Original source · versioned page text
210055 - 327 Kinmond Creek Road, COOTHARABA - 327 Kinmond Creek Rd Planning Report 2 (1)
TOWN PLANNING ASSESSMENT REPORT FOR PROPOSED DWELLING, GARAGE, CARPORT AND PLUNGE POOL 327 Kinmond Creek Road, Cootharaba Building works: New dwelling, garage, carport and plunge pool Code Assessment
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 21 pages
Page 2
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Table of Contents
Summary ................................................................................................................................................. 2
Executive Summary ................................................................................................................................. 3
Site Analysis ............................................................................................................................................ 4
Site Details .......................................................................................................................................... 4
Surrounding Area ................................................................................................................................ 4
Proposed Development .......................................................................................................................... 4
Proposed Site Plan .............................................................................................................................. 4
Noosa Plan 2020 ..................................................................................................................................... 5
Overlays .............................................................................................................................................. 5
Level of Assessment ............................................................................................................................ 5
Conclusion ............................................................................................................................................. 21
1|Page
Page 3
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Summary
Site Details
Site Address 327 Kinmond Creek Road, Cootharaba
Property Description Lot 1 on RP 184574
Zone Classification Rural
Area 33155.74m2
Application Details
Development type Material Change of Use – Building Works in Area of Biodiversity
Significance
Level of Assessment Code Assessment
Proposed Dwelling, Garage, Carport and Swimming Pool
Development
Key Planning triggers Table 8.2.2 – Biodiversity Overlays
Defined use Dwelling
Referral- concurrence Applicable
Referral- advice Nil
Public notification Nil
Applicant EarthCert Pty Ltd
2|Page
Page 4
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Executive Summary
The purpose of this report is to provide a detailed planning assessment for an MCU application for a
proposed dwelling, garage, carport and swimming pool at the subject property. The proposed is
assessable against the Noosa Plan 2020 Biodiversity, Waterways and Wetlands Overlay Code. The
proposal is code assessable under the levels of assessment of the Noosa Plan 2020 as follows:
• Proposed dwelling and associated garage, carport and swimming pool within an area of
biodiversity significance.
As this planning assessment report and code assessment table outline, the proposed development
complies with the acceptable, performance and overall outcomes of the applicable code. Based on the
proposed development this should be granted approval subject to reasonable and relevant conditions.
This application meets the criteria for a properly made application as defined by s51 of the Planning Act
2016.
3|Page
Page 5
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Site Analysis
Site Details
The subject lot is located at 327 Kinmond Creek Road, Cootharaba formally described as lot 1 on
RP184574. The lot is 33155.74m2 and situated in the Rural Zone.
Surrounding Area
The subject lot is located within a rural area with like properties.
Proposed Development
The proposed development is described as follows:
1. Proposed Dwelling, Garage, Carport and Swimming Pool.
As detailed in the levels of assessment section of this report the proposed development is triggered to
code assessment under the levels of assessment for building work in under the Noosa Plan 2020
Biodioversity, Waterways and Wetlands Overlay Code.
Proposed Site Plan
4|Page
Page 6
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Noosa Plan 2020
Overlays
Area of biodiversity significance
Level of Assessment
Biodiversity, Waterways and Wetlands Overlay Code
5|Page
Page 7
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Table 8.2.2.3 – Criteria for assessable
development
Performance outcomes Acceptable outcomes
Ecologically important areas Response
PO1 AO1.1 The proposed
Development is sited and designed to Ecologically important areas are conserved or
development has
protect the physical and ecological improved to ensure their ongoing contribution
integrity and biodiversity of ecologically to the natural resources and biological been well thought
important areas through protection of: diversity of Noosa Shire. out with all
structures sited in
AND
1. existing habitat areas line with the
and ecological linkages; AO1.2 driveway creating
and Buildings, structures and associated works a narrow corridor
2. existing riparian are located within existing cleared areas or
for development
vegetation, waterways areas of lowest ecological value.
and wetland habitat and limiting
values. AND disturbance to the
existing vegetation
AO1.3
Where constructing a dwelling on site.
house or community residence, buildings and
Vegetation clearing
associated structures are not located on land
is not considered
identified as an area of biodiversity
excessive but is
significance on a Biodiversity, Waterways and
required to
Wetlands Overlay Map.
accommodate the
proposed
or
residential dwelling
and associated
Clearing vegetation (other than for a
structures.
driveway access) does not extend beyond—
1. 30 metres of a
habitable building or 10 metres
of a class 10 structure on lots
greater than 10 hectares; or
2. 10 metres of a
habitable building or class 10
structure on lots 10 hectares or
less but more than 3,000m2; or
3. 3 metres of a
habitable building or class 10
structure on lots 3,000m2 or
less.
AND
AO1.4
Clearing of vegetation for a boundary fence
does not extend beyond 5 metres either side
of the fence.
6|Page
Page 8
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Performance outcomes Acceptable outcomes
Reconfiguring a lot Response
PO2 AO2 Not applicable
New lots are only created if they Where clearing vegetation for the purpose
maintain ecological linkages and of Reconfiguring a Lot:
minimise the clearing of vegetation.
1. new boundaries to lots do not
transect and fragment existing
native vegetation;
2. new lots are created to allow for
suitable building envelopes for
future buildings and works to be
located within existing cleared
areas or areas of low ecological
value;
3. building envelopes are
designated for each lot; and
4. ecological
linkages and ecologically
important areas are secured by
environmental covenant or
transferred to public ownership
or through gazettal of a nature
reserve.
Management of impacts Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes
Management of impacts Response
7|Page
Page 9
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
PO3 AO3.1 Please refer
Development is designed and sited to Where clearing of vegetation cannot be to the
manage adverse impacts on ecologically practicably avoided, the development: attached
important areas by: Flora and
1. ensures the design and siting ecological
limits the loss assessment
1. minimising the total of vegetation to the smallest reports.
footprint within which all extent possible;
activities, buildings,
2. protects and retains
structures driveways and
ecological values and
other works are contained;
ecosystem processes to the
2. locating development in greatest extent possible
existing cleared areas or within and adjacent to
areas of low ecological value the site;
over other areas to the
3. provides measures to allow
greatest extent possible; and
for safe movement of fauna
3. incorporating siting and through the site; and
design measures to protect
4. provides suitable habitat
and retain ecological values
replacement and replanting
and ecosystem processes
in accordance with PSP3
within or adjacent to the
Ecological Assessment
development site; and
Guidelines.
4. where adverse impacts have
AO3.2
been minimised, any residual
impacts on ecological values Habitat trees, recruitment habitat trees,
are compensated for through and roosting, breeding and feeding areas
suitable habitat replacement are protected for native fauna habitat.
and replanting on site in the
first instance or in a way that
results in a net gain and
enhancement of the overall
habitat values of Noosa
Shire.
8|Page
Page 10
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
PO4 AO4.1 Complies
Development provides for effective Vegetation is protected from disturbance
measures during construction and or damage from construction and
operation to protect ecological values operation activities by:
including:
1. clearly marking trees to be
1. avoiding disturbance to retained with flagging tape;
or clearing of vegetation in 2. installing protective fencing
and within the vicinity of around the dripline of
the site; the vegetation and avoid
2. managing habitat filling and excavating in these
disturbance and physical fenced areas;
harm to fauna from noise, 3. ensuring stockpiling, storage
vibration, dust, light, and vehicle parking occurs
dewatering or excavating; outside the
and identified vegetation areas;
3. avoiding clearing in areas and
where erosion or slippage 4. using low impact
could occur. construction techniques
around vegetation.
AO4.2
Vegetation which is capable of forming or
contributing to a buffer between different
land uses or a buffer against pollution, light
spillage or noise is retained.
AO4.3
Lighting associated with development:
1. does not contribute an
unacceptable level of
illuminance (greater than 1
lux) for light sensitive species
within or at the boundary of
an ecologically important
area; and
2. does not contribute to an
unacceptable level of
illuminance on landward
horizons along coastal areas
and known marine turtle
nesting beaches.
AO4.4
Clearing of vegetation does not
involve clearing that may cause or
9|Page
Page 11
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
contribute to hillslope erosion, bank
erosion, or slippage.
Connectivity Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes
Connectivity Response
PO5 AO5 Complies - The
Development is designed and Development is designed and operated to
proposed
operated to maintain and enhance maintain ecological linkages and maximise
connectivity between and opportunity for connectivity and the movement development has
across ecologically important of fauna by: been well thought out
areas and connecting habitat and with all structures
support unimpeded and safe
1. ensuring protection of wildlife sited in line with the
movement of terrestrial and aquatic refuges;
fauna. driveway creating a
2. maintaining vegetation in
patches of the greatest possible narrow corridor for
size and within the smallest development and
possible edge-to-area ratio;
limiting disturbance
3. enhancing connectivity through
planting and rehabilitation to the existing
works, including across vegetation and fauna
property boundaries, to areas of
national park, state forest or
on site.
reserve;
Vegetation clearing is
4. avoiding the creation of physical not considered
barriers and safety hazards excessive but is
(such as roads, required to
pedestrian access and instream
accommodate the
structures) along and within the
ecological linkage; proposed residential
dwelling and
5. providing mitigation measures
associated structures.
such as wildlife movement
infrastructure, fauna exclusion
and directional fencing, All measures as
underpasses/overpasses and required will be taken to
traffic calming devices, signage ensure limited
and lighting; and disturbance.
6. where offsets are necessary,
delivering offsets that support
and enhance ecological
linkages.
10 | P a g e
Page 12
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Waterways and wetlands Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes
Waterways and wetlands Response
11 | P a g e
Page 13
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
PO6 AO6.1 Not applicable
Development
The biodiversity and ecosystem values
and clearing of vegetation does not occur
of waterways, wetlands and adjacent within:
riparian zones are protected by:
1. a riparian buffer area;
2. a wetland area; or
1. avoiding any new
3. 10 metres either side of the
development in a riparian
centre line of other
buffer
waterways identified on
area and wetland area;
a Biodiversity, Waterways
2. retaining aquatic and
and Wetlands Overlay Map.
terrestrial habitat in
riparian zones;
3. maintaining and AO6.2
enhancing wildlife Development provides for the
corridors and connectivity rehabilitation of land within:
along watercourses and
drainage lines for native 1. a riparian buffer area;
fauna movement; 2. a wetland area; and
4. avoiding edge effects and 3. 10 metres either side of the
damage from adjacent centre line of any
land uses; other waterway identified on
5. maintaining stream a Biodiversity, Waterways
integrity and bank stability and Wetlands Overlay Map.
by minimising bank
erosion and slumping; AO6.3
6. maintaining water quality Recreational facilities (eg. playgrounds,
through filtering pergolas, barbeques) are setback a
sediments, nutrients and minimum of 10 metres from the top of
other pollutants; and the bank of a waterway.
7. removing pest species and
replacing them with local
Editor’s Note—Setbacks to waterways for
native species.
certain uses and works are also specified
in the relevant codes.
Editor's Note—Wetland areas are
identified on the Queensland Wetland
Program mapping
Editor's Note—
Any clearing of vegetation also needs to
meet the outcomes of the Earthworks
Code and the Water Quality and Drainage
Code.
12 | P a g e
Page 14
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
PO7
Vegetation within 400 metres of the full No acceptable outcome provided.
ponded water within Lake Macdonald is
retained.
PO8 AO8.1 Not applicable
Development on land adjacent to Development adjacent to
a waterway or wetland maintains a waterway or wetland provides that:
appropriate extent of public access to
waterways and wetlands and minimises
1. no new lots directly back
edge effects.
onto a riparian buffer area;
and
2. new public roads are located
between a riparian buffer
area or riparian zone and the
proposed development area.
Water hydrology Table 8.2.2.3. - Criteria for assessable development (part)
13 | P a g e
Page 15
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Performance outcomes Acceptable outcomes
Surface and ground water hydrology Response
PO9 AO9.1 Not applicable
Development ensures that the Development does not impact on the
natural surface water and ground natural surface water or groundwater
water hydrologic regimes of hydrologic regimes and this is
waterways, wetlands and facilitated by:
hydrologically-sensitive plant
communities are not adversely 1. avoiding or minimising
impacted. channelization,
redirection or
Editor's Note—Groundwater interruption of flow;
dependent ecosystems are identified 2. avoiding groundwater
on Queensland extraction;
Government Wetland Info mapping. 3. maintaining
groundwater recharge
and discharge processes;
4. maintaining natural
groundwater
fluctuations;
5. avoiding causing ingress
of saline water into
freshwater aquifers of
wetlands; and
6. avoiding contaminants
entering groundwater
(e.g. from runoff,
effluent disposal).
Rehabilitation of ecologically important areas Table 8.2.2.3 - Criteria for assessable
development (part)
14 | P a g e
Page 16
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Performance outcomes Acceptable outcomes Response
Rehabilitation of ecologically important areas
15 | P a g e
Page 17
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
PO10 AO10.1 Complies
Development provides for ecologically Landscaping and
important areas to be restored and enhanced rehabilitation complements and
through: supports ecologically important
areas by:
1. designing landscaped areas to
1. utilising local native
complement and enhance
species;
existing vegetation and ecological
2. utilising suitable plant
linkages;
species identified in PSP2
2. removing species likely to
Landscaping;
displace native flora species or
3. restoring degraded
degrade fauna habitat;
ecosystems to achieve a
3. replanting and rehabilitating
functional ecosystem state
degraded habitat;
that requires minimal
4. replacing
human intervention;
any vegetation removed with
4. replicating adjacent
suitable local native species;
remnant habitats of the
5. providing for fauna habitat; and
same type, including the
6. avoiding the planting of pest understorey vegetation;
plant species.
5. creating or enhancing
linkages between existing
habitats;
6. avoiding the use of pest
plant species listed in PSP2
- Landscaping;
7. planting riparian zones to
filter stormwater run-off,
stabilise soil and provide
for wildlife habitat; and
8. providing ground and
arboreal structures for
fauna, which may include
ground depressions, rocks,
hollows, nesting boxes and
in-stream habitat.
AO10.2
Vegetation cleared is replaced with:
1. plantings
of equivalent area that
replicate the floristic
structure of
the vegetation removed;
or
16 | P a g e
Page 18
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
2. where this is not possible
due to the characteristics
of the site and the
development, plantings
twice the number of the
removed trees and plants.
Editor’s Note — Revegetation and
rehabilitation works are to be carried
out in accordance with an approved
Revegetation and Rehabilitation
Management Plan, as referred to
in PSP3 Ecological assessment
guidelines.
17 | P a g e
Page 19
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Koala habitat protection and enhancement Table 8.2.2.3 - Criteria for assessable
development (part)
18 | P a g e
Page 20
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Performance outcomes Acceptable outcomes Response
Koala habitat protection and enhancement
PO11 AO11.1 Complies
Development is designed, constructed Development design complies
and operated to— with the Koala-sensitive
Design Guideline: A guide to
koala sensitive design
1. protect and enhance measures for planning and
koalas and koala habitat
development activities.
and avoid adverse
impacts;
AO11.2
2. provide measures to
Development incorporates
assist the survival of
revegetation and landscaping
koala populations in the
that provides food, shelter and
area to mitigate any
movement opportunities for
potential threats or risk
to koalas; and
koalas.
3. provide for safe and
appropriate koala
AO11.3
movement across the
Development is designed to
landscape. maximise and enhance
connectivity between koala
habitat trees and ensure safe
Editor's Note—Koala habitat
koala movement.
mapping is in Schedule 2 Mapping.
AO11.4
Editor's Note—The Planning During construction, measures
Regulation 2017, schedule 10 states are incorporated to not
that development that interferes with increase the risk of death or
koala habitat, in an area that is both a injury to koalas, by including
koala priority area and a koala safe koala movement
habitat area, is prohibited measures, as defined in the
development (subject to the Planning Regulation 2017.
exceptions stated in schedule 10 of
the Planning Regulation 2017).
Editor's Note - These performance
outcomes and acceptable outcomes
19 | P a g e
Page 21
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
apply to:
1. development on land
in a koala priority area,
where the
development does not
interfere with koala
habitat and where the
benchmarks are
additional to and not
inconsistent with, the
assessment
benchmarks stated in
schedule 11, part 2 of
the Planning
Regulations 2017; and
2. development on land
outside the koala priority
area, where the
development does not
interfere with koala
habitat in koala habitat
areas.
Bushfire management Table 8.2.2.3 - Criteria for assessable development (part)
Acceptable outcomes Response
Performance outcomes
Bushfire management
PO12 No acceptable outcome Complies
Bushfire management measures are provided
adopted based on ecological principles,
which:
1. maintain and enhance
biodiversity;
2. minimise threat of fire to
the natural environment,
as well as life and
property; and
3. provide for effective use
and maintenance of
buildings and structures.
Editor's note—The performance
outcome applies to properties in
bushfire hazard areas and only
where clearing is reasonably
20 | P a g e
Page 22
Development Application 327 Kinmond Creek Road, Cootharaba
Lot 1 on RP 184574
Acceptable outcomes Response
Performance outcomes
necessary for the control of bushfire risk
to a building or structure. Bushfire
hazard areas are shown on Bushfire
Hazard Overlay maps in Schedule 2.
Scenic amenity Table 8.2.2.3 - Criteria for assessable development (part)
Performance outcomes Acceptable outcomes Response
Scenic amenity
PO13 AO13.1 Complies
The scenic amenity and vegetated Vegetation is retained:
character of the landscape is 1. on and within 30
protected by retaining vegetation: metres of prominent
ridgelines and
on sloping sites;
1. along and around
2. in gullies;
watercourses and
drainage lines; 3. along watercourses and
drainage lines;
2. on steep slopes and
ridgelines; 4. within 10 metres of
the major road
3. along the major road
network; and
network; and
5. along the front coastal
4. that forms coastal
dune system.
vistas to and from
beaches.
Conclusion
As demonstrated by this planning report and code assessment submitted the proposed Secondary
Dwelling generally complies with the overall outcomes and intent of the Biodiversity, Waterways and
Wetlands Overlay Code. On this basis, the proposal should be granted approval subject to reasonable
and relevant conditions.
21 | P a g e