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Appendix B - Ecological Assessment Report
ECOLOGICAL ASSESSMENT REPORT
MATERIAL CHANGE OF USE FOR A DWELLING HOUSE
797 RINGTAIL CREEK ROAD, POMONA
LOT 4 ON RP213871
52A Park Rd Nambour QLD 4560 / Ph: 0428 221 983 / Email: [email protected]
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TABLE OF CONTENTS
1.0 INTRODUCTION......................................................................................1
1.1 PURPOSE......................................................................................................................................1
2.0 ASSESSMENT METHODOLOGY ................................................................1
2.1 ASSESSMENT AREA .......................................................................................................................1
2.2 GENERAL ......................................................................................................................................2
2.3 DESKTOP ASSESSMENT ..................................................................................................................2
2.4 FIELD-BASED SITE ASSESSMENT ......................................................................................................2
3.0 DESKTOP ASSESSMENT RESULTS .............................................................3
3.1 TOPOGRAPHY ...............................................................................................................................3
3.2 NOOSA PLAN 2020 – ZONE MAPPING ..............................................................................................3
3.3 NOOSA PLAN 2020 – BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY MAP .............................4
3.4 SOUTH-EAST QUEENSLAND KOALA CONSERVATION STRATEGY – KOALA HABITAT VALUES MAPPING ....5
3.5 VEGETATION MANAGEMENT SUPPORTING MAP ..............................................................................6
3.6 PROTECTED PLANTS FLORA SURVEY TRIGGER MAP...........................................................................8
3.7 WILDNET DATABASE SEARCH .........................................................................................................8
3.8 EPBC PROTECTED MATTERS SEARCH ...............................................................................................9
4.0 FIELD ASSESSMENT RESULTS .....................................................10
4.1 VEGETATION .............................................................................................................................. 10
4.2 CONSERVATION SIGNIFICANT FLORA SPECIES ................................................................................ 11
4.3 FAUNA HABITAT ......................................................................................................................... 11
5.0 DEVELOPMENT IMPACTS ......................................................................13
5.1 GENERAL .................................................................................................................................... 13
5.2 NOOSA PLAN 2020 – BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY ................................... 15
5.3 CORE KOALA HABITAT AREA......................................................................................................... 15
5.4 REGULATED VEGETATION ............................................................................................................ 15
5.5 FAUNA AND FAUNA HABITAT ....................................................................................................... 15
6.0 MITIGATION MEASURES ................................................................16
6.1 GENERAL .................................................................................................................................... 16
6.2 FLORA SPECIES AND VEGETATION COMMUNITIES............................................................16
6.3 FAUNA SPECIES ..................................................................................................................... 16
7.0 LEGISLATIVE COMPLIANCE ..........................................................17
7.1 NOOSA PLAN 2020 - BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY .................................... 17
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7.2 NATURE CONSERVATION (KOALA) CONSERVATION PLAN AND SDAP STATE CODE 25 -DEVELOPMENT IN
SOUTH EAST QUEENSLAND KOALA HABITAT AREAS ........................................................................ 27
7.3 VEGETATION MANAGEMENT ACT AND SDAP STATE CODE 16 - NATIVE VEGETATION
CLEARING ............................................................................................................................... 28
7.4 NATURE CONSERVATION ACT ....................................................................................................... 28
7.4.1 FLORA ........................................................................................................................ 28
7.4.2 FAUNA........................................................................................................................ 28
7.5 COMMONWEALTH GOVERNMENT ........................................................................................ 28
8.0 CONCLUSION ...................................................................................29
9.0 REFERENCES ...................................................................................30
APPENDIX A – BUILDING PLANS .......................................................................31
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Disclaimer
This assessment has been prepared by Equilibrium Ecology Pty Ltd for the specified Client and may only be used and relied
upon for the purposes set out in this report. No responsibility is held to any person other than the Client for any decision or
action arising from or in connection with this report. All opinions and conclusions are based on assumptions detailed in this
report and no responsibility is held for any error or omission arising from these assumptions being incorrect.
Ecological site assessments are necessarily of limited field survey scope and timeframe and may not result in a complete
representation of flora/fauna species abundance and variety across any site due to factors including climatic and seasonal
variation. In this regard, conclusions and recommendations stated herein are provided in good faith in the absence of an
additional long-term environmental study. In the absence of complete ecological data pertaining to a site, a precautionary
principle is generally adopted throughout the assessment process.
To the extent permitted by law, Equilibrium Ecology Pty Ltd excludes all liability to any person for any consequences, including
but not limited to all losses, damages, costs, expenses, and any other compensation, arising directly or indirectly, from using
this report (in part or whole) and any information or material contained in it.
Document Issue
Version Number Date Authorised for Issue
1 25 October 2021 N. Willis (B. Sc., Dip. CLM., mAABR,
mEIANZ) – Director/Principal Ecologist
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1.0 INTRODUCTION
1.1 PURPOSE
This Ecological Assessment Report has been prepared for Lot 4 on RP213871 located at 797 Ringtail Creek
Road, Pomona (referred to herein as ‘the site’). The applicant seeks a development permit from Noosa
Council for a Material Change of Use development application for a dwelling house. Building Plans have
been provided as Appendix A.
This report provides the following information:
a summary of the ecological features identified within and adjoining the site
an assessment of environmental impacts associated with the proposed development
recommendations for minimising environmental impact as a result of development approval
undertakes an analysis of compliance with applicable government assessment frameworks.
2.0 ASSESSMENT METHODOLOGY
2.1 ASSESSMENT AREA
The site is located within a predominantly vegetated rural area and covers approximately 3.4ha. The site
currently contains several sheds and horse stables, with a semi-cleared area surrounding the existing
sheds. The remainder of the site is dominated by native vegetation, including tall open Eucalypt forest in
the south, and native regrowth vegetation in the north. Vegetated and semi-vegetated rural allotments
dominate the landscape surrounding the site. Plate 1 depicts the existing site conditions within the
assessment area.
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Plate 1: Assessment Area (Source: QLD Globe)
2.2 GENERAL
This Ecological Assessment has been undertaken in general accordance with the Noosa Plan 2020 -
Planning Scheme Policy - Ecological Assessment Guidelines (PSP3).
2.3 DESKTOP ASSESSMENT
To gain an understanding of the existing ecological values and the potential for species of conservation
significance to be present within the site and surrounding area, the following databases and mapping
sources were reviewed:
The Noosa Plan 2020 - Zone mapping
The Noosa Plan 2020 - Biodiversity, Waterways and Wetlands overlay mapping
The South-East Queensland Koala Conservation Strategy - Koala habitat mapping
The Department of Resources (DoR) Vegetation Management Supporting Map
The Department of Environment and Science’s (DES) Protected Plants Flora Survey Trigger Area
mapping
The DES Wildnet database
The Commonwealth Department of Agriculture, Water and the Environment’s (DAWE)
Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act) Protected Matters
Search Tool
The results of the desktop assessment are summarised in Section 3. Full transcripts of the Database
searches are saved on file and can be provided at request.
2.4 FIELD-BASED SITE ASSESSMENT
A field-based site assessment was undertaken in late August 2021 and included a general flora survey for
conservation significant flora species within and adjacent to the proposed development area. Fauna
habitat assessments were undertaken within the site to identify specific fauna breeding habitat features
and determine the potential suitability for conservation significant fauna species to occur within the site.
No detailed targeted fauna surveys were undertaken within this scope of work. The results of the field-
based assessment are provided in Section 4.
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3.0 DESKTOP ASSESSMENT RESULTS
3.1 TOPOGRAPHY
The site is located on gently sloping land adjacent to Six Mile Creek which is located approximately 175m
to the north of the site. The site and surrounding landscape exhibit a slight north-westerly aspect with an
average slope of approximately 1 degree. The site exhibits a maximum height of 89m AHD in the south-
east corner and descends to a low point of 84m AHD near the western boundary (refer to Plate 2).
Plate 2: Topography (Source: Noosa Council Intramaps)
3.2 NOOSA PLAN 2020 – ZONE MAPPING
The site is located within the Rural Zone under the Noosa Plan 2020 (refer to Plate 3).
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Plate 3: Noosa Planning Scheme Zone Mapping (Source: Noosa Council Intramaps)
3.3 NOOSA PLAN 2020 – BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY MAP
The site is mapped as containing the following biodiversity overlays under the Noosa Plan 2020 –
Biodiversity, Waterways and Wetlands Overlay (refer to Plate 4):
Area of Biodiversity Significance
MSES Environmental Values
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Plate 4: Biodiversity, Waterways and Wetlands Overlay (Source: Noosa Council Intramaps)
3.4 SOUTH-EAST QUEENSLAND KOALA CONSERVATION STRATEGY – KOALA HABITAT VALUES
MAPPING
The South-East Queensland Koala Conservation Strategy Koala Habitat Values mapping identifies that the
site is located within a Koala Priority Area and contains Core Koala Habitat (refer to Plate 5).
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Plate 5: Koala Habitat Values mapping (Source: QLD Globe)
3.5 VEGETATION MANAGEMENT SUPPORTING MAP
The Vegetation Management Supporting Map identifies that Category B and Category C regulated
vegetation is mapped within the site (refer to Plate 6). The Category B remnant vegetation contains ‘of
concern’ Regional Ecosystem (RE) 12.9-10.1, which is described as Tall open forest often with Eucalyptus
resinifera, E. grandis, E. robusta and Corymbia intermedia on sedimentary rocks, usually coastal. The
Category C high value regrowth vegetation consists of heterogenous units of vegetation which are
mapped as containing the following Regional Ecosystems:
Of Concern RE 12.9-10.1 (60%) (described above) and Least Concern RE 12.9-10.17 (40%) which is
described as Eucalyptus acmenoides, E. major, E. siderophloia +/- Corymbia citriodora subsp.
variegata open forest on sedimentary rocks
Of Concern RE 12.3.11 (40%) which is described as Eucalyptus tereticornis +/- Eucalyptus siderophloia,
Corymbia intermedia open forest on alluvial plains usually near coast, Of Concern RE 12.3.2 (40%) which is
described as Eucalyptus grandis tall open forest on alluvial plains and Endangered RE 12.3.1 (20%) which is
described as Gallery rainforest (notophyll vine forest) on alluvial plains
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The regulated vegetation is also mapped as containing essential habitat for the following conservation
significant flora and fauna species:
Phascolarctos cinereus (koala) which is listed as vulnerable under the NC Act and the EPBC Act
Anilios silvia (striped blind snake) which is listed as near threatened under the NC Act
Litoria pearsoniana (cascade tree frog) which is listed as vulnerable under the NC Act
Mixophyes iteratus (giant barred frog) which is listed as vulnerable under the NC Act and endangered under
the EPBC Act
Adelotus brevis (tusked frog) which is listed as vulnerable under the NC Act
Plate 6: Regulated Vegetation Mapping (Source: QLD Globe)
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3.6 PROTECTED PLANTS FLORA SURVEY TRIGGER MAP
The Protected Plants Flora Survey Trigger Map identifies that the vegetated areas within the site are
located within a high risk area prescribed under the Nature Conservation (Plants) Regulation 2020 (refer
to Plate 7).
Plate 7: Protected Plants Flora Survey Trigger Map (Source: QLD Globe)
3.7 WILDNET DATABASE SEARCH
The Department of Environment and Science maintain the Wildnet database which contains flora and
fauna records provided by government agencies, researchers, business, natural resource management
bodies and citizen science programs. A search of the Wildnet database was undertaken prior to the field
assessment using a 2km search radius around a centre point within the site. The database returned results
for the following conservation significant flora and fauna species which have been recorded within 2km
of the site.
Flora
Symplocos harroldii (hairy hazelwood) – near threatened (NC Act)
Xanthostemon oppositifolius (southern penda) – vulnerable (NC Act & EPBC Act)
Fauna
Adelotus brevis (tusked frog) – vulnerable (NC Act)
Hirundapus caudacutus (white-throated needletail) – vulnerable (NC Act & EPBC Act)
Litoria pearsoniana (cascade tree frog) – vulnerable (NC Act)
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Mixophyes iteratus (giant barred frog) vulnerable (NC Act), endangered (EPBC Act)
Phascolarctos cinereus (koala) – vulnerable (NC Act & EPBC Act)
3.8 EPBC PROTECTED MATTERS SEARCH
The EPBC Act Protected Matters Search uses bio-climatic modelling to predict where protected matters
may be present in an area and therefore does not necessarily indicate the actual recorded presence of
protected matters. A search of the Protected Matters database was undertaken prior to the field
assessment, using a 2km search radius around a centre point within the site. The database returned
results for the following Matters of National Environmental Significance (MNES) which have the potential
to be present within 2km of the site:
The Lowland Rainforest of Subtropical Australia Threatened Ecological Community (critically
endangered)
19 threatened flora species
30 threatened fauna species
Migratory bird species
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4.0 FIELD ASSESSMENT RESULTS
4.1 VEGETATION
The vegetation community surrounding the proposed build site is characterised by tall open Eucalypt forest
with vineforest understorey. The canopy has attained a height of greater than 30m and is dominated by
Eucalyptus grandis (flooded gum). The mid-storey is mid-dense and contains a diverse range of vine forest
species including Commersonia bartramia (brown kurrajong), Flindersia bennettiana (Bennet’s ash),
Glochidion ferdinandi (cheese tree), Jagera pseudorhus (foam bark), Alphitonia excelsa (red ash), and
Syzygium oleosum (blue lily pily). Vine species such as Flagellaria indica (whip vine) and Cissus hypoglauca
(native grape) also occur in the mid-storey. The understorey is dominated by species such as Blechum
cartilagineum (gristle fern), Gahnia aspera (sword sedge), Scleria sphacelata (a sedge), and Lomandra
longifolia (mat rush) with shrub species such as Tabernaemontana pandacaqui (banana bush) and Cordyline
rubra (narrow-leaved palm lily). The vegetation was observed to be in good ecological condition, with weed
invasion consisting of occasional small clumps of Lantana camara (lantana) observed within the
understorey. The vegetation surrounding the proposed build site was confirmed to be mapped correctly as
containing Regional Ecosystem 12.9-10.1 - Tall open forest often with Eucalyptus resinifera, E. grandis, E.
robusta and Corymbia intermedia. Plate 8 depicts typical vegetated conditions at the location of the
proposed dwelling.
Plate 8: Vegetation conditions at location of proposed dwelling
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4.2 CONSERVATION SIGNIFICANT FLORA SPECIES
No conservation significant flora species listed under the NC Act or the EPBC Act were observed within
the site.
4.3 FAUNA HABITAT
The Eucalypt forest surrounding the build location holds a variety of habitat features including fallen logs
and exfoliating bark and a range of food sources such as flowering gums and fruiting rainforest trees. No
arboreal hollows or nests were observed within the proposed development footprint. No conservation
significant fauna species were incidentally observed during the site investigation. Table 1 provides an
assessment of the habitat values present for the conservation significant fauna species recorded from the
Wildnet database search (refer to Section 3.7).
Table 1 – Habitat value for previously recorded conservation significant fauna species
Fauna Species Habitat Requirements Habitat Value within the Site
Adelotus brevis (tusked frog) Inhabits wet eucalypt forest, No suitable habitat within proximity to
– vulnerable (NC Act) rainforest, and sometimes dry proposed development area.
eucalypt forest, where it can be found
in close proximity to suitable breeding
habitat such as ponds and slow-
moving sections of streams. Also
recorded from dams and garden
ponds in urban and peri-urban areas
(Rowland, 2013a).
Hirundapus caudacutus In Australia, the White-throated Suitable habitat is present within the
(white-throated needletail) – Needletail is almost exclusively aerial, vegetated areas of the site, although
vulnerable (NC Act & EPBC from heights of less than 1m up to species is predominantly aerial and
Act) more than 1000m above the ground. generalist in nature – therefore habitat
Because they are aerial, it has been would not be considered important for
stated that conventional habitat the species.
descriptions are inapplicable. There
are, nevertheless, certain preferences
exhibited by the species. Although
they occur over most types of habitat,
they are probably recorded most
often above wooded areas, including
open forest and rainforest, and may
also fly between trees or in clearings,
below the canopy, but they are less
commonly recorded flying above
woodland. They also commonly occur
over heathland, but less often over
treeless areas, such as grassland or
swamps (DAWE, 2021a).
Litoria pearsoniana (cascade Found in rainforest gullies and No suitable habitat within proximity to
tree frog) – vulnerable (NC adjacent wet sclerophyll forest, in proposed development area.
Act)
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Fauna Species Habitat Requirements Habitat Value within the Site
association with flowing streams
(Rowland, 2013b).
Mixophyes iteratus (giant
Occurs in rainforests and wet No suitable habitat within proximity to
barred frog) - vulnerable (NC
sclerophyll forests in upper to lower proposed development area.
Act), endangered (EPBC Act)
catchment areas (DAWE, 2021b).
Phascolarctos cinereus Koalas inhabit a range of temperate, Suitable habitat is present within the
(koala) – vulnerable (NC Act sub-tropical and tropical forest, tall open Eucalypt forest, although the
& EPBC Act) woodland and semi-arid communities dense understorey vegetation would
dominated by eucalypt species limit movement of animals along the
(DAWE, 2021c). ground.
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5.0 DEVELOPMENT IMPACTS
5.1 GENERAL
The Noosa Plan 2020 Flood Hazard Overlay Map depicts the majority of the northern site extent (including
the existing cleared and regrowth vegetation areas) within an area prone to flooding and inundation. As
the dwelling cannot be constructed within the flood prone area, it has by necessity been located within
the vegetated area in the south-eastern site extent. A Bushfire Hazard Assessment has been prepared by
Equilibrium Ecology and submitted concurrently with this development application. The outcome of the
Bushfire Hazard Assessment Report is that the dwelling would require a minimum 25.3m wide cleared
setback to reduce the risk of direct flame and radiant heat impact to the dwelling. The Bushfire Hazard
Assessment Report recommends a 26m cleared Asset Protection Zone is provided to the dwelling to
mitigate against bushfire impacts. This equates to a total clearing impact of approximately 2,900m2 of
vegetation to locate the proposed dwelling and associated Asset Protection Zone (bushfire setback). The
Planning Regulation 2017 defines several vegetation clearing exemptions including vegetation clearing on
freehold land for Essential Management. Schedule 24 of the Regulation defines Essential Management as
clearing native vegetation -
(a) for establishing or maintaining a necessary firebreak to protect infrastructure, other than
a fence, road or vehicular track, if the maximum width of the firebreak is equal to 1.5 times
the height of the tallest vegetation next to the infrastructure, or 20m, whichever is the
wider
(b) for establishing a necessary fire management line, if the maximum width of the clearing
for the fire management line is 10m; or
(c) necessary to remove or reduce the imminent risk that the vegetation poses of serious
personal injury or damage to infrastructure; or
Furthermore, Schedule 6, Part 3, Section 20A of the Regulation prescribes development which a local
categorising instrument (Planning Scheme) is prohibited from stating is assessable development. This
includes operational work that is clearing native vegetation if -
(a) the clearing is necessary for -
(i) establishing or maintaining a necessary firebreak to protect infrastructure, other than a
fence, road or vehicular track, and the maximum width of the firebreak is equal to 1.5
times the height of the tallest vegetation next to the infrastructure, or 20m, whichever is
the wider; or
(ii) establishing a necessary fire management line, and the maximum width of the clearing
for the fire management line is 10m; and
(b) the clearing is on freehold land
Approximately 1,070m2 of the vegetation proposed to be cleared is located within 10m of the allotment
boundary and therefore can be cleared under the essential management exemption detailed above.
Therefore, the total extent of assessable clearing associated with the development is 1,830m2. Figure 1
depicts the extent of proposed clearing. The sections below quantify the proposed development impact
with reference to the relevant ecological matters and legislative constraints identified within the desktop
assessment.
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ECOLOGICAL ASSESSMENT 797 RINGTAIL CREEK ROAD POMONA FIGURE 1 VEGETATION CLEARING LEGEND 797 RINGTAIL CREEK RD, POMONA TEBE x0 0se0 Buin Location [ERB ©XTENT OF VEGETATION CLEARING - APPROX. 2,900m2 ] EXEMPT VEGETATION CLEARING - APPROX. 1,070m2 | COPYRIGHT © 2021 re — 60 80 100 3 Rae FO
Page 19
5.2 NOOSA PLAN 2020 – BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY
Approximately 1,830m2 of assessable vegetation clearing is required within an area mapped under the
Noosa Plan 2020 – Biodiversity, Waterways and Wetlands Overlay as containing an Area of Biodiversity
Significance and MSES Environmental Values. Given the flood prone area constraining the existing cleared
areas within the site, the applicant cannot avoid locating the dwelling within the mapped area. The area
proposed for clearing has been minimised to the greatest extent to allow for construction of the dwelling
and an associated Asset Protection Zone only.
5.3 CORE KOALA HABITAT AREA
The South-East Queensland Koala Conservation Strategy Koala Habitat Values mapping identifies that the
site is located within a Koala Priority Area and contains Core Koala Habitat. Approximately 1,830m2 of
vegetation clearing is required within the mapped Core Koala Habitat area (over and above the 10m
exempt clearing around the allotment boundary).
5.4 REGULATED VEGETATION
Approximately 1,830m2 of mapped of concern RE 12.9-10.1 is required to be cleared to accommodate the
proposed dwelling and associated Asset Protection Zone (over and above the 10m exempt clearing around
the allotment boundary).
5.5 FAUNA AND FAUNA HABITAT
The impacts to fauna species anticipated as a result of the development relate primarily to the loss of
2,900m2 of native vegetation. No arboreal hollows were observed within the proposed development
footprint. Potential impacts include the possibility of direct death of native fauna species during the
vegetation clearing proposed. Indirect impacts to fauna species may also occur as a result of site
intensification for residential purposes and the potential to increase long term impacts to fauna
associated with reduced nocturnal foraging suitability within retained vegetation due to the introduction
of artificial lighting. Stormwater runoff generated during site construction also has the potential to
increase sedimentation of the adjoining waterways, thereby impacting habitat quality of aquatic and
amphibious species.
No notable evidence of koalas was identified during the site investigation, although koalas may be present
in the local landscape. The clearing proposed will have minimal impact on koala populations in the context
of the remaining vegetation present on the balance of the site and adjoining allotments.
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6.0 MITIGATION MEASURES
6.1 GENERAL
The following measures have been implemented or are recommended to mitigate against the impacts to
the identified ecological resources within the site.
6.2 FLORA SPECIES AND VEGETATION COMMUNITIES
To mitigate against the impact of clearing 2,900m2 of native vegetation, the vegetation to be retained will
have a rehabilitation program enacted to remove weed invasion and improve the ecological resilience of
the vegetation within the site. The following recommendations are provided to reduce environmental
impacts associated with the proposed development and to achieve compliance with the Biodiversity,
Waterways And Wetlands Overlay Code:
Protection of adjacent vegetation
The balance of vegetation within the site is to be retained and impacts avoided as a result of the proposed
clearing by the following:
All trees within the area to be cleared are to be felled into adjacent areas proposed to be cleared
or already cleared areas.
No vegetation is to be felled into adjacent areas of forest to be retained.
Appropriate measures are to be taken to mitigate disturbance of adjacent areas of vegetation by
machinery (e.g. installation of temporary exclusion fencing).
Erosion and sediment control
Appropriate erosion and sediment control measures be employed during site clearing and
earthworks to mitigate site risk
Control measures to be maintained for the duration of construction works.
Property maintenance
Weeds are to be managed to prevent spread during construction works.
6.3 FAUNA SPECIES
The impact of the development to fauna is proposed to be mitigated/minimised by engagement of a
suitably qualified fauna spotter/catcher during vegetation clearing works and enacting an ecological
rehabilitation program within the retained vegetation to enhance habitat quality and complexity.
Appropriate erosion and sediment control measures will be implemented during construction and
vegetation clearing stages of the development to limit sedimentation impacts to adjoining waterways.
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7.0 LEGISLATIVE COMPLIANCE
7.1 NOOSA PLAN 2020 - BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY
Approximately 1,830m2 of assessable vegetation clearing is required within an area mapped under the
Noosa Plan 2020 – Biodiversity, Waterways and Wetlands Overlay as containing an Area of Biodiversity
Significance and MSES Environmental Values. The application therefore triggers assessment against
Council’s Biodiversity, Waterways and Wetlands Overlay Code 8.2.2.3. Table 2 describes the proposal’s
potential compliance with each of the Performance Outcomes and associated Acceptable Outcomes of
Code 8.2.2.3.
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Table 2 – CODE 8.2.2.3 - CRITERIA FOR ASSESSABLE DEVELOPMENT
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE SUMMARY
Ecologically Important Areas
PO1 AO1.1 AO1.1
Development is sited and designed to protect Ecologically important areas are conserved or improved to The cleared areas within the site are constrained
the physical and ecological integrity and ensure their ongoing contribution to the natural resources by flood prone areas. The only areas within the site
biodiversity of ecologically important areas and biological diversity of Noosa Shire. that are located outside of the flood prone area are
through protection of: considered to be ecologically important areas.
a) existing habitat areas and ecological AND Insufficient cleared area is available within the site
linkages; and to locate a dwelling and provide a suitable bushfire
b) existing riparian vegetation, AO1.2 safety setback without clearing vegetation. The
waterways and wetland habitat Buildings, structures and associated works are located applicant has reduced the extent of clearing as far
values within existing cleared areas or areas of lowest ecological as possible to that required to facilitate a BAL 29
value. construction standard under AS3959 and meet the
requirements of Assessment Benchmark 4 of the
AND State Planning Policy for Bushfire. The remaining
ecologically important area is to be retained and a
AO1.3 weed management program enacted to maintain
Where constructing a dwelling house or community the ongoing contribution to the natural resources
residence, buildings and associated structures are not and biological diversity of Noosa Shire
located on land identified as an area of biodiversity
significance on a Biodiversity, Waterways and Wetlands AO1.2
Overlay Map. The proposed dwelling has been located on the
or edge of a larger unit of vegetation which is to be
Clearing vegetation (other than for a driveway access) does retained, therefore the vegetation to be cleared
not extend beyond— represents the area of lowest ecological value in
30 metres of a habitable building or 10 metres of a the site.
class 10 structure on lots greater than 10 hectares;
or AO1.3
10 metres of a habitable building or class 10 The proposed clearing for the building envelope
structure on lots 10 hectares or less but more than has been prescribed with reference to AS3959
3,000m2; or (Construction of Buildings in a Bushfire Prone
3 metres of a habitable building or class 10 structure Area) and Assessment Benchmark 4 of the State
on lots 3,000m2 or less. Planning Policy for Bushfire which prescribes an
equivalent BAL 29 setback (refer to Bushfire
AND Assessment Report submitted concurrently with
this application). The 10m setback prescribed in
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AO1.4 AO1.3 is not considered sufficient to provide a
Clearing of vegetation for a boundary fence does not suitable bushfire safety setback and would require
extend beyond 5 metres either side of the fence. a highly undesirable BAL FZ construction
standard.
A01.4 N/A – No clearing for boundary fences is
proposed.
Reconfiguring of a lot
PO2 AO2 A02 N/A - The application is not for a
New lots are only created if they maintain Where clearing vegetation for the purpose of Reconfiguring Reconfiguration of a Lot
ecological linkages and minimise the a Lot—
clearing of vegetation.
October 2021 ECOLOGICAL ASSESSMENT REPORT Page: 19
797 Ringtail Creek Road, Pomona
Page 24
a) new boundaries to lots do not transect and
fragment existing native vegetation;
b) 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;
c) building envelopes are designated for each lot;
and
d) 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
PO3 AO3.1 AO3.1 – Clearing of vegetation cannot be
Development is designed and sited to Where clearing of vegetation cannot be practicably practicably avoided however has been minimised
manage adverse impacts on ecologically avoided, the development: to that required to comply with the bushfire
important areas by: a) ensures the design and siting limits the loss of requirements. The development:
a) minimising the total footprint within which vegetation to the smallest extent possible; a) locates the building envelope on the edge of the
all activities, buildings, structures driveways b) protects and retains ecological values and vegetation unit and has minimised clearing to that
and other works are contained; ecosystem processes to the greatest extent required to comply with bushfire requirements.
b) locating development in existing cleared possible within and adjacent to the site; There is no alternative site to locate the dwelling
areas or areas of low ecological value over c) provides measures to allow for safe movement of which would reduce the amount of vegetation
other areas to the greatest extent possible; fauna through the site; and required to be cleared.
and d) provides suitable habitat replacement and b) The ecologically important areas within the site
c) incorporating siting and design measures replanting in accordance with PSP3 Ecological have been protected and retained to the greatest
to protect and retain ecological values and Assessment Guidelines. extent possible within and adjacent to the site
ecosystem processes within or adjacent to c) The proposed development involves removal of
the development site; and approximately 2,900m2 of edge-based vegetation
d) where adverse impacts have been and retains >3ha of fauna habitat with direct
minimised, any residual impacts on connectivity to offsite vegetation. The proposed
ecological values are compensated for development will not unacceptably impact or
through suitable habitat replacement and impede fauna movement through the site.
replanting on site in the first instance or in a d) There is no suitable area within the allotment to
way that results in a net gain and AO3.2 provide suitable habitat replacement and
enhancement of the overall habitat values of Habitat trees, recruitment habitat trees, and roosting, replanting. The applicant proposes a weed
Noosa Shire. breeding and feeding areas are protected for native fauna management program is enacted within the
habitat. retained vegetation to improve habitat values
within the site. This will predominantly involve the
October 2021 ECOLOGICAL ASSESSMENT REPORT Page: 20
797 Ringtail Creek Road, Pomona
Page 25
removal of the invasive weed species Lantana
camara (lantana).
AO3.2 – No significant habitat trees for native
fauna were identified within the proposed clearing
area.
PO4 AO4.1 AO4.1 - The protection measures listed in AO4.1
Development provides for effective Vegetation is protected from disturbance or damage from can be conditioned by Council within the
measures during construction and operation construction and operation activities by: Development Approval.
to protect ecological values including: a) clearly marking trees to be retained with flagging
a) avoiding disturbance to or clearing of tape;
vegetation in and within the vicinity of the b) installing protective fencing around the dripline of
site; the vegetation and avoid filling and excavating in
b) managing habitat disturbance and these fenced areas;
physical harm to fauna from noise, vibration, c) ensuring stockpiling, storage and vehicle parking
dust, light, dewatering or excavating; and occurs outside the identified vegetation areas; and AO4.2 – N/A.
c) avoiding clearing in areas where erosion d) using low impact construction techniques around
or slippage could occur. vegetation.
AO4.2 AO4.3 - Lighting associated with development can
Vegetation which is capable of forming or contributing to a comply with AO4.3 a) and can be conditioned with
buffer between different land uses or a buffer against an approval.
pollution, light spillage or noise is retained.
b) N/A
AO4.3
Lighting associated with development:
a) does not contribute an unacceptable level of AO4.4 – The area proposed for clearing is on a
illuminance (greater than 1 lux) for light sensitive gentle slope of approximately 1 degree.
species within or at the boundary of an ecologically Appropriate temporary sediment and erosion
important area; and control measures are to be installed and
b) does not contribute to an unacceptable level of maintained once vegetation clearing has been
illuminance on landward horizons along coastal undertaken. The erosion control measures are to
areas and known marine turtle nesting beaches. be retained in place until such a time as grass has
established.
AO4.4
Clearing of vegetation does not involve clearing that may
cause or contribute to hillslope erosion, bank erosion, or
slippage.
Connectivity
October 2021 ECOLOGICAL ASSESSMENT REPORT Page: 21
797 Ringtail Creek Road, Pomona
Page 26
PO5 AO5 The development does not propose any significant
Development is designed and operated to Development is designed and operated to maintain volume of vegetation clearing. The small amount of
maintain and enhance connectivity between ecological linkages and maximise opportunity for vegetation impacted is considered minor in the
and across ecologically important areas and connectivity and the movement of fauna by: context of the retained extent of vegetation within
connecting habitat and support unimpeded a) ensuring protection of wildlife refuges; the site and the surrounding landscape. The
and safe movement of terrestrial and b) maintaining vegetation in patches of the greatest development will only impact edge-based
aquatic fauna. possible size and within the smallest possible vegetation and will maintain connectivity between
edge-to-area ratio; and across ecologically important areas and
c) enhancing connectivity through planting and connecting habitat and support unimpeded and
rehabilitation works, including across property safe movement of terrestrial and aquatic fauna.
boundaries, to areas of national park, state forest
or reserve;
d) avoiding the creation of physical barriers and
safety hazards (such as roads, pedestrian access
and instream structures) along and within the
ecological linkage;
e) providing mitigation measures such as wildlife
movement infrastructure, fauna exclusion and
directional fencing, underpasses/overpasses and
traffic calming devices, signage and lighting; and
f) where offsets are necessary, delivering offsets that
support and enhance ecological linkages.
Waterways and Wetlands
PO6 AO6.1 AO6.1 N/A The development does not represent
The biodiversity and ecosystem values of Development and clearing of vegetation does not occur potential to clear vegetation within the following:
waterways, drainage lines, wetlands and within: a) a riparian buffer area;
adjacent riparian zones are protected by: a) a riparian buffer area; b) a wetland area; or
a) avoiding any new development in a b) a wetland area; or c) 10 metres either side of the centre line of
riparian buffer area and wetland c) 10 metres either side of the centre line of other other waterways identified on a
area; waterways identified on a Biodiversity, Waterways Biodiversity, Waterways and Wetlands
b) retaining aquatic and terrestrial and Wetlands Overlay Map. Overlay Map.
habitat in riparian zones;
c) maintaining and enhancing wildlife AO6.2
corridors and connectivity along Development provides for the rehabilitation of land within: AO6.2 – N/A
watercourses and drainage lines for a) a riparian buffer area;
native fauna movement; b) a wetland area; and
d) avoiding edge effects and damage c) 10 metres either side of the centre line of any other
from adjacent land uses; waterway identified on a Biodiversity, Waterways
and Wetlands Overlay Map.
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797 Ringtail Creek Road, Pomona
Page 27
e) maintaining stream integrity and
bank stability by minimising bank
erosion and slumping; AO6.3 AO6.3 N/A. No public recreational facilities are
f) maintaining water quality through Recreational facilities (e.g. playgrounds, pergolas, proposed.
filtering sediments, nutrients and barbeques) are setback a minimum of 10 metres from the
other pollutants; and top of the bank of a waterway.
g) removing pest species and
replacing them with local native Editor’s Note—Setbacks to waterways for certain uses and
species. 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.
PO7 No acceptable outcome provided. N/A
Vegetation within 400 metres of the full
ponded water within Lake Macdonald is
retained.
PO8 AO8.1 N/A
Development on land adjacent to a Development adjacent to a waterway or wetland provides
waterway or wetland maintains appropriate that:
extent of public access to waterways and a) no new lots directly back onto a riparian buffer
wetlands and minimises edge effects. area; and
b) new public roads are located between a riparian
buffer area or riparian zone and the proposed
development area.
Surface and ground water hydrology
PO9 AO9.1 The development is not proposing activities which
Development ensures that the natural Development does not impact on the natural surface water are likely to affect natural surface water or
surface water and ground water hydrologic or groundwater hydrologic regimes and this is facilitated groundwater hydrologic regimes.
regimes of waterways, wetlands and by:
hydrologically-sensitive plant communities a) avoiding or minimising channelization, redirection
are not adversely impacted. or interruption of flow;
b) avoiding groundwater extraction;
Editor's Note—Groundwater dependent c) maintaining groundwater recharge and discharge
ecosystems are identified on Queensland processes;
Government Wetland Info mapping. d) maintaining natural groundwater fluctuations;
October 2021 ECOLOGICAL ASSESSMENT REPORT Page: 23
797 Ringtail Creek Road, Pomona
Page 28
e) avoiding causing ingress of saline water into
freshwater aquifers of wetlands; and
f) avoiding contaminants entering groundwater (e.g.
from runoff, effluent disposal).
Rehabilitation of ecologically important areas
PO10 AO10.1 AO10.1 - Site landscaping and ecological
Development provides for ecologically Landscaping and rehabilitation complements and supports rehabilitation are proposed to comply with AO10.1
important areas to be restored and ecologically important areas by: and can be conditioned by Council.
enhanced through: a) utilising local native species;
a) designing landscaped areas to b) utilising suitable plant species identified in PSP2
complement and enhance existing Landscaping;
vegetation and ecological linkages; c) restoring degraded ecosystems to achieve a
b) removing species likely to displace functional ecosystem state that requires minimal
native flora species or degrade human intervention;
fauna habitat; d) replicating adjacent remnant habitats of the same
c) replanting and rehabilitating type, including the understorey vegetation;
degraded habitat; e) creating or enhancing linkages between existing
d) replacing any vegetation removed habitats;
with suitable local native species; f) avoiding the use of pest plant species listed in
e) providing for fauna habitat; and PSP2 - Landscaping;
f) avoiding the planting of pest plant g) planting riparian zones to filter stormwater run-off, AO10.2 – Insufficient cleared and unencumbered
species. stabilise soil and provide for wildlife habitat; and land is available within the site to enable any
h) providing ground and arboreal structures for fauna, replacement planting to be accommodated.
which may include ground depressions, rocks, Therefore, a weed management program is
hollows, nesting boxes and in-stream habitat. proposed to enhance the ecological value of the
vegetation to be retained. The weed program is
AO10.2 anticipated to predominantly comprise removal of
Vegetation cleared is replaced with: Lantana camara (Lantana).
a) plantings of equivalent area that replicate the
floristic structure of the vegetation removed; or
b) 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.
Koala habitat protection and enhancement
October 2021 ECOLOGICAL ASSESSMENT REPORT Page: 24
797 Ringtail Creek Road, Pomona
Page 29
PO11 AO11.1 AO11.1 – The development is located within an
Development is designed, constructed and Development design complies with the Koala Sensitive area of mapped koala habitat and retains the
operated to— Design Guideline: A guide to koala sensitive design majority of koala habitat within the site within one
a) protect and enhance koalas and measures for planning and development activities contiguous unit. The development does not
koala habitat and avoid adverse generate unacceptable impact on existing koala
impacts; movement opportunities through the site and
b) provide measures to assist the between patches of offsite suitable koala habitat.
survival of koala populations in the AO11.2
area to mitigate any potential Development incorporates revegetation and landscaping
threats or risk to koalas; that provides food, shelter and movement opportunities for
c) provide for safe and appropriate koalas AO11.2 – Insufficient cleared and unencumbered
koala movement across the land is available within the site to enable any
landscape; and AO11.3 replacement planting of koala habitat to be
d) provide for a net gain in mature and Development is designed to maximise and enhance accommodated. Therefore, a weed management
actively regenerating koala habitat. connectivity between koala habitat trees and ensure safe program is proposed to enhance the ecological
koala movement. value of the vegetation to be retained. The weed
Editor's Note—Koala habitat mapping is in program is anticipated to predominantly comprise
Schedule 2 Mapping. AO11.4 removal of Lantana camara (Lantana).
During construction, measures are incorporated to not
Editor's Note—The Planning Regulation increase the risk of death or injury to koalas, by including
2017, schedule 10 states that development koala movement measures, as defined in the Planning
that interferes with koala habitat, in an area Regulation 2017 AO11.3 – Development has been located on the
that is both a koala priority area and a koala edge of the site with any available koala movement
habitat area, is prohibited development opportunities to be maintained via retention of
(subject to the exceptions stated in existing vegetated areas.
schedule 10 of the Planning Regulation
2017). AO11.4 - A fauna spotter/catcher is recommended
to be present during any future clearing activities to
Editor's Note- These performance satisfy the duty of care requirements under the
outcomes and acceptable outcomes apply Nature Conservation (Animals) Regulation 2020.
to: Clearing is also required to be undertaken as per
the sequential clearing requirements for Koala
a) development on land in a koala priority District A as set out in the Nature Conservation
area, where the development does not (Koala) Conservation Plan 2017.Compliance with
interfere with koala habitat and where the AO11.4 can be set as a condition of approval
benchmarks are additional to and not
inconsistent with, the assessment
benchmarks stated in schedule 11, part 2 of
the Planning Regulations 2017; and
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797 Ringtail Creek Road, Pomona
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b) development on land outside the koala
priority area, where the development does
not interfere with koala habitat in koala
habitat areas.
Bushfire Management
PO12 No acceptable outcome provided A Bushfire Hazard Assessment has been prepared
Bushfire management measures are that incorporates the principles of PO12.
adopted based on ecological principles,
which:
a) maintain and enhance biodiversity;
b) minimise threat of fire to the natural
environment, as well as life and
property; and
c) 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
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
PO13 AO13.1 AO13.1 All vegetation is proposed to be retained
The scenic amenity and vegetated Vegetation is retained: as per AO13.1 (where applicable).
character of the landscape is protected by a) on and within 30 metres of prominent ridgelines
retaining vegetation: and on sloping sites;
a) along and around watercourses and b) in gullies;
drainage lines; c) along watercourses and drainage lines;
b) on steep slopes and ridgelines; d) within 10 metres of the major road network; and
c) along the major road network; and e) along the front coastal dune system.
d) that forms coastal vistas to and
from beaches.
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7.2 NATURE CONSERVATION (KOALA) CONSERVATION PLAN AND SDAP STATE CODE 25 -
DEVELOPMENT IN SOUTH EAST QUEENSLAND KOALA HABITAT AREAS
The South-East Queensland Koala Conservation Strategy Koala Habitat Values mapping identifies that the
site is located within a Koala Priority Area and contains Core Koala Habitat. Approximately 1,830m2 of
vegetation clearing is required within the mapped Core Koala Habitat area (above the 10m exempt
clearing around the allotment boundary).
Schedule 10, Part 10, Section 16A of the Planning Regulation 2017 states that development interfering
with koala habitat in a mapped Koala Priority Area and Koala Habitat Area is prohibited development
unless the works are considered exempted development. Schedule 24 of the Planning Regulation defines
exempted development to include (n) development that is or involves operational work that is the clearing
of native vegetation in a koala habitat area if the clearing (vii) is necessary for essential management and
is qualifying clearing.
Schedule 24 of the Planning Regulation defines essential management to include clearing native
vegetation:
(a) for establishing or maintaining a necessary firebreak to protect infrastructure, other than a fence, road
or vehicular track, if the maximum width of the firebreak is equal to 1.5 times the height of the tallest
vegetation next to the infrastructure, or 20m, whichever is the wider.
(b) for establishing a necessary fire management line, if the maximum width of the clearing for the fire
management line is 10m.
Advice has been received from SARA on several occasions that if the vegetation clearing is restricted to
that which is required to facilitate a reasonable bushfire safety setback as determined by the specialist
bushfire report, the project can be undertaken as exempted development for fire management.
For item (n)(vii) of the exempted development definition to apply, the firebreak could only be that which
is necessary (as provided by a bushfire specialist) and could not exceed a maximum width of 20m or 1.5
times the height of the tallest tree adjacent to the proposed dwelling, whichever is greater. The necessity
of a firebreak must be based on the advice of a suitably qualified person (e.g. a bushfire management
specialist) following an assessment of the site in accordance with relevant standards and guidelines.
In this instance, a bushfire hazard assessment has been prepared which requires that approximately
2,900m2 of native vegetation containing core koala habitat is necessary to be cleared to provide a
firebreak/ asset protection zone around the proposed dwelling. Therefore, if the application for the
dwelling house were to be approved, the future exempted clearing associated with the dwelling would
be limited to the area required to maintain the prescribed 26m wide Asset Protection Zone. The proposed
clearing extent complies with the above requirements, and therefore the clearing of native vegetation in
a koala habitat area is considered exempted development.
October 2021 ECOLOGICAL ASSESSMENT REPORT Page: 27
797 Ringtail Creek Road, Pomona
Page 32
7.3 VEGETATION MANAGEMENT ACT AND SDAP STATE CODE 16 - NATIVE VEGETATION CLEARING
Approximately 1,830m2 of mapped of concern RE 12.9-10.1 is required to be cleared to accommodate the
proposed dwelling and associated Asset Protection Zone (above the 10m exempt clearing around the
allotment boundary). Clearing of native vegetation on freehold land is exempt clearing works where it is
for residential clearing as per Schedule 21, Part 2, Section 2(b) of the Planning Regulation 2017. In this
regard, referral to the State Assessment and Referral Agency (SARA) is not required for assessment against
State Code 16 for clearing native vegetation.
7.4 NATURE CONSERVATION ACT
7.4.1 FLORA
The Protected Plants Flora Survey Trigger Map identifies that the vegetated areas within the site are
mapped as a high risk area under the Nature Conservation (Plants) Regulation 2020. Approximately
2,900m2 of vegetation mapped as a high risk area is proposed to be cleared. The flora survey carried out
in August 2021 was undertaken in general accordance with the flora survey guidelines and no
conservation significant flora species were identified during the site survey. The applicant is required
under the Nature Conservation Act 1992 to undertake a formal flora survey and submit a Flora Survey
Report and Exempt Clearing Notification to DES prior to any vegetation removal within the site. Note that
the survey results are only valid for twelve months after the date the survey was undertaken and clearing
must be undertaken within this time frame to avoid the need for an additional flora survey.
7.4.2 FAUNA
A fauna spotter/catcher is recommended to be present during vegetation clearing to satisfy the duty of
care requirements under the Nature Conservation (Animals) Regulation 2020. Where active breeding
habitat for least concern native fauna is observed, the applicant will be required to comply with the
existing DES Species Management Program – low risk of impacts. Where active breeding habitat for
Conservation Significant fauna species is to be impacted, the applicant will be required to prepare and
submit a DES compliant Species Management Program – High risk of impacts for approval prior to
clearing/impact commencing.
7.5 COMMONWEALTH GOVERNMENT
No Matters of National Environmental Significance (MNES) were identified during the field investigation
undertaken within the site. Whilst a fauna survey has not been completed the results of the habitat
assessment infers that the threatened fauna species identified in the Protected Matters Search Report
have a low potential to occur within the site due to the limited amount of suitable habitat and/or a lack
of existing records in the locality. Furthermore, the extent of habitat disturbance is unlikely to result in a
significant impact to any populations of the listed EPBC fauna species hence a referral to the
Commonwealth government under the EPBC Act is deemed unnecessary.
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8.0 CONCLUSION
An ecological assessment has been undertaken in general accordance with Noosa Plan 2020 - Planning
Scheme Policy - Ecological Assessment Guidelines (PSP3) to determine the environmental values present
within Lot 4 on RP213871 located at 797 Ringtail Creek Road, Pomona. The outcomes of the assessment
identified the following:
The proposed dwelling requires the clearing of approximately 2,900m2 of Tall open Eucalypt forest
over vineforest to locate the dwelling and provide a suitable asset protection zone to mitigate
against bushfire impacts.
No conservation significant flora species listed under the NC Act or the EPBC Act were observed
within the site.
No conservation significant fauna species were incidentally observed during the site investigation.
The habitat within the site is considered suitable to support the following conservation significant
fauna species:
o Hirundapus caudacutus (white-throated needletail) – general habitat is present within
the site
o Phascolarctos cinereus (koala) – habitat within the Eucalypt forest
Approximately 3ha of vegetation within the site is proposed to be retained and rehabilitated.
The application has been assessed against relevant legislative requirements and assessment frameworks.
The legislative compliance is summarised below:
Noosa Plan 2020, Code 8.2.2.3 Biodiversity, Waterways and Wetlands – Compliant subject to
Council acceptance of the measures proposed to mitigate the assessable clearing of 1,830m2 of
vegetation mapped as an Area of Biodiversity Significance and containing MSES Environmental
Values.
Nature Conservation (Koala) Conservation Plan 2017 and State Code 25 Development in South East
Queensland Koala Habitat Areas – The application is considered exempted development.
Vegetation Management Act 1999 and State Code 16 Native Vegetation Clearing –The proposed
clearing is residential clearing therefore referral to SARA for assessment against SDAP State Code
16 - Native Vegetation Clearing is not required.
Nature Conservation Act 1992 – The applicant is required to undertake a formal flora survey and
submit a Flora Survey Report and Exempt Clearing Notification to DES prior to any vegetation
removal within the site. A fauna spotter/catcher is recommended to be present during vegetation
clearing.
Environment Protection and Biodiversity Conservation Act 1999 – Generally compliant. No
threatened flora species or threatened ecologically communities present. The limited amount of
clearing proposed is considered unlikely to trigger a significant impact to any potential matters of
national environmental significance if present within the site.
October 2021 ECOLOGICAL ASSESSMENT REPORT Page: 29
797 Ringtail Creek Road, Pomona
Page 34
9.0 REFERENCES
Department of Agriculture, Water and the Environment (DAWE), 2021a. Species Profile and Threats
Database - Hirundapus caudacutus — White-throated Needletail. Available from
https://www.environment.gov.au/cgi-bin/sprat/public/publicspecies.pl?taxon_id=942
Department of Agriculture, Water and the Environment (DAWE), 2021b. Species Profile and Threats
Database – Mixophyes iteratus — Giant Barred Frog. Available from
http://www.environment.gov.au/cgi-bin/sprat/public/publicspecies.pl?taxon_id=1944
Department of Agriculture, Water and the Environment (DAWE), 2021c. Species Profile and Threats
Database - Phascolarctos cinereus (combined populations of Qld, NSW and the ACT) — Koala (combined
populations of Queensland, New South Wales and the Australian Capital Territory). Available from
http://www.environment.gov.au/cgi-bin/sprat/public/publicspecies.pl?taxon_id=85104
Department of Environment and Science (2020) Flora Survey Guidelines – Protected Plants. Wildlife and
Threatened Species Operations, Department of Environment and Science, Brisbane.
Neldner, V.J., Wilson, B.A., Dillewaard, H.A., Ryan, T.S., Butler, D.W., McDonald, W.J.F, Addicott,
E.P. and Appelman, C.N. (2020) Methodology for survey and mapping of regional ecosystems and
vegetation communities in Queensland. Version 5.1. Updated March 2020. Queensland Herbarium,
Queensland Department of Environment and Science, Brisbane.
Noosa Council, 2020. The Noosa Plan 2020, Overlay Code 8.2.2 Biodiversity, Waterways and Wetlands
Overlay Code.
Rowland, J. 2013a. Tusked frog, Adelotus brevis. Targeted species survey guidelines. Queensland
Herbarium, Department of Environment and Science, Brisbane.
Rowland, J. 2013b. Cascade treefrog, Litoria pearsoniana. Targeted species survey guidelines.
Queensland Herbarium, Department of Environment and Science, Brisbane.
October 2021 ECOLOGICAL ASSESSMENT REPORT Page: 30
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Page 35
APPENDIX A – BUILDING PLANS
October 2021 ECOLOGICAL ASSESSMENT REPORT Page: 31
797 Ringtail Creek Road, Pomona
Page 36
RINGTAIL CREEK RO
AD
92° 20' 20"
SHEET NUMBER SHEET TITLE
210.790 m
1 Site plan
Exis ti
2 Floor Plan
ng P ro
perty
M aintain
ce T r
3 Elevations
ack
4 Section A
5 Subfloor Layout
6 Bracing Layout
347° 26
129.20
7 Bracing Details
' 00"
0m
8 Notes
Existing Shed
9 Work Place
Health & Safety
Notes
Existin
g Pro
166° 5
196.49
pert y M
4' 00"
aintain
0m
ce Tr a
ck
268° 00' 00"
96.800 m Extent of Vegetation Clearing
Approx. 2900 m²
Min
355° 55' 00"
10 00 0
77.450 m
NORTH Exempt Vegetation Clearing
1070 m²
Proposed
Dwelling
Structural Details supplied by Engineer take Precedence
over those on these plans or,
Plans Structural Elements shown to be confirmed
20000
45,000 L by an RPEQ Certified Structural Engineer with
Water tank
a Form 15 issued. Reinforced Concrete Slab & Footings
270° 00' 30" designed, then to be provided to Building Certifier
124.790 m Any Alterations to the design or substitution of structural members
Real Property Description
Site Plan Exempt Vegetation Clearing from approved design plans with out the written consent from
Lot No. 4 on RP. 213871
Locality: Pomona
1 1 : 1000
Steven Horn Accolade Building Designs
will void any responsibilities we have for the
structural integrity or performance of the building
Address: 797 Ringtail Creek Rd.
Site Area: 34073
THESE DRAWING ARE SUBJECT TO COPYRIGHT NO PART MAY BE
COPIED OR REPRODUCED OTHER THAN FOR THE PURPOSE OF THIS
CONSTRUCTION WITHOUT WRITTEN CONSENT FROM STEVEN HORN,
ACCOLADE BUILDING DESIGN & DRAFTING
Client: Scott Stewart Address: 797 Ringtail Creek Rd. Pomona Noosa Shire Council Mobile: 0407 693 018 Date 25/10/2021 7:43:16 AM
ACCOLADE Building Designs Drawn by; S.Horn Drawn for A3 Sheet
RPD: Lot 4 on RP 213871 Site Area : 34073 m² Wind Classification N3 Proprietor: Steven Horn Email: [email protected]
Project Number 0521SS
Proposed Residence SHS & Timber Posts , Timber Framed, Sheet Roof QBSA Lic. 54806 Issue Date: 25 - OCTOBER -2021 Scale 1 : 1000 Sheet No. 1 of 9
Page 37
600 600
15360
4680 3000 4680 3000
Door Schedule
90 70 90 90 90
2430 2000 4500 Mark Height Width Comments Location Lintel Jamb Studs
70 3530 D1 2100 4320 Bifolds Kitchen Engineers details Engineers
750 1680 1250 750 D2 2100 1800 Alum Slider Kitchen 130x42 LVL 15 2
3/Jamb Studs to RB1 D3 2040 820 External Laundry 90x45 MGP12 2
D4 2100 3200 Alum Stacker Bed 1 200x42 LVL 15 3
600
W6 Walls 2400 high W7 RB1 W8 W9 RB1 Doors to Comply with Nominated BAL
90
90
100
WM
1000
LT Window Schedule
D3
SHR WC WC
1650
2000
720 C/S
W5
70
Pantry/Laundry PWD
VTY EF
Mark Height Width Comments Location Lintel Jamb Studs
1500
B W1 1800 1500 Alum Slider/Trans Bed 1 130x42 LVL15 2
600 350
Shelves
90
ENS W2 1800 1500 Alum Slider/Trans Bed 1 130x42 LVL15 2
720 C/S REF OHC
Space RH W3 1200 1800 Alum Slider Bed 1 130x42 LVL15 2
70
HP W4 1200 1800 Alum Slider WIR 130x42 LVL15 2
600
Breezeway
1000
Kitchen UBO
W10
W5 1200 1800 Alum Slider ENS 130x42 LVL15 2
3030
WIR Cabinets By Others KS
2100
W6 1200 900 Alum Slider ENS 90x45 MGP12 2
900
D2
W4
Shelves Drawers Hanging
By Others W7 1200 900 Alum Slider ENS 90x45 MGP12 2
8590
900
Island Bench W8 1000 1500 Alum Slider Laundry 130x42 LVL15 2
600
W9 900 600 Alum Slider Powder 90x45 MGP12 2
70
530
10390
10590
90
W10 1000 1500 Alum Slider Kitchen 90x45 MGP12 2
Carport
D1 Windows to Comply with Nominated BAL
Metal Screening to All windows
CF S CF
W3
D4
3600
3290
Bed 1
5190
Alfresco
90
W2 W1
Legend
CF; CEILING FAN
1900
2000
2000
Deck Area EF; EXHAUST FAN
WC; TOILET
RB2 RB2
100
100
VTY; VAINTY
100
SHR; SHOWER
600
B; HAND BASIN
REF; REFRIDGERATOR
WM; WASHING MACHINE
LT; LAUNDRY TUB
A RH; RANGE HOOD
4 FLOOR AREAS HP; HOT PLATES
UBO; UNDER BENCH OVEN
Living Areas: 65.0 m² KS; KITCHEN SINK
Deck Areas: 65.9 m² OHC; OVER HEAD CUPBOARDS
785 2930 785 Carport Area: 31.8 m² S SMOKE DETECTORS
4500 4500
90 90 90 90
2190 2190 3000 2190 2190
100 100 100 100 100 100
Floor Plan
1 1 : 100
Client: Scott Stewart Address: 797 Ringtail Creek Rd. Pomona Noosa Shire Council Mobile: 0407 693 018 Date 25/10/2021 7:43:17 AM
ACCOLADE Building Designs Drawn by; S.Horn Drawn for A3 Sheet
RPD: Lot 4 on RP 213871 Site Area : 34073 m² Wind Classification N3 Proprietor: Steven Horn Email: [email protected]
Project Number 0521SS
Proposed Residence SHS & Timber Posts , Timber Framed, Sheet Roof QBSA Lic. 54806 Issue Date: 25 - OCTOBER -2021 Scale 1 : 100 Sheet No. 2 of 9
Page 38
Pitching Level
2740
W5 W4 W3 W10
D4
Decks to be less than
1000 mm above Ground Ground Floor
0
Carport
East Elevation
4 1 : 100 West Elevation
1 1 : 100
Door Schedule
Mark Height Width Comments Location Lintel Jamb Studs
D1 2100 4320 Bifolds Kitchen Engineers details Engineers
D2 2100 1800 Alum Slider Kitchen 130x42 LVL 15 2
D3 2040 820 External Laundry 90x45 MGP12 2
D4 2100 3200 Alum Stacker Bed 1 200x42 LVL 15 3
Window Schedule
Mark Height Width Comments Location Lintel Jamb Studs W2 W1
D1
W1 1800 1500 Alum Slider/Trans Bed 1 130x42 LVL15 2
W2 1800 1500 Alum Slider/Trans Bed 1 130x42 LVL15 2 Breezeway
W3 1200 1800 Alum Slider Bed 1 130x42 LVL15 2
W4 1200 1800 Alum Slider WIR 130x42 LVL15 2 Carport
W5 1200 1800 Alum Slider ENS 130x42 LVL15 2
W6 1200 900 Alum Slider ENS 90x45 MGP12 2
W7 1200 900 Alum Slider ENS 90x45 MGP12 2
W8 1000 1500 Alum Slider Laundry 130x42 LVL15 2
W9
W10
900
1000
600
1500
Alum Slider
Alum Slider
Powder
Kitchen
90x45 MGP12
90x45 MGP12
2
2 North Elevation
3 1 : 100
Breezeway
W7 W6 South Elevation
Laundry
ENS
2 1 : 100
Carport
Client: Scott Stewart Address: 797 Ringtail Creek Rd. Pomona Noosa Shire Council Mobile: 0407 693 018 Date 25/10/2021 7:43:18 AM
ACCOLADE Building Designs Drawn by; S.Horn Drawn for A3 Sheet
RPD: Lot 4 on RP 213871 Site Area : 34073 m² Wind Classification N3 Proprietor: Steven Horn Email: [email protected]
Project Number 0521SS
Proposed Residence SHS & Timber Posts , Timber Framed, Sheet Roof QBSA Lic. 54806 Issue Date: 25 - OCTOBER -2021 Scale 1 : 100 Sheet No. 3 of 9
Page 39
Notes for Construction & Maintenance of Timber Decks:
Builder to adhere to BCA Part 3.10.6 & to Manufactures Engineers specifications or industry standards at all times & Timber Queensland recommend that all timber has a moisture content of 15%
Owners to follow manufactures details for maintenance & cleaning of deck Decking boards to be fixed with 2/nails or screws & staggered or offset along the joists. Holes at ends of boards to be
All timber posts to be naturally durable Class 1 or 2 above ground or softwoods H3 treated if supported on bracket if in drilled holes to be 80% of nail diameter & 12mm from ends of boards. Nails & screws to finish flush with top of boards (Not
ground to be H5 Treated soft or hardwood. Punched). Nails or screws to be hot dipped galvanized or stainless steel. Stainless Steel to be used within 900 mm of
Recommend brackets or supports be used & Bitumen paint be applied to the top 200 mm of bracket in the concrete. pools
Posts to have a Minimum 75 mm clearance from the base of the post to footing or slab & post to be 10 mm above cross All Framing Anchors, Fixing Plates, Nailing Plates, Joist hangers to be Galvanised Minimum or Stainless Steel where
member of bracket. End grain of post to be sealed prior to erecting. Construction within 2.0 km radius of open coastal areas
Top of concrete pad footing to be mounded to fall away from support to prevent water from ponding Ends of boards to be slightly undercut at joints. Gaps between decking boards to be min 3 mm to 5 mm
Bearers, Hardwood to be H3 treated if less than 400 mm above ground H4 for touching ground H5 for in ground. (Check with supplier Gaps range with different Types of timbers)
Joists as bearers depending on ground clearance. Joists to have Malthoid strip or an, approved proprietary joist protection Decking boards to be fully sealed (Oiled, Stained, Painted etc.) prior to fixing.
system, fixed to top of joists. Softwood & Engineered manufactured timbers bearers & joists to be H3 min treated at all Recommend a light coloured sealer, with UV protection and a fungicide to be used
times. Approved connectors be used for treated timbers & location.
Recommend hot dip galvanized or stainless steel connectors & fixings be used at all times. Especially where inspections Maintenance & inspection of deck by Owner is to be carried out regularly
are not possible deck is to close to ground or decking to be screwed in place to allow for easy removal to inspect sub-floor Sweep or blow, leaf or other debris off deck. Hosing or use of water to be avoided. Keep the gaps between decking boards
for any issues clear of dirt & debris.
Reseal decking boards when required by manufactures recommendations
Inspect all connections for corrosion or movement regularly (Twice Yearly)
Pot plants to be on stands with a drip tray underneath & moved around regularly to prevent uneven weathering of the deck
600 Accolade Building Designs recommends that Builder & Home Owners read Domestic Deck Design Guide 600
Available on line www.timber.net.au
Custom Orb Roof sheets
Fixed to Manufactures details for N3 Wind Classification
Approved type roof Trusses to Manufacturers @ 900 Ctrs 5° Approved type roof battens @ 900 Ctrs
30 mm Galv looped strap or 2/Framing anchors (Triple Grips Fixed to Manufacturers details for N3 Wind Classification
4/30 mm nails per leg)
Approved type metal gutter guard
as required by BAL
Colorbond metal Fascia & Gutter
RB1: Roof beam 2/M12 bolts to posts
Manufactured beams to be protected Approved type 6 mm FC Sheet to Soffit
from weather as per Manufacturers details and BAL Requirements Top plates 2/90x45 MGP12
C2: Hardwood Timber Posts Approved type timber for BAL Rating
Ceiling Hgt 2700
W3 W4 W5
2400
Tie-down 12 mm rods from subfloor to top plates
Hardwood Timber decking boards to joists Studs 90x35 MGP 12 @ 450 Ctrs
Approved type timber for BAL Rating
Cladding to comply with BAL supplied by
an Approved Qualified person
J2: Hardwood Timber Joists @ 450 Ctrs 1/framing anchor 4/30 mm nails per leg
Joist protector strips to top of Joists Approved type timber for BAL Rating Bottom Plates 90x45 MGP12
J1: Joists at 450 Ctrs 1/Framing anchor 4/30 mm nails peer leg
@ Joists under outer walls
Less than 1000
C2: Hardwood Timber Bearers Approved type timber for BAL Rating
2/M12 bolts to Posts
B1: Bearers 2/M12 bolts to C1
Min 400
Pryda PSQ600100/12
Post support bracket 2/M12 bolts to posts
C1: Galv SHS posts to Engineers details
N12 Cranked through support 1000 mm in length
Bitumen paint to Posts min top 200 mm in concrete
Concrete pad footings to Engineers details
Ground Under Floor & Decks to be have ALL vegetation removed and be Graded so Groundwater Does Not Pond Under Floors
Section A
A 1 : 50
Engineers Details to Take
Precedence Over Shown Details
Client: Scott Stewart Address: 797 Ringtail Creek Rd. Pomona Noosa Shire Council Mobile: 0407 693 018 Date 25/10/2021 7:43:19 AM
ACCOLADE Building Designs Drawn by; S.Horn Drawn for A3 Sheet
RPD: Lot 4 on RP 213871 Site Area : 34073 m² Wind Classification N3 Proprietor: Steven Horn Email: [email protected]
Project Number 0521SS
Proposed Residence SHS & Timber Posts , Timber Framed, Sheet Roof QBSA Lic. 54806 Issue Date: 25 - OCTOBER -2021 Scale 1 : 50 Sheet No. 4 of 9
Page 40
12360 3000
75 75 75 75 75 75 75 100
2228 2228 1463 1463 2228 2228 2900
C1: Galv. SHS posts 75x75x5 mm (to Engineers details)
C2: Hwd Posts 100x100 F14 on Pryda PSQ600100/12
B1: Bearers 170x58 Smart LVL 15 H3 Cont/span H3
150 Min - finished ground
C1 C1 C1 C1 C1 C1 C1 C2
B2: Bearers 150x75 F14 H3 Cont/Span Joists
100
75
75
J1: Joists 130x42 Smart LVL 15 Cont/Span
B1 B2 B1 DJ1: Double joists under Outer walls Bearers
J2: Joists 125x50 Uns Hwd F14 Cont/span Single span for 2000 span
2157
2157
DJ1
DJ1
DJ1
DJ1
GS
400
Min
GS: 30 mm Gal Straps to joists Between 30°to 60°
1/50x3.15 mm hot-dipped Gal flat head deformed nail per joist
C1 C1 C1 C1 C1 C1 C1
75
75
B1 B2 B1
J2
2157
J1
J1
2918
2000
C1 C1 C1 C1 Dia
g o na
75
l 1
86 5
B1 B2 C1 7 C1 C1
10590
75
10390
2157
B1
1395
J2
C1 C1 C1 C1 C1 C1 C1 Subfloor Levels
2
75
75
B1 B2 B2 1 : 30
1745
1745
GS
C1 C1 C1 C1 C1 C1 C1
75
75
B1 B2 B2
1900
1900
J2
GS GS
M10 Bolts - 15kN
C2 C2 C2 C2 C2 C2 C2 C2 M12 Bolts - 20kN
100
100
B2 B2 B2
Double joists or
450mm long full depth cleat
2190 2190 1450 1450 2190 2190 Nailed to joists with
100 100 100 100 100 100 100 6/75x3.15mm nails
BRACING WALL TO FLOOR JOISTS
Sub-Floor Layout (WALL PERPENDICULAR TO TRUSSES)
1 1 : 100
2/ Framing anchors at
Each end of blocking M10 Bolts - 15kN
6/nails per face M12 Bolts - 20kN
Solid packer plate to suit 100x50 F14 Hwd. or 120x45 MGP12
blocking piece on edge
BRACING WALL TO FLOOR JOISTS
(WALL PARALLEL TO TRUSSES)
Bracing Wall - Floor Joists
3 1 : 30
Client: Scott Stewart Address: 797 Ringtail Creek Rd. Pomona Noosa Shire Council Mobile: 0407 693 018 Date 25/10/2021 7:43:19 AM
ACCOLADE Building Designs Drawn by: S.Horn Drawn for A3 Sheet
RPD: Lot 4 on RP 213871 Site Area : 34073 m² Wind Classification N3 Proprietor: Steven Horn Email: [email protected] Project Number
0521SS
Proposed Residence SHS & Timber Posts , Timber Framed, Sheet Roof QBCC Lic. 54806 Issue Date 25 - OCTOBER -2021 Sheet No. 5 of 9
Page 41
DIRECTION A
Required 32.5 kN Supplied 33.9kN
10.6 kN 10.6 kN
1.8 (FC) 1.8 (FC)
W6 W7 RB1 W8 W9 RB1
Door Schedule
0.9 (FC)
5.3 kN
D3
1.8 (FC)
10.6 kN
Mark Height Width Comments Location Lintel Jamb Studs
W5
5.3 kN D1 2100 4320 Bifolds Kitchen Engineers details Engineers
D2 2100 1800 Alum Slider Kitchen 130x42 LVL 15 2
1.8 (FC)
0.9 (FC)
10.6 kN
D3 2040 820 External Laundry 90x45 MGP12 2
0.9 (FC)
5.3 kN
D4 2100 3200 Alum Stacker Bed 1 200x42 LVL 15 3
Required 60.2 kN Supplied 60.3kN
W10
D2
W4
1.8 (FC)
10.6 kN
1.2 (FC)
6.3 kN
DIRECTION A
Window Schedule
0.9 (FC)
5.3 kN
Mark Height Width Comments Location Lintel Jamb Studs
D1
W1 1800 1500 Alum Slider/Trans Bed 1 130x42 LVL15 2
W2 1800 1500 Alum Slider/Trans Bed 1 130x42 LVL15 2
W3
D4
Roof Braced to Manufacturers details W3 1200 1800 Alum Slider Bed 1 130x42 LVL15 2
W4 1200 1800 Alum Slider WIR 130x42 LVL15 2
W5 1200 1800 Alum Slider ENS 130x42 LVL15 2
1.2 (FC)
6.3 kN
W6 1200 900 Alum Slider ENS 90x45 MGP12 2
W7 1200 900 Alum Slider ENS 90x45 MGP12 2
W8 1000 1500 Alum Slider Laundry 130x42 LVL15 2
W2 W1 W9 900 600 Alum Slider Powder 90x45 MGP12 2
1.4 (FC)
7.4 kN W10 1000 1500 Alum Slider Kitchen 90x45 MGP12 2
RB2 RB2
Wind Bracing determined from AS1684.2 for N3 sites Roof Beams
: 12mm Tie-down rods @ 1200 crs max & 100 from Openings & corners RB1: 240x58 Smart LVL 15
RB2: 200x58 Smart LVL 15 Cont/Span
1.0 (VB) Denotes 6mm thick Villa board fixed to Manufactures detail
to supply 5.3 kN/m as per Hardies Bracing Manual
Bracing Layout
1 1 : 100
Client: Scott Stewart Address: 797 Ringtail Creek Rd. Pomona Noosa Shire Council Mobile: 0407 693 018 Date 25/10/2021 7:43:20 AM
ACCOLADE Building Designs Drawn by; S.Horn Drawn for A3 Sheet
RPD: Lot 4 on RP 213871 Site Area : 34073 m² Wind Classification N3 Proprietor: Steven Horn Email: [email protected]
Project Number 0521SS
Proposed Residence SHS & Timber Posts , Timber Framed, Sheet Roof QBSA Lic. 54806 Issue Date: 25 - OCTOBER -2021 Scale 1 : 100 Sheet No. 6 of 9
Page 42
50 mm max no Tie-down rods
150mm max Top & Bottom
UPLIFT CAPACITY OF BEAM/LINTEL TIE-DOWN CONNECTIONS
Nail Centres:
150mm top & bottom plates
150mm Vertical edges
200mm intermediate studs Max 100 mm
M12 Rod through top plate
Uplift Capacity
to be placed at each end of wall & Bolt or Strap
between at Max 1800mm crs (UNO) Unseasoned Timber Seasoned Timber
4/nails each end of strap M10 bolt to floor
250
Solid Nogging
17 12 8.4 12 9.8 7.4
Lintel
6/nails each end of strap M12 bolt to floor
250
150mm
12 mm Min
17 17 12 17 14 10
100 mm max 30x0.8 G.I strap
Studs as Nominated No. of nails as per table
no Tie-down rods
The top plate shall be fixed or tied to the lintel
within 100 mm of each rafter/truss, or the
rafter/truss fixed directly to the lintel with a fixing
of equivalent tie-down strength to that required
250
Bolt to slab or floor frame Opening for the rafter/truss
200mm
12 mm Min Top & Bottom
Max 100 mm
Tie-Down Requirement From AS 1684.2
Table 9.20 (b)
Note: Where rod spacing's exceeds 1200mm,
Provide M10 bolts to bottom plate,
At Max 1200 mm enters
50mm
(a) Vertical Hardies Hardieflex Sheet (Min 6 mm thick)
To Supply 5.3kn/m on Timber Frames Tie-down rods
Nailing plates or framing anchors (Legs not bent)
to either end of Noggings 6/2.8 nails each leg
2/100 mm batten screws each side
Internal bracing wall Blocks to be on both side of
Top plate Ceiling battens fixed with Battens fixed to bracing wall with Rafter or Truss bottom chord
Min 1/3.05mm Ø nail Stud size shear blocks
2/3.05mm Ø nails per batten Min Stud Size Noggings large enough to avoid splitting
either side of wall Shear blocks nailed or bolted
Drill 13.5mm Ø hole into batten and Shear block
2/100 mm batten screws
to allow for truss deflection each block
30x0.8mm GI straps with
Stud nails each end of strap as Rafter or Truss
required per table Rafter or Truss
Gap must be provided to Rafter or Truss Gap must be provided to
External wall allow for truss deflection allow for truss deflection
Provide clearance Bracing Wall Bracing Wall
where roof is trussed
Stud
BRACING WALL TO CEILING DIAPHRAGM BRACING WALL TO CEILING DIAPHRAGM
BRACING WALL TO EXTERNAL WALL Bracing Wall (TRUSSES PARALLEL TO WALL) (TRUSSES PERPENDICULAR TO WALL)
BRACING WALL TO CEILING DIAPHRAGM
CAPACITIES OF SHEAR BLOCKING (TRUSSES PARALLEL TO WALL) CAPACITIES OF SHEAR BLOCKING CAPACITIES OF SHEAR BLOCKING
No. of Straps No. of Nails Capacity Fixing Method Capacity Fixing Method Capacity
1 4/2.80mm Ø 3.3kN 6/3.05mm Ø Nails 5.0kN/Batten 6/3.05mm Ø Nails 5.0kN/Batten
CAPACITIES OF SHEAR BLOCKING
1 6/2.80mm Ø 4.9kN 6/3.33mm Ø Nails 5.5kN/Batten 6/3.33mm Ø Nails 5.5kN/Batten
4/2.80mm Ø 6.6kN
Fixing Method Capacity
2 1/M12 Bolt 5.1kN/Batten 1/M12 Bolt 5.1kN/Batten
2/3.05mm Ø Nails 1.8kN/Batten
2 6/2.80mm Ø 9.8kN 2/Batten Screws 6.9kN/Batten 2/Batten Screws 6.9kN/Batten
Client: Scott Stewart Address: 797 Ringtail Creek Rd. Pomona Noosa Shire Council Mobile: 0407 693 018 Date 25/10/2021 7:43:21 AM
ACCOLADE Building Designs Drawn by; S.Horn Drawn for A3 Sheet
RPD: Lot 4 on RP 213871 Site Area : 34073 m² Wind Classification N3 Proprietor: Steven Horn Email: [email protected]
Project Number 0521SS
Proposed Residence SHS & Timber Posts , Timber Framed, Sheet Roof QBSA Lic. 54806 Issue Date: 25 - OCTOBER -2021 Scale 1 : 30 Sheet No. 7 of 9
Page 43
GENERAL SPECIFICATION Construction Notes
Written Dimensions take Precedence over scale If in doubt call Accolade Building Designs Timber Frame: Framing to be built in accordance with AS 1684 Termite protected timbers shall be used on all framing
Builder to verify all dimensions & levels on site prior to commencement of work Approved type flashing & sarking to be attached between cladding & frame along with slab & frame to prevent moisture getting to the frames
All boundary setbacks to be strictly adhered to as minimum setbacks apply All wet areas to be made waterproof or resistant to comply to AS 3740 & BCA 3.8.1
Verify location of all services on site & all floor levels allow for connection to these services Linings used shall be approved for use in wet areas & shall be fixed in strict accordance
All building work to be carried out to Australian Standards & to the relevant building codes of Australia with Manufactures specifications. Recommended that all showers have a waterproofed hob
Builder to supply footpath protection & show required signage to comply to council regulations & Water stops or vertical barriers in the waterproofing system be installed to prevent passage of moisture in the floor to non wet areas of building
comply to the Workplace Health & Safety act. Recommend Laundry floor to have a dry waste in floor & grade floor to it or to door to allow for overflow
Wet Areas include Bathrooms Ensuite Laundry & WC or Powder rooms
Builder to supply sediment control where needed
All work to comply to the National Construction Codes 2014 Tiled areas: Tiles to laid or fixed to a clean dry substrate to comply to AS 3958
Termite protection to AS. 3660.1 2/durable notices to be installed in prominent locations stating Ensure water proofing is dry & is suitable for the adhesives or grouts to be applied to
method of protection, Date of installation, Life expectancy & frequency of inspections Ensure the correct tile is being used for the application (Example.. Floor tiles on Floors)
Smoke alarms to comply to AS. 3786 -2014
All walls to be checked to ensure they are fixed correctly, straight & plumb prior to fixing plasterboard or interior lining
Concrete Footings to be designed by Engineers from Soils Tests & to comply with AS. 2870 Plasterboard or interior linings to be fixed to dry frames in strict compliance with manufactures details. Setting of plasterboard to be done in strict
All structural Timbers to comply with National Timber Framing Codes AS. 1684.2 & AS . 1720 & compliance with manufactures specifications, Sanded to provide a flat smooth finish
Construction Timbers Queensland(CTIQ)
All Steelwork to comply to AS. 4100 for steel structures Painting: Paints & application to comply to AS 2311 Min 3 coat application system to be used
Roof trusses to be designed by manufacture & Certified, Substrate to be clean & dry correct type sealers & primers to be used for substrate
If paint is sprayed on then a back roll should be done between coats & after final coat
Lighting to comply with AS.1680.1 & B.C.A. Volume 2 Part 3.8.4.2 & 3 Mould resistant paint to be used in Bathrooms, Ceilings to have approved ceiling paint applied & be a matt finish
Electrical installations to comply to AS. 3000 & other relevant regulations
Plumbing & drainage to comply to AS. 3500 Hot water system to AS. 3500 4.1 All external manufactured timbers to be H3 Treated & sealed painted or encased made weather proof
Internal Wet Areas to comply to AS. 3740 as in B.C.A. Volume 2, Part 3.8.1 in strict accordance with the manufactures specifications
External waterproofing to comply to AS. 4654
Concrete Footings to be poured to Structural Engineers Specifications & in accord with AS 2870
Windows & Glazing to AS.2047 -1999 Screening or security screens to comply to
relevant regulations. Type of glass used to be determined by Energy Efficiency Consultant Approved type flooring (Structaflor 19 mm Yellow tongue) to be used for Suspended timber floor fixed to Manufactures specifications
Plasterboard to AS. 2589 Painting to AS. 2311 Tiling to AS. 3958 Wet areas to use Hardies Scyon Secura internal flooring, waterproofed & Tiled in accord with relevant standards
Insulation to roof cavity & walls to be determined by Licensed Energy Efficiency Consultant to
Comply to Australian. & QLD. Standards & requirements All external windows & doors to have appropriate flashing & seals fitted to prevent water getting into building or to the frame work
For all installations of windows follow manufactures instructions or Installation & Fixing Guide at www.awa.org.au
Structural members Wind bracing & tie-down to be certified or designed by Structural Engineer
WC to be installed with 4.5/3 L dual flush cistern or better New Dwelling; to have Min. 50 % of specified bracing installed prior to roof going on
All taps & Shower roses to be AAA Conservation rating
All roof water to be discharged to Holding Tank Min 45,000 l storage Capicity
All waste water to be connected to approved effluent system
Stairs to B.C.A. Volume 2 Part 3.9.1
Timber Decks to be built to B.C.A. 3.10.6
These plans are for Certification & Building only. Items like Flooring, Tiles, Painting & other finishes
Cabinetry Etc. to be decide by Owner & Builder prior Contract being signed Items must comply to relevant codes
The Builder must have Building Approval for the proposed works from a Building Certifier prior to work commencing
Notes for Construction & Maintenance of Roofs
All timber trusses or rafters fixed in accord with AS 1684.2 for designated wind classification
Steel Roof battens fixed to Manufactures specifications for the spans, roofing type & Wind classification.
Timber roof battens fixed to AS1684.2 as per above
Roofing, Flashing & Gutters to be of compatible materials
Roof sheeting or tiles to be fixed to Manufactures specifications for N3 sites
Approved type sarking to be placed under roof sheet over battens fixed to Manufactures details
Screws to AS. 3566:2002 Class 3 or better. Blind rivets to be used screws & Rivets to be compatible material
Gutters to be fixed to AS/NZS 3500.3 2003. Gutter to have adequate fall to downpipes Min 1:500
Front of gutter to be lower than top of fascia or slots in the front of the gutter, or flashing behind gutter &
under the roof sheets fixed to roof battens to prevent water getting into roof cavity or soffit area
Adequate down pipes in appropriate places with rain water heads fitted Max 12 m spaces to be determined by Plumber
Recommend a good quality gutter guard be fitted to prevent leaf & other debris getting into gutter to block downpipes
Regular inspections & cleaning of gutters to be done depending on trees around the home
Regular cleaning & inspections of the roof is to be done including ensuring screws are still tight on the roof sheet
& neoprene washers are not cracking or degrading. Tiles are not cracked or loose & all grouting is in place & holding tiles firm & in place
(Recommended that a professional is called in with appropriate safety equipment to do inspections & cleaning)
Client: Scott Stewart Address: 797 Ringtail Creek Rd. Pomona Noosa Shire Council Mobile: 0407 693 018 Date 25/10/2021 7:43:21 AM
ACCOLADE Building Designs Drawn by: S.Horn Drawn for A3 Sheet
RPD: Lot 4 on RP 213871 Site Area : 34073 m² Wind Classification N3 Proprietor: Steven Horn Email: [email protected] Project Number
0521SS
Proposed Residence SHS & Timber Posts , Timber Framed, Sheet Roof QBCC Lic. 54806 Issue Date 25 - OCTOBER -2021 Sheet No. 8 of 9
Page 44
1. FALLS, SLIPS, TRIPS 2. FALLING OBJECTS 5. MANUAL TASKS 7. CONFINED SPACES
a) WORKING AT HEIGHTS LOOSE MATERIALS OR SMALL OBJECTS Components within this design with a mass in excess of 25kg EXCAVATION
DURING CONSTRUCTION Construction, maintenance or demolition work on or around this should be lifted by two or more workers or by mechanical lifting Construction of this building and some maintenance on the
Wherever possible, components for this building should be building is likely to involve persons working above ground level or device. Where this is not practical, suppliers or fabricators should building will require excavation and installation of items within
prefabricated off-site or at ground level to minimise the risk of above floor levels. Where this occurs one or more of the following be required to limit the component mass. excavations. Where practical, installation should be carried out
workers falling. However, construction of this measures should be taken to avoid objects falling from the area All material packaging, building and maintenance components using methods which do not require workers to enter the
building will require workers to be working at heights where a fall in where the work is being carried out onto persons below. should clearly show the total mass of packages and where excavation. Where this is not practical, adequate support for the
excess of two metres is possible and injury is likely to result from such 1. Prevent or restrict access to areas below where the work is practical all items should be stored on site in a way which excavated area should be provided to prevent collapse. Warning
a fall. The builder should provide a suitable barrier wherever a being carried out. minimises bending before lifting. Advice should be provided on signs and barriers to prevent accidental or unauthorised access to
person is required to work in a situation where falling more than 2. Provide toeboards to scaffolding or work platforms. safe lifting methods in all areas where lifting may occur. all excavations should be provided.
two metres is a possibility. 3. Provide protective structure below the work area. Construction, maintenance and demolition of this building will ENCLOSED SPACES
DURING OPERATION OR MAINTENANCE 4. Ensure that all persons below the work area have Personal require the use of portable tools and equipment. These should be For buildings with enclosed spaces where maintenance or other
For houses or other low-rise buildings where scaffolding is Protective Equipment (PPE). fully maintained in accordance with manufacturer’s access may be required:
appropriate: specifications and not used where faulty or (in the case of Enclosed spaces within this building may present a risk to persons
BUILDING COMPONENTS electrical equipment) not carrying a current electrical safety tag.
Cleaning and maintenance of windows, walls, roof or other During construction, renovation or demolition of this building, parts of entering for construction, maintenance or any other purpose. The
components of this building will require persons to be situated All safety guards or devices should be regularly checked and design documentation calls for warning signs and barriers to
the structure including fabricated steelwork, heavy panels and many Personal Protective Equipment should be used in accordance
where a fall from a height in excess of two metres is possible. Where other components will remain standing prior to or after supporting unauthorised access. These should be maintained throughout the
this type of activity is required, scaffolding, ladders or trestles should with manufacturer’s specification. life of the building. Where workers are required to enter enclosed
parts are in place. Contractors should ensure that temporary bracing
be used in accordance with relevant codes of practice, spaces, air testing equipment and Personal Protective Equipment
regulations or legislation.
or other required support is in place at all times when collapse which 6. HAZARDOUS SUBSTANCES should be provided.
may injure persons in the area is a possibility. ASBESTOS
For buildings where scaffold, ladders, trestles are not appropriate: SMALL SPACES
Cleaning and maintenance of windows, walls, roof or other For alterations to a building constructed prior to 1990:
Mechanical lifting of materials and components during construction, For buildings with small spaces where maintenance or other access
components of this building will require persons to be situated If this existing building was constructed prior to:
maintenance or demolition presents a risk of falling objects. may be required:
where a fall from a height in excess of two metres is possible. Where 1990 - it therefore may contain asbestos
Contractors should ensure that appropriate lifting devices are used, Some small spaces within this building will require access by
this type of activity is required, scaffolding, fall barriers or Personal 1986 - it therefore is likely to contain asbestos
that loads are properly secured and that access to areas below the construction or maintenance workers. The design documentation
Protective Equipment (PPE) should be used in accordance with either in cladding material or in fire retardant insulation material. In
load is prevented or restricted. calls for warning signs and barriers to unauthorised access. These
relevant codes of practice, regulations or legislation. either case, the builder should check and, if necessary, take
should be maintained throughout the life of the building. Where
appropriate action before demolishing, cutting, sanding, drilling or
workers are required to enter small spaces they should be
b) SLIPPERY OR UNEVEN SURFACES 3. TRAFFIC MANAGEMENT otherwise disturbing the existing structure.
scheduled so that access is for short periods. Manual lifting and
For building on a major road, narrow road or steeply sloping road: POWDERED MATERIALS other manual activity should be restricted in small spaces.
FLOOR FINISHES Specified Parking of vehicles or loading/unloading of vehicles on this roadway Many materials used in the construction of this building can cause
If finishes have been specified by designer, these have been may cause a traffic hazard. During construction, maintenance or harm if inhaled in powdered form. Persons working on or in the 8. PUBLIC ACCESS
selected to minimise the risk of floors and paved areas becoming demolition of this building designated parking for workers and loading building during construction, operational maintenance or demolition Public access to construction and demolition sites and to areas
slippery when wet or when walked on with wet shoes/feet. Any areas should be provided. Trained traffic management personnel should ensure good ventilation and wear Personal Protective under maintenance causes risk to workers and public. Warning
changes to the specified finish should be made in consultation with should be responsible for the supervision of these areas. Equipment including protection against inhalation while using signs and secure barriers to unauthorised access should be
the designer or, if this is not practical, surfaces with an equivalent or For building where on-site loading/unloading is restricted: powdered material or when sanding, drilling, cutting or otherwise provided. Where electrical installations, excavations, plant or loose
better slip resistance should be chosen. Construction of this building will require loading and unloading of disturbing or creating powdered material. materials are present they should be secured when not fully
FLOOR FINISHES By Owner materials on the roadway. Deliveries should be well planned to avoid supervised.
If designer has not been involved in the selection of surface TREATED TIMBER
congestion of loading areas and trained traffic management The design of this building may include provision for the inclusion of 9. OPERATIONAL USE OF BUILDING
finishes, the owner is responsible for the selection of surface finishes personnel should be used to supervise loading/unloading areas. treated timber within the structure. Dust or fumes from this material RESIDENTIAL BUILDINGS
in the pedestrian trafficable areas of this building. Surfaces should For all buildings:
be selected in accordance with AS HB 197:1999 and AS/NZ can be harmful. Persons working on or in the building during This building has been designed as a residential building. If it, at a
Busy construction and demolition sites present a risk of collision where construction, operational maintenance or demolition should ensure
4586:2004. deliveries and other traffic are moving within the site. A traffic later date, it is used or intended to be used as a workplace, the
good ventilation and wear Personal Protective Equipment including provisions of the Work Health and Safety Act 2011 or subsequent
STEPS, LOOSE OBJECTS AND UNEVEN SURFACES management plan supervised by trained traffic management
Due to design restrictions for this building, steps and/or ramps are protection against inhalation of harmful material when sanding, replacement Act should be applied to the new use.
personnel should be adopted for the work site. drilling, cutting or using treated timber in any way that may cause
included in the building which may be a hazard to workers carrying
harmful material to be released. Do not burn treated timber. 10.OTHER HIGH RISK ACTIVITY
objects or otherwise occupied. Steps should be clearly marked with 4. SERVICES
both visual and tactile warning during construction, maintenance, VOLATILE ORGANIC COMPOUNDS All electrical work should be carried out in accordance with Code
GENERAL Many types of glue, solvents, spray packs, paints, varnishes and
demolition and at all times when the building operates as a of Practice: Managing Electrical Risks at the Workplace, AS/NZ
Rupture of services during excavation or other activity creates a some cleaning materials and disinfectants have dangerous
workplace. 3012 and all licensing requirements.
variety of risks including release of hazardous material. Existing emissions. Areas where these are used should be kept well
Building owners and occupiers should monitor the pedestrian All work using Plant should be carried out in accordance with
services are located on or around this site. Where known, these are ventilated while the material is being used and for a period after
access ways and in particular access to areas where maintenance Code of Practice: Managing Risks of Plant at the Workplace.
identified on the plans but the exact location and extent of installation. Personal Protective Equipment may also be required.
is routinely carried out to ensure that surfaces have not moved or All work should be carried out in accordance with Code of
services may vary from that indicated. Services should be located The manufacturer’s recommendations for use must be carefully
cracked so that they become uneven and present a trip hazard. Practice: Managing Noise and Preventing Hearing Loss at Work.
using an appropriate service (such as Dial Before You Dig), considered at all times.
Spills, loose material, stray objects or any other matter that may Due to the history of serious incidents it is recommended that
appropriate excavation practice should be used and, where
cause a slip or trip hazard should be cleaned or removed from SYNTHETIC MINERAL FIBRE particular care be exercised when undertaking work involving steel
necessary, specialist contractors should be used.
access ways. Fibreglass, rockwool, ceramic and other material used for thermal or construction and concrete placement. All the above applies.
Locations with underground power:
Contractors should be required to maintain a tidy work site during sound insulation may contain synthetic mineral fibre which may be
Underground power lines MAY be located in or around this site. All
construction, maintenance or demolition to reduce the risk of trips harmful if inhaled or if it comes in contact with the skin, eyes or other
underground power lines must be disconnected or carefully
and falls in the workplace. Materials for construction or sensitive parts or the body. Personal Protective Equipment including
located and adequate warning signs used prior to any
maintenance should be stored in designated areas away from protection against inhalation of harmful material should be used when
construction, maintenance or demolition commencing.
access ways and work areas. installing, removing or working near bulk insulation material.
Locations with overhead power lines:
Overhead power lines MAY be near or on this site. These pose a risk TIMBER FLOORS
of electrocution if struck or approached by lifting devices or other This building may contain timber floors which have an applied finish.
plant and persons working above ground level. Where there is a Areas where finishes are applied should be kept well ventilated during
danger of this occurring, power lines should be, where practical, sanding and application and for a period after installation. Personal
disconnected or relocated. Where this is not practical adequate Protective Equipment may also be required. The manufacturer’s
warning in the form of bright coloured tape or signage should be recommendations for use must be carefully considered at all times.
used or a protective barrier provided.
THESE NOTES MUST BE READ AND UNDERSTOOD BY ALL INVOLVED IN THE PROJECT.
THIS INCLUDES (but is not excluded to): OWNER, BUILDER, SUB-CONTRACTORS, CONSULTANTS, RENOVATORS, OPERATORS, MAINTAINERS, DEMOLISHERS.
THE ONSITE BUILDERS WORKPLACE HEALTH & SAFETY MANAGEMENT PLAN SPECIFIC TO THIS SITE OVERRIDES THESE NOTES
Client: Scott Stewart Address: 797 Ringtail Creek Rd. Pomona Noosa Shire Council Mobile: 0407 693 018 Date 25/10/2021 7:43:21 AM
ACCOLADE Building Designs Drawn by: S.Horn Drawn for A3 Sheet
RPD: Lot 4 on RP 213871 Site Area : 34073 m² Wind Classification N3 Proprietor: Steven Horn Email: [email protected] Project Number
0521SS
Proposed Residence SHS & Timber Posts , Timber Framed, Sheet Roof QBCC Lic. 54806 Issue Date 25 - OCTOBER -2021 Sheet No. 9 of 9
Page 45
October 2021 ECOLOGICAL ASSESSMENT REPORT Page: 32
797 Ringtail Creek Road, Pomona
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October 2021 ECOLOGICAL ASSESSM ENT REPORT Page: 32
797 Ringtail Creek Road, Pomona