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Development Application part 2 of 2 Plans and reports REC13/0094
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13.8 Specific outcomes for the Biodiversity Overlay Code
The specific outcomes sought for the Biodiversity Overlay Code are included in column 10f
Table 13.2. Probable solutions for code assessable development are included in column 2 of
Table 13.2.
Table 13.2
column 1 column 2
Specific outcomes Probable solutions (if code assessable)
13.9 Vegetation retention and conservation
Environmental Protection Area &
Environmental Enhancement Area Vegetation &
Riparian Buffer Area
01 Vegetation of local origin local origin on 52.1 Where interference with vegetation on the
premises identified as- premises is for the purpose of Reconfiguring a
a) Environmental Protection Area or Riparian Lot the fragmentation and maximise the
Buffer Area on the Biodiversity Overlay Maps retention of existing vegetation.
OM1.1 to OM9.1, is retained and conserved in its a) new boundaries to lots do not transect and
present form or improved to ensure its ongoing fragment existing vegetation;
contribution to the natural resources and b) new lots are created to allow for suitable
biological diversity of the former Noosa Shire; house site areas or other future buildings and
and works to be located within existing cleared areas
b) Environmental Enhancement Area on or areas of low ecological value; and
Biodiversity Overlay Maps OM1.1- OM9.1, is c) building envelopes are designated for each lot.
protected from the impacts of development by-
i. avoiding edge effects;
ii. avoiding fragmentation; and
iii. maintaining vegetation in manageable and
viable configurations.
AND
02 For the purpose of Reconfiguring a Lot new
lots are only created where they minimise
03 Interference with vegetation only occurs
where-
a) no other suitable cleared or partially cleared
area is available on the premises;
b) the development minimises the total footprint
within which all activities, buildings, structures,
driveways and other works are contained; and
c) the development is located in areas of low
ecological value over other areas, to the greatest
extent practicable.
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Wetlands
04 Wetlands are protected from removal or
degradation and any adverse impacts on
wetlands are prevented, minimised or mitigated
by- The proposed lots do not fall within a wetland
a) maintaining adequate separation between the area.
wetland and any adjacent development or use
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b) minimising any modification of the natural
characteristics of the wetland, including the
topography, surface and groundwater hydrology,
water quality and flora and fauna species;
c) preventing any new development within
wetlands;
d) minimising access to the wetland;
e) minimising impacts associated with pest insect
control and invasion by undesirable plant species
;and
f) providing for the rehabilitation and replanting
of degraded wetlands.
Riparian Buffer Area
05The biodiversity and ecosystem values of 55.1 No new development occurs on, or partly
watercourses, drainage lines, wetlands and on, premises indicated as Riparian Buffer Area
adjacent riparian zones are protected by- on Biodiversity Overlay Maps OM1.1 to OM9.1,
a) avoiding any new development in the riparian except for-
buffer area; a) temporary use of the land; or
b) retaining aquatic and terrestrial habitat in b) infrastructure which provides access to a
riparian zones; watercourse for recreational purposes
c) maintaining wildlife corridors along
watercourses and drainage lines for native fauna
movement;
d) avoiding edge effects and incompatible uses in
riparian zones;
e) maintaining bank stability by minimising bank
erosion and slumping;
f) maintaining water quality by filtering
sediments, nutrients and other pollutants; and
g) removing undesirable plant species and
replacing them with vegetation of local origin;
Koala Habitat Areas
06Development is designed, constructed and
operated to avoid adverse impacts on koalas and 56.1 The proposed lots do not fall within a Koala
koala habitat and includes measures to assist the Habitat Area.
survival of koala populations in the area.
AND
07Development provides for koala movement 57.1 No applicable solution prescribed.
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across the landscape through its design and
layout by incorporating koala sensitive
development.
Open space networks & wildlife corridors
08Open space networks and wildlife corridors 58.1 Vegetation is enhanced through
are maintained and embellished to provide for revegetation and vegetation maintenance in
viable connectivity between vegetation by areas
protecting and replanting vegetation of local
origin- AND
a) along watercourses, drainage lines and
ridgelines; and 58.2 Existing wildlife corridors are retained and
b) as linkages between areas of remnant embellished to a minimum width of 100m.
vegetation, including-
i. across property boundaries;
ii. to areas of national park, conservation park,
State forest or reserve; and
iii. into adjoining local government areas.
5cenic amenity
09 The scenic amenity and vegetated character 59.1 and 510.1 Vegetation is retained and
of the locality and its watercourses, drainage enhanced-
lines, sloping land and ridgelines is retained and a) within 30m of prominent ridgelines and hill
enhanced; slopes;
b) in gullies;
AND c) along watercourses and drainage lines; and
d) within 10m of road reserves.
010 Vegetation which makes a positive
contribution to the streetscape or major road
network is retained
Habitat trees
011 Habitat trees (including dead trees) and 511.1 No clearing of koala habitat trees greater
recruitment habitat trees are protected for than 4m in height or with a diameter greater
native fauna habitat, where practicable. than lOOmm at 1.3m above the ground;
AND
511.2 No clearing of other habitat trees or
recruitment habitat trees.
Lake Macdonald
012 Vegetation within 400m of the full ponded Not applicable.
water within Lake Macdonald is retained.
5teep slopes
013Vegetation on steep slopes is retained and Not applicable.
managed to avoid erosion and landslide and to
protect natural resources and values.
Filling and excavation
015 Vegetation is not adversely impacted upon 515.1 The proposed lots have a gentle slope,
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by earthworks and changes to the hydrological therefore vegetation would not be adversely
regime, including changes to ground water impacted upon by any earthworks.
levels, flooding levels, run-off and tidal
hydraulics.
13.10 Vegetation Management
Replanting and rehabilitation 516.1 Landscaping complements and supports
016 Vegetation is enhanced through the important habitats by-
following measures: a) utilising native plants of local origin;
a) siting landscaped areas to complement and b) utilising suitable plant species identified in
enhance existing vegetation; PSP3 Landscaping Plants and Guidelines;
-
b) removal of all species likely to displace native c) replicating adjacent remnant habitats,
flora species or degrade fauna habitat; including understorey vegetation;
c) replanting and rehabilitating degraded d) creating or enhancing linkages between
habitat; and existing habitats;
d) replacing any vegetation removed with e) avoiding the use of Undesirable Plant Species
suitable replacement vegetation of local origin listed in Table 9.1 of PSP3 Landscaping Plants
and Guidelines; and
f) planting riparian zones to filter stormwater
run-off and provide for wildlife habitat;
AND
516.2 Vegetation removed is replaced with-
a) the equivalent number of trees or plants of
local origin; or
b) twice the number of trees or plants of local
origin.
Fire management
017
Fire management measures are adopted based 517.1 The proposed lots are not affected by fire
on ecological principles, which- hazard.
a) maintain and enhance biodiversity;
b) minimise threat of fire to the natural
environment, life and property; and provide for
effective use and maintenance of buildings and
structures
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Specific outcomes for the Natural Hazards Overlay Code
Table 13.8 Landslide hazard areas
column 1 column 2
Specific outcomes Acceptable solutions (if self-assessable)
Probable solutions (if code assessable)
13.32 Effects of use
General
01 Development is located to ensure it does 51.1 The proposed development is not located
not compromise the safety of people, property in a landslide hazard area
or hazardous materials manufactured or stored
in bulk by increasing risk of landslide;
AND
02 Development, including access ways is 52.1 The proposed access already exists, as our
designed and constructed to- own personal driveway, therefore there would
a) minimise impacts on the natural landform; be no impact on the natural landform or
b) minimise risk to people and property from neighbouring blocks.
landslide;
c) avoid any potential instability and associated
problems, including long term stability of the site
and long term stability of the development.
Protection ofInfrastructure and Community
Uses
03 Community Uses and Infrastructure Uses, Not applicable.
including that identified below, are able to
function effectively during and immediately after
landslide events-
a) Emergency service facilities;
b) Hospitals;
c) Education Type 4 uses, including stores for
valuable records or items of historic or cultural
significance; and
d) Service and utility uses, including electricity
substations, major electrical depots and water
treatment plants.
Table 13.9 Bushfire hazard areas
13.33 Effects of use and works
New Uses
04The proposed use does not compromise the I 54.1 The proposed lots are bushtire free,
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safety of people or property from bushfire. therefore houses will be erected in bushfire free
areas.
Protection of Infrastructure and Community
Uses
05 Community Uses and Infrastructure Uses, Not applicable.
including that identified below, are able to
function effectively during and immediately after
bushfire events-
a) Emergency service facilities;
b) Hospitals;
c) Education Type 4 uses, including stores for
valuable records or items of historic or cultural
significance; and
d) Service and utility uses, including electricity
substations, major electrical depots and water
treatment plants.
Hazardous materials
06 Public safety and the environment are not 56.1 Hazardous materials are not manufactured
adversely affected by the detrimental impacts of and stored on the site.
bushfire on hazardous materials manufactured
or stored in bulk.
13.34 Siting, design and construction
07Uses and works including building works are 57.1 Uses and works including building works
sited, designed and constructed to- are sited-
a) minimise the number of people and property a) on lots greater than 2500m2;
subject to bushfire risk; and i) in locations of lowest hazard within the lot
b) maximise the protection of people and (Figure 13.5 provides guidance); and
property during the passage of a fire front. ii) to achieve setbacks from hazardous
vegetation of 1.5 times the predominant mature
canopy tree height or 10m whichever is the
greater; and
iii) 10m from any retained vegetation strips or
small areas of vegetation; and
iv) so that the elements of the development
least susceptible to fire are sited closest to the
bushfire hazard;
b) on lots 2500m 2 or less to maximise setbacks
-
from hazardous vegetation
13.35 Water supply for fire fighting
08An adequate and accessible water supply is 58.1 For premises not in a water service area-
provided for fire fighting purposes each lot has an accessible dam, swimming pool
or water tank accessible by the fire brigade that
contains at least 5000 litres of water.
13.36 Vehicle ’access and fire trails
Firebreaks and fire access tracks
09 Firebreak s or fire access tracks provide- 59.1 The proposed lots fall under the Rural
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a) adequate access for fire fighting and other Settlement category, therefore this is not
emergency vehicles; and b) adequate width to applicable.
minimise the risk of fire crossover.
13.37 Reconfiguring a Lot
General
010 The safety of people and property are 510.1 The proposed lots are bushfire free,
maintained by therefore houses will be erected in bushfire free
a) Locating house site areas and other sensitive areas.
uses on that part of the land least affected by
the bushfire hazard; and
b) fire mitigation methods are used that are
adequate for the Potential Bushfire Hazard
rating of the individual site, having regard to-
i. vegetation type;
ii. slope;
iii. aspect;
iv. on-site and off-site fire hazard implications of
the development;
v. bushfire history;
vi. conservation values of the site; and
vii. ongoing maintenance.
Firebreaks and fire access tracks
011 Firebreak s or fire access tracks provide- 511.1 Fire access tracks (may be in the form of
a) adequate access for fire fighting and other an accesseasement) between the created lots
emergency vehicles; and and surrounding vegetated lands that-
b) adequate width to minimise the risk of fire i. are a minimum cleared width of 6m;
crossover. ii. have a formed pavement;
i ii. have access at each end and in other
locations where necessary;
iv. have passing areas and turning
areas;
v. have clearly identified access points
for emergency vehicles; and
vi. are located on public land or within
access easements that are granted in
favour of the Sunshine Coast
Regional Council and the
Queensland Fire and Rescue Service
Road network
012 Roads provide for the safe and effective 512.1 Culs-de-sacs or no-through roads are not
evacuation of users of premises and access by used in the street network unless-
Emergency services. a) a perimeter road reserve with a minimum
reserve width of 20m and a formed width of not
less than 6m is provided.
Lot design
013 Lot design and building siting minimises 513.1 Each residential lot-
bushfire hazard to people and property having a) includes a house site area, identified on the
regard to slope, aspect, existing vegetation and plan of subdivision;
adequate separation from hazardous vegetation. b) is of sufficient size and dimensions to
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accommodate a dwelling and ancillary buildings
and use areas;
c) for lots less than 2,500m2, maximise
separation of buildings from hazardous
vegetation.
513.2 Residential lots are designed so that their
size and shape allow for efficient emergency
access to buildings for fire fighting appliances
Table 13.10 Flood Hazard Areas
Column 1 Column 2
Specific Outcomes Probable Solutions
13.38 Effects of use and subdivision
5afety and floodplain function
014 The proposed use does not compromise the Not applicable. The proposed lots do not fall
safety of people or property from floods up to under the Flood Hazard Area.
and including a 1% AEP (1:100year ARI )flood
event.
Hazardous materials
016 Public safety and the environment are not 516.1 Hazardous materials are not
adversely affected by the detrimental impacts of manufactured and stored on the site.
floodwater on hazardous materials
manufactured or stored in bulk.
Infrastructure
017Sewerage treatment plants maintain their 517.1 Components of the sewerage treatment
function during flood events up to a 1% AEP plants that are likely to fail or may result in
1:100 year ARI) flood event. contamination are-
a) located above the level of a 1% AEP (1:100
ARI) flood event; or
b) are designed and constructed to exclude
water inundation or infiltration and resist
hydrostatic and hydrodynamic forces as a result
of inundation.
018 Community Uses and Infrastructure Uses 518.1 Community Uses and Infrastructure Uses
are able to function effectively during and are sited and constructed to ensure that floor
immediately after flood events. levels are not less than the AEP (or ARI )levels
identified below-
a) Emergency service facilities- 0.2% AEP (1:500
ARI);
b) Emergency shelter- 0.5% AEP (1:200ARt);
c) Police station- 0.5% AEP (1:200ARI);
d) Hospital- 0.2% AEP (1:500ARI);
e) Electricity substation- 0.2% AEP (1:500ARI);
f) Water treatment plant- 0.2% AEP (1:500ARI);
g) Power station- 0.5% AEP (1:200ARI);
h) Major electrical switch yard- 0.5% AEP (1:200
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ARI); and
i) Store for valuable records or items of historic
or cultural significance- 0.5% AEP (1:200 ARI).
019 All lots have sufficient area that is above 519.1 The minimum area above flood level for
the 1% AEP (1:100year ARI )flood level or where each lot, is in accordance with Table 13.11; AND
modelling is not available, the highest recorded 519.2 Where the existing roads servicing a
flood level, to safely and adequately development provide a specific flood immunity
accommodate their intended use. (as determined by Chapter 6 of the Qld
020 Development integrates with the natural Transport
landform rather than modifying the landform to AND
suit the development. Road and Drainage Design Manual and the
Australian Rainfall and Runoff Guide),all lots
have access to the flood free area identified in
Table 13.11 that matches the road immunity;
AND
520.1 Flood immunity for development areas is
not achieved by filling land below the 1% AEP
(1:100year ARI )flood level; or
520.2 Where modelling is not available, flood
immunity for development areas is not achieved
by filling land below the highest recorded flood
level.
021 Filling or excavation only occurs where it 521.1 The slope on the proposed lots is relatively
does not adversely impact on- flat and grades generally do not exceed 5%
a) watercourses, drainage lines and wetlands; gradient.
and
b) vegetation on land identified on Biodiversity
Overlay Maps OM1.1-0M9.1; and
c) water levels on properties elsewhere.
Table 13.12 Acid sulphate soil areas
13.39 Effects of works
General
022 Works do not disturb acid sulphate soils or 522.1 As the property exceeds the 5metre high
are managed to avoid the release of acid or water-mark, there is no acid sulphate soil on the
associated metal contaminants. property, and therefore soil disturbance would
not occur due to excavation works.
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Division 9-General provisions for the Cooroibah Locality Code
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5.6 Cooroibah Locality Code
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The following provisions comprise the Cooroibah Locality Code-
01:
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<~ 5.6.1 compliance with the Cooroibah Locality Code (Section 5.7);
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~: 5.6.2 overall outcomes for the Cooroibah Locality, including for each zone in the locality
-5 (Division 10);
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5.6.3 specific outcomes and probable solutions for the Cooroibah Locality (Division 11); and
5.6.4 specific outcomes and probable solutions for each zone in the Cooroibah Locality
(Divisions 12 to 16).
5.7 Compliance with the Cooroibah Locality Code
Development complies with the Cooroibah Locality Code if it-
5.7.1 fulfils the specific outcomes for the locality in Division 11; and
5.7.2 is a consistent use and fulfils the specific outcomes for the relevant zones (Divisions 12 to
16).
Division 10-0verall outcomes for the Cooroibah Locality
5.8 Overall outcomes for the Cooroibah Locality
5.8.1 The overall outcomes are the purpose of the Cooroibah Locality Code;
5.8.2 The overall outcomes sought for the Cooroibah Locality are the following-
a) New uses and works are located, designed and managed to-
be compatible with other uses and works;
ii maintain the safety of people and works;
iii avoid significant adverse impacts on the amenity enjoyed by users of other
premises, including impacts on acoustic and visual qualities; and
iv avoid significant impacts to native habitat including fragmentation, attrition,
or removal of vegetation or significant habitat features;
b) The Cooroibah Locality forms a transition between the more intensive development
in the Shire’s coastal urban area and the rural hinterland;
c) The Cooroibah Locality retains its role as a rural residential area supported by
urban facilities in other localities;
d) The main concentration of residents is in the southern and eastern part of the
locality;
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e) The dominant land uses are- ....
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rural settlement, at varying densities consistent with the environmental t::~
constraints of the area; and <0 ~
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ii open space, comprising natural bush land settings in both public and private <0.9
tenure; CI)~
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The distinct boundaries between urban Tewantin and rural settlement in Cooroibah o E
f)
are maintained, preventing the localities from merging; <:~
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g) Physical expansion of the Cooroibah village is avoided to- ~~
~
protect the village’s discrete and informal character; and ..<::
ii ensure urban development is consistent with infrastructure capacity;
h) Residential and rural settlement uses in the area are supported by a community
focal point, with basic services to support the local community;
i) Extractive resources are protected for their economic importance for this locality
and the Shire and extraction of resources is carried out with minimal adverse
impact on the sensitive environments of the Cooroibah Locality;
j) Land unsuited for development, including land which is flood prone or boggy in wet
weather, is left in its natural state;
k) Areas of ecological and environmental significance are protected through the
consolidating and securing of such lands;
I) Areas of native remnant or regrowth vegetation, including their biodiversity and
habitat values are protected;
m) McKinnon Drive, and Louis Bazzo Drive are protected as parts of Noosa’s major
road network;
n) The function, safety and visual amenity of Noosa’s major road network are
protected;
0) The natural core values and the water quality of watercourses of the Cooroibah
Locality, including the Noosa River and Lake Cooroibah, are protected and
enhanced;
p) The major open space network is based on the following links-
Tewantin to Lake Cooroibah and the Noosa River;
ii Ringtail Creek to Lake Cooroibah and the Noosa River; and
iii a riparian corridor along the Noosa River, Cooloothin Creek, Cooroibah
Creek and Ringtail Creek;
q) Recreational pursuits are based on-
water activities, particularly small-scale non-motorised craft on Lake
Cooroibah, the Noosa River and creeks;
ii the Noosa Trails Network; and
iii public picnic grounds and children’s playground;
r) A sealed bikeway between Cooroibah and Tewantin allows residents to commute
to other localities;
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s) Visitor accommodation is focused on the locality’s camping grounds, small cabin
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t::~ parks and bed and breakfast style accommodation;
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t) For the Detached Housing Zone-single detached housing prevails which
~ maintains-
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C/)-;;; a tranquil, lakeside setting;
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ii a low impact, low density development form of domestic scale;
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CD ~ iii building styles befitting the informal character of the Cooroibah village and
~~ which respond to, and are integrated with natural site characteristics, such
-5 as vegetation and landforms; and
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iv landscaped settings consistent with the character of the locality.
u) For the Neighbourhood Centre Zone-
the Neighbourhood Centre forms a single focal point for the local community;
ii a general store supports the day-to-day needs of residents including
prepared meals; and
iii community space provides for the social needs of the local community;
v) For the Rural Settlement Zone-detached housing on large lots-
is the dominant building form, to the general exclusion of other uses;
ii incorporates designs that respond to, and are integrated with site
characteristics including steep slopes and native vegetation;
iii offers a relaxed rural lifestyle for residents;
iv contributes to the rural or semi-rural character and amenity of the area;
v may be located in close proximity to working farms or other rural industries;
vi offer convenient access to Tewantin via sealed roads;
vii include associated home-based businesses on large lots such that
neighbours are not impacted upon; and
viii are dominated by native vegetation and landscaping;
w) For the Rural Zone- rural land is protected and appropriately managed such that
the scenic and environmental values, the distinct rural amenity and agricultural
productive of the locality are preserved and are not adversely impacted as a
consequence of development on or adjacent to that land; and
x) For the Open Space Conservation Zone- natural environmental values of high
order and warranting conservation status are-
protected for their importance in contributing to ecological sustainability
including the maintenance of water quality and provision of habitat and open
space linkages; and
ii appropriately managed to the general exclusion of development or any
further subdivision of freehold lots.
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Solutions for the
Division ll-Specific Outcomes and Probable
Cooroibah Locality
Table 5.7
Amenity
51.1 The proposal has no impact upon the
01 Uses are located, designed and operated
to
that
adverse changes to the light, air amenity of the local area and has a land use
avoid significant
is consistent with the local area.
quality, noise, accessibility or other conditions
enjoyed by users of associated, adjoining or
nearby uses.
Entrances
S2.1 The proposed lot reconfiguration falls
02 The southern and northern entrances to
within an already developed estate, with cleared
the Cooroibah locality are characterised by
land for house sites. Therefore there would be
bushland, which is protected from visually
minimal disturbance to bush land areas.
intrusive development.
Major road network
53.1 The proposal has no impact upon the
03 The function of, and visual amenity and road
function, amenity or character of the major
character surrounding the, major road network,
network.
including McKinnon Drive and Lake Cooroibah
Road is protected and enhanced
Density
site 54.1 The density of the development is
04 The density of development within the
compatible with the surrounding development
area-
and is similar to the adjoining properties.
a) is compatible with surrounding development;
and
b) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native vegetation and
natural landforms.
Height
55.1 Buildings and other structures have a
05 Rural
maximum building height of- a) if in the
Buildings and other structures- 9m where the
or Rural Settlement Zone-8m,or
a) are low rise and present a building height
pitched roof but no other part of the building
or
consistent with structures on adjoining and
structure exceeds 8m;or b) in all other zones-
surrounding premises;
8m.
b) have a maximum building height of 2 storeys;
Page 15
c) do not visually dominate the street,
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding land;
e) respect the scale of surrounding vegetation;
and
f) respond to the topography of the site and
avoid extensive excavation and filling.
Setbacks
56.1 Buildings and structures comply with the
06 Buildings and other structures are
setbacks specified in Schedule 1 Minimum
-
appropriately designed and sited to-
Boundary Setbacks.
a) provide amenity for users of the premises as
well as preserve the visual and acoustic privacy
of adjoining and nearby properties;
b) preserve any existing vegetation on the site
that will buffer the proposed building;
c) allow for landscaping to be provided between
buildings;
d) maintain the visual continuity and pattern of
buildings and landscape elements within the
street; and e) help protect the natural character
and visual amenity of the Noosa River system.
Site cover
07The site cover of buildings and other roofed
57.1 A proposed dwelling will be compatible
structures-
with the surrounding development and allow for
a) is of a scale that is compatible with
landscaping and vegetation to be retained.
surrounding development;
a) for a class 1 or class lOa structure within the
Detached Housing Zone, does not exceed- i for
a single storey building 50%;or ii for a building
-
of 2 or more storeys 50% on the ground floor
-
and 30% for the upper storey(s), or 40% for all
storeys for a building of 2 or more storeys;
b) for other classes within the Detached House
Zone -40%;
c) does not present an appearance of bulk to
adjacent properties, roads or other areas in the
vicinity of the site;
d) maximises the retention of existing mature
trees and allows for additional deep landscaping
between buildings;
e) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
f) facilitates onsite stormwater management and
vehicular access.
Flooding and drainage
Page 16
08 Buildings and other works are designed and 58.1 None of the proposed lots are subject to
sited to- flooding and any proposed dwellings will not
a) provide flood free access to premises and contribute to additional flooding.
flood free habitable areas;
b) allow only minor, short term and infrequent
flooding of non-habitable areas;
c) ensure car parking areas can be adequately
drained;
d) ensure drainage does not adversely impact
upon other premises; and
e) ensure filling or excavation does not adversely
impact upon other premises by-
i. causing ponding on the site or nearby land;
ii. increasing flooding, which adversely affects
the safety or use of any land upstream and
downstream; and
Hi. adversely affecting the flow of water in any
overland flow path.
Roofform
09 Rooflines-
59.1 The main roof of the building has a roof
a) contribute positively to the local skyline;
b) complement the character of the locality; pitch no less than 5 degrees and has minimum
600mm eaves to at least 75% of the perimeter of
c) are articulated, pitched or skillion;
the building; AND 59.2 Buildings and structures
d) avoid low pitched (e.g. less than 5 degrees) or
box profiles/parapets; do not include roof top terraces.
e) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Materials and finishes
010 Buildings and other structures use materials 510.1 BUildings-
and finishes that complement the rural character a) use a mix of lightweight and textured external
and integrate with the surrounding natural building materials, including timber, corrugated
landscape iron, steel and weatherboard; or
b) use masonry construction with where
variation in texture, detailing and the like;
c) use materials and finishes that blend with the
surrounding vegetation.
Environment and cultural heritage values -
511.1 The proposed reconfiguration poses no
011 There are no significant adverse effects on significant adverse effects on the local
environment
biodiversity, native vegetation, habitat,
-
landscape quality, water quality or cultural
a) As there is sufficient cleared area, in
heritage values, including those related to-
a) changes to natural drainage; keeping with the local area, no elevated
b) disturbance of the wetland system; blocks, no wetland system, erosion and
c) management of landslide and fire risk; transport of sediments off site
b) As there are no dams or waterways on
d) erosion and the transport of sediments off
Page 17
site; the proposed lots, there would be no
e) unmanaged public access; run-off from water treatment systems in
f) effluent disposal place.
g) changes to fauna habitat and behaviour; and c) Effluent Disposal systems will be
h) disturbance of buildings and features, compliant with PSP24
including natural features, of cultural heritage
significance.
Open space network
012 An integrated open space network is 512.1 Open space corridors and existing native
established, enhanced and protected throughout vegetation in areas indicated in Schedule 5-
the locality to Map 4 are protected from fragmentation and
encroachment by development.
a) provide for both passive and active
recreational pursuits;
b) provide connectivity for pedestrians, cyclists,
and horse riders;
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development.
Noosa Trail Network
013A comprehensive network of bridle trails 513.1 No solution provided
and pedestrian and bicycle linkages is
established, enhanced and protected
incorporating road reserves, State forests,
Council owned land and private lands consistent
with the lifestyle and outdoor recreation needs
of the Shire’s residents and visitors;
AND
014 Existing and future pedestrian, bridle trail
or bicycle linkages are retained as part of a Shire
wide trail network.
Pedestrian and bicycle pathways
015 Safe and convenient pedestrian and bicycle 515.1 No solution provided.
pathways are provided and retained between
and around key destinations.
Page 18
’~-
...
c::~
~~ Division 23-Reconfiguring a Lot Code
Q~
co
~~ 14.179 Reconfiguring a Lot
0<=
o ~ The provisions in this division comprise the Reconfiguring a Lot Code. They are-
<~
Cl> ~ compliance with the Reconfiguring a Lot Code (section 14.180);
~~ . overall outcomes for the Reconfiguring a Lot Code (section 14.181); and
~
.::
specific outcomes and probable solutions for the Reconfiguring a Lot Code (sections
14.182-14.199).
14.180 Compliance with the Reconfiguring a Lot Code
Development that is consistent with the specific outcomes in sections 14.182-14.199
complies with the Reconfiguring a Lot code.
14.181 Overall outcomes for the Reconfiguring a Lot Code
14.181.1 The overall outcomes are the purpose of the Reconfiguring a Lot Code.
14.181.2 The overall outcomes sought by the Reconfiguring a Lot Code are to ensure that any
reconfiguring of lots results in-
a) lot sizes and dimensions that are appropriate for their intended use;
b) compatible relationships between land uses;
c) lots with suitable, safe and appropriate access;
d) acceptable impacts on watercourses, drainage lines, wetlands and other environmentally
sensitive areas;
e) an effective and efficient road network that is designed to integrate with the natural
topography;
f) provision of safe facilities for walking, cycling and public transport;
g) lots that avoid significant adverse effects on the natural environment and landscape and
minimise the risk of hazards for people and property;
h) effective and efficient provision of relevant infrastructure and community services that meet
future needs;
i) promotion of social interaction and community activity;
j) provision of an accessible and useable network of open space for local communities;
k) lots that are designed and orientated to accommodate energy efficient building design;
I) residential development which is consistent with the developed character of its particular
neighbourhood
m) rural residential development only where it has good levels of convenience and accessibility
to towns and villages; and
14-170
Reconfiguring a Lot Code
Page 19
14.182 Specific outcomes and probable solutions for the Reconfiguring a Lot
Code
The specific outcomes sought for the Reconfiguring a Lot Code are included in
column 1 of Table 14-66. Probable solutions for code assessable development are
included in column 2 of Table 14-66.
Table 14-66-AII reconfiguring a lot
column 1 column 2
Specific Outcomes Probable solutions (if code assessable)
I
14.183 Lot Size and Dimensions
01 Lots have the appropriate area and 51.1 Under the current Noosa Plan, land is classified
dimensions to provide for- as Rural Settlement with a land size of 31,780 square
a) the intended use and, if not intended to be metres, therefore fallng short of the minimum lot
used by the Councilor State for community size to subdivide the property into smaller lots.
infrastructure, conservation purposes or public Despite this, adjacent blocks are on average a
minimum 1 acre in size and reconfiguring this lot
utilities including road widening are not less than
would bring it into line with adjacent blocks, in
the minimum sizes specified in Table 14-68; and
keeping with the rural residential character ofthe
b) if for residential development- local area and the estate surrounding it.
i) a house site area of not less than that
specified in Table 14-69; and The council has previously changed the town plan
ii) if not within a sewerage service area, an regarding the zoning of this property, which has
effluent disposal area; prevented the reconfiguration of this lot.
c) if for community title subdivision, the
51.2 Land is already cleared, therefore there would be
minimum lot sizes for the intended use are not
minimal disturbance to the natural environment,
less than identified for the relevant zone
including native vegetation.
specified in Table 14-68;
d) siting and construction of buildings to
minimise risk of soil erosion, landslide, flooding
and bushfire;
e)siting and construction of buildings to
minimise detrimental impacts of effluent
disposal and water quality impacts;
f) retention of natural environmental values,
including native vegetation;
g) retention of cultural features and protect
views to cultural features;
h) minimisation of earthworks or retaining walls
associated with building construction on sloping
sites;
i) private and public open space and on-site
landscaped areas; and
j) convenient vehicle access and on-site parking,
loading and manoeuvring areas.
Page 20
.- I
MAX WATTERSON
+ASSOCIATES
CONSULTING SURVEYORS
& PLANNERS
12 Maple Street
PO Box 639
Cooroy Qld 4563
Ph. (07) 54426121
Fox. (07)54425125
[email protected]
Client: M. BOURNE
Pro ect:
PLAN OF PROPOSED
RECONFIGURATION
OF LOT41 ON
RP913605.
PARISH: NOOSA
COUNTY: MARCH
LOCAL GOVT: SUNSHINE COAST R.C.
LOCALITY: COOROIBAH
Plan 1 of 1
Scale: 1:1000
Date: 26-02-13
Datum:
Origin:
Ref:
Contlnt:
3347AA
NOTE:
This plan has been prepared for application
purposes only and may be subject to change.
Dimensions and areas shown hereon are
approximate only and subject to final survey.
Page 21
Noosa North Shore Locality.
14.185 Lake Macdonald Water Supply Catchment Area
03 No additional lots are created within the Not applicable
Lake Macdonald Water Supply Catchment
identified on Overlay Maps OM3.5 and OM9.5
14.186 Lot layout
04 Subdivision of land for residential 54.1 The proposed lots reflect the lot density and
development provides for a neighbourhood with style of the local precinct.
a strong and positive identity through-
a) legible streets and open space networks;
b) integrating prominent site features, including
landmarks, native vegetation and views into the
design;
c) the location of community, retail and
commercial facilities at focal points either within
convenient walking distance for residents where
the development is urban settlement or within
reasonable vehicular proximity;
d) the location of lots intended for urban
settlement within proximity of retail and
commercial facilities;
e) shared use of public facilities by adjoining
communities;
f) enhancement of personal safety and
minimisation of potential for crime, vandalism
and fear by maximising opportunities for casual
surveillance of public spaces; and
g) establishment of a sense of place.
05 House site areas are- a) located at least SOm 55.1 The proposed lots are
from any land including within a national park, a)not located near any national park, conservation
conservation park, state forest reserve, nature park, state forest reserve, nature refuge or wilderness
area
refuge, coordinated conservation area or
wilderness area; and and
b) slopes are generally less than 5%
b) not located on steep slopes.
06 Lots for residential development are 56.1 A variety of lot sizes and shapes is provided
designed to ensure variety in residential within the subdivision.
streetscapes.
07The street network- 57.1 The road is accessed via McKinnon Drive and
a) has design features, which convey the primary then Silverwood Drive. These roads are of a good
function of each type of street and encourage standard for rural residential development. Curb and
driver behaviour, speeds and traffic volumes that Channel and a 5.5 metre sealed road are constructed
are safe and appropriate to that along the frontage of the proposed site.
function;
b) provides a high level of internal accessibility
both within the site and to external sites and
appropriate external connections for vehicles,
pedestrian and cycle movements;
c) deters through-traffic from residential areas
and creates safe conditions for local road
users,
pedestrians and cyclists;
Page 22
d) incorporates street junctions and access to
lots that are located and spaced to facilitate safe
and convenient vehicle movements;
e) provides for street widths and lengths that
optimise the cost effectiveness of the network
and the provision of public utilities;
f) provides for road reserve widths not less than
the minimum identified Section 2.3 of PSP 5
Engineering Design Standards Roads, Drainage
-
and Earthworks;
g) minimises the extent of earthworks required
by being sympathetic to the terrain;
h) has no significant adverse effects on habitat
corridors or areas of significant native
vegetation;
i) does not create noise attenuation difficulties;
j) incorporates pedestrian and cyclist crossings at
intersections or where required to access high
activity nodes and public transport;
k) has regard to the potential for conflict
between vehicles, pedestrians and cyclists; and
I) incorporates on-road cycling facilities.
08 The development contains a pathway system 58.1 The proposed lots will have no impact on existing
that encourages walking and cycling and walking and cycling paths.
provides a safe environment for users, and is-
a) a stable, smooth surface, including across
driveways, sections and joins;
b) easily maintained;
c) of a width and longitudinal gradient to cater
for projected usage
d) inclusive of clear sight-lines for safe use;
e) be free of any obstructions such as fences,
signage and bollards.
09 The subdivision layout is designed to 59.1 Where there is no relevant approved
facilitate linkages with adjoining sites in the master plan, concept plan, or site analysis plan,
immediate area. subdivision design incorporates future road,
street, cycleway and pedestrian path and open
space connections to adjoining sites.
010 Where the lots are to be used for Industrial Not applicable.
business or Commercial business uses, the
layout provides for appropriate buffer areas, to
mitigate pOSSible impacts on nearby residences
or other noise sensitive uses.
011 For lots in the Rural Settlement Zone-a No prescribed solution.
sealed access to the nearest urban settlement is
available.
Page 23
14.187 Water supply for fire fighting
01.2 An adequate and accessible water supply is 51.2.1. There is a water main with fire hydrants
provided for fire fighting purposes. located at the southern end of Silverwood Drive
(approximately 500 metres from the proposed
lots). Additionally, there is a dam existing on the
property which could provide water supply for
fire fighting.
14.188 Energy efficiency
01.3 The street and lot orientation facilitates the 51.3.1. For Community Title Development or
construction of energy efficient buildings that urban residential development each lot contains
respond to the local climate conditions. a rectangular house site area where the long axis
faces true North or is no more than 20 degrees
AND off true north and has minimum dimensions of-
a) if the lot is between 450m 2 and 599m 2- 10m
01.4 For residential development, the x 15m; or
subdivision design provides for the maximum b) if the lot is less than 450m 2 -
9m x 15m.
practicable number of lots with house site areas AND
that- 51.3.2 Community Title Development lots are
a) maximise solar access to the north in winter; generally rectangular in shape and have a
b) minimise solar access to the east and west in maximum slope of-
the summer; a) 1 in 10 (10%);and
c) maximise access to any prevailing summer b) 1 in 20 (5%)when measured from the front to
breezes; and the rear of the lot.
d) minimise exposure to prevailing winter winds.
51.4.1. Each of the proposed lots is capable of the
construction of a house that includes energy
efficient features and orientation.
14.189 Infrastructure
01.5 Each lot is capable of being serviced by 51.5.1. The proposed lots are capable of self-
appropriate levels of- sufficiency by -
a) water supply; a) Installed rain water tanks or bores
b) reticulated sewerage; b) Allowing sufficient area for effluent
c) stormwater drainage; disposal
d) power supply; and c) accessing adjoining power supply
e) telecommunications; d) accessing adjoining telephone lines via
AND pit at the road front to the property.
01.6 The design and provision of public services
and utilities, including sewerage, water,
electricity, street lighting and telecommunication
services-
a) meets the needs of users;
b) ensures health, safety and convenience of the
Page 24
community;
c) protects the natural environmental values of
the site and surrounds, including visual amenity
and native vegetation;
d) are cost effective over their life cycle;
e) minimises adverse impacts to the
environment (including the amenity of the local
area) in the short and long term; and
f) ensures that the existing systems are upgraded
or relocated to be capable of supporting the
proposed development;
AND
017 Essential public utilities are available and
maintain their function during flood events up to
a 1% AEP (1:100year ARI )flood event
Electricity supply infrastructure
018 Uses and works maintain a safe distance 518.1 Building footprints are situated clear of
from electrical infrastructure including any power easements on-site;
substations, overhead power lines, power poles AND
and transformers. 518.2 Building footprints are not less than SOm
from an existing fenced electricity substation.
14.190 Earthworks and stormwater management
019 Stormwater run-off is managed so as not 519.1 Any new lots in the proposed
to cause any adverse impacts on the built or reconfiguration will not alter the storm water
natural environment including changes in run-off because lots are not situated over a
quality, quantity or location of stormwater water course or the future subdivision is stated
discharges. on the ridge/high point in the area
020 Filling or excavation only occurs where it 520.1 The proposed lots do not have any
does not adversely impact on- interference with the watercourse or drainage
a) watercourses, drainage lines and wetlands; line or wetlands.
or
b) vegetation on land identified on Biodiversity Any houses built on the lots will in fact assist
Overlay Maps OM1.1-0M9.1; or with the storm water run-off due to a catchment
c) water levels on properties elsewhere. area (rainwater tank) where water is contained.
14.191 Landscaping and visual amenity
021 Land development responds to the 521.1 The natural landform and landscape are
distinctive landscape character of the site by not modified to accommodate the development.
utilising the natural features of the site, which
include-
a) watercourses and drainage lines;
b) significant trees;
c) understorey vegetation;
d) rock outcrops; and
e) views.
Page 25
022 Native vegetation, including individual 522.1. Buffers of existing native vegetation
mature trees are retained, protected, around site boundaries and environmentally
maintained and supplemented, with particular sensitive areas are retained and reinforced
consideration given to- through additional planting;
a) roadsides; AND
b) the amenity of adjoining land uses; and 522.2 For reconfiguring in the Rural Zone and
c) the protection of environmentally sensitive Rural Settlement Zone-
areas. a) a 10m landscaped buffer area is provided
along road frontages;
b) clearing and disturbance to vegetation is
minimised around road works, laying of services
and utilities and construction of property
entrances;
c) revegetation of disturbed areas occurs after
completion of works; and
d) planting of clusters of trees along the road
reserves to form a tree canopy cover is provided
023 Buildings and other structures do not have a 523.1. All lots include a building envelope that
significant adverse impact upon the visual enables buildings and structures to be sited so
amenity of surrounding areas. they do not-
a) protrude above ridgelines; or
b) result in the unnecessary removal of
vegetation from the site.
14.192 Open space and environmental protection
024 Public open space provides for a diverse 524.1. Park contributions are paid in accordance
range of passive and active quality recreational with PSP12 Public Open Space Contributions
opportunities including sport to meet the
outdoor recreational needs of the community.
025 Public open space is designed and located
to-
a) be safe and easily accessible;
b) contribute to the legibility, accessibility and
character of the locality ;
c) create attractive environment settings and
focal points;
d) enable the retention and protection of
significant vegetation, wetlands, watercourses,
drainage lines and other native habitat areas,
their associated buffers and linkages/corridors
and natural and cultural features; and
e) be cost effective to maintain.
026 Land provided for active recreation areas is
of a physical standard and condition suitable for
the intended uses and is not subject to physical
or other constraints including contamination,
environmental or biophysical constraints or
Page 26
legislative protection that would encumber its
use.
027 Active parklands will provide a diverse Not applicable.
range of recreational opportunities for all age
groups and are designed as attractive and
enjoyable, functional and safe places to recreate
and meet.
028The natural environmental and cultural Not applicable.
values of land in the Open Space Conservation
Zone are not adversely affected by subdivision,
and land in freehold tenure in this zone is not
subdivided.
029 Lands with high biodiversity values which Not applicable.
warrant conservation status are formally
protected for the long term.
030 Buffers are provided incorporating Not applicable.
development setback/s from the stream that will
ensure that the development does not result in a
negative impact upon the long-term viability of
the stream.
14.193 Road and rail corridors
031 Lots for residential development are not The proposed lots are not subject to high traffic
subjected to high traffic noise levels from the noise.
major road network or rail corridors.
14.194 Access easements
032 Access easements are in appropriate 532.1 Future access easement will be designed
locations for safe access and egress, and supply in accordance Sections 2 and 3 of PSP 5
appropriate widths and levels of service for the Engineering Design Standards -
Roads, Drainage
number of vehicles that will utilise them. and Earthworks and are in a safe access to
Silverwood Drive.
14.195 Traffic
033Traffic generated by the development is 533.1 Any required upgrading of external roads
within the acceptable capacity of external roads to the necessary standard to cater for the
and does not have an adverse impact upon the expected traffic numbers is undertaken at no
functioning of the road network. cost to Council.
14.196 Noosa Trail Network
034 A comprehensive network of trails is 534.1 Existing or potential pedestrian, horse
established incorporating road reserves, State trail or bicycle movement linkages are retained
forests, Council owned land and private lands or enhanced
consistent with the lifestyle and outdoor
recreation needs of the Shire’s residents and
visitors.
Page 27
035 The proposal does not have an adverse Not applicable.
impact on the Noosa Trail Network.
14.197 Cooroibah Locality
Protection of existing residential amenity, road
safety and access points
036 The existing residential amenity of the 536.1 All house site areas on adjoining lots are
estate is maintained without impacting on the separated by not less than SOmetres.
natural landform and landscape;
The entire development is flood free, unlike
AND other neighbouring lots which have been
approved for reconfiguration.
037 The number of access points providing
access to lots from McKinnon Drive is 537.1 Shared driveways are provided and no
maintained or reduced. additional driveways are required from
McKinnon Drive.
Table 14.67-Community title development
column 1 column 2
Specific Outcomes Probable solutions (If code assessable)
14.198 Residential Uses
038 Community title subdivision only occurs if Not applicable.
there is a current development approval for the
site approving one or more of the following
uses-
a) Detached house; or
b) Multiple Housing Type 2, 3, 4 or 5; or
c) Visitor accommodation Type 3 or 4.
Location and access to services andfacilities Not applicable.
039 Community title subdivisions only occur-
a) where they are located within easy walking
distance of services and facilities;
b) in the Semi-attached Housing or Attached
Housing Zones;
c) where they are consistent with the character
of the Locality they are located in;
d) if appropriate house site areas can be
accommodated;
e) where they are supplied with adequate
infrastructure to meet the needs of users;
f) where they minimise adverse effects on the
environment;
g) if they are of suitable shape and slope to
minimise constraints to development; and
h) if they are of sufficient area to provide
reasonable amenity for users.
Page 28
Provisions of amenities and site facilities
040 Adequate areas on site are provided for Not applicable.
vehicular parking, private and communal open
space, landscaping and site facilities to meet the
needs of users.
14.199 Business Uses
Location No solution provided.
041 Community title subdivisions intended for
Business Uses only occur in the-
a) Shire Business Centre Zone; or
b) Business Centre Zone; or
c) Industry Zone; or
d) Neighbourhood Centre Zone; or
e)Visitor Mixed Use Zone.
Provision ofservices and facilities No solution provided.
042 Adequate areas on site are provided for
vehicular parking, private and communal open
meet the
space, landscaping and site facilities to
needs of users.