Submission Letter · MCU18/0015

 

h) Key vegetated landscapes are protected

i. significant stands of vegetation in the conservation
reserves and in areas that are poorly drained or on very
steep or inaccessible land;

ii. mangroves that fringe many of the watercourses,
including remnant stands in Noosa Inlet and along
Weyba Creek;

iii. melaleuca stands, which were once common in the
floodplain areas, now mainly confined to public lands; iv.
remnant rainforest stands in the conservation reserves
and in the gullies associated with the headland;

v. heath and sedge lands that fringe many of the
watercourses associated with significant peat beds in the
east of the locality;

vi. the area between Noosa National Park and the
vegetation stands around Lake Weyba comprising part of
a significant koala habitat corridor;

Non-Compliant

Again, the overall desired intent for the Noosa
Heads Local has specifically identified that
significant stands of vegetation in areas on very
steep land are to be protected. As made evident
within the Planning Report and_ specialist
reporting, the site is extremely steep and is
heavily vegetated. This has given rise to the
Zoning of the site as Open Space Conservation
designed to achieve the desired intent of the
Noosa Heads Locality Code.

 

nn) For the Detached Housing Zone—Detached housing
prevails which maintains—

i. a low impact, low density development form of
domestic scale;

ii. a high level of residential amenity;

iii. allotment sizes and densities which are consistent
with the character of the particular neighbourhood;

iv. building styles befitting the character of the locality
and which respond to, and are integrated with, site
characteristics including slope, vegetation and water
frontage where applicable; and

v. landscaping amongst buildings, retaining trees and
vegetation wherever practical; :

Non-Compliant

The proposed dwelling house on lot 2
(predominantly zoned Detached Housing) is
illustrated as a 3 storey dwelling with a maximum
height of 12m (above NGL). This exceeds the
maximum of 2 storeys outlined within Specific
Outcome 7 of the Noosa Heads Locality Code for
the Detached Housing Zoning and the maximum
building height of 8m as outlined within Probable
Solution 7.1 for the Detached Housing Zoning.

Detached dwellings on all of the surrounding
allotments achieve a building height of no more
than 2 storeys and 8m from NGL. This
demonstrates that the proposed dwelling on lot 2
does not benefit the character of the locale, in
fact it will have a detrimental impact on the
amenity of neighbouring properties with specific
reference to existing significant view lines.

 

 

ww) For the Open Space Conservation Zone—natural
environmental values of high order and warranting
conservation status are—

i protected for their importance in contributing to
ecological sustainability including 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.

 

Non-Compliant

The Multiple Housing Type 4 (12 Units) portion
of the proposal is sited entirely on the part of the
site zoned Open space Conversation (which is
majority of the site). The proposal is a clear
significant intensification of development on the
portion of the site zoned Open space
Conversation and will result in a significantly
reduced habitat and open space linkage through
extensive vegetation clearing.

 

 

7 December 2018

LPC — Noosa Shire Council

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