MCU180015 - Submission - Narelle Kearney · MCU18/0015

         (b) compatible relationships between land uses;
         (d) acceptable impacts on watercourses, drainage lines, wetlands and other environmentally sensitive
              areas;
         (g) lots that avoid significant adverse effects on the natural environment and landscape and minimise the
              risk of hazards for people and property;
Comments: the proposed development includes urban residential land uses within the Open Space
Conservation zone which is clearly not a compatible land use outcome as a result of irreversible impacts on this
environmentally sensitive area. All residential uses are inconsistent in this zone. This impacts not only on the
natural environment but also increases the risk of landslide hazard on to people and property,


     3. The proposed development creates unreasonable risks to people and property
The Noosa Plan Natural Hazards overlay mapping shows most of the site within the landslide hazard area. The
extent of this overlay mapping is also consistent with the application of the Open Space Conservation zone over
the site acknowledging this zone reflects the inability to reasonably develop development due conservation and
natural hazard constraints. Council's online topographic mapping shows that parts of the site within the landslide
hazard area includes slopes upwards of 46% with very steep falls from west to east. Best practice confirms that
development should only be located on slopes no greater than 25% as is confirmed in S17,1 of the Noosa
Heads Locality code.

The proposed development seeks to construct and establish 12 multiple dwelling units on this highly constrained
part of the site. This represents a serious risk to people and property given the site is part of a large
conglomeration of sand dunes where slope stability is threatened through inappropriate development and
associated works. The removal of large tracts of mature vegetation and the permanent alteration of the site's
geomorphology through excessive earthworks to support development footprints, will ultimately create a major
geotechnical and slope stability risk to surrounding buildings particularly to the high side of the ridgeline to the
west.

The extent of earthworks (excavation) that is proposed to support the multiple dwelling component on this
extremely steep land represents a engineering solution that only seeks to manufacture a poor man made
outcome to attempt to overcome the physical constraints associated with the site. This will only create adverse
environmental impacts through land clearing, permanent geomorphological disturbance and ultimately and
increase in landslide hazard risk. This is essentially a poor planning outcome. The extent of landslide hazard
on the western portion of the site is potentially severe and the proposed development has the ability to cause
serious impacts to people and property on neighbouring land parcels to the west.

Part 9 Noose Heads locality

   9.7.2 The overall outcomes sought for the Noose Heads Locality are the following—
         (h) New uses and works are located, designed and managed ro—
             il maintain the safety of people and works;
Comments: the proposed development represents a significant risk to people and property given the multiple
dwellings proposed on land with slopes of upwards of 46%. This is significantly greater than the maximum
sloping development sites of 25% which is reflected in 817.1 of the Noosa Heads Locality code. In order to
accommodate some form of development on this highly constrained part of the site, an engineering solution
based on extensive excavation is proposed. Given the site is part of a coastal sand dune system, the proposed
excessive earthworks will undermine slope stability and ultimately the safety of people and structural integrity
of buildings within and adjoining the site.




Page 7