2016-09-06 - Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                 6 SEPTEMBER 2016



 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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