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Justification Letter
20/10/2021 Noosa Council PO Box 141 TEWANTIN QLD 4565 RE: Development Building Works (DBW) Application AT: 71 Coolah Place, COOROIBAH Lot 18 SP143411 SBA # 13645 We request on behalf of our client, approval for the proposed shed within the Rural Residential Zone with a side setback of 4.5m in lieu of 10m. the proposed shed is to be located within the riparian buffer area. The owners have selected the proposed shed location to be out of sight and in line with the existing shed. The location is barren, and no vegetation appears to grow in this location. The owners will include additional vegetation toward the rear of the lot as compensation if required. The lot has an existing Building Envelope (BLE) and the proposed shed is to be located within the BLE. To ensure compliance with the Performance Outcomes of Noosa Plan 2020 and 6.8.4 Rural Residential Zone Code and 8.2.2 Biodiversity, Waterways and Wetlands Overlay the proposed shed is sited with consideration to: PO6 Buildings and other structures are designed and sited to:- a) provide a high level of amenity to users of the subject site and adjoining premises, including provision of visual and acoustic privacy, access to breezes and protection from noise, odour or artificial lighting; b) provide adequate distance from adjoining land uses and avoid conflict with existing or future rural uses and activities on adjoining properties; c) allow for space and landscaping to be provided between buildings; d) preserve existing vegetation that will help buffer development; e) protect the natural character and avoid adverse impacts on ecologically important areas such as national parks, waterways and wetlands.
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Response:
a) The proposed shed is located in line with the existing shed and maintains
established vegetation along the boundary for the adjoining lot to maintain
visual amenity.
b) The proposed shed is to be located 4.5m from the side boundary which
includes natural vegetation for screening therefore will not conflict with the
adjoining lot.
c) The proposed 4.5m setback from the boundary is a sufficient space for
landscaping however established vegetation is located on the boundary and is
to be maintained.
d) The location was selected so that no vegetation is proposed to be clear and all
vegetation is to be preserved for development buffers.
e) The proposed location of the shed is located to avoid clearing vegetation and
therefore the natural characteristics will be maintained and to be inline with
the existing shed. The owners can include further landscaping if required.
PO6
Waterways and wetlands
The biodiversity and ecosystem values of waterways, wetlands and adjacent riparian
zones are protected by:
a) avoiding any new development in a riparian buffer area and wetland area;
b) retaining aquatic and terrestrial habitat in riparian zones;
c) maintaining and enhancing wildlife corridors and connectivity along
watercourses and drainage lines for native fauna movement;
d) avoiding edge effects and damage from adjacent land uses;
e) maintaining stream integrity and bank stability by minimising bank erosion and
slumping;
f) maintaining water quality through filtering sediments, nutrients and other
pollutants; and
g) removing pest species and replacing them with local native species.
Response:
a) The proposed shed is to be located within the edge of the riparian buffer area
due to the area being clear of vegetation and away from sight to the street
frontage. The location is within the building envelope.
b) No habitat will be removed, the location is clear from vegetation.
c) The location of the shed will not remove an vegetation however the owners
are willing to include further vegetation to compensate the shed.
d) The proposed shed is to be located toward the edge of the riparian buffer with
no damage to vegetation therefore would not create edge effects to the
riparian buffer.
e) The proposed location of the shed is toward the edge of the riparian buffer
and well away from the stream and bank therefore would not create erosion.
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f) The proposed location is toward the edge of the riparian buffer with
significate vegetation a dam and distance to the waterway. However; a shed
would include stormwater management and would not create pollutants to
the waterway.
g) No vegetation is to be removed however the owners are willing to include any
further planting of vegetation if required.
We believe the proposed shed is located with consideration to the natural
environment and the rural residential area. Therefore, we request that Council decide
on the proposed with reasonable and relevant conditions.
I hope this information is sufficient for you to issue the referral advice. Should you
require any further information regarding to above please do not hesitate to contact
the office on the above numbers or email any further requests.
Yours faithfully
Christopher Tatham
Building Certifier