4895_RAL20-0020Response

RAL20/0020 Reconfiguration of a Lot: Response to Information Request – Report                    5


It is assumed that Council’s reference to the Riparian Buffer dissection refers to the 100m of
proposed new boundary for Lot 158. A comparison is made between the proposed and
existing boundary impacts with respect to Riparian Buffer crossings:

   •    The transection of Lot 158 proposed re-aligned boundary with the Riparian Buffer is
        approximately 100m long. There are no other transections of the Riparian Buffer by
        any other of the Lot realignments, so the total impact is approximately 100m.
   •    The existing boundary for Lot 49 encroaches on the Riparian Buffer for 156m along its
        end boundary and a further 31m as it returns uphill along the existing side boundary.
        There are no other transections of the Riparian Buffer by any other existing Lot
        boundaries, so the total existing impact is approximately 187m.
In terms of geometric impacts to the Riparian Buffer Zone, the proposed reconfiguration of lots
therefore offers a 46% improvement on the existing situation.
It is also noted that Areas of Biodiversity Significance are impacted due to the existing
boundary alignments of the 3 allotments: over a length of 80m at the bottom end of Lot 49 and
for 27m across the Northern gully between Lots 429 and 158. A total impact on these Areas
of approximately 107m. The reconfigured boundaries reduce this impact by moving Lot 49’s
boundary out of the gully and while there is a small increase in transecting length between
Lots 429 and 158, overall, the impact by proposed boundaries is reduced to 32m.
In terms of geometric impacts to Areas of Biodiversity Significance, the proposed
reconfiguration of lots therefore offers a 70% improvement on the existing situation.
Revision options to avoid transecting the Riparian Buffer Area, specifically for the proposed
new Lot 158, were explored in response to the Information Request. A feasible alternative
that offers a more desirable balance of compliance compromises was not found due to
numerous limiting factors:

    •   The proximity of separate detached dwellings on adjacent lots;
    •   Constraints on property frontages for access to the existing dwellings
    •   Steep, hilly topography falling away from the existing lot house sites
    •   Riparian Buffer is extensive across the three lots due to the branching drainage lines
    •   A minimum 2Ha is required under AO2 of the Rural Activities Use Code 9.3.13 to
        continue to provide for Rural Activities on the proposed lots.
On the balance of the above assessment, the current proposal appears to present a better
environmental outcome for a reconfiguration of the three lots.

4.1.2 Site access
The second issue raised by Noosa Council’s Information Request relates to the existing
vehicle access driveways to the properties:
        The existing vehicle access driveways to the properties are not in accordance with the
        Council’s standard drawings and their location may not be suitable for the intended
        use.

        2. Provide an assessment of the existing vehicle access driveways. The assessment
           must be prepared by a suitably qualified person (i.e., a registered professional
           engineer of Queensland) and include, but not be limited to:

                2.1 Available site lines/distances and their compliance with Council’s
                    standards drawings




                                                                                      Long View
                                                                                     Consulting Engineers