2016-09-06 - Planning & Environment Committee Agenda

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.




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