2019-03-12 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                   12 MARCH 2019


Bushfire
The site is mapped as High Potential Bushfire Intensity in the Noosa Plan. The applicant has
previously provided a Bushfire report with the previous approved layout. The current proposed
layout does not materially impact on the bushfire setbacks required and can be conditioned to
comply with the previously approved bushfire provisions.
Water Quality
The applicant proposes to replace a bio-retention basin with an underground proprietary device.
This has been reviewed by Council’s Environment Officer who advises:
     The changes application has resulted in the retention of 7 Glossy Black Cockatoo feed
     trees. These trees are able to be retained via replacement of the already approved bio
     retention basin in the northern portion of the site with treatment of that stormwater via an
     underground proprietary product. Proprietary stormwater quality improvement products are
     relatively new to the markets and are still being established to determine whether the inputs
     to the MUSIC modelling which determines pollution reduction targets are accurate. The
     applicant provided documentation that demonstrates the pollution reduction efficiencies of
     the proposed proprietary product. The product has only been tested on a site that is ¼ the
     size of this one, and also under rainfall conditions different to those Noosa receives. Given
     that the installation of the proprietary product has potential to retain Glossy Black Cockatoo
     feed trees, which are not otherwise protected by any legislation, it is considered acceptable
     to consider the proprietary product in a trial scenario. This means that strict monitoring
     conditions need to be applied to ensure that the water quality pollution reduction targets are
     met and are equivalent or better than what the already approved bio retention basin would
     have provided.
The applicant has proposed the use of a propriety storm water devices (cartridge and detention
tanks) to reduce the extent of the stormwater quality device footprint impacting of Glossy Black
Cockatoo food trees in the north eastern corner of Lot 6. The performance of these devices
within Noosa to meet the required pollution reduction targets has not yet been
demonstrated. The risk associated with conditional acceptance of the use of the propriety device
is relatively low considering the contribution of the Lot 6 to the catchment when compared to the
overall developed contributing catchment and the retention of the food trees.
Acceptance of the proprietary device requires amendment to conditions 64 and 65 and a new
condition to ensure the water quality outcomes from the proprietary products are adequately
proven and maintained in a Noosa rainfall context on a development of this scale. The new
condition details the testing regime required for the proprietary device and also requires the
replacement of the device with a bio-retention basin should reduction targets not be met.
Roadworks
A condition of the existing approval requires the construction of an eastern extension of
Grasstree Court. Concurrent to the assessment of this change application the applicant has also
lodged an application for Operational Works. Included within the plans for the Operational Works
application are plans for the roadworks associated with the construction of the eastern extension
to Grasstree Court. Assessment of these plans has identified that the intersection should be a full
intersection as opposed to a ‘left-in’ only intersection. Accordingly it is recommended that the
relevant condition be amended to include reference to these plans.
Draft Noosa Plan
The draft Noosa Plan is currently being publically notified and it is noted that the proposed zoning
is Community Facilities Zone (Type 3 – Residential Care Facility). The related Code prescribes
that the subject site is developed and retained as an integrated residential care and retirement
facilities. Assessment of a new application under the Draft Noosa Plan on the site would be code
assessable which is consistent with the level of assessment within the current scheme.



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