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Planning-report-12 Figbird Court 1 Dec 2021 Final
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Planning Report - proposed development at 12 Figbird Court Lake Macdonald. Prepared by Peter Rawlinson December 2021 Proposed Secondary Dwelling 12 Figbird Court Lake Macdonald (Lot 5 SP260164) Application for Code Assessment of proposal to erect a single storey, three-bedroom dwelling (146.74 SQM) and utilisation of the existing two-bedroom dwelling (approximately 81 SQM) as a Secondary Dwelling for related persons. 12 Figbird Court Lake Macdonald (Lot 5 SP260164). DA forms guide: Planning report template Page 1 of 48
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Contents 1.0 Summary...........................................................................................................................3 1.1 Development application details ................................................................................................3 1.2 Planning instrument details........................................................................................................3 1.3 Referral agencies........................................................................................................................4 2.0 Site details ........................................................................................................................5 2.1 Site description ..........................................................................................................................5 2.2 Surrounding land uses ................................................................................................................8 3.0 Proposed development details ..........................................................................................9 4.0 Planning assessment .......................................................................................................11 4.1 Pre-lodgement contact with Council.........................................................................................11 4.2 Key issues.................................................................................................................................12 4.3 Variations to planning provisions .............................................................................................19 4.4 Grounds for approval despite any conflicts...............................................................................22 5.0 Summary of supporting information................................................................................23 6.0 Conclusion......................................................................................................................24 7.0 Appendices.....................................................................................................................25 Appendix 1 Rural Zone Code Compliance Check...................................................................................25 Appendix 2 Low Density Housing Code Compliance Check ...................................................................29 Appendix 3 Biodiversity, Waterways and Wetlands Overlay Code Compliance Check ..........................33 Appendix 4 Regional Infrastructure Overlay Code Compliance Check...................................................44 Appendix 5 Metricon Building Plans Referred to in the Building Agreement ........................................48 Appendix 6 Global Testing Site Classification Report............................................................................48 Appendix 7 Global Testing Effluent Disposal Report.............................................................................48 Appendix 8 Fuji Clean Advanced Waste Water Treatment System Brochure ........................................48 Appendix 9 H2Gold Form 11 On-site Sewerage Treatment Plant Report ..............................................48 Appendix 10 Max Plungie Inclusions and Dimensions ..........................................................................48 DA forms guide: Planning report template | July 2017 Page 2 of 48
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1.0 Summary
1.1 Development application details
Proposed Proposed dwelling house consisting of one dwelling (single storey,
development: 146.74 SQM, three bedrooms) and use of the existing small dwelling
(single storey 82.4 SQM, two bedrooms) as a Secondary Dwelling
for related persons in conjunction with and subordinate to the
proposed dwelling house.
Type of approval Code assessment of Secondary Dwelling
sought:
Site address: 12 Figbird Court.
Lake Macdonald, Qld 4563
Real property Lot 5 SP260164.
description:
Site area: 9,749 SQM.
Assessment manager: Noosa Shire Council.
Owner details: Robin and Linda Cardno.
Applicant details:
1.2 Planning instrument details
State planning policy: 2.1 State Planning Policy
The Planning Minister is satisfied that the State Planning Policy (SPP) dated July
2017 is appropriately integrated in the Noosa Council's planning scheme in the
following ways:
Liveable communities and housing (Housing supply and diversity Liveable
communities)
Economic growth (Agriculture Development and construction Mining and
extractive resources Tourism)
Environment and heritage (Biodiversity Coastal environment Natural
hazards, risk and resilience - in part Cultural heritage Water quality)
Safety and resilience to hazards (Emissions and hazardous activities)
Infrastructure (Energy and water supply, Infrastructure integration,
Transport infrastructure, Strategic airports and aviation facilities)
2.1.1 State interests in the state planning policy not integrated or partly integrated
State Planning Policy (July 2017): (Natural hazards, risk and resilience -
coastal hazards - in part.
Regional plan: Shaping SEQ (SEQ Regional Plan 2017) (version commenced 11 August
Designation: 2017), Regional Landscape and Rural Production Area.
https://dsdmipprd.blob.core.windows.net/general/seqrp-2017-regulatory-
map-4.pdf
Note:
The SEQ Regional Plan (Shaping SEQ) regulatory provisions includes exemptions
(from regulation under Shaping SEQ) of material change of use for the purpose of a
dwelling (where owned by the same person on one title of land) within the Regional
landscape and rural production area.
Planning scheme: Noosa Plan 2020 (version commenced 25 September 2020)
Strategic framework: Development site is located in the Biodiversity Category (Map 4)
Ecological Linkage designation.
3.2.5 Noosa’s natural environment
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Management actions and land use planning decisions are focused on strengthening
and building linkages to facilitate ecosystem diversity and movement both within
and beyond Noosa Shire.
Zone: Rural zone
Level of assessment: Dwelling House
Accepted development subject to requirements except that some specific
requirements are not complied with elevating the proposal to Assessable
development and certain Overlay requirements requiring Code assessment.
Applicable overlays Areas subject to Biodiversity Overlay
MSES Environmental Values (Development site not affected by Overlay)
Area of Biodiversity Significance (Development site not affected by Overlay)
Area subject to Riparian Buffer Overlay
Riparian Buffer Overlay - Development site partly affected by overlay
Area subject to Bushfire Hazard Overlay
High Potential Bushfire Intensity (Development site not affected by Overlay)
Potential Impact Buffer - Development site partly affected by overlay
Regional Infrastructure Overlay Map
Water Resource Catchment – Development site substantially included in
overlay.
Water Supply Buffer Area – Development site substantially included in overlay.
Note
Where development is proposed on premises partly affected by an overlay, the
assessment benchmarks for the overlay only relate to the part of the premises
affected by the overlay
Applicable codes: Rural Zone Code
Acceptable outcomes AO2.4, AO7.1, AO7.2, AO7.3, AO8.4, AO8.5, AO12, AO13
and AO15 of the Rural Zone Code
Low Density Housing Code
Acceptable Outcomes AO2.1, AO3, AO5.2. AO5.3, AO8, AO9, AO12, AO13, AO14,
AO15, AO16, AO18, AO19, AO21 and AO22 of the Low Density Housing Code
Biodiversity, Waterways and Wetlands Overlay Code - Riparian buffer
zone Biodiversity, Waterways and Wetlands Overlay Code
Regional Infrastructure Overlay Code in a water resource catchment and
water supply buffer area Regional Infrastructure Overlay Code
Other plan maps Koala Habitat Area Map (KHA)
Koala Priority Area – Development site included in mapped area.
Core Koala Habitat Area (Development site not included in mapped area)
1.3 Referral agencies
Referral requirement
No applicable referrals relevant to the development application.
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Dwelling house for a single household and domestic outbuildings associated
with the dwelling.
Existing structures The site contains an existing 2-bedroom low set dwelling (82.4 SQM) and an
adjoining shed (81SQM) plus a second shed (approximately 150 SQM)
Figure 1 – Existing structures
Existing single
storey house &
shed floor plan
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Frontage and 4 metre frontage to Figbird Court
access
Topography and The site is located on a ridge line that runs parallel to the edge of lake
views Macdonald. The land form from the southern boundary of the site falls
21metres towards Lake Macdonald (230 metres from the bank of the lake).
The site has views of Lake Macdonald to the south. On the northern side of
the ridge the land falls 10 metres over a distance of approximately 220 metres
towards Figbird Court. To the north the views are more limited to the adjoining
property to the north and bushland to the east.
Figure 2 - Contours
Existing The site of the proposed development is cleared and contains no vegetation of
vegetation significance. The balance of the land is largely cleared with mown grassland.
Approximately 113 metres of driveway from Figbird Court passes through an
area of vegetation of biodiversity and State environmental significance which
is also part of the mapped Koala habitat. This protected vegetation is
approximately 100 metres from the site of the proposed development and is
not affected by the proposed development.
Existing Lake Macdonald is located 230 metres to the south of the site of the proposed
waterways development. There are no waterways traversing the land.
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Figure 3 - Location 12 Figbird Court Lake Macdonald DA forms guide: Planning report template | July 2017 Page 7 of 48
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses Photos
North 10 Figbird Court
Dwelling house on
9,2018 SQM
Figure 4 - 10 Figbird Court
South 7 Figbird Court
and Dwelling house on
East 78,401 SQM
Figure 5 – 7 Figbird Court
West 140 Collwood Road
Dwelling house on
155,696 SQM
Figure 6 – 140 Collwood Road
Figure - 7 Surrounding properties
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3.0 Proposed development details Table 3: Summary of development aspects Material change of use Building Single storey, 5.626 metres above building pad height Gross floor Gross floor area of dwelling 146.74 SQM area (GFA) Non GFA site Other areas Garage 36.38 SQM, Outdoor room 13.78 SQM, Portico 8.90 SQM use area Site coverage Proposed development 2.1% Car parking Two car garage DA forms guide: Planning report template | July 2017 Page 9 of 48
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Site access Via existing driveway connection to Figbird Court
Proposed No additional lots proposed
lots
Proposed Utilise existing 4 X 22,700 litre rainwater tanks (90,800 litres)
servicing
Proposed plunge pool (6 metres X 3 metres) estimated 20,000 litres capacity
arrangements
that can provide additional water for fire fighting purposes
Connection to existing 10 EP Fuji Clean Advanced Secondary Wastewater
Treatment System
Treated wastewater irrigation area
Electric solar panels and connection to existing property electricity supply
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4.0 Planning assessment
4.1 Pre-lodgement contact with Council
Pre-lodgement contact with Council to discuss planning requirements and key issues applicable to
this development application.
Table 4: Summary of key issues
The owner made enquiries of Council during the course of 2021 regarding a proposed new house
and the desire to include an existing two-bedroom house as a secondary dwelling (granny flat).
Responses received from Council to the owners’ initial enquiries are reproduced below.
Date Council response
24 February 2021 general In general, a secondary dwelling is anticipated in the Low Density Residential Zone, the Rural
advice received by email Zone or the Rural Residential Zone, as part of a dwelling house. They can be up to 65 square
metres in floor area and have 2 bedrooms. You will need to have a private building certifier
approve the new house and confirm the existing dwelling will be suitable to comply as a secondary
dwelling. Without knowing the address of your property, I can’t tell what other limitations may
apply to siting or anything. There are infrastructure contributions payable on the building approval.
25 February 2021 advice more As discussed, you would be required to lodge an application for a Secondary Dwelling as your
specific to the enquiry, existing house is over 65m2. Details on lodging an application can be found on Council’s website
I’ve checked the overlay mapping and the new house will also require you to lodge an application,
due to proximity to mapped Agricultural Land. As such, you would lodge a Material Change of Use
for a Dwelling house and secondary dwelling as a combined application.
The application fee would be $2.242.00
The infrastructure charge for a secondary dwelling at this location is approximately $5,500.
1 March 2021 advice more 12 Figbird Ct is in the Rural Zone, as such the use of a dwelling house is usually acceptable
specific to the enquiry, development which means typically it does not require a planning approval as long it meets all the
nominated acceptable outcomes of the applicable codes. The use of a dwelling house includes
the subordinate use of a secondary dwelling (granny flat), but subject to it complying with the
planning scheme.
In 2016 when you proposed a granny flat, Council staff advised that a second bedroom might be
acceptable but that a maximum floor area of 65 square metres would be necessary, on the basis it
was wheelchair accessible (being an increase from the usual maximum of 45 square metres at the
time). I understand you did not proceed with plans to build the additional dwelling at that stage.
Since that time we have had a change of planning scheme and secondary dwelling provisions
have become a bit more generous, but the acceptable outcomes of the current scheme allow for a
floor area of 65 square metres and 2 bedrooms. As you have suggested that the existing dwelling
is in the order of 76 square metres (give or take), it does not meet acceptable outcomes and would
require planning assessment to determine if it meets the performance outcomes.
Further, the acceptable outcomes say that a new house can’t be built closer than 200 metres from
land on an adjacent property included in the Rural zone and mapped as Agricultural Land
Conservation Area as shown in Agricultural Land Overlap Maps in schedule 2. As the property to
your west is mapped as agricultural land on both the planning scheme and the State’s Planning
Policy integrated mapping system, again planning assessment is needed to confirm development
of the house will not result in the loss or diminished productive capacity of agricultural land.
On face value, the proposal you’ve described to both myself and Tara would seem to be one
Council can support, however a development application for Material Change of Use is still
necessary so that officers can do a full assessment. The application fee of $2,242 has been
quoted to you.
The process for making a development application for material change of use is set out by the
State. These forms are at https://planning.dsdmip.qld.gov.au/planning/better-
development/application-forms-and-templates. The State produce a guide to these forms which I
have attached to this email. They include the forms on their website in a “Word” format which you
can type directly into and either print out or save as a PDF.
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Date Council response
The attached fact sheet might be helpful on navigating the process and the forms. As indicated
the applicable forms need to be accompanied by site plans and building plans.
One hour pre-lodgement meetings are available each week if you need detailed advice on
complex or advanced proposals. You can request an appointment by completing the Pre-
lodgement Meeting Request form which is at the following website:
https://www.noosa.qld.gov.au/planning-development/development-tools-guidelines/preparing-
applications . Having said that I do not think your proposal is either complex or advanced.
3 November 2021 We are able to support a 80m2 gross floor area secondary dwelling on the proviso that it is
adequately setback from the adjoining dwellings, it is located on a larger rural residential lot and
most importantly that the building is existing.
Please proceed with the application instructions provided to you …. You’ll also need a floor plan of
the secondary dwelling (can be the existing building plans) to be lodged with the house plans.
4.2 Key issues
1. A secondary dwelling on Rural zoned land is Accepted Development however the proposed
development does not comply with one of the Acceptable Outcomes - AO2.4. The development site is
closer than 200 metres from a small area of mapped Agricultural land conservation area on adjoining
parcels. Assessment is required against the Rural zone code.
2. A secondary dwelling is also subject to the Low-density housing code. If development complies with
some, but not all, acceptable outcomes, an application for Code Assessment is necessary and the
application is assessed against the relevant Performance Outcome(s). The secondary dwelling exceeds
the maximum gross floor area of 65 SQM in Acceptable outcome AO3 in the Low-density housing code.
3. Development within a Biodiversity, Waterways and Wetlands Overlay - Riparian buffer area requires
Code assessment (Table 5.9.2 Biodiversity, Waterways and Wetlands Overlay) against the Biodiversity,
Waterways and wetlands Overlay Code. The development is located partly within a Riparian buffer area
but is over 200 metres from Lake Macdonald and within an existing cleared area and avoids an area of
biodiversity significance and koala habitat.
4. Developments within the Regional Infrastructure Overlay - Water resource catchment and water supply
buffer area normally require code assessment (Table 5.9.9 Regional Infrastructure Overlay) against the
provisions of the Regional Infrastructure Overlay Code, except that Table 5.9.9 Regional infrastructure
overlay excludes a Material change of use where that change of use is “…in an existing building”, and “a
dwelling house on an existing lot”. Because there is currently one dwelling for a single household and
development will result in one dwelling for a single household, a secondary dwelling and domestic
outbuildings associated with either dwelling (defined as a Dwelling house in the planning scheme) the
proposal may not trigger Code assessment under this overlay.
4.2.1 Rural Zone Code
Table 6.8.3.3 – Criteria for assessment
Agricultural Land Conservation Area
Performance outcomes Acceptable Outcomes Response
Role and function
PO2 AO2.4 The map below shows the location of
Development does not result in the loss No sensitive land use is established an area mapped as Agricultural Land
or diminished productive capacity closer than 200 metres from land on an Conservation Area (brown areas) on
of Agricultural Land Conservation Area. adjacent property included in the Rural adjoining land. A dwelling house is
zone and mapped as Agricultural Land defined as a sensitive land use.
Editor’s Note—Agricultural Land Conservation Area as shown
Conservation Areas are shown on in Agricultural Land Overlap Maps in The adjacent mapped area is a small
schedule 2. isolated and fragmented area which is
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Performance outcomes Acceptable Outcomes Response
the Agricultural Land Overlay Maps in unlikely to be viable for productive
Schedule 2 agriculture of a scale that would be
expected to have an adverse impact on
existing residential uses and the
proposed development.
The mapped area is also located on a
south facing slope with forest on its
northern boundary, whereas the
existing and proposed dwellings are
on a ridge line above the mapped area
and have a north, north-easterly
aspect.
The proposal does not result in the
loss or diminished productive capacity
of the Agricultural land conservation
area.
Setbacks AO8.4 AO8.4
PO8 In addition to the circumstances of 1. The proposed building has a
Notwithstanding that intensive rural AO8.1, to AO8.3 above, buildings and minimum 200 metre set back from
activities may need greater separation structures meet the following minimum the closest Environmental
distances, buildings and other structures boundary setbacks: management and conservation
are appropriately sited and designed to: zone to the south around Lake
1. 20 metres from a property boundary MacDonald.
1. avoid environmental harm or of adjoining land in the Environmental
nuisance to sensitive land uses, management and conservation zone; 2. The proposed building is located
including adverse impacts on 2. a distance greater than the width of partly within the Riparian buffer
amenity values, over and above the riparian buffer area shown on zone. Notwithstanding the non-
what could reasonably be expected Biodiversity, Waterways compliance of the proposed
in the rural zone; and Wetland Overlay maps; building with the Acceptable
2. avoid adverse impact 3. 10 metres from a road frontage; and outcome:
on ecologically important 4. 10 metres from the side and rear
areas including National Parks, boundaries or 6 metres where the lot a. The building is located at the
watercourses, and wetlands; area does not exceed 1 hectare, with outer edge of the buffer zone
3. mitigate risks associated with the the exception that if the height of and is 230 metres from Lake
use of chemicals or air pollutants; the building or structure exceeds 9 Macdonald;
and metres the setback to the side and b. the proposed development will
4. avoid conflict with rural uses and rear boundaries is equal to twice its connect to an existing 10 EP
activities on adjoining properties. height in metres. advanced waste water
treatment system (HSTP).
Editor's note- For uses that are subject
to impact assessment,
required setback and separation
distances will vary with the scale and
type of rural activity. Relevant factors
that will be taken into account when
determining appropriate distances
include the type and scale of buildings
and structures proposed, the use of
buildings and structures, construction
methods, level of containment and
ventilation, potential noise, odour or air
pollutant nuisance, topography, climatic
variables, existing vegetation between
land uses, and a range of management
practices that can be employed to
mitigate off-site impacts.
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Performance outcomes Acceptable Outcomes Response
3. The proposed building complies
with the road frontage and side
and rear boundary setbacks
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4.2.2 Low Density Housing Code
(Table 9.3.1.3 – Criteria for assessment)
Performance outcomes Acceptable Outcomes Response
Effects of Use
Housing choice AO3
PO3 AO3 The proposed development will result
A secondary dwelling: A secondary dwelling: in a new principal dwelling on the land
(three- bedroom, single storey) and
1. forms part of a dwelling house and 1. has a maximum gross floor area of use of the existing dwelling (two-
is not subdivided from the balance 65m²; bedroom single storey) as a
of the dwelling house; 2. has no more than 2 bedrooms; secondary dwelling.
2. contributes to housing choice for 3. does not occur on any property
members of the one household; covered by a Building Unit Plan; The development will comply with
3. protects the low density residential, and Performance Outcome PO3 and
rural residential or rural character of 4. does not occur on a property that Outcomes 2, 3 and 4 of AO3.
the zone; already contains a dual
4. does not occur on a property occupancy or secondary dwelling.
In respect to Outcome 1 of AO3 the
covered by a Building Unit Plan or existing dwelling has a gross floor
any property already containing area of 82.4 SQM which exceeds the
more than one dwelling; Acceptable Outcome of a maximum
5. is accompanied by sufficient car gross floor area of 65 SQM for a
parking. secondary dwelling. However, the
existing dwelling (<100 SQM) will
satisfy the scheme administrative
definition of a small dwelling and does
contribute to the resident family’s
housing choice of providing for family
members and meeting the family’s
changing housing needs.
The proposed development will result
in a small secondary dwelling
(existing dwelling) that is used in
conjunction with, and subordinate to,
the dwelling house (new building).
The new dwelling will be used by
related family members. The new
dwelling will allow related family
members to live on the same property
as their parents/grandparents who are
the current residents in the existing
dwelling.
4.2.3 Biodiversity, Waterways and Wetlands Overlay - Area subject to Riparian
Buffer Overlay Waterways and wetlands –
Table 8.2.2.3 Criteria for assessable development (part)
Performance outcomes Acceptable outcomes Response
Ecologically important areas
PO1 AO1.1 AO1.1
Development is sited and designed to Ecologically important areas are An ecologically important area is
protect the physical and ecological conserved or improved to ensure their defined in the planning scheme as
integrity and biodiversity of ecologically ongoing contribution to the natural meaning any one of 19 described
important areas through protection of: resources and biological diversity of areas. Of these only
Noosa Shire. 12. a riparian zone;
1. existing habitat areas 13. riparian vegetation;
and ecological linkages; and AND 14. an ecological linkage;
2. existing riparian vegetation, are considered as possibly applicable
waterways and wetland habitat to the proposed development.
values.
The term Riparian zone is further
defined in the planning scheme as
meaning:
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Performance outcomes Acceptable outcomes Response
Ecologically important areas
“…land which adjoins, directly
influences, or is influenced by a
body of water”,
The term Riparian vegetation is further
defined as including:
vegetation in a permanent tidal
watercourse or within 250m from
the top of the bank of a permanent
tidal watercourse;
vegetation in Lake Macdonald or
within 400m of the full level of
ponded water within Lake
Macdonald; or
vegetation in a riparian zone.
The term ecological linkages is also
defined as
existing and potential habitat
connections within and between
ecologically important areas that
promote movement of fauna and
gene flow between populations and
include patches of remnant and
regrowth vegetation that provide
‘stepping stones’ to other habitat.
The proposed development site is
cleared and does not contain areas of
vegetation. The proposal does not
require the removal of vegetation other
than disturbance of a grassed area,
nor does it provide valuable habitat.
The site however is mapped in the
Strategic Framework Map as providing
an ecological linkage.
The site cover of the proposed
development only accounts for 2.1% of
the lot area. The existing development
(small dwelling and domestic/rural
outbuildings) on the site account for
an additional 4.4%. Total site coverage
would account for only about 6.5% of
the site allotment area. The ecological
linkage will be protected/ conserved by
retaining 9,086 SQM (93.2%) of the lot
in its current state.
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Performance outcomes Acceptable outcomes Response
Waterways and wetlands
PO6 AO6.1 AO6.1
The biodiversity and ecosystem values Development and clearing of Part of the existing and proposed
of waterways, wetlands and adjacent vegetation does not occur within: development is located within a
riparian zones are protected by: riparian buffer area. The proposed
1. a riparian buffer area; development will extend an existing
1. avoiding any new development in 2. a wetland area; or use (dwelling house) to allow inclusion
a riparian buffer 3. 10 metres either side of the centre of a secondary dwelling.
area and wetland area; line of other waterways identified
2. retaining aquatic and terrestrial on a Biodiversity, Waterways and No clearing of vegetation other than
habitat in riparian zones; Wetlands Overlay Map. disturbance of an existing grassed
3. maintaining and enhancing area for a building pad and ancillary
wildlife corridors and connectivity structures is proposed or required as
along watercourses and drainage part of this development.
lines for native fauna movement;
4. avoiding edge effects and
damage from adjacent land uses;
5. maintaining stream integrity and
bank stability by minimising bank
erosion and slumping;
6. maintaining water quality through
filtering sediments, nutrients and
other pollutants; and
7. removing pest species and
replacing them with local native
species.
The proposed development is located
230 metres from the ponded water
level in Lake Macdonald and 90 metres
from the nearest watercourse and is
setback from the lake ponded area
much further than two existing
dwellings.
A secondary dwelling is by definition
part of a Dwelling house involving—
1. one dwelling for a single
household and any domestic
outbuildings associated with the
dwelling; or
2. one dwelling for a single
household, a secondary dwelling
and any domestic outbuildings
associated with either dwelling.
It is considered reasonable to consider
the proposed development as a
modification/ extension to an existing
use (dwelling house) which is already
established in the riparian buffer area
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Performance outcomes Acceptable outcomes Response
Waterways and wetlands
and which will not adversely impact on
the biodiversity and ecosystem values
of the waterway and the riparian area.
4.2.4 Regional Infrastructure Overlay – Area subject to Water resource catchment
and Water supply buffer area
Table 8.2.9.3 Criteria for assessable development – Water Resources
Performance outcomes Acceptable outcomes Response
Water catchment
PO1 PO1
Development does not cause No acceptable outcomes provided The proposed development is part
adverse effects on: located within the Water resource
catchment and the Water supply
buffer areas.
1. the quality and quantity of
water entering Lake
Macdonald, Cedar Pocket
Dam or its tributaries, or the
Mary River drinking water
intake;
2. flow regimes, flooding levels or
flood volumes outside the
boundaries of the site; and
3. the environmental values, land
resources and natural systems
in these catchments.
Editor’s Notes— The proposed development is a
Requirements relating to water modest 146.74 SQM three-bedroom
quality, stormwater management extension to an existing dwelling
and effluent disposal are house to allow the existing 82.4
contained in the Water Quality and SQM two-bedroom dwelling to be
Drainage Code in Part 9. used as a secondary dwelling.
The proposed development will be
Requirements relating to
connected to the existing 10 EP
excavation and filling are Advanced secondary effluent HSTP
contained in the Earthworks and treated waste water will be
Code in Part 9. pumped to a new surface irrigation
area outside the Lake Macdonald
Requirements relating to flooding catchment.
and environment protection and
waterways management are Surface water and roof drainage is
planned to be discharged to a legal
contained in the Flood Hazard
point of discharge via a rubble pit.
Overlay Code and the Biodiversity,
Waterways and Wetlands Overlay No new driveway areas are
Code in Part 8. proposed and driveway drainage is
diverted away from the Water
resource catchment and the Water
supply buffer areas.
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4.3 Variations to planning provisions
Table 5: Proposed variations to the planning scheme
Ref Planning provision Proposed variation and justification
PO2 The proposed development be permitted to
loss or diminished productive capacity locate with 200 metres of land mapped
of Agricultural Land Conservation as Agricultural Land Conservation Area.
Area
The mapped Agricultural land conservation
AO2.4 area is irregular in shape, estimated to be less
No sensitive land use is established than 1.5 hectares in area and fragmented
closer than 200 metres from land forming part of two separate allotments.
mapped as Agricultural Land While a dwelling house is defined as a
Conservation Area sensitive land use the adjacent mapped area
is unlikely to be viable for productive
agriculture of a scale that would be expected
to have an adverse impact on existing
residential uses and the proposed
development.
PO8 The proposed development be permitted
buildings and other structures are partly within the Riparian buffer area.
appropriately sited and designed to:
The proposed building has a minimum 200
1. avoid environmental harm or metre set back from the closest
nuisance to sensitive land uses, Environmental management and
including adverse impacts on conservation zone to the south around Lake
amenity values, over and above MacDonald and approximately 230 metres
Rural Zone Code what could reasonably be separation from the ponded area of Lake
Table 6.8.3.3 expected in the rural zone; Macdonald.
PO2, AO2.4 2. avoid adverse impact
PO8, AO8.4 on ecologically important Notwithstanding the non-compliance of the
areas including National Parks, proposed building with the Acceptable
watercourses, and wetlands; outcome:
3. mitigate risks associated with the The building is located at the outer edge
use of chemicals or air pollutants; of the buffer zone and is 230 metres
and from Lake Macdonald;
4. avoid conflict with rural uses and the development will be connected to
activities on adjoining properties the existing 10 EP advanced secondary
effluent HSTP;
AO8.4 a new surface irrigation area will be
In addition to the circumstances of located outside the Riparian buffer area;
AO8.1, to AO8.3 above, buildings and the proposed development effectively
structures meet the following extends an existing defined use
minimum boundary setbacks: (dwelling house) located partly within
the Riparian buffer area and clusters
5. 20 metres from a property existing and proposed buildings on a
boundary of adjoining land in the ridge line, utilises a shared driveway,
Environmental management and provides convenient proximity and
conservation zone; access between the principal and
6. a distance greater than the width secondary dwellings and to shared
of the riparian buffer area shown existing ancillary buildings, and
on Biodiversity, Waterways preserves a large area of the site as an
and Wetland Overlay maps; open rural area;
PO3 That a secondary dwelling >65 SQM and
A secondary dwelling: <100 SQM be permitted.
Low density
housing code Table 1. forms part of a dwelling house and The proposed extension, will provide a
9.3.1.3 Housing is not subdivided from the balance secondary dwelling in response to
choice of the dwelling house; changed family and health
PO3 2. contributes to housing choice for circumstances of the owner residents
members of the one household; who live on the land and allow adult
family members to live on the land and
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Ref Planning provision Proposed variation and justification
3. protects the low density residential, provide mutual support over the longer
rural residential or rural character of term;
the zone; Dwelling houses are expected and
4. does not occur on a property preferred in the Rural zone and
covered by a Building Unit Plan or secondary dwellings are one recognised
any property already containing way of meeting existing and future
more than one dwelling; housing needs in the shire without
5. is accompanied by sufficient car compromising the broader
parking. environmental outcomes sought in the
planning scheme;
AO3 Although larger than 65 SQM, the
A secondary dwelling: building that would become the
secondary dwelling (82.4 SQM) is
1. has a maximum gross floor existing and lived in by the current
area of 65m²; owner/occupiers of the land;
2. has no more than 2 bedrooms; The existing dwelling is defined as a
3. does not occur on any property small dwelling (<100 SQM, two
covered by a Building Unit Plan; bedrooms, single storey) and while
and adequate for current needs the
4. does not occur on a property that proposed development will allow the
already contains a dual dwelling to be extended by way of a
occupancy or secondary dwelling larger dwelling (146.74 SQM, three
bedrooms, single storey) and for the
existing dwelling to be used as a
secondary dwelling;
Given housing supply issues and rising
housing costs, particularly in the Noosa
area, and the fact that the owner/
occupiers have been long term
residents in the Lake Macdonald area
permission to undertake the
development would allow the owner/
residents to continue living on their
property with mutual family support from
adult family members (who now have
family of their own) as life
circumstances change over time;
The Noosa Shire Housing Needs
Assessment noted that, in general,
secondary dwelling size varied between
45 SQM and 100 SQM across local
government jurisdictions, use of an
existing small dwelling 82.4 SQM) as a
secondary dwelling is not considered an
unreasonable request in the
circumstances;
The 65 SQM GFA specified in the
scheme is an Acceptable outcome but
neither the definition of a secondary
dwelling nor the Performance outcome
specifies that GFA be limited to 65 SQM
thus giving some scope to agree to a
larger GFA in the circumstances.
PO1 That notwithstanding its inclusion in a
Development is sited and designed to mapped ecological linkage area the
Biodiversity,
protect the physical and ecological proposed development be approved.
Waterways and
integrity and biodiversity
Wetlands Overlay
of ecologically important areas… The proposed development site is cleared and
Code
does not contain areas of vegetation. The
PO1, AO1.1
AO1.1 proposal does not require the removal of
PO6, AO6.1
Ecologically important areas are vegetation other than disturbance of a
conserved or improved grassed area, nor does it provide valuable
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Ref Planning provision Proposed variation and justification
habitat. The site however is mapped in the
Strategic Framework Map as providing an
ecological linkage.
The site cover of the proposed development
only accounts for 2.1% of the lot area. The
existing development (small dwelling and
domestic/rural outbuildings) on the site
account for an additional 4.4%. Total site
coverage would account for only 6.8% of the
site allotment area. The ecological linkage will
be protected/ conserved by retaining 9,086
SQM (93.2%) of the lot in its current state.
PO6 That the proposed development which is
The biodiversity and ecosystem located in part in a riparian buffer area be
values of waterways, wetlands and approved.
adjacent riparian zones are protected
by: Part of the existing and proposed
developments are located within a riparian
1. avoiding any new development in buffer area and the proposed development
a riparian buffer area and effectively extends the existing use to include
wetland area… a secondary dwelling;
AO6.1 The location of the proposed development
Development and clearing of clusters existing and proposed buildings on a
vegetation does not occur within: ridge line, utilises a shared driveway, provides
convenient proximity and access between the
1. a riparian buffer area principal and secondary dwellings and to
existing ancillary buildings, and preserves a
large area of the site as an open rural area;
No clearing of vegetation other than
disturbance of an existing grassed area for a
building pad and ancillary structures is
proposed or required as part of this
development.
The proposed development is located
230 metres from the ponded water level in
Lake Macdonald and 90 metres from the
nearest watercourse and is setback from the
lake ponded area much further than two
existing larger dwellings;
The proposed development will be
connected to an existing 10 EP advanced
secondary effluent HSTP.
It is considered reasonable to consider the
proposed development as a modification/
extension to an existing use (dwelling house)
which is already established in the riparian
buffer area and which will not adversely
impact on the biodiversity and ecosystem
values of the waterway and the riparian area.
PO1 That the proposed development which is
Development does not cause adverse part located in the Water resource
Regional
effects on: catchment and Water supply buffer area be
Infrastructure
approved.
Overlay Code
1. the quality and quantity of water
PO1
entering Lake Macdonald, Cedar
Pocket Dam or its tributaries, or
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Ref Planning provision Proposed variation and justification
the Mary River drinking water The proposed development is a modest
intake; 146.74 SQM extension to an existing dwelling
2. flow regimes, flooding levels or house to incorporate a secondary dwelling.
flood volumes outside the
boundaries of the site; and The existing 10 EP advanced secondary
3. the environmental values, land effluent HSTP has adequate capacity to
resources and natural systems in service the proposed development and a new
these catchments. surface irrigation area will be installed outside
the Water resource catchment and the Water
supply buffer areas.
Surface water and roof drainage is planned to
be discharged to a legal point of discharge via
a rubble pit.
No new driveway areas are proposed and
driveway drainage is diverted away from the
Water resource catchment and the Water
supply buffer areas.
4.4 Grounds for approval despite any conflicts
Table 6: Conflicts with the planning scheme
Ref Planning provision Proposed variation and justification
PO6 That the proposed development which is
The biodiversity and ecosystem located in part in a riparian buffer area be
values of waterways, wetlands and approved.
adjacent riparian zones are protected
by: Part of the existing and proposed
developments are located within a riparian
2. avoiding any new development in buffer area and the proposed development
a riparian buffer area and effectively extends the existing use to include
wetland area… a secondary dwelling;
AO6.1 The location of the proposed development
Development and clearing of clusters existing and proposed buildings on a
vegetation does not occur within: ridge line, utilises a shared driveway, provides
convenient proximity and access between the
1. a riparian buffer area principal and secondary dwellings and to
Biodiversity, existing ancillary buildings, and preserves a
Waterways and large area of the site as an open rural area;
Wetlands Overlay
Code No clearing of vegetation other than
PO6, AO6.1 disturbance of an existing grassed area for a
building pad and ancillary structures is
proposed or required as part of this
development.
The proposed development is located
230 metres from the ponded water level in
Lake Macdonald and 90 metres from the
nearest watercourse and is setback from the
lake ponded area much further than two
existing larger dwellings;
The existing 10 EP advanced secondary
effluent HSTP has adequate capacity to
service the proposed development and a new
surface irrigation area will be installed outside
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Ref Planning provision Proposed variation and justification
the Water resource catchment and the Water
supply buffer areas.
It is considered reasonable to consider the
proposed development as a modification/
extension to an existing use (dwelling house)
which is already established in the riparian
buffer area and which will not adversely
impact on the biodiversity and ecosystem
values of the waterway and the riparian area.
5.0 Summary of supporting information
Table 7: Supporting documentation
Drawing/Report title Prepared by Date Reference no. Version
Aspect of development: Material change of use – Dwelling house and secondary dwelling
Appendix 1 Rural Zone Code
Peter Rawlinson 29/11/2021 Initial Draft
Compliance Check
Appendix 2 Low Density Housing
Peter Rawlinson 29/11/2021 Initial Draft
Code Compliance Check
Appendix 3 Biodiversity,
Waterways and Wetlands
Peter Rawlinson 29/11/2021 Initial Draft
Overlay Code Compliance
Check
Appendix 4 Regional
Infrastructure Overlay Code Peter Rawlinson 29/11/2021 Initial Draft
Compliance Check
Appendix 5 Metricon Building
Metricon Homes Metricon Job No.
Plans Referred to in the Building 22/10/21 Rev J215486-01A
Pty. Ltd. J215486
Agreement
Appendix 6 Global Testing Site
Global Testing 19/03/2013 Finalised 2013
Classification Report
Appendix 7 Effluent Disposal Global Testing Job
Global Testing 19/03/2013 Finalised 2013
Report No. 13/1034
Appendix 8 Fuji Clean Advanced
Waste Water Treatment System FujiClean Current
Brochure
Appendix 9 H2Gold Form 11 On-
site sewerage treatment plant Jonah Dunne 24/11/2021 132535NOOS Latest
report
Appendix 10 Max Plungie
Plungie Latest
Inclusions and Dimensions
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6.0 Conclusion
Dwelling houses are expected and preferred in the Rural zone.
A self-contained secondary dwelling may be constructed as part of a dwelling house providing it meets the
requirements of the Noosa Plan 2020, building codes and the Planning Regulation 2017.
Dwelling houses including secondary dwellings are anticipated in the Rural zone.
The proposed development does not result in loss or diminished productive capacity of agricultural land.
The proposed development is of a scale and character similar to the scale and character of development on
adjoining land and will not have an adverse impact on the amenity of adjoining land.
The proposed development is designed to minimise its impact on the natural environment and take advantage
of an elevated ridge top location forming a cluster of building that allow 93% of the remaining land to be retained
as rural, open area.
The development will protect the physical, and ecological integrity and biodiversity of ecologically important
areas nearby and will not cause adverse effects on Lake Macdonald and its tributaries due to:
the small scale and low impact nature of the development;
its connection to the existing 10 EP advanced secondary effluent HSTP (which has adequate capacity to
service the proposed development);
provision of a new surface irrigation area installed outside the Water resource catchment and the Water
supply buffer areas;
the disposal of surface and roof drainage to a rubble pit;
the fact that the development does not require or propose clearing of any vegetation; and
the development is 230 metres from Lake Macdonald and 90 metres from the nearest watercourse.
The development will allow a local family who have been long term residents in the Lake Macdonald area to
provide accommodation for themselves and other family members that will help meet the family’s needs and
allow mutual support over time as events and circumstances unfold.
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7.0 Appendices
Appendix 1 Rural Zone Code Compliance Check
Table 6.8.3.3 -Criteria for assessment
(Table 5.5.13 Rural - Acceptable outcomes AO2.4, AO7.1, AO7.2, AO7.3, AO8.4, AO8.5, AO12, AO13 and AO15 of
the Rural Zone Code )
Role and function Table 6.8.3.3 Criteria for assessment (part)
Performance outcomes Acceptable Outcomes Comment
Role and function
PO2 AO2.4 The map below shows the location of
Development does not result in the No sensitive land use is established an area mapped as Agricultural Land
loss or diminished productive closer than 200 metres from land on Conservation Area (brown areas) on
adjoining land. A dwelling house is
capacity of Agricultural Land an adjacent property included in the
defined as a sensitive land use.
Conservation Area. Rural zone and mapped
as Agricultural Land Conservation The adjacent mapped area is a small
Editor’s Note—Agricultural Land Area as shown in Agricultural Land isolated and fragmented area which is
Conservation Areas are shown on Overlap Maps in schedule 2. unlikely to be viable for productive
the Agricultural Land Overlay agriculture of a scale that would be
Maps in Schedule 2 expected to have an adverse impact on
existing residential uses and the
proposed development.
The mapped area is also located on a
south facing slope with forest on its
northern boundary, whereas the
existing and proposed dwellings are on
a ridge line above the mapped area and
have a north, north-easterly aspect.
The proposal does not result in the loss
or diminished productive capacity of
the Agricultural land conservation area.
Built form Table 6.8.3.3 Criteria for assessment (part)
Performance outcomes Acceptable Outcomes
Built form
Building height and scale AO7.1 AO7.1
PO7 Buildings are no more than two Proposal will comply (Single
Buildings and other structures: storeys in height. storey proposed)
1. are low rise; AO7.2 AO7.2
2. minimise the appearance of bulk With the exception of Class 10 Proposal will comply (Building is
to adjacent properties, roads or buildings or structures used proposed 5.626 metres)
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Performance outcomes Acceptable Outcomes
other areas in the vicinity of exclusively for a rural
the site; and activity, buildings and structures are
3. respect the scale of no more than 8 metres in building
surrounding vegetation and height providing that they may be up
maximises opportunities to to 9 metres where the pitched roof
but no other part of the building or
retain
structure exceeds 8 metres.
existing vegetation on site.
Alternative provision to the QDC
AO7.3 AO7.3
With the exception of Class 10 The proposal will comply.
buildings or structures used Individual building proposed has a
exclusively for a rural activity, gross floor area of 146.74 SQM
individual buildings or roofed
structures do not exceed
500m2 gross floor area.
Setbacks
PO8 AO8.4 AO8.4
Notwithstanding that intensive rural In addition to the circumstances of
activities may need greater AO8.1, to AO8.3 above, buildings 4. The proposed building has a
separation distances, buildings and and structures meet the following minimum 200 metre set back
other structures are appropriately minimum boundary setbacks: from the closest Environmental
sited and designed to: management and conservation
7. 20 metres from a property zone to the south around Lake
5. avoid environmental harm or boundary of adjoining land in the MacDonald.
nuisance to sensitive land uses, Environmental management and
including adverse impacts on conservation zone; 5. The proposed building is
amenity values, over and above 8. a distance greater than the width located partly within the
what could reasonably be of the riparian buffer area shown Riparian buffer zone.
expected in the rural zone; on Biodiversity, Waterways Notwithstanding the non-
6. avoid adverse impact and Wetland Overlay maps; compliance of the proposed
on ecologically important 9. 10 metres from a road frontage; building with the Acceptable
areas including National Parks, and outcome:
watercourses, and wetlands; 10. 10 metres from the side and
7. mitigate risks associated with rear boundaries or 6 metres a. The building is located at
the use of chemicals or air where the lot area does not the outer edge of the buffer
pollutants; and exceed 1 hectare, with the zone and is 230 metres from
8. avoid conflict with rural uses exception that if the height of Lake Macdonald;
and activities on adjoining the building or structure exceeds b. the proposed development
properties. 9 metres the setback to the side will connect to an existing
and rear boundaries is equal to 10 EP advanced waste
Editor's note- For uses that are twice its height in metres. water treatment system
subject to impact assessment, (HSTP).
required setback and separation
distances will vary with the scale and
type of rural activity. Relevant factors
that will be taken into account when
determining appropriate distances
include the type and scale of
buildings and structures proposed,
the use of buildings and structures,
construction methods, level of
containment and ventilation,
potential noise, odour or air pollutant
nuisance, topography, climatic
variables,
existing vegetation between land
uses, and a range of management
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Performance outcomes Acceptable Outcomes
practices that can be employed to The proposed building complies
mitigate off-site impacts. with the road frontage and side
AO8.5 and rear boundary setbacks
On properties over 2 hectares in
area, a distance of not less than AO8.5
200 metres is provided between NA.
a sensitive land use and land on an The property is 9,749 SQM
adjacent rural zone property over 4
hectares in mapped Agricultural
Land Conservation Area.
Alternative provision to the QDC
Environment and heritage Table 6.8.3.3 Criteria for assessment (part)
Performance outcomes Acceptable Outcomes
Environment, heritage and scenic amenity
PO12 AO12 AO12
Development and Development and The proposal will comply.
associated site works do not directly, associated site works, including Only minimum cut and fill
indirectly or cumulatively cause filling and excavation are designed necessary to create a level house
adverse impacts external to the and constructed to ensure overland pad are proposed and will not
development site by: flow and/or flooding is not worsened, adversely affect neighbouring
impeded, or otherwise diverted to properties.
1. causing ponding of water; adversely affect other properties.
2. increasing flooding, which
adversely affects the safety or
use of any land upstream and
downstream;
3. adversely affecting the flow of
water in any overland flow path.
Scenic amenity AO13 AO13
PO13 Development on land adjoining The proposal will comply
Development does not detract from the major road network, Lake
the scenic amenity of the hinterland Macdonald or the Noosa River
as experienced from the major road system minimises visual impacts on
network or waterways. the scenic amenity of the roadway
or waterway by:
1. sensitive siting and design of
buildings, structures, driveways
and works;
2. retaining existing vegetation;
3. incorporating landscape
treatments to visually screen
and soften development; and
4. incorporating building materials
and external finishes that are
compatible with the site’s visual
character and landscape
setting.
Editor’s Note— Residential
buildings should be predominantly
finished in colours and materials that
blend well with the colours and hues
of the surrounding vegetation and
landscape without causing glare or
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Performance outcomes Acceptable Outcomes
reflection.
For agricultural buildings, colours
and textures that blend with the
natural setting are preferred however
if not practical, buildings should at
least be well maintained and/or
visually screened.
Sloping sites and ridgelines AO15.1 AO15.1
PO15 To protect scenic amenity and other The proposal will comply as the
The landscape character and visual landscape qualities, buildings, proposal is located on a ridge line
amenity quality of hill slopes and structures and associated with modest slopes
ridgelines are retained and buildings accessways are not constructed on
and structures: land with a slope greater than 25%.
1. are visually responsive to the AO15.2 AO15.2
natural topography of the site, On sloping sites or on ridgelines at The proposal will comply
sitting within the landscape the uppermost edge of a hill slope:
rather than dominating it;
2. step down slopes or use 1. roof lines are generally parallel
suspended floor construction, with contours of the land;
minimising cut and fill and 2. roofs do not exceed a pitch of 15
avoiding benching of the site; degrees; and
3. allow for retention of 3. buildings do not protrude above
natural vegetation that assists in the height of
screening or visually softening prevailing vegetation.
development; and
4. incorporate materials, finishes Editor's note- refer to Figure
6.9.1A and Figure 6.9.1B.
and colours that complement the
and Figure AP3-3B.
natural setting and integrate with
the landscape and skyline. AO15.3 AO15.3
Cut or fill is less than 1.5 metres in Cut and fill is less than 400mm
depth relative to natural ground depth (south of the ridge line and
surface. 250mm height (north of the ridge
line) relative to natural ground
Editor’s Note— On visually level.
prominent hill slopes or ridgelines
residential buildings should be
predominantly finished in colours and
materials that blend well with the
colours and hues of the
surrounding vegetation and
landscape without causing glare or
reflection. Broad expanses of a
single colour are less desirable and
where possible should be broken up
by other colours or design elements.
Shades in the violet, blue, green and
yellow-green side of the spectrum,
as well as greys or browns, should
be appropriate with whites or bright
colours restricted to trimmings.
For agricultural buildings, colours
and textures that blend with the
natural setting are preferred however
if not practical, buildings should at
least be well maintained and/or
visually screened.
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Page 29
Appendix 2 Low Density Housing Code Compliance Check
Table 6.8.3.3 -Criteria for assessment
(Table 5.5.13 Rural - Acceptable outcomes AO2.4, AO7.1, AO7.2, AO7.3, AO8.4, AO8.5, AO12, AO13 and AO15 of
the Rural Zone Code )
Role and function Table 6.8.3.3 Criteria for assessment (part)
Performance outcomes Acceptable Outcomes Comment
Role and function
PO2 AO2.4 AO2.4
Development does not result in the No sensitive land use is established The map below shows the location of
loss or diminished productive closer than 200 metres from land on an area mapped as Agricultural Land
capacity of Agricultural Land an adjacent property included in the Conservation Area (brown areas) on
Conservation Area. Rural zone and mapped adjoining land. A dwelling house is
as Agricultural Land Conservation defined as a sensitive land use. The
Editor’s Note—Agricultural Land Area as shown in Agricultural Land adjacent mapped area is a small
Conservation Areas are shown on Overlap Maps in schedule 2. isolated and fragmented area which is
the Agricultural Land Overlay unlikely to be viable for productive
Maps in Schedule 2 agriculture of a scale that would be
expected to have an adverse impact
on existing residential uses and the
proposed development.
The proposal does not result in the
loss or diminished productive capacity
of the Agricultural land conservation
area.
Built form Table 6.8.3.3 Criteria for assessment (part)
Performance outcomes Acceptable Outcomes
Built form
Building height and scale AO7.1 AO7.1
PO7 Buildings are no more than two Proposal will comply (Single
Buildings and other structures: storeys in height. storey proposed)
4. are low rise; AO7.2 AO7.2
5. minimise the appearance of bulk With the exception of Class 10 Proposal will comply (Building is
to adjacent properties, roads or buildings or structures used proposed 5.626 metres)
other areas in the vicinity of exclusively for a rural
the site; and activity, buildings and structures are
no more than 8 metres in building
6. respect the scale of
height providing that they may be up
surrounding vegetation and to 9 metres where the pitched roof
maximises opportunities to but no other part of the building or
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Performance outcomes Acceptable Outcomes
retain structure exceeds 8 metres.
existing vegetation on site.
Alternative provision to the QDC
AO7.3 AO7.3
With the exception of Class 10 The proposal will comply.
buildings or structures used Individual building proposed has a
exclusively for a rural activity, gross floor area of 146.74 SQM
individual buildings or roofed
structures do not exceed
500m2 gross floor area.
Setbacks
PO8 AO8.4 AO8.4
Notwithstanding that intensive rural In addition to the circumstances of
activities may need greater AO8.1, to AO8.3 above, buildings 6. The proposed building has a
separation distances, buildings and and structures meet the following minimum 200 metre set back
other structures are appropriately minimum boundary setbacks: from the closest Environmental
sited and designed to: management and conservation
11. 20 metres from a property zone to the south around Lake
9. avoid environmental harm or boundary of adjoining land in the MacDonald.
nuisance to sensitive land uses, Environmental management and
including adverse impacts on conservation zone; 7. The proposed building is
amenity values, over and above 12. a distance greater than the located partly within the
what could reasonably be width of the riparian buffer Riparian buffer zone.
expected in the rural zone; area shown on Biodiversity, Notwithstanding the non-
10. avoid adverse impact Waterways and Wetland Overlay compliance of the proposed
on ecologically important maps; building with the Acceptable
areas including National Parks, 13. 10 metres from a outcome:
watercourses, and wetlands; road frontage; and
11. mitigate risks associated with 14. 10 metres from the side and a. The building is located at
the use of chemicals or air rear boundaries or 6 metres the outer edge of the buffer
pollutants; and where the lot area does not zone and is 230 metres from
12. avoid conflict with rural uses exceed 1 hectare, with the Lake Macdonald;
and activities on adjoining exception that if the height of b. the proposed development
properties. the building or structure exceeds will connect to an existing
9 metres the setback to the side 10 EP advanced waste
Editor's note- For uses that are and rear boundaries is equal to water treatment system
subject to impact assessment, twice its height in metres. (HSTP).
required setback and separation
distances will vary with the scale and
type of rural activity. Relevant factors
that will be taken into account when
determining appropriate distances
include the type and scale of
buildings and structures proposed,
the use of buildings and structures,
construction methods, level of
containment and ventilation,
potential noise, odour or air pollutant
nuisance, topography, climatic
variables,
existing vegetation between land
uses, and a range of management The proposed building complies
practices that can be employed to with the road frontage and side
mitigate off-site impacts. and rear boundary setbacks
AO8.5
AO8.5 NA.
On properties over 2 hectares in The property is 9,749 SQM
area, a distance of not less than
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Performance outcomes Acceptable Outcomes
200 metres is provided between
a sensitive land use and land on an
adjacent rural zone property over 4
hectares in mapped Agricultural
Land Conservation Area.
Alternative provision to the QDC
Environment and heritage Table 6.8.3.3 Criteria for assessment (part)
Performance outcomes Acceptable Outcomes
Environment, heritage and scenic amenity
PO12 AO12 AO12
Development and Development and The proposal will comply.
associated site works do not directly, associated site works, including Only minimum cut and fill
indirectly or cumulatively cause filling and excavation are designed necessary to create a level house
adverse impacts external to the and constructed to ensure overland pad are proposed and will not
development site by: flow and/or flooding is not worsened, adversely affect neighbouring
impeded, or otherwise diverted to properties.
4. causing ponding of water; adversely affect other properties.
5. increasing flooding, which
adversely affects the safety or
use of any land upstream and
downstream;
6. adversely affecting the flow of
water in any overland flow path.
Scenic amenity AO13 AO13
PO13 Development on land adjoining The proposal will comply
Development does not detract from the major road network, Lake
the scenic amenity of the hinterland Macdonald or the Noosa River
as experienced from the major road system minimises visual impacts on
network or waterways. the scenic amenity of the roadway
or waterway by:
5. sensitive siting and design of
buildings, structures, driveways
and works;
6. retaining existing vegetation;
7. incorporating landscape
treatments to visually screen
and soften development; and
8. incorporating building materials
and external finishes that are
compatible with the site’s visual
character and landscape
setting.
Editor’s Note— Residential
buildings should be predominantly
finished in colours and materials that
blend well with the colours and hues
of the surrounding vegetation and
landscape without causing glare or
reflection.
For agricultural buildings, colours
and textures that blend with the
natural setting are preferred however
if not practical, buildings should at
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Performance outcomes Acceptable Outcomes
least be well maintained and/or
visually screened.
Sloping sites and ridgelines AO15.1 AO15.1
PO15 To protect scenic amenity and other The proposal will comply as the
The landscape character and visual landscape qualities, buildings, proposal is located on a ridge line
amenity quality of hill slopes and structures and associated with modest slopes
ridgelines are retained and buildings accessways are not constructed on
and structures: land with a slope greater than 25%.
5. are visually responsive to the AO15.2 AO15.2
natural topography of the site, On sloping sites or on ridgelines at The proposal will comply
sitting within the landscape the uppermost edge of a hill slope:
rather than dominating it;
6. step down slopes or use 4. roof lines are generally parallel
suspended floor construction, with contours of the land;
minimising cut and fill and 5. roofs do not exceed a pitch of 15
avoiding benching of the site; degrees; and
7. allow for retention of 6. buildings do not protrude above
natural vegetation that assists in the height of
screening or visually softening prevailing vegetation.
development; and
8. incorporate materials, finishes Editor's note- refer to Figure
6.9.1A and Figure 6.9.1B.
and colours that complement the
and Figure AP3-3B.
natural setting and integrate with
the landscape and skyline. AO15.3 AO15.3
Cut or fill is less than 1.5 metres in Cut and fill is less than 400mm
depth relative to natural ground depth (south of the ridge line and
surface. 250mm height (north of the ridge
line) relative to natural ground
Editor’s Note— On visually level.
prominent hill slopes or ridgelines
residential buildings should be
predominantly finished in colours and
materials that blend well with the
colours and hues of the
surrounding vegetation and
landscape without causing glare or
reflection. Broad expanses of a
single colour are less desirable and
where possible should be broken up
by other colours or design elements.
Shades in the violet, blue, green and
yellow-green side of the spectrum,
as well as greys or browns, should
be appropriate with whites or bright
colours restricted to trimmings.
For agricultural buildings, colours
and textures that blend with the
natural setting are preferred however
if not practical, buildings should at
least be well maintained and/or
visually screened.
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Appendix 3 Biodiversity, Waterways and Wetlands Overlay
Code Compliance Check
The proposed development is located partly within the riparian buffer area.
Table 5.9.2 Biodiversity, Waterways and Wetlands Overlay requires Code assessment for a Material change of use
where proposed development involves development on that part of premises identified as Riparian buffer area.
Table 8.2.2.3 - Criteria for assessable development
Management of impacts Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes Response
Ecologically important areas
PO1 AO1.1 AO1.1
Development is sited and designed to Ecologically important areas are An ecologically important area is
protect the physical and ecological conserved or improved to ensure their defined in the planning scheme as
integrity and biodiversity of ecologically ongoing contribution to the natural meaning any one of 19 described
important areas through protection of: resources and biological diversity of areas. Of these only
Noosa Shire. 12. a riparian zone;
3. existing habitat areas 13. riparian vegetation;
and ecological linkages; and AND 14. an ecological linkage;
4. existing riparian vegetation, are considered as possibly
waterways and wetland habitat applicable to the proposed
values. development.
The term Riparian zone is further
defined in the planning scheme as
meaning:
“…land which adjoins, directly
influences, or is influenced by a
body of water”,
The term Riparian vegetation is
further defined as including:
vegetation in a permanent tidal
watercourse or within 250m from
the top of the bank of a
permanent tidal watercourse;
vegetation in Lake Macdonald or
within 400m of the full level of
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Performance outcomes Acceptable outcomes Response
Ecologically important areas
ponded water within Lake
Macdonald; or
vegetation in a riparian zone.
The term ecological linkages is also
defined as
existing and potential habitat
connections within and between
ecologically important areas that
promote movement of fauna and
gene flow between populations
and include patches of remnant
and regrowth vegetation that
provide ‘stepping stones’ to
other habitat.
The proposed development site is
cleared and does not contain areas
of vegetation. The proposal does
not require the removal of
vegetation other than disturbance of
a grassed area, nor does it provide
valuable habitat. The site however
is mapped in the Strategic
Framework Map as providing an
ecological linkage.
The site cover of the proposed
development only accounts for 2.1%
of the lot area. The existing
development (small dwelling and
domestic/rural outbuildings) on the
site account for an additional 4.4%.
Total site coverage would account
for only about 6.5% of the site
allotment area. The ecological
linkage will be protected/ conserved
by retaining 9,086 SQM (93.2%) of
the lot in its current state.
AO1.2
AO1.2
Proposed building is located in an
Buildings, structures and associated
existing cleared area.
works are located within existing
cleared areas or areas of lowest
ecological value.
AND
AO1.3
AO1.3
The location of the proposed
Where constructing a dwelling
development is not in an area of
house or community residence,
biodiversity significance and
buildings and associated structures are
clearing of vegetation is not
not located on land identified as an
area of biodiversity significance on
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Performance outcomes Acceptable outcomes Response
Ecologically important areas
a Biodiversity, Waterways and required to facilitate the proposed
Wetlands Overlay Map. development.
or
Clearing vegetation (other than for a
driveway access) does not extend
beyond—
1. 30 metres of a habitable building or
10 metres of a class 10 structure on
lots greater than 10 hectares; or
2. 10 metres of a
habitable building or class 10
structure on lots 10 hectares or less
but more than 3,000m2; or
3. 3 metres of a
habitable building or class 10
structure on lots 3,000m2 or less.
AO1.4
AND Clearing of vegetation is not
required to facilitate the proposed
AO1.4 development.
Clearing of vegetation for a boundary
fence does not extend beyond 5
metres either side of the fence.
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Management of impacts Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes Response
Management of impacts
PO3 AO3.1 AO3.1
Development is designed and sited to Where clearing of vegetation cannot be Siting of the proposed development
manage adverse impacts practicably avoided, the development: in close proximity to existing
on ecologically important areas by: development allows 93.2% of the lot
1. ensures the design and siting area to be retained in its current
1. minimising the total footprint limits the loss of vegetation to the state with minimal impact on
within which all activities, smallest extent possible; ecological values and ecosystem
buildings, structures driveways 2. protects and retains ecological processes.
and other works are contained; values and ecosystem processes
2. locating development in existing to the greatest extent possible The proposed development is
cleared areas or areas of low within and adjacent to the site; located in an existing cleared area
ecological value over other areas 3. provides measures to allow for and clearing of vegetation is not
to the greatest extent possible; safe movement of fauna through required to facilitate the proposed
and the site; and development.
3. incorporating siting and design 4. provides suitable habitat
measures to protect and retain replacement and replanting in No clearing is proposed and over
ecological values and ecosystem accordance with PSP3 Ecological 90% of the lot is retained as open
processes within or adjacent to Assessment Guidelines. area and the proposed development
the development site; and has a modest footprint of 205 SQM.
Additional measures to allow safe
where adverse impacts have been movement of fauna are not
minimised, any residual impacts on considered necessary.
ecological values are compensated for
through suitable habitat replacement AO3.2
and replanting on site in the first AO3.2
instance or in a way that results in a Habitat trees, recruitment habitat
Habitat trees, recruitment habitat trees,
net gain and enhancement of the trees, and roosting, breeding and
and roosting, breeding and feeding
overall habitat values of Noosa Shire. feeding areas are not affected by the
areas are protected for native fauna
proposed development.
habitat.
PO4 AO4.1 AO4.1
Development provides for effective Vegetation is protected from Vegetation clearing is not required
measures during construction and disturbance or damage from to facilitate [proposed development.
operation to protect ecological values construction and operation activities
including: by:
1. avoiding disturbance to 1. clearly marking trees to be
or clearing of vegetation in and retained with flagging tape;
within the vicinity of the site; 2. installing protective fencing
2. managing habitat disturbance and around the dripline of
physical harm to fauna from the vegetation and avoid filling
noise, vibration, dust, light, and excavating in these fenced
dewatering or excavating; and areas;
3. avoiding clearing in areas where 3. ensuring stockpiling, storage and
erosion or slippage could occur. vehicle parking occurs outside the
identified vegetation areas; and
4. using low impact construction
techniques around vegetation.
AO4.2 AO4.2
Vegetation which is capable of forming Vegetation clearing is not required
or contributing to a buffer between to facilitate [proposed development.
different land uses or a buffer against
pollution, light spillage or noise is
retained.
AO4.3 AO4.3
Lighting associated with development: Lighting associated with the
proposed development will be
1. does not contribute an normal to that associated with a
unacceptable level of illuminance residential use and will be managed
(greater than 1 lux) for light to avoid an unacceptable level of
sensitive species within or at the illuminance as required.
boundary of an ecologically
important area; and
2. does not contribute to an
unacceptable level of illuminance
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Performance outcomes Acceptable outcomes Response
Management of impacts
on landward horizons along
coastal areas and known marine
turtle nesting beaches.
AO4.4
Clearing of vegetation does not AO4.4
involve clearing that may cause or Vegetation clearing is not required
contribute to hillslope erosion, bank to facilitate [proposed development.
erosion, or slippage.
Connectivity Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes Response
Connectivity
PO5 AO5 AO5
Development is designed and operated Development is designed and operated The proposed development is located
to maintain and enhance connectivity to maintain ecological linkages and in an existing cleared area and
between and across ecologically maximise opportunity for connectivity clearing of vegetation is not required
important areas and connecting habitat and the movement of fauna by: to facilitate the proposed
and support unimpeded and safe development.
movement of terrestrial and aquatic 1. ensuring protection of wildlife
fauna. refuges; The image below shows the lot in
2. maintaining vegetation in patches of 2008.
the greatest possible size and
within the smallest possible edge-
to-area ratio;
3. enhancing connectivity through
planting and rehabilitation works,
including across property
boundaries, to areas of
national park, state forest or
reserve;
4. avoiding the creation of physical
barriers and safety hazards (such
as roads, pedestrian access and
instream structures) along and And in 2019
within the ecological linkage;
5. providing mitigation measures such
as wildlife movement infrastructure,
fauna exclusion and directional
fencing, underpasses/overpasses
and traffic calming devices, signage
and lighting; and
6. where offsets are necessary,
delivering offsets that support and
enhance ecological linkages.
Connectivity is gradually being
restored over time. As no clearing is
proposed and over 90% of the lot is
retained as open area and connectivity
has improved over time additional
measures to allow safe movement of
fauna are not considered necessary as
part of this development proposal.
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Waterways and wetlands Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes Response
Waterways and wetlands
PO6 AO6.1 AO6.1
The biodiversity and ecosystem values Development Part of the existing and proposed
of waterways, wetlands and adjacent and clearing of vegetation does not development is located within a
riparian zones are protected by: occur within: riparian buffer area. The proposed
development will extend an existing
8. avoiding any new development in 4. a riparian buffer area; use (dwelling house) to allow
a riparian buffer 5. a wetland area; or inclusion of a secondary dwelling.
area and wetland area; 6. 10 metres either side of the centre The existing use is currently located
9. retaining aquatic and terrestrial line of other waterways identified partly within the riparian buffer area.
habitat in riparian zones; on a Biodiversity, Waterways and
10. maintaining and enhancing Wetlands Overlay Map. No clearing of vegetation other than
wildlife corridors and connectivity disturbance of an existing grassed
along watercourses and drainage area for a building pad and ancillary
lines for native fauna movement; structures is proposed or required
11. avoiding edge effects and as part of this development.
damage from adjacent land uses;
12. maintaining stream integrity and
bank stability by minimising bank
erosion and slumping;
13. maintaining water quality through
filtering sediments, nutrients and
other pollutants; and
14. removing pest species and
replacing them with local native
species.
The proposed development is
located 230 metres from the ponded
water level in Lake Macdonald and
90 metres from the nearest
watercourse and is setback from the
lake ponded area much further than
two existing dwellings.
A secondary dwelling is by
definition part of a Dwelling
house involving—
3. one dwelling for a single
household and any domestic
outbuildings associated with
the dwelling; or
4. one dwelling for a single
household, a secondary
dwelling and any domestic
outbuildings associated with
either dwelling.
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Performance outcomes Acceptable outcomes Response
Waterways and wetlands
It is considered reasonable to
consider the proposed development
as a modification/ extension to an
existing use (dwelling house) which
is already established in the riparian
buffer area and which will not
adversely impact on the biodiversity
and ecosystem values of the
waterway and the riparian area.
AO6.2 AO6.2
Development provides for the The proposed development will be
rehabilitation of land within: completed to a high standard and the
areas disturbed in the development
1. a riparian buffer area; process will be restored to good
2. a wetland area; and condition.
3. 10 metres either side of the centre
line of any
other waterway identified on
a Biodiversity, Waterways and
Wetlands Overlay Map.
AO6.3 AO6.3
Recreational facilities (e.g. NA
playgrounds, pergolas, barbeques) The nearest waterway is 90 metres
are setback a minimum of 10 metres away.
from the top of the bank of a waterway.
Editor’s Note—Setbacks to
waterways for certain uses and works
are also specified in the relevant
codes.
Editor's Note—Wetland areas are
identified on the Queensland Wetland
Program mapping
Editor's Note—
Any clearing of vegetation also needs
to meet the outcomes of
the Earthworks Code and the Water
Quality and Drainage Code.
PO7 PO7
Vegetation within 400 metres of the full No acceptable outcome provided The proposed development is
ponded water within Lake Macdonald located in an existing cleared area
is retained and clearing of vegetation is not
required to facilitate the proposed
development.
PO8 AO8.1 AO8.1
Development on land adjacent to Development adjacent to NA
a waterway or wetland maintains a waterway or wetland provides that: The proposed development is not
appropriate extent of public access to adjacent to a waterway or wetland
waterways and wetlands and 1. no new lots directly back onto and no new lots or roadways are
minimises edge effects. a riparian buffer area; and proposed.
2. new public roads are located
between a riparian buffer
area or riparian zone and the
proposed development area.
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Water hydrology Table 8.2.2.3. - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes Response
Surface and ground water hydrology
PO9 AO9.1 AO9.1
Development ensures that the natural Development does not impact on the The proposed development is located
surface water and ground water natural surface water or groundwater on a ridge line, 90 metres from the
hydrologic regimes of waterways, hydrologic regimes and this is facilitated nearest waterway, requires only
wetlands and hydrologically-sensitive by: modest changes to the current land
plant communities are not adversely form due to very limited cut (400mm)
impacted. 1. avoiding or minimising and fill (250mm) to provide a building
channelization, redirection or platform (205 SQM).
Editor's Note—Groundwater dependent interruption of flow;
ecosystems are identified on 2. avoiding groundwater extraction; Surface and roof drainage from the
Queensland Government Wetland Info proposed development will be taken to
3. maintaining groundwater recharge
mapping. a rubble pit providing a legal point of
and discharge processes;
discharge.
4. maintaining natural groundwater
fluctuations; The proposed development will be
5. avoiding causing ingress of saline connected to the existing 10 EP
water into freshwater aquifers of Advanced secondary effluent HSTP
wetlands; and and treated waste water will be
6. avoiding contaminants entering pumped to a new surface irrigation
groundwater (e.g., from runoff, area outside the Lake Macdonald
effluent disposal). catchment.
The natural surface water and ground
water hydrologic regimes of
waterways, wetlands and
hydrologically-sensitive plant
communities will not be adversely
impacted.
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Rehabilitation of ecologically important areas Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes Response
Rehabilitation of ecologically important areas
PO10 AO10.1 AO10.1
Development provides Landscaping and The development proposal will include
for ecologically important areas to rehabilitation complements and site works to restore and rehabilitate
areas affected by building work and to
be restored and enhanced through: supports ecologically important
match existing ground surface levels.
areas by:
1. designing landscaped areas to
complement and enhance 1. utilising local native species;
existing vegetation and ecologi 2. utilising suitable plant species
cal linkages; identified in PSP2 Landscaping;
2. removing species likely to 3. restoring degraded ecosystems
displace native flora species or to achieve a functional
degrade fauna habitat; ecosystem state that requires
3. replanting and rehabilitating minimal human intervention;
degraded habitat; 4. replicating adjacent remnant
4. replacing habitats of the same type,
any vegetation removed with including the
suitable local native species; understorey vegetation;
5. providing for fauna habitat; and 5. creating or enhancing linkages
6. avoiding the planting of pest between existing habitats;
plant species. 6. avoiding the use of pest plant
species listed in PSP2 -
Landscaping;
7. planting riparian zones to filter
stormwater run-off, stabilise soil
and provide for wildlife habitat;
and
8. providing ground and arboreal
structures for fauna, which may
include ground depressions,
rocks, hollows, nesting boxes
and in-stream habitat.
AO10.2 AO10.2
Vegetation cleared is replaced with: NA
No vegetation clearing is proposed as
1. plantings of equivalent area that part of this development.
replicate the floristic structure of
the vegetation removed; or
2. where this is not possible due to
the characteristics of
the site and the development,
plantings twice the number of
the removed trees and plants.
Editor’s Note — Revegetation and
rehabilitation works are to be carried
out in accordance with an approved
Revegetation and Rehabilitation
Management Plan, as referred to
in PSP3 Ecological assessment
guidelines.
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Koala habitat protection and enhancement Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes Response
Koala habitat protection and enhancement
PO11 AO11.1 AO11.1
Development is designed, constructed Development design complies with The proposed development is located
and operated to— the Koala-sensitive Design Guideline: A in a Koala priority area.
guide to koala sensitive design
1. protect and enhance koalas and measures for planning and development
koala habitat and avoid adverse activities.
impacts;
2. provide measures to assist the
survival of koala populations in the
area to mitigate any potential threats
or risk to koalas; and
3. provide for safe and appropriate
koala movement across the
landscape.
Editor's Note—Koala habitat mapping is The legislated purpose of this area is
in Schedule 2 Mapping. to strategically focus long-term
management and monitoring effort on
Editor's Note—The Planning Regulation areas that have the highest likelihood
2017, schedule 10 states that of achieving conservation outcomes
development that interferes with koala for koalas.
habitat, in an area that is both a koala
priority area and a koala habitat area, is The proposed development is a
prohibited development (subject to the modest 205.8 SQM overall extension to
exceptions stated in schedule 10 of the an existing dwelling on 9,749 SQM of
Planning Regulation 2017). rural land. It does not interfere with
existing koala habitat as it is co-
Editor's Note - These performance located with existing buildings and
outcomes and acceptable outcomes other structures on cleared land and
apply to: retains >90% of the lot area as open
area.
1. development on land in a koala AO11.2 AO11.2
priority area, where the Development incorporates revegetation No vegetation clearing is proposed as
development does not interfere with and landscaping that provides food,
part of this development.
koala habitat and where the shelter and movement opportunities for
benchmarks are additional to and koalas.
not inconsistent with, the
assessment benchmarks stated in AO11.3 AO11.3
schedule 11, part 2 of the Planning Development is designed to maximise Development retains >90% of the lot
Regulations 2017; and and enhance connectivity between koala area as open area and does not
habitat trees and ensure safe koala impede koala movement between core
2. development on land outside the
movement. habitat areas. Fencing where required
koala priority area, where the
development does not interfere with can be designed for safe koala
koala habitat in koala habitat areas. movement through the area.
AO11.4 AO11.4
During construction, measures are Development can comply with
incorporated to not increase the risk of required safe koala movement
death or injury to koalas, by including measures during construction.
safe koala movement measures, as
defined in the Planning Regulation 2017.
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Bushfire management Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes Response
Bushfire management
PO12 No acceptable outcome provided PO12
Bushfire management measures are The proposed development is located
adopted based on ecological in a potential impact buffer area.
principles, which:
1. maintain and enhance
biodiversity;
2. minimise threat of fire to the
natural environment, as well as
life and property; and
3. provide for effective use and
maintenance of buildings and
structures.
Editor's note—The performance
outcome applies to properties in Adequate water supply for fire fighting
bushfire hazard areas and only purposes will be provided as part of
where clearing is reasonably this development (existing 90,800
necessary for the control of bushfire litres of water tank storage plus a
risk to a building or proposed plunge pool) and the
development is located in an existing
structure. Bushfire hazard areas are cleared area.
shown on Bushfire Hazard Overlay
maps in Schedule 2.
Scenic amenity Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes Response
Scenic amenity
PO13 AO13.1 AO13.1
The scenic amenity and vegetated Vegetation is retained: No vegetation clearing is proposed as
character of the landscape is 1. on and within 30 metres of part of this development.
protected by retaining vegetation: prominent ridgelines and
on sloping sites;
1. along and around watercourses 2. in gullies;
and drainage lines; 3. along watercourses and
2. on steep slopes and ridgelines; drainage lines;
3. along the major road network; 4. within 10 metres of the major
and road network; and
4. that forms coastal vistas to and 5. along the front coastal dune
from beaches. system.
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Page 44
Appendix 4 Regional Infrastructure Overlay Code Compliance
Check
The proposed development is located partly within the Water resource catchment area and the Water supply buffer area.
Table 5.9.9 Regional Infrastructure Overlay requires Code assessment for a Material change of use in the Water
resource catchment area and the Water supply buffer area except where the material change of use is in an existing
building, and not involving a dwelling house on an existing lot and only if the material change in use involves:
the establishment, expansion or upgrade of an on-site wastewater treatment system; or
increasing the number of people living or working on site;
The proposed development is involving a dwelling and will increase the number of people living on the site but the
current on-site 10 EP Fuji Clean Advanced Secondary Wastewater Treatment System is considered adequate as only
two persons currently reside on the site.
Table 8.2.9.3 Criteria for assessable development- Water Resources
Performance outcomes Acceptable outcomes Response
Water catchment
PO1 PO1
Development does not cause No acceptable outcomes provided The proposed development is part
adverse effects on: located within the Water resource
catchment and the Water supply
buffer areas.
4. the quality and quantity of
water entering Lake
Macdonald, Cedar Pocket
Dam or its tributaries, or the
Mary River drinking water
intake;
5. flow regimes, flooding levels or
flood volumes outside the
boundaries of the site; and
6. the environmental values, land
resources and natural systems
in these catchments.
The proposed development is a
Editor’s Notes— modest 146.74 SQM three-bedroom
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Performance outcomes Acceptable outcomes Response
Water catchment
Requirements relating to water extension to an existing dwelling
quality, stormwater management house to allow the existing 82.4
and effluent disposal are SQM two-bedroom dwelling to be
used as a secondary dwelling.
contained in the Water Quality and
Drainage Code in Part 9. The proposed development will be
connected to the existing 10 EP
Requirements relating to Advanced secondary effluent HSTP
excavation and filling are and treated waste water will be
contained in the Earthworks pumped to a new surface irrigation
Code in Part 9. area outside the Lake Macdonald
catchment.
Requirements relating to flooding
Surface water and roof drainage is
and environment protection and planned to be discharged to a legal
waterways management are point of discharge via a rubble pit.
contained in the Flood Hazard
Overlay Code and the Biodiversity, No new driveway areas are
Waterways and Wetlands Overlay proposed and driveway drainage is
Code in Part 8. diverted away from the Water
resource catchment and the Water
supply buffer areas.
PO2 AO2.1 AO2.1
Development within a water supply For rural activities the stockpiling NA
buffer does not include the of waste litter, manure and other The proposed development does
not include the stockpiling of waste
incineration or burial of waste and organics is only undertaken as
litter, manure and other organics.
all other waste is collected and follows:
stored in weather proof, sealed
waste receptacles, located in 1. on surfaces constructed with
roofed and bunded areas, for permanent impervious
disposal by a licensed contractor. underlay to minimise leaching;
2. located outside of an effluent
irrigation area;
3. located away from
groundwater and recharge
areas;
4. sized to accommodate the
proposed disposal timeframes;
5. designed with run-off diversion
drainage upstream to prevent
uncontaminated stormwater
movement into the area;
6. bunded to capture
contaminated run-off for
appropriate treatment and
disposal; and
7. covered, desirably within a
shed but otherwise with
weatherproof material.
Editor's note—Groundwater and
recharge areas are shown on the
Queensland
Government Wetland Info
mapping.
AO2.2
The reuse of waste litter, manure
and other organics as soil
conditioners or fertilizers is not
undertaken on-site.
AO2.3
Composting activities are not
undertaken on-site.
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Performance outcomes Acceptable outcomes Response
Water catchment
AO2.4
Carcasses are not buried on-
site except as required in
accordance with any emergency
animal disease directive by a
biosecurity agency.
PO3 AO3.1
Development does not discharge Development does not generate
wastewater unless demonstrated wastewater.
to not compromise the drinking
water supply environmental OR
values. AO3.2
AO3.2 The proposed development will be
Wastewater generated from the connected to the existing 10 EP
development is collected and Advanced secondary effluent HSTP
contained on site, and is: and treated waste water will be
pumped to a new surface irrigation
area outside the Lake Macdonald
1. lawfully disposed to sewer;
catchment.
2. transferred off-site for
treatment/disposal to an
appropriately licensed facility;
3. treated to meet the drinking
water supply environmental
values prior to release; or
4. reused on-site in a closed-
cycle irrigation scheme,
industrial processes,
washing/cleaning or other
purpose.
AO3.3 AO3.3
Treated wastewater will be confined
Where treated wastewater is to a dedicated area on site outside
irrigated to land, it will: the Water resource catchment and
the Water supply buffer areas.
1. be confined to a dedicated
area of land on-site;
2. be suitably located and sized;
and
3. use irrigation practices that will
not harm groundwater and on-
site surface water quality.
Editor's note- Developments
involving the irrigation of
wastewater will need to provide a
MEDLI Modelling Report
demonstrating the nominated land
area for wastewater irrigation is
suitably located and sized to
accommodate design wastewater
loads, storages are suitably sized
to accommodate design
wastewater loads, and proposed
irrigation practices will not damage
water quality. It is recommended
the modelling exercise incorporate
scenarios based on both a 10-year
and 20-year planning horizon and
incorporate a minimum of three
irrigation concepts.
PO4 PO4
Management, handling and No acceptable outcome provided
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Performance outcomes Acceptable outcomes Response
Water catchment
storage of hazardous chemicals The proposed development does
(including fuelling of vehicles) not involve the management,
within a Water supply buffer, is handling and storage of hazardous
chemicals.
undertaken in secured, climate
controlled, weather proof, level
and bunded enclosures.
PO5 AO5 AO5
Development maintains an Development complies with the The proposed development is
adequate separation distance and separation distances by stream located 90 meters from the nearest
waterway.
avoids areas of potential flood order as specified in Table
inundation to protect waterways or 8.2.9.3A
water supply sources.
Bulk Water Infrastructure
PO6 AO6 AO6
Development is set back from bulk Development is setback in NA
water supply infrastructure to: accordance with Table 8.2.9.3B
‘Recommended separation
1. avoid safety risks to people distances from bulk water supply
and property; infrastructure’.
2. minimise noise and visual
impacts to people and
property; and
3. ensure the physical integrity
and operation, maintenance
and expansion of the
infrastructure is not
compromised.
PO7 AO7 AO7
Vegetation planted near pipelines Planting near pipelines complies NA
does not pose any risk to the with the current Seqwater Network
physical integrity and operation of Consent Guidelines.
the bulkwater pipelines.
PO8 AO8 AO8
Development is located and Development does not NA
designed to maintain restrict access to Bulk water
required access to Bulk water supply infrastructure of any type or
supply infrastructure. size, having regard to:
1. buildings or structures;
2. gates and fences;
3. storage of equipment or
materials;
4. landscaping or earthworks or
stormwater or other
infrastructure.
DA forms guide: Planning report template | July 2017 Page 47 of 48
Page 48
Appendix 5 Metricon Building Plans Referred to in the Building Agreement Refer attached building plans: Contour survey plans, Floor Plan, Elevations, Section, Slab Plan Internal Elevations, Floor Cover Plan, Cover Page Notes. Appendix 6 Global Testing Site Classification Report Refer attached 2013 Global Testing Site Classification Report Appendix 7 Global Testing Effluent Disposal Report Refer attached 2013 Global Testing Effluent Disposal Report Appendix 8 Fuji Clean Advanced Waste Water Treatment System Brochure Refer attached Fuji Clean Advanced Waste Water Treatment System Brochure Appendix 9 H2Gold Form 11 On-site Sewerage Treatment Plant Report Refer attached H2Gold Form 11 On-site Sewerage Treatment Plant Report 24/11/21 Appendix 10 Max Plungie Inclusions and Dimensions Refer attached Max Plungie Inclusions and Dimensions DA forms guide: Planning report template | July 2017 Page 48 of 48