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Information Response
Our Ref: 20210473
Council Ref: MCU22/0096
22 August 2022
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Nadine Gorton
Dear Nadine,
INFORMATION RESPONSE - DEVELOPMENT APPLICATION FOR A MATERIAL
CHANGE OF USE (DWELLING HOUSE AND RURAL WORKERS’
ACCOMMODATION) AT 42 LUKE ROAD, COOROY MOUNTAIN (LOT 77 ON
MCH546)
Further to Council’s Information Request issued 5 July 2022, we now respond in full to each of the items
raised.
In support of this response, please find enclosed:
● Revised Proposal Plans prepared by Aboda Design Group;
● Landscape Concept Master Plan prepared by Conlon Group;
● Engineering RFI Response Letter and Stormwater Management Report prepared by Westera
Partners; and
● Site and Soil Evaluation prepared by Australian Soil Investigations.
Please find below the response to each of the items raised by Council:
Item 1
Provide further information as to the rural activities proposed over the site and justification
and reasons for the number of workers proposed. The information should demonstrate that
the workers are bona fide employees of the rural uses proposed.
Response: Please refer to the Landscape Concept Master Plan prepared by Conlon Group, which visually
highlights the agricultural outcomes for the site to deliver Blake's farm vision. This includes a number of
rural activities including:
● A machinery shed and cattle crush;
● Vegetable garden;
● Chicken coup;
● Horse stables and stablerun;
● Three livestock paddocks;
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● Orchards; and
● Rural worker’s accommodation to support the rural activities.
Further analysis of the farming use has confirmed that up to 6 workers will be required to assist with
management of the rural property.
Item 2
Provide additional plans that detail a reduced floor area of the rural workers’
accommodation consistent with the Planning Scheme.
Response: Please refer to the revised Proposal Plans prepared by Aboda Design Group, which confirms
the total gross floor area for the Rural Workers’ Accommodation building is 249.4m2. The existing house
will be maintained but will be renovated for rural worker accommodation, farm admin/office and
additional vehicle storage. We also note that whilst 10 workers are allowed as per the code, up to 6
workers are required to support the proposed development on the site and we welcome a condition from
Council accordingly.
Item 3
Provide a plan that superimposes the Biodiversity overlay over the site plan illustrating the
locations of all proposed roads and buildings.
Response: Please refer to the Landscape Concept Master Plan prepared by Conlon Group, which
superimposes the Biodiversity overlay mapping over the site plan and the overall vision for the site. All
buildings and driveways are located outside of the mapped area with the exception of a lower order dam
overflow which is being crossed by an engineered culvert under the proposed driveway. Extensive
rehabilitation and protection of waterways is proposed throughout the site as detailed in the attached
landscape concept plans.
Item 4
Provide further information demonstrating potential impacts or compliance with the
Biodiversity, Waterways and Wetlands Overlay Code.
Response: Please see below code assessment of the Biodiversity, Waterways and Wetlands Overlay
Code.
Performance Outcome Acceptable Outcome Response
PO1 AO1.1 Complies with AO1.1
Development is sited and Ecologically important areas are Ecologically important areas are
designed to protect the physical conserved or improved to ensure conserved as required with the
and ecological integrity and their ongoing contribution to the exception of one minor Council
biodiversity of ecologically natural resources and biological waterway that is being simply
important areas through diversity of Noosa Shire. crossed via use of an engineered
protection of: culvert. This is simply a dam
A. existing habitat areas and AND overlay. As per Key 22 on the
ecological linkages; and Landscape Concept Master Plan,
B. existing riparian Council waterways are mapped
vegetation, waterways on the site. This is intended to
and wetland habitat be protected and rehabilitated in
consultation with Noosa
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values. Landcare. A cattle and vehicle
waterway crossing (Key 15) is
also mapped on the site which
has been engineered to ensure
this waterway is adequately
protected. Refer Figure 1 below.
AO1.2 Complies with PO1/AO1.2
Buildings, structures and All buildings and structures are
associated works are located located within existing cleared
within existing cleared areas or areas or areas of lowest
areas of lowest ecological value. ecological value, with the
exception of a portion of the
AND driveway as outlined above.
AO1.3 Complies with AO1.3
Where constructing a dwelling Refer Landscape Concept Master
house or community residence, Plan.
buildings and associated
structures are not located on
land identified as an area of
biodiversity significance on a
Biodiversity, Waterways and
Wetlands Overlay Map.
or
Clearing vegetation (other than
for a driveway access) does not
extend beyond—
1. 30 metres of a
habitable building or
10 metres of a class
10 structure on lots
greater than 10
hectares; or
2. 10 metres of a
habitable building or
class 10 structure on
lots 10 hectares or
less but more than
3,000m2; or
3. 3 metres of a
habitable building or
class 10 structure on
lots 3,000m2 or less.
AND
AO1.4 Not applicable
Clearing of vegetation for a
boundary fence does not extend
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beyond 5 metres either side of
the fence.
PO2 AO2 Not applicable
New lots are only created if they Where clearing vegetation for This application is not for
maintain ecological linkages and the purpose of Reconfiguring a subdivision.
minimise the clearing of Lot:
vegetation. A. new boundaries to lots do
not transect and fragment
existing native vegetation;
B. new lots are created to
allow for suitable building
envelopes for future
buildings and works to be
located within existing
cleared areas or areas of
low ecological value;
C. building envelopes are
designated for each lot;
and
D. ecological linkages and
ecologically important
areas are secured by
environmental covenant or
transferred to public
ownership or through
gazettal of a nature
reserve.
PO3 AO3.1 Not applicable
Development is designed and Where clearing of vegetation No clearing proposed.
sited to manage adverse cannot be practicably avoided,
impacts on ecologically the development:
important areas by: A. ensures the design and
A. minimising the total siting limits the loss of
footprint within which all vegetation to the smallest
activities, buildings, extent possible;
structures driveways and B. protects and retains
other works are ecological values and
contained; ecosystem processes to the
B. locating development in greatest extent possible
existing cleared areas or within and adjacent to the
areas of low ecological site;
value over other areas to C. provides measures to allow
the greatest extent for safe movement of fauna
possible; and through the site; and
C. incorporating siting and D. provides suitable habitat
design measures to replacement and replanting
protect and retain in accordance with PSP3
ecological values and Ecological Assessment
ecosystem processes Guidelines.
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within or adjacent to the AO3.2 Can comply with AO3.2
development site; and Habitat trees, recruitment
D. where adverse impacts habitat trees, and roosting,
have been minimised, any breeding and feeding areas are
residual impacts on protected for native fauna
ecological values are habitat.
compensated for through
suitable habitat
replacement and
replanting on site in the
first instance or in a way
that results in a net gain
and enhancement of the
overall habitat values of
Noosa Shire.
PO4 AO4.1 Not applicable
Development provides for Vegetation is protected from
effective measures during disturbance or damage from
construction and operation to construction and operation
protect ecological values activities by:
including: A. clearly marking trees to be
A. avoiding disturbance to or retained with flagging
clearing of vegetation in tape;
and within the vicinity of B. installing protective
the site; fencing around the
B. managing habitat dripline of the vegetation
disturbance and physical and avoid filling and
harm to fauna from noise, excavating in these fenced
vibration, dust, light, areas;
dewatering or excavating; C. ensuring stockpiling,
and storage and vehicle
C. avoiding clearing in areas parking occurs outside the
where erosion or slippage identified vegetation
could occur. areas; and
D. using low impact
construction techniques
around vegetation.
AO4.2 Complies with AO4.2
Vegetation which is capable of
forming or contributing to a
buffer between different land
uses or a buffer against
pollution, light spillage or noise
is retained.
AO4.3 Can comply with AO4.3
Lighting associated with
development:
A. does not contribute an
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unacceptable level of
illuminance (greater than
1 lux) for light sensitive
species within or at the
boundary of an
ecologically important
area; and
B. does not contribute to an
unacceptable level of
illuminance on landward
horizons along coastal
areas and known marine
turtle nesting beaches.
AO4.4 Not applicable
Clearing of vegetation does not
involve clearing that may cause
or contribute to hillslope erosion,
bank erosion, or slippage.
PO5 AO5 Complies with AO5
Development is designed and Development is designed and Existing vegetation will be
operated to maintain and operated to maintain ecological maintained, with all
enhance connectivity between linkages and maximise development (with the exception
and across ecologically opportunity for connectivity and of a portion of the driveway)
important areas and connecting the movement of fauna by: being located outside of mapped
habitat and support unimpeded A. ensuring protection of areas. Extensive landscape
and safe movement of terrestrial wildlife refuges; rehabilitation of the site is
and aquatic fauna. B. maintaining vegetation in proposed as detailed in the
patches of the greatest attached landscape concept
possible size and within plans.
the smallest possible
edge-to-area ratio;
C. enhancing connectivity
through planting and
rehabilitation works,
including across property
boundaries, to areas of
national park, state forest
or reserve;
D. avoiding the creation of
physical barriers and
safety hazards (such as
roads, pedestrian access
and instream structures)
along and within the
ecological linkage;
E. providing mitigation
measures such as wildlife
movement infrastructure,
fauna exclusion and
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directional fencing,
underpasses/overpasses
and traffic calming
devices, signage and
lighting; and
F. where offsets are
necessary, delivering
offsets that support and
enhance ecological
linkages.
PO6 AO6.1 Not applicable
The biodiversity and ecosystem Development and clearing of No clearing proposed.
values of waterways, wetlands vegetation does not occur Development is located more
and adjacent riparian zones are within: than 10m from a mapped
protected by: A. a riparian buffer area; waterway.
A. avoiding any new B. a wetland area; or
development in a riparian
C. 10 metres either side of
buffer area and wetland
the centre line of other
area;
waterways identified on a
B. retaining aquatic and Biodiversity, Waterways
terrestrial habitat in and Wetlands Overlay
riparian zones; Map.
C. maintaining and
enhancing wildlife AO6.2 Not applicable
corridors and connectivity Development provides for the
along watercourses and rehabilitation of land within:
drainage lines for native A. a riparian buffer area;
fauna movement;
B. a wetland area; and
D. avoiding edge effects and
C. 10 metres either side of
damage from adjacent
the centre line of any
land uses;
other waterway identified
E. maintaining stream on a Biodiversity,
integrity and bank stability Waterways and Wetlands
by minimising bank Overlay Map.
erosion and slumping;
F. maintaining water quality Not applicable
AO6.3
through filtering Recreational facilities (eg.
sediments, nutrients and playgrounds, pergolas,
other pollutants; and barbeques) are setback a
G. removing pest species and minimum of 10 metres from the
replacing them with local top of the bank of a waterway.
native species.
Editor’s Note—Setbacks to waterways for
certain uses and works are also specified
in the relevant codes.
Editor's Note—Wetland areas are
identified on the Queensland Wetland
Program mapping
Editor's Note—Any clearing of vegetation
also needs to meet the outcomes of the
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Earthworks Code and the Water Quality
and Drainage Code.
PO7 No acceptable outcome Not applicable
Vegetation within 400 metres of provided.
the full ponded water within
Lake Macdonald is retained.
PO8 AO8.1 Not applicable
Development on land adjacent Development adjacent to a No new lots or roads proposed.
to a waterway or wetland waterway or wetland provides
maintains appropriate extent of that:
public access to waterways and A. no new lots directly back
wetlands and minimises edge onto a riparian buffer
effects. area; and
B. new public roads are
located between a riparian
buffer area or riparian
zone and the proposed
development area.
PO9 AO9.1 Complies with AO9.1
Development ensures that the Development does not impact Refer Engineering Plans and
natural surface water and on the natural surface water or Figure 1 below.
ground water hydrologic regimes groundwater hydrologic regimes
of waterways, wetlands and and this is facilitated by:
hydrologically-sensitive plant A. avoiding or minimising
communities are not adversely channelization, redirection
impacted. or interruption of flow;
B. avoiding groundwater
Editor's Note—Groundwater dependent
ecosystems are identified on Queensland extraction;
Government Wetland Info mapping. C. maintaining groundwater
recharge and discharge
processes;
D. maintaining natural
groundwater fluctuations;
E. avoiding causing ingress
of saline water into
freshwater aquifers of
wetlands; and
F. avoiding contaminants
entering groundwater
(e.g. from runoff, effluent
disposal).
PO10 AO10.1 Complies with AO10.1
Development provides for Landscaping and rehabilitation Refer to Landscape Concept
ecologically important areas to complements and supports Master Plan. All mapped
be restored and enhanced ecologically important areas by: waterways on the site are
through: A. utilising local native intended to be protected and
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A. designing landscaped species; rehabilitated in consultation with
areas to complement and B. utilising suitable plant Noosa Landcare.
enhance existing species identified in PSP2
vegetation and ecological Landscaping;
linkages; C. restoring degraded
B. removing species likely to ecosystems to achieve a
displace native flora functional ecosystem state
species or degrade fauna that requires minimal
habitat; human intervention;
C. replanting and D. replicating adjacent
rehabilitating degraded remnant habitats of the
habitat; same type, including the
D. replacing any vegetation understorey vegetation;
removed with suitable E. creating or enhancing
local native species; linkages between existing
E. providing for fauna habitats;
habitat; and F. avoiding the use of pest
F. avoiding the planting of plant species listed in
pest plant species. PSP2 - Landscaping;
G. planting riparian zones to
filter stormwater run-off,
stabilise soil and provide
for wildlife habitat; and
H. providing ground and
arboreal structures for
fauna, which may include
ground depressions, rocks,
hollows, nesting boxes
and in-stream habitat.
AO10.2 Not applicable
Vegetation cleared is replaced
with:
A. plantings of equivalent
area that replicate the
floristic structure of the
vegetation removed; or
B. where this is not possible
due to the characteristics
of the site and the
development, plantings
twice the number of the
removed trees and plants.
Editor’s Note — Revegetation and
rehabilitation works are to be carried out
in accordance with an approved
Revegetation and Rehabilitation
Management Plan, as referred to in PSP3
Ecological assessment guidelines.
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PO11 AO11.1 Not applicable
Development is designed, Development design complies The site is not mapped as
constructed and operated to— with the Koala-sensitive Design containing koala habitat area.
A. protect and enhance Guideline: A guide to koala
koalas and koala habitat sensitive design measures for
and avoid adverse planning and development
impacts; activities.
B. provide measures to assist
the survival of koala
populations in the area to AO11.2 Not applicable
mitigate any potential Development incorporates The site is not mapped as
threats or risk to koalas; revegetation and landscaping containing koala habitat area.
and that provides food, shelter and
movement opportunities for
C. provide for safe and koalas.
appropriate koala
movement across the AO11.3 Not applicable
landscape. Development is designed to The site is not mapped as
maximise and enhance containing koala habitat area.
Editor's Note—Koala habitat mapping is
in Schedule 2 Mapping.
connectivity between koala
habitat trees and ensure safe
Editor's Note—The Planning Regulation koala movement.
2017, schedule 10 states that
development that interferes with koala
AO11.4 Not applicable
habitat, in an area that is both a koala
priority area and a koala habitat area, is During construction, measures The site is not mapped as
prohibited development (subject to the are incorporated to not increase containing koala habitat area.
exceptions stated in schedule 10 of the the risk of death or injury to
Planning Regulation 2017). koalas, by including safe koala
Editor's Note - These performance movement measures, as defined
outcomes and acceptable outcomes in the Planning Regulation 2017.
apply to:
1. development on land in a koala
priority area, where the
development does not interfere
with koala habitat and where the
benchmarks are additional to and
not inconsistent with, the
assessment benchmarks stated
in schedule 11, part 2 of the
Planning Regulations 2017; and
2. development on land outside the
koala priority area, where the
development does not interfere
with koala habitat in koala
habitat areas.
PO12 No acceptable outcome provided Not applicable
Bushfire management measures New buildings are located
are adopted based on ecological outside of mapped areas.
principles, which:
A. maintain and enhance
biodiversity;
B. minimise threat of fire to
the natural environment,
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as well as life and
property; and
C. provide for effective use
and maintenance of
buildings and structures.
Editor's note—The performance outcome
applies to properties in bushfire hazard
areas and only where clearing is
reasonably necessary for the control of
bushfire risk to a building or structure.
Bushfire hazard areas are shown on
Bushfire Hazard Overlay maps in
Schedule 2.
PO13 AO13.1 Complies with AO13.1
The scenic amenity and Vegetation is retained: No vegetation removal
vegetated character of the A. on and within 30 metres proposed.
landscape is protected by of prominent ridgelines
retaining vegetation: and on sloping sites;
A. along and around B. in gullies;
watercourses and
C. along watercourses and
drainage lines;
drainage lines;
B. on steep slopes and
D. within 10 metres of the
ridgelines;
major road network; and
C. along the major road
E. along the front coastal
network; and
dune system.
D. that forms coastal vistas
to and from beaches.
Figure 1: Vehicle and cattle waterway crossing
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Item 5
Amend the plans to not have any interaction with a mapped waterway or any other mapped
biodiversity overlay.
Response: Please refer to the Landscape Concept Master Plan prepared by Conlon Group, which
superimposes the Biodiversity overlay mapping over the site plan and the overall vision for the site. All
buildings and driveways are located outside of mapped areas with the exception of one minor Council
waterway which is simply a dam overflow. As per Key 22 on the Landscape Concept Master Plan, a
Council minor waterway is mapped on the site. This is intended to be protected and rehabilitated in
consultation with Noosa Landcare. A cattle and vehicle waterway crossing (Key 15) is also mapped on the
site which has been engineered to ensure this waterway is adequately protected. Refer to Figure 1 above.
Item 6
Provide amended plans that detail the location of the shed and associated infrastructure
clear of the riparian buffer.
Response: Please refer to the Landscape Concept Master Plan prepared by Conlon Group and the
amended Proposal Plans prepared by Aboda Design Group, which superimposes the Biodiversity overlay
mapping over the site plan and the overall vision for the site. All buildings and ancillary structures are
located outside of mapped riparian buffer areas.
Item 7 and 8
Provide the Landscape Master Plan as detailed in the planning report addressing the scenic
impacts of the dwelling and structures on the surrounding area and to manage any potential
agricultural impacts. Include appropriate screening vegetation and landscaping to soften the
development and to also screen between adjoining agricultural land uses.
Response: Please refer to the Landscape Concept Master Plan prepared by Conlon Group. Substantial
screening vegetation and landscaping is proposed along all site boundaries to soften the proposal and
detailed is the extensive 3d renders attached.
Item 9
Provide a Stormwater Management Plan demonstrating how the stormwater runoff
generated by the roof and hardstand of the proposed dwelling, stables and shed will be
collected, reused and discharged. The Stormwater Management Plan must be prepared by a
suitably qualified person.
Response: Please refer to the attached Stormwater Management Report prepared by Westera Partners.
Item 10
Provided an amended plan of the proposed driveways, crossovers and manoeuvring areas.
The amended plan must be prepared by a suitably qualified person (RPEQ – Registered
Professional Engineer of Queensland) and include, but not be limited to:
a. proposed driveway works that adheres to the recommendations made in Tectonic’s Slope
Stability Assessment;
b. spot levels and grades of the proposed driveway, including the proposed bin-buggy
garage driveway;
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c. a longitudinal section of the proposed driveway extending from the centreline of the road
formation in Lukes Road to the garage pad of the proposed dwelling and proposed bin-buggy
garage;
d. reference to any manoeuvring areas required for vehicles;
e. demonstrate how stormwater runoff generated by the downward slope hardstand of the
driveways will be diverted away from the garages;
f. if any additional driveway crossovers to access the property are proposed, provide plans
and detail for the access point/s.
Please note that: the access/es must be generally in accordance with Council’s standard
drawing RS-056 and any associated addendum. The driveway will require the submission of
an Operational Works application which may or may not be supported.
Response: Please refer to the attached Engineering RFI Response Letter and the conceptual engineering
plans within the Stormwater Management Report prepared by Westera Partners.
Item 11
Provide additional comment demonstrating how effluent generated by the existing and
proposed buildings will be treated and disposed noting that the site is within the Water
Supply mapped buffer and catchment area.
Response: Please refer to the attached Site and Soil Evaluation prepared by Australian Soil
Investigations. An advanced secondary wastewater treatment system is proposed for the treatment of
effluent and a pressurised sub-surface reticulated irrigation system is proposed for the disposal of the
treated effluent within the land application areas (320m2 for the main dwelling house and 400m2 for the
rural workers’ accommodation).
Item 12
Provide a preliminary Erosion and Sediment Control Plan demonstrating how the proposed
works will not create worsening of downstream slope conditions and avoid sediment leaving
the site. The preliminary plan must be prepared by a suitably qualified person and adhere to
the recommendations made in Tectonic’s Slope Stability Assessment.
Response: Please refer to the attached Engineering RFI Response Letter and the conceptual engineering
plans within the Stormwater Management Report prepared by Westera Partners.
We thank Council on behalf of the applicant for assessing the attached additional application material.
Based on the information provided in this application we respectfully request that Council proceed to
issue an approval.Should you have any questions with respect to the above, please do not hesitate to
contact me directly.
Yours faithfully,
Adapt Town Planning + Development Management
Tiani Boulton
Director
E: [email protected]
M: 0404924160
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