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16. planning report wave pool v2 21.09 · MCU19/0117
Development Application
Planning Report
Material Change of Use – Visitor Accommodation
Type 3 – Rural (Guest Retreat and Private Lagoon)
situated at Lot 500/90 Beach Rd, Noosa North Shore
(500/SP215779)
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Contents
1.0 Summary ...........................................................................................................................3
1.1 Development application details.............................................................................................. 3
1.2 Planning instrument details ..................................................................................................... 3
1.3 Referral agencies ..................................................................................................................... 3
2.0 Site details ........................................................................................................................4
2.1 Site description ....................................................................................................................... 4
2.2 Background ............................................................................................................................. 5
2.3 Surrounding Land Uses ............................................................................................................ 6
3.0 Proposed development details .......................................................................................... 6
4.0 Planning assessment ......................................................................................................... 9
4.1 Key issues ............................................................................................................................... 9
4.2.1 Noosa North Shore Locality Code .................................................................................................... 9
4.2.2 Visitor Accommodation Code ........................................................................................................ 14
4.2.3 Traffic and Access .......................................................................................................................... 14
4.2.4 Effluent Disposal ............................................................................................................................ 14
4.2.5 Bushfire Hazard Overlay ................................................................................................................ 15
4.2.6 Biodiversity Overlay ....................................................................................................................... 15
4.2.7 Earthworks .................................................................................................................................... 15
5.0 State assessment and other matters ............................................................................... 15
5.1 State interests ....................................................................................................................... 15
5.1.1 Matters established in the Planning Regulation ............................................................................ 15
5.1.2 State Planning Policy ..................................................................................................................... 16
6.0 Conclusion ...................................................................................................................... 17
Client Name: Teatree Properties Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 2
Date: 22 September 2019
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Visitor Accommodation Type 3 – Rural Guest Retreat and private
lagoon
Type of approval sought: Development Permit for Material Change of Use
Site address / Lot 500 Beach Road, Noosa North Shore
Real property description / Lot 500/SP215779
Site area Total Area = 148,576m2 (14.85 ha)
Assessment manager: Noosa Council
Owner details: Teatree Properties Pty Ltd
Applicant details: Teatree Properties Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: SPP 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May 2014),
Designation: Urban Footprint designation.
Planning scheme: The Noosa Plan
Zone: Visitor Mixed Use
Level of assessment: Impact
Applicable overlays: Biodiversity Overlay
• Environmental Protection
Natural Hazards Overlay
• Potential Acid Sulfate Soils
• Medium Bushfire Hazard; and
• Bushfire Hazard Buffer
Applicable codes: Noosa North Shore Locality Code
Visitor Accommodation Code
Landscaping Code
Engineering Works Code
Biodiversity Overlay Code
Natural Hazards Overlay Code
The New Noosa Plan: Tourist Accommodation Zone
- Medium Bushfire Hazard Overlay
- Biodiversity Waterways and Wetland Overlay
- Potential Acid Sulfate Soils
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
The site is located 3km north of the Tewantin / Noosa North Shore car ferry, and 1.3km west of the
first beach access cutting. The site is currently vegetated with Category C regrowth vegetation
mostly comprising wattles, scribbly gums and bloodwood trees.
The natural topography of the site slopes from west to east at a rate of 10%. The surrounding
bushland and landform results in most of the site not readily visible from the surrounding beach
houses to the west, or rural residential properties to the south and east.
The property has no habitable buildings, with only a maintenance shed and overflow water tanks
located in the northern portion of the site (not proposed to be removed as part of the application).
There is an existing 20m wide fire access track around the perimeter of the site, which links in with
the adjoining Beach Rd holiday houses.
The site includes a 3.8ha easement for the purposes of treated effluent disposal associated with the
Noosa North Shore Retreat and associated properties across Beach Rd (Easement A on SP207336
and not impacted by the development proposal).
Figure 1: Satellite view and site identification
Source: Noosa Council Mapping
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Figure. 2 The Noosa Plan zoning map (Orange - Visitor Mixed Use Zone and Green - Open Space Conservation)
Source: DA Mapping System
Figure. 3 The New Noosa Plan zoning and Biodiversity Overlay mapping (Tourist Accommodation Zone and not
encumbered by Biodiversity Overlay)
Source: DA Mapping System
2.2 Background
The original subdivision and creation of the visitor accommodation precinct was undertaken in
accordance with the Noosa North Shore Eco-Tourism Portal Development Code. The preliminary
approval and associated Portal Development Code have now lapsed.
The adjoining 48 ‘Beach Houses’ and communal facilities to the west of the site were approved and
constructed between 2006 to 2008 in accordance with the Portal Development Code
(132005.1550.03 and 132006.2237). On the 24 May 2012, approval was granted for an additional
24 beach houses (Stage 3B) on the subject site. However, this development permit was not acted
upon and subsequently lapsed. Another application was made for a further 24 beach houses for the
fourth stage, but this application was withdrawn.
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A copy of the application material was given to the Body Corporate of the Beach Road Holiday
Houses to make comment prior to lodging with Council. A summary of the concerns and responses
to each of the body corporate requests is included with the application. Further legal advice was also
received in regards to the body corporate approval and lodgement of the application, which is also
attached to the application material.
2.3 Surrounding Land Uses
Surrounding land uses Comment
North Visitor Mixed Across Beach Rd is the Noosa North Shore Retreat Tourist Park. This
Use zone 20ha site includes the North Shore pub, carwash, function facilities,
equestrian centre, 2 dams, skirmish, high ropes activities, mini golf,
general store, caravan park, cabins and bunk facilities. This site also
includes existing wastewater treatment facilities located behind the
carwash and associated onsite dispersal areas.
West Visitor Mixed 48 Beach Houses with associated communal recreation facilities.
Use zone
East and Open Space Beach Rd Bushland Reserve (4.9ha) and Great Sandy National Park.
South Conservation
3.0 Proposed development details
Material change of use – Visitor Accommodation Guesthouse
Type 3 – Rural - The use of premises for short-term accommodation where accommodation has
direct connection with the rural production, environmental or scenic values of the premises. The
use includes a cabin park, guesthouse or retreat located in a rural setting and host farm offering
rural experiences.
Building 2-bedroom visitor accommodation retreat and 4,000m2 private lagoon.
Building height 6.8m and 2 storeys
Gross floor area (GFA) 327m2
Site coverage 1%
Car parking 2 parking spaces + space for overflow.
Site access Beach Rd.
Proposed servicing Electricity – see network design.
arrangements Effluent Disposal – AES treatment with 4k ltr storage tank and 39m2 disposal
area.
Water – 2 x 40,000Ltr tanks for house.
Stormwater – All roof water to tanks with overflow to sand.
Lagoon – See associated water balance report recommending 2 x 280k ltr
tanks and associated 2m high sides for flood storage. The maintenance of
the lagoon will be by an offsite technician.
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Figure. 4 Concept Image of retreat building and Site Plan with proposed lagoon location
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Figure.5 Aerial Image of proposed 0.4ha lagoon relative to size of other dams and lagoons within the Visitor
Mixed Use zone.
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4.0 Planning assessment
4.1 Key issues
4.2.1 Noosa North Shore Locality Code
The proposed development is for a 2-bedroom visitor accommodation guest retreat and associated
private lagoon. The proposed retreat is defined as Visitor Accommodation Type 3 Rural and is to be
used for short-term accommodation.
With over 90% of the vegetation on the site proposed to be retained – the development has a direct
connection with the environmental and scenic values of the premises. The use is consistent within
the Visitor Mixed Use zone, subject to Impact Assessment. An assessment against the relevant
Overall Outcomes of the code is included below.
Table.1 Assessment against the Overall Outcomes of The North Shore Locality Code
a) New uses and works are located, designed and managed to—
i 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
acoustic and visual qualities; and
iv avoid significant adverse effects on the natural environment, including native habitat removal,
fragmentation and attrition;
The proposed development is for 1 x 2-bedroom visitor accommodation retreat, which has a size
and scale commensurate to the adjoining 48 x 2-bedroom Holiday Houses on a similar sized lot.
The associated technical reports demonstrate impacts from bushfire hazards can be managed to
ensure the safety of people and works.
The proposed 0.4ha lagoon is located more than 700m away from rural residential buildings to the
south and 180m from the closest beach road holiday house to the west. The development is not
visible from any nearby house or road. All associated mechanical equipment associated with the
house and lagoon can comply with the relevant acoustic standards to ensure no adverse impacts
on neighbours.
The proposed lagoon is smaller than other dams within the zone and the site is located within an
area zoned for tourism development, which is proposed to be removed from the Biodiversity
Overlay as Part of The New Noosa Plan mapping.
e) Development is secondary to and dominated by its open space setting with a very low intensity and scale
of operation;
Works associated with the retreat and lagoon are minimal, with more than 90% of the 14.85ha site
being retained for vegetation. Furthermore, works are situated in an area of the site which is not
visible from surrounding residents or visitor accommodation premises. Only 2 bedrooms are
provided for the guest retreat and the private lagoon will be managed by an offsite maintenance
staff.
f) Limited visitor accommodation and services are provided in the locality, confined to the Visitor Mixed
Use Zone, and the wilderness camp in the Open Space Recreation Zone;
The proposed retreat is located within the Visitor Mixed Use zone and limited to one dwelling.
g) Maintenance of the locality’s remote setting and undeveloped character are achieved by—
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i. a priority emphasis on conservation outcomes for the locality;
ii. ferry access;
iii. limited standards of access across the locality;
iv. avoiding the construction of a vehicular bridge across to the Noosa North Shore;
v. retention of existing vegetation with clearing kept to a minimum;
vi. ecologically sustainable management of recreational visitors and activities; and
vii. development areas limited to existing pattern, with no increase in the number of privately-
owned lots; and
viii. visitor accommodation and services are limited to existing type and scale; including general
store, hotel, caravan park, camping grounds and built accommodation;
The proposed servicing of the development does not rely on the additional loading of the existing
ferry services for water servicing. Clearing associated with the development is kept to a minimum
within an area of the site adjacent to bushfire hazard maintenance tracks and in a location not
visible from the road or adjoining houses.
The retreat is proposed to be connected to existing road and electricity networks, with no major
increase in demand warranting further upgrading of the network. The scale of the development is
compatible with the surrounding development within the Visitor Mixed Use zone and provides for
a high value tourism product directly associated with the environmental values of the site and
surrounding national park.
p) The locality supports two communities and offers accommodation for visitors;
The retreat offers accommodation for visitors on the site within the private dwelling.
r) Noosa North Shore offers accommodation for visitors to the locality in two areas:- i the campground
located on the beachfront; and ii accommodation located east of Lake Cooroibah off Beach Road;
Accommodation for visitors is appropriately located within the designated Visitor Mixed Use zone
located east of Lake Cooroibah off Beach Rd.
s) The scale and form of buildings and other structures are—
i closely related to the setting and existing buildings;
ii designed to be responsive to the informal coastal and riverside character of the locality;
iii integrated into the landform and landscape; and
iv consistent with the amenity and safety expectations of the community;
The building form has been architecturally designed to match in with the surrounding bush using
timber cladding, pitched roofs, recessive colours and breaks in building bulk. The associated
lagoon is located in the southeastern corner of the site and set into the natural contours so as not
to be visible from surrounding roads or houses.
There will be no importing of fill or removal of cut to construct the lagoon.
t) Residential development and Visitor accommodation is characterised by—
i low impact buildings of a domestic scale within densely landscaped settings;
ii building designs that are well articulated and that use design elements to present a pleasant
appearance to public places;
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iii building designs that fit well with the coastal and riverside character of the locality and feature
lightweight timber or cladding materials suited to the climate; and
iv buildings of a domestic scale;
The building is of a domestic scale in keeping with the Beach Road Holiday Houses and surrounded by a
densely landscaped setting. Materials incorporate light weight timbers and cladding materials with the
house orientated to the north east to capture coastal breezes.
u) Development offering Visitor accommodation and services is low key to avoid changes to the character
as a result of excessive visitor numbers and adverse environmental impacts from over-use;
The small scale offering of the retreat ensures privacy for visitors and is not reliant on excessive visitor
numbers and/or adverse environmental impacts from over-use. The development is akin to a private golf
course such as that located within the Noosa Shire at 368 Dath Henderson Rd, Tinbeerwah, or Makepeace
Island and only used by guests. This reinforces Council’s and Tourism Noosa’s focus on ‘Value over Volume’
products and is to be an exclusive resort experience.
v) Residential Uses and Visitor accommodation are well managed so they do not adversely impact upon
land identified as open space;
The proposed visitor accommodation will be managed so as not to impact on any nearby open space land,
including the North Shore Wilderness Campground.
y) A range of nature based recreational experiences utilise the natural assets of the area and its
separateness from the balance of Noosa as a means to enhance the experience of visitors and residents;
The private retreat allows for the natural enjoyment of the site and recreational experiences which
enhance the experience of visitors using the site.
z) Reticulated water supply and sewerage are not provided to the locality as part of any Council
programme;
The site can cater for reticulated water supply and sewerage onsite without impacting the surrounding
national park or placing additional load on Council networks.
aa) There is no adverse impact on ground and surface water quality, human health and amenity as a
consequence of the on-site disposal of effluent;
The attached report by a suitably qualified person demonstrates the onsite advanced environmental
treatment system will not cause any adverse impacts on ground and surface waters.
bb) Underground electricity supply is extended through the locality;
An electrical concept plan and investigation has been undertaken to ensure underground electricity can
be provided to the site for all activities without needing to upgrade the existing network.
cc) A ferry crossing of the Noosa River at Tewantin is maintained as the only means of vehicular access to
Noosa North Shore from the south;
The private retreat and associated lagoon are for private purposes within the Visitor Mixed Use zone and
does not increase the capacity of the road network to warrant upgrades to the existing traffic network.
kk) Areas of native remnant or regrowth vegetation, including their biodiversity and habitat values are
protected;
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The original subdivision of the site identified the key areas of remnant and regrowth vegetation warranting
protection. These areas were transferred to Council and the remaining areas zoned for development. The
proposal seeks to retain more than 90% of vegetation on the site in accordance with the attached
ecological report.
oo) For the Visitor Mixed Use Zone—Visitor accommodation with associated Business Uses serve visitors to
the locality; where—
i they are located within the existing allotment developed for Visitor accommodation and Business
Uses with no further subdivision;
ii they continue to provide the same level of accommodation and business services as existing;
iii the premises are low impact, low density development forms of domestic scale;
iv development has a distinct open space feel, reflecting the seclusion and values of the Noosa
North Shore; and the commercial attractions established at the sites are related to recreational
experiences offered in the locality;
The proposal does not include any associated business activities with the retreat and associated lagoon.
All uses are for private activities associated with guests staying at the retreat. The development has a
distinct open space feel with no neighbours able to see any works, reflecting the feeling of seclusion and
values of the Noosa North Shore, and consistent with the tourism strategies of both Tourism Noosa and
Noosa Council.
The proposed development meets the corresponding Specific Outcomes and Probable Solutions of
the code in relation to height of buildings, setbacks and roof form. The location of the retreat building
and lagoon are designed to avoid significant changes to the light, noise and amenity of users of
adjoining or nearby houses. Vegetation is to be retained around the Beach Road access and the
retreat is located more than 600m from the access.
An assessment against the detailed Outcomes specific to the Visitor Mixed Use zone are provided
below.
Table.2 Assessment against the Specific Outcomes and Probable Solutions of The North Shore
Locality Code.
Specific Outcomes Probable Solution Comment
O26 Visitor accommodation is S26.1 Visitor accommodation The public amenities, interpretive
designed to provide for— provides for public amenities, facilities and dining facilities are
information and interpretative located at the Noosa North Shore
a) significant community
facilities and Entertainment and Retreat (NNSR). The proposed
facilities that benefit the
dining Type 1 that meet the local building is located 700m from
community and visitors; and
needs of the community and Beach Rd with a private lagoon
b) significant landscape visitors; AND for use by guests of the retreat.
treatments and buffers that
S26.2 Soft landscaping is The lagoon and retreat are not
visually screen the
designed and maintained to visible from Beach Road or the
development when viewed
provide a dense visual buffer to Noosa River.
from road frontages,
the development, such that the
neighbouring properties and The development is sufficiently
development is not visible from
watercourses. screened from road frontages,
the Noosa River; AND
neighbouring properties and
S26.3 Soft landscaping is watercourses, as well as
designed and maintained along
road frontages and property
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boundaries to provide a dense providing significant facilities for
visual buffer to the development; visitors.
O27 Mixed-use development, S27.1 Deliveries associated with The site is to be used for Visitor
incorporating dwelling units or the provision of goods and Accommodation purposes and no
accommodation units, is designed services to Business Uses are separate business uses are
and operated to ensure Business undertaken only between the proposed as part of the
Uses do not have any adverse hours of 7am to 7pm; AND development.
impact on the amenity enjoyed by
S27.2 Business Uses operate only
residents, including impacts
between the hours of 7am to
associated with—
10pm, 7 days a week, apart from
a) visual and acoustic privacy; Friday and Saturday where
Entertainment and dining
b) safety and security; and
business uses may operate until
c) lighting. midnight.
O28 Visitor Accommodation is S28.1 Buildings are clustered to The application proposes one
designed to be suited to the maintain corridors of vegetation building for the retreat, and the
attributes of the site and locality; and more extensive areas of open associated lagoon located 150m
space; AND from the dwelling separated by
existing vegetation.
S28.2 Accommodation buildings
have no more than four attached The height of the retreat is the
accommodation units; AND same as other adjoining Beach
Houses and is surrounded by an
S28.3 Accommodation buildings
average canopy height of 15-
are lowset and do not exceed the
20m.
height of the surrounding
vegetation (generally building Maintenance vehicles can access
height in storeys and in metres the site and park within the
does not exceed 1 storey or 5 existing 20m wide fire breaks
metres respectively); AND surrounding the site.
S28.4 Advertising signs are not The scale of the development is
obtrusive and are not visible from commensurate to the size and
a watercourse or beach; AND attributes of the site.
S28.5 Off-street carparking
facilities are clustered in small
groups which are integrated into
the natural terrain and
landscaping.
O29 Where buildings and S29.1 No solution provided The proposed buildings match in
structures are to be redeveloped, with the surrounding Beach Road
they continue to express a similar Holiday Houses.
visual bulk and architectural scale
consistent with the existing
buildings and structures.
O30 The scale and intensity of S30.1 For Lot 2 on RP135678 Lot 2 on RP135678 refers to the
development on Lot 2 on there is no intensification or existing development at the
RP135678 is not increased and is expansion of population density, North Shore Retreat on the
limited to existing building building height, site cover, gross northern side of Beach Rd.
envelopes. floor area or plot ratio of the
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development in existence at the
time of gazettal of this Plan.
4.2.2 Visitor Accommodation Code
The application proposes a single visitor accommodation guesthouse on 14.85ha of land surrounded
by National Park within Noosa North Shore’s Visitor Mixed Use zone. The development is at a scale
complementary to its surroundings and is not visible from any surrounding houses or roads.
The accommodation is appropriately sited so as not to cause conflicts with neighbouring
residents/agricultural uses, while offering good access to urban facilities. The scale, design and
external finishes complement the natural character of the area and integrates with the surrounding
landscape by using muted colours, and sympathetic materials.
The code allows for ancillary recreation uses, such as tennis courts, pools and the like, subject to
them not having an adverse effect on the amenity enjoyed by users of adjacent or nearby users,
including containment of light spill and noise. The proposed 0.4ha lagoon is considered an ancillary
recreational use which is smaller than other existing recreational type uses on the North Shore’s
Visitor Mixed use zone, including the existing equestrian arena, high ropes facility, 1ha dam/lagoon,
playground, jumping pillow minigolf course, recreational and pool facilities and tennis courts.
Many of the mentioned activities operate within the daytime hours to avoid having a detrimental
effect on the amenity of the area. The Probable Solutions of the code seek for courts to not be used
between the 10pm and 06:30am. The proposed lagoon is to also be managed, with its use only
within these prescribed hours consistent with the requirements of the code.
4.2.3 Traffic and Access
The site is directly accessible via Beach Rd, which is a sealed road. A Traffic Infrastructure Review
was carried out by TTM Traffic Consultants, which recommends a 6m wide crossover is established
at the northeast corner of the site for access to the site. This access allows for sight distances of
130m to the west and 200m to the east, consistent with Austroads extended design domain. A
secondary access can also be obtained by way of the existing access to the Beach Rd Holiday
Homes, consistent with the existing CMS provisions of the body corporate.
The development allows for 2 carparking spaces, plus sufficient room on the site and within the 20m
buffer areas to accommodate surplus parking on the site - without causing impacts to the surrounding
road network or private roads.
4.2.4 Effluent Disposal
The visitor accommodation building can be serviced by an Advanced Enviro-Septic Treatment
System. Water Wise Design has undertaken a site assessment and calculation of the design
irrigation rate for the most appropriate land application facility for the development. The dwelling is
to be serviced with a 4,000Ltr primary treatment gravity feeding into an Advanced Enviro-Septic
disposal area, with an associated 39m2 disposal area. The disposal area is in front of the dwelling
within a 2.5m wide x 15m long trench, which is to be grassed (as shown on the overall site plan).
A review of all existing approvals indicates there is no requirement for new development to be
connected to the existing effluent disposal area established at the Noosa North Shore Retreat
(NNSR). In 2017, NNSR built a new effluent system with treatment disposal area on their property
(and approved by DES with irrigation on their property). The existing 48 Beach Road Holiday Houses
currently have a private agreement to send their effluent to this facility using an existing easement
across Beach Rd and be treated at the facility at NNSR for a fee. The new development proposes
not to join or pay for effluent disposal to be treated at this facility.
Easement A currently encumbers the subject property and allows for a 3.8ha irrigation area to be
established (for a fee), if/and when the requirement for the irrigation area is required. This 3.8ha
effluent irrigation area is based on an effluent disposal design (in 2004 by Cardno) for the
development of the entire Visitor Mixed Use zone to full capacity. The proposed development has
no impact on the existing easement and/or future expansion of the irrigation area.
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The proposed effluent disposal design for the single dwelling is designed to maintain acceptable
public health standards and avoid environmental harm in accordance with the existing approvals,
State Legislation and The Noosa Plan.
4.2.5 Bushfire Hazard Overlay
North Coast Environmental Consultants provide a Bushfire Management Plan addressing the
relevant Outcomes of the Bushfire Hazard Overlay code and State Planning Policy. The report
provides a detailed assessment against the Overlay Code and provides recommendations pertaining
to water supply and a 12m wide Asset Protection Zone (APZ) maintenance to achieve a level of
protection for people and property.
4.2.6 Biodiversity Overlay
North Coast Environmental Consultants provide an Ecological Assessment Report addressing the
relevant Outcomes of the Biodiversity Overlay codes of The Noosa Plan 2006. It is also
acknowledged the site is proposed to be removed from the Environmental Protection Vegetation
mapping under The New Noosa Plan Overlay mapping.
Approximately 1.41ha of the 14.85ha site is proposed to be cleared, which represents only 9.5% of
the Visitor Mixed Use zoned site. The impact of the development has been mitigated/minimised by:
• Aggregating the dwelling footprint with the existing residential footprint and disturbed/modified
areas associated with the Beach Road Holiday Houses to the west and a 20m wide National
Park firebreak trail to the south;
• Locating the dwelling in a position which can be serviced by existing access trails to the north
and south-west within the adjacent Beach Road Holiday Houses;
• All landscaping is proposed to utilise native species found in the surrounding bushland environs
thereby reducing the risk of weed populations establishing and proliferating in a pristine area;
• A weed control program will be enacted during and after the works for a period of 6 months to
prevent the spread of weed taxa throughout the site and into adjoining lands.
The report provides a detailed assessment against the relevant Overlay Codes with
recommendations pertaining to minimise impacts to retained vegetation and management of
clearing.
4.2.7 Earthworks
Earthworks associated with the dam will include approximately 10,000m3 of cut/fill balance for the
lagoon. Access to the lagoon for construction will be undertaken via the existing 20m wide fire access
trails and be undertaken in accordance with an approved Construction Management Plan as part of
a subsequent Operational Works Approval.
The proposed cuts are in a part of the site not visible from any nearby houses or roads. Large areas
of vegetation will surround the lagoon screening the visual appearance of the waterbody, and
appropriate native landscaping will be provided on the landscaping batters and detailed on the
operational works application.
The proposed earthworks do not trigger assessment against the Natural Hazards Overlay Code for
Potential Acid Sulfate Soils, as the lowest point of the earthworks is RL8.3m. The proposal does not
require excavation of more than 100m3 or more of material at or below 5mAHD
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
The proposal is for a small-scale Tourist Activity within the Regional Landscape and Rural Production
Area. However, the proposal is not made assessable development requiring referral as the use does
not result in a gross floor area of more than 5,000m2, include ancillary commercial activities, or
provide accommodation for more than 300 people.
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There are no relevant matters or referrals applicable to the application.
5.1.2 State Planning Policy
The proposal is generally compliant with the SPP assessment benchmarks, as discussed below.
Part E – Assessment Comments
Benchmarks
Tourism: The proposal promotes the natural and built assets associated with the
tourism development, providing for a high-end tourist product surrounded by
bushland and close to environmental assets on the Noosa North Shore.
Biodiversity: The site contains MSES vegetation, including Wildlife Habitat and ‘Essential
Development minimises Habitat’ as shown below.
adverse impacts on
Matters of State
Significance (MSES).
DNRME’s Vegetation Management Supporting Map identifies that Least
Concern remnant vegetation is present within the site and more than 90% of
the site’s vegetation is to be retained. The Department of State Development,
Manufacturing, Infrastructure and Planning have confirmed The Noosa Plan
‘Visitor Mixed Use’ Zone at Beach Road, Noosa North Shore qualifies as an
‘urban area’ zoning for the purposes of applying the ‘urban area urban
purpose’ regulated vegetation clearing exemptions. Please note Ecological
Report for further commentary.
Cultural Heritage: The site has been thoroughly investigated as part of the original subdivision
Indigenous cultural and development portal plan for cultural heritage. The areas for development
heritage are appropriately have been disturbed by way of clearing for previous activities on the site.
conserved and considered Site management will ensure careful identification and communication
in the development protocols are established with DATSIP and Traditional Owners during
process. construction stage.
Water Quality: Further effluent disposal and soil testing design will be undertaken as part of
Minimise adverse impacts the subsequent Operational Works approvals. A water balance report is also
on environmental values. provided to ensure water levels within the dam are appropriately managed so
as not to require additional importing of water or run off into the adjoining
National Park.
Natural Hazards:
The accompanying Bushfire Hazard Management Plan includes
Development in bushfire
recommendations to achieve an acceptable level of protection for people and
prone areas mitigates the
property.
risks to an acceptable
level.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for Visitor Accommodation
Type 3 – Rural (Guest Retreat and Private Lagoon) situated at Lot 500/90 Beach Rd, Noosa North
Shore. The proposal is Impact assessable development under The Noosa Plan. The assessment
finds the development meets the relevant Specific and Overall Outcomes of the Noosa Plan, subject
to the following grounds of approval:
• The proposed visitor accommodation scale and location is compatible with the Visitor Mixed Use
zoning, surrounding land uses and benefits from Noosa’s natural environmental values;
• The proposed visitor accommodation is located so as not to detract from the residential amenity
enjoyed by permanent residents;
• The density and design of the visitor accommodation integrates with the landscape fabric of the
Noosa North Shore locality;
• The visitor accommodation is appropriately serviced by a sealed road, appropriate electricity,
effluent disposal, water and stormwater management without requiring further upgrades of
existing networks;
• The development avoids significant adverse impacts on the amenity enjoyed by users of other
premises, including acoustic and visual qualities;
• The original North Shore Portal Code and subdivision of the site identified the key areas of
remnant and regrowth vegetation warranting protection. These areas were transferred to Council
and the remaining areas zoned for development. The proposal seeks to retain more than 90%
of the vegetation on the site zoned for development, while retaining significant corridors for fauna
through the site;
• The scale and form of buildings and other structures are closely related to the setting and existing
Noosa North Shore Beach Houses;
• The visitor accommodation is designed to be low key to avoid changes to the character as a
result of excessive visitor numbers and adverse environmental impacts from over-use and/or
adversely impact upon land identified as open space; and
• The development has a distinct open space feel, reflecting the seclusion and values of the Noosa
North Shore; and the commercial attractions established at the sites are related to recreational
experiences offered in the locality;
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended. Please contact me if you require any further information and/or clarification
with respect to the above application.
Page 17 of 17
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