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Town Planning Assessment Report
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ADAPT TOWN PLANNING » DEVELOPMENT MANAGEMENT DEVELOPMENT APPLICATION MATERIAL CHANGE OF USE FOR A DWELLING HOUSE 6 RIVERPARK DRIVE, RINGTAIL CREEK LOT 2 ON SP265110 PREPARED FOR: DAVID HILL AND SONJA HERON JUNE 2022
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CONTENTS
1.0 SUMMARY 3
1.1 EXECUTIVE SUMMARY 3
1.2 DEVELOPMENT APPLICATION DETAILS 3
1.3 PLANNING INSTRUMENT DETAILS 3
1.4 REFERRAL AGENCIES 4
1.5 PRE-LODGEMENT MEETING 4
1.5.1 COUNCIL PRE-LODGEMENT MEETING 4
1.5.2 SARA PRE-LODGEMENT MEETING 5
2.0 SITE DETAILS 6
2.1 SITE DESCRIPTION 6
3.0 PROPOSED DEVELOPMENT DETAILS 7
4.0 STATE PLANNING INTERESTS 9
4.1 STATE PLANNING POLICY (SPP) 9
4.2 REGIONAL PLAN 9
4.3 STATE REFERRAL 9
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) 9
4.5 SCHEDULE 10 AND 11 OF THE PLANNING REGULATION 9
5.0 PLANNING ASSESSMENT 10
5.1 PROPOSED USE 10
5.2 TABLE OF ASSESSMENT 10
5.3 PLANNING SCHEME CODES 11
5.3.1 RURAL ZONE CODE 11
5.3.2 LOW DENSITY HOUSING CODE 15
5.3.3 EARTHWORKS CODE 16
5.4 PLANNING SCHEME OVERLAYS 16
6.0 SUPPORTING INFORMATION 19
7.0 CONCLUSION 20
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1.0 SUMMARY
1.1 EXECUTIVE SUMMARY
The subject land is located at 36 Riverpark Drive, Ringtail Creek. The subject land is located in the
Rural zone.
The applicant is applying for a Development Permit for a Material Change of Use for a Dwelling House.
The site is currently vacant. The proposed new Dwelling House will be located towards the rear of the
site within an existing cleared area.
The applicant has consulted experts in design, landscape, geotechnical, ecology, bushfire and effluent
disposal. Specialist reports and plans are attached and confirm that the proposed development
complies with local planning scheme codes and State regulations, with suitable alternative solutions
provided, where required, to satisfy all performance-based outcomes being sought.
1.2 DEVELOPMENT APPLICATION DETAILS
Table 1: Site & Proposal Details
Proposed Development: Dwelling House
Type of approval sought: Development Permit for Material Change of Use
Site Address: 36 Riverpark Drive, Ringtail Creek
Real Property Description: Lot 2 on SP265110
Site Area: 56.268504ha
Assessment Manager: Noosa Council
Owner Details: David Hill and Sonja Heron
Applicant Details: David Hill and Sonja Heron
1.3 PLANNING INSTRUMENT DETAILS
Table 2: Planning Instrument
Planning Scheme: Noosa Plan 2020
Zone: Rural
Local Plan: Not applicable
Level of Assessment: Code
Applicable Overlays: ● Acid Sulfate Soils (Area 1: 5m AHD or below, Area 2: above
5m AHD to 20m AHD)
● Agricultural land (agricultural land conservation area)
● Biodiversity, waterways and wetlands (MSES environmental
values, area of biodiversity significance, riparian buffer area)
● Bushfire hazard (high potential bushfire intensity, potential
impact buffer)
● Flood hazard (flooding and inundation extent)
● Landslide hazard (moderate hazard area)
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1.4 REFERRAL AGENCIES
Table 3: Referrals
State Assessment Referral Not applicable as advised by SARA - all proposed works avoid
Agency: marine plants.
1.5 PRE-LODGEMENT MEETING
A Prelodgement Meeting was held with Council and SARA for this site. The meeting notes are
summarised in the following sections.
1.5.1 COUNCIL PRE-LODGEMENT MEETING
A pre-lodgement meeting was held with Noosa Council on 1 February 2022 (Council Ref:
PLM21/0074). The proposal details included a dwelling house, sheds, windmill, solar, pool,
underground water tanks, a dog kennel for up to 4 dogs, stables for 2 horses. The proposal has been
refined to include a dwelling house, secondary dwelling, pool and water tanks.
Specialist documentation has been prepared to support the development application in response to
the items raised in the pre-lodgement meeting, and include:
● Proposal Plans;
● On-Site Effluent Disposal Report;
● Geotechnical Investigation;
● Bushfire Hazard Assessment; and
● Ecological Assessment Report (including a Landscape Rehabilitation Plan).
Planning
The notes stated that when the lot was created a metes and bound survey was provided as part of the
plan seal application, as required by conditions (Condition 10) of the reconfiguration approval (Council
Ref: 152006.862.02 (06/0862)). This survey is attached, and indicates the house site and effluent
disposal area. Condition 12 of the approval also required an environmental covenant to be registered
within 50m of the northeastern property boundary to the Noosa River in favour of Council, which is
also shown on this survey.
In relation to the previous clearing, the Ecological Assessment Report confirms this area no longer
supports ecological values, with no further vegetation clearing required to accommodate the proposed
development.
The plans submitted for the pre-lodgement meeting detailed multiple buildings. This has been refined
to include a Dwelling House and associated Craft room, Gym room and Shed. Justification for a new
sensitive land use within 200m of land on an adjacent property included in the Rural zone and mapped
as Agricultural Land Conservation Area has been provided in section 5.3.1 of this report.
The proposal has a height of less than 8 metres and a total gross floor area of 659.45m2. The
exceedance of gross floor area has been justified in section 5.3.1 of this report. The proposed
development greatly exceeds the minimum setback requirements.
A rainwater tank is provided to service the development and an On-Site Effluent Disposal Report has
been prepared by Global Testing, which confirms a land application area of 360m2 is required for the
proposed on-site effluent disposal.
The scenic amenity of the Noosa River has been considered in the design. The proposal is set back
314m from the Noosa River (rear) boundary.
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Engineering
Section 8.3 of the Geotechnical Investigation prepared by Arcos Group addresses Acid Sulfate Soils.
An On-Site Effluent Disposal Report has been prepared by Global Testing, which confirms a land
application area of 360m2 is required for the proposed on-site effluent disposal.
The attached Bushfire Hazard Assessment prepared by Queensland Bushfire Planning includes an
assessment of the Bushfire Hazard Overlay code.
A drainage gate is provided to the entry points of the basement to mitigate flood impacts.
Environment
Correspondence has been undertaken with SARA to confirm that a Section 22a exemption is not
required. The Ecological Assessment Report prepared by Green Tape Solutions confirms an assessment
of the Biodiversity, Waterway and Wetlands Overlay Code is not required as the proposal does not
require the removal of vegetation. The report also confirms that as the proposal is located outside of
mapped core koala habitat areas, referral to SARA is not required to address State Code 25. Also no
marine plants will be impacted by the proposed development.
1.5.2 SARA PRE-LODGEMENT MEETING
The attached Ecological Assessment Report prepared by Green Tape Solutions confirms that the
proposal will not result in the removal, destruction or damage of marine plants. Referral to SARA is
therefore not required. The report also confirms that as the proposal is located outside of mapped
core koala habitat areas, referral to SARA is not required to address State Code 25.
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2.0 SITE DETAILS
2.1 SITE DESCRIPTION
The subject land is legally described as Lot 2 on SP265110 at 36 Riverpark Drive, Ringtail Creek, and
has a total site area of 56.268504ha.
Table 4: Site Characteristics
Site Characteristic Description
Existing land use: The site is currently vacant.
Parking and access: There is an existing access driveway to Riverpark Road as per the
higher order Reconfiguration of a Lot approval. Access to the site
will be maintained.
Topography: Undulating.
Infrastructure: Water and sewer are not available to the property. On-site effluent
disposal and water tanks will be provided to service the proposed
development. The site can be connected to electrical and
telecommunications services.
Figure 1: Aerial photo of site (Nearmap, accessed April 2022)
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3.0 PROPOSED DEVELOPMENT DETAILS
This application seeks a Development Permit for a Material Change of Use of premises to establish a
Dwelling House in accordance with the attached Proposal Plans prepared by Skale Building Design and
specialist documentation.
3.1 BUILT FORM
The development proposes a new Dwelling House and Secondary Dwelling towards the rear of the
site. Refer to Figure 2 below.
The Basement Level comprises the garage, a plant room and games store.The Ground Level
comprises the Master suite, including a an ensuite and walk-in-robe, a laundry, scullery, kitchen,
dining, library, cellar, lounge, foyer, coms/data room, powder room, three bedrooms with a robe and
ensuite in each, a rumpus room and a media room. Access between levels is provided via stair access.
A feature entry to the dwelling house is provided with direct access from the porte cochere on the
driveway. Expansive outdoor private recreation areas include an outdoor lounge, outdoor living and
dining area and a pool. The proposal is oriented towards the Noosa River to the north.
The Secondary Dwelling is located to the south-east of the primary dwelling house and includes a
bedroom, ensuite, living area, kitchenette and outdoor alfresco area. Building materials and finishes
are shown in the attached perspective images.
Figure 2: Perspective view of proposed Dwelling House
The proposal results in a total gross floor area of 659.45m2, which is broken down as follows:
● Dwelling house: 534.05m2;
● Gym: 62.70m2;
● Craft: 62.70m2.
The total site cover of all built form is 0.0013%.
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3.2 ACCESS AND PARKING
The existing driveway will be maintained, and a new driveway is proposed to link to the existing
driveway and provide access to the new built form. A new gatehouse is proposed to identify access to
the site.
Table 9.4.1.4 of the Driveways and Parking code requires for the following minimum car parking rates:
● Dwelling House: 2 covered spaces.
Car parking will be located in the basement garage and is sufficient to accommodate the minimum
required car parking.
3.3 LANDSCAPING
Established vegetation will be maintained. New landscaping will be provided to complement the
proposed development. The Landscape Rehabilitation Plan within the Ecological Assessment Report
prepared by Greentape Solutions nominates four rehabilitation areas throughout the site.
3.4 INFRASTRUCTURE AND SERVICES
Waste collection will be provided as per previous arrangements.
The site can be connected to electrical and telecommunications. The existing water tank and effluent
disposal area is sufficient to service the proposed development. Please refer to the attached Effluent
Disposal Report prepared by Global Testing.
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4.0 STATE PLANNING INTERESTS
The Planning Act 2016 provides the framework and process of planning instruments and processes for
development applications. The following planning instruments have been considered in this application
and are discussed in further detail below in the State Planning Policy (SPP); South East Queensland
(SEQ) Regional Plan; State referral requirements; State development assessment provisions (SDAP);
and Schedules 10 and 11 of the Planning Regulation.
4.1 STATE PLANNING POLICY (SPP)
Part E of the State Planning Policy provides a comprehensive review of the State interests, the related
policies and assessment benchmarks under five broad themes. Section 2.1 of the Noosa Plan 2020
confirms it integrates the provisions of the State Planning Policy into the Planning Scheme. No further
assessment is required.
4.2 REGIONAL PLAN
Section 2.2 of the Noosa Plan 2020 confirms it appropriately advances the SEQ Regional Plan. No
further assessment is required. The subject site is located within the Regional Landscape and Rural
Production Area under the SEQ Regional Plan.
4.3 STATE REFERRAL
Referral to State Assessment Referral Agency (SARA) is not required.
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP)
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which SARA will
assess an application against. In accordance with section 4.3 above, no referral is required as part of
this application.
4.5 SCHEDULE 10 AND 11 OF THE PLANNING REGULATION
A review of Schedule 10 of the Planning Regulation confirms that the proposed development is not
prohibited development.
A review of Schedule 11 of the Planning Regulation provides assessment benchmarks in relation to
koala habitat in the SEQ Region where for development on premises in a koala priority area not
interfering with koala habitat and for development in an identified koala broad-hectare area. The site
is mapped as containing koala habitat but does not contain broad hectare area, and the assessment
benchmarks are therefore not applicable to this development.
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5.0 PLANNING ASSESSMENT
Under the Noosa Plan 2020, the site is within the Rural Zone. Refer to the zoning map extract below
in Figure 3.
Figure 3: Zone Map Extract (Noosa Council, accessed April 2022)
5.1 PROPOSED USE
Under the Noosa Plan 2020, the proposed development is defined as:
Dwelling house means a residential use of premises involving—
1. one dwelling for a single household and any domestic outbuildings associated with the
dwelling; or
2. one dwelling for a single household, a secondary dwelling and any domestic outbuildings
associated with either dwelling.
Comment: The proposal is considered in accordance with the above definition.
5.2 TABLE OF ASSESSMENT
Under the relevant table of assessment for the Rural Zone, the proposed use is subject to code
assessment. The proposed development is required to be assessed against the following codes:
● Rural Zone Code;
● Low Density Housing Code;
● Works Codes;
● Overlay Codes.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes and is considered compliant. Where the proposal does not comply with an Acceptable
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Outcome, alternative solutions to satisfy the corresponding Performance Outcome have been provided
in the sections below.
5.3 PLANNING SCHEME CODES
A review of the relevant planning scheme codes has been undertaken which confirms the proposed
development complies with most Acceptable Outcomes of the relevant codes. Where the proposal
does not comply with the Acceptable Outcomes of the codes, the below provides alternate solutions to
satisfy the corresponding Performance Outcome.
The assessment of the proposed development against the Noosa Plan 2020 has determined that there
are no planning scheme conflicts.
Refer below alternate solutions adopted for the primary codes applicable to the proposed
development.
5.3.1 RURAL ZONE CODE
The purpose of the Rural zone is to:
(a) provide for rural uses and activities; and
(b) provide for other uses and activities that are compatible with:
1. existing and future rural uses and activities; and
2. the character and environmental features of the zone; and
(c) maintain the capacity of land for rural uses and activities by protecting and managing
significant natural resources and processes.
Comment: The proposal is considered a consistent use within the Rural zone. The proposal is for a
dwelling house and secondary dwelling.
The relevant overall outcomes for the zone are outlined below:
Overall Outcome Comment
(b) The viability of existing and future rural The site is currently vacant and is heavily
activities is protected from the intrusion of vegetated for the most part. The proposal is for
incompatible uses. a Dwelling House and Secondary Dwelling,
which are allowable uses within the Rural zone.
The proposal does not compromise the viability
of potential future rural activities with
inconsistent land uses. We note that AO1.1 of
the Low Density Housing Code anticipates
dwelling houses in the Rural zone.
(c) Areas for primary production are conserved Section 5.4 of this report provides overlay
and lot fragmentation is avoided. mapping extracts, which shows the site is
mapped as containing areas of Agricultural Land
Conservation Area, specifically at the front of the
site within the access strip and cleared area, and
towards the rear of the site over the dam. The
proposed built form is located outside of mapped
areas.
(n) Development is reflective of, and sensitively The proposal considers and responds to the
responds to, the environmental constraints of existing site overlays. Specialist reporting has
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the land. been provided where an overlay cannot be
avoided. The proposal is sited outside of mapped
koala habitat areas, and proposes no additional
clearing. The Landscape Rehabilitation Plan
within the Ecological Assessment Report
prepared by Greentape Solutions nominates four
rehabilitation areas throughout the site.
(o) Natural features such as creeks, gullies, The proposal provides sufficient separation to
waterways, wetlands and vegetated hillslopes the Noosa River to the north and the existing
and ridgelines are retained, managed and on-site dam. The proposal is located within a
enhanced where possible. cleared area.
(p) Development maintains and enhances the Please refer to the attached The Landscape
significant scenic and landscape values of the Rehabilitation Plan within the Ecological
area. The built form of development integrates Assessment Report prepared by Greentape
with and complements the rural character Solutions nominates four rehabilitation areas
intended for the zone and sensitively responds throughout the site.
to the landscape.
The proposal has been assessed against the Rural zone code. The following non-compliances are
addressed in the table below.
Performance Outcome Acceptable Outcome Response
PO2 AO2.4 The adjoining site to the east is
Development does not result in No sensitive land use is included in the Rural zone and
the loss or diminished established closer than 200 is mapped as Agricultural Land
productive capacity of metres from land on an Conservation Area. The
Agricultural Land Conservation adjacent property included in proposed new Dwelling House
Area. the Rural zone and mapped as is located less than 200m from
Agricultural Land Conservation this common boundary. The
Editor’s Note—Agricultural Land Area as shown in Agricultural proposal is not considered to
Conservation Areas are shown Land Overlap Maps in schedule result in the loss or diminished
on the Agricultural Land 2. productive capacity of the
Overlay Maps in Schedule 2 Agricultural Land Conservation
Area of the adjoining site as
the adjoining site is currently
vacant.
Building height and scale AO7.3 The proposal results in a total
PO7 With the exception of Class 10 gross floor area of 659.45m2
Buildings and other structures: buildings or structures used within several built structures
1. are low rise; exclusively for a rural activity, which are broken down into the
2. minimise the appearance of individual buildings or roofed follow key components
bulk to adjacent properties, structures do not exceed
roads or other areas in the 500m2 gross floor area. ● Dwelling House:
vicinity of the site; and 534.05m2;
AO7.6 ● Gym: 62.70m2;
3. respect the scale of Where excavation is required, ● Craft: 62.70m2.
surrounding vegetation and the maximum portion of the
maximises opportunities to exposed external façade of the The total site cover of all built
retain existing vegetation building cannot exceed the forms is 0.0013%.
on site. respective building heights in
AO1.1, AO.2, AO7.3, AO7.4 and
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AO7.5 above. The proposal presents as low
Editor's note—refer to figure rise built form with a height of
AP3-13A less than 8 metres. The
proposal includes a basement,
and from most vantage points,
appears to be one storey. The
proposal is located at the rear
of the site and is not sighted
from the street frontage,
minimising the appearance of
bulk to the street. The
adjoining site to the west is
zoned as Environmental
Management and Conservation
and the site to the east is Rural
and appears to be vacant.
The proposal is located within
an existing cleared area in
order to retain existing
vegetation. The Ecological
Assessment Report confirms
that the site no longer support
ecological values due to
previous clearing. The Report
also confirms the proposal is
sited outside of mapped koala
habitat areas, and proposes no
additional clearing.
The proposal is considered
compliant with PO7.
PO8 AO8.4 Complies with PO8
Notwithstanding that intensive In addition to the The proposal has been
rural activities may need circumstances of AO8.1, to designed and sited to be within
greater separation distances, AO8.3 above, buildings and an existing cleared area. The
buildings and other structures structures meet the following Ecological Assessment Report
are appropriately sited and minimum boundary setbacks: also confirms this area no
designed to: longer supports ecological
1. 20 metres from a property values, with no further
1. avoid environmental harm
boundary of adjoining land vegetation clearing required to
or nuisance to sensitive
in the Environmental accommodate the proposed
land uses, including
management and development, thereby avoiding
adverse impacts on
conservation zone; any further environmental
amenity values, over and
above what could 2. a distance greater than the impacts. Significant
reasonably be expected in width of the riparian buffer rehabilitation works are
the rural zone; area shown on Biodiversity, proposed through the site as
Waterways and Wetland part of the proposed dwelling
2. avoid adverse impact on
Overlay maps; house.
ecologically important
areas including National 3. 10 metres from a road
Parks, watercourses, and frontage; and
wetlands; 4. 10 metres from the side
3. mitigate risks associated and rear boundaries or 6
with the use of chemicals metres where the lot area
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or air pollutants; and does not exceed 1 hectare,
4. avoid conflict with rural with the exception that if
uses and activities on the height of the building
adjoining properties. or structure exceeds 9
metres the setback to the
Editor's note- For uses that are side and rear boundaries is
subject to impact assessment, equal to twice its height in
required setback and metres.
separation distances will vary
with the scale and type of rural AO8.5
activity. Relevant factors that Complies with PO8
On properties over 2 hectares The proposal has been
will be taken into account when in area, a distance of not less
determining appropriate designed and sited to be within
than 200 metres is provided an existing cleared area.
distances include the type and between a sensitive land use
scale of buildings and and land on an adjacent rural
structures proposed, the use of zone property over 4 hectares
buildings and structures, in mapped Agricultural Land
construction methods, level of Conservation Area.
containment and ventilation,
potential noise, odour or air
pollutant nuisance, topography,
climatic variables, existing
vegetation between land uses,
and a range of management
practices that can be employed
to mitigate off-site impacts.
Sloping sites and ridgelines AO15.3 Complies with PO15
PO15 Cut or fill is less than 1.5 The proposal results in
The landscape character and metres in depth relative to excavation of greater than
visual amenity quality of hill natural ground surface. 1.5m. Refer to the attached
slopes and ridgelines are Geotechnical Investigation
retained and buildings and Editor’s Note— On visually prepared by Arcos Group.
structures: prominent hill slopes or
1. are visually ridgelines residential buildings
responsive to the should be predominantly
natural topography finished in colours and
of the site, sitting materials that blend well with
within the the colours and hues of the
landscape rather surrounding vegetation and
than dominating it; landscape without causing
2. step down slopes glare or reflection. Broad
or use suspended expanses of a single colour are
floor construction, less desirable and where
minimising cut and possible should be broken up
fill and avoiding by other colours or design
benching of the elements. Shades in the violet,
site; blue, green and yellow-green
side of the spectrum, as well as
3. allow for retention greys or browns, should be
of natural appropriate with whites or
vegetation that bright colours restricted to
assists in screening trimmings.
or visually For agricultural buildings,
softening colours and textures that blend
development; and with the natural setting are
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4. incorporate preferred however if not
materials, finishes practical, buildings should at
and colours that least be well maintained and/or
complement the visually screened.
natural setting and
integrate with the
landscape and
skyline.
5.3.2 LOW DENSITY HOUSING CODE
The purpose of the Low density housing code is to ensure dwelling houses, community residences,
rooming accommodation and short term accommodation (where no more than one detached dwelling
on the site);
1. are appropriately located;
2. achieve a high level of comfort and amenity for occupants;
3. maintain amenity and privacy of neighbouring residential premises; and
4. are compatible with the character and streetscape of the local area.
The proposed development seeks to protect the existing environmental and landscape values by siting
the development within the existing cleared area.
The Landscape Rehabilitation Plan within the Ecological Assessment Report prepared by Greentape
Solutions nominates four rehabilitation areas throughout the site. New landscaping is provided along
side and throughout the site such that the future development of adjoining development to the east
will ensure adequate privacy. The site to the west is zoned as Environmental Management and
Conservation.
The proposal has been assessed against the code and is considered to achieve compliance with the
exception of AO21, which is addressed below.
Performance Outcome Acceptable Outcome Response
Earthworks and Drainage AO21 Complies with PO21
PO21 Filling other than accessways: The proposal results in >500m2
of excavation. Refer to the
Earthworks and drainage 1. does not extend more than
the equivalent of 3 metres Geotechnical Investigation
operational works do not
around the main building, prepared by Arcos Group.
directly, indirectly or
cumulatively cause adverse measured from the outer
impacts external to the walls of the building;
development site by: 2. is limited to a maximum of
1.causing ponding of water on 500m2; and
the site or nearby land; 3. does not impact on the local
2.increasing flooding, which drainage of adjoining
adversely affects the safety properties.
or use of any land upstream
and downstream;
3.adversely affecting the flow
of water in any overland
flow path; and
4.adversely affecting the
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privacy or visual amenity of
surrounding property.
Editor's Note—Development
should ensure that filling does
not impact on the amenity and
usability of neighbouring
properties (including loss of
privacy caused by relative level
changes) or offsite drainage.
5.3.3 EARTHWORKS CODE
Performance Outcome Acceptable Outcome Response
PO9 AO9 The proposal results in
On sloping sites development Cut or fill is less than 1.5 excavation of greater than
follows the natural landform metres in depth relative to the 1.5m. Refer to the attached
wherever practical and natural ground level. Geotechnical Investigation
excavation or filling is minimal. prepared by Arcos Group.
5.4 PLANNING SCHEME OVERLAYS
Overlay Comment
Acid Sulfate Soils
The site is mapped as containing areas of Acid
Sulfate Soils. In accordance with Table 5.1.0.1,
an assessment of the Acid Sulfate Soils overlay
code is required. Please refer to section 8.3 of
the attached Geotechnical Investigation
prepared by Arcos Group.
Agricultural Land
The site is mapped as containing Agricultural
Land Conservation Areas. The proposed
development is located outside of mapped
areas.
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Biodiversity, Waterways and Wetlands
The site is mapped under the Biodiversity,
Waterways and Wetlands overlay. The
Ecological Assessment Report prepared by
Green Tape Solutions confirms an assessment
of the Biodiversity, Waterway and Wetlands
Overlay Code is not required as the proposal
does not require the removal of vegetation,
and the proposal is located outside of mapped
riparian buffer areas. Extensive rehabilitation
works are also proposed throughout the site as
per the Greentape Rehabilitation Plan.
Bushfire Hazard
Please find attached Bushfire Hazard
Assessment has been prepared by QLD
Bushfire Planning. The proposal results in a
BAL rating of 19.
Flood Hazard
In accordance with Table 5.10.1, the proposal
is not required to be assessed against the
Flood Hazard overlay code as the proposal is
for a Dwelling House. The proposal is located
outside of mapped areas.
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Landslide Hazard and Steep Land
In accordance with Table 5.10.1, the proposal
is not required to be assessed against the
Lands Hazard and Steep Land overlay code as
the proposal is for a Dwelling House.
Nonetheless, a Geotechnical Investigation has
been prepared by Arcos Group and is attached.
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6.0 SUPPORTING INFORMATION
The following section provides a summary of the supporting information relating to the proposed
development:
Plans for Approval
Plan No. Rev. Plan Title Date
2203 01 DA01 Location and Site Plan, prepared by Skale Building Design 03/05/22
2203 02 DA01 Floor Plan - Basement, prepared by Skale Building Design 03/05/22
2203 03 DA01 Floor Plan - Ground Floor, prepared by Skale Building Design 03/05/22
2203 04 DA01 Roof Plan, prepared by Skale Building Design 03/05/22
2203 05 DA01 Studio: Floor Plan - Ground Floor and Roof Plan, prepared by 03/05/22
Skale Building Design
2203 06 DA01 Eastern and Western Elevation, prepared by Skale Building 03/05/22
Design
2203 07 DA01 Northern and Southern Elevation, prepared by Skale Building 03/05/22
Design
2203 08 DA01 Studio Elevations, prepared by Skale Building Design 03/05/22
2203 09 DA01 Sections, prepared by Skale Building Design 03/05/22
2203 10 DA01 GFA and Site Cover, prepared by Skale Building Design 03/05/22
- - Bushfire Hazard Assessment, prepared by Bushfire QLD May 2022
Planning
PR22098_EA A Ecological Assessment Report, prepared by Green Tape 06/05/2022
Solutions
21-1559 - Effluent Disposal Report, prepared by Global Testing 21/03/2022
220329 A Report on Geotechnical Investigation, prepared by Arcos 31/05/2022
Group
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7.0 CONCLUSION
This Town Planning Assessment Report has been prepared on behalf of David Hill and Sonja Heron to
support a Development Application for Material Change of Use for a Dwelling House in respect of land
at 36 Riverpark Drive, Ringtail Creek, and legally described as Lot 2 on SP265110.
The site is included under the Noosa Plan 2020 within the Rural zone. Within this zone and local plan
area, the proposed development are consistent land uses, and are subject to a code assessable
application.
The proposal is considered consistent with relevant State planning provisions and demonstrates
compliance with the applicable local planning provisions. Any planning scheme non-compliances have
been satisfactorily discussed and justified in the Planning Assessment section of this report via
suitable alternate solutions in accordance with the higher order Performance Outcomes of the relevant
codes.
Approval of the proposed development is warranted subject to relevant and reasonable conditions.
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