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Town Planning Report
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Development Application For for a Material Change of Use – Open Space Type 2 - Campground at 240 Wilderness Track, Noosa North Shore And described as lot 32 on MCH4399 and Part of Lot 1010 on NPW686 For Noosa Council Prepared: February 2017 02174- A
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
Application for a Material Change of Use – Open Space Type
2 Campground over land at 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of lot
1010 on NPW686
Prepared for:
Noosa Council.
Consultants:
Martoo Consulting Pty Ltd.
PO BOX 1684
NOOSA HEADS Q 4567
Telephone: 07 5447 2550
© Martoo Consulting Pty Ltd 2015
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to or accepts any
responsibility to any third party who may rely upon this document.
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
Contents
1 Introduction 4
2 Basic Information 5
3 The Characteristics of The Site 6
3.1 Site Characteristics 6
3.2 Existing Infrastructure Servicing the Site 7
3.3 Site Contamination 7
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area 8
4.2 Surrounding Road Network 9
5 Background 10
6 The Proposal 12
7 Development Assessment 13
7.1 Statutory Instruments 13
7.2 Noosa Plan 14
7.2.1 Noosa North Shore Locality 14
7.2.2 Applicable Codes 14
7.2.3 Overlays 16
8 Conclusion 17
Annexures 18
Annexure A: Proposal Plans
Annexure B: State Assessment Development Provision Module 10 – Coastal Protection.
Annexure C: Bushfire Risk Assessment and Bushfire Risk Management Plan
Annexure D: Noosa North Shore Locality Code
Annexure E: Community Uses Code
Annexure F: Draft Landscape Concept Plan
Annexure G: Natural Hazard Code
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
1 Introduction
This planning report has been prepared for Noosa Council being the applicant of a development
application for a Material Change of Use of Premises for an extension to an existing campground known
as the Noosa North Shore Beach Campground. This application is being lodged to resolve historic
encroachments as well as rehabilitate, revegetate and upgrade the facilities on site.
The subject site is described Lot 32 on MCH4399 and part of Lot 1010 on NPW686 and is within the
Noosa Shire local government locality.
The proposed development of this site constitutes ‘development’ as defined by Section 7 of the
Sustainable Planning Act 2009. This development application seeks a Development Permit for a Material
Change of Use of Premises for Open Space Type 2 - Campground on the site. The proposed use is
deemed impact assessable development under the provisions of the Noosa Plan 2006 and the
Sustainable Planning Act 2009.
This planning report covers the following matters in order to assist the assessment of this development
application:
Section 2: The basic details of the application as extracted from certain parts of the
application forms;
Section 3: A description of the subject site;
Section 4: A brief description of the locality surrounding the subject site;
Section 5: An explanation of the proposal;
Section 6: An assessment of the proposal against the Noosa Plan 2006; and
Section 7: A conclusion that provides summary grounds, which support the approval of
the application as proposed.
The Noosa Council is the Assessment Manager for this development application.
Any words or terms are shown in italic font in this proposal report, refer to either relevant state legislation
direct quotes from this planning scheme as indicated. Words in bold font refer to definitions as detailed
by the Noosa Plan.
The report concludes that the proposal is appropriate for the site and should be approved as it formalises
several of the historic encroachments that have occurred as well as undertaking rehabilitation and
ugrades that improve the amenity and environmental conditions of the site.
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
2 Basic Information
Basic information relating to this development application includes:
Applicant: Noosa Council C/- Martoo Consulting, PO Box 1684, Noosa Heads
Qld 4567
Address of Site: 240 Wilderness Track, Noosa North Shore
RPD of Site: Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Owners: Queensland Parks and Wildlife Service
Area of Site: Lot 32 – 5.88 ha and Part of Lot 1010 – 2.78 ha
Current Use of Site: Open Space Type 2 Campground
South East Regional Landscape and Rural Production Area
Queensland
Regional Plan:
Planning Locality: Noosa North Shore
Zone: Open Space Recreation and Open Space Conservation
Overlays: Biodiversity
Natural Hazard – Bushfire & Acid Sulfate Soils
Proposal: Open Space Type 2 Campground
.
Approvals Sought: Development Permit for Material Change of Use of Premises
Administering
Authority: Noosa Council
Consultants for
development Town Planners: Martoo Consulting
application:
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
3 The Characteristics of The Site and Surrounds
3.1 Site Characteristics
The land, the subject of this application (to be known as the site), is located at 240 Wilderness Track,
Noosa North Shore and described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686.
Lot 32 contains an approved existing campground known as the Noosa North Shore Beachfront
Campground and is of an irregular shape with direct frontage to the unmade gazetted road called the
Esplanade which forms the eastern boundary of the site. Lot 32 is bounded to the north, west and south
by the Great Sandy Resources Reserve. The existing campground is approved for up to 200 sites which
comprise informal grassed and wooded camp sites which are located within the existing vegetation and
are accessed by sand and gravel tracks that wind through the vegetation. The southeastern corner of this
lot site is relatively open with grassed camping extending into the road and adjoining lot.
The Noosa North Shore Beachfront Campground also provides an entry kiosk and office, managers
residence and central amenities block with septic tanks and shed to the centre front of the site. Car
parking facilities for 21 cars and 3 trailers are provided to the front of these facilities. This lot is well
vegetated with a mixture of native vegetation and some cleared camping sites.
The existing campground has extended beyond the boundaries of Lot 32 into the Esplanade to the west
and southwards into Lot 1010 which is the Great Sandy Resources Reserve. The northern corner of this
portion of the site has been cleared through camping activities with a loop road extending from the
approved campground to this portion of the site.
The site currently gains access off a sealed access track that extends through the Great Sandy
Resources Reserve and connects to Beach Road to the south which is a gazetted road.
Refer figure 1 below for an aerial photograph of the site.
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
Subject site
Figure 1 – Aerial Photograph of the site. Source: Google maps
3.2 Existing Infrastructure Servicing the Site
The subject site currently has limited infrastructure which includes power, telecommunications and a
bitumen roadway provide access to the site.
3.3 Site Contamination
The site is not on the Environmental Management Register, established under the Environmental
Protection Act 1994 and to the best of our knowledge is not contaminated.
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the
Surrounding Area
The site is located on the Noosa North Shore in an area that is relatively undeveloped and surrounded to
the north, west and south by the Great Sandy Resources Reserve. The Esplanade reserve bounds the
site to east.
The site is approximately 4 kilometers from the Noosa North Shore Retreat which has a limited range of
facilities and 6.5 kilometers to the North Shore ferry.
Subject site
Figure 2 – Site and Surrounds Source: Google maps
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
4.2 Surrounding Road Network
As detailed above access to the site is via a sealed road which extends through the existing reserve. This
road is sealed and connects to Beach Road, Maximillian Road which then connects and to the Noosa
Ferry. The site also has direct access the beach to the north via the beach access known as Third
Cutting.
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
5.0 Background
In 1986, Noosa Council approved a rezoning of the site to the Special Facilities (Camp ground) zone to
permit camping from the site. A Lease was subsequently entered into with the State allowing for a
campground of up to 200 sites and associated facilities.
Documentation and aerial photography indicate that the campground has been operating beyond the
approved boundaries since the 1980’s.
Figure 3 – Aerial photograph 1989 Source: QImagery
Council has been working with State Government agencies for more than 20 years to consolidate land
tenure arrangements on the Noosa North Shore for a range of properties including the subject site, to
enable a consistent land management regime be put in place. In April 2006, Council resolved to:
• Adjust the boundary of the Noosa North Shore Beach Campground to the south involving
revocation of part of Lot 1010 NPWS 686.
• Dedicate the road reserve over the existing formation of the Wilderness Track through Lot 1010
NPW 686 (Regional Park - Great Sandy Resource Reserve), requiring excision from National
Park.
• Transfer the balance area west of the road dedication to National Park (very small piece of land
that would be alienated as part of the road dedication).
The negotiations with the Department of Environment and Heritage Protection (DEHP) concerning the
land adjustments have been protracted, but are now progressing well with the DEHP currently
progressing with the excision of the southern portion of the site from National Park.
In December 2015, Council resolved to engage a multi-disciplinary team to assess options and develop a
master plan for the upgrade of the campground. As part of this resolution, Council noted that there had
been limited investment in the campground over the past 30 years which had resulted in operational
difficulties relating to site layout, site capacity, water supply and effluent disposal.
Following Councils resolution of December 2015, Colliers International (which included a design team
comprising Hassell Studio (landscape architects), Bligh Tanner (Engineers), Gabrielle & Elizabeth Poole
Design Company (architects) and Tim Benneton Architects), was engaged to prepare a plan to prepared ,
feasibility options and plans for the upgrade of the existing campground and address the historic
intrusions into the National Park and road.
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
Separate to this application, Council has lodged survey plans with the State which detail, the creation of
road to the west of the site (includes the carparking area in front of the main access) and inclusion of the
area to the south of the existing boundary.
The applicant has attended a pre-lodgment meeting with the Department of Infrastructure, Local
th
Government and Planning on the 24 January 2017 at which the proposal for a future development
application was discussed.
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
6.0 The Proposal
This application seeks to formalise use of the area of historic encroachment to the south of Lot 32. Lot 32
has existing use rights for the campground whereas the area of encroachment does not. As detailed
above the tenure arrangements for the encroachment are currently being formalised.
The applicant also intends to rehabilitate, revegetate and upgrade the entire campground with works to
include:
• Weed removal.
• Removal of camping from sensitive esplanade and dune area.
• Rehabilitation and replanting of encroachments to the north and east.
• Full fencing and rehabilitation of the dune area (Esplanade), including a multitude of informal
beach access tracks and campground encroachment.
• Formalisation/consolidation of a small number of beach access tracks/boardwalks.
• Revegetation across the campground site to create individual, defined “bush camping” style sites.
• New effluent and wastewater system to cease on-site treatment. Holding tanks will be used and
waste will be carted for treatment at a Unitywater treatment plant.
• Minimised disturbance/removal of existing native vegetation.
The existing entrance to the site will be maintained and improved with a new kiosk and reception area
proposed.
The area of the extension will be used as for camping purposes with grassed sites and road access
however no further amenities will be provided on this portion of the site.
The proposed works remain within the existing approved 200 camping sites limit.
Annexure A provides concept plans of the proposed upgrade.
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
7 Development Assessment
7.1 Statutor y Instruments
Under the Sustainable Planning Act 2009, the application is required to be assessed against the following
statutory planning instruments:
State Planning Policies: - The Noosa Plan predates the State Planning Policy (SPP) and
therefore an assessment is required under the interim development assessment provisions.
Under the SPP mapping the site has the following designations:
• Biodiversity – Protected area, Wildlife habitat, Regulated vegetation, High ecological
Significance wetlands
• Coastal Environment – Coastal management district
• Water Quality – Climatic regions – Stormwater management design objectives
• Natural Hazards Risk and Resilience – Flood Hazard Area, Bushfire hazard area & Coastal
hazard area
Biodiversity - The existing vegetation on site is to be protected with the camping areas located
within existing vegetation. The extended new area to the south is located in an area that is not
mapped under the biodiversity designation and is generally cleared. The proposed works for the
site will improve and protect the environmental values of the site. No vegetation is proposed to be
removed or cleared as part of this application.
The areas of the campground are also clear of the mapped protected plants flora area.
Coastal Environment – The proposed works minimizes adverse impacts on the area by restricting
access to the coastal dunes through new fencing and creating defined coastal access points that
will enhance the area. Annexure B includes an examination of the proposal against the State
Assessment Development Provision Module 10 – Coastal Protection.
Water Quality – Not triggered.
Natural Hazards Risk and Resilience - The majority of the site is mapped as being affected by the
Potential Impact Buffer. A Bushfire Risk Assessment and Bushfire Risk Management Plan has
been prepared for the proposal and is included in Annexure C of this report.
The proposal complies with the Coastal Hazard requirement as it is a use that is coastal dependant
and removes camping from the front dunal areas.
South East Queensland Regional Plan: The site is located within the Regional Landscape and
Rural Production area (RLRPA) of the SEQ Regional Plan. This designation protects land from
inappropriate development, particularly urban or rural residential development. The values of this
designation closely align with the values of the North Shore which include scenic amenity, outdoor
recreation, significant biodiversity, regional ecosystems, national and conservation parks and
reserves, native forest, koala habitat and coastal wetlands. The proposal is consistent with these
values and provides a tourist activity which is envisaged under the designation.
The site has existing use rights for up to 200 sites and the proposal does not propose to increase
the number of sites.
State Planning Regulatory Provisions: The most relevant regulatory provision is the South East
Queensland Regional Plan 2009-2031 State Regulatory Provisions. As detailed above, the use is
consistent with the values and activities envisaged for the designation.
The site is located outside the SPRP Koala Assessable development Area.
Structure Plan or Master Plan in place for declared areas: Not applicable
Preliminary Approval Overriding the Planning Scheme for the land: Not applicable
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
Planning Scheme for the local government area: Noosa Plan 2006 – refer section 7.2 below
Temporary Local Planning Instrument in place for the local government area: Not applicable
The proposal has been assessed against the above State planning instruments below:
7.2 Noosa Plan 2006
7. 2. 1 No o s a No rt h Sh o r e L o c a lit y
T he Noosa Plan includes the site in Noosa North Shore Locality and provides the site with an Open
Space – Recreation (lot 32) and Open Space – Conservation (part of Lot 1010) zoning. An extract of the
zoning map for the Planning Area is detailed below.
Zone Map 7- Noosa North Shore Locality
The Noosa Plan 2006 defines a campground as:
Open space means any use of private or public land left predominantly undeveloped by buildings
or structures. The term includes the following types:
Type 2 Camp ground -The use of premises for pitching a tent for the purpose of providing
overnight accommodation to the travelling public. It may include toilet and shower facilities for the
convenience of visitors. It may include the ancillary use of parking an RV overnight. It does not
include cabins or similar structures. The use includes a Self - contained RV Overnight Area. It
does not include Visitor Accommodation or Multiple Housing Type 5 Relocatable as separately
defined.
In accordance with planning scheme a Type 2 Camp ground is a consistent impact assessable use in
both the Open Space – Recreation zone and Open Space Conservation zone.
7. 2. 2 Ap p li c ab le C o d es
The proposed Type 2 Camp ground use is indicated as being impact assessable and is required to be
assessed against the provisions of the entire Noosa Plan. The Codes that are most relevant with regard
to this proposal include the:
• Noosa North Shore Locality Code
• Community Uses Code
• Engineering works Codes
• Landscaping Code
7.2.2.1 Noosa North Shore Locality Code
A review of the proposal against the relevant Overall Outcomes of the Noosa North Shore
Locality Code is detailed below:
a) New uses and works are located, designed and managed to—
i. be compatible with other uses and works;
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
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, including native habitat
removal, fragmentation and attrition;
The proposal is considered to comply with the above Outcomes as it:
• The extension an upgrades are consistent with the existing camping accommodation
uses on the site
• The proposed works improve safety on the site by providing improved facilities.
• The proposal improves the amenity of the site by defining camping sites and re-
vegetating dunal areas.
e) Limited visitor accommodation and services are provided in the locality, confined to the
Visitor Mixed Use Zone and the wilderness camp in the Open Space Recreation zone.
The proposed upgrade to the existing campground is consistent with this outcome as is the
extension which approves the historic use of the area and enables the approved 200 camp sites
to be located on site whilst enabling retention of existing vegetation and dunal areas.
bb) For the Open Space Recreation Zone — areas of open space contribute to the desired
lifestyle of residents by offering a variety of recreational experiences conducive to community
interaction and wellbeing;
The existing campground offers a low key camping experience on the site consistent with the outcome.
cc) For the Open Space Conservation Zone — natural environmental values of the
highest order and warranting conservation status are —
i protected for their importance in contributing to ecological sustainability including
maintenance of water quality, beach protection, and provision of habitat and open space
linkages; and
ii appropriately managed to the general exclusion of development or any further
subdivision of freehold lot.
The extension of the campground into the Open Space zone is consistent with discussions with the
State to achieve appropriate management of the campground, address historical encroachments and
improve environmental outcomes for the North Shore area. The extension is part of an overall plan that
will remove existing camping areas from the dunal areas.
A review of the proposal against the provisions of the Noosa North Shore Locality Code is
detailed in Annexure D of this report.
.
7.2.2.2 Community Uses Code
The proposal has been reviewed against the provisions of the Code and is considered to comply
with the relevant requirements as detailed in the table below. Whilst it is noted that site does not
fall within a designated centre under the hierarchy of centres of the Noosa Plan, an examination
of the criteria is considered relevant to the proposal is detailed in Annexure E of this report
7.2.2.3 Engineering Works Code
The Planning scheme does not detail a specific requirement of carparking for campgrounds
however each site will have a room for a vehicles and associated tents and vans.
Limited earthworks are proposed as part of this application with most works relating to fencing of
the site to control camping and access to the frontal dune. Minor works also include the re-
profiling of the existing access tracks and existing campsites to improve drainage.
7.2.2.4 Landscaping Code
The existing site is well landscaped with existing substantial trees retained around the perimeter
of the site. A draft landscape concept plan has been prepared for the site which details outcomes
for the site including reduced access points and upgrades to the site. This concept plan has not
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
yet been finalized and is only provided to demonstrate the options being explored for the site.
Refer Annexure F
7. 2. 3 O v e rl a ys
The site is mapped as being affected by two overlays relating to Biodiversity and Natural Hazard –
Bushfire & Acid Sulfate Soils.
The Biodiversity Overlay includes the site in the Environmental Protection area which triggers assessment
against the code where clearing of vegetation is proposed. No clearing of vegetation is proposed as part
of this development application with camp sites located in already cleared areas.
The site is also mapped as being affected by the Natural Hazard – Bushfire & Acid Sulfate Soils which
maps the site as being affected by Medium Potential Bushfire Intensity and High Potential Acid Sulfate
Area. The proposal does not involve substantial excavation and therefore does not trigger assessment
against the Natural Hazard Code. The proposal however does trigger assessment in relation to bushfire
overlay. A Bushfire Risk Assessment and Bushfire Risk Management Plan for the proposal has been
prepared by Ecological Natural Area Management proposal. Refer Annexure C and Annexure G.
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Proposal Report Proposed Material Change of Use of Premises for Open Space Type 2 Campground over land 240 Wilderness Track, Noosa
North Shore described as Lot 32 on MCH4399 and Part of Lot 1010 on NPW686
Applicant: Noosa Council
9 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment
Manager of the application under the Sustainable Planning Act 2009. This application seeks a
Development Permit for a Material Change of Use of Premises for an extension to an existing
campground which is impact assessable development under the Noosa Plan 2006. The application
addresses historical encroachments to the south of the site and seeks approval for use of this area.
Separate to this application, a submission has been lodged with the State to excise the subject area from
National Park and include it in the Council owned land (lot 32) to the north.
This application can be supported on a number of grounds as provided in detail in the above report.
These grounds include:
The proposal is consistent with the Noosa Council and State Government land tenure
arrangements for the area;
The proposed extension is located in a degraded area and provides a sustainable
recreational use consistent with the desired outcomes for the area.
The proposal maintains the approved number of campsites for the site and addresses
historical encroachments in the area;
The existing and proposed extension to the campground will provide a unique wilderness
experience that does not impact on the amenity of the area;
The existing environmental values of the site will be retained;
No vegetation is proposed to be removed as part of the extension; and
The proposed extension is consistent with provisions of the Noosa Plan.
The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
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