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MCU14/0106 Appendix H - Bushfire Assessment Report
AS Insert report title here Noosa Civic Expansion Insert project name Bushfire Assessment Report Insert job reference J13041 Prepared for QIC Noosa Civic Pty Ltd 3 December 2014
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Noosa Civic Expansion
Bushfire Assessment Report
Contact Information Document Information
Cardno (QLD) Pty Ltd Prepared for QIC Noosa Civic Pty Ltd
ABN 57 051 074 992 Project Name Noosa Civic Expansion
File Reference I:\J13041 Noosa Civic Ecol
Level 11 Green Square North Tower
& Lsc
515 St Paul’s Terrace
(4)\wp\Bushfire\J13041_Bu
Fortitude Valley QLD 4006
shfire Assessment V1.docx
Locked Bag 4006 Fortitude Valley
Job Reference J13041
Telephone: 07 3369 9822 Date 3 December 2014
Facsimile: 07 3369 9722
International: +61 7 3369 9822
[email protected]
www.cardno.com.au
Document Control
Date Description of Prepared Reviewed
Reviewed
Version
Prepared
Revision (Signature) (Signature)
By
By
1 3 December 2014 Final DA Submission JD AC
© Cardno 2014. Copyright in the whole and every part of this document belongs to Cardno and may not be used, sold, transferred, copied or
reproduced in whole or in part in any manner or form or in or on any media to any person other than by agreement with Cardno.
This document is produced by Cardno solely for the benefit and use by the client in accordance with the terms of the engagement. Cardno does
not and shall not assume any responsibility or liability whatsoever to any third party arising out of any use or reliance by any third party on the
content of this document.
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Table of Contents
1 Introduction 1
2 Proposed Development 2
3 Bushfire Hazard Assessment 4
3.1 Overview 4
3.2 Vegetation Community Hazard Assessment 5
3.3 Slope Hazard Assessment 6
3.4 Aspect Hazard Assessment 7
3.5 Composite Hazard Assessment 7
4 Bushfire Hazard Mitigation and Management Specifications 10
4.1 Buildings and Structures 10
4.2 Water Supplies 12
4.3 Lot Layout and Siting 12
4.4 Firebreaks and Maintenance Trails 12
4.5 Access/Egress Arrangements 13
5 Compliance Assessments 14
5.1 Noosa Plan Natural Hazards Overlay Code 14
5.2 State Planning Policy (SPP) 19
6 Conclusions 21
Tables
Table 3-1 Bushfire Hazard Landscape Factor Contributions 4
Table 3-2 Vegetation communities and their equivalent SPP 1/03 Guideline hazard scores that occur
within the Noosa Civic expansion locality post development 5
Table 3-3 Vegetated slope types and their equivalent SPP 1/03 Guideline hazard scores 6
Table 3-4 Aspect of vegetated areas and their equivalent SPP 1/03 Guideline hazard score 7
Table 3-5 Composite bushfire hazard scores for different parts of the Noosa Civic expansion locality
post development 7
Table 5-1 Noosaville Natural Hazard: Bushfire & Acid Sulfate Soils Overlay (Map OM8.4) Extract 14
Table 5-2 Noosa Plan Natural Hazards Overlay Code compliance assessment 15
Table 5-3 SPP Part E Interim Development Assessment Requirements compliance assessment 19
Figures
Figure 1 Noosa Civic Extension Locality
Figure 2 Post Development Bushfire Hazard Ratings Map
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Noosa Civic Expansion Bushfire Assessment Report Appendices Appendix A Shire Business Centre (Map SBC) of the Noosa Plan Appendix B Noosa Civic Expansion Development Plans Appendix C Noosa Civic Expansion - Site Based Vegetation Mapping QIC Noosa Civic Pty Ltd Version 1 3 December 2014 J13041_Bushfire Assessment V1.docx Commercial in Confidence Page iv
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1 Introduction
This Bushfire Hazard Assessment Report (BHAR) has been prepared on behalf of QIC Noosa Civic Pty Ltd
in support of an application for development adjacent to the existing Noosa Civic centre at 28 Eenie Creek
Road, Noosaville on Queensland’s Sunshine Coast. The locality of the proposed expansion of the existing
Noosa Civic development (the proposed development) is illustrated in Figure 1.
This BHAR provides:
> an assessment of the post-development bushfire hazard levels that would exist within the locality of
the proposed development, in accordance with the bushfire hazard assessment guidelines provided
for in State Planning Policy 1/03 Guideline – Mitigating the Adverse Impacts of Flood, Bushfire and
Landslide (SPP 1/03 Guideline); and
> an assessment of the adequacy of the bushfire hazard mitigation measures that have been
incorporated into the design of the proposed development to ensure that people and property are not
placed at an unacceptable risk of harm in the event of a bushfire; and
> if required, recommendations for additional bushfire hazard mitigation measures.
This BHAR has also considered the findings and recommendations of the Noosa Shire Business Centre
Stage 1 Bushfire Management Plan (The Consultancy Bureau, 2004). The Stage 1 Bushfire Management
Plan was prepared in respect of the existing Noosa Civic development. In general the factors that affect
bushfire hazard levels and risk management requirements in the vicinity of Noosa Civic, as assessed in the
Stage 1 Bushfire Management Plan, remain relevant and applicable, except that the development of
buildings, roads and carparks over the past 10 years has changed the proportion and distribution of
bushland.
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2 Proposed Development
The existing Noosa Civic centre has been operating since October 2006 and is comprised of:
> 18,585m2 of retail shop floor space and a service station;
> a 7,056m2 Emporium of retail showrooms;
> 5,000m2 of commercial office space; and
> associated car parking areas.
The layout of the existing Noosa Civic and the proposed expansion, which will occupy a development
footprint of approximately 7.8ha including an extension to Hofmann Drive, is illustrated in Figure 1.
The proposed Noosa Civic expansion is located:
> predominantly within the Shire Business Centre Map E1 Employment precinct;
> approximately 30-70m to the south-east of the existing Noosa Civic centre;
> approximately 75m to the west of Walter Hay Drive;
> to the north of a proposed extension of Hofmann Drive, which would link the existing Hofmann Drive
to the west with the Walter Hay Drive roundabout to the east.
The proposed development will involve:
> approximately 22,200 square meters gross floor area (GFA) of additional retail floor space made up
of two supermarkets, a discount department store and a number of smaller tenancies;
> 1,000 additional car parking spaces (310 spaces at grade and 690 under-croft spaces);
> a pedestrian link ‘Covenant J’ situated between the existing shopping centre and the proposed
development; and
> the completion of the Hofmann Drive ring road, including its connection to Water Hay Drive.
The proposed development layout plans and cross-sections are presented in Appendix B.
Areas of potentially hazardous vegetation that would be present in the immediate locality of the proposed
development includes vegetation contained within Shire Business Centre Map:
> OS7 Open Space Precinct situated between the existing Noosa Civic development and the proposed
development 1;
> E2 Employment Precinct situated to the south of the Noosa Civic centre and to the west of OS7
Open Space Precinct;
> E6 Employment Precinct situated between the internal ring road extension and Walter Hay Drive;
> E7 Employment Precinct, OS4 Open Space Precinct and OS2 Open Space Precinct situated to the
south of the planned Hofmann Drive extension; and
> OS1 Open Space Precinct situated to the east of Walter Hay Drive.
In addition to the above, the following areas also contain potentially hazardous vegetation that contributes to
the bushfire hazard levels that the proposed Noosa Civil expansion would be exposed to:
> the Noosa National Park (North Weyba Section) and areas of freehold land to the east of Walter Hay
Drive; and
1 There are some differences between the boundary of Open Space Precinct OS7 as shown on the Business
Centre Map of the Noosa Plan and the registered boundaries of Covenant J which provides for the
preservation of native vegetation in the subject area. For the purposes of this BFHAR the registered
boundaries of Covenant J have been adopted as the area and location of protected vegetation, rather than
Open Space Precinct OS7.
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> freehold land to the south of Eenie Creek.
Several Queensland Fire and Rescue Service (QFRS) stations are located within relatively close proximity to
Noosa Civic, including:
> Tewantin, 2 Hilton Esplanade, Tewantin ph: 5480 5466 (~3.5 km and 5 minutes travel time); and
> Noosa Heads, 2 Langura Street, Noosa Heads ph: 5480 5466 (~5.5 km and 5 minutes travel time).
The following sections of this BHAR provide:
> in Section 3, details regarding the levels of bushfire hazard that will exist following the proposed
expansion of the Noosa Civic development;
> in Section 4, information concerning proposed and recommended bushfire hazard mitigation
measures;
> in section 5, assessments of the levels of compliance that the proposed development achieves with
the requirements of:
- the Noosa Plan Natural Hazards Overlay Code; and
- State Planning Policy Part E—Interim development assessment requirements.
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3 Bushfire Hazard Assessment
3.1 Overview
The broader Noosa Civic locality supports a mosaic of urban, rural residential, retail, commercial,
agricultural/pastoral and forested landscapes dissected by roadways and coastal waterways. The Noosa
area is situated in a coastal region of south-eastern Queensland and is characterised by a mild sub-tropical
coastal climate which does not currently experience extended periods of severe fire weather (i.e. extremely
hot and dry periods with strong winds emanating from the continental interior) that are frequently
experienced in Victoria, South Australia and less frequently New South Wales and Tasmania. Nevertheless
bushfires do frequently occur in south-eastern Queensland and present a material hazard to human health
and property which needs to be appropriately considered as part of a comprehensive approach to land use
planning and development assessment.
The Noosa Civic expansion site and adjacent vegetated lands are classified and mapped as:
> Medium Bushfire Hazard areas on the Noosaville Natural Hazard: Bushfire & Acid Sulfate Soils
Overlay (Map OM8.4) of the Noosa Plan; and
> High to Very High Potential Intensity areas on the State Planning Policy’s interactive mapping
systems bushfire hazard classification scheme.
However it should be noted that the Noosaville Overlay mapping precedes development of the existing
Noosa Civic centre and associated roads and carparks, which have significantly fragmented the area of
native forest surrounding the subject land, hence the above OM8.4 classification is considered to be
conservative.
This bushfire hazard assessment has been prepared in general accordance with the requirements of the
Noosa Plan Natural Hazards Overlay Code, which requires a site specific bushfire hazard assessment to be
prepared in accordance with Appendix 3 of the SPP Guidelines: Mitigating the Adverse Impacts of Flood,
Bushfire and Landslide. In recognition of the scale at which bushfires operate, for the purpose of this
assessment the area considered for assessment of bushfire hazard levels includes all vegetated land
located within 500m of the proposed Noosa Civic expansion.
The SPP 1/03 Guideline identifies three features of the landscape that strongly contribute towards the
behaviour of bushfires, which are described in Table 3-1.
Table 3-1 Bushfire Hazard Landscape Factor Contributions
Bushfire Hazard Contribution
Landscape Factor
Vegetation community The structure and species composition of vegetation communities determine the rate at
structure and species which dry fuel accumulates. Some vegetation communities protect fuel from drying out in
composition. all but extreme bushfire seasons, making the vegetation susceptible to very destructive
bushfires, whilst other vegetation communities may expose fuels to drying and therefore
be frequently available for burning.
Land slope As a general rule, bushfire intensity and the rate of spread of bushfires rises in proportion
to slope, with bushfires burning faster and with greater intensity uphill, and slower
downhill. Steeper slopes also increase the difficulty of constructing ring roads and
firebreaks and limit the access for emergency crews.
Aspect Aspect affects bushfire hazard due to the effects that exposure to direct sunlight has on
different vegetation communities, including the drying rates of fuels. Aspect also
correlates closely with exposure to low humidity winds that increase bushfire intensity.
The intensity and rate of spread of bushfires tends to be greater on slopes with north to
westerly aspects, although this influence is not considered to be significant on land with a
slope less than 5%.
In order to assess the levels of bushfire hazard associated with a given locality, the area of interest is usually
divided into a number of sub-units, based on:
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> geographical position relative to the proposed development;
> land tenure and use; and/or
> similarities in vegetation, slope and/or aspect.
Total hazard scores are then determined for each sub-unit and a bushfire hazard analysis can be undertaken
to identify areas of High, Medium and Low bushfire hazard within the locality of interest.
3.2 Vegetation Community Hazard Assessment
The species composition and structure of the vegetation communities that occur within the site locality are
described in the Noosa Civic Extension - State and Local Government Ecological Assessment (Cardno
2014) and their distributions are illustrated in Figure 6 of that report which is reproduced in Appendix C.
Table 3-2 provides a summary of the types of vegetation that would remain in the locality of the proposed
Noosa Civic expansion post development and their equivalent SPP 1/03 bushfire hazard scores.
Table 3-2 Vegetation communities and their equivalent SPP 1/03 Guideline hazard scores that
occur within the Noosa Civic expansion locality post development
SPP 1/03 Vegetation Occurrence in Site Locality Fire Behaviour Hazard
Community Score
Wet sclerophyll forest, tall Not present. Infrequent fires under severe 10
eucalypts, with grass and mixed conditions, flame lengths may
shrub understorey. Predominant exceed 40m, floating embers
mature canopy height ~30m. attack structures for 1 hour,
radiant heat and direct flame
are destructive for 30 minutes.
Paperbark heath and swamps, Present. This is the dominant Fire intensity depends on fuel 8
eucalypt forest with dry-shrub vegetation type within and adjacent to accumulation, but can be
ladder fuels. Predominant the Noosa Civic expansion. As severe, with flame lengths to
mature canopy height ~20m. detailed in the State and Local 20m, spot fires frequent
Government Ecological Assessment across firebreaks, radiant heat
(Cardno 2014), the existing vegetation and direct flame for 15
within and adjacent to the Noosa Civic minutes.
site is regrowth vegetation “..
characterised by Syncarpia glomulifera
as a prominent canopy element. Other
species present and varying in
dominance across the site are
Eucalyptus resinifera, E. grandis and
Corymbia intermedia. The subcanopy
is often dominated by young canopy
elements, but also support other
species such as Alphitonia excelsa,
Melaleuca saligna or rainforest species
such as Cryptocarya glaucescens. The
shrub layer is often utterly choked with
Platylobium formosum and other dense
growth. While there are several ground
layer species present, Entolasia stricta
is found as a common element
throughout the site.”
Grassy eucalypt and acacia Not present. Fire intensity may be severe 6
forest, exotic pine plantations, with flame lengths to 20m, but
cypress pine forests, wallum less attack from embers.
heath. Predominant mature
canopy height ~20m.
Native grasslands (ungrazed), Not present. Fast moving fires, available to 5
open woodlands, canefields. fire annually to 4 years.
Usually no ember attack,
radiant heat for >10m,
duration <2 minutes.
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SPP 1/03 Vegetation Occurrence in Site Locality Fire Behaviour Hazard
Community Score
Intact acacia forests, with light Not present. Fires infrequent, usually burn 4
grass to leaf litter, disturbed only under severe conditions,
rainforest. relatively slow fires, usually
little ember attack.
Orchards, farmlands, kikuyu Not present. Fires very infrequent, slow 2
pastures. moving, may be difficult to
extinguish, frequent fire
breaks.
Desert lands (sparse fuels), Present. This vegetation type is Gaps in fuel - usually slow fire 1
mowed grass. represented by some relatively small spread.
cleared and actively maintained areas
of land to the north, east and west of
the Noosa Civic expansion site.
Intact rainforest, mangrove Potential. Over time this vegetation Virtually fireproof. 0
forest, intact riverine rainforest. type is likely to develop within OS7
Open Space Precinct if fire is actively
excluded from this area. The
vegetation in this area already contains
rainforest elements within the
understory. This fact combined with
the presence of an ephemeral
waterway within OS7 and its future
sheltered position between the existing
Noosa Civic and proposed expansion,
will overtime promote the transition to
rainforest vegetation.
Note: SPP 1/03 Guidelines defines “hazardous vegetation” to be “vegetation communities with a hazard score of 4 or more in Table
A3.1 of Appendix 3.”
3.3 Slope Hazard Assessment
The topography of the Noosa Civic locality is characterised by coastal plains, waterways and wetlands with
some gentle undulations primarily associated with watercourses and remnant Tertiary surfaces +/- Cainozoic
and Mesozoic sediments.
From a bushfire assessment perspective the relevant slopes to consider are those associated with areas of
potentially hazardous vegetation that would be retained within or adjacent to the proposed Noosa Civic
expansion. To determine the relative prevalence of land that would fall into the various slope categories
utilised in the SPP 1/03 Guideline, predominant land grades over a distance of at least 100m were
considered rather than isolated or highly localised variations in slope.
Table 3-3 summarises the slope types present within the Noosa Civic locality and their equivalent hazard
scores as outlined in the SPP 1/03 Guideline.
Table 3-3 Vegetated slope types and their equivalent SPP 1/03 Guideline hazard scores
SPP 1/03 Slope Category Occurrence in Site Locality Hazard
Score
Gorges and mountains (>30%) Not present. 5
Steep Hills (>20% to 30%) Not present. 4
Rolling Hills (>10% to 20%) Not present. 3
Undulating (>5% to 10% slope) Not present. 2
Plains (0 to 5% slope) Present. The vegetated land adjacent to the Noosa Civic 1
expansion is all characterised by slopes < 5%.
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3.4 Aspect Hazard Assessment
As the vegetated land in the vicinity of the proposed development is characterised by slopes < 5%, then in
accordance with the SPP 1/03 Guideline an Aspect hazard score of zero is applied. Table 3-4 summarises
the aspect categories associated with areas of potentially hazardous vegetation and their equivalent hazard
scores as outlined in the SPP 1/03 Guideline.
Table 3-4 Aspect of vegetated areas and their equivalent SPP 1/03 Guideline hazard score
SPP 1/03 Aspect Category Occurrence in Site Locality Hazard
score
North to North-West Not present. 3.5
North-West to West Not present. 3
West to South Not present. 2
North to East Not present. 1
East to South and all land under Present. The vegetated land adjacent to the Noosa Civic 0
5% slope expansion is characterised by both an east-south aspect and
slopes < 5%.
3.5 Composite Hazard Assessment
For the purposes of this assessment, the Noosa Civic locality has been separated into a total of 11 discrete
potentially hazardous vegetation units for which composite bushfire hazard ratings have been derived based
on consideration of the individual hazard scores attributable to the vegetation, slope and aspect
characteristics. The derivation of potentially hazardous vegetation units also takes into account existing
development and future land use intents for the land as set out in the Shire Business Centre Map.
Composite hazard score = vegetation community hazard score + slope hazard score + aspect hazard score.
Total Hazard Score Bushfire Hazard Severity
13 or greater High
6 to 12.5 Medium
1 to 5.5 Low
The resultant composite bushfire hazard scores are presented in Table 3-5, and spatially illustrated in Figure
2.
Table 3-5 Composite bushfire hazard scores for different parts of the Noosa Civic expansion
locality post development
Unit Description SPP 1/03 Bushfire Hazard Composite
Loading Score -
Vegetation Slope Aspect Rating
A Areas of open forest located within Shire Business Centre
Map Rec/Mu Precinct situated approximately 200m to the
north-east and generally upslope of the Noosa Civic 9
8 1 0
expansion. In the future it is likely that some of this Medium
vegetation will be removed to facilitate the development or
use of this land for its intended purposes.
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Unit Description SPP 1/03 Bushfire Hazard Composite
Loading Score -
Vegetation Slope Aspect Rating
B Areas of open forest contained within Noosa National Park
(North Weyba Section) and two parcels of Freehold Land
situated to the east of Walter Hay Drive. This vegetation is
situated at least 150m to the east, and generally down
9
slope, of the proposed development. The majority of 8 1 0
Medium
potentially hazardous vegetation in this area will persist for
the foreseeable future given its protected area status and
the effect of other planning and vegetation clearance
controls that apply.
C Areas of open forest located to the east of Walter Hay Drive
and separated from Unit B by a cleared power transmission
easement. This vegetation is situated at least 150m to the
south east, and generally down slope, of the proposed 9
8 1 0
development. The majority of potentially hazardous Medium
vegetation in this area will persist for the foreseeable future
given its Open Space Conservation status pursuant to the
Noosa Plan.
D Areas of open forest located to the south of the proposed
extension to Hofmann Drive and Employment Precinct E7.
This vegetation is situated approximately 150m to the south,
9
and generally down slope, of the proposed development. 8 1 0
Medium
The majority of potentially hazardous vegetation in this area
will persist for the foreseeable future given its Open Space
Conservation status pursuant to the Noosa Plan.
E Areas of open forest located to the south of the proposed
extension to Hofmann Drive and within Employment
Precinct E7. This vegetation is situated down slope from the
proposed development and is separated from the Noosa 9
8 1 0
Civic expansion by the proposed Hofmann Drive extension. Medium
The majority of potentially hazardous vegetation in this area
will eventually be removed as the Shire Business Centre is
development over time.
F Areas of open forest located to the east of the existing
Noosa Civic development, to the west of the proposed
development and within Open Space Precinct OS7
7
(Covenant J). The relatively narrow band of vegetation (30- 6* 1 0
Medium
65m in width) within Covenant J currently contains rainforest
elements in its understorey and, with the active exclusion of
fire, will over time transition to a form of rainforest.
G Adjoining the Covenant J area to the west and to the south
of the existing Noosa Civic development is an area of 7
6* 1 0
vegetation located within Employment Precinct E2 that will Medium
eventually be cleared to facilitate development.
H A relatively small area (< 1 ha) of open forest located to the
north of the proposed development and south of Walter Hay
Drive. This area is generally situated upslope from the
proposed development and is separated from the Noosa
7
Civic expansion by an existing section of the internal ring- 6* 1 0
Medium
road and areas of cleared land that form part of Business
Precinct B3. The majority of potentially hazardous
vegetation in this area will eventually be removed as the
Shire Business Centre is developed over time.
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Unit Description SPP 1/03 Bushfire Hazard Composite
Loading Score -
Vegetation Slope Aspect Rating
I A relatively narrow (< 100m wide) band of open forest
located to the east of the proposed development, to the
west of Walter Hay Drive and within Employment Precinct
E6. This vegetation is situated down slope from the
7
proposed Noosa Civic expansion and would be separated 6* 1 0
Medium
from the Noosa Civic expansion by the proposed internal
ring-road extension. The majority of potentially hazardous
vegetation in this area will eventually be removed as the
Shire Business Centre is developed over time.
J The proposed development site within which the majority of 0
the existing vegetation would be removed. 0 0 0
Low
K The proposed Hofmann Drive extensions within which all 0
existing vegetation would be removed. 0 0 0
Low
L The existing Noosa Civic development which does not 0
contain any hazardous vegetation. 0 0 0
Low
* : SPP 1/03 recognises that narrow bands of vegetation (i.e. < 100m in width) generally do not support intense bushfire fronts and for
this reason may be considered as having the next lowest hazard rating.
In respect of the above, Figure 2 also shows the location and extent of a 50m wide safety buffer to identified
Medium bushfire hazard areas associated with vegetated land adjacent to the proposed development site.
Within that 50m buffer it will be necessary for appropriate access to be available and development controls
to be implemented to ensure that human health and property are not exposed to an unacceptable risk of
harm in the event of a bushfire.
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4 Bushfire Hazard Mitigation and Management
Specifications
The appropriate mitigation and management of bushfire hazards involves the integration of a combination of
bushfire hazard mitigation measures during the design, construction and operational phases of any
development, including:
1. ensuring development design, including the layout of roads and driveways, and the location, size and
orientation of lots and buildings, is responsive to bushfire hazards;
2. specifications and materials for building design and construction are in accordance with the Building
Code of Australia;
3. appropriate fire-fighting and management infrastructure is provided, including an adequate and
accessible water supply, fire breaks and maintenance/access trails;
4. management of potentially hazardous vegetation taking into account the conservation values of that
vegetation and the important role that fire plays in the functioning of many Australian ecosystems;
5. landscape design and maintenance requirements;
6. community awareness, education and training; and
7. identification of parties to be responsible for specific bushfire management tasks and actions.
The following sections provide detail concerning some of the key design elements of the proposed Noosa
Civic expansion that are relevant to ensuring that an acceptable level of risk to human health and property is
maintained in the event of a bushfire occurring in the general locality.
4.1 Buildings and Structures
The SPP 1/03 Guideline states that, for all development, buildings and structures on lots greater than
2,500m2:
a) are sited in locations of lowest hazard within the lot; and
b) achieve setbacks from hazardous vegetation of:
1.5 times the predominant mature canopy tree height or 10 metres, whichever is the
greater; and
10 metres from any retained vegetation strips or small areas of vegetation; and
c) are sited so that elements of the development least susceptible to fire are sited closest to the
bushfire hazard.
With respect to the above, the following aspects of the proposed development are noted.
1. There would be no subdivision (reconfiguration) to create new lots with an area less than 2,500m2.
2. The predominant mature canopy height of hazardous vegetation adjacent to the proposed Noosa Civic
expansion is 20-25m.
3. The equivalent 1.5 times the predominant mature canopy tree height SPP 1/03 Guideline
recommended building setback to adjacent areas of retained hazardous vegetation is 37.5m.
4. In most instances the layout of the proposed Noosa Civic expansion makes provision for building
setbacks that comply with the SPP 1/03 Guidelines by one or more of the following:
- the existing and proposed extension to Hofmann Drive;
- the existing and proposed extension to the internal ring road; and
- proposed car parking areas.
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5. The only area where the SPP 1/03 building setback guidelines are not complied with is in respect of
the setback of buildings from existing native forest vegetation in Covenant J. In respect of any fire
risks associated with this narrow band of forest it is noted that:
- the proposed development and the Covenant J protected vegetation (and any additional trees
retained adjacent to Covenant J) are considered to be within the development area protected by
the firebreak and fire management access provided by the Hofmann Drive extension;
- a building façade setback of between 3 – 8m is provided to the eastern boundary of Covenant J
to the south of the proposed pedestrian link, where the adjacent building will comprise a
basement carpark (partly open-sided) and blank fire-proof wall to the proposed Discount
Department Store and ‘Mini-Major’ outlet, with no roof overhangs;
- the proposed pedestrian link through Covenant J will have no setback;
- a building façade setback of 0.5-14m is provided to the eastern boundary of Covenant J to the
north of the proposed pedestrian link, with outdoor dining deck structures to within 5 m , although
existing trees within this setback will be retained (ie. the buffer setback will be effectively zero);
- new buildings and deck along the western side of Covenant J and to the north of the pedestrian
bridge, to within 1 – 8m of protected vegetation; and
- the dimensions and nature of the proposed building setback to the eastern edge of Covenant J is
generally equivalent to the existing building setback to the western edge of Covenant J
associated with the existing Noosa Civic development (0m to service ramp and 10m to rear
corner of existing Woolworths).
Whilst the proposed building setbacks to Covenant J vegetation are less than the setbacks recommended in
the SPP 1/03 Guideline, this situation will not create an unacceptable level of risk to human health or
property given the following facts and circumstances:
> the proposed Noosa Civic expansion will require clearing of a significant proportion of the existing
native forest vegetation between Walter Hay Drive, the southern roundabout and the existing Noosa
Civic centre (with the exception of the band of forest in Covenant J), and will thereby remove much
of the existing bushfire hazard;
> relatively narrow band of forest vegetation within Covenant J will be effectively isolated from larger
areas of vegetation to the south by the proposed extension of Hofmann Drive, which would
substantially limit the potential for bushfire originating in the southern Open Space Precinct OS2 and
OS4 to spread into Covenant J;
> the extent of vegetation within Covenant J is less than 1.5 ha in extent and occurs as a relatively
narrow band of vegetation (30-65m in width), which factors limit the ability for any fire originating
within Covenant J to develop to a high severity;
> the proposed pedestrian link through Covenant J will further fragment the vegetation and interfere
with the build-up and passage of bushfire;
> whilst the vegetation within Covenant J is currently equivalent to an eucalypt forest with dry-shrub
ladder fuels, it contains rainforest elements within the understorey and small tree layer and will over
time and in the absence of fire transition to a form of rainforest with a lower hazard level;
> as part of the active management of Covenant J, including the rehabilitation of any areas that may
be disturbed during the construction of the Noosa Civic expansion, there is the capacity to promote
the development of a native rainforest community to further reduce bushfire hazard levels;
> the presence of a drainage line within Covenant J combined with the sheltering effects of substantial
buildings to the east and west means that relatively high moisture levels are likely to be maintained
within Covenant J which minimises the potential for the build-up and curing of fuel loads; and
> in the event of a bushfire occurring within Covenant J access for fire suppression purposes would be
available from the eastern, southern, western and northern perimeters of Covenant J.
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It is also relevant to note all buildings constructed adjacent to Covenant J will need to be designed and
constructed in a manner that is appropriate to their level of exposure to flame, radiant heat and ember attack
as determined in accordance with AS3959-2009 Construction of buildings in bushfire prone areas.
4.2 Water Supplies
The SPP 1/03 Guideline states that, for all development involving new or existing buildings with a gross floor
area greater than 50m 2, each lot has:
a) a reliable reticulated water supply that has sufficient flow and pressure characteristics for fire
fighting purposes at all times (minimum pressure and flow is 10 litres a second at 200 kPa); or
b) an on-site water storage of not less than 5,000 litres (e.g. accessible dam or tank with fire
brigade tank fittings, swimming pool).
The proposed development would be serviced by a reticulated water supply that would be available for fire
fighting/suppression purposes. To ensure that access to this reticulated water supply is readily available and
adequate for fire suppression and property protection purposes in the event of a bushfire:
> a series of hydrants will be established around the perimeter of the Noosa Civic expansion, including
the western perimeter adjoining the Covenant J; and
> a minimum water pressure and flow of 10 litres a second at 200kPa will be available at all times.
4.3 Lot Layout and Siting
The SPP 1/03 Guideline recommends that lots be designed so that their size and shape allow for the
following.
1. Efficient emergency access to buildings for fire-fighting appliances (e.g. by avoiding long narrow lots
with long access drives to buildings).
2. Setbacks and building siting such that buildings can be situated in locations of lowest hazard within
the lot and appropriate setbacks from hazardous areas can be established and maintained.
With respect to the above, the proposed Noosa Civic expansion:
> does not involve the creation of any new lots;
> involves extensions to Hofmann Drive and the internal ring-road that will surround the existing Noosa
Civic development and proposed development with multiple access points to Walter Hay Drive; and
> provides building setbacks as discussed in Section 4.1 herein.
4.4 Firebreaks and Maintenance Trails
The SPP 1/03 Guideline recommends that for development that will result in multiple buildings or lots,
firebreaks are provided by:
a) a perimeter road that separates lots from areas of bushfire hazard and that road has:
- a minimum cleared width of 20 metres; and
- a constructed road width and weather standard complying with local government
standards.
OR
b) where it is not practicable to comply with the above, fire maintenance trails are located as
close as possible to the boundaries of the lots and the adjoining bushland hazard, and the
fire/maintenance trails:
- have a minimum cleared width of 6 metres; and
- have a formed width and gradient, and erosion control devices to local government
standards; and
- have vehicular access at each end; and
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- provide passing bays and turning areas for fire-fighting appliances; and
- are either located on public land, or within an access easement that is granted in favour
of the local government and QFRS.
AND
c) sufficient cleared breaks of 6 metres minimum width in retained bushland within the
development (e.g. creek corridors and other retained vegetation) to allow burning of sections
and access for bushfire response.
With respect to the above, the proposed Noosa Civic expansion:
> involves extensions to Hofmann Drive and the internal ring-road that will surround the existing Noosa
Civic development and proposed development with multiple access points to Walter Hay Drive; and
> provides appropriate building setbacks as discussed in Section 4.1 herein.
It is recommended that fire be actively excluded from Covenant J to facilitate the transition to a less
hazardous rainforest vegetation.
4.5 Access/Egress Arrangements
The ability of both landowners and fire fighters to access all areas of a property can be a vital factor in
determining whether a fire can be fought successfully or not. Secure access also allows for safe
performance of management actions and safe exit should evacuation be required.
In recognition of this the SPP 1/03 Guideline states that, for development that will result in multiple buildings
or lots, roads are designed and constructed in accordance with applicable local government and State
government standards and:
a) have a maximum gradient of 12.5%; and
b) exclude cul-de-sac, except where a perimeter road isolates the development from hazardous
vegetation or the cul-de-sac are provided with an alternative access linking the cul-de-sac to
other through roads.
The proposed development is consistent with the above SPP 1/03 Guideline recommendations and provides
multiple avenues of entry/exit to facilitate the deployment of fire fighting resources and/or the evacuation of
personnel if required.
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5 Compliance Assessments
5.1 Noosa Plan Natural Hazards Overlay Code
As illustrated in the extract from the Noosaville Natural Hazard: Bushfire & Acid Sulfate Soils Overlay (Map
OM9.4), presented in Table 5-1 below, parts of the Noosa Civic site and adjoining land are classified as a
Medium Bushfire Hazard Area; although this mapping is conservative in that it preceded the development of
the existing Noosa Civic centre and associated roads.
Table 5-1 Noosaville Natural Hazard: Bushfire & Acid Sulfate Soils Overlay (Map OM8.4) Extract
Extract Legend
Indicative location and extents of:
The existing Noosa Civic
development
The proposed Noosa Civic
expansion
The location and extent of area classified a Medium Bushfire Hazard Area on Map OM8.4 is generally
consistent with the findings of the Bushfire Hazard Assessment detailed in Section 3 herein.
The Noosa Plan specifies that any development application lodged over land within an area identified as a
Bushfire Hazard Area on Overlay Maps OM1.4—OM9.4 should be supported by:
> a site specific assessment of bushfire risk prepared in accordance with Appendix 3 of the State
Planning Policy 1/03 Guideline: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide; and
> a Bushfire Management Plan prepared in accordance with Appendix 8 of the State Planning Policy
1/03 Guideline: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide.
The required bushfire hazard (risk) assessment and details concerning proposed bushfire hazard
management strategies are provided in Section 3 and Section 4 herein.
Based on the previously presented information, an assessment of the levels of compliance that the proposed
Noosa Civic expansion achieves with the requirements of the Noosa Plan Natural Hazards Overlay Code is
presented in Table 5-2.
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Table 5-2 Noosa Plan Natural Hazards Overlay Code compliance assessment
Specific Outcomes Probable Solutions Proposed Response
13.33 Effects of use and works
New Uses
O4 The proposed use does not S4.1 The use is sited on land that is Complies:
compromise the safety of people or not in a Medium or High Bushfire The proposed Noosa Civic expansion
property from bushfire. Hazard Area38; or involves the establishment of new retail
buildings within a Medium Bushfire
S4.2 The use is sited on land that is Hazard Area. For the reasons specified
determined as low bushfire risk by a in Section 4, the proposed use does not
site specific bushfire hazard compromise the safety of people or
assessment. property from bushfire.
Protection of Infrastructure and
Community Uses
O5 Community Uses and S5.1 Community Uses and Complies:
Infrastructure Uses, including that Infrastructure Uses are not located in The proposed development does make
identified below, are able to a High or Medium Bushfire Hazard
function effectively during and provision for the establishment of a new
Area identified on Overlay Maps electricity distribution substation
immediately after bushfire events— OM1.4 to OM9.4; (33/11kV). The proposed location for
a) Emergency service facilities; OR this electricity sub-station is shown in
b) Hospitals; S5.2 Building work will not involve Plan Ref: DA-TBG-AR-1001-001(A)
c) Education Type 4 uses, more than an additional 20m2 of presented in Appendix B.
including stores for valuable gross floor area to an existing The proposed location for the electricity
records or items of historic or building; sub-station is considered to be
cultural significance; and OR acceptable given that it is separated
d) Service and utility uses, from adjacent medium bushfire hazard
S5.3 Where located in a High or rated vegetation to the south by the
including electricity substations, Medium Bushfire Hazard Area
major electrical depots and water proposed extension to Hofmann Drive.
identified on Overlay Maps OM1.4 to It is also noted that the adjacent area of
treatment plants. OM9.4, uses are designed to function hazardous vegetation will eventually be
effectively during and immediately removed when the land is developed
after bushfire events. generally in accordance with the Shire
Business Centre Map.
Consideration of the potential for the
electricity substation (or associated
distribution network) to be impacted by
(or a source of) bushfire within adjacent
areas of hazardous vegetation will also
be required during the detailed design
and operational phases of
development.
Hazardous materials
O6 Public safety and the S6.1 Hazardous materials are not Not applicable: The proposed
environment are not adversely manufactured and stored on the site. development will not involve any
affected by the detrimental impacts hazardous materials manufacture or
of bushfire on hazardous materials bulk storage.
manufactured or stored in bulk.
13.34 Siting, design and construction
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Specific Outcomes Probable Solutions Proposed Response
O7 Uses and works including S7.1 Uses and works including Complies: As detailed in Section 4
building works are sited, designed building works are sited— herein the proposed development
and constructed to— makes provision for building setbacks
a) minimise the number of people that are appropriate taking into account
a) on lots greater than 2,500m2; the characteristics, location and
and property subject to bushfire
risk; and i) in locations of lowest hazard configuration of areas of potentially
within the lot (Figure 13.5 hazardous vegetation that would be
b) maximise the protection of provides guidance); and either:
people and property during the
passage of a fire front. ii) to achieve setbacks from a) permanently retained within the
hazardous vegetation of 1.5 times Shire Business Centre Open
the predominant mature canopy Space Precincts; or
tree height or 10m whichever is
the greater; and b) present until the relevant precinct
iii) 10m from any retained is cleared to facilitate development.
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 2,500m2 or less - to
maximise setbacks from hazardous
vegetation.
13.35 Water supply for fire fighting
O8 An adequate and accessible S8.1 For premises not in a water Complies. As detailed in Section 4.2,
water supply is provided for fire service area— each lot has an the proposed development would be
fighting purposes. accessible dam, swimming pool or serviced by a reticulated water supply
water tank accessible by the fire that would be available for bushfire
brigade that contains at least 5,000 suppression purposes.
litres of water.
13.36 Vehicle access and fire trails
Firebreaks and fire access tracks
O9 Firebreaks or fire access tracks S9.1 Firebreaks are provided by— Complies overall, on the basis that
provide— a) a cleared road reserve not less Covenant J is part of the
a) adequate access for fire fighting than 20m wide located around the development area ‘within’ the
and other emergency vehicles; and perimeter of the development; firebreaks
b) adequate width to minimise the OR
risk of fire crossover. b) fire access tracks between the The proposed development makes
development and surrounding provision for firebreaks of the nature
vegetated lands that— specified in S9.1. Specifically the
extension of Hofmann Drive, the inner
i. are a minimum cleared width of 6m; ring road, and car parking areas will
ii. have a maximum grade of 1 in 8 create a substantial fire break between
(12.5%) ; retail buildings and most areas of
iii. have a formed pavement; potentially hazardous vegetation to the
east and south.
iv. have access at each end and in
other locations where necessary;
v. have passing areas and turning As detailed in Section 4.1 and Section
areas; 4.4, the proposed plan of development
also makes provision for some limited
vi. have clearly identified access
building setbacks to Covenant J.
points for emergency vehicles; and
vii. 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.
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Specific Outcomes Probable Solutions Proposed Response
13.37 Reconfiguring a Lot
General
O10 The safety of people and S10.1 The proposed lots are not Not Applicable. The proposed
property are maintained by located on land that is subject to development does not require nor
a) Locating house site areas and Medium or High Bushfire Hazard on involve reconfiguring a lot.
other sensitive uses on that part of overlay maps OM1.4-OM9.4 42;
the land least affected by the OR
bushfire hazard; and S10.2 The proposed lots are sited on
b) fire mitigation methods are used land determined as low bushfire risk
that are adequate for the Potential by a site specific bushfire hazard
Bushfire Hazard rating of the assessment.43
individual site, having regard to – AND
i. vegetation type; S10.3 Additional lots are not created
ii. slope; where their only vehicular access
iii. aspect; route is through a Medium or High
Bushfire Hazard area shown on
iv. on-site and off-site fire hazard overlay maps OM1.4-OM9.4
implications of the development;
v. bushfire history;
vi. conservation values of the site;
and
vii. ongoing maintenance.
Firebreaks and fire access tracks
O11 Firebreaks or fire access S11.1 Firebreaks are provided by— Complies overall, on the basis that
tracks provide— a) a cleared road reserve not less Covenant J is part of the
a) adequate access for fire fighting than 20m wide located around the development area ‘within’ the
and other emergency vehicles; and perimeter of the subdivision, between firebreaks
b) adequate width to minimise the the created lots and surrounding
risk of fire crossover. vegetated lands;
OR The Noosa Civic expansion will be
b) fire access tracks (may be in the within a firebreak of the nature specified
form of an access easement) in S11.1 established by extension of
between the created lots and Hofmann Drive and the inner ring road,
surrounding vegetated lands that— plus some limited setbacks of buildings
i. are a minimum cleared width of 6m; from Covenant J protected vegetation.
ii. have a formed pavement;
iii. 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 44.
.
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Specific Outcomes Probable Solutions Proposed Response
Road network
O12 Roads provide for the safe S12.1 Cul-de-sacs or no-through Complies - The proposed development
and effective evacuation of users of roads are not used in the street makes provision for the completion of
premises and access by network unless— the Hofmann Drive ring-road which will
Emergency services. also be connected to Walter Hay Drive.
The resultant road network will provide
a) a perimeter road reserve with a a safer and more effective routes for
minimum reserve width of 20m and a evacuation and the deployment of fire
formed width of not less than 6m is management resources than is the
provided; or existing case.
b) cul-de-sacs or no-through roads
are provided with fire trails or access
easements, capable of being
navigated by conventional vehicles,
that link to through roads (see Figures
13.3 and 13.4);
AND
S12.2 Roads have a maximum grade
of 1 in 8 (12:5%).
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Specific Outcomes Probable Solutions Proposed Response
Lot design
O13 Lot design and building siting S13.1 Each residential lot— Complies.
minimises bushfire hazard to a) includes a house site area, Whilst the proposed development does
people and property having regard identified on the plan of not involve the creation of new lots, it
to slope, aspect, existing vegetation does involve the construction of new
subdivision;
and adequate separation from retail buildings on an existing lot.
hazardous vegetation. b) is of sufficient size and
dimensions to accommodate a
The proposed building locations are
dwelling and ancillary buildings
generally sited in a low hazard position
and use areas; with respect to topographic position
c) for lots more than 2,500m2 — (mid slope), slope gradient (< 5%) and
aspect (east to south) landscape
i. conform with the principles for position.
house site numbers 1, 2 or 3
shown in Figure 13.5; and Building setbacks are provided from
ii. are separated from hazardous hazardous vegetation that are generally
vegetation for a distance the compliant with the desired 1.5 times the
predominant mature canopy height,
minimum of 1.5 times the
with the exception of the setback to
predominant mature canopy
Covenant J. As detailed in Section 4.1
height or 10m, whichever is the vegetation in Covenant J, whilst
the greater; and currently satisfying the criteria for
d) for lots less than 2,500m2, classification as hazardous vegetation,
does not pose an unacceptable risk to
maximise separation of
the proposed development and the
buildings from hazardous proposed building setbacks are
vegetation. equivalent to those provided for the
S13.2 Residential lots are designed existing Noosa Civic development on
so that their size and shape allow for the opposite side of Covenant J.
efficient emergency access to
buildings for fire fighting appliances
(e.g. by avoiding long narrow lots with
long access driveways).
5.2 State Planning Policy (SPP)
The proposed development site contains and adjoins bushfire hazard areas and as such the proposed
development requires assessment against the interim development assessment requirements of Part E of
the SPP.
Based on the previously presented information, an assessment of the levels of compliance that the proposed
development achieves with the interim development assessment requirements of Part E of the SPP is
presented in Table 5-3.
Table 5-3 SPP Part E Interim Development Assessment Requirements compliance assessment
Requirement Response
Development:
(1) avoids natural hazard areas or mitigates the The proposed development will constitute development within a
risks of the natural hazard to an acceptable or bushfire hazard area. As detailed in Section 4 and Section 5.1 a
tolerable level range of hazard reduction and response measures would be
implemented and the associated risk posed by bushfire in the
locality would be less than that to which the existing Noosa Civic
development is exposed.
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Requirement Response
(2) supports, and does not unduly burden, The proposed development would not unduly burden bushfire
disaster management response or recovery management response or recovery capacity and capabilities. In
capacity and capabilities fact the proposed development would improve the capacity for
safe and effective bushfire response in the vicinity of the existing
Noosa Civic development.
(3) directly, indirectly and cumulatively avoids an The proposed development is consistent with this requirement in
increase in the severity of the natural hazard and that it would:
the potential for damage on the site or to other reduce the extent of potentially hazardous vegetation in the
properties vicinity of the existing Noosa Civic development and the
associated severity of local bushfires; and
improve the capacity of bushfire management personnel to
respond to a bushfire in the general locality via completion of
the Hofmann Drive and internal ring road.
(4) avoids risks to public safety and the The proposed development would not involve the manufacture or
environment from the location of hazardous bulk storage of hazardous materials. Any hazardous materials
materials and the release of these materials as a stored and handled at the proposed Noosa Civic expansion would
result of a natural hazard need to be stored and handled in accordance with applicable
regulatory requirements and the specifications of the applicable
safety data sheet (SDS).
(5) maintains or enhances natural processes and The proposed development does not involve any clearance of high
the protective function of landforms and conservation value vegetation for bushfire hazard mitigation
vegetation that can mitigate risks associated with purposes. The natural successional development of rainforest
the natural hazard. vegetation within Covenant J that will be promoted is not contrary
to this requirement.
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6 Conclusions
The proposed Noosa Civic expansion will increase the number of people working within an area that
contains areas of bushland that present a potential hazard to human health and property in the event of a
bushfire. As such it is a requirement of the Noosa Plan and the SPP (July 2014) that the Noosa Civic
expansion makes appropriate provision for bushfire hazard mitigation and management measures.
It is the conclusion of this assessment that the Noosa Civic expansion makes appropriate provisions for the
mitigation and management of bushfire hazards, including:
> the establishment of appropriate building setbacks from areas of hazardous vegetation within and
external to the site;
> a reticulated water supply with the capacity to service bushfire and general fire fighting requirements
for the proposed development;
> upgrading of the external road network to provide enhanced access to the Noosa Civic locality for
the deployment of fire management personnel and equipment, and evacuation of people if required,
in response to a bushfire event;
> an internal network of formed roadways and fire maintenance trails that will facilitate the safe and
efficient deployment of fire management personnel and equipment;
> a system of firebreaks comprised of roadways, car parking areas and maintenance trails to separate
hazardous vegetation from potential building sites; and
> ongoing maintenance and management of on-site vegetation, property and fire management
infrastructure by the owner of the Noosa Civic development.
Given the above, the proposed development would not be likely to place human health or property at an
unacceptable level of risk in the event of a bushfire given that:
> the proposed development will result in an overall reduction in bushfire hazard levels within the
Noosa Civic locality via the removal of substantial areas of hazardous vegetation and the completion
of the Hofmann Drive and internal ring road network; and
> the proposed building setbacks to areas of potentially hazardous vegetation contained within the
Hofmann Drive and internal ring-road network are equivalent to the building setbacks associated with
the existing Noosa Civic development.
Notwithstanding the above, it will be necessary for appropriate for all building to be designed and
constructed in accordance with AS3959-2009 Construction of buildings in bushfire prone areas.
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Noosa Civic Expansion
FIGURES
Figure 1 Noosa Civic Extension Locality
Figure 2 Post Development Bushfire
Hazard Ratings Map
Page 27
NOOSA CIVIC EXPANSION
BUSHFIRE ASSESSMENT
Cardno (Qld) Pty Ltd All Rights Reserved 2014.
Copyright in the whole and every part of this drawing belongs to Cardno (Qld) Pty Ltd and
may not be used, sold, transferred, copied or reproduced in whole or in part in any manner or
form or on any media, to any person other than by agreement with Cardno (Qld) Pty Ltd.
This document is produced by Cardno (Qld) Pty Ltd solely for the benefit of and use by
the client in accordance with the terms of the retainer. Cardno (Qld) Pty Ltd does not
and shall not assume any responsibility or liability whatsoever to any third party arising out of
FIGURE 1
NOOSA CIVIC EXTENSION LOCALITY
any use or reliance by third party on the content of this document.
QIC
Page 28
NOOSA CIVIC EXPANSION
BUSHFIRE ASSESSMENT
A
H
L
F
DRIVE
G 50
m
F
R HAY
J
H
O
FM
WALTE
AN
N
I
D
50
R
m
IV
E
B
m
50
K
E
BUSHFIRE HAZARD LEVELS
C HIGH
MEDIUM (PERMANENT)
MEDIUM (FUTURE DEVELOPMENT AREA)
LOW
D 50m SAFETY BUFFER
A-L BUSHFIRE ASSESSMENT UNITS
Cardno (Qld) Pty Ltd All Rights Reserved 2014.
Copyright in the whole and every part of this drawing belongs to Cardno (Qld) Pty Ltd and
Scale 1:2,500 (A3)
may not be used, sold, transferred, copied or reproduced in whole or in part in any manner or
form or on any media, to any person other than by agreement with Cardno (Qld) Pty Ltd.
FIGURE 2
This document is produced by Cardno (Qld) Pty Ltd solely for the benefit of and use by
the client in accordance with the terms of the retainer. Cardno (Qld) Pty Ltd does not
and shall not assume any responsibility or liability whatsoever to any third party arising out of
any use or reliance by third party on the content of this document.
POST DEVELOPMENT BUSHFIRE HAZARD RATING MAP
QIC
Page 29
Noosa Civic Expansion APPENDIX Shire Business Centre (Map SBC) of the Noosa Plan Shaping the Future
Page 30
Total area 2.1 B3 BS total 5.3 OSS Total Area 0.2 Ho Total Area 1.9 Ho L 123 mecwners National Park EGEND B1 BUSINESS OS1 (Retail Centre and Business) B2 BUSINESS REC/ MU (Cor Parking & Offices) Total Area 1.5 Ha Psi B3 BUSINESS (Showroom, Office & Business) 123 E1 EMPLOYMENT woes (Technology based R&D Business Offices & Civic) EMPLOYMENT (Educative & Environmental R&D Business & Offices) EMPLOYMENT (Environmental R&D Business & Offices) EMPLOYMENT (Industry & Business) TRANSIT EMPLOYMENT (Industry & Business) EMPLOYMENT (Business Offices & Transit) EMPLOYMENT E7 (Business & Offices) OS1 OPEN SPACE (Environmental) OS2 OPEN SPACE 7 (Environmental) OS3 OPEN SPACE (Preservation of Visual Amenity) OS4 OPEN SPACE (Environmental Drainage) OS5 OPEN SPACE (Preservation of Visual Amenity) E7 A OS6 OPEN SPACE ] (Preservation of Visual Amenity) Total Area 3.7 Ha OS7 OPEN SPACE (Environmental Drainage) RES RESIDENTIAL (Employment Support) REC/MU RECREATION MIXED USE (Minor recreation/ minor mixed u 2 Or open spaces) — zeiemes BICYCLE PATH WALKING PATH OS1 Total Are 11.3 Ho fo ~ SHIRE BUSINESS CENTRE (MAP SBC)
Page 31
Noosa Civic Expansion APPENDIX Noosa Civic Expansion Development Plans . Shaping the Future
Page 32
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Q9GP 1D AINAESOON ‘poy Yoalg aluay gz UOISURCX9 JIAIDBSOOU 4 BNILIANG NVHONG aye}sq [POY “NVHONE., NVId HOOT GNNOYS | [v]L00-L001-Yv-DEl-va wy [aigy “aredads | ‘s66z61ds Wiw4
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Noosa Civic Expansion APPENDIX Noosa Civic Expansion - Site Based Vegetation Mapping CJ Gardno’ Shaping the Future
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Noosa Civic Expansion Gq ) Cardno
State and Local Government Ecological Assessment
LEGEND
[J study Area
Cadastre
[J covenant J on sP182845
Site Based Vegetation Communities
Y | Advanced regrowth Melaleuca quinquenervia
and Eucalyptus robusta forest
Clear
HE (2 nciscepes & young regrowth
[EI Besrowth Metoieuce quinauenervia and
Eucalyptus robusta forest
Regrowth Syncarpia glomulifera, E. resinifera,
E. grandis & Corymbia intermedia
Unclearea Syncarpia glomulifera, E. resinifera,
E. grandis & Corymbia intermedia
{© coro (Oe) Pid A Rp Renened 2014 10 Scale 1:2,900 (A3)
tin tho whole and every part o his drawing bolongs to Carcno (Qi) Ply Lid and
‘may nol be usod, solo ransferrec, copied or ragroducod in whole or in pat any manner oF FIGURE 6
Giheronanyiiaie wenyporsrene’entyogeanotn Gavel Pye
This dozurntis roduc by Carino (0d) Poly rhe boot a and uso by metres
srs ir yep rt) a aon ok SITE BASED VEGETATION MAPPING
Rev: 1 |Drawn: AP | Crecked: DF | Date: 02/12/2014 Project No: J13041
QIC Noosa Civic Pty Ltd