rooftop terraces.
510ping sites 514.1 Buildings are of split 014 - Not applicable.
014 On sloping sites, level design that step down the The proposed facility will be
buildings and structures are slope or have suspended floor developed on flat land for which
designed to maximise the use construction; (See Figure 4-1 minimal earthworks are required
of natural slope and minimise below) (refer to compliance with
the need for cut and fill. Earthworks Code at Section 7.2.3).
AND
514.2 Cut or fill is less than 2m
in depth relative to natural
ground surface;
AND
514.3 The distance between
the ground and the lowest part
of the floor of the building does
not exceed 3m to avoid large
under building areas.
Figure 8.1-Design for
sloping sites (suspended
floor)
I
_,,;:-~.
(7(r.r~-:.~’~
; ;;:’~,--1f
, ..
4.11 Environment, Conservation and Recreation
Environment & cultural No solution provided. 015 -
Complies.
heritage values The proposal is appropriately
015 There are no significant located within a low density rural
adverse effects on area used for
farming purposes
the biodiversity, natural and will require vegetation
not
vegetation, native wildlife, removal. The proposed facility has
habitats, landscape quality, been located outside of areas
water quality or cultural mapped as ’Riparian Buffer Area’,
heritage values, including ’Koala Habitat Area’ and
those related to- ’Environmental Enhancement
a) changes to natural Area’ on the Biodiversity Overlay.
Page 77
drainage; In addition the proposed facility
b) disturbance to any of the has been setback from
wetland systems; environmentally sensitive areas
c) management of landslide (e.g. 400m away from identified
and fire risk; Remnant Vegetation and 200m
d) erosion and the transport of from the edge of Lake
sediments off site; Cootharaba) to avoid areas of
e) unmanaged public access; significant natural resources and
f) effluent disposal minimise potential environmental
g) changes to fauna habitat impacts associated with the
and behaviour; and development.
h) disturbance of buildings
and features, including natural The proposed facility will be
features, of cultural heritage located away from wetland
significance. systems and will unlikely impact on
the natural drainage or cause
erosion of the land. Furthermore,
the foundations and earthworks
are to follow engineering. design
standards and stormwater
dissipation is provided through the
proposed gravel compound finish.
In addition no buildings are
proposed and a
..
....
Telecommunication Facility is not
a habitable use, therefore no
effluent run off will occur.
The proposed facility will also have
restrictions aimed at preventing
public access, including a secured
compound fence with a locked
gate and warning signs placed
around the facility.
Disturbance of cultural heritage
will not occur as the subject site is
not located on the Heritage
Overlay as being located within
proximity to any heritage sites or
character areas.
Therefore the proposal is
consistent with 015.
Page 78
~~ I,’ ~ ~
~-
~~",., ,,,-
~~~I""’:’~ -~.,..-
. . .
Noosa Trail Network No solution provided. 016 and 017 -
Not applicable.
016A comprehensive The subject site is not identified on
network of bridle trails and the Noosa Trail Network Map as
pedestrian and bicycle being located adjacent or within
linkages is established, proximity to a current or future
enhanced and protected identified trail network.
incorporating road reserves,
State forests, Council owned
land and private lands
consistent with the lifestyle
and outdoor recreation needs
of Noosa’s residents and
visitors;
AND
017 Existing and future S17.1 Development includes
pedestrian, bridle trail linkages to or between existing
and bicycle linkages are or future components of the
retained as part of an Noosa Trail Network, as
expansive trail network. indicated in Schedule 5 -
Map
3;
AND
S17.2 Development does not
have an adverse impact on the
access functions of the Noosa
Trail Network, including
severing of existing or future
linkages; or
S17.3 Alternative linkages to
those indicated in Schedule 5 -
Map 3 are provided;
AND
S17.4 Linkages to the Noosa
Trails 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.
Open space network 018 -
Not applicable.
018An integrated open space The subject site is located outside
network is established, of open space corridors and the
enhanced and protected specific location of the facility is
throughout the locality to- not within existing native
a) provide for both passive vegetation as outlined on Map 4
and active recreational Open Space Networks.
pursuits; Additionally the subject site is not
b) provide connectivity for located on the Heritage Overlay as
Page 79
pedestrians, cyclists, and being located within proximity to
horse riders; any heritage sites or character
c) provide habitat connectivity areas. Additionally the subject
for wildlife; site is not identified on
.
the
d) protect watercourses and Pathways and Trunk Network
drainage lines; Infrastructure Map as being
e) protect vegetation on steep located within
proximity of any
slopes; and pathways or bikepaths.
f)form a scenic backdrop for Notwithstanding this the proposed
residential development. facility will be setback behind
mature vegetation which will
screen and separate the facility
from Lake Cootharaba, Lake Flat
Road and nearby residential
dwellings.
...
063The following defined No solution provided 063 - Not applicable
uses and use classes are comment below). . .
consistent uses and are
..
_.
....
located in the Rural Zone- ...
. ..
a) All Agricultural Uses;
b) Commercial business
....
...
..
..
Type 3;
c) Home-based business;
d) Industrial business Type
3’
,
.. -
e) Retail business Type 1 if a . . .
roadside stall;
f) Retail business Type 3; . ...
g) Emergency service Type ..
2-
,
. .0. - -
.. h) Open space Type 2;
i) Detached house;.
j) Community residence;
. - . -
..
-
k) Ancillary dwelling unit;
I) Multiple housing Type 1;
and
m)Visitor accommodation
Types 1,2 or 3.
4.31 Inconsistent Uses
064 The following defined No solution provided 064 Does not comply.
-
uses and use classes are The proposed development is
inconsistent uses and are not identified as an Infrastructural
located in the Rural Zone- -Type 3 ’Tower under the
a) Commercial business Plan 2009 and is an i
Types 1 or2; use within the Rural Zone.
b) Entertainment and dining
business; However, the subject
c) Industrial business Type considered appropriate
1-
,
accommodate the use for
d) Retail business Type 1 following reasons:
and a roadside stall .
NBN Co have identified the need
e) Retail business Types 2, for a new telecomm unication
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