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2016-09-06 - Planning & Environment Committee Agenda
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AGENDA
Planning & Environment
Committee Meeting
Tuesday, 6 September 2016
commencing at 9.30am
Committee Room, 9 Pelican Street, Tewantin
Committee: Crs Joe Jurisevic (Chair), Ingrid Jackson, Brian Stockwell, Tony Wellington
“Engagement with our community to protect and enhance our lifestyle”
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Full text of sections 2 to 77 (of 118)
Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
REPORTS FOR CONSIDERATION OF THE COMMITTEE 3
1 MCU15/0109 - DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF
USE FOR MULTIPLE HOUSING - TYPE 4 CONVENTIONAL (44 UNITS) AT
RESORT DRIVE, NOOSA HEADS 3
2 REC16/0015 - APPLICATION FOR A DEVELOPMENT APPROVAL FOR A
RECONFIGURATION OF A LOT (1 LOT INTO 2 LOTS AND ACCESS EASEMENT)
SITUATED AT 2 DAVID LOW WAY, CASTAWAYS BEACH 36
3 OPW16/0016 - APPLICATION FOR DEVELOPMENT PERMIT FOR
OPERATIONAL WORKS - PRESCRIBED TIDAL WORKS (DECK) 51
4 132003.221152.5 CHANGE TO AN EXISTING APPROVAL FOR MATERIAL
CHANGE OF USE FOR A DWELLING TO INCLUDE AN UNROOFED DECK AND
RETAINING WALL ADDITIONS AT 12 PARK ROAD, NOOSA HEADS 58
5 PROPOSAL TO PREPARE A NEW PLANNING SCHEME 70
6 NOOSA PARKLANDS PARK MANAGEMENT PLAN 86
7 GREEN PAPER ON FISHERIES MANAGEMENT REFORM IN QUEENSLAND 108
CLOSED SESSION -
Page 2 of 118
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
REPORTS FOR CONSIDERATION OF THE COMMITTEE
1 MCU15/0109 - DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE
FOR MULTIPLE HOUSING - TYPE 4 CONVENTIONAL (44 UNITS) AT RESORT DRIVE,
NOOSA HEADS
DOCUMENT INFORM AT ION
Author Coordinator Planning, Denis Wallace
Planning & Infrastructure Department
Index ECM/ Application/ MCU15/0109
Attachments 1. Proposal Plans (23 page A3 sized attachment provided separately to this report;
2 hard copies available in the Councillors’ room)
APPLICATION DETAILS
Applicant Altum Constructions
Proposal Development Permit for Material Change of Use of Premises -
Multiple housing Type 4 - Conventional (44 units)
Properly Made Date 23 November 2015
Information Request Date 21 December 2015
Information Response Date 04 May 2016
Decision Due Date 15 September 2016 (Extended by Agreement)
Number of Submissions 3
PROPERTY DETAILS
Property Address Resort Drive, Noosa Heads
RP Description Lot 6 SP 178340
Land Area 11,800m2
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosa Heads
Zone Semi-Attached Housing
Overlays Environmental Enhancement Area
Bushfire Hazard Area
Landslide Hazard Area
Low Potential Acid Sulphate Soils
Assessment Type Impact
Page 3 of 118
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Environment
Committee Meeting dated 6 September 2016 regarding Application No. MCU15/0109 for a
Development Permit for a Material Change of Use for Multiple housing Type 4 - Conventional (44
units) situated at Resort Drive, Noosa Heads and:
A. Approve the application in accordance with the following conditions:
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with
prior to the use commencing, and then compliance maintained at all times while the
use continues.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed in the
following table, and may be further amended by the conditions of this approval.
Plan No. Rev. Plan/Document Name Date
DA01 06 LOCATION PLAN & PROJECT SUMMARY by 14/7/16
Blackburne Jackson Design
DA02 10 SITE PLAN by Blackburne Jackson Design 14/7/16
DA03 11 SITE PLAN by Blackburne Jackson Design 14/7/16
DA04 05 SITE PLAN by Blackburne Jackson Design 14/7/16
DA05 05 SITE SECTIONS by Blackburne Jackson Design 14/7/16
DA06 05 BUILDING A: PLANS ELEVS & SECTION by 14/7/16
Blackburne Jackson Design
DA07 05 BUILDING B: : PLANS by Blackburne Jackson Design 14/7/16
DA08 05 BUILDING B: ELEVATIONS & SECTION by Blackburne 14/7/16
Jackson Design
DA09 05 BUILDING C: PLANS 14/7/16
DA10 05 BUILDING C: ELEVATIONS & SECTION by Blackburne 14/7/16
Jackson Design
DA11 06 BUILDING D: BASEMENT by Blackburne Jackson 14/7/16
Design
DA12 06 BUILDING D: LEVELS 1 & 2 14/7/16
DA13 05 BUILDING D: ELEVATIONS & SECTION by Blackburne 14/7/16
Jackson Design
DA14 05 BUILDING E: BASEMENT by Blackburne Jackson 14/7/16
Design
DA15 05 BUILDING E: LEVEL 1 by Blackburne Jackson Design 14/7/16
DA16 05 BUILDING E: LEVEL 2 by Blackburne Jackson Design 14/7/16
DA17 05 BUILDING E: ELEVATIONS by Blackburne Jackson 14/7/16
Design
DA18 05 BUILDING E: SECTION by Blackburne Jackson Design 14/7/16
DA19 06 BUILDING F & G: BASEMENT by Blackburne Jackson 14/7/16
Design
Page 4 of 118
Section 5
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
DA20 05 BUILDING F & G: LEVEL 1 by Blackburne Jackson 14/7/16
Design
DA21 05 BUILDING F & G: LEVEL 2 by Blackburne Jackson 14/7/16
Design
DA22 05 BUILDING F: ELEVATIONS by Blackburne Jackson 14/7/16
Design
DA23 05 BUILDING F: ELEVATION & SECTIONS by Blackburne 14/7/16
Jackson Design
DA24 05 BUILDING G: ELEVATIONS by Blackburne Jackson 14/7/16
Design
DA25 05 BUILDING G: ELEVATIONS & SECTION by Blackburne 14/7/16
Jackson Design
DA26 02 FINISHES PALETTE & SCHEDULE by Blackburne 14/7/16
Jackson Design
DA28 02 FIRE & EVACUATION MANAGEMENT PLAN by 14/7/16
Blackburne Jackson Design
DA30 02 HEIGHT PLANE PROJECTIONS by Blackburne 14/7/16
Jackson Design
DA31 02 HEIGHT PLANE PROJECTIONS by Blackburne 14/7/16
Jackson Design
DA101 05 LANDSCAPING LOWER POOL prepared by Blackburne 14/7/16
Jackson Design
DA102 05 LANDSCAPING UPPER POOL prepared by Blackburne 14/7/16
Jackson Design
DA103 05 BUILDING D LANDSCAPING prepared by Blackburne 14/7/16
Jackson Design
DA104 05 BUILDING E LANDSCAPING prepared by Blackburne 14/7/16
Jackson Design
DA105 05 BUILDING G & F LANDSCAPING prepared by 14/7/16
Blackburne Jackson Design
DA106 05 BUILDING F & CORNER LANDSCAPING prepared by 14/7/16
Blackburne Jackson Design
DA107 05 PLANT SPECIES PALETTE & HARDSCAPE 14/7/16
MATERIALS prepared by Blackburne Jackson Design
15128/SK10 A2 Concept Siteworks and Drainage Layout Plan, prepared 19/04/16
by Morgan Consulting Engineers
15128/SK11 A2 Concept Siteworks and Drainage Layout Plan –Sheet 1, 19/04/16
prepared by Morgan Consulting Engineers
15128/SK12 A2 Concept Siteworks and Drainage Layout Plan – Sheet 2, 19/04/16
prepared by Morgan Consulting Engineers
15128/SK13 A2 Concept Road 1 Longitudinal Section, prepared by 19/04/16
Morgan Consulting Engineers
15128/SK14 A2 Concept Road 2 Longitudinal Section, prepared by 19/04/16
Morgan Consulting Engineers
Page 5 of 118
Section 6
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Nature and Extent of Approved Use
3. The approved development comprises 4 x 1 bedroom, 22 x 2 bedroom and 18 x 3+
bedroom units, subject to compliance with the further requirements of Condition 4.
4. Prior to the issue of a development permit for Operational Works associated with this
approval, amended plans shall be submitted demonstrating compliance with The
Noosa Plan’s limits for population density and gross floor area by reducing those
aspects by a minimum of 1 person and 38m2 respectively.
Building Height
5. The maximum height of the development must not exceed the reduced levels shown
on the approved plans.
6. Certification must be submitted to Council from a Licensed Surveyor confirming the
constructed buildings do not exceed the maximum height requirement of this
Decision Notice.
Performance Bond
7. Security in the form of a cash bond or trading bank guarantee to the sum of $20,000
must be submitted to Council, to secure performance of all conditions of this
approval, prior to the site pre-start meeting. The cash bond or trading bank guarantee
will be returned on performance of the conditions of approval less any costs incurred
by Council in respect of enforcing performance of this permit. Council reserves the
right to call upon the bond or guaranteed sum to effect compliance with conditions.
Street Identification
8. The street address of the development must be clearly visible and discernible from
the primary frontage of the site by the provision of a street number and, where
appropriate, the building name.
Water & Sewer Connections
9. An underground connection to reticulated water and sewerage must be provided to
the development site in accordance with the standards and requirements of Northern
SEQ Distributor–Retailer Authority (Unitywater).
10. A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority
(Unitywater) must be submitted to Council that certifies an underground connection to
reticulated water and sewerage has been provided to the development site.
Building Appearance
11. All air conditioning units or other mechanical equipment must be fully enclosed or
screened such that they are not visible from the street frontages or adjoining
properties.
12. All deck and balcony areas above ground floor must not be enclosed by permanent
fixtures such as shutters, louvers, glass panelling or the like.
13. External colours and finishes of the building must comprise of muted environmental
tones that blend with the natural environment, as indicated on approved plan DA26
“Finishes Palette / Schedule” by Blackburne Jackson Design. Broad areas of light
coloured walls (which appear white) shown on building elevations to Buildings D, E, F
& G on the approved plans are not approved.
Page 6 of 118
Section 7
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Fencing
14. Any new boundary fencing must be constructed to allow for the movement of fauna.
Such fencing must:
a. allow adequate clearance at ground level for local macropods
b. not include use of barbed wire or similar materials
c. provide regular opportunities for passage over and through for fauna
Storage
15. Each dwelling unit must be provided with an allocated secure storage area(s) within
the basement carpark.
Outdoor Lighting Devices
16. Lighting associated with the use must be designed, sited, installed and tested to
comply with Table 2.1 & 2.2 of Australian Standard AS4282-1997 “Control of the
obtrusive effects of outdoor lighting” using a control level of 1.
17. Certification must be submitted to council from a suitably qualified person* prior to
commissioning the operation of the development which certifies that all outdoor
lighting devices comply with AS4282-1997 and the requirements of this Decision
Notice.
Community Management Statement
18. Any proposed Community Management Statement required for the development
pursuant to the Body Corporate and Community Management Act 1997 must be
submitted to Council for endorsement at the same time as submission of the Building
Format Plan (or similar) to Council for compliance assessment.
19. All clauses and by-laws of the proposed Community Management Statement must
accord with the requirements of this Decision Notice.
Landscaping Works
20. The development site must be landscaped. The works must be undertaken in
accordance with an Operational Works approval and Planning Scheme Policy 3
Landscaping Plants and Guidelines and must include in particular:
a. the works shown on the Approved Plans
b. the use of large tree species to provide visual screening of the bulk of the
buildings.
c. compliance with the approved bushfire management plan for the development.
d. vegetated screening of any electrical transformers, bin storage areas, and the
like, from the road frontage and the southern pathway.
e. retention of the existing vegetation along the Resort Drive road reserve
frontage.
f. the provision of street furniture, specifically a public bench situated
approximately half way up the path in the southern road reserve.
g. control of all weeds species listed in the following standards and legislation:
declared plants under the Land Protection (Pest and Stock Route
Management) Act 2002 and sub-ordinate Regulation 2003.
Undesirable species as listed in Planning Scheme Policy 3 Landscaping
Plants and Guidelines
Page 7 of 118
Section 8
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
21. All entry statements, fences, batters, retaining walls and buffer/screen plantings must
be located entirely within private land and not within the public road reserve.
22. The existing vegetation along the Resort Drive frontage road reserve, eastern road
reserve and located outside of the 6m zone in the southern road reserve must be
retained in accordance with an Arborist Report prepared by a qualified person* and
endorsed through an Operational Works approval.*(Refer to Advisory Note)
Fauna Management
23. Vegetation must only be removed or disturbed in accordance with a Fauna
Management Plan prepared by a qualified person* and endorsed through an
Operational Works approval.
*(Refer to Advisory Note)
24. Any domestic cats kept on the property must be permanently confined within
buildings and/or cat enclosures for the purpose of protecting proximate wildlife. All
and successive community management statements must include a provision to
enable the enforcement of this requirement.
Bushfire Management
25. The development must be carried out in accordance with section 7.0 of the Bushfire
Hazard Assessment and Management Plan (document ref. AA1345BFIRE Rev.3)
dated prepared by Duke Environmental listed within this Decision Notice.
26. A copy of the Bushfire Hazard Assessment and Management Plan listed within this
Decision Notice must be provided to the nearest fire authority.
27. Certification must be submitted to Council from a qualified person* which certifies that
the development has been constructed in accordance with the bushfire management
conditions of this Decision Notice, prior to the commencement of use. *(Refer to
Advisory Note)
ENGINEERING
External Works
28. External works, pathways, must be provided in accordance with an Operational
Works approval, unless already constructed, and must include in particular:
a. A new 2.0 metre wide concrete pathway must be constructed along the full
length of the eastern boundary lines for Lot 6 SP178340 (this property) and Lot
3 SP 221524 (the adjoining site) generally within the created pathway reserve
and to alignment protects existing trees.
b. A new concrete pathway must be constructed within the unformed road reserve
south to the site. This pathway shall be constructed at meandering alignment
to negotiate the steepness of the terrain and the natural vegetation. This
pathway must connect to the pathway along the eastern boundary and connect
to the existing cul-de-sac end of Resort Drive, and shall be 2.0m wide and
reduced to a minimum width of 1.5 meter where necessary to protect existing
vegetation.
The pathways must be designed and constructed in accordance with relevant
standards and best engineering practice using method/s of construction that
minimising impact on natural flora and fauna and maintenance needs also ensuring
pedestrian safety.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009
being non-trunk infrastructure.
Page 8 of 118
Section 9
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Site Access and Driveways
29. A sealed access driveway must be provided from the existing cul-de-sac of Resort
Drive to all parking and manoeuvring areas of the development generally in
accordance with approved plans and must be undertaken in compliance with an
Operational Works approval and include in particular:
a. Driveway crossover in accordance with IPWEAQ standard drawing RS-051.
b. Compliant grades within the road verge to match any existing or future
pathway.
c. The relocation or modification to any existing services affected by the driveway
construction.
d. Suitable safety or traffic control measures, including warning signage, to
improve driver awareness of pedestrians and enhance pedestrian and traffic
safety.
30. Two temporary cul-de-sac ends with a turning circle 9.0m in radius minimum must be
constructed at both of the termination ends of the proposed driveway. The turning
circles must be constructed of stable sealed surface, compacted gravel or an
approved material to allow for vehicles, particularly refuse collection trucks, to turn
around in forward gear. The works must include any required batters and/or retaining
walls and be undertaken in accordance with an Operational Works approval.
Car Parking
31. A minimum of 80 car parking spaces must be provided and marked on the site
generally in accordance with the approved plans. The works must be undertaken in
accordance with an Operational Works approval and must include in particular:
a. 15 visitor parking spaces within the total, which are clearly marked for that
purpose and accessible at all times for visitor use.
b. Crossfalls, gradients and vehicle headroom in accordance with Australian
Standard AS2890: Parking Facilities.
32. All car parking areas and access driveways must be maintained exclusively for
vehicle parking and maneuvering and kept in a tidy and safe condition at all times.
33. All car and bicycle parking areas must be line marked in accordance with approved
plans, no dividing walls be constructed unless a further application for amendment is
approved by Council.
34. Directional signage must be provided to direct visitors and customers to building
blocks and the car parking spaces provided on site.
Service Vehicles
35. Service vehicle parking, manoeuvring and standing spaces must be provided on the
site. The works must be undertaken in accordance with an Operational Works
approval and must provide suitable parking locations for emergency service vehicles.
Internal Pedestrian Pathway
36. Internal pedestrian pathways networks must be provided for the development
generally in accordance with the approved plans. The works must be undertaken in
compliance with an Operational Works approval and include:
a. Footpath and steps 1.5m wide minimum of concrete or other approved
materials throughout the development taking into consideration accessibility for
people with disabilities.
b. Signage and lighting at strategic locations to direct people to building entries
and other facilities as may be required.
Page 9 of 118
Section 10
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Stormwater Drainage
37. The site must be provided with a stormwater drainage system connecting to a lawful
point of discharge. The works must be undertaken in compliance with a development
permit for operational works and must include in particular:
a. Stormwater collection and pipe system in accordance with the requirements of
latest Queensland Urban Drainage Manual (QUDM) and related guidelines.
b. Stormwater retention and/or detention systems must be provided within the
property to ensure all stormwater runoffs from the site are maintained to its
predevelopment rates for all storm events up and including 1% AEP.
Electricity and Telecommunication Services
38. Unless otherwise stipulated by telecommunications legislation at the time of
construction, the development must be provided with all necessary conduits, pits and
pipes to accommodate the future connection of optic fibre technology
telecommunications.
39. Certification must be submitted to Council from all relevant service providers which
certifies that the development has met the requirements of this Decision Notice and
all applicable legislation at the time of construction.
Easements
40. Prior to issue any Development Permit for Operation works the applicant must
provide confirmation of a registered access easement has been created over the
adjoining site, Lot 3 SP221524, to accommodate the proposed temporary turning
circles of 9.0 metre in radius and 4.0 metre wide road shoulder for batter and
retaining works generally in accordance the approved plans.
41. Unless otherwise agreed in writing by the relevant service provider, any public or third
party infrastructure located on the subject site must be placed within an easement
registered against the title of the property. All easements must be designed in
accordance with the planning scheme and granted at no cost to the Grantee. Where
the Grantee is Council or a service authority, the easement documentation must be in
accordance with the Grantee’s standard easement terms.
42. Draft easement documentation must be submitted to Council for endorsement.
43. All works must be kept clear of any existing or proposed easements on the subject
land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
44. All excavation and fill and associated batters and retaining works must be undertaken
in accordance with an Operational Works approval and contained entirely within the
subject site unless written permission from the respective landowner(s) is provided to
Council.
45. All works must be carried out in accordance with a site-specific geotechnical
investigation report prepared by a qualified person* and submitted for endorsement
by Council as part of the Development Application for Operational Works. The
geotechnical investigation must be undertaken in accordance with the relevant
provisions of AS 3798 Guidelines on Earthworks for Commercial and Residential
Development and address all stability issues concerning the development site.
*(Refer to Advisory Note)
Page 10 of 118
Section 11
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Acid Sulfate Soils
46. Where excavations of non-imported soils below the elevation of 5m AHD are
necessary for construction, the application for Operational Works for Bulk
Earthworks, Stormwater and /or Landscaping must demonstrate and include
certification from a suitably experienced and qualified geotechnical engineer of
methods necessary to ensure construction and operation of the development:
a. is consistent with Queensland Acid Sulfate Soil Technical Manual: Soil
Management Guidelines; and
b. will not result in the release of acid or associated metals; and
c. will not cause localised lowering of groundwater.
Erosion and Sediment Control
47. Prior to the completion of the development, all site surfaces must be effectively
stabilised. For the purpose of this condition, an effectively stabilised surface is
defined as one that does not, or is not likely to result in visible evidence of soil loss
caused by sheet, rill or gully erosion or lead to sedimentation, or lead to water
contamination.
WATER QUALITY
Noosa Springs Lake Management
48. The application for operational works approval must demonstrate, through water
balance calculations prepared by a hydraulic engineer, that the hydraulic residence
time of the Noosa Springs Lake System will not be reduced as a result of stormwater
management on the site.
49. Where stormwater runoff from the site will enter the Noosa Springs Lake System,
Quarterly monitoring of stormwaters directed from the development to the Noosa
Springs Lake System. Monitoring must be undertaken by a suitably qualified person
using NATA accredited methods for the following parameters.
Nitrite plus Nitrate as N (NOx)
Total Kjeldahl Nitrogen (TKN)
Total Nitrogen as N (TKN + NOx)
Total Nitrogen as N
Total Phosphorus as P
Reactive Phosphorus as P (Dissolved)
Reactive Phosphorus – Filtered
Water quality monitoring results must be retained in electronic form by the property
owner for a minimum of 5 years and must be made available to Noosa Council on
request. This monitoring must continue until notified by Noosa Council that it is no
longer needed.
50. During the first 5 years of operation, for a minimum of 5 rainfall events per year,
stormwater at the following locations and times must be collected and sampled for
Total Nitrogen, Total Phosphorous and Total Suspended Solids using NATA
accredited methods.:
50.1. The release point from Precinct E2 for all waters directed to the Noosa Springs
lake system.
50.2. At monitoring point W6 shown on Plan A – Water Quality Monitoring Locations
Noosa Springs by Jelliffe Environmental (Qld) Pty Ltd.
Page 11 of 118
Section 12
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
The time for collection of water samples for monitoring must be quantified by the
applicant’s hydraulic engineer within the Operational Works application for
stormwater. The time for water quality monitoring shall be a minimum of the time of
concentration for all waters from Precinct E2 destined for the Noosa Springs Lake
System to reach the release point from Precinct E2, and within a maximum of 24
hours of commencement of rainfall events that generate runoff from Precinct E2.
51. The 90th percentile concentrations of Total Nitrogen, Total Phosphorus and Total
Suspended Solids measured within runoff from Precinct E2 must not be higher than
the 90th percentile concentrations of those parameters measured within the receiving
Noosa Springs Lake System. The applicant must notify Noosa Council within 24
hours of becoming aware of non-compliance with this condition.
52. The application for Operational Works Approval must include:
52.1. A monitoring strategy prepared by a suitably qualified person to demonstrate
how the water monitoring obligations of this development approval will be met.
52.2. A stormwater infrastructure design that incorporates a facility suitable for
obtaining the water samples needed to fulfil the obligations of this development
approval;
Stormwater Quality Management
53. All stormwater runoff from hardstand and fertilised landscaped areas of the
development, including runoff destined for groundwater infiltration must be treated to
achieve pollution reduction targets to achieve an 80% reduction in Total Suspended
Solids, 60% reduction in Total Phosphorus and 45% reduction in Total Nitrogen
compared to an untreated scenario.
54. Where proprietary devices are proposed, maintenance must be in accordance with
the manufacturer’s specifications. For vegetated stormwater assets, maintenance
must be in accordance with the Water by Design Maintaining Vegetated Stormwater
Assets, Version 1 Manual (2009).
55. Material extracted from stormwater quality treatment devices during servicing and
cleaning is to be removed from the site and disposed of by either a licensed waste
removal contractor or by other lawful means
56. Prior to issue of Operational Works approval, a 10 year maintenance contract
including expected cost forecast, must be entered into for maintenance of any on site
water quality treatment device. Records of maintenance activities undertaken are to
be kept and made available to council officers upon request.
57. Ongoing maintenance of stormwater quality treatment devices in accordance with this
development approval must be detailed within any community management
statement applicable to operation of the development.
58. The Operational Works application for landscaping must demonstrate the
landscaping design incorporates locally endemic vegetation adapted to grow on the
sites indigenous soil, and requires no fertiliser or other external nutrient requirements
after the first 3 years of establishment
WASTE MANAGEMENT
Waste Storage
59. The development must provide waste storage and disposal facilities in accordance
with Planning Scheme Policy 9, Waste Management, including an external
imperviously paved area correctly sized for all refuse and recycling containers and
suitably screened from public places and neighbouring properties.
Page 12 of 118
Section 13
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
60. The site must be provided with a bin wash area with a cold-water tap, hose and drain
outlet connected to sewer, via a bucket trap. The drain outlet is to be designed to
prevent storm water entry to the sewerage system which can be achieved by a
bunded area, with a nib wall height of 100mm maximum, enclosing a wash area of
700mm x 700mm minimum (max 0.7m²). Alternatively, the waste area can be roofed,
or another appropriate design approved by Council.
61. A Waste Management Plan (Operational) in accordance with Planning Scheme
Policy No. 9 Waste Management and Planning Scheme Policy 11, Waste
Management Plans* must be submitted for the day-to-day operation of the
development and approved by Council’s Waste and Environmental Health Section,
prior to issue of development permit for operational works.
The Plan must include the following information: -
a. types of wastes that will be generated from the activities approved within the
development.
b. estimated volumes or tonnage of both recyclables and waste generated.
c. methods to be used for dealing with garden waste.
d. initiatives to minimize waste either by waste prevention, reduction, re-use or
recycling.
e. description of procedures for getting all waste to the bins; the storage of bins
and the collection of bins by the contractor.
f. description of the design details of waste storage and recycling areas including
size, location, elevation and floor plan, methods of bin washing and system to
prevent storm water getting into sewer via the bin wash.
g. description of types and volume of waste storage containers to be used.
h. waste and recycling storage area shall include the provision of containers for all
waste and recycling materials including putrescible matter, non-recycling waste,
paper/ cardboard, glass, aluminium/steel cans, waste oil, styrofoam boxes, etc,
and bin washing facilities connected to sewer.
i. detailed description of vehicular access routes to collect waste. Where
collection is off street, access must allow vehicles to enter and leave the site in
a forward direction.
ENVIRONMENTAL HEALTH
Noise
62. Written certification from a suitably qualified person must be submitted to Council
confirming that sound pressure levels from all mechanical plant and equipment
comply with the following :
Air-conditioning and Refrigeration:
7am to 10pm: Maximum level allowable = background + 5dB(A)
10pm to 7am: Maximum level allowable = background + 3dB(A)
Pumps:
7am to 7pm: Maximum level allowable = background + 5dB(A)
7pm to 10pm: Maximum level allowable = background + 3dB(A)
10pm to 7am: No audible noise.
Assessment and certification is required immediately after installation of the
equipment and prior to any occupation of the building. All equipment should be
operating at the same time to test the overall noise level created, with the
measurement location at either the residential boundary or outside the most exposed
part of an affected building - whichever is the closest to the plant/equipment.
Page 13 of 118
Section 14
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
The certification must be submitted to Council, which certifies that operational noise
from any fixed plant and equipment complies with the requirements of this Decision
Notice.
B. Authorise Council’s Chief Executive Officer to Execute the Voluntary Vegetation Offset
Agreement.
REPORT
1. PROPOSAL
The application seeks a development permit for a Material Change of Use for Multiple Housing –
Type 4 Conventional for 44 residential units on the site. The units are proposed within 7
freestanding buildings and include:
4 x 1 bedroom units
22 x 2 bedroom units
14 x 3 bedroom units
4 x 4 bedroom units
The buildings are concrete framed structures externally clad with a mix of FC sheeting,
weatherboard, colorbond cladding, rendered masonry and metal roofing. Architectural features
include skillion roofs, battened fc joints, aluminium screens and “picture frame” nib walls and
eaves. The skillion roofs extend over the main building elevations to provide eaves but side
elevations avoid eaves and provide window sunshades instead. Common facilities include a pool
and BBQ area adjacent to the site’s main entrance.
All buildings include 2 levels of residential units and most include a basement parking level. A
total of 80 resident car spaces and 15 visitor spaces are proposed. Building heights are
predominantly 2 storeys and 8 metres but the application seeks height relaxations for a number
of portions extending beyond those limits for the site.
Vehicle access is via a driveway off the cul-de-sac head on the site’s Resort Drive frontage, with
an internal road extending through the site to northeast and northwest corners of the lot and
extending into the neighbouring resort site, known as Precinct F on the Noosa Springs estate
masterplan. The applicant has an existing development approval for 155 dwellings over that site
and the current proposal presents as a residential extension to that site, being similar in built form
and layout.
Extensive earthworks will be required to construct retaining works, garden beds, roads and
pedestrian pathways for the development.
Extracts of the proposal plans are shown below and full plans are included as Attachment 1.
The application is before Council due to the scale of the development and a number of
assessment issues raised.
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Figure 1 – Site Plan Extract
Figure 2 - Long-Section Plan Extract
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Figure 3 – Elevations Plan Extracts
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Figure 4 – Elevation Plan Extracts
2. SITE DETAILS
2.1. Background
The site is located within Precinct E2 of the Noosa Springs development at Links Drive, Noosa
Heads. Noosa Springs is a master planned residential golf estate, with most development on the
site completed. The subject site and the adjoining resort site to the north (Precinct F) have
remained undeveloped and were recently purchased by the applicant.
A development approval for Multiple Dwellings (31 Units) was previously issued over the site
(22848DA) in February 2003 but has since lapsed. An extract of the previously approved layout
plan is shown below.
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Figure 5 – Previous Development Approval Layout
A pre-lodgement meeting was held with the applicant to discuss the current proposal on 17
September 2015. Issues discussed included built form, bushfire, vegetation, slope stability,
vehicle access and stormwater management.
2.2. Site Description
The site is a 1.18ha irregularly shaped allotment located on the western slopes of a high dune on
the eastern side of the Noosa Springs development. The lot has frontage to Resort Drive of
approximately 290 metres though resort drive ends at a cul-de-sac head halfway along the
frontage and the eastern half is unformed/vegetated. Part of the site was used as a sand quarry
in the past, with most of the quarry area located on the adjoining Precinct F site to the north. The
land falls from a ridgeline on the eastern boundary sloping down to the Resort Drive along the
western boundary. Most of the site slopes moderately to the southwest at around 15% but there
are very steep slopes on the excavated quarry batters near the northern property boundary.
Most of the site has been previously cleared of vegetation. Some scattered mature White
Cypress Pines (Callitris columellaris) and Brush box (Lophostemon confertus) are located near
the southern boundary and rear of the site. The road reserve to the south of the site contains
remnant vegetation with mature White Cypress Pines, Bloodwoods (Corymbia intermedia) and
Brush box, a shrub layer of Banksia, Alyxia, Acacia, Persoonia and a sparse ground of
Austromyrtus dulcis and Lomandra. There are occasional occurrences of weed species including
asparagus fern, umbrella trees and lantana, mainly along the forest edges.
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The majority of the development site is mapped as containing “Non-remnant” vegetation and
does not contain any mapped regrowth vegetation, according to the Vegetation Management Act
1999. A minor portion of the site towards the south eastern ridge line, contains mapped remnant
vegetation (approximately an area of 300m2). The road reserve to the south (unformed) contains
remnant vegetation.
Aerial photographs of the site and its surrounds are shown in Figures 6 & 7 below and site
photographs in Figures 8, 9 & 10.
Figure 6 –Locality Plan
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Figure 7 – Aerial Photograph of Site
Figure 8 – View East across the Site to Ridgeline at Rear
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Figure 9 – View West across the Site to Lake Web
Figure 10 – View North Along Resort Drive Frontage
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2.3. Surrounding Land Uses
The site is adjacent to Girraween Nature Reserve to the east, Noosa National Park to the south,
Noosa Springs Residential Precinct E1 to the west and Resort Precinct F to the North. Precinct
E1 has been developed for 42 multiple dwelling units and Precinct F has a current approval for
an integrated resort of 155 multiple dwellings. The Noosa Springs golf clubhouse, restaurant,
health spa and common facilities are approximately 200m to the northwest and the Noosa Heads
sewerage treatment plant is roughly 600m to the north of the site. Noosa Springs golf course is
west of the site and Lake Weyba is 400m to the southwest.
A 3 metre wide footpath reserve runs along the eastern boundary and is the subject of a current
Operational Works application to complete a new pathway required by the Council subdivision
approval that created the subject lot.
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Sustainable Planning Act 2009 the application must be assessed against each
statutory planning instrument relevant to the development, including:
State Planning Policies;
the South East Queensland Regional Plan;
State Planning Regulatory Provisions;
the Planning Scheme for the local government area; and
any Temporary Local Planning Instrument in place for the local government area.
Of these, the statutory planning instruments relevant to this application are discussed in the
sections that follow.
3.2. State and Other Statutory Instruments
State Planning Policies
The following State Planning Policies are applicable to this application:
South East Queensland (SEQ) Regional Plan 2009 - 2031
The site is located within the urban footprint area of the SEQ Regional Plan. The proposal is
consistent with the regional policies of the SEQ Regional Plan.
State Planning Regulatory Provisions
The following State Planning Regulatory Provisions apply to the application:
SEQ Regional Plan Regulatory Provisions
The proposal is for an urban activity within the Urban Footprint and is consistent with the SEQ
Regional Plan Regulatory Provisions.
3.3. Statutory Instruments – Planning Scheme
The subject site is located in the Noosa Heads Locality and is zoned Semi-Attached Housing.
The Noosa Plan identifies the proposed use as consistent within the zone and requires an impact
assessable application process.
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3.3.1. Locality Provisions
The Noosa Heads Locality Code seeks the following overall outcomes for development on the
site:
9.8.2 a) New uses and works are located, designed and managed to—
i be compatible with other uses and works;
ii maintain the safety of people and works;
iii avoid significant adverse impacts on the amenity enjoyed by users of other
premises, including acoustic and visual qualities; and
iv avoid significant adverse effects on the natural environment;
k) Areas of native remnant and regrowth vegetation, including their biodiversity and
habitat values are protected;
l) Land that has natural environmental values and cultural heritage values is protected
and maintained for future generations, including the following—
i Noosa National Park and Keyser Island and Weyba Creek conservation parks;
ii the vegetated hills which frame Noosa Heads, Laguna Bay, Noosa Inlet and
Hastings Street;
iii Noosa Spit and the beaches;
iv the foreshore areas of the Noosa River, Lake Weyba, Weyba Creek and their
associated riparian communities;
v the koala corridor between the various parts of the Noosa National Park and
vegetation stands around Lake Weyba;
vi the vegetated drainage lines through residential estates; and
vii private land with native vegetation communities;
o) For the Semi-Attached Housing Zone—residents are accommodated in detached
housing or semi-attached housing forms that—
i offer a high level of residential amenity, design quality and safety; and
ii respect the domestic scale of surrounding detached housing;
The development proposes a multiple dwelling use consistent with the planning intent of the
Noosa Springs Master Plan and The Noosa Plan. The previous multiple dwelling approval for the
site was for terracotta rooved, Mediterranean-style rendered masonry buildings of the style
broadly developed across the Noosa Springs estate. The current proposal updates the design to
a more contemporary building designs with greater mix of materials and more consistent with
Noosa’s design principles.
The development is as would be generally anticipated by existing Noosa Springs residents and is
of a similar scale and layout to the previous unit development approved over the site. The main
assessment issues arising from assessment against the locality plan relate to vegetation, habitat
and edge effects, and visual amenity. These are discussed in detail in the primary assessment
issues section of this report.
The Locality Code includes built form provisions for new development. The table below indicates
the development’s level of compliance with the applicable built form limits.
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Criteria Planning Scheme Proposal Complies
Site Area 11,800m²
Population density 118 persons max 119 persons X
(100persons/ha) (100.8persons/ha)
Gross floor area 4,720m² max 4,758m² X
(=max. population x 40m2)
Site cover 40% max 31%
Landscaped open space 4,720m2 5,937m²
> min 60% of total
> 60% of total
6m to frontage
Landscaping Setbacks 6m to Resort Drive
2m Internal Road and X
pool setbacks to
unformed road reserve
Building height
storeys 2 storeys max 3 storeys X
metres 8 metres 9.14 metres X
Boundary setbacks
Frontage 6 metres min 6 metres
Side 4 metres min 2.6 metres (north) X
Rear 8 metres min 12 metres
Max. Wall Length 15 metres 13 metres
Carparking 59 spaces 95 spaces
Roof Form 5 degree slope min 5 degree +skillion roof
600mm+ eaves to a min of Eaves to front and rear X
75% of perimeter elevations only (60% of
perimeter), with window
sunshades to side
elevations
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The development involves a number of built form and density relaxations, discussed below.
Population Density & Gross Floor Area
The proposal exceeds the population density by 1 person (about 2 bedrooms or 1%).
Discussions with the applicant suggest it is a rounding error in its calculation. The gross floor
area limit has been based erroneously on that population density and also slightly exceeds the
limit. Condition 4 is recommended to address these issues.
Height in metres
The buildings largely comply with the site’s 8m height limit but portions of roofs on the downslope
side of the four buildings at the rear of the site are higher. The plan extracts below show the
extent of roofs above 8m shaded grey.
Figure 11 – Height Relaxation Plan Extract
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Figure 12 – Height Envelope Plan Extract
The highest structure, Building G, is 9.14m above natural ground level. The heights are
predominantly due to the site’s slope and the relaxations sought are considered relatively minor.
The non-complying roof areas sit below the upper ridgelines at the rear of the skillion roofs. The
proposal plans indicate building heights will be less than 8m above finished ground levels, due to
retained garden beds at the front of the buildings. Given the isolated location of the buildings, the
minor height relaxations will not have a significant impact on visual amenity of the area, views of
the site from the west, or impact on existing residents in Resort Drive and are supported.
Building Height in Storeys
Most buildings include parking within a basement level. Due to the site slopes, the basements sit
well below natural ground level at the rear and project through that level at the front of the
buildings to the west – see indicative building cross sections below.
Figure 13 – Section through Buildings D & E
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The Noosa Plan’s definition for a basement requires they protrude no more than 1m above
natural and finished ground levels. Front portions of the carpark levels therefore are not
basements and constitute a storey. Most of the proposed buildings therefore including some 3-
storey portions. The proposal plans show retained garden beds around these areas, so they are
less than 1m above finished ground level and will not be visually prominent. The non-complying
building height portions are predominantly a function of the site’s slope. Proposed garden bed
areas should adequately screen these portions, such that they will not present as 3-storeys. The
relaxation is supported, with conditions recommended to address landscaping.
Roof Form
The Locality Code seeks roofs with a minimum pitch of 5degrees and eaves to 75% of the
perimeter. The proposed skillion roofs are pitched at 6degrees+ but eaves are only provided to
the front and rear of the buildings, including deep verandah roofs, and equate to approximately
60% of the roof perimeter. Window sunshades are proposed to the side elevations in lieu of
eaves. The relaxation sought is supported because the primary building presentations provide
eaves and appropriate roof forms, and due to the isolated location, the non-complying side
elevations will not significantly impact on visual amenity. Notably, the previously approved
Noosa Springs architectural style was predominately Mediterranean-style villas without eaves.
The architecture proposed is generally consistent with the Noosa vernacular sought by the
Locality Code.
3.4. Land Use & Works Provisions
The following codes which regulate land use and design are most applicable to this application:
Residential Uses Code
Landscaping Code
Driveways & Carparking Code
Engineering Works Codes
The application has been assessed against each of the above applicable codes. The pertinent
issues arising out of the assessment against the codes are discussed below:
Code Discussion
Residential The development meets the provisions of the Code, providing suitable
Uses Code surveillance opportunities, pathway networks, open space and utility areas,
emergency vehicle routes, visitor parking and various built form requirements.
Conditions are recommended to address issues such as mechanical
equipment.
Landscaping The previous approval over the site required the provision of Glossy Black food
Code trees (Allocasuarina) and koala food trees in the provision of landscaping within
the site. With the consideration of contemporary knowledge regarding bushfire
hazards and risks, the predominant use of highly flammable species such as
Eucalypts and She-Oaks, in the landscaping plantings is not advisable. The
applicant’s bushfire report recommends eucalypts and other “flammable
species” be avoided. Landscaping with mainly local rainforest or wet sclerophyll
species will provide visual screening of the development and sufficient amenity
landscaping to the grounds. Conditions are recommended to ensure
landscaping meets the code intent, while also complying with the bushfire
management plan.
The landscaping code seeks to retain existing mature trees where practicable.
The site is predominantly cleared. Tree retention can occur along the frontage
to Resort Drive but clearing along the southern site boundary is recommended
for a number of reasons discussed in the primary issues later in this report.
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Code Discussion
Water Master planning for the Noosa Springs estate included the constructed lake
Sensitive system to treat water to the standard acceptable at the time of that approval.
Design Code That standard was for stormwater runoff to not worsen the water quality in Lake
Weyba. Provided the development is consistent with the master plan approval,
this proposed development will not affect the quality of Lake Weyba.
The approved masterplan design assumed waters from Precinct E2 would flow
to that lake system for treatment. Since the time of the master planning,
constructed lake systems are now known to have high risk of algal and
cyanobacterial outbreaks if not managed correctly. Management of
cyanobacterial outbreaks can be costly to the asset owner (for example Elysium
estate spent over $20,000 to remove a cyanobacteria outbreak from its lake
system). Given the constructed lakes are now in separate ownership to Precinct
E2, it is important that this development can demonstrate that it is unlikely to be
responsible for increasing the risk of any algal or cyanobacterial outbreak in the
receiving constructed lake. Factors that affect cyanobacterial or algal blooms in
constructed lakes are nutrient concentrations as well as appropriate
management of hydraulic residence times (flow through of water).
The applicant has provided an RPEQ certified Stormwater Management Plan
for Precinct E2, which also addresses Precinct F. The Stormwater
Management Plan proposes for runoff from Precinct E2 to enter the Noosa
Springs constructed lake untreated. Despite absence of treatment, the
Stormwater Management Plan suggests that stormwater runoff from Precinct
E2 is unlikely to increase algal and cyanobacterial risks in the receiving lake
system for the following reasons:
the modelled 90th %ile nutrient concentrations in stormwater runoff from
precinct E2 and Precinct F combined as well as E2 in isolation are less than
the measured 90th %ile nutrient concentrations measured over the previous
8 years.
the proposed development is unlikely to have a significant negative impact
on the hydraulic residence times of the lake.
Assessment against The Noosa Plan’s Water Sensitive Design Code and the
State Planning Policy is applicable.
By proposing no onsite treatment of stormwater quality, Precinct E2 would not
meet the following Specific Outcomes of the Water Sensitive Design Code of
the Noosa Plan:
O1 Development uses a combination of detention and retention systems to
capture run-off from areas on the site
O9 Natural treatment strategies, including grass swales and bio-retention
systems, vegetated filtration strips and gross pollutant traps, are used wherever
practicable
Additionally, the State Planning Policy requires stormwater polishing on
developments greater than 2500m2 with >25% impervious surface. The
polishing targets are 80% reduction in Total Suspended Solids, 60% reduction
in Total Phosphorous and 45% reduction in Total Nitrogen. The development
application for Precinct E2 has not demonstrated this outcome can be achieved.
In addition MUSIC modelling for the development assumes filtration of
stormwater to groundwater (instead of the constructed lake) will not contribute
any pollutants to the system.
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Code Discussion
There has been a history of high nitrogen within ground waters entering the
Lake Weyba catchment. This site is located on silica soils adjacent to Lake
Weyba. Due to their high permeability, silica soils are considered inadequate
for polishing of nutrients from this type of development prior to groundwater
recharge. Treatment for removal of nutrients from stormwaters from any
fertilised landscaped and hardstand areas prior to release from the site,
including via groundwater is necessary to meet the State Planning Policy and
Noosa Plan objectives.
Whilst not preferable due to maintenance costs, compliance checking
commitments, and negative water quality impacts if not maintained, it is
possible for Precinct E2 to incorporate a propitiatory water quality treatment
device to achieve the outcomes of the Noosa Plan and State Planning Policy
without affecting their development footprint.
Conditions are therefore recommended to facilitate approval, ensure the water
quality objectives can be met and ensure suitable information is obtained in the
event of any dispute between Noosa Springs and precinct E2 regarding
financial responsibilities for any water quality management issues within the
Noosa Springs Constructed Lake System.
Driveways The development includes car parking in excess of minimum planning scheme
and requirements. The internal road layout is relatively simple and legible.
Carparking Conditions are recommended addressing parking layout, visitor allocation,
Code waste management and easements over turning arrangements on the adjoining
site.
Engineering The development requires extensive earthworks and retaining structures.
Works Codes Conditions are recommended addressing geotechnical and design
requirements for an Operational Works application.
3.5. Overlay Provisions
The following overlay codes are applicable to this application:
Biodiversity Overlay Code
Natural Hazards Overlay Code
Assessment against these codes raises some significant assessment issues discussed below.
3.6. Primary Assessment Issues
Bushfire
The planning scheme identifies the site within a Medium Bushfire Hazard area. The Natural
Hazards Overlay Code seeks to ensure that new uses in bushfire hazard areas do not
compromise the safety of people or property from bushfire.
Assessment has been undertaken in accordance with the State Planning Policy provisions to
ensure the development is compliant with the current planning requirements for bushfire. The
associated hazard mapping identifies the site as containing Bushfire Hazard Areas with Very
High Potential Bushfire Intensity over the majority of the site with the rest of the site identified as
potential impact buffer to western portion and High Potential Bushfire Intensity to the east (see
Figure 14 below).
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Figure 14 – State Bushfire Hazard Mapping Extract (SARA DA Mapping)
The main landscape features that contribute to the bushfire hazard ratings are vegetated lands
located to the east and south of the site. East of the site’s ridgeline is the Girraween Nature
Reserve which connects to Noosa National Park, bounded in the east by Ben Lexcen Drive.
South of the site is a large tract of Noosa National Park. These tracts of land, managed for
biodiversity values, influence the bushfire hazard rating.
The applicant provided a Bushfire Management Plan documenting the procedures and methods
to reduce the risk of bushfire attack on the development. Council engaged a bushfire consultant,
Friend & Associates, to review the bushfire management plan and their assessment has been
included in the development assessment.
The Bushfire Management Plan requires buildings to be setback 1.5 times the dominant height of
the hazardous vegetation. This requirement is met by siting the buildings 19.5 m from the
vegetation to the south and 15 metres from the vegetation to the east.
A 2 metre wide concrete pathway is required by the master plan for Noosa Springs to be
constructed in the road reserve that borders the southern boundary of the site. The construction
of this pathway in the road reserve will result in vegetation clearing. Previous advice from natural
land managers within Council has recommended buffers be provided to hazardous vegetation
situated on development lot boundaries. The pathway is recommended to be located along the
southern boundary of the site (see Figure 15 below) to achieve appropriate setbacks to
hazardous vegetation, being both flammable and from limb/tree fall. This also provides a benefit
of reducing the maintenance burden on Council resources, results in less clearing of remnant
vegetation and further reduces future conflicts between overgrowing vegetation and the
development.
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Figure 15 – Site Plan Extract Showing Proposed Clear Zone and Pathway Location in Southern
Road Reserve
The location of the pathway concentrates the impacts on the vegetation along the forest edge,
rather than distributing the impacts throughout the road reserve. The pathway construction
activity, along with the ongoing use and maintenance requirements, is better positioned along the
edge of the forest rather than within the forest, in terms of ecosystem health and tree
management. The overall formation of the pathway will be 2m wide gravel shoulders and a 2m
wide concrete pathway.
While the development and pathway area is outside the mapped regulatory Koala Assessable
Development Area, the road reserve is mapped as containing koala habitat by the Noosa Koala
Conservation Plan. The applicant has agreed to enter into an Infrastructure Agreement to offset
the required clearing via a financial contribution. The value of $18,400 has been determined by
using the State Government’s environmental offsets calculator. The payment will be used to
implement the actions of the Noosa Koala Conservation Plan. The financial settlement is not
required by legislation but is provided to allow the construction of the pathway along the southern
boundary, which provides an additional overall 6m setback to the hazardous vegetation.
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The Bushfire Management Plan is assessed as complying with the State Planning Policy 2014
and the Noosa Plan. The development provides the required setbacks to hazardous vegetation
and a suitable Emergency Response Plan has been prepared. The Emergency Response Plan
has been reviewed and endorsed by Queensland Fire and Emergency Services. Based on the
application material received, the development can be conditioned to ensure new uses in
bushfire hazard areas do not compromise the safety of people or property from bushfire.
Koala Habitat
The site is adjacent to mapped Koala habitat, being Girraween Nature Reserve and Noosa
National Park. The mapped Koala habitat consists of Regional Ecosystem 12.2.5 which is
described as Open forest to low closed forest. Species can include Corymbia intermedia,
Lophostemon confertus, Banksia integrifolia subsp. integrifolia, B. aemula, Callitris columellaris,
Acacia spp., Livistona spp. and Endiandra sieberi. Melaleuca quinquenervia in swales.
Understorey generally shrubby and can include vine forest species. Occurs on Quaternary
coastal dunes, beach ridges and sandy banks of coastal streams.
Residents have reported koalas moving and calling along Resort Drive, which borders the
western portion of the site. Planted trees (Eucalyptus propinqua) along the road verge provide
forage for koalas. Site investigation confirms these trees are used by koalas. Within the
proposed clearing footprint for the pathway 3 secondary koala food trees (Bloodwoods) will be
required to be removed. The removal of these trees is not likely to significantly impact on the
koala populations in the area. The financial contribution to implement the Noosa Koala
Conservation Plan, including the provision of koala habitat on adjacent lands will, in time, provide
substantially more koala habitat and is considered an acceptable outcome.
The main impacts on koalas and their habitat are considered to be initial construction activities,
clearing for pathway, the use of the development and increased human activities in the vicinity.
The Noosa Springs master plan designates the site for development and includes the provision
of pedestrian pathways in the road reserves to the east and south of the site. Advice from
Council’s Infrastructure Planning section requires the pathway to provide pedestrian access and
it is desirable to have a cleared access for bushland maintenance purposes. The east of the site
already has a cleared area suitable for a pathway, however, the south of the site will require
vegetation clearing to support a pathway. As stated previously, the advantages of providing a
pathway along the boundary of the site are the co-location of a bushfire buffer, reduced demand
on Council resources for on-going boundary vegetation maintenance, better access for
maintenance and reduced interference with vegetation due to the pathway location.
Statutory Koala Requirements
The koala is listed as a ‘Vulnerable’ species under the Commonwealth Environment Protection &
Biodiversity Conservation Act 1999 (EPBC Act). Development that has a significant impact on
koalas requires referral to the Australian Government Minister for the Environment. Under the
EPBC Koala Referral Guidelines impacts on ‘habitat critical to the survival of the species’ and
impacts that ‘substantially interfere with the recovery of the species’ are a ‘significant impact’.
Due to the limited clearing associated with the development, it is considered the development will
not have a significant impact on koalas and referral to the Australian Government is not required.
The development site and the southern pathway are located outside the State’s mapped Koala
Assessable Development Area and therefore the application is not subject to the provisions of
the South East Queensland Koala Conservation State Planning Regulatory Provisions.
The Noosa Plan maps Koala Habitat to the southern half road reserve to the south of the
development site. The proposed location of the 6m formation pathway is outside the mapped
Koala Habitat area and therefore the application is not subject to the koala provisions of the
Noosa Plan.
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Non-statutory Koala Requirements
The Noosa Koala Policy, adopted, in 2015, provides a structure and coordinated framework to
help conserve and protect koala populations within the Noosa Shire. The Policy states
development is to be assessed in accordance with statutory requirements and lead to the
formulation and adoption of Noosa’s Koala Conservation Plan.
The Noosa Koala Conservation Plan 2016 koala habitat mapping identifies road reserve to the
south of the site as containing koala habitat and designated the habitat “Remnant Habitat
Known”. The mapping is based on State mapping of Regional Ecosystem 12.2.5. This
ecosystem is strongly correlated with koala sightings. It is considered the removal of 3 food trees
and the required clearing of the pedestrian footpath will not significantly impact on koalas in the
area and the provision of a financial payment for koala habitat restoration will enhance koala
survival in the area and provide net benefit.
Proposed Vegetation Offset via an Infrastructure Agreement
As noted previously, the applicant has agreed to provide a vegetation offset contribution of
$18,400 secured through an Infrastructure Agreement with Council. An Agreement has been
signed by the applicant and is awaiting execution by Council. The offset contribution would be
directed to works that implement the Noosa Koala Conservation Plan, which include a
programme of koala habitat plantings in the adjacent Girraween Nature Refuge. This land is
managed by Council and has received previous financial contributions from developments to
restore and maintain koala habitat. Girraween Nature Refuge provides koala habitat areas and is
adjacent to Noosa National Park. It is recommended Council agree to the offset arrangement
and the Infrastructure Agreement be executed accordingly.
Visual & Scenic Amenity
The site is elevated, rising to around to around 35m AHD to the ridgeline at the rear, has western
aspects and is visible from parts of Noosaville, Weyba Creek, Lake Weyba and beyond. The
applicant was advised it is important the development incorporates finishes and landscaping to
ensure it blends with the natural hillside setting and make it visually unobtrusive. The submitted
architectural plans include a proposed a suitable colour palette, as shown below.
Figure 16 – Proposed Colour Palette Extract
However, areas of the front elevations of the higher buildings (D, E, F & G) appear to include
substantial areas of white. A condition is recommended to ensure the colours are muted
environmental tones consistent with the above palette and use of white is generally avoided. A
condition is also recommended to ensure outdoor lighting complies with the relevant Australian
Standard to avoid obtrusive light emissions.
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4. CONSULTATION
4.1. IDAS Referral Agencies
Nil.
4.2. Other Referrals
The application was forwarded to the following internal Council specialists:
Senior Ecologist
Development Engineer
Environment Officer
Waste Management Officer
Their assessments form part of this report.
4.3. Public Notification
The application was publicly notified for 15 business days in accordance with the Sustainable
Planning Act 2009. 3 properly made submissions were received, with 2 objecting to the
development and 1 neutral. The following table provides a summary and assessment of the
issues raised.
Issues Comments
Concerned with the increased overall The development is consistent with the original
quantity of people to reside in Noosa adopted masterplan for Noosa Springs and the
Springs (holiday makers or residents) - ongoing provisions under The Noosa Plan.
particularly the capacity of Resort Drive to
cater for the additional construction and
ongoing traffic.
Impacts on road reserve from construction The developer is required to make good any
traffic. construction damage to public infrastructure.
Potential impacts on koalas from Resort Drive is a low speed environment and
construction traffic construction traffic to the site is not considered to
pose a significant risk to koalas.
Vegetation along Resort Drive should be Conditions are recommended to retain the trees
retained to buffer the development and for along the Resort Drive frontage.
food and refuge for koalas.
Vegetation is recommended for clearing to the
south to minimise edge effects, allow the co-
location of the pedestrian pathway and buffer from
bushfire risk to the south. The clearing in this area
is supported on the basis of an offset contribution
secured by an Infrastructure Agreement.
Koala trees on the site should be retained. The site is mostly cleared and does not contain
any primary koala food trees. Given the level of
bushfire risk on the site, retention or reinstatement
of flammable species is not supported. Three
secondary koala food trees (Bloodwoods) are
proposed to be removed along the southern
boundary, with the recommended offset
arrangement considered to provide a net
environmental benefit.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
5. CONCLUSION
The proposed unit development is broadly consistent with the planning intent of master planning
undertaken for the Noosa Springs estate and The Noosa Plan’s ongoing provisions for the site.
The medium density dwelling precinct was established in a location subject to some major
constraints in the form of site slope, adjacent significant habitat and conservation lands, and
bushfire hazard. The primary assessment issues arise from those constraints.
Contemporary understanding of the bushfire risks means historic approaches to vegetation
retention and habitat reinstatement (of flammable native species) are not achievable on this site.
In addition, the lot’s interface with hazardous tree canopies along the southern boundary would
be likely to result in ongoing vegetation management issues with future residents and bodies
corporate if not appropriately addressed by this assessment. Given the requirement for a
connecting pathway in the unformed road reserve to the south, a 6m cleared corridor is proposed
along the property boundary to address the development interface and provide a no-fuel zone
incorporating the pathway. Vegetation removal will occur in this area but will be limited to three
secondary koala food tress (bloodwoods). It is considered a financial offset, proposed via a
voluntary infrastructure agreement, will deliver a net environmental benefit.
The proposed buildings require a number of height relaxations relaxation but these are
predominantly due to the site’s slope and are supportable. The development is otherwise able to
meet the provisions of The Noosa, subject to conditions, and is recommended for approval.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
X Waste & Environmental Health Revenue Services
Executive Office X Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance X Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 35 of 118
Section 36
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
2 REC16/0015 - APPLICATION FOR A DEVELOPMENT APPROVAL FOR A
RECONFIGURATION OF A LOT (1 LOT INTO 2 LOTS AND ACCESS EASEMENT)
SITUATED AT 2 DAVID LOW WAY, CASTAWAYS BEACH
DOCUMENT INFORM AT ION
Author Development Planner, Wilhelm Koschade
Planning & Infrastructure Department
Index ECM / Application / REC16/0015
Attachments 1. Riparian Buffer Mapping
2. Bushfire Hazard Mapping
APPLICATION DETAILS
Applicant Kenlynn Pty Ltd
Proposal Development Permit to Reconfigure a Lot - 1 Lot into 2 Lots and Access
easement
Properly Made Date 13 June 2016
Information Request Date 8 July 2016
Information Response Date 25 July 2016
Decision Due Date 17 September 2016
Number of Submissions Not Applicable
PROPERTY DETAILS
Property Address 2 David Low Way Castaways Beach
RP Description Lot 71 MCH 2854
Land Area 9677m²
Existing Use of Land Duplex
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Eastern Beaches Locality
Zone Detached Housing Zone
Overlays Biodiversity Overlay:
Environmental Protection Area
Riparian Buffer Area)
Natural Resources Overlay:
Coastal Protection Area
Natural Hazards Overlay:
Acid Sulfate Soils
Slide Hazard
Bushfire Hazard
Assessment Type Code
Page 36 of 118
Section 37
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 6 September 2016 regarding Application No. REC16/0015 for a
Development Permit for Reconfiguring a Lot (1 lot into 2 lots and Access Easement) situated at 2
David Low Way, Castaways Beach and issue a Preliminary Approval in accordance with the
following conditions:
PLANNING
Preliminary Approval
1. Prior the issue of a Development Permit, the following documentation must be submitted to
Council for review and approval:
a. A site specific Bushfire Hazard Assessment prepared by a suitably qualified person
which either determines the site as a low bushfire risk or provides recommendations
of how bushfire risk can be managed. The hazard assessment must avoid
interference with vegetation in proposed covenant areas and must comply with The
Noosa Plan’s Natural Hazards Overlay Code.
b. An Effluent Disposal Report prepared by a suitably qualified person which provides
comment on the following:
i. The capacity of existing systems to operate as intended without causing
environmental harm; and
ii. Evidence existing systems operate wholly within the lot they intend to serve and
accord with proposed covenant areas.
When Conditions Must Be Complied With
2. Unless otherwise stated, all works required by the conditions of this permit must be
completed prior to submission of the subdivision plan to Council for compliance
assessment.
Approved Plans
3. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table and
may be further amended by these conditions.
Plan No. Rev. Plan, prepared by Date
M2683E 01 B Reconfiguration Plan, prepared by JFOP 14/07/2016
Consultants
M2683E DR01 A Engineering Concept – Site Distance & 09/06/2016
Driveway Plan, prepared by JFOP Consultants
4. All lot numbering on the subdivision plan submitted to Council for compliance assessment
must remain as shown on the Approved Plans.
5. The development must be undertaken and operated in a manner that causes no
detrimental effect upon the amenity of the neighbourhood by reason of the creation of
excessive noise, lighting nuisance or other emissions.
Land Rehabilitation
6. The cleared land area of 750m2, south east of the southern residence, on public land must
be rehabilitated to restore the area to the local variant of Regional Ecosystem 12.2.14. The
works must be undertaken in accordance with an Operational Works approval.
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Section 38
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Vegetation Covenant
7. A vegetation protection covenant must be registered against the titles of the properties over
the area Vegetation Covenant on the Plan M2683-01B-RP.dwg pursuant to Section 97A of
the Land Title Act 1994. The covenant document and a survey plan must be submitted to
Council for endorsement prior to lodgement with the relevant titles authority for registration
of title. The covenant document must:
a. incorporate the requirements of this Decision Notice
b. include Noosa Council as Covenantee.
c. reference Queensland Land Title Registry Standard Terms Document No.
715597513
8. If a provision included in the covenant document is requisitioned or refused registration by
the relevant titles authority, a substitute provision must be included in the document which
as nearly as practicable addresses the objective sought by the requisitioned or refused
provision. The wording of the substitute provision must be agreed by Council.
ENGINEERING
Site Access and Driveways
9. A sealed access driveway must be provided from David Low Way to all lots. The works
must be undertaken in accordance with an Operational Works approval and be generally in
accordance with drawing number M2683E DR01 Revision A and must include in particular:
a. a driveway crossover generally in accordance with Council’s standard drawing
b. a driveway width of 5.5 metres extending from the edge of the road formation to the
property boundary
c. a passing opportunity (minimum 5.5 metres wide) between the front property
boundary and the access to Lot 2
d. a sealed driveway minimum 3.0 metres wide for the remainder of the access handle,
e. underground service conduits for all utility services.
f. the works (benching and clearing) required within the David Low Way road reserve to
construct a complying access
10. Vehicle access to Lots 1 & 2 is limited to the constructed driveway only. A clause must be
included in the contract of sale for Lots 1 & 2 which requires vehicle access to be from the
constructed driveway only, and which prohibits the driveway from being relocated without
Council agreement.
Stormwater Drainage
11. Stormwater runoff from the development must be disposed of on-site without causing scour
or damage to the subject site or any adjoining property.
Electricity and Telecommunication Services
12. Reticulated electricity and telecommunication services must be provided to each lot in
accordance with an approval for Operational Works and the standards and requirements of
the relevant service provider.
13. Unless otherwise stipulated by telecommunications legislation at the time of construction,
the development must be provided with all necessary conduits, pits and pipes to
accommodate the future connection of optic fibre technology telecommunications.
14. Certification must be submitted to Council from all relevant service providers which certifies
that the development has met the requirements of this Decision Notice and all applicable
legislation at the time of construction.
Page 38 of 118
Section 39
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Water Connections
15. An underground connection to reticulated water must be provided to each lot in accordance
with the standards and requirements of Northern SEQ Distributor–Retailer Authority
(Unitywater).
16. A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority
(Unitywater) must be submitted to Council that certifies an underground connection to
reticulated water has been provided to each lot.
Easements
17. An easement for access and services must be registered in favour of Lot 2 against the title
of Lot 1. The easement must extend for the full extent of the easement shown on the
approved plan.
18. Unless otherwise agreed in writing by the relevant service provider, any public or third party
infrastructure located on the subject site must be placed within an easement registered
against the title of the property.
19. All easements must be designed in accordance with the planning scheme and granted at
no cost to the Grantee. Where the Grantee is Council or a service authority, the easement
documentation must be in accordance with the Grantee’s standard easement terms. Draft
easement documentation must be submitted to Council for endorsement.
20. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
Dedication
21. The applicant must dedicate as “Road” that part of the site along the David Low Way
frontage that is occupied by Council’s existing footpath. The alignment of the new boundary
must be a minimum of 500mm from the eastern side of the existing footpath with as few
bends as practicable.
Damage to Services and Assets
22. Any damage caused to existing services and assets as a result of the development works
must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and
assets must first be referred to the relevant service authority for approval.
REPORT
1. PROPOSAL
The application seeks approval for a Reconfiguration of a Lot (1 lot into 2 lots) in order to create
an additional residential lot. The development will establish separate tenure for two existing
dwellings on the site. The application proposes a common driveway with an associated access
easement which provides both lots direct access to David Low Way. A large portion of proposed
lot 1 and 2 is to be designated as environmental covenant for environmental protection purposes.
The application also proposes to dedicate a portion of the site along the south-western boundary
to rectify an existing Council footpath encroachment.
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Section 40
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
The reconfiguration proposes lot sizes as follows:
Lot 1 – 5,737m2
Lot 2 – 3,940m2
A locality plan, registered plan extract and proposal plan is included below as Figure 1, 2 and 3.
Given the significance of the site in relation to location and natural features, this report has been
put forward to Council for decision.
Figure 1 – Locality Plan
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Section 41
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Figure 2 – Registered Plan Extract
Page 41 of 118
Section 42
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Figure 3 – Proposal Plan
2. SITE DETAILS
2.1. Background
A Town Planning Consent (TPC 2566) for a Duplex Dwelling was issued over the site on 22
December 1993.
A pre-lodgement took place on 17 February 2014 regarding the potential for a Reconfiguration of
a Lot (1 lot into 3 lots). Officers advised that new lot boundaries should not intersect significant
vegetation, vegetation retention is maximised and the overall visual amenity of the area and
beach front should be protected. It was further advised that the site is serviced by existing onsite
effluent disposal systems and any future subdivision beyond 2 lots would require a reticulated
sewerage connection. The existing standard of vehicle access would also require significant
improvement to achieve compliance with current standards (sufficient site lines etc).
A subsequent pre-lodgement took place on 15 December 2015 where Council officers
acknowledged the sites existing development rights for a duplex and reiterated that a subdivision
into 2 parcels may be supported. It was further advised that a subdivision beyond 2 lots would
require connection to the sewerage network and vegetation protection on the site is required.
Improvement works to the existing access were also discussed.
2.2. Site Description
The site has an area of 9,677m2 and a road frontage to David Low Way of approximately 254m.
There is an existing detached duplex on the site with driveways leading to both dwellings from a
common access to David Low Way.
The site ranges in elevation from 4m – 24m AHD and generally slopes down from the southern
property corner to the northern most dwelling. Further north, the site has a steep decline of
approximately 38% to the northern boundary which meets the Burgess Creek riparian area.
Dunal vegetation is located throughout the site and generally consists of Spinifex grassland,
Black Wattle, Coastal Sheoak, Acacia, Banksia, Pandanus, Carrotwood and Coastal Aspin. The
vegetation is wholly located within a riparian buffer area and is critical in maintaining the
ecological integrity of Burgess Creek. The vegetation is also important in maintaining soil and
coastal bank stability with the site having direct frontage to a coastal foreshore.
Page 42 of 118
Section 43
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
2.3. Surrounding Land Uses
The site abuts a 92.8ha reserve to the east (Castaways Beach Park) and Burgess Creek to the
north which are zoned Open Space Conservation. Adjoining the site to the west is David Low
Way and further south-west across the road reserve are detached dwellings off Driftwood Drive
and Caribbean Court.
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Sustainable Planning Act 2009 the application must be assessed against each of the
following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy 2014;
the South East Queensland Regional Plan;
State Planning Regulatory Provisions;
any Structure Plan or Master Plan in place for declared areas;
any Preliminary Approval Overriding the Planning Scheme for the land;
the Planning Scheme for the local government area; and
Any Temporary Local Planning Instrument in place for the local government area.
Of these, the statutory planning instruments relevant to this application are discussed in the
sections that follow.
3.2. State and Other Statutory Instruments
State Planning Policy 2016
The site is located within a Coastal Hazard Area under the 2014 State Planning Policy mapping.
The Noosa Plan’s coastal hazard provisions do not appropriately reflect the State Planning Policy
2014 and therefore the proposed development requires assessment against the Interim
Development Assessment Provisions. The proposed development aligns with the provisions of
the State Planning Policy 2014.
South East Queensland (SEQ) Regional Plan 2009 - 2031
The site is located within the Urban Footprint area of the SEQ Regional Plan and is consistent
with the Plan’s regional policies and Regulatory Provisions.
3.3. Statutory Instruments – Planning Scheme
The subject site is located in the Eastern Beaches Locality and is zoned Detached Housing. The
proposed development is identified as code assessable development within the zone and is
required to follow a code assessable application process, assessable against the following
codes:
Eastern Beaches Locality Code;
Reconfiguring a Lot Code;
Landscaping Works Code;
Engineering Works Codes;
Biodiversity Overlay Code (Environmental Protection & Riparian Buffer Area); and
Natural Hazard Overlay Code (Landslide Hazard & Bushfire Hazard).
The application has been assessed against each of the above applicable codes. The pertinent
issues arising out of the assessment against the codes are discussed below:
Page 43 of 118
Section 44
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Reconfiguration of a Lot Code
The proposed subdivision broadly conforms to the provisions of The Noosa Plan’s Reconfiguring
a Lot Code. The application proposes two new residential lots with proposed lot 1 having a lot
size of 5,737m2 and proposed lot 2 with an area of 3,940m2. The proposed lots have an area and
dimension which aligns with the minimum lot sizes of the code and which are suitable to
accommodate the intended use. Providing the application can demonstrate compliance regarding
effluent disposal areas and natural hazards associated to the site, the proposed reconfiguration
would be consistent with this code.
Biodiversity Overlay
The site is broadly affected by the Biodiversity Overlay and has both Environmental Protection
Areas and a Riparian Buffer Area over a vast majority of the site.
The mapped Environmental Protection Area seeks to protect vegetation from fragmentation and
edging effects while maintaining it in manageable and viable configurations. The Biodiversity
Overlay Code intends to achieve these outcomes by ensuring new lot boundaries do not transect
existing vegetation and new lots are only created where suitable house areas are available (e.g.
existing cleared areas). Where vegetation interference is unavoidable, development must be
carried out in a way that maximises vegetation retention.
Similarly, the Riparian Buffer Area under the Biodiversity Overlay Code seeks to exclude all
development from riparian areas to maintain the ecological and environmental significance of the
subject riparian. The code seeks to exclude all development from riparian areas in order to
maintain bank stability, water quality, wildlife corridors and terrestrial habitat.
The application proposes to create tenure for the two existing dwellings by reconfiguring the lot (1
lot into 2 lots) and with the provision of a common access. In order to minimise vegetation
clearing, the proposed common boundary generally follows the bearing of the existing driveway
of proposed lot 1 and only intersects vegetation along the final section where meeting the rear
boundary. The proposed alignment of the boundary is depicted in Figure 4 and 5 below. The
proposed alignment of the common boundary demonstrates compliance with the Specific
Outcomes of the Biodiversity Overlay Code by minimising fragmentation and maximising
retention of existing vegetation. Additionally, the application proposes a covenant area for
environmental purposes over a substantial area of the site securing vegetation to the north with
proximity to the Burgess Creek riparian area. The covenant area also secures a 5m – 6m
vegetation strip along the rear property boundary which aligns with The Noosa Plan’s coastal
hazard provisions where revegetation is sought within a 6.0m setback from seaward boundaries.
The proposed covenant area secures the most significant vegetation over the site and restricts
building and development to existing cleared areas.
The proposed subdivision does not create additional development opportunity or intensification
over the site. Accordingly, the proposed reconfiguration will not significantly increase the scale
and density of development onsite and does not intensify development within the riparian buffer
area.
The proposed reconfiguration layout aligns with the outcomes of the Biodiversity Overlay Code.
Council’s Environment Officer considers the subdivision design is an appropriate response to the
site’s ecological constraints overall, with the registration of a significant covenant area for
environmental purposes adjacent to the waterway ensuring a suitable riparian buffer consistent
with the Overall Outcomes of the Overlay Code.
Page 44 of 118
Section 45
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Figure 4 – Boundary to follow existing driveway
Figure 5 – Red arrow indicative of proposed boundary
Effluent Disposal
The existing duplex development was approved by Council in December 1993 (TPC 2566). As
the site was not within a sewerage service area, an onsite effluent disposal system was approved
which has serviced the development since the commencement of the use.
Council’s Plumbing and Building Section have advised that no records or information is available
regarding the nature of the existing system and its capacity to operate as intended. Moreover, the
application has not provided sufficient information or evidence to suggest that the existing
systems are operating at a reasonable standard and are wholly located within the lots they intend
to serve.
Page 45 of 118
Section 46
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Accordingly, Specific Outcome O1 of the Reconfiguring a Lot Code remains unaddressed as the
applicant has not demonstrated the proposed lots have the appropriate area and dimension to
accommodate the existing effluent disposal system. Furthermore, no information has been
provided to demonstrate the existing systems are appropriately sited and designed to minimise
impacts on water quality and biodiversity.
Third party advice was sought from Unitywater regarding any sewerage connection
requirements. Unitywater advised it does not have any requirements for either proposed lots to
connect to reticulated sewerage as the site is outside Unitywater’s sewerage connection area. A
connection to water supply is however warranted with each proposed lot to be metered
separately.
It is recommended only a Preliminary Approval be granted at this stage. Conditions are
recommended requiring a further code assessable application to be submitted to Council with the
provision of an effluent disposal report prior to the issue of a full approval. The report must
comment on the nature of existing systems and whether they have the capacity to continue
servicing the development without causing harm to the receiving environment. The report must
also provide evidence both proposed lots have an appropriate area and dimension to
accommodate existing systems and do not conflict with the proposed covenant area.
Bushfire Hazard
A large portion of the site to the north and smaller portion to the south is affected by a medium
bushfire hazard area under the Natural Hazards Overlay mapping. Where increasing lots within a
bushfire hazard area assessment is triggered against the bushfire provisions of the Natural
Hazards Overlay Code.
Specific Outcome O10 of the Natural Hazards Overlay Code seeks to maintain the safety of
people and property by avoiding subdivision of sites having a medium or high bushfire hazard.
Alternatively, a site specific bushfire hazard assessment must be provided. To address bushfire
hazard, the hazard assessment must either determine the site as having a low bushfire hazard
rating or provide recommendations as to how bushfire hazard can be appropriately addressed.
The application has not provided the necessary bushfire hazard and management assessment
and, therefore, does not satisfy Specific Outcome O10 of the Natural Hazards Overlay Code. The
applicant maintains that the proposed reconfiguration to create one additional lot does not further
endanger people or property, as two existing dwellings are situated onsite. However, the
proposed subdivision will create two new titles with the potential to introduce two unrelated
owners or parties residing on both proposed lots. A significant covenant area is also proposed
which is within close proximity to both existing dwellings onsite. The intent of the covenant is to
protect vegetation in its current state and evidence is required to ensure bushfire hazard is
acceptable before the proposed subdivision can be supported.
Access & Cross Over
Both dwellings on the site are currently serviced by an existing driveway and cross over which
provides direct access to David Low Way. The existing access was approved under the original
town planning consent for the duplex on the 22nd December 1993.
The standard of the existing access formed a critical component of the engineering assessment
for the proposed reconfiguration. The existing access is substandard and does not provide
sufficient sight lines to conform to the design speed of David Low Way and does not meet
minimum engineering safety standards.
The access is located on a section in David Low Way where sight lines are impeded to the north
by a bend in the road and a natural embankment with vegetation in the road reserve.
Additionally, David Low Way forms a crest to the south which also reduces sight lines for users of
the crossover.
Page 46 of 118
Section 47
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
The application proposes to undertake vegetation clearing and embankment works within the
road reserve to the north and south of the existing cross over in conjunction with improvement
works to the existing driveway and cross over. The application also proposes to provide
approach signage which will alert road users on northern approach. The application has not
provided precise specifications and details of the proposed sight line and driveway works
(including vegetation clearing) and it is therefore recommended that a condition of approval be
included requiring a further operational works application to be lodged.
Council Footpath Encroachment
A section of an existing Council footpath network encroaches onto the site for an approximate
length of 89m. The encroachment generally follows the bearing of the lot boundary along the
south-western section of the site. The applicant has agreed to dedicate a portion of the land as
road reserve where the infrastructure encroaches.
A condition of approval will be included to facilitate the land dedication in order to rectify the
footpath encroachment.
4. CONSULTATION
4.1. IDAS Referral Agencies
The application was referred to the State Assessment and Referral Agency in relation to the
following referral matters:
Concurrence
Department of Environment and Heritage Protection
The Department is a concurrence agency for Reconfiguring a Lot within a Coastal Management
District. On 27 July 2016, the Department advised the development is supported and must be
undertaken in accordance with the approved plans.
4.2. Other Referrals
The application was forwarded to Unitywater and the following internal Council specialists:
Development Engineer;
Environmental Officer; and
Plumbing Inspector.
4.3. Public Notification
Not applicable.
5. CONCLUSION
The application seeks to subdivide the 9,677m2 block into two lots with associated easement for
access and covenant area for environmental purposes. The site is located within the Detached
Housing Zone in the Eastern Beaches Locality.
The site is broadly affected by the Biodiversity Overlay and is located within a Riparian Buffer
Area and Environmental Protection Area. The proposed lot layout appropriately responds to the
sites environmental constraints by nominating a significant covenant area to protect the
ecological values of the Burgess Creek riparian and dunal vegetation located throughout the site.
A 5m – 6m dunal covenant area is also proposed along the rear seaward boundary which aligns
with The Noosa Plan’s coastal hazard area provisions.
The existing access arrangement off David Low Way is substandard and a critical engineering
consideration. The proposed upgrades to the existing access are appropriate and align with
minimum standards.
Page 47 of 118
Section 48
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
The application has not provided sufficient information in order to address bushfire hazard which
affects a large portion of the site to the north and a small portion to the south. Additionally, no
information has been provided regarding the capacity of two existing onsite effluent disposal
systems and their ability to continue servicing the development without causing environmental
harm. A Preliminary Approval only is recommended, with conditions requiring a further code
assessable application to be submitted to address the outstanding bushfire hazard and effluent
disposal issues.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office x Planning & Infrastructure
Community Engagement x Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance x Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 48 of 118
Section 49
ATTACHMENT 1 -Riparian Buffer Mapping
Page 49 of 118
2 ATTACHMENT 1 -Riparian Buffer Mapping
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ATTACHMENT 2- Bushfire Hazard Mapping
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buiddew; paezey ajysng -2 LNSNHOVLLVSection 51
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
3 OPW16/0016 - APPLICATION FOR DEVELOPMENT PERMIT FOR OPERATIONAL
WORKS - PRESCRIBED TIDAL WORKS (DECK)
DOCUMENT INFORM AT ION
Author Coordinator Engineering, Mark Lewis
Planning & Infrastructure Department
Index ECM/Application/OPW16/0016
Attachments 1. Existing aerial photo
2. Proposal plan
3. Existing elevation photo
APPLICATION DETAILS
Applicant Quadrant Holdings Pty Ltd C/- Project Urban
Proposal Operational Works - Prescribed Tidal Works (deck)
Properly Made Date 18 May 2016
Information Request Date 3 June 2016
Information Response Date 12 July 2016
Decision Due Date 19 September 2016
Number of Submissions Not applicable
PROPERTY DETAILS
Property Address 2 Parkyn Court, Tewantin
RP Description Lots 388 & 400 MCH 839039 & Lot 178 MCH 5169
Land Area 1.451 Ha
Existing Use of Land Noosa Marina
STATUTORY DETAILS
SEQRP Designation N/A
Locality Tewantin
Zone Open Space Recreation
Overlays Acid Sulfate Soils, Flood Hazard
Assessment Type Code
Page 51 of 118
Section 52
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
RECOMMENDATION
That Council note the report by the Coordinator Engineering to the Planning & Environment
Committee Meeting dated 6 September 2016 regarding application OPW16/0016 for a
Development Permit Operational Works – Prescribed Tidal Works (Deck) and refuse the
application for the following reasons:
1. The proposed deck does not comply with Overall Outcome and Specific Outcomes of the
Noosa Plan’s Watercourses Works Code;
2. The proposed deck is contrary to the “Purpose of Code” of the IDAS Code of the Coastal
Protection and Management Regulation 2003 and does not comply with Specific Outcomes
of the IDAS Code of the Coastal Protection and Regulation 2003;
3. The proposed development will reduce the marine uses of the site and intensify the
commercial uses by increasing the available deck areas within the marina; and
4. The proposed deck adds a substantial area and additional built form on the Noosa River, is
likely to increase traffic volumes on adjoining lands and there are insufficient parking
facilities available in the area.
REPORT
1. PROPOSAL
This application seeks approval to construct a deck at the Noosa Marina. The proposed works
consist of removing the existing floating structure adjacent to the northern side of Noosa Marina
and replacing it with a deck structure that extends from the existing buildings across to the
boundary of the lease area. The existing floating structure is approximately 2m wide x 45m long
and its purpose is to provide access to moored vessels (refer Attachment 1). The proposed
structure ranges from 6m up to 7.8m in width and is 58.87m long overall (refer Attachment 2).
The applicant in their application material states “The proposed works will provide improved
facilities for existing site uses” and in their response to an item in Council’s information request
states “Approval of the deck as prescribed tidal works does not convey any additional
commercial use rights or activity. While it is agreed that the deck will replace an existing pontoon,
the pontoon does not get used as the area is in need of constant dredging and is unviable as a
mooring as the flow of water from Doonella Lake and the bend in the river leads to continual
deposits of sand. The water is just too shallow to moor boats during all tide levels. That being
said the deck is consistent with the existing use rights for marine facility purposes and will
complement the existing and permitted site activities, irrespective of Council’s perception that it
reduces the amount of ‘marine’ activity.”
The proposed structure has been designed by a marina consultant (International Marina
Consultants) and has been certified by an RPEQ (Registered Professional Engineer of
Queensland). The design is in accordance with the relevant structural requirements for both the
Noosa Plan Watercourses Works Code and the IDAS Code of the Coastal Protection and
Management Regulation 2003.
Council’s concerns relate to the scale of the proposed deck and the potential use of the proposed
deck area.
In regard to the IDAS Code of the Coastal Protection and Management Regulation 2003
Purpose of the Code
The purpose of the code is to ensure prescribed tidal work for which it applies –
(a) Is compatible with the character and amenity of its surrounding area
...and...
(d) Is adequately serviced with infrastructure, including, for example, infrastructure for the
supply of water or the discharge of sewage;
Page 52 of 118
Section 53
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
The code sets out a number of specific outcomes and probable solutions for the works. The
following specific outcomes are of most relevance for the assessment.
O2.2 Prescribed tidal work not in a canal and for a non-private purpose is compatible with its
location, having regard to the following-
(a) The character and amenity of the work’s immediate surroundings and the locality within
which the work is located;
(b) If the relevant planning scheme states the desired character or amenity for the work’s
immediate surroundings or the locality within which the work is located – the stated desired
character or amenity
O3.1 Prescribed tidal work is of a height, scale and size to ensure the work is compatible with the
character and amenity of its location, having regard to the following:
(a) The height, scale and size of the natural features of the work’s immediate surroundings and
the locality within which the work is located,
(b) The height, scale and size of the existing buildings or other structures in the work’s
immediate surroundings and the locality within which the work is located,
(c) If the relevant planning scheme states the desired height, scale or size of buildings or other
structures in the work’s immediate surroundings or the locality within which the work is
located – the stated desired height, scale or size.
O11.1 Prescribed tidal works has appropriate infrastructure, including, in particular, road access,
parking facilities, sewerage services and water services, having regard to –
(a) The nature and scale of the work; and
(b) The number of people that may be on or at the work at any time; and
(c) The number of vehicles that may be on or moored at the work at any time; and
(d) The protection of any foreshores near the work and the vegetation and marine plants on
the foreshores
The following comments were provided by Council’s Coordinator Planning in regard to the
Watercourses Works Code of the Noosa Plan:
O4 Prescribed tidal work does not include extensions of on-site recreational areas unless there is
a clear demonstrated public benefit and public support.
The works are clearly designed to provide an extension of the on-site recreational, commercial
and public spaces on the site. The applicant submits existing outdoor dining areas will be
“transferred” to the new deck area but there is no mechanism under this approval for that to
occur. Overall the development will increase the amount of recreational, commercial and public
deck space on the site and the development does not serve any marine purpose. Instead, the
raised extension removes an existing docking facility on the northern side of the marina and
reduces the amount of “marine” activity on the site, replacing it potentially with further commercial
activity.
The increased deck area is likely to result in increased commercial activity on the site but the
development is unable to provide additional car parking to service additional activity. Car parking
demand at the existing development is regularly observed to significantly exceed the available
spaces at the development.
O5 Prescribed tidal works are designed and sited to ensure—
a) they are contained within the prolongation of boundaries of the lot;
b) that when a vessel is berthed it does not encroach over the prolongation of boundaries of
the lot;
Page 53 of 118
Section 54
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
c) a high level of visual amenity is maintained when viewed from the watercourse and
adjoining lands;
d) they avoid conflicts with uses in the water and on the foreshore and adjoining lands;
e) cluttering of watercourses is avoided;
f) excessive traffic volumes within foreshore areas and adjoining lands are avoided;
g) materials blend with the natural surrounds; and
h) they reflect the character and setting of the immediate surrounds or the locality.
The deck extension removes the existing docking facility for vessels and extends a raised deck to
the lot boundary. Boats at the new deck would be unable to dock within the lot.
O8 Large jetties, pontoons and wharves that are capable of serving other uses, such as for
private recreational purposes, are not permitted.
O9 Prescribed tidal works are designed and constructed for the sole purpose of providing access
to vessels and are sited and designed to avoid—
a) cluttering of watercourses;
b) excessive traffic volumes within foreshore areas and adjoining lands; and
c) conflicts with uses on the foreshore and adjoining lands;
d) unacceptable risks to personal and public safety.
The proposal is for a very large deck designed to provide for outdoor dining and commercial
areas. The deck is not for marine purposes and reduces the overall marine functions of the
development.
The deck adds a substantial area of additional built form on the Noosa River and adds additional
bulk and visual clutter.
The deck is likely to increase traffic volumes on adjoining lands already subject to intensive
activity and parking demand. The development is unable to cater for additional traffic or parking
demand within the site.
The deck extends toward the public jetty directly to the north and would appear to restrict the
utility of that public jetty somewhat. The works would also result in the removal of an existing
table and chairs located in the foreshore area adjacent to the entrance/carparking.
2. CONSULTATION
2.1. IDAS Referral Agencies
The application was referred to the Department of Infrastructure, Local Government and Planning
(SARA) as a concurrence agency. The Department’s response was issued on the 25 July 2016.
The response was an approval with conditions.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office x Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 54 of 118
Section 55
Page 55 of 118
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Page 56 of 118
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
4 132003.221152.5 CHANGE TO AN EXISTING APPROVAL FOR MATERIAL CHANGE
OF USE FOR A DWELLING TO INCLUDE AN UNROOFED DECK AND RETAINING
WALL ADDITIONS AT 12 PARK ROAD, NOOSA HEADS
DOCUMENT INFORM AT ION
Author Development Planner, Glen Conforti
Planning & Infrastructure Department
Index ECM / Application / 132003.221152.5
Attachments 1. Proposal Plans
APPLICATION DETAILS
Applicant G. Woolley C/ Martoo Consulting
Proposal Change to an Existing Approval
Properly Made Date 20 May 2016
Information Request Date 1 June 2016
Information Response Date 15 July 2016
Decision Due Date 15 September 2016
Number of Submissions Not Applicable
PROPERTY DETAILS
Property Address 12 Park Road, Noosa Heads
RP Description Lot 54 RP 52918
Land Area 794m²
Existing Use of Land Dwelling
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosa Heads
Zone Detached Housing
Overlays Natural Hazards Overlay – Landslide Hazard
Natural Hazards Overlay – Medium Bushfire Hazard
Assessment Type Change to Approval
Page 58 of 118
Section 59
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
RECOMMENDATION
That Council note the report by the Development Planner to the Planning and Environment
Committee dated 6 September 2016 regarding Application No. 132003.221152.5 for a request to
change a Development Permit for Material Change of Use for a dwelling house to include a
retaining wall and unroofed deck, situated at 12 Park Road, Noosa Heads and:
A. Approve the change with additional Conditions 47, 48, 49, 50, 51 and 52 being included as
follows:
Additional Conditions September 2016
47. Development undertaken in accordance with this approval must comply with the
approved plans of development. The approved plans are listed in the following table
unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
MB_12PR_01 F Cover Sheet, prepared by Myles Baldwin Design 08.07.16
MB_12PR_02 F Landscape Plan, prepared by Myles Baldwin Design 08.07.16
MB_12PR_03 D Elevation / Section, prepared by Myles Baldwin 08.07.16
Design
MB_12PR_08 B Sewer Setback Detail, prepared by Myles Baldwin 08.07.16
Design
MB_12PR_09 B Existing Plants, prepared by Myles Baldwin Design 08.07.16
48. The Approved Plans must be amended to incorporate a minimum 2 metre setback for
all structures to the Park Road boundary. The amended plans must be submitted to
Council prior to the issue of any Development Permit for Operational Works*. *(Refer
to Advisory Note)
49. The 2 metre setback must be densely landscaped in accordance with Planning
Scheme Policy PSP3 Landscaping Plants and Guidelines and an Operational Works
Approval and must in particular include:
a. existing native trees including but not limited to trees 61, 62, 181, 171 and 175
retained in accordance with an Arborist Report prepared by a suitably qualified
person.
b. under storey plants that grow to a minimum height of 4m
c. four (4) 100lt endemic native trees planted at equal spacing along the length of
the structure.
50. Security in the form of a cash bond or trading bank guarantee to the sum of $10,000
must be submitted to Council, to secure performance of all conditions of this
approval, prior to the issue of a Development Permit for Operational Works. The cash
bond or trading bank guarantee will be returned on performance of the conditions of
approval less any costs incurred by Council in respect of enforcing performance of
this permit. Council reserves the right to call upon the bond or guaranteed sum to
effect compliance with conditions.
51. The works must comply with the terms of Easement B on RP 177551.
52. The works must be carried out generally in accordance with the Construction
Management Plan, prepared by TOD Engineers and Project Managers, dated July
2016 and the Slope Stability Assessment – Proposed Deck, Project No. 16072-001-
Rev0, prepared by Tectonic Geotechnical & Environmental Engineers, dated 14 April
2016.
B. Advise the applicant to cease pruning the trees in the road reserve in front of the subject
site.
Page 59 of 118
Section 60
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
REPORT
1. PROPOSAL
The proposal seeks changes to the development approval for a detached house to include a
retaining wall and an unroofed deck with a zero boundary setback to Park Road. The height of
the new deck is up to 4.5m above the natural ground level and extends from an existing level
turfed pad to the Park Road boundary. The deck addition is approximately 78m² and is a
suspended concrete structure supported by concrete columns set back approximately 2m from
the edge of the structure. Soil and turf is proposed on top of the concrete structure and an ‘up-
stand’ edge, which supports the glass balustrade, is proposed to be stone clad. Figure 1 below
shows the structures location and Figures 2 and 3 show construction details of the proposal.
Figure 4 shows the existing turfed area.
Figure 1 – Deck location
Page 60 of 118
Section 61
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Figure 2 – Cross section
Figure 3 – Detail of up-stand beam, soil structure and drainage.
Page 61 of 118
Section 62
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Figure 4 – The existing level turfed area and deck location
2. SITE DETAILS
2.1. Background
The Planning Scheme limits dwelling houses on 6 – 14 Park Road to a maximum gross floor area
of 150m². This maximises the retention of vegetation on Noosa Hill and maintains a green back
drop to Noosa Main Beach.
On 29 October 2004 Council issued an approval for a dwelling. The following changes to the
approval have been issued:
9 October 2006 - allowed a tree to be removed
9 August 2006 - permitted the sewer and stormwater lines to discharge to Park Road rather
than to Allambi Rise
27 September 2007 - approved a 50m² extension to the dwelling.
2.2. Site Description
The site contains an existing dwelling nestled amongst the vegetated steeply sloping lot (approx.
30% slope). Vehicle access is from 9 Allambi Rise via an access easement. Figure 5 shows an
aerial view of the subject site.
Page 62 of 118
Section 63
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Figure 5 – Aerial view
2.3. Surrounding Land Uses
Immediately to the north is a detached dwelling accessed from Allambi Rise. Further to the north
with frontage to Park Road are units that are considerably elevated above Park Road and
accessed from an Allambi Rise ‘service’ road.
Immediately to the south is a detached dwelling owned by the applicant. This dwelling has direct
vehicle access to Park Road from a basement garage which is within the Park Road setback
area. Further to the south are detached dwellings, unit blocks and mixed uses fronting Hastings
Street.
To the west across Park Road is Noosa Main Beach and units fronting the beach.
Page 63 of 118
Section 64
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
The proposed change to the development approval requested by the applicant is considered to
constitute a permissible change because:
The change would not result in a substantially different development as there is no change
to the approved use onsite;
The change would not trigger a new referral to the State Assessment and Referral Agency;
The changes do not involve prohibited development.
On this basis, the applicant is considered to be following the lawful process in making the
request.
3.2. State and Other Statutory Instruments
South East Queensland (SEQ) Regional Plan 2009 - 2031
The site is located within the Urban Footprint of the SEQ Regional Plan. The proposal is
consistent with the regional policies of the SEQ Regional Plan.
State Planning Regulatory Provisions
The following State Planning Regulatory Provisions apply to the application:
SEQ Regional Plan Regulatory Provisions
The proposal is for an urban activity within the Urban Footprint and is consistent with the SEQ
Regional Plan Regulatory Provisions
3.3. Statutory Instruments – Planning Scheme
The subject site is located in the Noosa Heads Locality and is zoned Detached Housing. The
dwelling and associated buildings and structures are identified as a consistent use within the
zone.
Land Use & Works Provisions
The proposal is subject to the Building Works Code. The proposal generally complies with the
provisions of the Code except for setbacks. The applicant seeks a zero boundary alignment for
approximately 13m and therefore does not comply with the required 6m setback set out by
Probable Solution S1.1 of the Code.
Therefore the proposal must be assessed against the corresponding Specific Outcome O1 which
reads:
O1 Buildings and other structures are appropriately designed and sited to—
a) provide amenity for users of the premises as well as preserve the visual and
acoustic privacy of adjoining and nearby land uses;
b preserve any existing vegetation that will buffer the proposed building from
adjoining uses;
c) allow for landscaping to be provided between buildings;
d) maintain the visual continuity and pattern of buildings and landscape elements
within the street;
e) for class 10a structures, do not visually dominate the street;
f) avoid any significant adverse impacts on the natural values of watercourses and
their foreshores, including those of the Noosa River and its lakes; and
g) do not interrupt the natural cycles of erosion and accretion of watercourses and
foreshore areas
Page 64 of 118
Section 65
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
A 0.72m stone clad up-stand faces Park Road at a height varying from 1m to 4.5m above the
natural ground level. Exotic dwarf palm species and 2 small immature native trees (Acema
hemilampra and Endiandra sieberi) are proposed to be removed for the construction of the
structure. Figure 6 below shows the elevation presenting to Park Road and Figure 7 shows the
proposals approximate level.
Figure 6 – Elevation facing Park Road
Figure 7 – The red line is the approximate height and location of the deck. The photo is taken from
Noosa Main Beach.
Page 65 of 118
Section 66
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
The proposal does not retain any vegetation that would sufficiently screen the structure and does
not allow for landscaping (being built to the boundary) between the development and the
boundary. Landscaping is proposed beneath the structure which is unlikely to do well, and will
not provide visual screening. Without adequate screening there is potential to negatively impact
on the visual amenity of the area. The road reserve is well vegetated and would provide some
visual buffer, but it is not appropriate to rely upon road reserve vegetation to buffer development,
as this vegetation may need to be cleared for future works. The proposal for a zero setback to
Park Road is considered to conflict with Specific Outcome O1 and is not supported.
Given structures are located within the 6m setback adjoining at 10 Park Road and nearby at 6
and 8 Park Road and 81 Hasting Street, it is recommended the structure be setback a minimum
of 2 metres, generally consistent with these existing structures. This will provide sufficient area
for landscaping within the site, retain some small native trees, maintain the established pattern of
built form setbacks in Park Road and protect Noosa Hill’s green back drop.
The structure is proposed partially within an easement which runs along the northern boundary of
the site and of 9 Allambi Rise and is for ‘right of way’. A condition is recommended to ensure the
works are permitted under the terms of the easement.
Overlay Provisions
Natural Hazards Overlay Code – Landslide Hazard is applicable to this application.
The applicant has provided a geotechnical report, engineering design and a construction
management plan that demonstrates the site is safe from landslide during and after construction
and can be constructed with minimal impediment to traffic on Park Road.
Other Planning Matters
The applicant has pruned the canopy of trees in the road reserve for views to Laguna Bay (as
seen in Figure 7 above). It is recommended the applicant be advised to stop pruning the
vegetation in the future.
4. CONSULTATION
4.1. Other Referrals
The application was forwarded to Unitywater and the following internal Council specialists:
Engineering Officer
Their assessment forms part of this report.
5. CONCLUSION
The proposal is considered not to meet Specific Outcome O1 of the Building Works Code as the
proposed zero setback to Park Road does not allow landscaping within the site to sufficiently
screen the class 10a structure. The under floor landscaping proposed, will not provide screening
to effectively maintain the green back drop of Noosa Hill that The Noosa Plan seeks to protect.
However, should the proposal be setback a minimum of 2m, this would be consistent with the
established setbacks nearby and provide sufficient space for landscaping within the site to
provide screening. A condition is therefore recommended to setback the structure 2m from the
Park Road boundary and the application is recommended for approval on that basis.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Office X Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance Planning & Environment
Human Resources Strategic Land Use Planning
Page 66 of 118
Section 67
ATTACHMENT 1
Page 67 of 118
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Page 68 of 118
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Page 68 of 118Section 69
Page 69 of 118
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5 1 1 1 225 1 136 3226 8 28 15 —_Section 70
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
5 PROPOSAL TO PREPARE A NEW PLANNING SCHEME
DOCUMENT INFORM AT ION
Author Planning Scheme Project Manager, Raul Weychardt
Planning & Infrastructure Department
Index ECM/Project & Contract/Planning Scheme Review 2016 – Project Planning
ECM/Subject/Noosa Plan Planning Scheme
Attachments 1. The Noosa Plan 2006 – Ten Year Review
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Planning Scheme Project Manager to the Planning &
Environment Committee Meeting dated 6 September 2016 in relation to the proposal to prepare a
New Planning Scheme and:
A. Endorse the document The Noosa Plan 2006 - Ten Year Review as provided at
Attachment 1 to the report;
B. Propose to prepare a new Planning Scheme for the whole of Noosa Shire;
C. Authorise the Chief Executive Officer to prepare a Statement about State Interests; and
D. Advise the Minister of this decision.
REPORT
This report is intended to enable Council to formally resolve to prepare a new planning scheme to
replace The Noosa Plan 2006.
1. Planning Legislation
The Noosa Plan 2006 was prepared under the Integrated Planning Act 1997. Since
commencement of The Noosa Plan, planning legislation has changed with commencement of the
Sustainable Planning Act 2009 which remains current. However the Queensland Parliament
recently passed the Planning Act 2016 which is anticipated to have effect in mid-2017.
This report recommends Council makes a decision to prepare a new planning scheme under the
Sustainable Planning Act 2009. Transitional provisions of the Planning Act 2016 enable the
planning scheme making process to be continued seamlessly under that Act when it takes effect
in 2017 (Section 286 of the Planning Act applies).
A planning scheme prepared under Queensland legislation ultimately requires approval of the
Minister, and to facilitate this process, the State Government provides specific guidance material
to councils in preparing new planning schemes. Apart from addressing local planning issues, a
new planning scheme is required to take account of broader inputs from the State Government
and these are called State Interests. The legislation outlines the process for preparing a new
planning scheme and more detailed requirements and specifications are contained in the
statutory guideline ‘Making and Amending Local Planning Instruments’.
Page 70 of 118
Section 71
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
2. The Noosa Plan 2006
The Noosa Plan commenced in February 2006 and built upon the approaches of the previous
town planning scheme, including the innovative 1997 Strategic Plan.
The Integrated Planning Act introduced a performance-based planning system for Queensland
and also a single integrated development assessment system. While previous planning schemes
had been very prescriptive, newer schemes were reliant on delivering (or at least enabling)
outcomes.
The Noosa Plan 2006 contains a Strategic Framework and Community Vision (which plays no
role in development assessment) and Desired Environmental Outcomes. It introduced a range of
development assessment provisions such as locality codes, land-use codes and mapping
overlays. The core provisions of The Noosa Plan were the land use zoning maps, use definitions
and the tables of assessment that indicated the type of process to be used to assess
development types.
The State Government also introduced triggers that required specified development applications
to be referred to various State agencies for assessment as part of the development process.
The SEQ Regional Plan 2005 also had a statutory influence on the provisions of planning
schemes in south-east Queensland, especially in relation to development outside of the Urban
Footprint.
3. The Sustainable Planning Act 2009 (SPA)
The Noosa Plan 2006 has similar effect under the Sustainable Planning Act as the Integrated
Planning Act, being authorised under transitional provisions. Section 91 of the SPA requires
councils to undertake a ten-year review of their planning schemes. The review must include an
assessment of the achievement of the strategic outcomes stated in the planning scheme. From
the review Council must:
(a) propose to prepare a new scheme; or
(b) propose to amend the scheme; or
(c) if the local government is satisfied the scheme is suitable to continue without
amendment—decide to take no further action.
Attached to this report is a review of The Noosa Plan. The review concludes that The Noosa
Plan has served Council and the Noosa community well but a new scheme is desirable for the
following reasons:
Queensland Parliament has passed two planning Acts since 2006,
New and updated plans and strategies have been adopted by Council in the interim, and
It would be desirable to refresh many of the provisions.
Upon Council deciding to make a new planning scheme, the Minister is to be advised of that
decision. According to the statutory guideline, the notification to the Minister is to be
accompanied by a statement of the State interests expressed in a regional plan or State Planning
Policy the local government considers relevant, and how these may be integrated within the
proposed planning scheme. The statutory guideline also sets out the process for the State
Government to respond to Council about State interests. This information is important for the
drafting of the new planning scheme and the timing of this report is intended to allow sufficient
time for the State Government to respond this calendar year.
Page 71 of 118
Section 72
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Previous Council Consideration
Council, at its meeting of 6 March 2014 resolved to commence the process of making planning
scheme amendments to the Noosa Plan. At the same time, Council resolved not to proceed with
the previous Sunshine Coast Regional Council Draft Planning Scheme process which applied to
the Noosa Shire area.
In March 2014 Council undertook a detailed assessment of issues requiring to be addressed in
The Noosa Plan. It was felt at the time that as a new organisation there were more pressing
priorities than commencing a new planning scheme and that until Council had determined its
policy position on a range of issues it would be premature to even undertake a new Strategic
Framework. Therefore work commenced on a “fine tune” of The Noosa Plan rather than a
“redraft”.
Following Councillor workshops and preliminary consultation, Council, at its meeting of 28 August
2014 resolved to amend the planning scheme, in regard to various issues. These amendments
are yet to take effect.
Council has also initiated a review of the Priority Infrastructure Plan to bring it into compliance
with the Sustainable Planning Act as a Local Government Infrastructure Plan.
In December 2015 Council considered a report that provided an overview of the timeline,
resource requirements, estimated budget and other considerations for undertaking a new
planning scheme project. As a consequence, budget provision has been made for preparing the
new scheme and assembling a project team.
Finance & Risk
Council considered the following estimated project costs at its meeting in December 2015.
The risks of not having in place an appropriate planning scheme could be detrimental to the
Noosa community, the Noosa environment, future business and employment opportunities and
the efficient use of land and infrastructure.
Consultation
External Consultation - Community & Stakeholder
Nil. This report is solely intended to enable Council to determine whether to continue with The
Noosa Plan, amend it or replace it. Given there is a strong case for replacement of The Noosa
Plan, community consultation is not seen as being a necessary step to this decision. If Council
does decide to prepare a new planning scheme then there will be extensive community
engagement in that process.
Page 72 of 118
Section 73
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 6 SEPTEMBER 2016
Internal Consultation
Planning and Environment staff were consulted about this report.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance X Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 73 of 118
Section 74
ATTACHMENT 1
Page 74 of 118
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The Noosa Plan 2006
Ten Year Review
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Page 74 of 118Section 75
Page 75 of 118
© Noosa Council 2046
General Enquiries:
By telephone: (07) 5329 6500
Fax: (07) 5329 6501
Street Address: 9 Pelican Street, TEWANTIN
Postal address: PO Box 141, TEWANTIN QLD 4565
Page 75 of 118Section 76
Page 76 of 118
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Page 77 of 118
1. Purpose of this Report
The Noosa Plan commenced in 2006 and was prepared pursuant to the Integrated Planning Act
1997. The Sustainable Planning Act 2009 replaced the Integrated Planning Act, but authorised the
continued operation of planning schemes under transitional provisions.
Section 91 of the Sustainable Planning Act requires Councils to undertake a ten-year review of
their planning schemes. From the review Council must:-
1. Propose to prepare a new scheme,
2. Propose to amend the scheme, or
3. If Council is satisfied the scheme is suitable to continue without amendment - decide to take
no further action.
This report provides a review of The Noosa Plan for the purposes of Section 91 of the Act. The
only specification included in the Act about the review is that it must include an assessment of the
achievement of the strategic outcomes stated in the planning scheme.
2. Background
2.1 Legislative context of The Noosa Plan
The Integrated Planning Act 1997 introduced a performance-based planning system for
Queensland and also a single integrated development assessment system. The Sustainable
Planning Act 2009 built upon those foundations.
A performance-based planning system characterises development outcomes (as opposed to the
specific standards that were applied previously). Proposed development is tested against
measures included in codes and should be meeting specific outcomes by complying with probable
solutions. However the assessment involves a wide degree of flexibility and development can
propose alternative solutions provided the outcomes are met and if they are not, there must be
alternate demonstration of compliance with higher levels of policy.
The integrated development assessment system is built around a founding principle that there be
only one assessment manager for every development application. Other authorities may have an
influence on the development decision but their involvement and level of authority is governed by
regulation. Most development applications have a Council as the assessment manager but a
notable exception is building works development which may be assessed and decided by a private
building certifier.
The Noosa Plan 2006 complied with those systems and introduced a range of new development
assessment provisions such as locality codes and land-use codes. Mapping overlays had the
effect of adding the provisions of an overlay code to assessment of development on land identified
by the overlay.
The Noosa Plan 2006 — Ten Year Review Page 2
Page 77 of 118The text continues on section 78.