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App5 - The Noosa Plan Assessmentpdf · OPW17/0024
Attached to the e-mail Operational Works Application 2 of 2 OPW17/0024.
Plans and drawings: the text below has words only, no drawings.
Attachment D: The Noosa Plan Code Assessment
Watercourse Works Code
Table 14.64: Prescribed Tidal Works (waters outside Noosa Waters canal)
Specific Outcomes Probable Solutions Proposal
14.170 Siting
O1 The construction of new jetties, wharves and S1.1 No solution provided. Development works are considered to be an upgrade
boardwalks on freehold land in largely undeveloped and maintenance activity of an existing jetty structure
sections of a watercourse is avoided. and associated marine facility. No additional jetties
will be constructed.
O2 The construction of new jetties and wharves on Development works are considered to be an upgrade
public lands is avoided unless there is a clear and maintenance activity of an existing jetty structure
demonstrated public benefit and public support. and associated marine facility. No additional jetties
will be constructed.
O3 Prescribed tidal works are not located on the Works are not located on the southern banks of the
southern bank of the Noosa River and tributaries Noosa River or tributaries.
between the Noosa Heads Lions Park and Weyba
Bridge.
O4 Prescribed tidal work does not include extensions Works do not include recreational areas.
of on-site recreational areas unless there is a clear
demonstrated public benefit and public support.
14.171 Character and Amenity
O5 Prescribed tidal works are designed and sited to S5.1 For lots with frontages greater than 15m or Works do not extend past the boundaries of the lot
ensure— greater in width, jetties and pontoons are setback a and jetties are setback over 3 metres from the
a) they are contained within the prolongation of minimum of 3m from the prolongation of the prolongation of the boundaries.
boundaries of the lot; boundaries, except as allowed for in S5.2 and S5.3;
b) that when a vessel is berthed it does not OR The proposed works will improve the current amenity
encroach over the prolongation of boundaries of S5.2 For lots less than 15m in width (including lots of the site given current structures are largely
the lot; located in canal bends or on lots located in the head degraded. Materials used will complement the
c) a high level of visual amenity is maintained of the canal)— character of the surrounding Noosa River and
when viewed from the watercourse and adjoining a) a joint application is made with the adjoining Tewantin locality and other nearby marine facilities.
lands; owner; or
d) they avoid conflicts with uses in the water and b) where a joint application is not possible, jetties There will not be an increase in cluttering of the
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on the foreshore and adjoining lands; and pontoons— watercourse given the works are upgrades of the
e) cluttering of watercourses is avoided; i) are setback a minimum of 1m from the existing marine facility and the existing office is being
f) excessive traffic volumes within foreshore areas prolongation of the boundaries; resited closer to the bank.
and adjoining lands are avoided; ii) are not more than 1.2m in width; and
g) materials blend with the natural surrounds; and iii) have no head and are located such that
h) they reflect the character and setting of the when a vessel is berthed, it does not
immediate surrounds or the locality. encroach over the prolongation of a boundary
(Refer Figure 14-30);
AND
S5.3 For lots that adjoin those described in S5.2, a
jetty or pontoon is located well away from the
common boundary.
O6 Jetties and wharves are not roofed unless they S6.1 No solution provided. This Outcome is referring to unenclosed roofed
are the main access to land on Noosa North Shore. structures, rather than buildings, with the Outcomes
of the Locality Code more applicable to new buildings
(see also assessment against O21 below)
The proposed works involve the relocation of the
existing office and a 5.3m x 2.3m (12m2) x 2.4m high
storage building.
The new building is of timber construction, with 15
degree pitched roof and eaves compatible with other
small boat sheds along the waterway. The building
will also be finished in sympathetic colours to the
local environment.
The proposed works improve the visual qualities of
the existing marine facility and allow for secure
lockup and storage of materials within the lease area
closer to the shore. Currently, the storage of
materials associated with the marine facility (i.e. life
jackets, empty fuel containers, rubbish bins and the
like) are located on the jetty and under small awnings
at the head of the jetty.
The proposed building is small scale and has been
designed to be sympathetic to the existing uses on
the Noosa River.
O7 Boat lifting devices (including boat storage S7.1 No solution provided No boat lifting devices are proposed.
devices) are only located on Noosa North Shore.
Noosa Plan 2006 Watercourses Works Code
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O8 Large jetties, pontoons and wharves that are S8.1 No solution provided Jetties and pontoons are restricted to the existing
capable of serving other uses, such as for private commercial use only.
recreational purposes, are not permitted.
14.712 Design, Construction and Safety –Jetties, Wharves and Pontoons
O9 Prescribed tidal works are designed and S9.1 The maximum width of a jetty, jetty head or Works will not result in any additional cluttering of
constructed for the sole purpose of providing access associated walkway is 1.5m, except for at Noosa watercourses or excessively increase traffic volumes
to vessels and are sited and designed to avoid— North Shore; within the river.
a) cluttering of watercourses; AND
Jetties and pontoons will be designed and
b) excessive traffic volumes within foreshore S9.2 For jetties on the Noosa North Shore, the
constructed to widths and lengths required to
areas and adjoining lands; and maximum width of the jetty head is 2m;
accommodate the extent of the services of the
c) conflicts with uses on the foreshore and AND
commercial marine business.
adjoining lands; S9.3 The maximum length of a jetty head is not more
d) unacceptable risks to personal and public than 7m; All pontoon and jetty structures will be located within
safety. AND the quay line and will be free standing. Handrails will
S9.4 A pontoon head has a maximum width of 3m be fitted to the jetty to address current public safety
and a maximum length of 5m; concerns.
S9.5 For “Y” and “T” shaped jetty heads—
2
a) a maximum area 10.5m excluding any
walkway is provided; and
b) a walkway with a minimum length of 3m is
provided;
S9.6 Gangways and walkways serving jetties and
pontoons have at least one rigid handrail fitted and
meet the following—
a) For detached houses – a minimum width of
750mm and a maximum width of 1.5m;
b) For other residential uses –
i. the gangway for single berth pontoons has
a minimum width of 900mm;
ii. the gangway for multiple berth pontoons
has a minimum width of 1.2m if fitted with
one handrail and 900mm if fitted with a
handrail on each side;
iii. the primary walkway to multiple berth
pontoons has a maximum width of 1.5m; and
iv. The maximum width of the gangway is
1.5m;
Noosa Plan 2006 Watercourses Works Code
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AND
S9.7 In Noosa Sound, where quaylines are set, a
jetty or pontoon does not extend into the
watercourses beyond the quayline;
OR
S9.8 Where no quaylines are set, the maximum
distance a jetty or pontoon extends into the
watercourse is 10m, unless it can be demonstrated
that a distance in excess of 10m is essential to safely
access the jetty.
AND
S9.9 All attachments to jetties, including but not
limited to boat lifts, jetski dradles, floating berths and
floating pontoons must be located within the quay
line;
AND
S9.10 Pontoons must be structurally capable of
sitting on the sand bed. Rollers and bracing must
account for this situation;
AND
S9.11 Jetties and pontoons must be free standing
and not rely on connecting to any Council revetment
wall or other structure.
14.173 Design, Construction and Safety –Boat Ramps
O10 Boat ramps are designed and constructed to— S10.1Where there is an existing revetment wall— Works do not involve the construction of a boat ramp.
a) allow access by a wheeled boat trailer; a) the levels of a boat ramp surface at the
b) ensure that unacceptable risks to personal and revetment wall is no more than 150mm above
public safety are unlikely to be caused; the top of the wall, not more than 500mm below
c) avoid cluttering of the watercourse; the top of the wall and not more than 200mm
d) avoid excessive traffic volumes within foreshore above the existing beach; and
areas and adjoining lands; and b) The ramp extends into the watercourse no
e) ensure that visual amenity of the foreshore is more than 9m from a revetment wall;
maintained. AND
S10.2 The ramp is constructed at a uniform grade
and no steeper than 1 in 5 (20%);
AND
S10.3 The outer end of the ramp is no more than
100mm above the level of the beach;
Noosa Plan 2006 Watercourses Works Code
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AND
S10.4 No part of the ramp is to extend closer than 1m
to the prolongation of the boundaries. (Refer Figure
14-33)
Tewantin & Doonan Locality Code
Amenity O1 Uses are located, designed and No probable solution Complies
operated to avoid significant adverse changes to the
light, air quality, noise, accessibility or other
conditions enjoyed by users of associated, adjoining
or nearby uses
Environment and cultural heritage values O16 No probable solution Complies – The use of the marine facility must
There are no significant adverse effects on comply with the lease requirements which manage
biodiversity, native vegetation, native fauna habitat, the use of the site so as not to have any no
landscape quality, water quality or cultural heritage significant adverse effects on biodiversity, native
values, including those related to— vegetation, native fauna habitat, landscape quality,
water quality or cultural heritage values.
a) changes to natural drainage;
b) disturbance of the wetland system;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off site;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features, including
natural features.
Noosa River O21 Commercial development on and S21.1 No solution provided The proposed works are to improve and maintain the
adjacent to the Noosa River is designed to – existing marine facility. The design is sympathetic to
a) provide for uses for marine facility purposes only; the existing uses along the foreshore and only
increases the lease area size for the jetty access
b) be compatible with the scenic values of the
from 1.1m to 1.8m wide.
waterway;
There is no increase of the overall scale and intensity
c) provide a high level of amenity, including ensuring
of the commercial operations more than what is
low ambient noise levels;
allowed within the existing lease area.
d) not increase the overall scale and intensity of
Although a new 12m2 (2.4m high) storage shed is
commercial operations;
proposed in addition to the existing reception area,
e) ensure no additional commercial leases on the the building includes a timber construction, with 15
Noosa Plan 2006 Watercourses Works Code
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Noosa River; degree pitched roof and eaves to be compatible with
f) ensure no net increase in the gross floor area of other small boat sheds along the waterway. The
buildings or structures; colours will be finished in sympathetic colours to the
local environment.
g) use materials, natural finishes and colours that
blend with the surrounding natural landscape; and The resulting built form will have less impacts than a
large boat moored at the marine facility in the same
h) reflect the character and setting of the locality
location.
(such as timber and tin construction with a traditional
pitched roof design).
All boats associated with the facility have been
demonstrated to be able to moor within the facility,
O22 Commercial development does not extend S22.1 Development does not increase the overall including the smaller dinghies on the outside and
beyond existing commercial lease areas. footprint of commercial jetties and structures. exposed to wave action, while the larger boats are
able to locate inside the moorings and have
O23 The loading and unloading of passengers is S23.1 No probable solution protection from the moorings. This will result in easier
confined to the commercial lease areas of the loading and unloading of passengers and supplying
respective commercial operation. the boats.
Noosa Plan 2006 Watercourses Works Code
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